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Home My WebLink AboutItem 1 - ARCH-3530-2016 (3249 Broad Street) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Design review of a new three-story mixed use project consisting of an approximately 12,457-square foot boutique hotel (including six suites, one caretaker’s unit, and roof decks), ten live/work units totaling approximately 21,430 square feet including roof decks, onsite parking, associated tree removals, and roof-top solar panels, with a Categorical Exemption from environmental review (Class 32, in-fill development projects). The project includes demolition of the existing non- historic building. PROJECT ADDRESS: 3249 Broad Street BY: Shawna Scott, Associate Planner Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: ARCH-3530-2016 FROM: Doug Davidson, Deputy DirectorDD RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Levi Seligman Representative Corey Goodwin, Goodwin Design Submittal Date August 3, 2016 Complete Date June 7, 2017 Zoning C‐R‐SF (Retail Commercial, South Broad Street Area Plan) General Plan General Retail, Special Focus Area Site Area 0.85 acre Environmental Status Categorical Exemption from environmental review (Class 32 In‐Fill Development Projects) SUMMARY The applicant is proposing to demolish the existing non-historic building and construct a new three- story mixed use project consisting of two buildings, and including a 6-unit boutique hotel and one caretaker’s unit, and ten live/work units, with a central onsite 29-space parking lot and 16 bicycle parking spaces. The applicant’s request includes the removal of six palm trees, one pine tree, and one pepper tree from the site. Two sycamore trees located offsite to the immediate south would also be removed to accommodate proposed grading and trenching for utilities and a retaining wall. The City Meeting Date: August 21, 2017 Item Number: 1 ARC1-1 ARCH-3530-2016 (3249 Broad) Page 2 Arborist has approved all requested tree removals, and the neighboring property owner to the south has also approved removal of the offsite trees, with replacement to be provided by the applicant. The project site is zoned Retail Commercial and is located within the South Broad Street Area Plan. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area Plan, Community Design Guidelines (CDG) and applicable City policies and standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting 2.2 Project Description The proposed project consists of a new three-story mixed use project consisting of two buildings, with the following:  12,457-square foot boutique hotel including six suites (494 to 513 square feet each), one 2,960-square foot caretaker’s unit, and roof decks on each building (2,228 square feet);  Additional features including a lobby, gym, reception area, basement, laundry facilities, roof deck restrooms, and roof-top solar panels;  Ten live/work units (1,854 square feet each) with roof decks (289 square feet each);  29 onsite parking spaces, including compact spaces;  Two motorcycle spaces, and 16 bicycle spaces (12 short-term, 4 long-term);  Removal of eight trees from the site (approved by the City Arborist) and two off-site trees (approved by the City Arborist and neighboring property owner);  A landscape plan that includes new street trees, parking lot shade trees, planter boxes and landscaping along the street frontage, and preservation of the existing tree canopy along the creek corridor in the western portion of the property; and,  Demolition and removal of the existing non-historic building and accessory structure. The project design includes various materials including three types of brick veneer (red, tan, dark brown in color), hard-troweled cement plaster (grey/blues, tans with brown and green hues), composite double-hung windows, painted steel walkway railings, accent moulding, and canvas awnings in primary colors including red, green, blue, and orange (refer to Figure 1 below and Attachment 3, Project Plans, Sheets A-10 through A-15). Zoning C‐R‐SF (Commercial Retail, Special Focus) Site Size 0.85 acre Present Use & Development Heiland auto sales Topography Gently to moderately sloping Access Broad Street Surrounding Use/Zoning North: Mixed‐use (commercial and residential) / C‐R‐SF South: Residential / R‐2‐S East: Broad Street, shopping center / C‐C‐S West: Residential / R‐2‐S ARC1-2 ARCH-3530-2016 (3249 Broad) Page 3 Figure 1. Broad Street Collection Project, Birdseye View to the Northwest 2.3 Project Statistics Notes: 1. Applicant’s project plans dated May 5, 2017 2. Zoning Regulations dated March 2015 and South Broad Street Area Plan dated December 2014 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and applicable design standards of the South Broad Street Area Plan and Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 3.1 Site Plan and Height: The CDGs state that the site design should fit the site and consider the context of the surrounding area.1 The South Broad Street Area Plan established a hybrid approach of form-based codes and traditional zoning to ensure development is consistent with the community’s identified goals for form, character, and quality. The Area Plan notes that the 1 CDG Chapter 2 – General Design Principles, 2.1 Site Design: Review existing development near the site and consider how the project can be designed to fit in with the best examples of appropriate site design and architecture in the vicinity of the site. Item Proposed 1 Standard 2 Setback Front (Street) Yard 5 feet 0 (min) – 5 (max) feet Other Yard 5 feet 0 (min) to 10 (max) feet Max. Height 38.5 feet (max) 25 (min) to 40 (max) feet Max. Building Coverage 100% 77% Parking Spaces Vehicle 29 27 Bicycle (long-term) 4 2 Bicycle (short-term) 12 2 ARC1-3 ARCH-3530-2016 (3249 Broad) Page 4 C-R zone is especially suited for mixed use and live/work projects, and is intended to support a wide range of uses in two and three-story buildings. Staff Analysis: The site plan shows a five-foot side setback and two structures along the northern and southern property boundaries with a central driveway and parking area. The project complies with the maximum five-foot structural setback and zero build-to line along the street frontage; this street yard would accommodate pedestrian access, stairs, railings, and landscaped planters. The rear portion of the site would remain undeveloped. The project design observes the 20-foot creek setback and would retain the mature tree canopy present along the creek corridor. The project places the commercial use (boutique hotel) at the street frontage (Corridor), and the live/work units interior to the site. The project incorporates roof decks for both the hotel and live/work uses to create additional outdoor space. The site provides sufficient access and internal circulation for all proposed uses, and due to the narrow underlying parcel, incorporates compact parking spaces to allow for additional parking; all spaces would be tucked behind the buildings fronting Broad Street (refer to Attachment 3, Sheet A-0). South Broad Street Area Plan form-based codes state that the maximum building height of a mixed-use building is 40 feet; the project would reach a maximum height of 38.5 feet above average natural grade. The plan incorporates roof-top solar, which would not exceed 50 feet in height. Consistent with the form-based code, the interior heights of each floor range from 12 feet (ground floor) to 8.5 feet (second and third floors) (refer to Attachment 3, Sheet A-9). 3.2 Building Design: The Area Plan design guidelines require that Mixed-Use and Live/Work buildings be designed to reflect either the Railroad Commercial or the Broad Street Village Contemporary architectural styles. The Broad Street Village Contemporary Style pays homage to the past with a blend of traditional and contemporary architectural forms, materials, and influences to create an urban village character. The CDGs for commercial projects prioritize neighborhood compatibility, and note the importance of incorporating compatible elements present in the existing built environment into the design of new projects.2 Staff Analysis: The proposed building design is contemporary in character, consistent with the Broad Street Village Contemporary style. The form and materials are simple and utilitarian and incorporate sustainable and durable features including brick, cement plaster, roof-top solar, roof decks, and extensive use of glass windows.3 Architectural treatments are consistently applied on all elevations. Cut-outs and recessed doorways are shown on the street-facing elevations, and the roof decks on the third floor provide both vertical and horizontal articulation. Relief provided on the building walls include double-hung windows, doors on the ground floor and leading to the roof decks, variations in brick and cement plaster, accent moulding, and colorful awnings. The roof planes are flat, simple, and consistent throughout the development. Landscaping would be installed in front of the building stem wall along the southern boundary (refer to Attachment 3, Sheet L-1). The proposed refuse and recycling containers are in the rear of the property, and are screened from view within an enclosure. 2 Community Design Guidelines, Chapter 3 – Commercial and Industrial Project Design. 3 South Broad Street Area Plan, Chapter 5.0 Design Guidelines, Section 5.4 Specific Guidelines: Simple configurations and solid craftsmanship are favored over complexity and ostentation in building form. ARC1-4 ARCH-3530-2016 (3249 Broad) Page 5 The Area Plan states that live/work units should be arrayed in groups of at least three side by side along the primary frontage; while the mixed-use project places the hotel units along Broad Street, the interior live/work units are located side by side, six along the northern property boundary and four along the southern property boundary, each with its own defined entry. Although the hotel lobby entrance is not a prominent feature, and faces the interior driveway, it is distinguished by ground-floor awnings with signage above.4 This entrance is also located adjacent to proposed accessible parking spaces. Additional recessed doorways are located along the Broad Street frontage, with awnings above the entrances and windows. Due to the slope of Broad Street, planter boxes constructed with brick and concrete plaster are proposed adjacent to the sidewalk and steps leading to the street-facing doorways. The existing built environment along Broad Street includes established residential complexes to the south and west, mixed use development to the north, and commercial centers at the Broad Street and Orcutt Road intersection. While the buildings to the immediate north present curved rooflines and metal features, the overall design of the Broad Street Collection project incorporates elements of compatibility in its simple and contemporary design, and incorporation of concrete plaster and solid colors. To address potential privacy issues between proximate uses, the applicant proposes to use a special type of window glass that would allow for sunlight and views straight out the window, but would create a blurred view when looking down towards neighboring patios and deck areas (samples will be provided at the hearing). 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on a developed property and is served by required utilities and public services. The project has been reviewed by the City Public Works Department and no significant traffic impacts were identified, based on the size and location of the project. 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 South Broad Street Area Plan and Community Design Guidelines. This alternative is not recommended, because the project is consistent with applicable regulations and standards, and further architectural review could be accommodated in the review process. 6.2 Continue the project to a date uncertain, with specific directional items provided. 4 Signage will be reviewed through a separate sign permit process. ARC1-5 ARCH-3530-2016 (3249 Broad) Page 6 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans Included in Commission member portfolio: Project plans Available at ARC hearing: Color and materials board ARC1-6 R ______ RESOLUTION NO. __________ (2017 SERIES) A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW THREE-STORY MIXED-USE PROJECT THAT INCLUDES A BOUTIQUE HOTEL, LIVE/WORK UNITS, ONSITE PARKING, AND ASSOCIATED TREE REMOVALS, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 21, 2017 3249 BROAD STREET (ARCH-3530-2016) 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 August 21, 2017, pursuant to a proceeding instituted under ARCH-3530- 2016, Levi Seligman, applicant, and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; 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 approval to application ARCH-3530-2016, based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the site and the surrounding neighborhood. 2. The proposed project is consistent with the General Plan for this location since the project proposes to construct a mixed use building that includes commercial and live/work uses that can be utilized for such uses envisioned by the Commercial Retail District within the Special Focus Overlay zone for the South Broad Street Area Plan. 3. The proposed project is consistent with Land Use Element policy 3.8.5 (Mixed Uses), because the project provides a mix of uses within a commercial district that is appropriate and compatible with the existing neighborhood in close proximity to major transportation corridors and transit opportunities. 4. The design of the project is consistent with the development standards of the South Broad Street Area Plan and has been designed in accordance with the Broad Street Village ATTACHMENT 1 ARC1-7 Resolution No. ______________ (2017 Series) Page 2 Contemporary style which is an appropriate architectural style for Mixed Use and Live-Work building types. 5. The project design maintains consistency with the City’s Community Design Guidelines by providing architectural interest and an attractive style which complements the character and scale of the existing neighborhood. 6. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the redevelopment of the project site consistent with policies and standards applicable to development within a General Retail area, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 2. Action. The Architectural Review Commission hereby grants approval to application ARCH-4000-2016, with incorporation of the following conditions and code compliance notes: Conditions Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Planning 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. The Architectural Review Commission’s approval of this project will expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. Final project design and construction drawings submitted for a building permit 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 lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of ATTACHMENT 1 ARC1-8 Resolution No. ______________ (2017 Series) Page 3 approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 5. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Upper story (second and third floor) windows facing adjacent properties to the north and south shall incorporate “Lumisty” glass or similar to enhance privacy between the on and off-site uses. 6. The locations of all exterior lighting, including lighting on the structure, 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 ensure 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. 7. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of 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 provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 8. 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. 9. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the backflow 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 ATTACHMENT 1 ARC1-9 Resolution No. ______________ (2017 Series) Page 4 equipment shall be subject to review and approval by the Utilities and Community Development Directors. 10. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Monterey Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials. 11. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings. 12. The roof-top solar panels shall be non-reflective by design or shall incorporate a non- reflective coating. 13. The picnic tables located in the rear of the property shall be constructed on a pervious surface, such as geo-block or similar material. Engineering Division – Public Works/Community Development 14. The building plan submittal shall show all existing and proposed public and private easements for reference. 15. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. The City supports the proposed tree planters at the head of the compact spaces. Tree species and planting requirements to be approved by the City Arborist and Community Development Director. 16. 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. 17. A future subdivision may require the installation of a city standard streetlight at the north property corner along Broad Street. It may be prudent to include the analysis and infrastructure for a new streetlight in the building plan submittal. 18. The building plan submittal shall show the fire service double check assembly outside the right-of-way unless an encroachment agreement is specifically approved. The fire department ATTACHMENT 1 ARC1-10 Resolution No. ______________ (2017 Series) Page 5 connection may project into the right-of-way up to 4 inches. The double check assembly could be located in the fire riser room. 19. The building plan submittal shall show the existing overhead wire utilities along the southern property line to be underground to the satisfaction of PG&E and the City. Existing and proposed service drops and feeds to existing structures shall be shown and noted on the final plans. A new service drop from Rockview may be required to re-feed 3260 Rockview. The preliminary and final PG&E handout package shall be reviewed and approved by the engineer of record and the City. 20. The building plan submittal shall include a complete grading, drainage, and erosion control plan. The grading and drainage plan shall show all structures located within 15’ of the property lines. The plan shall consider offsite historic 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 stormwater runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining properties unless the drainage is conveyed within a recorded easement or existing waterway. 21. The erosion control plan shall clearly show the limits of disturbance and protection along the creek corridor. The applicant or contractor shall schedule a pre-construction meeting with the building inspector, natural resources manager, and city arborist prior to the start of demolition, grading, or construction. 22. Work adjacent to or within a channel or creek may require the approvals of California Department of Fish and Wildlife (CDFW), The Army Corp of Engineer’s, and/or the Regional Water Quality Control Board. A copy of any required permits or a written permit waiver or exemption for the same shall be provided to the City prior to demolition, grading, and/or building permit issuance. 23. The building plan submittal shall clarify all existing and proposed utility improvements within the creek corridor including but not limited to sewer, storm drain, and gas service piping. The plan shall include any utility abandonments. The proposed rock spillways/outlet protection shall be located outside the creek corridor and designed to induce sheet flow to the satisfaction of the City and higher regulatory agencies. 24. The building plan submittal shall show and note the existing creek to be cleaned up of all debris and any invasive species to the satisfaction of the Natural Resources Manager. 25. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the City’s Website. 26. An operations and maintenance manual will be required for the post-construction stormwater improvements. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. ATTACHMENT 1 ARC1-11 Resolution No. ______________ (2017 Series) Page 6 27. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. 28. The building plan submittal shall show all existing and proposed street trees. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve tree species and planting requirements. 29. The City Arborist supports the proposed tree removals as shown on the Landscape Removal Plan with the compensatory tree plantings shown on the Conceptual Landscape Plan. 30. The existing sycamore street trees shall remain and be protected unless determined unfeasible by the City Arborist, Public Works Director, and Community Development Director. The applicant shall do exploratory digging and detailed reconnaissance to evaluate the potential impacts to the trees prior to building permit issuance. The City Arborist will support the removal of the sycamore street trees with compensatory tree plantings if it is not feasible to save the trees after extensive research is done. A report from a certified arborist may be required to support tree preservation and/or removal. 31. The City Arborist supports the removal of the neighboring sycamore trees at 3281 Broad with the property owner’s approval. If the trees are removed, then compensatory trees shall be required to the satisfaction of the City Arborist and neighboring property owner. If the neighboring sycamore trees are to remain, then a certified arborist report and detailed construction drawings shall be required for the proposed tree protection measures. Specific retaining wall design to bridge tree roots should be expected. 32. Tree protection measures shall be implemented to the satisfaction of the City Arborist for all existing trees to remain. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Housing Division – Community Development Department 33. To satisfy the City’s Inclusionary Housing Requirement prior to building permit issuance, applicant shall either pay Affordable Housing In-Lieu Fees equal to 5% of building valuation, or enter into an Affordable Housing Agreement per City form to dedicate affordable housing unit(s) consistent with Table 2 of the General Plan Housing Element. ATTACHMENT 1 ARC1-12 Resolution No. ______________ (2017 Series) Page 7 Utilities Department 34. The sewer service connection to the City’s wastewater system shall be made along Broad Street. The existing sewer main shall be extended north along Broad Street up to the northeast corner of the property (200-ft north of manhole L14-4). All sewer services shall be kept out side of the existing creek. 35. An 8” recycled water main shall be provided along the frontage improvements for future use. 36. Water service meter(s) shall be adequately sized to serve the project’s proposed units, and residential or caretaker units shall be separately metered from the commercial units. 37. The project is within the recycled water service area, and shall include a “purple pipe” irrigation system, and backflow preventer consistent with the Engineering Design Standards, in a way that a transition from potable water to recycled water can be made in the future. 38. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 39. A separate water meter shall be provided for each lot per Chapter 16.20.020.E of the City’s Municipal Code. 40. The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project. The development of the plan shall be coordinated with San Luis Garbage Company. The plan must be submitted for approval by the City's Utilities Services Manager and the Community Development Director. 41. The proposed utility infrastructure shall comply with the engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. Fire Department 42. Height and area increases may only be used if a full NFPA 13 fire sprinkler system is installed. 43. Only height OR area increases may be taken for an R1 occupancy in California, but not both. 44. The occupied roof deck for the hotel would most likely be classified as an A3 occupancy. Please account in your construction type, height and area analysis. 45. Provide an interior fire sprinkler riser room with exterior door access for each building. 46. Show locations of fire sprinkler backflow device and Fire Department Connections for each fire system. ATTACHMENT 1 ARC1-13 Resolution No. ______________ (2017 Series) Page 8 Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2017. ____________________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC1-14 R-2-S C-C-S R-2-PD C-S-PD C-S C-R-SF C-SC-R-SF R-2-S MR-3-PDC-S-PD B R O A D ORCUTT VICINITY MAP ARCH-3530-2016 3249 Broad Street ¯ ATTACHMENT 2 ARC1-15 M A Y 5 , 2 0 1 7 BR O A D S T R E E T C O L L E C T I O N ATTACHMENT 3 ARC1-16 VI C I N I T Y M A P PR O J E C T D I R E C T O R Y 17,476 S.F.14,503 S.F.BUILDING OCCUPANCY:CONSTRUCTION TYPE:SPRINKLERED:MAX. BUILDING ALLOWANCES:(PER C.B.C. TABLE 503)PROPOSED BUILDING AREAS:TOTAL NORTH STRUCTURE AREA PROPOSED BUILDING AREAS:TOTAL SOUTH STRUCTURE AREA * WITH ALLOWABLE HEIGHT AND AREA INCREASES FOR SPRINKLERED BUILDINGS PER C.B.C SECTIONS 504.2, 506.3.R-1 & R-2 V-A NFPA13R & NFPA13 70'-0" */ FOUR STORIES*24,000 S.F. PER FLOOR*4,426 S.F. (R-1)13,050 S.F. (R-2)5,803 S.F. (R-1)8,700 S.F. (R-2) LI V E / W O R K U N I T S ( 1 0 A T 1 . 5 ) : LIVE/WORK 1,854 S.F.289 S.F.5,880 S.F.4.86 UNITS 1.50 UNITS 100.00%14.33%40'-0"26'-0" LIVE/WORK 1,854 S.F.289 S.F.1,838 S.F.1.52 UNITS 1.50 UNITS 100.00%45.87%40'-0"26'-6" TO 28'-6" HOTEL 4,426 S.F.1,071 S.F.7,244 S.F.5.99 UNITS 5.46 UNITS 100.00%54.33%40'-0"32'-6"LOT 7 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: LIVE/WORK 1,854 S.F.289 S.F.9,360 S.F.7.74 UNITS 1.50 UNITS 100.00%9.01%40'-0"33'-0" LIVE/WORK 1,854 S.F.289 S.F.1,838 S.F.1.52 UNITS 1.50 UNITS 100.00%45.87%40'-0"33'-0" TO 34'-0"LOTS 2-6 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT:LOT 1 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT:LOTS 8-10 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT:LOT 11 (NORTH BUILDING) PROPOSED USE: PROPOSED (GROSS) HOTEL AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: PR O J E C T D E S C R I P T I O N : CR E A T I O N O F A M I X E D - U S E DEVELOPMENT. THE CO M M E R C I A L A S P E C T W I L L CO N S I S T O F A B O U T I Q U E H O T E L WH I C H I N C L U D E S ( 6 ) L U X U R Y SU I T E S , ( 1 ) C A R E T A K E R / OW N E R ' S S U I T E , L O B B Y A N D HO T E L G Y M . T H E R E S I D E N T I A L PO R T I O N I N C L U D E S ( 1 0 ) LI V E - W O R K C O N D O M I N I U M S . PR O J E C T A D D R E S S : 3249 BROAD STREET SA N L U I S O B I S P O , C A 9 3 4 0 1 TA X P A R C E L N U M B E R : 004-601-023 CI T Y Z O N I N G : C- R - S F ( R E T A I L - C O M M E R C I A L ) OV E R L A Y D I S T R I C T : SO U T H B R O A D S T R E E T A R E A P L A N NE T L O T A R E A : 27 , 5 1 4 S Q . F T . ( 0 . 6 3 A C R E ) RE Q U I R E D Y A R D S E T B A C K S : RE Q U I R E D F R O N T S E T B A C K : PR O P O S E D F R O N T S E T B A C K : RE Q U I R E D S I D E S E T B A C K : PR O P O S E D S I D E S E T B A C K : RE Q U I R E D R E A R S E T B A C K : PR O P O S E D R E A R S E T B A C K : 0'-0" (MIN) / 5'-0" (MAX)5'-0" PR O P O S E D U S E : MI X E D - U S E ( H O T E L & R E S I D E N T I A L ) MA X I M U M D E N S I T Y A L L O W E D : (3 6 . 0 U N I T S P E R A C R E ) DE N S I T Y P R O P O S E D 15.00 DENSITY UNITS TH R E E - B E D R O O M S U I T E ( 1 A T 1 . 5 ) : 1.5 DENSITY UNITS TO T A L : 20.46 DENSITY UNITS GR O S S L O T A R E A : 37 , 0 2 6 S Q . F T . ( 0 . 8 5 A C R E ) BI C Y C L E P A R K I N G R E Q U I R E D : SH O R T T E R M B I C Y C L E P A R K I N G R E Q U I R E D : SH O R T T E R M B I C Y C L E P A R K I N G P R O V I D E D : 2 SPACES 12 SPACES MO T O R C Y C L E P A R K I N G : MO T O R C Y C L E P A R K I N G R E Q U I R E D : MO T O R C Y C L E P A R K I N G P R O V I D E D : 1 SPACE 2 SPACE PA R K I N G C A L C U L A T I O N S : HO T E L S U I T E S (6 A T 1 . 0 S P A C E P E R U N I T ) : 6 . 0 0 S P A C E S CA R E T A K E R / O W N E R ' S S U I T E (1 A T 1 . 0 S P A C E P E R U N I T ) : 1 . 0 0 S P A C E TO T A L P A R K I N G R E Q U I R E D : 2 7 S P A C E S MA X I M U M L O T C O V E R A G E : 100% MA X I M U M H E I G H T : 40'-0" ON E - B E D R O O M S U I T E ( 6 A T 0 . 6 6 ) : 3.96 DENSITY UNITS LI V E - W O R K U N I T S (1 0 A T 2 . 0 S P A C E S P E R U N I T ) : 2 0 . 0 0 S P A C E S 22.74 DENSITY UNITS (3 6 . 0 U N I T S P E R A C R E ) 0' - 0 " ( M I N ) / 1 0 ' - 0 " ( M A X ) 5'-0"30'-0" (MIN)53'-3" HOTEL 5,803 S.F.1,157 S.F.7,244 S.F.5.99 UNITS 5.46 UNITS 100.00%54.33%40'-0"38'-6"LOT 11 (SOUTH BUILDING) PROPOSED USE: PROPOSED (GROSS) HOTEL AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: TO T A L P A R K I N G P R O V I D E D : 29 SPACES LO N G T E R M B I C Y C L E P A R K I N G R E Q U I R E D : LO N G T E R M B I C Y C L E P A R K I N G P R O V I D E D : 2 SPACES 4 SPACES TO T A L B I C Y C L E P A R K I N G R E Q U I R E D : TO T A L B I C Y C L E P A R K I N G P R O V I D E D : 4 SPACES 16 SPACES SO L A R P A N E L S AS P A R T O F T H I S A R C H I T E C T U R A L R E V I E W C O M M I T T E E PR O C E S S , W E A R E R E Q U E S T I N G R E V I E W O F T H E PR O P O S E D F U T U R E S O L A R P A N E L L O C A T I O N S . T H E IN I T I A L B U I L D O U T W I L L N O T I N C L U D E I N S T A L L A T I O N O F SO L A R P A N E L S O N T H E L I V E - W O R K U N I T S , H O W E V E R , WE W O U L D L I K E T O H A V E T H E M C O N C E P T U A L L Y RE V I E W E D A N D A P P R O V E D S O E A C H P O T E N T I A L SU C C E S S I V E O W N E R C A N I N S T A L L T H E M A T A L A T E R DA T E W I T H O U T N E E D I N G A D D I T I O N A L M I N O R O R IN C I D E N T A L A R C H I T E C T U R A L R E V I E W F O R E A C H IN S T A N C E . (* 1 5 % O F R E Q U I R E D P A R K I N G A R E C O M P A C T S P A C E S ) PR O J E C T S T A T I S T I C S SH E E T I N D E X 32 4 9 B r o a d S t r e e t - S a n L u i s O b i s p o , C A 9 3 4 0 1 T- 1 TI T L E S H E E T TM SU R V E Y A- 0 PR O P O S E D S I T E P L A N A- 1 NO R T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' A ' A- 2 NO R T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' B ' A- 5 NE U N I T - F I R S T & S E C O N D F L O O R P L A N S A- 6 NE U N I T - T H I R D F L O O R P L A N A- 7 SE U N I T - B A S E M E N T A N D F I R S T F L O O R P L A N S A- 8 SE U N I T - S E C O N D A N D T H I R D F L O O R P L A N S T- 2 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 3 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 4 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 5 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 6 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 7 PR O J E C T S C H E M A T I C P E R S P E C T I V E S A- 9 SC H E M A T I C S E C T I O N S A- 1 0 SC H E M A T I C E L E V A T I O N S A- 1 1 SC H E M A T I C E L E V A T I O N S A- 1 2 SC H E M A T I C S I T E S E C T I O N S A- 1 3 SC H E M A T I C S I T E S E C T I O N S T- 8 PR O J E C T S C H E M A T I C P E R S P E C T I V E S A- 1 4 SC H E M A T I C S I G N A G E P L A N A- 1 5 SC H E M A T I C M A T E R I A L S B O A R D L- 1 CO N C E P T U A L L A N D S C A P E P L A N C- 1 PR E L I M I N A R Y G R A D I N G P L A N C- 2 PR E L I M I N A R Y U T I L I T Y P L A N C- 3 TE N T A T I V E T R A C T M A P T- 9 PR O J E C T S C H E M A T I C P E R S P E C T I V E S A- 3 A- 4 T- 1 0 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 1 1 PR O J E C T S C H E M A T I C P E R S P E C T I V E S SO U T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' A ' SO U T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' B ' A- 1 6 CO N T E X T P L A N A- 1 7 CO N T E X T E L E V A T I O N A- 1 8 LA N D S C A P E R E M O V A L P L A N OW N E R S : LE V A I L E Y , L L C AR C H I T E C T : GO O D W I N D E S I G N A R C H I T E C T S CO R E Y G O O D W I N , L I C # C 3 2 5 4 7 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 3 - 0 6 0 6 SU R V E Y O R : MB S L A N D S U R V E Y O R S MI C H A E L B . S T A N T O N , L I C . # 5 7 0 2 ST R E E T 3 5 6 3 S U E L D O S T E E T , S U I T E Q SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 9 4 - 1 9 6 0 CI V I L E N G I N E E R : AB O V E G R A D E E N G I N E E R I N G , I N C . SC O T T S T O K E S , P . E . L I C . # C 5 8 2 5 6 13 0 4 B R O A D S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 0 - 5 1 1 5 x 3 0 2 14 0 5 G A R D E N S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 14 3 5 B R O A D S T R E E T c/ o L E V I S E L I G M A N & M E L I S S A B A I L E Y (7 6 0 ) 4 0 2 - 0 5 5 5 ST R U C T U R A L E N G I N E E R : GE O T E C H N I C A L E N G I N E E R : LA N D S C A P E A R C H I T E C T : SU M M E R S / M U R P H Y & P A R T N E R S , I N C . PA T R I C K C . M . M U R P H Y , L I C . # 1 8 8 1 34 1 9 7 P A C I F I C C O A S T H I G H W A Y , S U I T E 2 0 0 DA N A P O I N T , C A 9 2 6 2 9 (9 4 9 ) 4 4 3 - 1 4 4 8 SI M P L Y S T R O N G E N G I N E E R I N G , I N C . SE A N K E S S E L , P . E . 40 2 0 3 0 T H S T R E E T SA N D I E G O , C A 9 2 1 0 4 (8 5 8 ) 8 4 8 - 7 7 3 4 GE O S O L U T I O N S , I N C . KR A I G R . C R O Z I E R , L I C . # C 6 1 3 6 1 22 0 H I G H S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 3 - 8 5 3 9 ar c h i t e c t s T-1 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-17 SC H E M A T I C P E R S P E C T I V E - V I E W F R O M N O R T H E A S T Sc a l e : N . T . S . ar c h i t e c t s T-2 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-18 SC H E M A T I C P E R S P E C T I V E - V I E W F R O M E A S T Sc a l e : N . T . S . ar c h i t e c t s T-3 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-19 SC H E M A T I C P E R S P E C T I V E - V I E W T O W A R D S N O R T H W E S T A T E N T R A N C E Sc a l e : N . T . S . ar c h i t e c t s T-4 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-20 SC H E M A T I C P E R S P E C T I V E - V I E W T O W A R D S E N T R A N C E T O E A S T Sc a l e : N . T . S . ar c h i t e c t s T-5 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-21 SC H E M A T I C P E R S P E C T I V E - V I E W L O O K I N G S O U T E A S T T O W A R D S E N T R A N C E Sc a l e : N . T . S . ar c h i t e c t s T-6 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-22 SC H E M A T I C P E R S P E C T I V E - V I E W T O T H E N O R T H W E S T F R O M B R O A D S T R E E T Sc a l e : N . T . S . ar c h i t e c t s T-7 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-23 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E N O R T H W E S T Sc a l e : N . T . S . ar c h i t e c t s T-8 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-24 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E S O U T H W E S T Sc a l e : N . T . S . ar c h i t e c t s T-9 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-25 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E N O R T H E A S T Sc a l e : N . T . S . ar c h i t e c t s T-10 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-26 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E S O U T H E A S T Sc a l e : N . T . S . ar c h i t e c t s T-11 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-27 225230 224226227228229231232 22 0 225 21 9 22 122 2 223 224 226 227 228 2 2 0 22 1 222 2 2 1 224225226227 220 216 217 218 219 215 21 7 21 8 2 1 9 21 8 22 1 222223 21 5 21 4 2 1 6 2 1 7 2 1 8 219 0 215 216 217 218 215 220 216 217 218 219 22 1 215 216 214 213 212 21 1 225 2 2 1 22 2 223 224 22 6 227 228 22 5 230 22 3 22 4 226 227 22 8 229 23 1 232 23 0 23 1 23 2 23 3 23 4 23 5 230 225 226 227 22 8 229 225 22 1 222 223 224 219 2 1 9 2 2 0 2 2 0 22 0 21821 9 21 5 21 6 21 6 217 23 6 22 122 2525 6 22222222222222222 23322322 2192121919212 22 1 222220220220 1 2302323030 2292922922 4444 23232232222322222 242424224224224 525 5 52252222525225 2 1 7 2 1 7 2 1 2 1 6 1 6 2 1 6 2 1 6 6 6 6 6 2 1 6 2 1 6 2 1 2 1 2 2 1 6 2 1 6 2 1 1 2 1 6 2 1 6 2 1 6 1 2 1 6 2 1 6 2 1 1 1 1 1 1 21521515 21622121666 1 8 2 1 8 8 2 1 8 2 1 2 2 1 8 1 8 8 215215212 21621621 217721721 2218821821 2191921921 16616 7 1616 7 2 212 21414214 213132132 218821821212221 9 9 21 9 9 9 9 9 21 1 215215215 5 2142144214 21522121521 228 2 22 228 28 28 23 3 23 4 23 23 4 4 23 5 23 23 5 5 23 6 6 36 23 6 2 5'-0" 53 ' - 3 " 19 1 ' - 0 " 99 ' - 8 " 14 2 ' - 0 " 5 ' - 0 " 5 ' - 0 " 3 6 ' - 0 " 6 8 ' - 0 " 3 6 ' - 0 " 54'-0"5'-0"32'-0"54'-0"5'-0"5'-0" CR - S F R2 - S R2 - S 1 8. 6 ' x 18 . 6 ' 2 8. 6 ' x 18 . 6 ' 4 8. 0 ' x 16 . 0 ' (C o m p a c t ) 5 8. 6 ' x 18 . 6 ' 6 8. 6 ' x 18 . 6 ' 8 8. 0 ' x 14 . 6 ' (C o m p a c t ) 9 8. 6 ' x 18 . 6 ' 12 8. 6 ' x 14 . 6 ' (C o m p a c t ) 13 9. 0 ' x 1 8 . 6 ' (A c c e s s i b l e ) 14 9. 0 ' x 1 8 . 6 ' (A c c e s s i b l e ) 15 8. 6 ' x 18 . 6 ' 19 8. 6 ' x 18 . 6 ' 20 8. 6 ' x 18 . 6 ' 21 8. 6 ' x 18 . 6 ' 25 8. 6 ' x 18 . 6 ' 28 8. 6 ' x 18 . 6 ' 29 8. 6 ' x 18 . 6 ' Re s i d e n t i a l Tr a s h E n c l . (1 . 5 C u . Y d . ) BROAD STREETCL Pa r k i n g L o t PR O P O S E D S I T E P L A N Sc a l e : 3 / 3 2 " = 1 ' - 0 " Tr u e No r t h Creek S e t b a c k Pi c n i c Ta b l e Pi c n i c Ta b l e Sh o r t - Te r m Bi c y c l e St o r a g e DOWN UP DOWNDOWN Ty p . Ty p . A- 5 / A- 6 A- 7 / A- 8 ar c h i t e c t s A-0 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Top of Bank Co m m e r c i a l Tr a s h E n c l . (1 . 5 C u . Y d . ) Lo n g - Te r m Bi c y c l e St o r a g e Top of Bank Re s i d e n t i a l Re c . E n c l . (1 . 5 C u . Y d . ) Li v e - W o r k Bu i l d i n g 1 Li v e - W o r k Bu i l d i n g 2 Li v e - W o r k Bu i l d i n g 3 Li v e - W o r k Bu i l d i n g 4 Li v e - W o r k Bu i l d i n g 5 Li v e - W o r k Bu i l d i n g 6 C o m m e r c i a l B u i l d i n g 1 C o m m e r c i a l B u i l d i n g 2 C o m m e r c i a l B u i l d i n g 5 C o m m e r c i a l B u i l d i n g 3 C o m m e r c i a l B u i l d i n g 4 C o m m e r c i a l B u i l d i n g 6 Li v e - W o r k Bu i l d i n g 7 Li v e - W o r k Bu i l d i n g 8 Li v e - W o r k Bu i l d i n g 9 Li v e - W o r k Bu i l d i n g 1 0 A- 1 / A- 2 A- 3 / A- 4 10 8. 6 ' x 18 . 6 ' 18 8. 0 ' x 16 . 0 ' (C o m p a c t ) 3 8. 6 ' x 18 . 6 ' 7 8. 6 ' x 18 . 6 ' 11 8. 6 ' x 18 . 6 ' 16 8. 6 ' x 18 . 6 ' 17 8. 6 ' x 18 . 6 ' 22 8. 0 ' x 16 . 0 ' (C o m p a c t ) 23 8. 6 ' x 18 . 6 ' 24 8. 6 ' x 18 . 6 ' 26 8. 0 ' x 16 . 0 ' (C o m p a c t ) 27 8. 6 ' x 18 . 6 ' 1 4. 0 ' x 8 . 0 ' Mo t o r c y c l e 2 ATTACHMENT 3 ARC1-28 Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. To t a l A r e a : 1,854 sq. ft. Fi r s t F l o o r ( L i v e ) A r e a : 314 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 475 sq. ft. Ro o f ( W o r k ) A r e a : 388 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 4 % ) : 991 sq. ft. Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North Tr u e N o r t h NO R T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' A ' W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Ro o f D e c k (2 8 9 s q . f t . ) r Dr es s e r r Dr es s e r (5 5 5 (5 5 5 5 5 5 5 Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Ro o f ( W o r k ) A r e a : 388 sq. ft. ar c h i t e c t s A-1 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T St u d i o / O f f i c e (3 8 8 s q . f t . ) Dn. Re t a i l / O f f i c e (2 3 2 s q . f t . ) Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) K i t c h e n ( 1 7 4 s q . f t . ) En t r y (6 0 s q . f t . ) Cl o . Up Re f . Di n i n g R o o m (1 4 0 s q . f t . ) BB Q Re f . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . ATTACHMENT 3 ARC1-29 TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North Tr u e N o r t h NO R T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' B ' W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Ro o f D e c k (2 8 9 s q . f t . ) BB Q Re f . r Dr es s e r r Dr es s e r (5 5 5 5 5 (5 5 ar c h i t e c t s A-2 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Re t a i l / O f f i c e (2 3 2 s q . f t . ) Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) En t r y (6 6 s q . f t . ) Cl o . Up Pr i v a t e W o r k A r e a (3 1 4 s q . f t . ) Re f . Re f . Dn. K i t c h e n ( 1 0 6 s q . f t . ) Living Room (232 sq. ft.) Fi r s t F l o o r ( W o r k ) A r e a : 789 sq. ft. Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. To t a l A r e a : 1,854 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1,065 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. Di n i n g R o o m (5 0 s q . f t . ) ATTACHMENT 3 ARC1-30 TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h K i t c h e n ( 1 7 4 s q . f t . ) En t r y (6 0 s q . f t . ) W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Up Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. To t a l A r e a : 1,854 sq. ft. Fi r s t F l o o r ( L i v e ) A r e a : 314 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 475 sq. ft. Ro o f ( W o r k ) A r e a : 388 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 4 % ) : 991 sq. ft. Ro o f ( W o r k ) A r e a : 388 sq. ft. ar c h i t e c t s A-3 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Re t a i l / O f f i c e (2 3 2 s q . f t . ) Re f . Re f . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . SO U T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' A ' Dr es s e r Dr es s e r (5 5 (5 5 (5 St u d i o / O f f i c e (3 8 8 s q . f t . ) Ro o f D e c k (2 8 9 s q . f t . ) BB Q Re f . Dn. Di n i n g R o o m (1 4 0 s q . f t . ) ni n g o o o R o o o 40 sq . f t t t t t t t ).)))))))))))) t t t t t t (1 (1 (1 ((((1 (1 (1 (1 (((((in Di n i i in i i in in in i i i i i n n m om m om o om o o o om om m m m om o o o ATTACHMENT 3 ARC1-31 TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h En t r y (6 6 s q . f t . ) W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Up ar c h i t e c t s A-4 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) Re t a i l / O f f i c e (2 3 2 s q . f t . ) SO U T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' B ' Dr es s e r Dr es s e r 5 5 5 5 5 5 5 5 (5 5 5 5 Ro o f D e c k (2 8 9 s q . f t . ) BB Q Re f . Pr i v a t e W o r k A r e a (3 1 4 s q . f t . ) Cl o . Re f .. Re f . Dn. K i t c h e n ( 1 0 6 s q . f t . ) Living Room (232 sq. ft.) Fi r s t F l o o r ( W o r k ) A r e a : 789 sq. ft. Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. To t a l A r e a : 1,854 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1,065 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. Di n i n g R o o m (5 0 s q . f t . ) ATTACHMENT 3 ARC1-32 SE C O N D F L O O R P L A N ( C A R E T A K E R ' S / O W N E R ' S S U I T E ) Scale: 1/4" = 1'-0" FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " True North Tr u e N o r t h Up Dn . Up NO R T H H O T E L S U I T E S A N D A M E N I T I E S Kitchen (268 sq. ft.) Up Dn . Dining Room (219 sq. ft.)Ref.Living Room (354 sq. ft.) Ha l f Ba t h (4 1 s q . ft . ) Be d r o o m 1 (2 0 8 s q . f t . ) Bedroom 2 (185 sq. ft.)Bath 2 (6 9 s q . f t . ) Ba t h 1 (7 6 s q . f t . ) En t r y (3 8 s q . f t . ) Clo. Cl o . Ac c e s s i b l e B a t h (1 1 1 s q . f t . ) Ac c e s s i b l e Ba t h (1 0 3 s q . f t . ) Cl o . Cl o . Su i t e 1 0 1 (3 4 6 s q . f t . ) Ho t e l Lo b b y (2 7 4 s q . f t . ) Ho t e l G y m (3 2 1 s q . f t . ) Su i t e 1 0 2 (3 5 7 s q . f t . ) Re c e p t i o n Re f . Re f . TV TV Su i t e 3 0 1 En t r y (4 5 s q . f t . ) En t r y (4 5 s q . f t . ) ar c h i t e c t s A-5 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-33 Ma s t e r Be d r o o m (3 1 0 s q . f t . ) Ma s t e r Ba t h (8 3 s q . ft . ) Sh o w e r Op e n to Be l o w Ma s t e r Cl o s e t (3 8 s q . f t . ) W/ D BB Q Roof Deck (1,071 sq. ft.) Ha l f Ba t h Dn . Re f . NO R T H H O T E L S U I T E S A N D A M E N I T I E S NO R T H H O T E L S U I T E S A N D A M E N I T I E S TH I R D F L O O R P L A N ( C A R E T A K E R ' S / O W N E R ' S S U I T E ) Scale: 1/4" = 1'-0"True North ar c h i t e c t s A-6 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-34 BA S E M E N T P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Up El e v a t o r Up El e v a t o r FI R S T F L O O R P L A N Scale: 1/4" = 1'-0"True North In t e r i o r Ex i t St a i r w a y In t e r i o r Ex i t St a i r w a y La u n d r y (1 8 3 s q . f t . ) Me c h a n i c a l R o o m (B o i l e r / H V A C ) (5 4 0 s q . f t . ) El e v a t o r Eq u i p m e n t W/ D W / D W / D W / D Si n k Dn . Up SO U T H H O T E L S U I T E S A N D A M E N I T I E S Accessible Bath (111 sq. ft.)Accessible Bath (103 sq. ft.)Clo.Clo.Suite 103 (357 sq. ft.)Suite 104 (346 sq. ft.)Ref.Ref. Ja n i t o r ' s Cl o s e t (7 3 s q . f t . ) TVTV Co r r i d o r (2 2 6 s q . f t . ) En t r y (4 5 s q . f t . ) En t r y (4 5 s q . f t . ) ar c h i t e c t s A-7 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-35 TH I R D F L O O R P L A N Scale: 1/4" = 1'-0"True North El e v a t o r Dn . Dn . Roof Deck (1,157 sq. ft.) Ac c e s s i b l e Re s t r o o m (7 0 s q . f t . ) SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h In t e r i o r Ex i t St a i r w a y SO U T H H O T E L S U I T E S A N D A M E N I T I E S Ac c e s s i b l e Ba t h (1 1 1 s q . f t . ) Ac c e s s i b l e B a t h (1 0 3 s q . f t . ) Cl o . Cl o . Su i t e 2 0 1 (3 5 7 s q . f t . ) Su i t e 2 0 2 (3 4 6 s q . f t . ) Re f . Re f . TVTV El e v a t o r UpDn . Up Dn . Ja n i t o r ' s Cl o s e t (7 3 s q . f t . ) Co r r i d o r (2 2 6 s q . f t . ) En t r y (4 5 s q . f t . ) En t r y (4 5 s q . f t . ) ar c h i t e c t s A-8 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ac c e s s i b l e Re s t r o o m (4 5 s q . f t . ) Cl o . ATTACHMENT 3 ARC1-36 Lo t 1 1 No r t h S t r u c t u r e H e i g h t C a l c u l a t i o n s Ground Floor Level12'-0" typ.12'-0" typ. SC H E M A T I C S E C T I O N - L O O K I N G N O R T H Scale: 1/8" = 1'-0" 1 2 ' - 0 " t y p . 1 2 ' - 0 " t y p . 1 2 ' - 0 " t y p . 12'-0" typ. SC H E M A T I C S E C T I O N - L O O K I N G W E S T Scale: 1/8" = 1'-0"Hotel Suite 301 Roof Deck St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r P L P L P L Ro o f D e c k Ground Floor Level Elev. 229.60 Gr o u n d F l o o r El e v a t i o n El e v . 2 2 6 . 8 0 Second Floor Elevation Elev. 243.10Third Floor Elevation Elev. 253.10RoofElevationElev. 263.10 Se c o n d F l o o r El e v a t i o n El e v . 2 3 6 . 8 0 Th i r d F l o o r El e v a t i o n El e v . 2 4 6 . 8 0 Ro o f El e v a t i o n El e v . 2 5 6 . 8 0 Lo t 1 Lo t 2 Lo t 3 Lo t 4 Lo t 5 Lo t 6 Lot 11 (North Structure) Sl o p e o f e x i s t i n g g r a d e s h o w n d a s h e d - se e S u r v e y Elev. 229.60Second Floor Elevation Elev. 243.10Third Floor Elevation Elev. 253.10RoofElevationElev. 263.10 Sl o p e o f e x i s t i n g g r a d e sh o w n d a s h e d - s e e S u r v e y En t r a n c e Dr i v e w a y Gr o u n d Fl o o r L e v e l El e v . 2 2 8 . 3 0 Se c o n d F l o o r El e v a t i o n El e v . 2 4 1 . 8 0 Th i r d F l o o r El e v a t i o n El e v . 2 5 1 . 8 0 P L Av e r a g e N a t u r a l G r a d e (H i g h P o i n t + L o w P o i n t ) / 2 : (2 3 3 . 7 5 + 2 2 8 . 7 5 ) / 2 = 2 3 1 . 2 5 Ma x i m u m H e i g h t A l l o w e d (2 3 1 . 2 5 + 4 0 . 0 0 ) : 27 1 . 2 5 Pr o p o s e d M a x i m u m H e i g h t : 26 3 . 6 0 So u t h S t r u c t u r e H e i g h t C a l c u l a t i o n s Av e r a g e N a t u r a l G r a d e (H i g h P o i n t + L o w P o i n t ) / 2 : (2 2 6 . 7 5 + 2 1 8 . 7 5 ) / 2 = 2 2 2 . 7 5 Ma x i m u m H e i g h t A l l o w e d (2 2 2 . 7 5 + 4 0 . 0 0 ) : 26 2 . 7 5 Pr o p o s e d M a x i m u m H e i g h t : 26 1 . 3 0 Max. Height Allowed Elev. 271.25 Ma x . H e i g h t Li m i t El e v . 2 6 6 . 2 5 Max. Height Allowed Elev. 271.25 Ma x . H e i g h t Li m i t El e v . 2 6 2 . 7 5 L o t 1 No t e : S e e C i v i l d r a w i n g s f o r FF e l e v a t i o n s Hotel Suite 301 Ho t e l Lo b b y Hotel Suite 101 Ro o f D e c k Ho t e l S u i t e 10 3 Ho t e l S u i t e 10 4 Ho t e l S u i t e 20 1 Ho t e l S u i t e 20 2 Hotel Suite 101 Ho t e l S u i t e 10 2 Hotel Suite 301Hotel Suite 301 Ro o f El e v a t i o n El e v . 2 6 1 . 8 0 L o t 1 1 ( S o u t h S t r u c t u r e ) Lot 11 (North Structure)Lot 11 (North Structure) ar c h i t e c t s A-9 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Me c h . R o o m ATTACHMENT 3 ARC1-37 P L P L SC H E M A T I C N O R T H E L E V A T I O N Scale: 1/8" = 1'-0"Ground Floor Elevation, Typ.Second Floor Elevation, Typ.Third Floor Elevation, Typ.Roof Elevation, Typ.Elev. 00.00'Elev. +10.00'Elev. +20.00'Elev. +30.00'P L P L SC H E M A T I C B R O A D S T R E E T E L E V A T I O N Scale: 1/8" = 1'-0"Ground Floor Level, Typ.Elev. +00.00'Second Floor Elevation, Typ.Elev. +13.50'Third Floor Elevation, Typ.Elev. +23.50'Roof Elevation, Typ.Elev. +33.50' Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 3 . 5 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 3 . 5 0 ' ar c h i t e c t s A-10 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ro o f E l e v a t i o n , T y p . El e v . + 3 3 . 5 0 ' ATTACHMENT 3 ARC1-38 P L P L P L P L SC H E M A T I C S O U T H E L E V A T I O N Scale: 1/8" = 1'-0" SC H E M A T I C W E S T E L E V A T I O N Sc a l e : 1 / 8 " = 1 ' - 0 " Ground Floor Level, Typ.Elev. +00.00'Second Floor Elevation, Typ.Elev. +10.00'Third Floor Elevation, Typ.Elev. +20.00'Roof Elevation, Typ.Elev. +30.00' Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 0 . 0 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 0 . 0 0 ' Ro o f E l e v a t i o n , T y p . El e v . + 3 0 . 0 0 ' Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 0 . 0 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 0 . 0 0 ' Ro o f E l e v a t i o n , T y p . El e v . + 3 0 . 0 0 ' Basement Level, Typ.Elev. -10.00' ar c h i t e c t s A-11 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-39 P L P L SC H E M A T I C S I T E S E C T I O N L O O K I N G N O R T H Scale: 1/8" = 1'-0" Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 0 . 0 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 0 . 0 0 ' Ro o f E l e v a t i o n , T y p . El e v . + 3 0 . 0 0 ' ar c h i t e c t s A-1 122 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-40 P L P L SC H E M A T I C S I T E S E C T I O N L O O K I N G S O U T H Sc a l e : 1 / 8 " = 1 ' - 0 " Ground Floor Level, Typ.Elev. +00.00'Second Floor Elevation, Typ.Elev. +10.00'Third Floor Elevation, Typ.Elev. +20.00'Roof Elevation, Typ.Elev. +30.00' ar c h i t e c t s A-13 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-41 PE R S P E C T I V E V I E W T O N O R T H W I T H S C H E M A T I C S I G N A G E Scale: N.T.S. SC H E M A T I C S I G N A G E - H O T E L L O B B Y Sc a l e : N . T . S . SC H E M A T I C S I G N A G E - H O T E L M A I N E N T R A N C E Scale: N.T.S.Schematic Signage Hotel Main Entrance Sc h e m a t i c S i g n a g e Ho t e l L o b b y SI G N A G E E X A M P L E S Sc a l e : N . T . S . ar c h i t e c t s A-14 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-42 Brick Veneer #1Fibrex Composite WindowsBrick Veneer #2 Accent Moulding, sim. Br i c k V e n e e r # 3 Ac c e n t Mo u l d i n g , s i m . Pa i n t e d S t e e l G u a r d r a i l s an d H a n d r a i l s Ac c e n t Mo u l d i n g , s i m . Bu r n i s h e d , H a r d - T r o w e l e d Ce m e n t P l a s t e r Fi b r e x C o m p o s i t e Wi n d o w s Br i c k V e n e e r # 1 "C a m b r i a " b y " P a c i f i c C l a y P r o d u c t s , I n c . " Br i c k V e n e e r # 2 "C a l i c o " b y " P a c i f i c C l a y P r o d u c t s , I n c . " Br i c k V e n e e r # 3 "B o d e g a B a y " b y " P a c i f i c C l a y P r o d u c t s , I n c . " Accent Moulding Ma k e / M a n u f a c t u r e r T . B . D . Fi b r e x C o m p o s i t e W i n d o w Da r k B r o n z e " 1 0 0 S e r i e s " b y " A n d e r s e n " ar c h i t e c t s A-15 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Canvas Awnings*By "Sunbrella" - Various Colors (*Maximum 48" Deep) Bu r n i s h e d , H a r d - T r o w e l e d C e m e n t P l a s t e r Se e P r o v i d e d C o l o r S a m p l e s Pa i n t e d S t e e l Va r i o u s C o l o r s Ca n v a s A w n i n g s Burnished, Hard-Troweled Cement Plaster Accent Moulding, sim.Canvas AwningsATTACHMENT 3 ARC1-43 ar c h i t e c t s A-16 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T CO N T E X T P L A N Sc a l e : N . T . S . Tr u e No r t h ATTACHMENT 3 ARC1-44 P L P L ar c h i t e c t s A-17 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T BR O A D S T R E E T E L E V A T I O N W I T H A D J A C E N T B U I L D I N G S Sc a l e : 3 / 1 6 " = 1 ' - 0 " ATTACHMENT 3 ARC1-45 ar c h i t e c t s A-18 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS CO S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD S D SD SD SD SD S D SD SD SD SD S D SD SD S SD S D S D SD SD S D SD JP JP X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X W WWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWMWWWWWWWWWWWSD S D SD SS SS SS X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X WW SIG PGEPGEPGEPGEPGEPGECATVCATV TELTELTELWWWWWWGMTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE E CATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATVTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELGGGGGTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTEL X X X X X X XX X X X X X X X X X X XXXXXXXXX X X X X X X X X X X X X OPTIC EL E C X X XX X X X X X X X X X X X X X X X X X X X X X 225230 224226227228229231232233 22 0 225 21 9 22 122 2 223 224 226 227 228 2 2 0 22 1 222 2 2 1 224225226227 220 216 217 218 219 215 21 7 21 8 219 21 8 22 1 222223 21 5 21 4 2 1 6 2 1 7 2 1 8 219 2 2 0 215 216 217 218 215 220 216 217 218 219 22 1 215 216 214 213 212 21 1 22 5 2 2 1 22 2 223 224 22 6 227 228 22 5 230 22 3 22 4 226 227 22 8 229 23 1 232 23 0 23 1 23 2 23 3 23 4 23 5 235 2 3 4 230 225 226 227 22 8 229 225 22 1 222 223 224 219 2 1 9 2 2 0 2 2 0 22 0 21821 9 21 5 21 6 21 6 217 23 6 X X X X X 23 0 2 30 23 1 23 2 2 23 2 2 23 3 23 3 3 23 4 2 23 4 4 23 6 23 6 23 6 6 6 23 2 WM W W WWWWWWGMTELTELTELTELTELTELTELTELTELTELTELTE TEL TEEEEEEEEEE ECATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVGGTEECTEECA TELTELT TELTE TEL TEL TEL TEL TEL TEL TEL TEL TELEEEEEEEEEECATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATV22222222222722727C PCATVCATVTELLTELTELTELTELEEEVVECCECATVCATVCCATVCAVVCATVTELTELTELTELTELOPTIC224222244PCELECVPCAELECTV X XX X X X X 2192219 JP X X X X X E EE X X XX X X 2 2 220220220 22 1 X X XX XX X X X X X X 219929 21 8 2 21 1 1 8 8 8 2 2 1 2 2 1 X X X X X X X X X X X X X X X X X S S S X X X X X X X X X XX X X X X S S S S S S S S S S S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD X X X X X X X X X X X X X X X X X X X X X X X 215221515 216216 217212177 2182118 21521521 22022022 21621621 217721721 21821821 21992192 22 1 21414214 213 3213 21212212 21 1 22 0 20 22 2188182121221 9 9 21 9 2177172172 S S SD X SD LA N D S C A P E R E M O V A L P L A N Sc a l e : 3 / 3 2 " = 1 ' - 0 " Tr u e No r t h Existing trees to remain shown shaded, typ.Existing trees to be removed shown dashed, typ. R E M O V E ( E ) 2 4 " ø P E P P E R T R E E R E M O V E ( E ) 1 6 " ø P A L M T R E E R E M O V E ( E ) S H R U B R E M O V E ( E ) 8 " ø S H R U B R E M O V E ( E ) 1 4 " ø P A L M T R E E R E M O V E ( E ) 1 4 " ø P A L M T R E E R E M O V E ( E ) 1 4 " ø P A L M T R E E R E M O V E ( E ) 1 2 " ø P A L M T R E E R E M O V E ( E ) 1 8 " ø P A L M T R E E R E M O V E ( E ) P I N E T R E E ( E ) 1 2 " ø S Y C A M O R E T R E E T O R E M A I N ( E ) 1 2 " ø S Y C A M O R E T R E E T O R E M A I N ( E ) 1 0 " ø S Y C A M O R E TREE TO REMAIN ( E ) 1 2 " ø S Y C A M O R E TREE TO REMAIN(E) 12"ø SYCAMORE TREE TO REMAIN ( E ) W I L L O W T R E E C L U S T E R T O R E M A I N ( E ) 6 " ø S Y C A M O R E T R E E T O R E M A I N ATTACHMENT 3 ARC1-46 ATTACHMENT 3 ARC1-47 ATTACHMENT 3 ARC1-48 ATTACHMENT 3 ARC1-49 ATTACHMENT 3 ARC1-50 ATTACHMENT 3 ARC1-51