HomeMy WebLinkAboutItem 3 - 667 Monterey Street - ARCH 4311-2016 Attachment 5 - 6 - 7Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A0.1CHC Package for Monterey Place in San Luis Obispo, California
667 Monterey Street
San Luis Obispo, California
M o n t e r e y P l a c e
Shear Edge Development
Attachment 5
CHC 3 - 34
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Project Data Sheet A0.2
THE FOLLOWING MITIGATION MEASURES WERE ADOPTED BY THE CITY OF SAN LUIS OBISPO IN
RESOLUTION NO. 9975 AND MUST BE INCORPORATED INTO THIS PROJECT.
1. AESTHETICS
PRIOR TO ISSUANCE OF ANY CONSTRUCTION PERMITS, THE APPLICANT SHALL SUBMIT AN EXTERIOR
LIGHTING PLAN ENSURING THAT EXTERIOR LIGHTING ASSOCIATED WITH THE PROJECT SHALL NOT SPILL
OVER THE PROPERTY LINE IN EXCESS OF ONE FOOT-CANDLE. GLARE LIGHTS SHALL BE REDUCED BY
SHIELDING LIGHTS AND RECESSING LIGHT SOURCE WITHIN FIXTURES.
MONITORING PROGRAM:
COMPLIANCE WITH THIS REQUIREMENT SHALL BE MONITORED THROUGH THE REVIEW OF DETAILED
PLANS SUBMITTED FOR ARCHITECTURAL REVIEW AND BUILDING PERMIT PRIMARILY BY THE COMMUNI-
TY DEVELOPMENT DEPARTMENT STAFF.
2.CULTURAL RESOURCES
A. DURING DEMOLITION AND CONSTRUCTION ACTIVITIES, THE APPLICANT SHALL RETAIN A QUALI-
FIED HISTORIC/PREHISTORIC ARCHAEOLOGIST TO MONITOR ALL EARTH-MOVING ACTIVITIES (E.G.,
EXCAVATION, GRADING, UTILITY TRENCHING). WEEKLY MONITORING REPORTS SHALL BE PREPARED
THAT DISCUSS THE AREA AND DEPTH OF DISTURBANCE, THE NATURE OF ANY RESOURCES ENCOUN-
TERED, AND AN7Y OTHER INFORMATION OUTLINED IN THE CONDITIONS OF APPROVAL AND CULTURAL
RESOURCES MONITORING PLAN. IN THE EVENT THAT SIGNIFICANT ARTIFACTS ARE ENCOUNTERED,
CONSTRUCTION WITHIN THE IMMEDIATE AREA SHALL CEASE UNTIL THE AREA IS SURVEYED BY A
QUALIFIED ARCHAEOLOGIST APPROVED BY THE CITY OF SAN LUIS OBISPO COMMUNITY DEVELOPMENT
DIRECTOR. IF THE ARTIFACTS CANNOT BE PRESERVED IN PLACE, THEN THE ARCHEOLOGIST’S SHALL BE
PROVIDED THE NECESSARY TIME AND FUNDING TO RECOVER THE “SCIENTIFICALLY CONSEQUENTIAL
INFORMATION FROM OF ABOUT THE RESOURCE” AS REQUIRED BY CEQA 15026.4. A FINAL REPORT OF
FINDINGS SHOULD BE PREPARED AND ALL SIGNIFICANT CULTURAL MATERIALS SHOULD BE CATALOGED
AND CURATED AT A LOCAL ARCHAEOLOGICAL COLLECTION FACILITY THAT MEETS APPROPRIATE STATE
AND FEDERAL STANDARDS.
B. A CULTURAL RESOURCE MONITORING PLAN SHOULD BE PREPARED BY A QUALIFIED ARCHAEOLOGIST
AND APPROVED BY THE CITY PRIOR TO THE ISSUANCE OF CONSTRUCTION PERMITS. THE PLAN SHOULD
DETAIL THE PROTOCOLS AND METHODS THAT WILL BE INITIATED SHOULD ANY HISTORIC OR ARCHAE-
OLOGICAL RESOURCES BE ENCOUNTERED DURING DEMOLITION OR CONSTRUCTION, AND INCLUDE
PROVISIONS AND DIRECTIVES FOR SPECIFIC CONTENT FOR WEEKLY MONITORING REPORTS.
C. DURING DEMOLITION AND CONSTRUCTION ACTIVITIES, THE COUNTY CORONER SHALL BE CONTACTED
IN THE EVENT THAT ANY HUMAN REMAINS ARE DISCOVERED.
D. IF CITY DESIGNATED HISTORIC PROPERTIES ARE RE-LOCATED, MOVED, OR OTHERWISE MODIFIED,
ALL WORK SHALL BE PERFORMED CONSISTENT WITH THE SECRETARY OF THE INTERIOR’S STANDARDS
FOR REHABILITATION. ORIGINAL EXTERIOR MATERIALS, TRIM, WINDOWS, ROOFING, AND DETAILING
SHALL BE PRESERVED AND RESTORED RATHER THAN REPLICATED.
MONITORING PROGRAM:
COMPLIANCE WITH THESE REQUIREMENTS SHALL BE MONITORED THROUGH THE REVIEW OF DETAILED
PLANS SUBMITTED FOR ARCHITECTURAL REVIEW AND REVIEW BY THE CITY’S CULTURAL HERITAGE
COMMITTEE. AN ARCHAEOLOGIST (SUBJECT TO APPROVAL BY THE COMMUNITY DEVELOPMENT
DEPARTMENT) SHALL BE RETAINED BY THE PROJECT SPONSOR PRIOR TO THE ISSUANCE OF GRADING,
DEMOLITION, OR CONSTRUCTION PERMITS. THE ARCHAEOLOGIST SHALL SUBMIT A CULTURAL
RESOURCES MONITORING PLAN TO THE CITY PRIOR TO THE COMMENCEMENT OF ANY SITE WORK. ALL
CONSTRUCTION PERSONNEL SHALL BE INSTRUCTED TO COMPLY WITH THE MONITORING PLAN.
3.LAND USE AND PLANNING
MASS, SCALE, FORM, AND DESIGN THEME OF ANY NEW BUILDINGS WITHIN THE BLOCK TO BE REZONED
SHALL BE COMPATIBLE AND COMPLEMENTARY TO THE EXISTING SIGNIFICANT HISTORIC STRUCTURES
SUCH AS THE MISSION, THE CARNEGIE LIBRARY, LEITCHER APARTMENT BUILDINGS, AND THE MASTER
LIST HISTORIC RESIDENTIAL PROPERTIES ON MONTEREY STREET. THE SECRETARY OF INTERIOR’S
STANDARDS, THE CITY’S COMMUNITY DESIGN GUIDELINES, THE GENERAL PLAN POLICIES THAT ARE DE-
SIGNED TO PROTECT HISTORIC RESOURCES SHALL BE CLOSELY FOLLOWED WHEN MODIFYING EXISTING
STRUCTURES OR BUILDING NEW STRUCTURES WITHIN THE SUBJECT PROPERTIES.
MONITORING PROGRAM
COMPLIANCE WITH THIS REQUIREMENT SHALL BE MONITORED THROUGH THE REVIEW OF DETAILED
PLANS SUBMITTED FOR ARCHITECTURAL REVIEW AND BUILDING PERMIT PRIMARILY BY THE COMMUNI-
TY DEVELOPMENT DEPARTMENT STAFF.
4.NOISE
THE CONSTRUCTION OF FUTURE RESIDENTIAL USES SHALL BE ACCOMPLISHED BY AN ACOUSTIC
ANALYSIS (NOISE STUDY) TO ENSURE THAT THE INTERIOR SPACES AND EXTERIOR PRIVATE USE AREAS
ARE DESIGNED TO MITIGATE NOISE IMPACTS TO LEVELS DETERMINED AS ACCEPTABLE BY THE CITY’S
GENERAL PLAN NOISE ELEMENT. SPECIFIC CONSTRUCTION DETAILS SHALL BE IDENTIFIED AS RECOM-
MENDATIONS IN THE STUDY.
MONITORING PROGRAM
COMPLIANCE WITH THIS REQUIREMENT SHALL BE MONITORED THROUGH THE REVIEW OF DETAILED
PLANS AND THE ACOUSTICAL ANALYSIS SUBMITTED FOR ARCHITECTURAL REVIEW AND BUILDING
PERMIT PRIMARILY BY THE COMMUNITY DEVELOPMENT DEPARTMENT STAFF.
A0.1 COVER SHEET
A0.2 PROJECT DATA SHEET
A0.3 PROJECT DATA SHEET
A0.4 PROJECT DATA SHEET
A0.5 VICINITY PLAN
A1.0 BASEMENT FLOOR PLAN
A1.1 GROUND FLOOR PLAN
A1.2 SECOND FLOOR PLAN
A1.3 THIRD FLOOR PLAN
A1.4 FOURTH FLOOR PLAN
A1.5 ROOF PLAN
A2.0 PERSPECTIVE VIEWS
A2.1 PERSPECTIVE VIEWS
A2.2 VISUAL SIMULATION
A2.3 VISUAL SIMULATION
A2.4 VISUAL SIMULATION
A2.5 VISUAL SIMULATION
A2.6 VISUAL SIMULATION
A2.7 VISUAL SIMULATION
A2.8 VISUAL SIMULATION
A3.0 MONTEREY STREET ELEVATION
A3.1 NIPOMO STREET ELEVATION
A3.2 REAR ELEVATION
A3.3 BROAD STREET ELEVATION
A3.4 PASEO EAST ELEVATION
A3.5 PASEO WEST ELEVATION
A3.6 ENLARGED DETAILS
A3.7 ENLARGED DETAILS
A3.8 ENLARGED DETAILS
A3.9 ENLARGED DETAILS
A3.10 COMPILED DETAIL ASSEMBLIES
A4.0 SITE SECTIONS
A4.1 SITE SECTIONS
A6.0 - A6.2 LEITCHER HOUSE
A11 SCHEMATIC LIGHTING PLAN
CB1 COLOR MATERIALS BOARD
L-1 LANDSCAPE PLAN
A16 STEP BACK EXHIBIT
A17 MASSING ON MONTEREY STREET EXHIBIT
V1.0 - V1.7 ADDITIONAL PERSPECTIVE VIEWS
OWNER:
SHEAR EDGE DEVELOPMENT
351 SAN MIGUEL AVENUE
SAN LUIS OBISPO, CA 93401
CONTACT: MICHEAL HODGE, P.E.
PHONE: (805) 215-8753
EMAIL: HODGECO@CHARTER.NET
ARCHITECT:
GARCIA ARCHITECTURE + DESIGN
1308 MONTERREY STREET, STE. 230
SAN LUIS OBISPO, CA 93401
CONTACT: GEORGE GARCIA, AIA
PHONE: (805) 783-1880
EMAIL: GEORGE@GARICAARCHDESIGN.COM
CIVIL ENGINEER:
HODGE COMPANY
351 SAN MIGUEL AVENUE
SAN LUIS OBISPO, CA 93401
CONTACT: MICHAEL HODGE, P.E.
PHONE: (805) 213-8753
EMAIL: HODGECO@CHARTER.NET
ARCHITECTURAL HISTORIAN:
APPLIED EARTHWORKS, INC.
743 PACIFIC STREET, SUITE A
SAN LUIS OBISPO, CA 93401
CONTACT: VICTORIA SMITH
PHONE: (805) 594-1590
EMAIL: VSMITH@APPLIEDEARTHWORKS.COM
GEOTECHNICAL ENGINEER:
EARTH SYSTEMS PACIFIC
4378 OLD SANTA FE ROAD
SAN LUIS OBISPO, CA 93401
CONTACT: DENNIS SHALLENBERGER
PHONE: (805) 544-3276
EMAIL: DENNIS@EARTHSYS.COM
TRAFFIC ENGINEER:
OROSZ ENGINEERING GROUP, INC.
1627 CALZADA AVENUE
SANTA YNEZ, CA 93460
CONTACT: STEPHEN A. OROSZ
PHONE: (805) 688-7814
EMAIL: STEVE@OEGSITE.COM
PHASE 1:
UNIT BEDS BATHS AREA
L.H. 1 1 670 SF
L.H. STUDIO 1 458 SF
PHASE 2:
UNIT BEDS BATHS AREA
101 2 2 1,670 SF
102 2 2 1,700 SF
103 2 2 1,760 SF
205 2 2 1,630 SF
206 2 2 1,645 SF
207 2 1 910 SF
208 2 1 930 SF
209 2 2 1,700 SF
210 2 2 1,760 SF
305 2 2 1,595 SF
306 2 2 1,630 SF
307 2 2 1,560 SF
308 2 2 1,790 SF
309 2 2 1,990 SF
404 3 3 2,060 SF
405 3 3 2,560 SF
406 3 2 1,608 SF
TOTAL (17 UNITS): 28,498 SF
PHASE 3:
UNIT BEDS BATHS AREA
201 2 2 1,400 SF
202 2 2 1,515 SF
203 2 2 1,530 SF
204 2 2 1,570 SF
301 2 2 1,400 SF
302 2 2 1,515 SF
303 2 2 1,510 SF
304 2 2 1,465 SF
401 3 3 2,165 SF
402 2 2 1,515 SF
403 2 2 1,470 SF
TOTAL (11 UNITS): 17,055 SF
TOTAL (PHASES 1, 2 + 3):
UNITS AREA
30 46,681 SF
Mitigation Measures Project Directory
Residential Unit Data
Project Description Drawing Index
THE OVERALL PROJECT WILL BE CONSTRUCTED IN THREE PHASES. THE FIRST PHASE INCLUDES THE
HISTORIC RESTORATION OF THE LEITCHER HOUSE. PHASE 2 INCLUDES THE CONSTRUCTION OF THE
PASEO, OFFSITE IMPROVEMENTS AND BUILDINGS B, C, & PART OF D. PHASE 3 WRAPS THINGS UP WITH
THE COMPLETION OF BUILDING D AND E. A PHASING PLAN IS INCLUDED IN THIS SUBMITTAL PACKAGE.
THE OVERALL PROGRAM FOR THIS MIXED USE PROJECT INCLUDES ON-SITE UNDER GROUND PARKING,
OFFICE SPACES, RETAIL SPACE, AND 29 RESIDENTIAL UNITS.
Attachment 5
CHC 3 - 35
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A0.3
Building Code Analysis Building Code Analysis (Cont.)Parking Calculation Project Data
Project Data Sheet
FIRST B 3,125 SF 54,000 SF 0.057
R-1 2,540 SF 36,000 SF 0.071
R-2 5,130 SF 36,000 SF 0.143
0.271 < 1 (OKAY)
SECOND R-2 8,575 SF 36,000 SF 0.238
R-1 2,300 SF 36,000 SF 0.064
0.302 < 1 (OKAY)
THIRD R-2 8,565 SF 36,000 SF 0.238 < 1 (OKAY)
FOURTH R-2 6,300 SF 36,000 SF 0.175 < 1 (OKAY)
OVERALL BUILDING SUM OF THE RATIOS:
BASEMENT: 0.049
FIRST: 0.271
SECOND: 0.302
THIRD: 0.237
FOURTH: 0.175
1.034 < 2 (OKAY)
PHASE 3
FLOOR OCCUPANCY ACTUAL ALLOWABLE RATIO
BASEMENT S-1 2,145 SF 42,000 SF 0.049
S-2 4,850 SF 63,000 SF 0.066
0.115 < 1 (OKAY)
FIRST A-2 3,738 SF 34,500 SF 0.104
B 4,850 SF 54,000 SF 0.090
R-2 5,130 SF 36,000 SF 0.271
R-1 2,540 SF 36,000 SF 0.071
0.536 < 1 (OKAY)
SECOND R-2 14,950 SF 36,000 SF 0.405
R-1 2,300 SF 36,000 SF 0.064
0.469 < 1 (OKAY)
THIRD R-2 14,455 SF 36,000 SF 0.401 < 1 (OKAY)
FOURTH R-2 11,450 SF 36,000 SF 0.318 < 1 (OKAY)
OVERALL BUILDING SUM OF THE RATIOS:
BASEMENT: 0.115
FIRST: 0.536
SECOND: 0.469
THIRD: 0.401
FOURTH: 0.318
1.84 < 2 (OKAY)
FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS
STRUCTURAL FRAME: 1 HOUR
EXTERIOR BEARING WALLS: 1 HOUR
INTERIOR BEARING WALLS: 1 HOUR
EXTERIOR NON- BEARING WALLS: 1 HOUR
INTERIOR NON-BEARING WALLS: NONE
FLOOR CONSTRUCTION: 1 HOUR
ROOF CONSTRUCTION: 1 HOUR
SHAFTS CONNECTING 4 STORIES: 2 HOURS
SHAFTS CONNECTING 3-4 STORIES: 1 HOUR
SHAFTS CONNECTING 2 STORIES: NONE
LEICHTER HOUSE:
GUEST ROOMS: 2 ROOMS @ 1/ROOM = 2.0 SPACES
(1) 1 BEDROOM: 1.5 SPACE
(1) STUDIO1: 1 STUDIOS @ 1/ROOM = 1.0 SPACES
SUBTOTAL: 4.5 SPACES
50% REDUCTION FOR C-D ZONE: -2.25 SPACES
TOTAL REQUIRED: 2.25 SPACES
RETAIL:
RETAIL GROSS AREA: 1,725 SF @ 1/500 SF =3.45 SPACES
TOTAL REQUIRED: 3.45 SPACES
RESTAURANT:
RESTAURANT GROSS AREA: 3,738 SF @ 1/350 SF = 10.68 SPACES
PATIO DINING: 1,130 SF @ 1/350 SF = 3.22 SPACES
TOTAL REQUIRED: 13.9 SPACES
OFFICE:
OFFICE SPACE: 2,165 SF @ 1/500 SF = 4.33 SPACES
TOTAL REQUIRED: 4.33 SPACES
DWELLING UNITS:
(24) TWO BEDROOM UNITS @ 2.0 SPACES EACH: 48.0 SPACES
(4) THREE BEDROOM UNIT @ 2.5 SPACES EACH: 10.00 SPACES
1 GUEST PARKING PER 5 UNITS 5.60 SPACES
50% REDUCTION FOR C-D ZONE: -31.80 SPACES
TOTAL REQUIRED: 31.80 SPACES
CREDIT FOR EXISTING LEITCHER APARTMENTS:
(8) STUDIO UNITS @ 1 SPACE EACH: 8 SPACES
(7) ONE BEDROOM UNITS @ 1.5 SPACES EACH: 10.5 SPACES
(1) THREE BEDROOM UNIT @ 2.5 SPACES EACH: 2.5 SPACES
ONE SPACE FOR EACH FIVE UNITS (16 UNITS): 3.2 SPACES
SUBTOTAL: 24.2 SPACES
50% REDUCTION FOR C-D ZONE: -12.1 SPACES
SUBTOTAL: 12.1 SPACES
EXISTING ONSITE SPACES REMOVED: -8 SPACES
TOTAL CREDIT FOR EXISTING USES: 4.1 SPACES
TOTAL SPACES REQUIRED:
55.43 SPACES – 4.1 SPACES: 51.63 SPACES REQUIRED
BICYCLE PARKING REDUCTION: -10% OR 5.16 SPACES (for 26.0 Bike Spaces)
TOTAL PARKING REQUIRED W/ BIKE REDUCTION 46 SPACES REQ’D
PARKING SPACES PROVIDED: 29 SPACES
IN LUE PARKING SPACES: 17 SPACES
MOTORCYCLE PARKING REQUIREMENTS:
1 SPACE FOR EACH 20 CARS: 2 SPACES REQUIRED
MOTORCYCLE SPACES PROVIDED: 0 SPACES
IN LUE PARKING SPACES: 2 SPACES
BICYCLE PARKING SPACES REQUIREMENTS:
BIKE PARKING REQUIRED: 8 SPACES
BIKE PARKING PROVIDED: 8 SPACES (5 SHORT TERM & 3 LONG TERM)
RES. BIKE PARKING REQUIRED: 2 SPACES x 30 UNITS = 60 SPACES
RES. BIKE PARKING PROVIDED: 60 SPACES
ADDITION BIKE SPACES PROVIDED FOR PARK’G REDUCTION = 26 SPACES (16 SHORT TERM & 10 LONG TERM)
TOTAL BIKE PARKING REQUIRED: 94 SPACES
TOTAL BIKE PARKING REQUIRED: 96 SPACES (22 SHORT TERM & 74 LONG TERM)
NOTE:
THE ON-SITE BICYCLE PARKING HAS BEEN DISTRIBUTED ACROSS THE PROJECT SITE BASED ON THE
DEMANDS OF EACH USE. SEE SHEETS A7.3 AND A7.4 FOR ADDITIONAL INFORMATION.
TYPE OF CONSTRUCTION: TYPE V-A (Above Grade) & TYPE l (Below Grade)
SPRINKLERS: YES (NFPA-13)
OCCUPANCY GROUPS: A-2 (RESTAURANT)
B (OFFICE)
R-1 (HOTEL)
R-2 (RESIDENCES)
S-1 (STORAGE)
S-2 (PARKING GARAGE)
NUMBER OF STORIES ABOVE GRADE ALLOWED (Per CBC 2016 Table 504.4):
A-2 OCCUPANCY: 3 STORIES (w/ Sprinklers no Area Increase)
B OCCUPANCY: 4 STORIES (w/ Sprinklers no Area Increase)
R-1 OCCUPANCY: 4 STORIES (w/ Sprinklers no Area Increase)
R-2 OCCUPANCY: 4 STORIES (w/ Sprinklers)
S-1 OCCUPANCY: 5 STORIES (w/ Sprinklers)
NUMBER OF STORIES ABOVE GRADE PROPOSED:
A-2 OCCUPANCY: 1 STORY
B OCCUPANCY: 1 STORY
R-1 OCCUPANCY: 3 STORIES (EXISTING LEITCHER HOUSE)
R-2 OCCUPANCY: 4 STORIES
S-1 OCCUPANCY: 0 STORIES (BASEMENT ONLY)
S-2 OCCUPANCY: 0 STORIES (BASEMENT ONLY)
ALLOWABLE AREA PER STORY (Per CBC 2016 Table 506.2):
Aa = ALLOWABLE BUILDING AREA PER STORY
At = TABULAR BUILDING AREA PER STORY PER CBC 2016 TABLE 506.2
If = AREA INCREASE DUE TO FRONTAGE PER CBC 2016 506.3
NS = AREA INCREASE DUE TO SPRINKLER PROTECTION PER CBC 2016 506.2
Aa = [At + (NS x If)]
A-2 OCCUPANCY
Aa = [34,500 + (11,500 x 0)]
Aa = 34,500 SF
B OCCUPANCY
Aa = [54,000 + (18,000 x 0)]
Aa = 54,000 SF
R-1 OCCUPANCY
Aa = [36,000 + (12,000 x 0)]
Aa = 36,000 SF
R-2 OCCUPANCY
Aa = [36,000 + (12,000 x 0)]
Aa = 36,000 SF
S-1 OCCUPANCY
Aa = [42,000 + (14,000 x 0)]
Aa = 42,000 SF
S-2 OCCUPANCY
Aa = [63,000 + (21,000 x 0)]
Aa = 63,000 SF
ALLOWABLE AREA CALCULATIONS (Per CBC 2016 Sec 508.4.2)
PHASE 1 (EXISTING LEITCHER HOUSE)
FLOOR OCCUPANCY ACTUAL ALLOWABLE RATIO
FIRST R-1 2,540 SF 36,000 SF 0.071 < 1 (OKAY)
SECOND R-1 2,300 SF 36,000 SF 0.064 < 1 (OKAY)
THIRD R-2 1,397 SF 36,000 SF 0.039 < 1 (OKAY)
PHASE 2
FLOOR OCCUPANCY ACTUAL ALLOWABLE RATIO
BASEMENT S-1 2,050 SF 42,000 SF 0.049
0.049 < 1 (OKAY)
ADDRESS: 667 MONTEREY STREET
APN: 002-421-027
SITE AREA: 30,033 SF (0.687 ACRES)
ZONING: C-D-H (COMMERCIAL DOWNTOWN – HISTORIC)
PROPOSED USE: MIXED-USE (RESTAURANT / BED & BREAKFAST / RESIDENTIAL / OFFICE / RETAIL)
NUMBER OF STORIES: 4 + BASEMENT
NUMBER OF DWELLING UNITS: 28
BUILDING HEIGHT ALLOWED: 50 FEET
BUILDING HEIGHT PROPOSED: 50 FEET
LOT COVERAGE ALLOWED: 100%
LOT COVERAGE PROPOSED: 58%
FLOOR AREA RATIO ALLOWED: 3.0
FLOOR AREA RATIO PROPOSED: 2.2
DENSITY ALLOWED: (36 UNITS / ACRE) / 0.687 ACRES = 24.73 UNITS
DENSITY INCREASE: 26%
DENSITY PROPOSED: (1) STUDIO UNITS @ 0.50 DU’S = 00.50 UNITS
(1) ONE BEDROOM @ 66 DU’S = 00.66 UNITS
(24) TWO BEDROOM UNITS @ 1.00 DU’S = 24.00 UNITS
(4) THREE BEDROOM UNITS @ 1.50 DU’S = 06.00 UNITS
(30) TOTAL UNITS = 31.16 UNITS
BUILDING AREA:
PHASE 1
BUILDING A (LEITCHER HOUSE): 6,237 SF
PHASE 2
BUILDING DE (MIXED USE):
STORAGE: 2,050 SF
COMMERCIAL (OFFICE): 3,125 SF
UTILITIES (EQUIPMENT, RESTROOMS): 2,573 SF
RESIDENTIAL: 28,498 SF
TOTAL: 36,246 SF
PHASE 3
BUILDING BC (MIXED USE):
PARKING: 3,565 SF
COMMERCIAL (RETAIL, RESTAURANT): 5,463 SF
UTILITIES (EQUIPMENT, RESTROOMS): 3,791 SF
RESIDENTIAL: 17,055 SF
TOTAL: 29,874 SF
TOTAL PROJECT BUILDING AREA
PART OF BUILDING D AND BUILDING E (MIXED USE):
PARKING: 3,565 SF
COMMERCIAL: 8,588 SF
UTILITIES (EQUIPMENT, RESTROOMS): 2,364 SF
RESIDENTIAL (R-1): 6,237SF
RESIDENTIAL (R-2): 45,553 SF
TOTAL: 66,307 SF
Attachment 5
CHC 3 - 36
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A0.4
Building Code Analysis (Cont.)Building Code Analysis (Cont.)Building Code Analysis (Cont.)Building Code Analysis (Cont.)
Project Data Sheet
MAXIMUM ALLOWABLE AREA OF OPENINGS BASED ON FIRE SEPARATION (Per CBC 2016 Table 705.8)
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA
0’ TO LESS THAN 3’ YES/NO NOT PERMITTED
3’ TO LESS THAN 5’ NO 15%
3’ TO LESS THAN 5’ YES 15%
5’ TO LESS THAN 10’ NO 25%
5’ TO LESS THAN 10’ YES 25%
10’ TO LESS THAN 15’ NO 45%
10’ TO LESS THAN 15’ YES 45%
15’ TO LESS THAN 20’ NO 75%
15’ TO LESS THAN 20’ YES 75%
20’ OR GREATER YES/NO NO LIMIT
FRONT / MONTEREY STREET ELEVATION BUILDING BC
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% < 25% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 34.0% < 45% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 44.9% <45% THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% <25% THEREFORE OKAY
OPENINGS 10’ TO LESS THAN 15’ NO 27.0% < 45% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 30.0% < 75% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 48.0% < 75% THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 25.0% = 25% THEREFORE OKAY
OPENING AT 10’ TO LESS THAN 15’ NO 27.0% < 45% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 30.0% < 75% THEREFORE OKAY
OPENING AT 115’ TO LESS THAN 20’ NO 48.0% < 75% THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 31.0% < 45% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 30.0% < 75% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
WEST ELEVATION BUILDING BC
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 1.0% < 25%
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 3’ TO LESS THAN 5’ NO 14.9% < 15% THEREFORE OKAY
OPENINGS AT 5’ TO LESS THAN 10’ NO 16.0% < 25% THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT TO LESS THAN 5’ NO 14.9% < 15% THEREFORE OKAY
OPENINGS AT 5’ TO LESS THAN 10’ NO 16.0% < 25% THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ACTUAL AREA (SPINKLERED)
OPENINGS AT 3’ TO LESS THAN 5’ NO 14.9% < 15% THEREFORE OKAY
OPENINGS AT 5’ TO LESS THAN 10’ NO 21.0% < 25% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 21.0% < 45% THEREFORE OKAY
REAR / CREEK SIDE ELEVATION BUILDING BC
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 31.0% < 45% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 44.0% < 45% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 44.0% < 45% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 44.0% < 45% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
WEST ELEVATION BUILDING BC
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 40.0% < 45% THERE-
FORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENING AT 10’ TO LESS THAN 15’ NO 17.0% < 45% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 10’ TO LESS THAN 15’ NO 17.0% < 45% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
FRONT / MONTEREY STREET ELEVATION BUILDING DE
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.8% < 25% THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.8% < 25% THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.8% < 25% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 39.0% < 45% THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 16..5% < 25% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 26.7% < 75% THEREFORE OKAY
REAR / CREEK SIDE ELEVATION BUILDING DE
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 12.5% < 25% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 20.5% < 45% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 18.7% < 75% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% < 25% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 23.5% < 25% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 28% < 75% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% < 25% THEREFORE OKAY
OPENINGS AT 10’ TO LESS THAN 15’ NO 23.5% < 25% THEREFORE OKAY
OPENINGS AT 15’ TO LESS THAN 20’ NO 28% < 75% THEREFORE OKAY
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 15’ TO LESS THAN 20’ NO 18% < 75%
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
WEST ELEVATION BUILDING DE
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAY
EAST ELEVATION BUILDING DE
GROUND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AR 5’ TO LESS THAN 10’ NO 18.0% < 25% THEREFORE OKAY
SECOND FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENINGS AR 5’ TO LESS THAN 10’ NO 18.0% < 25% THEREFORE OKAY
THIRD FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
NONE NA NA
FOURTH FLOOR
FIRE SEPARATION DISTANCE PROTECTED ALLOWABLE AREA (SPINKLERED)
OPENING AT 5’ TO LESS THAN 10’ NO 24.9 < 25% THEREFORE OKAY
Attachment 5
CHC 3 - 37
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1:50 (12 X 18)
Bld’g BC
Bld’g BC
Bld’g DE
Bld’g DE Bld’g DE
Leitcher
Vicinity Plan A0.5
Attachment 5
CHC 3 - 38
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Basement Floor Plan A1.0
Building BC Areas
Parking Garage: 3,565 s.f.
Parking Spaces: 29 spaces
Lobby: 215 s.f.
Basement Floor Plan Statistics:
Program Legend:
Retail / Restaurant
Office Space
Residential
Parking/Ramp
Circulation
Attachment 5
CHC 3 - 39
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Ground Floor Plan A1.1
Building BC Areas
Retail: 1,725 s.f.
Restaurant: 3,738 s.f.
Restrooms: 426 s.f.
Trash 446 s.f.
Lobby: 215 s.f.
Building DE Areas
Office: 2,165 s.f.
Restroom / Corridor: 385 s.f.
Utilities / Electrical: 495 s.f.
Building DE Residential Areas
Residential Storage: 787 s.f.
Unit 101: 1,670 s.f.
Unit 102 Upper Floor: 1,700 s.f.
Unit 103 Upper Floor: 1,760s.f.
** Note: Stair is optional. Stair may be removed
per owners upon completion of the exit stair in
Building BC and exterior stair at Building DE.
Area to be used as long term bike storage, refer
to sheets A7.3 and A7.4.
**
Ground Floor Plan Statistics:
Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Program Legend:
Retail / Restaurant
Office Space
Residential
Parking/Ramp
Circulation
Attachment 5
CHC 3 - 40
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Second Floor Plan A1.2
Building BC Areas
Unit 201: 1,400 s.f.
Unit 202: 1,515 s.f.
Unit 203: 1,530 s.f.
Unit 204: 1,570 s.f.
Building DE Areas
Unit 205: 1,630 s.f.
Unit 206: 1,645 s.f.
Unit 207 (Affordable): 910 s.f.
Unit 208 (Affordable): 930 s.f.
Unit 209: 1,700 s.f.
Unit 210: 1,760 s.f.
Second Floor Plan Statistics:
Program Legend:
Retail / Restaurant
Office Space
Residential
Parking/Ramp
Circulation
(Affordable)
(Affordable)
** Note: Stair is optional. Stair may be removed
per owners upon completion of the exit stair in
Building BC and exterior stair at Building DE.
**
Attachment 5
CHC 3 - 41
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Third Floor Plan A1.3
Building BC Areas
Unit 301: 1,400 s.f.
Unit 302: 1,515 s.f.
Unit 303: 1,510 s.f.
Unit 304: 1,465 s.f.
Building DE Areas
Unit 305: 1,595 s.f.
Unit 306: 1,630 s.f.
Unit 307: 1,560 s.f.
Unit 308: 1,790 s.f.
Unit 309: 1,990 s.f.
Third Floor Plan Statistics:
Studio
Program Legend:
Retail / Restaurant
Office Space
Residential
Parking/Ramp
Circulation
** Note: Stair is optional. Stair may be removed
per owners upon completion of the exit stair in
Building BC and exterior stair at Building DE.
**
Attachment 5
CHC 3 - 42
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Fourth Floor Plan A1.4
Building BC Areas
Unit 401: 2,165 s.f.
Unit 402: 1,515 s.f.
Unit 403: 1,470 s.f.
Building DE Areas
Unit 404: 2,060 s.f.
Unit 405: 2,560 s.f.
Unit 406: 1,608 s.f.
Fourth Floor Plan Statistics:
Program Legend:
Retail / Restaurant
Office Space
Residential
Parking/Ramp
Circulation
** Note: Stair is optional. Stair may be removed
per owners upon completion of the exit stair in
Building BC and exterior stair at Building DE.
**
Attachment 5
CHC 3 - 43
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Roof Plan A1.5
Program Legend:
Retail / Restaurant
Office Space
Residential
Parking/Ramp
Circulation
Attachment 5
CHC 3 - 44
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A2.0
View Legend:
Persp. 1
Persp. 2
Perspective Views
Perspective 2 - View from Nipomo Street
Perspective 1 - View from Creek
Attachment 5
CHC 3 - 45
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A2.1
View Legend:
Perspective 4 - View from Corner of Monterey and Broad Street
Perspective 3 - View from Monterey Street
Persp. 4Persp. 3
Perspective Views
Attachment 5
CHC 3 - 46
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Visual Simulation A2.2
View Legend:
View from Monterey Street - Existing Conditions
View from Monterey Street - Proposed Conditions
View
Attachment 5
CHC 3 - 47
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Visual Simulation A2.3
View Legend:
View
View from Monterey and Nipomo - Existing Conditions
View from Monterey and Nipomo - Proposed Conditions
Attachment 5
CHC 3 - 48
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Visual Simulation A2.4
View Legend:
View
View from Nipomo Street - Existing Conditions
View from Nipomo Street - Proposed Conditions
Attachment 5
CHC 3 - 49
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Visual Simulation A2.5
View Legend:
View
View from Higuera Street - Existing Conditions
View from Higuera Street - Proposed Conditions
Attachment 5
CHC 3 - 50
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Visual Simulation A2.6
View Legend:
View
View from Higuera Street - Existing Conditions
View from Higuera Street - Proposed Conditions
Attachment 5
CHC 3 - 51
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Visual Simulation A2.7
View Legend:
View from Higuera Street - Existing Conditions
View from Higuera Street - Proposed Conditions
View
Attachment 5
CHC 3 - 52
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
View
18.0215
Visual Simulation A2.8
View Legend:
View from Higuera Street - Existing Conditions
View from Higuera Street - Proposed Conditions
Attachment 5
CHC 3 - 53
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A3.0Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
201.50’ F.F.
212.50’ F.F.
222.83’ F.F.
233.16’ F.F.
234.50’ T.O.S.
247.00’ T.O.S. / Max. Ht.
Trash
Covered Entry
Ramp Down
Retail
Building BC
Monterey Street
Leitcher House
Landscaping Landscaping
Sidewalk
Porch
Paseo
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Monterey Street Elevation
Partial Ground Floor Plan
Existing Adjacent
Property
245.25’ T.O.S. / Max. Ht.245.25’ T.O.S. / Max. Ht.
Elevator Tower
Existing
Existing
Elevator Tower Roof AccessLeitcher House Third Story Set Back
to Create Balcony
Bridges Connecting
Upper Floors
Roof Access
197.00’ Avg. Nat. Gd.
Attachment 5
CHC 3 - 54
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A3.1Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Nipomo Street Elevation
Partial Ground Floor Plan
199.50’ F.F.
212.50’ F.F.
222.83’ F.F.
233.16’ F.F.
234.50’ T.O.S.
247.00’ T.O.S. / Max. Ht.245.25’ T.O.S. / Max. Ht.TrashRetail
Ramp Down
Kitchen
Dining
Patio Dining
Bar
Cooler
Building BC
Monterey StreetBuilding BC
201.50’ F.F.
197.00’ Avg. Nat. Gd.
Elevator Tower Roof AccessThird Story Set Back
to Create Balcony
Existing
Attachment 5
CHC 3 - 55
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A3.2Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Rear Elevation
Partial Ground Floor Plan
201.50’ F.F.
195.25’ Avg. Nat. Gd.
211.83’ F.F.
222.16’ F.F.
232.50’ F.F.
242.83’ T.O.S.
245.25’ T.O.S. / Max. Ht.
Dining
Office
Dining Patio
Bar
Building BC
Building DE
Building DEUnit 101
Unit 102
Unit 103
Paseo
245.25’ T.O.S. / Max. Ht.
247.00’ T.O.S. / Max. Ht.
Roof Access Roof Access Elevator TowerThird Story Set Back
to Create Balcony
Bridges Connecting
Upper Floors Monterey StreetAttachment 5
CHC 3 - 56
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Broad Street Elevation A3.3Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Partial Ground Floor Plan
199.50’ F.F.
212.50’ F.F.
222.83’ F.F.
233.16’ F.F.
234.50’ T.O.S.
247.00’ T.O.S. / Max. Ht.245.25’ T.O.S. / Max. Ht.
Unit 103
Unit 102
Building DE
197.00’ Avg. Nat. Gd.
Existing Adjacent
Property
Existing
Existing
Roof Access Roof Access Elevator TowerThird Story Set Back
to Create Balcony Monterey StreetAttachment 5
CHC 3 - 57
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from Paseo Looking East A3.4Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Partial Ground Floor Plan
199.50’ F.F.
212.50’ F.F.
222.83’ F.F.
233.16’ F.F.
234.50’ T.O.S.
247.00’ T.O.P. / Max. Ht.
Dining
Retail
Elev.
Residential
Lobby
Paseo
Paseo
Paseo
Patio Dining
Bar Stair
WomenTrashBuilding BC
Building BC
197.00’ Avg. Nat. Gd.
247.00’ T.O.P. / Max. Ht.
Roof Access Elevator TowerThird Story Set Back
to Create Balcony
Bridges Connecting
Upper Floors Monterey StreetAttachment 5
CHC 3 - 58
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from Paseo Looking West A3.5Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Partial Ground Floor Plan
201.50’ F.F.
211.83’ F.F.
222.16’ F.F.
232.5’ F.F.
242.83’ T.O.S.
245.25’ T.O.P. / Max. Ht.
Retail
Office
Office
Stair
Paseo
Paseo
Building BC
Building DE
195.25’ Avg. Nat. Gd.
245.25’ T.O.P. / Max. Ht.
Leitcher House
Monterey StreetRoof AccessThird Story Set Back
to Create Balcony
Public Art - Exhibit that will
display various archaeological
features found on the site.
Bridges Connecting
Upper Floors
Paseo
Attachment 5
CHC 3 - 59
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Enlarged Details A3.6
Smooth Plaster Canted Sills
Recessed Windows
Custom Fabricated Decorative
Steel Awning Supports
Smooth Plaster Walls
Storefront Windows at Ground Floor
Smooth Plaster Walls
Tile Roof Typical
Custom Fabricated
Decorative Gutters
Smooth Plaster
Scalloped Gable Ends
Custom Fabricated
Decorative Downspouts
Canvas Awning
Typical Gable End Eave Detail
Typical Gable End Eave Detail
Canvas AwningsCanvas Awnings
Scale: 1/2” = 1’-0” (12 X 18)
Scale: 1” = 1’-0” (24 X 36)
Attachment 5
CHC 3 - 60
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Enlarged Details A3.7
Awnings at Balcony
Recessed Windows
Custom Fabricated Decorative
Steel Guardrails
Recessed Wood Headers
Smooth Plaster Walls
Smooth Plaster Moldings
Tappered Sill
Recessed Windows
Smooth Plaster Walls
Decorative Balcony Railing Decorative Balcony Railing
Typical Window Detail Typical Window Detail
Scale: 1/2” = 1’-0” (12 X 18)
Scale: 1” = 1’-0” (24 X 36)
Attachment 5
CHC 3 - 61
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Enlarged Details A3.8
Cornice Detail
Cornice Detail
Typical Battered Stone WallsTypical Battered Stone Walls
Metal Trim
Battered Stone Retaining Walls
Custom Fabricated Metal Fascia
Articulated Tails
Precast Concrete Caps
Smooth Plaster Walls
Smooth Plaster Molding
Smooth Plaster Walls
Scale: 1/2” = 1’-0” (12 X 18)
Scale: 1” = 1’-0” (24 X 36)
Attachment 5
CHC 3 - 62
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
Typical Awning at Exterior Patios Typical Awning at Exterior Patios
18.0215
Enlarged Details A3.9
Pitched Tile Roof and Rafter Tails Pitched Tile Roof and Rafter Tails
Custom Fabricated Steel
Awning Anchors
Steel Tension Support
Smooth Plaster Walls
Tile Roof Typical
Custom Fabricated
Decorative Gutter
Articulated Rafter Tails
Articulated Tails
Balcony Awning
Scale: 1/2” = 1’-0” (12 X 18)
Scale: 1” = 1’-0” (24 X 36)
Attachment 5
CHC 3 - 63
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Compiled Detail Assemblies + Chimney Details A3.10Scale: NTS
Typical Eave Detail
Canvas Awnings
Decorative Balcony Railing
Typical Window Details
Typical Battered Stone Walls
Cornice Detail
Typical Awning Detail
Chimney Details
Custom Fabricated
Metal Chimney Cap
Smooth Plaster Molding
Smooth Plaster Walls
Articulated Tails
Balcony Awning
McNichols Perforated
Metal Screen Panel
Attachment 5
CHC 3 - 64
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
17.1006 A10.0Schematic Signage Exhibit
1. Suspended Sign - Refer to sheet A10.1
2. Suspended Sign - Refer to sheet A10.1
3. Wall Sign - Refer to sheet A10.1
4. Projecting Sign - Refer to sheet A10.1
5. Wall Sign - Refer to sheet A10.2
6. Projecting Sign - Refer to sheet A10.2
7. Projecting Sign - Refer to sheet A10.2
8. Projecting Sign - Refer to sheet A10.2
9. Wall Sign - Refer to sheet A10.3
10. Suspended Sign - Refer to sheet A10.3
11. Suspended Sign - Refer to sheet A10.3
12. Projecting Sign - Refer to sheet A10.1
13. Wall Sign - Refer to sheet A10.3
14. Stand Off Letters Awing Sign - Refer to sheet A10.3
1
2
3
4
5
6
7
8
1. The goal of the Monterey Place Sign Program is to create a set of standards that
will be consistent in size from building to building, visually pleasing and balanced
throughout the project. This sign program is based off of the City of San Luis
Obispo‘s Sign Guidelines and shall be enforced by the City of San Luis Obispo.
2. All signs meeting the requirements set forth in the sign program shall be
administratively approved by the City of San Luis Obispo.
3. Any proposed alterations or increases to sign areas by the Tenant not covered in
the shall be subject to City’s design review process.
1 . All tenants signs shall be subject to approval, in writing, from the owner. The
tenant shall submit three color copies of the preliminary sign package to the owner,
at the address below, for his review at the time of preliminary store
de sign . The scale not less than 1 / 8” = 1’-0’’ of the proposed signs showing
materials, colors, finishes and dimensions. These drawings shall indicate
conformance with both the current City of San Luis Obispo sign regulations, and the
sign criteria herein outlined. Send drawings to :
Shear Edge Development c/o Mike Hodge
351 San Miguel Ave.
San Luis Obispo, CA 93405
2. The tenant shall submit drawings, with written owner’s approval, to the city of
San Luis Obispo Planning Deportment for approval and permitting. The tenant shall
pay for all signs, design & engineering of signs, permits, the complete
installation and maintenance.
3. Tenants unable to conform to the sign criteria herein outlined in this document
may return to the City of San Luis Obispo Architectural Review Commission for review
and approval. The tenant will be responsible for whatever cost and fees associated
with this process.
1. All signs, structures and areas surrounding premises shall be well maintained .
2. The illumination must be maintained from dusk till 10 p.m. or close of lost
business within the center, whichever is later
3. Lighting for signs shall not create a hazardous glare for pedestrians or vehicles
either in a public street or on any private premises.
4. All signs shall be constructed as one of the following sign types:
A. Externally illuminated so that light is indirect and utilizes focused light
fixtures that do not allow light or glare that conflicts with note #3
above.
B. Equivalent or equal signs with approval
5. The following sign types ore prohibited:
A. Internally illuminated channel letters
B. Cabinet Signs
6. All signs & installation shall conform to current building and electrical codes.
Each tenant shall be fully responsible for the operations of their sign contractor
7. All conduits, raceways, transformers. junction boxes, openings in building sur-
faces, etc. shall be concealed. exposed hardware shall be finished in a manner con-
sistent with the quality fabrication practices. All finishes shall be pegged from the wall
8. The Tenant’s Sign Company shall confirm all conduit, transformer locations and
service prior to fabrication.
9. In the event of a tenant vacancy, the tenant shall be remove all wall signs . Any
tenant signs located on the shopping center identification sign shall be removed. All
holes left by the sign shall be repaired and pointed to match exterior building color.
10. All signage shall comply with City of Son Luis Obispo Sign Regulations (Com-
munity Design Guidelines Section 15.40) and any applicable conditions of approval
required by the City for final project approval.
Sign Legend Overview
Sign Approval Procedure
General Notes
13 14
10
9
11
12
Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Attachment 5
CHC 3 - 65
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
17.1006 A10.1Schematic Signage Exhibit
Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Creek Side Elevation
Monterey Street Elevation
Sign Legend
Sign 1 and 2 (Similar)
Sign 3 Sign 4 and 12 (Sim.)16
14
5
13
4
12
1. Suspended Sign - 10.5” x 5’ = 5.25 SF
2. Suspended Sign - 10.5” x 5’ = 5.25 SF
3. Wall Sign - 4’ x 7.5’ = 30 SF
4. Projecting Sign - 10’ x 2.5’ = 25 SF
5. Wall Sign - 1.25’ x 9’ = 11.25 SF
6. Projecting Sign - 2.5’ x 2.5’ = 6.25 SF
7. Projecting Sign - 1.75’ x 4’ = 7 SF
8. Projecting Sign - 1.75’ x 4’ = 7 SF
9. Wall Sign - 7’ x 3.25’ = 22.75 SF
10. Suspended Sign - 2.5’ x 4.5 = 11.25 SF
11. Suspended Sign - 2.5’ x 4.5 = 11.25 SF
12. Projecting Sign - 10’ x 2.5’ = 25 SF
13. Wall Sign - 4’ x 2’ = 8 SF
14. Stand Off Letters Awing Sign - 12’ x 1’ = 12 SF
Attachment 5
CHC 3 - 66
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
Paseo East Elevation
Paseo West Elevation
17.1006 A10.2Schematic Signage Exhibit
Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Sign Legend
29
14
3 4
121110876
1. Suspended Sign - 10.5” x 5’ = 5.25 SF
2. Suspended Sign - 10.5” x 5’ = 5.25 SF
3. Wall Sign - 4’ x 7.5’ = 30 SF
4. Projecting Sign - 10’ x 2.5’ = 25 SF
5. Wall Sign - 1.25’ x 9’ = 11.25 SF
6. Projecting Sign - 2.5’ x 2.5’ = 6.25 SF
7. Projecting Sign - 1.75’ x 4’ = 7 SF
8. Projecting Sign - 1.75’ x 4’ = 7 SF
9. Wall Sign - 7’ x 3.25’ = 22.75 SF
10. Suspended Sign - 2.5’ x 4.5 = 11.25 SF
11. Suspended Sign - 2.5’ x 4.5 = 11.25 SF
12. Projecting Sign - 10’ x 2.5’ = 25 SF
13. Wall Sign - 4’ x 2’ = 8 SF
14. Stand Off Letters Awing Sign - 12’ x 1’ = 12 SF
Sign 7 Sign 8
Sign 5 Sign 6
Attachment 5
CHC 3 - 67
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
17.1006 A10.3Schematic Signage Exhibit
Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Wall Sign Examples
Optional Window Sign Examples
Sign Legend
1. Suspended Sign - 10.5” x 5’ = 5.25 SF
2. Suspended Sign - 10.5” x 5’ = 5.25 SF
3. Wall Sign - 4’ x 7.5’ = 30 SF
4. Projecting Sign - 10’ x 2.5’ = 25 SF
5. Wall Sign - 1.25’ x 9’ = 11.25 SF
6. Projecting Sign - 2.5’ x 2.5’ = 6.25 SF
7. Projecting Sign - 1.75’ x 4’ = 7 SF
8. Projecting Sign - 1.75’ x 4’ = 7 SF
9. Wall Sign - 7’ x 3.25’ = 22.75 SF
10. Suspended Sign - 2.5’ x 4.5 = 11.25 SF
11. Suspended Sign - 2.5’ x 4.5 = 11.25 SF
12. Projecting Sign - 10’ x 2.5’ = 25 SF
13. Wall Sign - 4’ x 2’ = 8 SF
14. Stand Off Letters Awing Sign - 12’ x 1’ = 12 SF
Sign 9
Sign 13 and 14
Sign 10 and 11 (Similar)
Attachment 5
CHC 3 - 68
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
Parking Garage
18.0215 A4.0Schematic Site Section B
Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Schematic Site Section A
Program Legend:
Key Plan:
Retail / RestaurantOffice SpaceResidential
A
AB
B
Parking/Ramp
201.50’ F.F.
211.83’ F.F.
Building A
Natural Grade
Dining Patio
222.16’ F.F.
Equipment located at center of
roof and screed from view.
87’-2”
Creek
Walk
17’-6”
Varies
16’-2”
Varies
6’-6”
Varies
Property LineProperty LineCreek
Walk
Park
Area
87’-2”
Creek Walk
29’-6”
Varies
23’-6”
Varies
Creek
Walk
Building Fronting Higuera Street
(Tom’s Toy’s & Anthony, Etc...)
Residential Residential
Residential Residential
Residential Residential
Residential Residential
Retail Dining
Residential
Residential
Residential Balcony
Balcony
Balcony
Balcony
Balcony
Balcony
ResidentialLeitcher HouseMonterey
Street
Building BCOffice
232.5’ F.F.
242.83’ T.O.S.
245.25’ T.O.P. / Max. Ht.
195.25’ Avg. Nat. Gd.
238.5’ T.O.S.
201.50’ F.F.
212.5’ F.F.
222.83’ F.F.
233.16’ F.F.
243.50’ T.O.S.
245.25’ T.O.P. / Max. Ht.
197.00’ Avg. Nat. Gd.
Bld’g BC
Bld’g BC
Bld’g DE
Bld’g DE
Equipment located at center of
roof and screed from view.
Building BC
Attachment 5
CHC 3 - 69
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
Natural Grade
14’-2”14’-2”Parking Garage
18.0215 A4.1Schematic Site Section D
Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Schematic Site Section C
Program Legend:
Key Plan:
D Bld’g BC
Bld’g BC
Bld’g DE
Bld’g DE
C C
D
201.50’ F.F.
212.5’ F.F.
222.83’ F.F.
233.16’ F.F.
243.50’ T.O.S.
245.25’ T.O.P. / Max. Ht.
197.00’ Avg. Nat. Gd.
Roof Access
Elevator
Roof Access
Paseo
Bridges Balcony
Paseo
201.50’ F.F.
191.50’ F.F.
211.83’ F.F.
222.16’ F.F.
232.5’ F.F.
242.83’ T.O.S.
245.25’ T.O.P. / Max. Ht.
195.25’ Avg. Nat. Gd.
Residential
Residential
Residential Residential
Residential
Residential
Residential Residential
Residential
Residential
Residential Residential
Retail
Retail
Office Residential
201.50’ F.F.
212.5’ F.F.
222.83’ F.F.
233.16’ F.F.
243.50’ T.O.S.245.25’ T.O.P. / Max. Ht.
197.00’ Avg. Nat. Gd.
Natural Grade
Leitcher House
238.5’ T.O.S.Retail / RestaurantOffice SpaceResidentialParking/Ramp
Building BC
Building BC
Building DE Building DE
Balcony
Attachment 5
CHC 3 - 70
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Previously Reviewed and Approved - The Leitcher House is Currently Under Construction
A6.0-2Leitcher House
Attachment 5
CHC 3 - 71
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215Scale: 1” = 20’-0” (12 X 18)
Scale: 1” = 10’-0” (24 X 36)
Schematic Lighting Plan “Similar”A11
Pedestrian Lighting:Lighting Legend:
Lighting Fixtures:
Attachment 5
CHC 3 - 72
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 CB1
R1Spanish Tile Roof
R1 S1 M1 H1 S2 H1 R1 S1 M1 S2 R1 M1 S1 S2 H1 R1 M1 S1
S2 Smooth Trowel Stucco
Thunder Sky
Merlex
Color #: P2090
S1 Smooth Trowel Stucco
Swiss Coffee
Merlex
S.O. #52987 P-122
M1 Storefront / Header & Accent Metals
Matte Black
H1 Recessed Wood Lintel
Natural
Colors and Materials
Attachment 5
CHC 3 - 73
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 L-1Schematic Landscape Plan
Preliminary Plant Materials List
Canopy and Street Trees
Jacaranda acutifolia Jacaranda
Tristania conferta Brisbane box
Tall Narrow Trees
Hymenosporum flavum Sweetshade
Bambusa Oldhamii Timber Bamboo
Patio scale Trees
Aloe Hercules Tree Aloe
Screen Shrubs
Myrica californica Pacific Wax Myrtle
Pittosporum Silver Sheen Pittosporum
Ribes sanguineum Red flowering currant
Shrubs (sunny locations)
Anigozanthos ‘Big Red’Kangaroo Paw
Bougainvillea Rosenka Bougainvillea
Hesperaloe Red Yucca
Alyogyne Huegelli Lilac Hibiscus
Agave (various)Agave
Aloe (various)Aloes
Salvia Leucantha Sage
Shrubs (shady locations)
Lirope muscari Big Blue Lily Turf
Pittosporum tobira mock orange
Raphiolepis indica India Hawthorn
Planter Ground Cover
Bougainvillea rosenka Bougainvillea
Coprosma kirkii No Common Name
Lantana montevidensis Trailing Lantana
Senecio mandralisce Blue chalk sticks
Trachelospermum jasminoides Star Jasmine
Ornamental Grass
Calamagrostis ‘Karl Foerster’ Feather Reed Grass
Miscanthus sinensis Silver Grass
Stop Tenuissima Mexican Feather Grass
Pennisetum setaceum ‘Rubrum’ Purple Fountain Grass
Water Conservation Notes
Planting and irrigation shall be designed to conserve water.
The calculated Maximum Allowable Water Use is 42,771
gallons per year.
The calculated Estimated Total Water Use is 96% of MAWU.
The following factors will be incorporated to the final project
landscape design package for compliance with WELO /Title
23:
1. Irrigation system to be a fully automatic underground system
utilizing either low-precipitation spray heads, bubblers, or drip
emitters, or a combination thereof. Irrigation hydrozones shall
be separated with control valves and controller stations into
appropriate and compatible zones.
2. Plant materials proposed are selected for their compatibility to
climatic and site conditions, resistance to wind, and drought
tolerance.
3. All planters shall be mulched with a 3” minimum layer of organic
mulch throughout.
4. Plant materials proposed shall be grouped into distinct
hydrozones utilizing plants with similar water needs.
5. Water needs of plant material proposed have been evaluated
utilizing the WUCOLS Project (Water Use Classification of
Landscape Species) prepared by the University of California
Cooperative extension, 2013. All plant materials proposed are
selected for low to moderate water needs in this climate.
Ramp
Down
Leitcher
Building
Building DE
Building BC
C Trash / Recycle
Patio
Trash /
RecycleStair
Elev
Tall Landscape
Screen
Tall Landscape Screen
Canopy Tree
Existing Creek Walk
Existing Trees
Off Site
Paseo
(Not a Part)
Potted Plants
P2
P2 P2
P3 P3 P3P3
P3
(2)
P1
P1
P1
GREENFORM PLANTERS (POTS)
P1 DELTA 45 - 39" DIA 18" HT.
P2 GEISHA - 17" DIA 26" HT.
P3 TWISTA - 24" SQ X 24" HT.
P4 2ft x 2ft INSIDE FACADE WALL
P4
P3
Attachment 5
CHC 3 - 74
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215 A16
F
FE
Bld’g BC
Bld’g BC
Bld’g DE
Bld’g DE4 Stories4 Stories3 Stories2 Stories2 Stories1 Stories10’-6”
3’-8”
25’-3”
6’-8”
9’-7”
Residential
ResidentialResidential
Roof Access
Residential
ResidentialResidential
Residential
ResidentialResidential
Retail
RetailRetail
Parking Structure Building BC
Building BC
Program Legend:
Key Plan:
Retail / RestaurantOffice SpaceResidentialParking/Ramp
Schematic Section E - Monterey Street Step Back Exhibit
Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
Schematic Section F - Monterey Street Step Back Exhibit
FE
Attachment 5
CHC 3 - 75
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Contextual Monterey Street Elevation A17
Scale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)
The proposed building mass reinforces the establish horizontal lines of the adjacent building mass to maintain the established historic development pattern and provide a logical transition between adjacent buildings .
Established Horizontal Lines at 1st Story
Children’s MuseumProposed BuildingLeitcher HouseHouse
Established Horizontal Lines at 3rd Story
Massing on Monterey Street Exhibit
Scale: 1/16” = 1’-0” (12 X 18)
Scale: 1/8” = 1’-0” (24 X 36)
Attachment 5
CHC 3 - 76
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from Monterey Street V1.0
Attachment 5
CHC 3 - 77
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Entry from Monterey Street V1.1
Attachment 5
CHC 3 - 78
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from Monterey Street V1.2
Attachment 5
CHC 3 - 79
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
Aerial View from Monterey Street V1.3
Attachment 5
CHC 3 - 80
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from Southwest V1.4
Attachment 5
CHC 3 - 81
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View of South V1.5
Attachment 5
CHC 3 - 82
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from South V1.6
Attachment 5
CHC 3 - 83
Monterey Place
667 MONTEREY STREET
SAN LUIS OBISPO, CA
18.0215
View from Southeast V1.7
Attachment 5
CHC 3 - 84
Attachment 6CHC 3 - 85
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Attachment 6
CHC 3 - 116
ADDENDUM TO INITIAL STUDY ER 43-11
FOR ARCH-4311-16
1. Project Title: Monterey Place; Planning File No. ARCH-4311-2016
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:
Brian Leveille, Senior Planner (805) 781-7166
4. Project Location: 667 Monterey Street, San Luis Obispo, CA
5. Project Sponsor’s Name and Address:
Michael Hodge
Shear Edge Development
351 San Miguel Avenue
San Luis Obispo, CA 93405
6. General Plan Designation: General Retail
7. Zoning: Downtown Commercial with Historic and Special Considerations
Overlay (C-D-S-H).
8. Description of the Project: The project consists of revisions to phase 2 of a
previously approved project. The revised project proposal is a multi-story, infill
mixed-use project with 28 residential units and 8,500 square feet of commercial
space. On-site parking is proposed for residential units with a basement level
mechanical parking lift. The overall square footage for residential units is
approximately 45,000 square feet with 25 two-bedroom units and three 3-
bedroom units. Commercial space and a restaurant pad are located adjacent to a
ground floor pedestrian paseo which divides the project site and provides a mid-
block pedestrian connection from the location of a future proposed parking garage
to the creek walk area and pedestrian bridge to the south of the project site (see
Site/Vicinity Plan below).
Attachment 7
CHC 3 - 117
Addendum to Initial Study ER 43-11
For ARCH-4311-2016
Page 2
Site/Vicinity Plan
9. Surrounding Land Uses and Settings:
The project site is located mid-block on the south side of Monterey Street between Broad
and Nipomo Streets. The project site is within one block of Mission Plaza and is adjacent
to the City creek walk and San Luis Creek bridge crossing to the south. The rehabilitation
of the Leitcher building on the northeast portion of the site is ongoing.
Site Size ~30,033 s.f. (.687 acres)
Present Use & Development Active construction site - Leitcher rehabilitation underway
Topography Sloping from Monterey Street to the creek
Access Monterey Street
Surrounding Use/Zoning North: O-H; Office with Historic Overlay – City Parking Lot (Palm Nipomo
Garage evaluated under EIR), Master List Hays Lattimer Adobe, and
Contributing Historic Residences
East: O-H; Office with Historic Overlay – Contributing property in office use
South: P-F-H (Public Facility with a Historic Overlay – Creek walk area
West: P-F-H (Public Facility with a Historic Overlay – Children’s Museum
Attachment 7
CHC 3 - 118
Addendum to Initial Study ER 43-11
For ARCH-4311-2016
Page 3
10. Project Entitlements Requested: The applicant is requesting architectural
review approval, which includes acceptance of the previously approved Negative
Declaration with Mitigation Measures (ER 43-11).
11. Other public agencies whose approval is required: None.
12. Previous Environmental Review: On October 23, 2013, the San Luis Obispo
Planning Commission adopted a Mitigated Negative Declaration of environmental
impact for the project. A copy of the adopted Initial Study can be found at the
following link:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents
Section 15164 of the CEQA Guidelines allows a lead agency to prepare an
addendum to a previously adopted Negative Declaration if only “minor technical
changes or additions” have occurred in the project description since the initial
study was originally prepared.
Attachment 7
CHC 3 - 119
Addendum to Initial Study ER 43-11
For ARCH-4311-2016
Page 4
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
Environmental impacts of the previously approved project (currently entitled) were
evaluated in the Initial Study ER 43-11. The request for project revisions to Phase 2 of
the previously approved project consist of programmatic changes (modifications to uses)
and architectural design modifications. The revised project proposal has substantially
similar massing, floor area, circulation and site layout configuration to the currently
entitled project evaluated under ER 43-11. The revised project proposal would not result
in any additional impacts and would not increase the severity of any impacts identified in
the adopted Mitigated Negative Declaration 43-11.
DETERMINATION:
The City of San Luis Obispo has determined that this addendum to Initial Study ER 43-
11 is necessary to document “minor technical changes or additions” that have occurred in
the project description since the initial study was originally prepared pursuant to CEQA
sections 1164. Substantial changes are not proposed in the project which would require
major revisions to the previous negative declaration 43-11. The project revisions from the
evaluated project in 43-11 would not result in new significant environmental effects or
result in a substantial increase in the severity of a previously identified significant effect.
Substantial changes would not occur with respect to the circumstances under which the
project is being undertaken which would result in new significant environmental effects
or substantial increase in the severity of any previously identified significant impacts.
The Architectural Review Commission has reviewed and considered the information
contained in this addendum in its consideration of the Mitigated Negative Declaration ER
43-11 and ARCH 4311-16 and finds that the preparation of a subsequent Negative
Declaration is not necessary pursuant to CEQA Sections 15164 and 15162.
Attachment 7
CHC 3 - 120