HomeMy WebLinkAboutItem #3 - ARCH 4311-2016 (667 & 679 Monterey) ARC Staff Report - aARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of revisions to a previously approved mixed-use project in the Downtown Historic District, which includes 28 dwelling units and 8,500 square feet of commercial space including office, retail, and restaurant space, with an addendum to the Mitigated Negative Declaration adopted with the previous project approval (ER 43-11).
ADDRESS: 667 & 679 Monterey Street BY: Brian Leveille, Senior Planner
FILE NUMBER: ARCH-4311-16 FROM: Doug Davidson, Deputy Directordd
RECOMMENDATION: Adopt the Draft Resolution based on findings, and subject to conditions
(Attachment 1).
SITE DATA
SUMMARY
The applicant has proposed architectural and
programmatic revisions to a previously
approved mixed-use project which still has
active entitlements. Phase 1 of the previously
approved project (currently underway)
includes the rehabilitation and adaptive reuse
of the Contributing Historic Leitcher House.
The proposed revisions to the remaining
phases of the project are substantially similar
to the previously approved project in terms of
the layout, height, number of floors,
circulation, and parking.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the proposed revisions for consistency with the Community Design
Guidelines and related polices and standards, and to make a determination of consistency with the
Historic Preservation Program Guidelines based on the recommendation of the Cultural Heritage
Committee (CHC).
Applicant Shear Edge Development, LLC
Michael Hodge
Representative George Garcia, Architect
Submittal Date 12/27/2016
Zoning C-D-S-H (Downtown-
Commercial with Historic
District and Special
Consideration Overlay)
General Plan General Retail
Site Area 30,033 SF (.687 acres)
Environmental
Status
Addendum to the adopted
Negative Declaration for the
previous project approval ER
43-11.
Meeting Date: April 2, 2018
Item Number: 3
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2.0 BACKGROUND
2.1 Previous Review/Currently Active Entitlement
The currently entitled project received final project approval from the City Council on
February 4, 2014 (U/ARC/ER 43-11). The first review of the project by the ARC occurred on
April 16, 2012. The ARC initially provided a conceptual review which resulted in a number of
directional items for the applicant to address in the formal application. Following revi ew by
the CHC on January 23, 2012, the ARC reviewed the project and recommended approval to
the City Council on October 1, 2012. The City Council’s approval of the project in 2014
remains active until February 4, 2019 (Attachment 2, previously approved plans). This
entitlement envisioned phased development of the project. Phase 1 of the previously approved
project involves the rehabilitation of the Contributing Historic Leitcher Building. The Leitcher
rehabilitation project is currently underway and anticipated to be completed in the May 2018
timeframe. Modifications to the ongoing Leitcher building rehabilitation are not proposed with
the requested project revisions.
2.2 CHC Review of Proposed Revisions
On February 26, 2018, the CHC reviewed the proposed project revisions for conformance with
the Historic Preservation Program Guidelines. The CHC recommended the ARC consider
colors and windows for historic compatibility and find the project consistent with Historic
Preservation Program Guidelines1 (Attachment 5, CHC Resolution).
1 Historic Preservation Program Guidelines 3.2.1. Architecturally compatible development within Historic
Districts & 3.2.2. Architectural Compatibility.
Figure 1. Perspective view of the currently entitled project looking south from across Monterey
Street.
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3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The project site is located mid-block on the south side of Monterey Street between Broad and
Nipomo Streets (Figure 2, below). 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.
Table 1: Site Information/Setting
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 (future access for pedestrians from creek walk area)
Surrounding Use/Zoning North: O-H; Office with Historic Overlay – City Parking Lot (Palm Nipomo
Garage evaluated under EIR), Master List Hays Lattimer Adobe (residential),
and Contributing Historic Residences
East: O-H; Office with Historic Overlay – Contributing property (Bello House -
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
3.2 Project Description
The proposed project consists of architectural and programmatic revisions to the previously
approved Monterey Place mixed-use project. The previously approved project (current
entitlement) includes plans for 23 residential units, an 11-room bed and breakfast, and 17,760
square feet of commercial space (Attachment 2, Previously Approved Project Plans – Current
Leitcher
Bldg
Project site
City Parking Lot (site
of Palm/Nipomo
garage)
Hays
Lattimer
Children’s
Museum
Figure 2. Project site and vicinity
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Entitlement [2014]). The revised project proposal now includes 28 residential units (30
including the Leitcher Building), and approximately 8,500 square feet of commercial space
(Attachment 3, Project Plans and Attachment 4, Applicant Project Statement). The project
continues to include a subterranean parking garage with 29 spaces for residential units on site,
and a pedestrian paseo which provides a mid-block crossing from Monterey Street to the creek
walk and pedestrian bridge south of the site consistent with the previous approval.
The revised architectural design includes a blend of modern style with elements that are
complementary to the historic context of the area. The proposed materials include smooth
troweled plaster, tile roofing (pitched roofs), recessed wood lintels, decorative steel guardrails,
articulated rafter tails, and cornice details (flat roofs). Vertical and horizontal articulation is
provided by building massing and architectural details. The building designs include step backs
along the elevations with varying roof heights and types including pitched and flat rooflines.
Architectural details that add articulation include awning details, roof overhangs, balconies,
window insets, chimney protrusions, exposed rafter tails, and cornice details (Attachment 3,
Project Plans).
4.0 PROJECT ANALYSIS
4.1 Community Design Guidelines
The previously approved project architecture was found consistent with Community Design
Guidelines and compatible with the Downtown Historic District since the project included
significant variety and incorporated multiple materials and architectural elements seen
downtown, in an effort to reflect the components of various downtown buildings.
Figure 3. Perspective view of the proposed revised architectural design looking south from across
Monterey Street.
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The proposed revised project has a modern style more reflective of contemporary design intent
with the inclusion of elements focusing on the Mission and Spanish Colonial architectural
themes of the downtown (Attachment 4, Applicant Project Statement). Elements of historic
compatibility for Mission and Spanish Colonial themes include the use of tile roofing, pitched
roofs, plaster finishes, vertically oriented windows, and various architectural details described
below in report section 4.2 below. Similar to the currently entitled project, the lower floor
levels continue to provide downtown pedestrian interaction with storefront space along
Monterey Street and spaces with a presence along the pedestrian paseo2. The paseo provides a
mid-block connection from/to the site of the future Palm/Nipomo Parking garage across
Monterey Street, through the project, and to the creek walk and Higuera Street beyond
(Attachment 3, Project Plans, Sheets A1.1 & L1).
2 Community Design Guideline 1.4.B. Design to create and maintain pedestrian scale where ever appropriate.
Figure 4. Comparison of perspective views for the current revised
proposal (below), and previous approval (above) from the
direction of Nipomo Street, looking northeast
Previous entitlement
Current proposal
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The revised project proposal continues to include setbacks to the street and upper floors similar
to the previous approval, and the paseo connection provides separation between the buildings
and the Contributing Historic Leitcher Building. The City parking lot across Monterey Street
from the site is designated for a multi-story parking structure with up to 445 parking spaces
and a non-profit theatre with up to 255 theatre seats. Conceptual renderings of the parking
garage show the multi-story structure incorporating architectural elements which would be
complementary to the revised Monterey Place project with the use of plaster, Spanish tile,
gable ends, and pitched roofs with parapets. The modern elements of the revised design also
appear compatible with the architectural style of the neighboring Children’s Museum (Figure
5, above).
4.2 Architectural Details and Quality
An important element of compatibility in the downtown is a high degree of quality in the
execution of finishes and architectural details3. The project plans include a level of detail which
is not typically included until the submittal of construction plan sets with enlarged architectural
details (Attachment 3, Project Plans, Sheets A3.6 through A3.11). The enlarged details show
high quality finishes such as two-piece clay tile, decorative gutters and downspouts, smooth
3 Community Design Guideline 1.4.A.6. Goals for Design Quality and Character. Require design excellence for
infill redevelopment sites, especially in the downtown area.
Figure 5: Conceptual site layout of the parking structure across Monterey Street from the project,
with the Little Theatre and office/commercial space (left); conceptual rendering of the
Palm/Nipomo parking structure (above right); and, photo of the Children’s museum (below, right).
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plaster and scalloped gables ends, recessed windows and headers, decorative steel guardrails,
cornice details, chimneys, and awning and roof details showing copper gutters and downspouts
with shaped rafters. The storefronts and other metal features noted on callouts will be custom
fabricated metal.
4.3 Historic Preservation Program Guidelines
The CHC’s recommendation was to find the project consistent with Historic Preservation
Guidelines and for the ARC to evaluate the colors and windows for historic compatibility.
The proposed color is Behr “Swiss Coffee” which should appear to have a more muted tone
than appeared to the CHC on project plan printouts and onscreen in the presentation. The
applicant will bring large full color samples for ARC review at the meeting.
On the window compatibility issue, the applicant has pointed out that the windows facing the
historic Leitcher building are more traditional in their proportion (vertically oriented) and
operation, whereas the more contemporary fenestration faces Monterey Street. In response to
CHC feedback, the applicant has added plan sheet 3.11 (Attachment 3, Project Plans) which
describes the locations and provides more detail on the vertically oriented windows adjacent
to the Leitcher Building. There is the possibility that significant alterations to most or all of the
windows to appear more “historic” in character with a more traditional fenestration would
compromise the overall integrity of the modern architectural design.
4.4 Zoning Regulations
The proposed project revisions are in compliance with all applicable Zoning Regulations for
the Downtown-Commercial Zone for lot coverage, height, density, and setbacks (Attachment
3, Project Plans, Sheet page A0.2, Project Data Sheet,). The revised project design’s increased
residential density is provided with a density bonus. The project includes two affordable units
at the “Very Low” income level in order to be eligible for the required density bonus to achieve
the 30 residential units.
4.5 Sign program
The applicant has included a sign program for review. Sign programs are an effective way to
establish ongoing requirements to ensure signage is coordinated and compatible with the
development and surrounding area in projects with multiple tenants and buildings. The
applicant’s proposed sign program appears appropriate in scale, placement, number, and type.
The sign program prohibits internally illuminated cabinet signs and internally illuminated
channel letters and the placement and type of signs appears appropriate for the project in terms
of providing an appropriate level of visibility at the pedestrian scale in the downtown setting
(Attachment 3, Project Plans, Sheet pages A10-A11).
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5.0 ENVIRONMENTAL REVIEW
An addendum (Attachment 6) has been prepared pursuant to State California Environmental
Quality Act Guidelines Section 15164, which finds that the revised project proposal is consistent
with the conclusions and mitigation measures of the previously adopted Mitigated Negative
Declaration ER 43-11. The revised project proposal would not result in new or more severe
environmental impacts than were identified in ER 43-11; nor have circumstances changed which
would result in new or more severe environmental impacts. No new mitigation measures have been
identified, and the applicant is required to comply with the previously adopted Mitigation
Monitoring and Reporting Program. Therefore, a subsequent Negative Declaration is not required
to review the environmental effects of the proposed project revisions. The previously adopted
Mitigated Negative Declaration can be viewed online at:
http://www.slocity.org/Home/ShowDocument?id=18998
6.0 SUMMARY
The proposed revised project would further goals towards implementation of various Housing
Element and Land Use Element Policies of the General Plan by providing a mixed-use infill
housing project in the Downtown Core area. The revised project proposal continues to provide an
important link through the project site from the creek crossing to Monterey Street and Parking Lot
#14, consistent with the Downtown Concept Plan. Similar to previous approvals, the revised
project integrates with the Leitcher Building rehabilitation project which will enhance the historic
character of the property and provide for its long term preservation.
7.0 ALTERNATIVE RECOMMENDATIONS
7.1 Deny the project based on findings of inconsistency with the Community Design
Guidelines and/or other specified policies or regulations.
7.2 Continue the project to a date uncertain with direction to the applicant and staff on
pertinent issues to be addressed.
8.0 ATTACHMENTS
1.Draft Resolution
2.Previously approved Project Plans – Current entitlement (2014)
3.Project Plans (proposed revised project proposal)
4.Applicant Project Statement
5.CHC Resolution No. CHC-1001-2018, February 26, 2018
6.Addendum to adopted Mitigated Negative Declaration ER 43-11
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RESOLUTION NO. ARC-XXXX -18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING ARCHITECTURAL AND
PROGRAMMATIC REVISIONS TO THE PREVIOUSLY APPROVED
MONTEREY PLACE MIXED-USED PROJECT AND APPROVING AN
ADDENDUM TO PREVIOUSLY ADOPTED MITIGATED NEGATIVE
DECLARATION ER 43-11; 667 & 679 MONTEREY STREET
(ARCH-4311-16)
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 April 2, 2018, pursuant to a proceeding instituted under ARCH-4311-2016)
Shear Edge Development, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
considered the recommendation of the Cultural Heritage Committee which found the project
consistent with the Historic Preservation Program Guidelines on February 26, 2018; 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.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-4311-2016), based on the following findings:
1.The project’s design protects the public health, safety, and welfare since the project has
been reviewed and, with inclusion of conditions of approval, found in conformance with
related health and safety code regulations by City Departments such as the Bui lding
Division, Public Works Department, Fire Department and Utilities Department. The design
of the project provides adequate separation and privacy between commercial uses in the
project and the residential component.
2.The project’s mixed uses are compatible with surroundings, neighboring uses, and with
each other since the use permit approved for the project includes conditions of approval
and prohibits uses and hours of operation that would not be compatible with nearby
residential uses and residential units within the project. Future proposed commercial uses
within commercial floor area in the project will also be subject to conformance with
underlying zoning and use permit requirements to ensure ongoing compatibility.
Attachment 1
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3.The project design maintains consistency with the City's Community Design Guidelines
by providing architectural design that complements the character, height and scale of the
surrounding neighborhood and is consistent with the approved planned development.
4.The project is consistent with Historic Preservation Program Guideline 3.2.1 since the
mixed-use buildings include pedestrian scale features consistent with the Downtown with
ground level storefronts fronting Monterey Street and along the pedestrian paseo through
the project.
5.The proposed project is consistent with the scale and historic character of the surroundings
and historic district since it provides articulation, step backs, and architectural details which
break up the massing of buildings.
6.The project incorporates a significant amount articulation and introduces an architectural
style where historic elements are reflected with materials, finishes, and details that are
complementary to the downtown. Primary and secondary views of the Historic Leitcher
Building on site would be retained, and views of other nearby historic resources will not
be obstructed consistent with Historic Preservation Program Guideline 3.2.2.
7.The project’s design is consistent with the design principles contained in Section 4.16 of
the Land Use Element including providing pedestrian-oriented spaces on the ground floor
of buildings, continuous storefronts, and upper floor dwellings and offices.
8.The project is consistent with Housing Element and Land Use Element Policies of the
General Plan by providing a mixed-use infill development project in the downtown core.
SECTION 2. Environmental Review. 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 from the previously approved project. An addendum to the
previously adopted Mitigated Negative Declaration pursuant to CEQA Section 15164 and 15162
is appropriate since the 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.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
1.The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
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in the defense against an Indemnified Claim.
2.Final project design and construction drawings shall be in substantial compliance with the
project plans reviewed and approved by the Architectural Review Commission. A separate
full-size sheet shall be included in working drawings submitted for a building permit that
list all conditions, and code requirements of project approval as Sheet No. 2. Reference
should be made in the margin of listed items as to where in plans requirements are
addressed. Any change to approved design, colors, materials, landscaping or other
conditions of approval must be approved by the Community Development Director or
Architectural Review Commission, as allowed under the City’s Municipal Code.
3.Plans submitted for a building permit for all project components shall include window
details indicating the style and type of materials for the windows, mullions, their
dimensions, and colors. Plans shall also include the materials and dimensions of all lintels,
sills, surrounds, recesses, and other related window features.
4.Plans submitted for a building permit for all project components shall clearly show details
for all railings, balconies, decorative architectural features, and storefronts.
5.The plaster finish for buildings shall be smooth-troweled as noted on plans.
6.Details of lighting fixtures shall return to staff for review and approval, either prior to, or
along with, the plans submitted for a building permit. The locations of all lighting fixtures
shall be clearly called out on building elevations included as part of working drawings.
The lighting schedule for buildings shall include a graphic representation of the proposed
lighting fixtures and cut-sheets shall be separately submitted for the project file of the
proposed lighting fixtures. The selected fixture(s) shall be shielded to ensure that light is
directed downward consistent with Section 17.23.050 of the Zoning Regulations. Details
of all exterior light fixtures, including site lighting and service area lights, need to be
included as part of plans. A note shall be included on plans that “Lenses of exterior wall-
mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare.”
7.Mechanical equipment shall be located internally to buildings. With submittal of working
drawings, the applicant shall include sectional views of buildings, which clearly show the
sizes of proposed condensers and other mechanical equipment to be placed on the roof to
confirm that parapets and other roof features will adequately screen them. A line of site
diagram may be needed to confirm that proposed screening will be adequate.
8.The required fire risers for buildings shall be located internal to buildings. Other fire
department equipment shall be located internal to buildings where feasible. The externally
mounted Fire Department Connection (FDC) for buildings shall have a chrome or brass
finish to the approval of the Community Development Director.
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9.The fire sprinkler riser shall be located in a fire sprinkler riser room on the level of fire
department access and provided with an exterior access door. Floor control valves shall be
located in the riser room.
10.Fire sprinklers in parking garage shall be designed to NFPA 13 Extra Hazard 1 due to the
mechanical lifts.
11.Standpipes shall be located in each stairwell, the roof, and basement parking garage.
12.Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline
of trees. A city-approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans. Contact the City
Arborist at 781-7023 to review and to establish any required preservation measures to be
included with the building permit submittal.
13.A tree protection bond or surety shall be provided to the city prior to demolition,
construction, and/or tree relocations to the satisfaction of the City Arborist, Public Works
Director, and Community Development Director. The surety amount shall be established
in accordance with current standards for evaluating tree value.
14.All new or relocated trees shall be installed per City Engineering Standards. Existing trees
to remain shall be upgraded to include a tree well and grate per City Engineering Standard
#8130 where determined feasible by the City Arborist.
15.The building plan submittal shall include a final drainage report for this project. The
floodzone section of the report and final plans shall show compliance with the Floodplain
Management Regulations. The plans shall be revised to show compliance with the
NAVD88 map and creek profiles within the Flood Insurance Study with the effective date
of November 16, 2012. In some cases the FEMA conversion from the NGVD29 datum
and NAVD88 datum is more conservative than the conversion previously established by
the City of San Luis Obispo.
16.All public improvements shall be designed and constructed in accordance with the City
Engineering Standards in effect at the time of submittal of the working drawings.
17.Pedestrian level street lights shall be installed per City Engineering Standards and the
approved conceptual Downtown Lighting Plan. The final details of how the historic granite
curb will be incorporated into the new curb, gutter, and sidewalk shall be reviewed and
approved to the satisfaction of Public Works Director.
18.A pre-construction meeting and/or pre-demolition meeting shall be coordinated by the
contractor or developer and shall include the appropriate representation from the
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Community Development Department and Public Works Department. The meeting shall
include but is not limited to the scope of work, construction staging, pedestrian protection,
tree protection, inventory of the historic granite curb to be salvaged, existing building
protections, public art protection/relocation, and erosion control/site drainage provisions.
19.A separate public improvement plan and/or excerpt from the civil plans included with the
building plan submittal will be required to document the proposed and constructed
improvements within the public right-of-way. A separate public improvement plan review
will be required in conjunction with the review of the public improvements. The
improvement plans shall include the Monterey Street improvements but will also need to
include the improvements related to the connection and alterations at the city owned Creek
Walk parcel.
20.Any conditions of approval related to the Use Permit and/or Mitigation Measures related
to the Initial Study shall be incorporated into the building plan submittal and public
improvement plans.
21.Planning Commission Use Permit Approval. The project shall comply with all conditions
and maintain consistency with the approved use list for Planning Commission Approval U
43-11 (Resolution No. PC-5590-13).
Night clubs are a prohibited land use. The following land uses shall be prohibited unless
approved as an accessory use to a hotel or restaurant and with approval of an administrative
use permit:
a.Fitness/Health Facility
b.Bar/Tavern
Due to traffic, noise generation, and development character along the street, the following
land uses shall be prohibited facing Monterey Street between Broad and Nipomo Streets:
c.Medical Services
d.Fitness/Health facility (when allowed as an accessory use)
e.Bar/Tavern (when allowed as an accessory use)
f.Banks and financial services (ATM’s are not included in prohibition)
Hours of operation: Consistent with Zoning Regulations for mixed use projects, all
commercial uses are limited to hours of operation between 8:00 a.m. and 6:00 p.m. unless
approved for expanded hours by Community Development Director’s action. The bed and
breakfast reviewed by the Planning Commission is approved for 24-hour operation, and
the restaurant use reviewed by the Planning Commission may operate from 8:00 a.m. to 11
p.m.
Deliveries are prohibited outside the hours of 8:00 a.m. to 6:00 p.m. No commercial
delivery vehicles or trucks may be left idling, and no amplified music or entertainment
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which exceeds the “ambient” level is permitted unless approved by administrative use
permit.
22.Public Art: Prior to final occupancy, public art shall be installed in the location shown on
project plans. The applicant should consider the Cultural Heritage Committee
recommendation that the public art reflect the history of the site.
23.Affordable Housing: Prior to issuance of building permits for the building which affordable
units were identified in plans approved by the ARC, the applicant shall enter into an
affordable housing agreement consistent with project approvals to the satisfaction of the
Community Development Director. The final affordable housing plan and any associated
agreements shall be executed prior to issuance of building permits.
24.Mechanical Parking Lift Maintenance: The mechanical parking lifts included in project
plans shall be safely operated and maintained in continual operation with the exception of
limited periods of maintenance. This requirement applies to all 28 vehicle parking spaces
included on projects and the required dedicated space for the affordable residential
dwelling.
25.Commercial and residential uses of the site and ongoing building maintenance and
landscaping shall at all times remain consistent with approved plans and conditions of
approval of the approved use permit for the project (conditions contained herein).
26.Plans submitted for construction approvals shall include modifications from ARC
approved plans to include relocation of the wash area of the restaurant to a location further
away from the Children’s Museum outdoor area in the vicinity of the trash and recycling.
Plans shall also include a solid wall (finished CMU or poured concrete consistent with
material finishes in existing development) along the west property line between the
proposed project and Children’s museum. The wall shall be constructed in the early phases
of construction to provide an additional buffer during construction operations. In addition
to related air quality mitigation measures, project plans shall contain clear notes and
measures to ensure dust, odors, or any other debris does not cross property lines.
27.Project tenants and owners within the project along the west property line shall be notified
of intermittent outdoor noise levels which can occur at the San Luis Obispo Children’s
Museum during open hours and special events. Final notification form and language shall
be approved to the satisfaction of the Community Development Director and consistent
with the intent to prevent any future noise complaints.
28.The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Business
license applications and planning and building permits for tenant changes or
improvements. This requirement is to ensure the project site remains in conformance with
Zoning Code Regulations for payment of parking in-lieu fees per SLOMC Chapter 4.30.
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29.The access driveway off of Monterey Street shall be widened to 16’ – 20’ to accommodate
two-way traffic into and out of the parking garage. The two-way width shall be extended
as far as practical into the garage but shall not be less than one car length beyond the
Monterey Street right-of-way.
30.The applicant or parking lift vendor shall provide a list of common vehicles, including
make and model that can utilize the proposed lift as submitted. The lift shall be shown to
accommodate a reasonable number of vehicles to the satisfaction of city. The list shall be
presented to the city for acceptance prior to commencing with working d rawings. If the
list of vehicles is determined to be unacceptable, the applicant shall research other lift
options and/or may be required to extend the parking space lengths, depths, and/or heights
to accommodate a larger number of vehicles.
31.The project design shall provide adequate sight distance at the parking structure exit onto
Monterey Street for motorists to see and yield to pedestrians. To accomplish this, the
parking structure exit shall provide a minimum of ten feet clear visibility to the sidewalk
on both sides of the exit, unobstructed by building corners, columns, or any other visual
impediments. This distance is measured from eight feet behind the stop bar and two feet
to the right of the centerline where a driver would be located in a stopped vehicle.
32.To minimize off-site parking impacts, prospective tenants and employees shall be notified
in writing of the project’s on-site vehicle and bicycle parking, off-site parking options, and
transit schedules for accessing the site via transit.
33.If off-site parking is provided in a manner consistent with City Regulations and subject to
Community Development Director’s approval, the number of on-site parking spaces may
be reduced accordingly.
34.Construction and grading plans submitted for review and approval by the Building Division
shall incorporate applicable recommendations of the Earth Systems Pacific Soils
Engineering Report dated October 23, 2008. The report shall be updated to evaluate and
provide recommendations based on recent project revisions to include subterranean
parking where the mechanical lifts are shown.
35.All public improvements shall be designed and constructed in accordance with the City
Engineering Standards in effect at the time of submittal of the working drawings. The
current 2010 City Engineering Standards are expected to be updated and adopted by the
City Council in early 2013.
36.The building plan submittal shall include a complete site utility plan. Individual service
connections shall be perpendicular to the street. On-site services shall not be located within
and parallel to the sidewalk unless specifically approved by the Public Works Director.
The building plan submittal shall include all dry utilities, meters, poc’s, and transformers
for reference.
Attachment 1
ARC3-15
Resolution No. ARC- -18
ARCH-4311-2016 (667 & 679 Monterey Street)
Page 8
37.Any conditions of approval related to the Use Permit and/or Mitigation Measures related
to the Initial Study shall be incorporated into the building plan submittal and public
improvement plans.
38.The pedestrian paseo connecting the public sidewalk on Monterey Street to the creekwalk
and bridge shall maintain a clear width of 8’. The paseo shall be open to the general public
at a minimum between the hours of 7:00 a.m. and 11:00 p.m. Any temporary closures of
the crosswalk, the Paseo, and/or access to the creekwalk and bridge after occupancy shall
be properly noticed to the satisfaction of the City Public Works and Community
Development Directors.
39.Building plans shall identify bicycle parking required for each phase, the path of travel to
these spaces and how these spaces will be easily accessed for use by residents, employees
and customers (ie. directional signage and lighting). Bicycle parking shall be installed at
highly visible locations that are as close to the main entrance of the destination as possible.
The final bicycle parking plan shall be provided with Building plans and configured to the
satisfaction of the Public Works Transportation Division.
40.Peak Racks (Peakracks.com) or inverted “U” racks may be used for short-term bicycle
parking (ribbon racks are not permitted). Building plans shall include details including
rack design and location, area bikes will be take up when parked in the racks, clearances
from walls, etc. and circulation for users in compliance with the manufacturer’s standards.
The general dimension of a bicycle is two-feet in width and six-feet in length.
41.Bike lockers shall be labeled and reserved for bike storage.
42.Project approvals include a loss of two on-street parking spaces to install a mid-block
crossing of Monterey Street. Any further requests to remove on-street parking to facilitate
the project shall follow the City’s Downtown Parking Space Conversion procedures
(Resolution No. 10139).
43.Through the encroachment permit process, the applicant shall be responsible for making
any physical changes (including striping and signage) to on-street parking resulting from
the project.
44.The project’s parking requirement shall be met prior to the issuance of a building permit.
This project approval does not include any City commitments for off-site parking, valet
parking, or retaining Monterey Street in its current configuration.
45.Prior to the issuance of a building permit, the applicant shall submit and receive approva l
of a construction activity management plan addressing construction traffic, temporary
wayfaring signs and outreach to area businesses and residents to minimize construction
impacts.
Attachment 1
ARC3-16
Resolution No. ARC- -18
ARCH-4311-2016 (667 & 679 Monterey Street)
Page 9
46.The applicant shall ensure that information on public transit, bicycle parking, carpooling
and local transportation management organizations, shall be provided to prospective
residents employees, and hotel guests to encourage a reduction in personal vehicle use.
47.If a garage door is used for the garage, it shall be set back a s needed to accommodate one
car length (16’) which shall be measured from 4’ behind driveway pan.
48.If the following circulation improvements have not been undertaken by others prior to the
a.issuance of building permits, the applicant shall submit a cost estimate for these
improvements and pay their fair share for their design and installation:
b.Extend Nipomo Street left turn lane at Higuera to provide 65 feet of vehicle storage.
c.Extend Nipomo Street left turn lane at Marsh to provide 45 feet of vehicle storage.
d.Install crosswalks at Marsh/Nipomo intersection.
e.Install pedestrian countdown heads at Broad/Higuera intersection.
49.The property’s existing sewer lateral to the point of connection at the City main must pass
a pipeline video inspection (visual inspection of the interior of the pipeline), including
repair or replacement, as part of the project. The pipeline video inspection shall be
submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit. Additional information is
provided below related to this requirement:
50.The pipeline video inspection shall be submitted on USB drive and shall be in color.
51.The inspection shall be of adequate resolution to display pipe.
52.Material submitted shall include the project address and a scaled plan of the building and
the lateral location to the connection at the City sewer main.
53.The inspection shall include tracking of the pipeline length (in feet) from the start of the
inspection to the connection at the City sewer main.
54.It is optional to provide audio on the report to explain the location, date of inspection, and
pipeline condition observations.
55.The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained, and shall have reasonable
alignments needed for maintenance of public infrastructure.
56.Revisions to the existing sewer and water infrastructure, that may result from the proposed
project, shall be completed to the satisfaction of the Utilities Director to minimize impacts
to operations and maintenance of the services.
Attachment 1
ARC3-17
Resolution No. ARC- -18
ARCH-4311-2016 (667 & 679 Monterey Street)
Page 10
57.The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the proposed private and public sewer collection system to prevent
groundwater infiltration.
58.Any private sewer services that cross one parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to final Building Permit.
59.If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall
be provided with the design. These types of facilities shall also provide an area inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary
sewer.
60.The project's commercial and residential uses shall be metered separately. All residential
units are to be individually metered. The CCR's for the property/homeowner association
shall require that the sub-meters be read by the association (or P/HOA contracted service)
and each condominium billed according to water use.
61.Public sewer and water pipe infrastructure shall not be extended into private access roads,
but public water meters can be installed for each parcel in a location having a dedicated
access easement that is recorded to the satisfaction of the Utilities Director.
62.Recycled water, or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available
from the City's Utilities Department.
63.Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
64.Final grades and alignments of all public and/or private water, and sewer shall be approved
to the satisfaction of the Utilities Department. The final location, configuration, and sizing
of on-site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
65.Infrastructure capacity and access easements shall be provided for water and sewer services
to parcels located east of the proposed project.
Attachment 1
ARC3-18
Resolution No. ARC- -18
ARCH-4311-2016 (667 & 679 Monterey Street)
Page 11
Mitigated Negative Declaration. All mitigation measures shall be carried out consistent with the
Planning Commission adopted Mitigated Negative Declaration (ER 43-11).
REQUIRED MITIGATION AND MONITORING PROGRAMS
AIR QUALITY MITIGATION
Mitigation Measure No. 1: Temporary impacts from the project, including but not limited to excavation and
construction activities and vehicle emissions from heavy duty equipment have the potential to create dust and
emissions that exceed air quality standards for temporary and intermediate periods unless the following mitigation
measures are incorporated:
a.Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less;
b.Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prev ent
visible emissions from crossing the property line;
c.Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing
the property line;
d.Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when
material is not being added to or removed from the pile;
e.Equipment must be washed down before moving from the property onto a paved public road; and
f.Visible track-out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped
vacuum device within twenty-four (24) hours.
Monitoring Program: Community Development Department staff will insure that project plans incorporate the
mitigation measures. City engineering staff will inspect the construction operations to verify conformance with
specifications and mitigations.
CULTURAL RESOURCES MITIGATION
To ensure that work is carried out consistent with recommendations of the Historic Evaluation and Secretary of
Interior Standards, the following mitigation measure is required:
Mitigation Measure No. 2: Plans submitted for relocation and rehabilitation work on the Leitcher Building,
shall include all details and information required to verify compliance with all recommendations contained in
the Applied Earthworks Report prepared by Ms. Victoria Smith, dated April 2012. Plans submitted for
construction and relocation shall be fully consistent with amended plans reviewed by the Architectural Review
Commission on October 1, 2012, which reflect revisions needed for consistency with recommendations of the
report.
Monitoring Program: Plans submitted for construction approval will be reviewed by Community Development
Department staff to verify conformance with the above mitigation measure and ongoing inspections will be
conducted during the construction phases to guarantee work carried out is consistent with approved plans.
Inspecting staff will include Planning Staff, Building inspectors, and Public Works inspectors.
Mitigation Measure No. 3:
Prior to issuance of construction plans all recommendations from the July 15, 2011, Subsurface Archaeological
Resources Evaluation (SARE) prepared by Singer Associates, shall be implemented to the satisfaction of the
Community Development Director. The Phase III mitigation plan shall be in full conformance with
Archaeological Resource Preservation Guidelines. Prior to occupancy of any structures a report shall be provided
to the Cultural Heritage Committee which summarizes the results of the Archaeological Data Recovery
Excavation (ADRE).
Attachment 1
ARC3-19
Resolution No. ARC- -18
ARCH-4311-2016 (667 & 679 Monterey Street)
Page 12
Monitoring Program: Planning Staff will “flag” building permit submittals to guarantee permit issuance does not
occur until the above mitigation measure has been completed.
Mitigation Measure No. 4: If excavations encounter significant paleontological resources, archaeological
resources or cultural materials, then construction activities that may affect them shall cease until the extent of
the resource is determined and the Community Development Director approves appropr iate protective
measures. The Community Development Director shall be notified of the extent and location of discovered
materials so that a qualified archaeologist may record them.
If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work
with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and
federal laws. A note concerning this requirement shall be included on the grading and construction pl ans
submitted for the project.
Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
On motion by Commission________, seconded by Commissioner________, and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 2nd day of April, 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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ARC3-52
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A0.1ARC Package for Monterey Place in San Luis Obispo, California667 Monterey Street San Luis Obispo, California M o n t e r e y P l a c eShear Edge Development Attachment 3ARC3-53
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Project Data SheetA0.2THE FOLLOWING MITIGATION MEASURES WERE ADOPTED BY THE CITY OF SAN LUIS OBISPO IN RESOLUTION NO. 9975 AND MUST BE INCORPORATED INTO THIS PROJECT.1. AESTHETICSPRIOR 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 RESOURCESA. 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 PLANNINGMASS, 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 PROGRAMCOMPLIANCE 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.NOISETHE 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 PROGRAMCOMPLIANCE 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.A0.1COVER SHEETA0.2 PROJECT DATA SHEETA0.3 PROJECT DATA SHEETA0.4 PROJECT DATA SHEETA0.5VICINITY PLANA1.0 BASEMENT FLOOR PLAN A1.1 GROUND FLOOR PLAN A1.2 SECOND FLOOR PLAN A1.3 THIRD FLOOR PLAN A1.4 FOURTH FLOOR PLAN A1.5ROOF PLANC1 PRELIMINARY GRADING AND DRAINAGE PLAN C2 STREET PARKING, LINE OF SIGHT, AND TEMPORARY PARKING C3 PRELIMINARY COMPOSITE UTILITY PLANA2.0PERSPECTIVE VIEWS A2.1PERSPECTIVE VIEWS A2.2VISUAL SIMULATION A2.3VISUAL SIMULATION A2.4VISUAL SIMULATION A2.5VISUAL SIMULATION A2.6VISUAL SIMULATION A2.7VISUAL SIMULATION A2.8VISUAL SIMULATIONA3.0 MONTEREY STREET ELEVATION A3.1 NIPOMO STREET ELEVATION A3.2REAR ELEVATION A3.3 BROAD STREET ELEVATION A3.4 PASEO EAST ELEVATION A3.5PASEO WEST ELEVATION A3.6ENLARGED DETAILS A3.7ENLARGED DETAILSA3.8ENLARGED DETAILSA3.9ENLARGED DETAILSA3.10COMPILED DETAIL ASSEMBLIES A4.0SITE SECTIONSA4.1SITE SECTIONS A5.0PHASING PLAN A5.1 PHASING SITE PLANA5.2 PHASE 2 - REAR ELEVATIONA6.0 - A6.2 LEITCHER HOUSE A7.0 FLOOD GATE EXHIBIT A7.1 FLOOD GATE DETAILS A7.2 BUILDING HEIGHT EXHIBIT A7.3 BIKE PARKING EXHIBIT - BASEMENT A7.4 BIKE PARKING EXHIBIT - GROUND FLOOR A7.5 SETBACK EXHIBIT - BASEMENTA7.6 SETBACK EXHIBIT - GROUND FLOORA7.7 SETBACK EXHIBIT - SECOND FLOORA7.8 SETBACK EXHIBIT - THIRD FLOORA7.9 SETBACK EXHIBIT - FORTH FLOOR A8.0 SHADING STUDY - PHASE 2A8.1 SHADING STUDY - PHASE 3 A9.0 EGRESS PLAN - BASEMENT A9.1 EGRESS PLAN - GROUND FLOOR A9.2 EGRESS PLAN - SECOND FLOOR A9.3 EGRESS PLAN - THIRD FLOOR A9.4 EGRESS PLAN - FOURTH FLOORA10 SCHEMATIC SIGNAGE PLANA10.1 SCHEMATIC SIGNAGE PLANA10.2 SCHEMATIC SIGNAGE PLANA10.3 SCHEMATIC SIGNAGE PLAN A11 SCHEMATIC LIGHTING PLAN LID1 LOW IMPACT DEVELOPMENT CB1 COLOR MATERIALS BOARD L-1LANDSCAPE PLANA12 TYPICAL PRIVACY SOUND WALLS / FLOOR DETAILS A13 ON SITE MECHANICAL PARKING LIFT SYSTEMA14 TYPICAL ACCESSIBLE STAIR AND RAMP REQUIREMENTSA15 TYPICAL ACCESSIBLE HANDRAIL REQUIREMENTSA16 STEP BACK EXHIBITA17 MASSING ON MONTEREY STREET EXHIBITV1.0 - V1.8 ADDITIONAL PERSPECTIVE VIEWS OWNER:SHEAR EDGE DEVELOPMENT351 SAN MIGUEL AVENUESAN LUIS OBISPO, CA 93401CONTACT:MICHEAL HODGE, P.E.PHONE:(805) 215-8753EMAIL:HODGECO@CHARTER.NETARCHITECT:GARCIA ARCHITECTURE + DESIGN1308 MONTERREY STREET, STE. 230SAN LUIS OBISPO, CA 93401CONTACT:GEORGE GARCIA, AIAPHONE:(805) 783-1880EMAIL:GEORGE@GARICAARCHDESIGN.COMCIVIL ENGINEER:HODGE COMPANY351 SAN MIGUEL AVENUESAN LUIS OBISPO, CA 93401CONTACT:MICHAEL HODGE, P.E.PHONE:(805) 213-8753EMAIL:HODGECO@CHARTER.NETARCHITECTURAL HISTORIAN:APPLIED EARTHWORKS, INC.743 PACIFIC STREET, SUITE ASAN LUIS OBISPO, CA 93401CONTACT:VICTORIA SMITHPHONE:(805) 594-1590EMAIL:VSMITH@APPLIEDEARTHWORKS.COMGEOTECHNICAL ENGINEER:EARTH SYSTEMS PACIFIC4378 OLD SANTA FE ROADSAN LUIS OBISPO, CA 93401CONTACT: DENNIS SHALLENBERGERPHONE:(805) 544-3276EMAIL:DENNIS@EARTHSYS.COMTRAFFIC ENGINEER:OROSZ ENGINEERING GROUP, INC.1627 CALZADA AVENUESANTA YNEZ, CA 93460CONTACT:STEPHEN A. OROSZPHONE:(805) 688-7814EMAIL:STEVE@OEGSITE.COMPHASE 1:UNIT BEDS BATHS AREAL.H. 1 1 670 SFL.H. STUDIO 1 458 SFPHASE 2:UNIT BEDS BATHS AREA101 2 2 1,670 SF102 2 2 1,700 SF103 2 2 1,760 SF205 2 2 1,630 SF206 2 2 1,645 SF207 2 1 910 SF208 2 1 930 SF209 2 2 1,700 SF210 2 2 1,760 SF305 2 2 1,595 SF306 2 2 1,630 SF307 2 2 1,560 SF308 2 2 1,790 SF309 2 2 1,990 SF404 3 3 2,060 SF405 3 3 2,560 SF406 3 2 1,608 SFTOTAL (17 UNITS): 28,498 SFPHASE 3:UNIT BEDS BATHS AREA201 2 2 1,400 SF202 2 2 1,515 SF203 2 2 1,530 SF204 2 2 1,570 SF301 2 2 1,400 SF302 2 2 1,515 SF303 2 2 1,510 SF304 2 2 1,465 SF401 3 3 2,165 SF402 2 2 1,515 SF403 2 2 1,470 SFTOTAL (11 UNITS): 17,055 SFTOTAL (PHASES 1, 2 + 3):UNITSAREA3046,681 SFMitigation MeasuresProject DirectoryResidential Unit DataProject Description Drawing IndexTHE 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 3ARC3-54
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A0.3Building Code Analysis Building Code Analysis (Cont.) Parking CalculationProject DataProject Data SheetFIRST B 3,125 SF 54,000 SF 0.057R-1 2,540 SF 36,000 SF 0.071R-2 5,130 SF 36,000 SF 0.1430.271 < 1 (OKAY)SECOND R-2 8,575 SF 36,000 SF 0.238R-1 2,300 SF 36,000 SF 0.0640.302 < 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: 0.049FIRST: 0.271SECOND: 0.302THIRD: 0.237FOURTH: 0.1751.034 < 2 (OKAY)PHASE 3FLOOR OCCUPANCY ACTUAL ALLOWABLE RATIO BASEMENT S-1 2,145 SF 42,000 SF 0.049S-2 4,850 SF 63,000 SF 0.0660.115 < 1 (OKAY)FIRST A-2 3,738 SF 34,500 SF 0.104 B 4,850 SF 54,000 SF 0.090R-2 5,130 SF 36,000 SF 0.271R-1 2,540 SF 36,000 SF 0.0710.536 < 1 (OKAY)SECOND R-2 14,950 SF 36,000 SF 0.405R-1 2,300 SF 36,000 SF 0.0640.469 < 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: 0.115FIRST: 0.536SECOND: 0.469THIRD: 0.401FOURTH: 0.318 1.84 < 2 (OKAY)FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTSSTRUCTURAL FRAME:1 HOUREXTERIOR BEARING WALLS: 1 HOURINTERIOR BEARING WALLS: 1 HOUREXTERIOR NON- BEARING WALLS: 1 HOURINTERIOR NON-BEARING WALLS: NONEFLOOR CONSTRUCTION:1 HOURROOF CONSTRUCTION:1 HOURSHAFTS CONNECTING 4 STORIES: 2 HOURSSHAFTS CONNECTING 3-4 STORIES: 1 HOURSHAFTS CONNECTING 2 STORIES: NONELEICHTER HOUSE: GUEST ROOMS: 2 ROOMS @ 1/ROOM = 2.0 SPACES (1) 1 BEDROOM: 1.5 SPACE(1) STUDIO1: 1 STUDIOS @ 1/ROOM = 1.0 SPACESSUBTOTAL:4.5 SPACES50% REDUCTION FOR C-D ZONE: -2.25 SPACESTOTAL REQUIRED:2.25 SPACESRETAIL:RETAIL GROSS AREA: 1,725 SF @ 1/500 SF =3.45 SPACESTOTAL REQUIRED:3.45 SPACESRESTAURANT:RESTAURANT GROSS AREA: 3,738 SF @ 1/350 SF = 10.68 SPACESPATIO DINING: 1,130 SF @ 1/350 SF = 3.22 SPACESTOTAL REQUIRED:13.9 SPACESOFFICE: OFFICE SPACE: 2,165 SF @ 1/500 SF = 4.33 SPACESTOTAL REQUIRED:4.33 SPACESDWELLING UNITS: (24) TWO BEDROOM UNITS @ 2.0 SPACES EACH: 48.0 SPACES(4) THREE BEDROOM UNIT @ 2.5 SPACES EACH: 10.00 SPACES1 GUEST PARKING PER 5 UNITS 5.60 SPACES50% REDUCTION FOR C-D ZONE: -31.80 SPACESTOTAL REQUIRED:31.80 SPACESCREDIT 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 SPACESONE SPACE FOR EACH FIVE UNITS (16 UNITS): 3.2 SPACESSUBTOTAL:24.2 SPACES50% REDUCTION FOR C-D ZONE: -12.1 SPACESSUBTOTAL:12.1 SPACESEXISTING ONSITE SPACES REMOVED: -8 SPACESTOTAL CREDIT FOR EXISTING USES: 4.1 SPACESTOTAL SPACES REQUIRED: 55.43 SPACES – 4.1 SPACES: 51.63 SPACES REQUIREDBICYCLE PARKING REDUCTION: -10% OR 5.16 SPACES (for 26.0 Bike Spaces) TOTAL PARKING REQUIRED W/ BIKE REDUCTION 46 SPACES REQ’DPARKING SPACES PROVIDED: 29 SPACESIN LUE PARKING SPACES: 17 SPACESMOTORCYCLE PARKING REQUIREMENTS:1 SPACE FOR EACH 20 CARS: 2 SPACES REQUIRED MOTORCYCLE SPACES PROVIDED: 0 SPACESIN LUE PARKING SPACES: 2 SPACESBICYCLE PARKING SPACES REQUIREMENTS:BIKE PARKING REQUIRED: 8 SPACESBIKE PARKING PROVIDED: 8 SPACES (5 SHORT TERM & 3 LONG TERM)RES. BIKE PARKING REQUIRED: 2 SPACES x 30 UNITS = 60 SPACESRES. 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 SPACESTOTAL 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 STORYB OCCUPANCY: 1 STORYR-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 506.2Aa = [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 RATIOFIRST 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 2FLOOR OCCUPANCY ACTUAL ALLOWABLE RATIOBASEMENT S-1 2,050 SF 42,000 SF 0.0490.049 < 1 (OKAY)ADDRESS: 667 MONTEREY STREETAPN: 002-421-027SITE 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 + BASEMENTNUMBER OF DWELLING UNITS: 28BUILDING HEIGHT ALLOWED: 50 FEETBUILDING HEIGHT PROPOSED: 50 FEETLOT COVERAGE ALLOWED: 100%LOT COVERAGE PROPOSED: 58%FLOOR AREA RATIO ALLOWED: 3.0FLOOR AREA RATIO PROPOSED: 2.2DENSITY ALLOWED: (36 UNITS / ACRE) / 0.687 ACRES = 24.73 UNITSDENSITY 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 UNITSBUILDING AREA: PHASE 1 BUILDING A (LEITCHER HOUSE):6,237 SFPHASE 2BUILDING DE (MIXED USE): STORAGE:2,050 SFCOMMERCIAL (OFFICE):3,125 SFUTILITIES (EQUIPMENT, RESTROOMS):2,573 SFRESIDENTIAL:28,498 SFTOTAL:36,246 SFPHASE 3 BUILDING BC (MIXED USE):PARKING:3,565 SFCOMMERCIAL (RETAIL, RESTAURANT):5,463 SFUTILITIES (EQUIPMENT, RESTROOMS):3,791 SFRESIDENTIAL:17,055 SFTOTAL:29,874 SFTOTAL PROJECT BUILDING AREAPART OF BUILDING D AND BUILDING E (MIXED USE): PARKING:3,565 SFCOMMERCIAL:8,588 SFUTILITIES (EQUIPMENT, RESTROOMS):2,364 SFRESIDENTIAL (R-1):6,237SFRESIDENTIAL (R-2):45,553 SFTOTAL:66,307 SFAttachment 3ARC3-55
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A0.4Building Code Analysis (Cont.) Building Code Analysis (Cont.) Building Code Analysis (Cont.) Building Code Analysis (Cont.)Project Data SheetMAXIMUM ALLOWABLE AREA OF OPENINGS BASED ON FIRE SEPARATION (Per CBC 2016 Table 705.8)FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA0’ TO LESS THAN 3’YES/NONOT PERMITTED3’ TO LESS THAN 5’NO15%3’ TO LESS THAN 5’YES15%5’ TO LESS THAN 10’NO25%5’ TO LESS THAN 10’YES25%10’ TO LESS THAN 15’NO45%10’ TO LESS THAN 15’YES45%15’ TO LESS THAN 20’NO75%15’ TO LESS THAN 20’YES75%20’ OR GREATERYES/NONO LIMITFRONT / MONTEREY STREET ELEVATION BUILDING BCGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED)OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% < 25% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 34.0% < 45% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 44.9% <45% THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% <25% THEREFORE OKAYOPENINGS 10’ TO LESS THAN 15’ NO 27.0% < 45% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 30.0% < 75% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 48.0% < 75% THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED)OPENINGS AT 5’ TO LESS THAN 10’ NO 25.0% = 25% THEREFORE OKAYOPENING AT 10’ TO LESS THAN 15’ NO 27.0% < 45% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 30.0% < 75% THEREFORE OKAYOPENING AT 115’ TO LESS THAN 20’ NO 48.0% < 75% THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED) OPENINGS AT 10’ TO LESS THAN 15’ NO 31.0% < 45% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 30.0% < 75% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYWEST ELEVATION BUILDING BCGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 1.0% < 25%SECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED)OPENINGS AT 3’ TO LESS THAN 5’ NO 14.9% < 15% THEREFORE OKAYOPENINGS AT 5’ TO LESS THAN 10’ NO 16.0% < 25% THEREFORE OKAYTHIRD FLOOR FIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED)OPENINGS AT TO LESS THAN 5’ NO 14.9% < 15% THEREFORE OKAYOPENINGS AT 5’ TO LESS THAN 10’ NO 16.0% < 25% THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDACTUAL AREA (SPINKLERED)OPENINGS AT 3’ TO LESS THAN 5’ NO 14.9% < 15% THEREFORE OKAYOPENINGS AT 5’ TO LESS THAN 10’ NO 21.0% < 25% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 21.0% < 45% THEREFORE OKAYREAR / CREEK SIDE ELEVATION BUILDING BCGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 10’ TO LESS THAN 15’ NO 31.0% < 45% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 10’ TO LESS THAN 15’ NO 44.0% < 45% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 10’ TO LESS THAN 15’ NO 44.0% < 45% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 10’ TO LESS THAN 15’ NO 44.0% < 45% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYWEST ELEVATION BUILDING BCGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 10’ TO LESS THAN 15’ NO 40.0% < 45% THERE-FORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENING AT 10’ TO LESS THAN 15’ NO 17.0% < 45% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 10’ TO LESS THAN 15’ NO 17.0% < 45% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYFRONT / MONTEREY STREET ELEVATION BUILDING DEGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 24.8% < 25% THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 24.8% < 25% THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 24.8% < 25% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 39.0% < 45% THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 5’ TO LESS THAN 10’ NO 16..5% < 25% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 26.7% < 75% THEREFORE OKAYREAR / CREEK SIDE ELEVATION BUILDING DEGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 12.5% < 25% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 20.5% < 45% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 18.7% < 75% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% < 25% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 23.5% < 25% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 28% < 75% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED) OPENINGS AT 5’ TO LESS THAN 10’ NO 24.9% < 25% THEREFORE OKAYOPENINGS AT 10’ TO LESS THAN 15’ NO 23.5% < 25% THEREFORE OKAYOPENINGS AT 15’ TO LESS THAN 20’ NO 28% < 75% THEREFORE OKAYOPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 15’ TO LESS THAN 20’ NO 18% < 75%OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYWEST ELEVATION BUILDING DEGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AT 20’ OR GREATER NO NO LIMIT THEREFORE OKAYEAST ELEVATION BUILDING DEGROUND FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AR 5’ TO LESS THAN 10’ NO 18.0% < 25% THEREFORE OKAYSECOND FLOOR FIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENINGS AR 5’ TO LESS THAN 10’ NO 18.0% < 25% THEREFORE OKAYTHIRD FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)NONENANAFOURTH FLOORFIRE SEPARATION DISTANCEPROTECTEDALLOWABLE AREA (SPINKLERED)OPENING AT 5’ TO LESS THAN 10’ NO 24.9 < 25% THEREFORE OKAY Attachment 3ARC3-56
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1:50 (12 X 18)Bld’g BCBld’g BCBld’g DEBld’g DEBld’g DELeitcherVicinity PlanA0.5Attachment 3ARC3-57
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Basement Floor PlanA1.0Building BC AreasParking Garage: 3,565 s.f. Parking Spaces: 29 spacesLobby: 215 s.f.Basement Floor Plan Statistics:Program Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-58
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Ground Floor PlanA1.1Building 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 AreasOffi ce: 2,165 s.f.Restroom / Corridor: 385 s.f.Utilities / Electrical: 495 s.f.Building DE Residential AreasResidential 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, referto 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 / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-59
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Second Floor PlanA1.2Building 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 / RestaurantOffice SpaceResidentialParking/RampCirculation(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 3ARC3-60
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Third Floor PlanA1.3Building 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:StudioProgram Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculation** 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 3ARC3-61
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Fourth Floor PlanA1.4Building 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 / RestaurantOffice SpaceResidentialParking/RampCirculation** 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 3ARC3-62
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Roof PlanA1.5Program Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-63
Attachment 3ARC3-64
Attachment 3ARC3-65
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Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A2.0View Legend:Persp. 1Persp. 2Perspective ViewsPerspective 2 - View from Creek / Nipomo StreetPerspective 1 - View from Creek Pedestrian BridgeAttachment 3ARC3-67
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A2.1View Legend:Perspective 4 - View from Corner of Monterey and Broad StreetPerspective 3 - View from Monterey Street Persp. 4Persp. 3Perspective ViewsAttachment 3ARC3-68
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Visual SimulationA2.2View Legend:View from Monterey Street - Existing ConditionsView from Monterey Street - Proposed ConditionsViewAttachment 3ARC3-69
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Visual SimulationA2.3View Legend:ViewView from Monterey and Nipomo - Existing ConditionsView from Monterey and Nipomo - Proposed ConditionsAttachment 3ARC3-70
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Visual SimulationA2.4View Legend:ViewView from Nipomo Street - Existing ConditionsView from Nipomo Street - Proposed ConditionsAttachment 3ARC3-71
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Visual SimulationA2.5View Legend:ViewView from Higuera Street - Existing ConditionsView from Higuera Street - Proposed ConditionsAttachment 3ARC3-72
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Visual SimulationA2.6View Legend:ViewView from Higuera Street - Existing ConditionsView from Higuera Street - Proposed ConditionsAttachment 3ARC3-73
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Visual SimulationA2.7View Legend:View from Higuera Street - Existing ConditionsView from Higuera Street - Proposed ConditionsViewAttachment 3ARC3-74
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA View18.0322Visual SimulationA2.8View Legend:View from Higuera Street - Existing ConditionsView from Higuera Street - Proposed ConditionsAttachment 3ARC3-75
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A3.0Scale: 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.TrashCovered EntryRamp DownRetailBuilding BCMonterey StreetLeitcher HouseLandscapingLandscapingSidewalkPorchPaseoScale: 1/16” = 1’-0” (12 X 18) or 1/8” = 1’-0” (24 X 36)Monterey Street ElevationPartial Ground Floor Plan Existing Adjacent Property245.25’ T.O.S. / Max. Ht.245.25’ T.O.S. / Max. Ht.Elevator TowerExistingExistingElevator Tower Roof AccessLeitcher House Third Story Set Backto Create BalconyBridges Connecting Upper FloorsRoof Access197.00’ Avg. Nat. Gd.Attachment 3ARC3-76
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A3.1Scale: 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 ElevationPartial 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.TrashRetailRamp DownKitchenDiningPatio DiningBarCoolerBuilding BCMonterey StreetBuilding BC201.50’ F.F.197.00’ Avg. Nat. Gd.Elevator TowerRoof AccessThird Story Set Backto Create BalconyExistingAttachment 3ARC3-77
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A3.2Scale: 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 ElevationPartial 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.DiningOffi ceDining PatioBarBuilding BCBuilding DEBuilding DEUnit 101Unit 102Unit 103Paseo245.25’ T.O.S. / Max. Ht.247.00’ T.O.S. / Max. Ht.Roof AccessRoof AccessElevator TowerThird Story Set Backto Create BalconyBridges Connecting Upper FloorsMonterey StreetAttachment 3ARC3-78
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Broad Street ElevationA3.3Scale: 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 103Unit 102Building DE197.00’ Avg. Nat. Gd.Existing Adjacent PropertyExistingExistingRoof AccessRoof AccessElevator TowerThird Story Set Backto Create BalconyMonterey StreetAttachment 3ARC3-79
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from Paseo Looking EastA3.4Scale: 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.DiningRetailElev.ResidentialLobby PaseoPaseoPaseoPatio DiningBarStairWomenTrashBuilding BCBuilding BC197.00’ Avg. Nat. Gd.247.00’ T.O.P. / Max. Ht.Roof AccessElevator TowerThird Story Set Backto Create BalconyBridges Connecting Upper FloorsMonterey StreetAttachment 3ARC3-80
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from Paseo Looking WestA3.5Scale: 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.RetailOffi ceOffi ceStairPaseoPaseoBuilding BCBuilding DE195.25’ Avg. Nat. Gd.245.25’ T.O.P. / Max. Ht.Leitcher HouseMonterey StreetRoof AccessThird Story Set Backto Create BalconyPublic Art - Exhibit that willdisplay various archaeological features found on the site.Bridges Connecting Upper FloorsPaseoAttachment 3ARC3-81
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Enlarged Details A3.6Smooth Plaster Canted SillsRecessed WindowsCustom Fabricated Decorative Steel Awning SupportsSmooth Plaster Walls Storefront Windows at Ground Floor Smooth Plaster WallsTile Roof TypicalCustom Fabricated Decorative GuttersSmooth Plaster Scalloped Gable EndsCustom Fabricated Decorative DownspoutsCanvas AwningTypical Gable End Eave DetailTypical Gable End Eave DetailCanvas AwningsCanvas AwningsScale: 1/2” = 1’-0” (12 X 18)Scale: 1” = 1’-0” (24 X 36)Attachment 3ARC3-82
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Enlarged Details A3.7Awnings at BalconyRecessed WindowsCustom Fabricated Decorative Steel GuardrailsRecessed Wood HeadersSmooth Plaster WallsSmooth Plaster MoldingsTappered SillRecessed WindowsSmooth Plaster WallsDecorative Balcony RailingDecorative Balcony RailingTypical Window Detail Typical Window DetailScale: 1/2” = 1’-0” (12 X 18)Scale: 1” = 1’-0” (24 X 36)Attachment 3ARC3-83
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Enlarged Details A3.8Cornice DetailCornice DetailTypical Battered Stone WallsTypical Battered Stone WallsMetal TrimBattered Stone Retaining WallsCustom Fabricated Metal FasciaArticulated TailsPrecast Concrete Caps Smooth Plaster Walls Smooth Plaster MoldingSmooth Plaster Walls Scale: 1/2” = 1’-0” (12 X 18)Scale: 1” = 1’-0” (24 X 36)Attachment 3ARC3-84
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA Typical Awning at Exterior PatiosTypical Awning at Exterior Patios18.0322Enlarged Details A3.9Pitched Tile Roof and Rafter TailsPitched Tile Roof and Rafter TailsCustom Fabricated Steel Awning AnchorsSteel Tension SupportSmooth Plaster WallsTile Roof TypicalCustom Fabricated Decorative GutterArticulated Rafter TailsArticulated TailsBalcony AwningScale: 1/2” = 1’-0” (12 X 18)Scale: 1” = 1’-0” (24 X 36)Attachment 3ARC3-85
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Compiled Detail AssembliesA3.10Scale: NTSTypical Eave DetailCanvas AwningsDecorative Balcony RailingTypical Window Details Typical Battered Stone WallsCornice DetailTypical Awning DetailAttachment 3ARC3-86
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Double Hung “Historic” Window with Wood HeaderAdditional Enlarged DetailsA3.11Scale: NTSTypical Chimney CapTypical Double Hung Window DetailCustom Fabricated Metal Chimney CapSmooth Plaster MoldingDouble Hung Windows:Per discussion with the CHC, these additional window details are provided to further illustrate the “historic” approach to project fenestration facing the Leitchter House. While other windows facing the creek or Monterey Street are more contemporary, these smaller double-hung windows placed along the public paseo are deliberately more “historic” in their proportions and operation, emphasizing their location and setting next to the Leichter House historic resource. Articulated TailsBalcony AwningMcNichols PerforatedMetal Screen Panel Double Hung “Historic” Window without HeaderTile Roof TypicalCustom Fabricated Decorative GutterCustom Fabricated Decorative GutterRadiused Plaster SoffitRadiused Plaster SoffitSmooth Plaster WallsSmooth Plaster WallsDouble Hung WindowDouble Hung WindowTappered SillTappered SillRecessed Wood HeadersSmooth PlasterAttachment 3ARC3-87
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA Parking Garage18.0322A4.0Schematic Site Section BScale: 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 SpaceResidentialAABBParking/Ramp201.50’ F.F.211.83’ F.F.Building ANatural GradeDining Patio222.16’ F.F.Equipment located at center of roof and screed from view.87’-2”CreekWalk17’-6”Varies16’-2”Varies6’-6”VariesProperty LineProperty LineCreekWalkParkArea87’-2”Creek Walk29’-6”Varies23’-6”VariesCreek WalkBuilding Fronting Higuera Street (Tom’s Toy’s & Anthony, Etc...)Residential ResidentialResidential ResidentialResidential ResidentialResidential ResidentialRetailDiningResidentialResidentialResidentialBalconyBalconyBalconyBalconyBalconyBalconyResidentialLeitcher HouseMontereyStreetBuilding BCOffi ce232.5’ 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 BCBld’g BCBld’g DEBld’g DEEquipment located at center of roof and screed from view.Building BCAttachment 3ARC3-88
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA Natural GradeParking Garage18.0322A4.1Schematic Site Section DScale: 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:DBld’g BCBld’g BCBld’g DEBld’g DECCD201.50’ 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 AccessElevatorRoof AccessPaseoBridges BalconyPaseo201.50’ 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.ResidentialResidentialResidential ResidentialResidentialResidentialResidential ResidentialResidentialResidentialResidential ResidentialRetailRetailOffi ceResidential201.50’ 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 GradeLeitcher House238.5’ T.O.S.Retail / RestaurantOffice SpaceResidentialParking/RampBuilding BCBuilding BCBuilding DEBuilding DEBalconyAttachment 3ARC3-89
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Phasing Legend:Phase 2Phase 1Phase 3Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Phasing PlanA5.0Phase 1Building A “Leitcher House” - Currently Under ConstructionPhase 2Building DEPart of the PaseoPhase 3Building BCComplete the PaseoCovert stair at Building DE to restrooms.Phasing Data:Building BCBuilding ABuilding BCPaseoPaseoBuilding DEBuilding DEBuilding DELeitcher HouseMonterey StreetCreek WalkAttachment 3ARC3-90
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA ** 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.**18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)A5.1Building AFuture - Building BCBuilding DEBuilding DEPaseoPhase 1 and 2 - Ground Floor and Site PlanPhase 1Building A “Leitcher House” - Currently Under ConstructionPhase 2Building DEPart of the PaseoPhasing Data:Program Legend:TemporaryPaseo(ADA Compliant D.G. Surface)Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-91
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA Temporary Parking18.0322A5.2Scale: 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)Phase 2 - Rear ElevationPhase 2 - 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.P. / Max. Ht.Attachment 3ARC3-92
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Previously Reviewed and Approved - The Leitcher House is Currently Under ConstructionA6.0-2Leitcher HouseAttachment 3ARC3-93
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A7.0Scale: 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)Flood Gate Exhibit - Rear ElevationFlood Gate Exhibit - Partial Ground Floor Plan201.50’ F.F.190.16’ F.F.211.83’ F.F.Ground Floor = 201.5 F.F.Ground Floor = 201.5 F.F.Ground Floor = 199.5 F.F.190.16 F.F.Ground Floor = 196.5 F.F.Paseo AboveNote: The project has been updated to no longer include the Basement Floor at Building DE . Flood gates are no longer required.Attachment 3ARC3-94
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A7.1Scale: 1/16” = 1’-0” (12 X 18)Scale: 1/8” = 1’-0” (24 X 36)Flood Gate Exhibit - Rear ElevationScale: N.T.S.2A7.1Scale: N.T.S.Detail 1 - Flood Gate @ OpeningsDetail 2 - Wood Flood Gate Isometric ViewNote: The project has been updated to no longer include the Basement Floor at Building DE . Flood gates are no longer required.Attachment 3ARC3-95
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A7.2Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Average Natural Grade - Building Height ExhibitBuilding Legend:Building BC Building DEThe height of the building is the vertical distance from the average level of the ground under the building to the topmost point of the roof, including parapets. The average level of the ground is determined by adding the elevation of the lowest point of the part of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building, and dividing by two. Height measurement shall be based on the existing topography of the site, before grading for the proposed on-site improvements. The elevations shown in this exhibit are consistent with the requirements above.Building BC Calculation:Lowest Point Under Building: 193.50’Highest Point Under Building: 200.50’193.50’ + 200.50’ = 394.00’ / 2 = 197.00’Avg. Nat. Grade = 197.00’+ 50.00’ = 247.00’ (Max. Allowable Height)Proposed Height = 247.00’Building DE Calculation:Lowest Point Under Building: 191.50’Highest Point Under Building: 199.00’191.50’ + 199.00’ = 390.50’ / 2 = 195.25’Avg. Nat. Grade = 195.25’+ 50.00’ = 245.25’ (Max. Allowable Height)Proposed Height = 245.25’Number of stories above grade allowed per CBC 2016 Table 504.4:A-2 Occupancy Type VA: 3 (w/ Sprinklers no Area Increase) B Occupancy Type VA: 4 (w/ Sprinklers no Area Increase) R-2 Occupancy Type VA: 4 (w/ Sprinklers no Area Increase) S-1 Occupancy Type l: 4 (w/ Sprinklers no Area Increase) S-2 Occupancy Type l: 5 (w/ Sprinklers no Area Increase) Building Height allowed per CBC 2016 Table 504.3:A-2 Occupancy Type VA: 70’ (w/ Sprinklers no Area Increase) B Occupancy Type VA: 70’ (w/ Sprinklers) R-2 Occupancy Type VA: 70’ (w/ Sprinklers no Area Increase) S-1 Occupancy Type l: 70’ (w/ Sprinklers)S-2 Occupancy Type l: 70’ (w/ Sprinklers)Proposed Max Height / Stories Building DE = 50’ / 4 StoriesProposed Max Height Building / Stories BC = 50’ / 4 StoriesBuilding Height Calculations:Height Analysis Per CBC:BCDEDEBCA193.50’(Bld’g BC Low)200.50’(Bld’g BC High)199.00’(Bld’g DE High)191.50’(Bld’g DE Low)Attachment 3ARC3-96
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Bike Parking Exhibit - Basement LevelSymbol Legend:Private Long Term BiikeStorage for Residents10 Bikes / RackShort Term Bike Racks(1) Bike = 2’ x 6’ SpaceLong Term Bike Storage10 or 8 Bikes / Rackng BC Basement:Bike Parking at Buildin18.0322A7.3Note: The project no longer includes the Basement Floor at Building DE . Referto sheet A7.4 for Bike Parking Exhibit. Attachment 3ARC3-97
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322(6) Short Term Bike Spaces(74) Long Term Bike Spaces(16) Short Term Bike SpacesBike Parking Exhibit - Ground Floor Level Symbol Legend:Short Term Bike Racks(1) Bike = 2’ x 6’ SpaceLong Term Bike Storage10 or 8 Bikes / RackOn-Site Bike ParkingShort Term Bike Spaces: 22 spacesLong Term Bike Spaces: 74 spacesShort-Term Bike Parking (Peak Bike Rack)On-Site Bike Parking at Ground Floor:A7.4Attachment 3ARC3-98
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A7.5Creek Setback Exhibit - Basement Floor Building BC AboveBuilding DE AboveBuilding DE AboveProgram Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-99
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA A7.6Creek Setback Exhibit - Ground Floor Building BCBuilding DEBuilding DE18.0322CirculationProgram Legend:onRetail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-100
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA A7.7Creek Setback Exhibit - Second Floor Building BCBuilding DEBuilding DE18.0322Program Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-101
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA A7.8Creek Setback Exhibit - Third Floor Building BCBuilding DEBuilding DE18.0322Program Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-102
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA A7.9Creek Setback Exhibit - Fourth Floor Building BCBuilding DEBuilding DE18.0322Program Legend:Retail / RestaurantOffice SpaceResidentialParking/RampCirculationAttachment 3ARC3-103
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A8.0Shading Study - Phase 2Attachment 3ARC3-104
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA A8.1Shading Study - Phase 318.0322Attachment 3ARC3-105
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Egress Plan - Basement FloorA9.0Basement Floor - Occupancy Schedule:Attachment 3ARC3-106
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Note: Accessible Path Thought the Site is shown in Red. Refer to sheet A14 and A15 for typical accessible details.Egress Plan - Ground FloorA9.1Ground Floor - Occupancy Schedule:Egress Width Summary:Attachment 3ARC3-107
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Egress Plan - Second FloorA9.2Second Floor - Occupancy Schedule:Attachment 3ARC3-108
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Egress Plan - Third FloorA9.3Third Floor - Occupancy Schedule:Attachment 3ARC3-109
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Egress Plan - Fourth FloorA9.4Fourth Floor - Occupancy Schedule:Attachment 3ARC3-110
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A10.0Schematic Signage Exhibit1. Suspended Sign - Refer to sheet A10.12. Suspended Sign - Refer to sheet A10.13. Wall Sign - Refer to sheet A10.14. Projecting Sign - Refer to sheet A10.15. Wall Sign - Refer to sheet A10.26. Projecting Sign - Refer to sheet A10.27. Projecting Sign - Refer to sheet A10.28. Projecting Sign - Refer to sheet A10.29. Wall Sign - Refer to sheet A10.310. Suspended Sign - Refer to sheet A10.311. Suspended Sign - Refer to sheet A10.312. Projecting Sign - Refer to sheet A10.113. Wall Sign - Refer to sheet A10.314. Stand Off Letters Awing Sign - Refer to sheet A10.3123456781. The goal of the Monterey Place Sign Program is to create a set of standards thatwill 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 beadministratively approved by the City of San Luis Obispo.3. Any proposed alterations or increases to sign areas by the Tenant not covered inthe 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, fi nishes 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 Hodge351 San Miguel Ave.San Luis Obispo, CA 934052. The tenant shall submit drawings, with written owner’s approval, to the city ofSan 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 documentmay 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 lostbusiness within the center, whichever is later3. Lighting for signs shall not create a hazardous glare for pedestrians or vehicleseither 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 fi xtures that do not allow light or glare that confl icts with note #3 above.B. Equivalent or equal signs with approval5. The following sign types ore prohibited:A. Internally illuminated channel lettersB. Cabinet Signs6. All signs & installation shall conform to current building and electrical codes. Each tenant shall be fully responsible for the operations of their sign contractor7. All conduits, raceways, transformers. junction boxes, openings in building sur-faces, etc. shall be concealed. exposed hardware shall be fi nished in a manner con-sistent with the quality fabrication practices. All fi nishes shall be pegged from the wall8. The Tenant’s Sign Company shall confi rm all conduit, transformer locations andservice prior to fabrication.9. In the event of a tenant vacancy, the tenant shall be remove all wall signs . Anytenant signs located on the shopping center identifi cation 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 fi nal project approval.Sign LegendOverviewSign Approval ProcedureGeneral Notes13 141091112Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Attachment 3ARC3-111
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A10.1Schematic Signage ExhibitScale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Creek Side ElevationMonterey Street ElevationSign LegendSign 1 and 2 (Similar)Sign 3 Sign 4 and 12 (Sim.)16145134121. Suspended Sign - 10.5” x 5’ = 5.25 SF2. Suspended Sign - 10.5” x 5’ = 5.25 SF3. Wall Sign - 4’ x 7.5’ = 30 SF4. Projecting Sign - 10’ x 2.5’ = 25 SF5. Wall Sign - 1.25’ x 9’ = 11.25 SF6. Projecting Sign - 2.5’ x 2.5’ = 6.25 SF7. Projecting Sign - 1.75’ x 4’ = 7 SF8. Projecting Sign - 1.75’ x 4’ = 7 SF9. Wall Sign - 7’ x 3.25’ = 22.75 SF10. Suspended Sign - 2.5’ x 4.5 = 11.25 SF11. Suspended Sign - 2.5’ x 4.5 = 11.25 SF12. Projecting Sign - 10’ x 2.5’ = 25 SF13. Wall Sign - 4’ x 2’ = 8 SF14. Stand Off Letters Awing Sign - 12’ x 1’ = 12 SFAttachment 3ARC3-112
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Paseo East ElevationPaseo West ElevationA10.2Schematic Signage ExhibitScale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Sign Legend2914341211108761. Suspended Sign - 10.5” x 5’ = 5.25 SF2. Suspended Sign - 10.5” x 5’ = 5.25 SF3. Wall Sign - 4’ x 7.5’ = 30 SF4. Projecting Sign - 10’ x 2.5’ = 25 SF5. Wall Sign - 1.25’ x 9’ = 11.25 SF6. Projecting Sign - 2.5’ x 2.5’ = 6.25 SF7. Projecting Sign - 1.75’ x 4’ = 7 SF8. Projecting Sign - 1.75’ x 4’ = 7 SF9. Wall Sign - 7’ x 3.25’ = 22.75 SF10. Suspended Sign - 2.5’ x 4.5 = 11.25 SF11. Suspended Sign - 2.5’ x 4.5 = 11.25 SF12. Projecting Sign - 10’ x 2.5’ = 25 SF13. Wall Sign - 4’ x 2’ = 8 SF14. Stand Off Letters Awing Sign - 12’ x 1’ = 12 SFSign 7Sign 8Sign 5 Sign 6Attachment 3ARC3-113
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A10.3Schematic Signage ExhibitScale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Wall Sign ExamplesOptional Window Sign ExamplesSign Legend1. Suspended Sign - 10.5” x 5’ = 5.25 SF2. Suspended Sign - 10.5” x 5’ = 5.25 SF3. Wall Sign - 4’ x 7.5’ = 30 SF4. Projecting Sign - 10’ x 2.5’ = 25 SF5. Wall Sign - 1.25’ x 9’ = 11.25 SF6. Projecting Sign - 2.5’ x 2.5’ = 6.25 SF7. Projecting Sign - 1.75’ x 4’ = 7 SF8. Projecting Sign - 1.75’ x 4’ = 7 SF9. Wall Sign - 7’ x 3.25’ = 22.75 SF10. Suspended Sign - 2.5’ x 4.5 = 11.25 SF11. Suspended Sign - 2.5’ x 4.5 = 11.25 SF12. Projecting Sign - 10’ x 2.5’ = 25 SF13. Wall Sign - 4’ x 2’ = 8 SF14. Stand Off Letters Awing Sign - 12’ x 1’ = 12 SFSign 9Sign 13 and 14Sign 10 and 11 (Similar)Attachment 3ARC3-114
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Scale: 1” = 20’-0” (12 X 18)Scale: 1” = 10’-0” (24 X 36)Schematic Lighting Plan “Similar”A11Pedestrian Lighting:Lighting Legend:Lighting Fixtures:Attachment 3ARC3-115
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA Water Conservation NotesPlanting 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 DownLeitcherBuildingBuilding DEBuilding BCC Trash / RecyclePatio Trash / RecycleStairElevTall Landscape ScreenCanopy TreeExisting Creek WalkExisting TreesOff Site Paseo(Not a Part)Potted PlantsP2P2P2P3 P3P3P3P3 (2) P1P1P1P4P318.0322LID1Low Impact Development Concepts “Similar”Attachment 3ARC3-116
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322CB1R1Spanish Tile RoofR1 S1 M1 H1 S2 H1 R1 S1 M1 S2 R1 M1 S1 S2 H1 R1 M1 S1S2 Smooth Trowel Stucco Thunder SkyMerlexColor #: P2090S1 Smooth Trowel Stucco Swiss CoffeeMerlex S.O. #52987 P-122M1 Storefront / Header & Accent MetalsMatte BlackH1 Recessed Wood LintelNaturalColors and MaterialsAttachment 3ARC3-117
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322L-1Schematic Landscape Plan Preliminary Plant Materials List Canopy and Street TreesJacaranda acutifolia JacarandaTristania confertaBrisbane box Tall Narrow TreesHymenosporum flavumSweetshadeBambusa Oldhamii Timber BambooPatio scale Trees Aloe HerculesTree AloeScreen ShrubsMyrica californicaPacific Wax MyrtlePittosporum Silver Sheen PittosporumRibes sanguineumRed flowering currant Shrubs (sunny locations)Anigozanthos ‘Big Red’Kangaroo PawBougainvillea RosenkaBougainvilleaHesperaloeRed YuccaAlyogyne Huegelli Lilac HibiscusAgave (various)AgaveAloe (various)AloesSalvia LeucanthaSage Shrubs (shady locations)Lirope muscariBig Blue Lily Turf Pittosporum tobiramock orangeRaphiolepis indicaIndia Hawthorn Planter Ground CoverBougainvillea rosenkaBougainvilleaCoprosma kirkiiNo Common NameLantana montevidensisTrailing LantanaSenecio mandralisceBlue chalk sticksTrachelospermum jasminoides Star Jasmine Ornamental GrassCalamagrostis ‘Karl Foerster’ Feather Reed GrassMiscanthus sinensis Silver GrassStop Tenuissima Mexican Feather GrassPennisetum setaceum ‘Rubrum’ Purple Fountain GrassWater Conservation NotesPlanting 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 DownLeitcherBuildingBuilding DEBuilding BCC Trash / RecyclePatio Trash / RecycleStairElevTall Landscape ScreenTall Landscape ScreenCanopy TreeExisting Creek WalkExisting TreesOff Site Paseo(Not a Part)Potted PlantsP2P2P2P3 P3P3P3P3 (2) P1P1P1GREENFORM 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 WALLP4P3Attachment 3ARC3-118
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Typical Privacy Sound Walls / Floor DetailsA12Typical Floor System - UL Design No: L570, STC Rating: 65 STCPrivacy Partition System - GA WP 3910, STC Rating: 54 STCScale: 3” = 1’-0”Scale: 3” = 1’-0”Scale: 3” = 1’-0”Attachment 3ARC3-119
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Onsite Mechanical Parking Lift System - “City Lift”A13llNEWCONSTRUCTION̍RETROFIT̍INDEPENDENTACCESSFORDRIVER̍EV CHARGING̍ADA COMPLIANTSECURITY GATES /REMOTE ACCESS̍REMOTE MONITORING ̍MAXIMUM#LEVELS5RETRIEVALSPEED(SECONDS)24–45# INSTALLEDUNITS BY CITYLIFT’S MANUFACTURING PARTNER38,000BENEFITS•Min 12’ clearheight, pits, oroutdoor•PriceandoperatingcostBUILT-IN VALUE.Our best-in-class manufacturing arm allows us to create the best value in the marketplace passing the savings on to you. Add unmatched reliability + seamless service and it equals a winning equation.COLLABORATION COMES FIRST.%\RIIHULQJFXVWRPL]HGV\VWHPVWKDWIUHHXSERWK\RXUVTXDUHIRRWDJHDQG\RXUWLPHˌRXUH[SHUWVDPSOLI\WKHEHQH̙WRI every inch (and dollar) saved by working closely with your team, every step of the way.MAXIMIZE PEOPLE SPACE.Our custom-built, space-saving parking systems free up valuable real estate—especially in high-density urban areas—to be used for people, instead of parking.SAFETY FOCUSED.Safer than valet parking, CityLift’s systems minimizes the risk of theft and dramatically reduces the risk of unwarranted door dings or damage, in return, helping lower insurance premiums for many facilities.Attachment 3ARC3-120
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Typical Accessible Stair and Ramp RequirementsA14Attachment 3ARC3-121
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Typical Accessible Handrail RequirementsA15Attachment 3ARC3-122
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322A16FFEBld’g BCBld’g BCBld’g DEBld’g DE4 Stories4 Stories3 Stories2 Stories2 Stories1 Stories10’-6”3’-8”25’-3”6’-8”9’-7”ResidentialResidentialResidentialRoof AccessResidentialResidentialResidentialResidentialResidentialResidentialRetailRetailRetailParking StructureBuilding BCBuilding BCProgram Legend:Key Plan:Retail / RestaurantOffice SpaceResidentialParking/RampSchematic Section E - Monterey Street Step Back ExhibitScale: 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 FEAttachment 3ARC3-123
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Contextual Monterey Street ElevationA17Scale: 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 StoryChildren’s MuseumProposed BuildingLeitcher HouseHouseEstablished Horizontal Lines at 3rd StoryMassing on Monterey Street ExhibitScale: 1/16” = 1’-0” (12 X 18)Scale: 1/8” = 1’-0” (24 X 36)Attachment 3ARC3-124
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from Monterey StreetV1.0Attachment 3ARC3-125
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from Monterey StreetV1.2Attachment 3ARC3-126
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Aerial View from Monterey StreetV1.3Attachment 3ARC3-127
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from SouthwestV1.4Attachment 3ARC3-128
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from South V1.5Attachment 3ARC3-129
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from SouthV1.6Attachment 3ARC3-130
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322View from SoutheastV1.7Attachment 3ARC3-131
Monterey Place667 MONTEREY STREETSAN LUIS OBISPO, CA 18.0322Overall Rear Perspective ViewV1.8Attachment 3ARC3-132
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The following project statement is part of a revised Architectural Review request for Monterey
Place, a previously entitled mixed use redevelopment project located at 667 Monterey Street, in
the city of San Luis Obispo. The applicants are continuing to propose redevelopment of an
existing commercial urban infill property into a new multi-story mixed use project, but with
architectural and programmatic changes further described below.
Property Background
The project area consists of three existing legal downtown commercial parcels, having a
combined total area of 29,905 S.F. (0.687 acres). The property is currently zoned C-D
Commercial Downtown. The existing project site is bounded by Monterey Street to the south,
existing residential structures to the east, San Luis Creek to the north, and the existing SLO
Children’s Museum to the west. All surrounding parcels, except the Children’s Museum, are
similarly zoned. The subject property is completely vacant, save for the existing historic
Leitcher House, which is currently under restoration via previously approved entitlements and
permits.
Existing site topography slopes from south to north, with an average cross-slope of
approximately 7%, and generally slopes from Monterey Street towards San Luis Creek. In
addition to the existing vegetation on this property, current off-site improvements include
existing curb, gutter, concrete sidewalk and driveways which were used to previously access
P r o j e c t S t a t e m e n t F o r :
Monterey Place
6 6 7 M o n t e r e y S t r e e t , S a n L u i s O b i s p o , C a l I f o r n i a Version 2.0: 02/16/2018 Attachment 4
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this site. Proposed site grading will require removal of on-site overgrown vegetation, as well as
consolidation of existing driveways into a single point of vehicular access for the new project.
Replacement landscaping will include new drought-tolerant landscaping and BMP compatible
plant material.
Project Description
The proposed project will continue to include rehabilitation and adaptive-reuse of the historic
Leitcher House located at 667 Monterey Street. This existing 2-story former residential
structure will be rehabilitated consistent with Secretary of the Interior Standards for treatment of
historic structures, and will be integrated into the new mixed use redevelopment project as
hospitality and residential uses. The surrounding redevelopment efforts consist of ground-up
construction of a new multi-story, multi-building mixed use facility, with below-grade private
parking. The proposed project is adjacent to and fronting on Monterey Street, and will continue
to take pedestrian and vehicular ingress, egress, and all utilities directly from this public street.
The project proposes pedestrian-
level, street oriented small shop
and commercial retail spaces
along the ground level and along
a new public paseo, which
connects Monterey Street with
Higuera Street via an existing
creek pedestrian bridge. Lined
with inviting glass storefronts
and and/or sliding doors, these
shop spaces are designed to
encourage and promote
pedestrian activity at the street
and paseo level. The upper levels consist of a variety of private residential units, of varying
size, scale and layout. Access to the upper level floors and units are served via private
elevator and stairs, with circulation on each upper floor unit provided via exterior single and
double-loaded exterior walkways and bridges. These exterior common circulation “pedestrian
streets” are intended to promote tenant interaction via “micro-neighborhood” on each individual
floor, with a communal space available to all residential occupants of the building. The
residential units vary in size, from studio units to 3-bedroom / 2 bath units, all of varying design,
amenities and features to promote diversity in design and tenancy. Each upper level unit
contains private outdoor space via deck or patio off their main living spaces.
The basement level contains required on-site parking for the residential units only. Since the
project lies within the downtown parking district, parking for commercial tenants and customers
will be available via street parking, as well as existing and proposed city-owned public parking
garage facilities. In addition, centrally located common trash, mail and utility areas complete
the proposed development, which encourage user interaction throughout the day.
Other key components of the project include flexible, small-scale commercial ground floor lease
space, as well as affordable and market-rate residential units. private common area an indoor /
socialize and . Lastly, with the site’s excellent solar orientation and southern exposures, the
project incorporates many sustainable and eco-friendly design features, including passive solar,
Attachment 4
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passive cooling, thermal mass heating, and high efficiency day-lighting for all living and working
spaces of the project.
Re-Design Approach
When internal project revisions were eminent due to financial and programmatic considerations,
an opportunity to revisit the previous external design stragety emerged. Upon receiving a
request from the applicant for a more cohesive and sensitive design approach to this
previously-entitled project, the design team researched the immediate surrounding architectural
vernacular along Monterey Street for direction and contextual references. Given the site’s
proximity to the historic Mission San Luis Obispo de Tolosa, one of the city’s most iconic and
historic structures, the design team chose to leverage and reinterpret this indigenous
architectural style into a setting that acknowledges the projects’ historical setting, while also
reflecting new uses, codes and requirements of today. This emerging “Early-California meets
Modern-Mission” vernacular creates a new dialog not only between the new project and existing
surrounding properties, but also sets up a physical hierarchy for the historic Leitcher House. By
deliberately choosing distinctly different yet complementary materials, finishes, massing, and
roof lines, the new project effectively genuflects to the Leitcher House, ensuring prominence
and diversity between this historic asset and the new construction surrounding it, effectively
cementing the Leitcher House as the crown jewel in this redevelopment effort.
In addition, the design team specifically developed building typology and vertical massing that is
a direct product of exploring the nexus between the exterior and interior functions and use of
the proposed project components, in particular the interplay between the lower commercial
spaces and their relationship to the residential units above.
This architectural interplay and massing articulation between existing and new building
components yielded a highly articulated set of buildings that read as a collection of singular
structures, connected by paseos, bridges, and walkways, resulting in a micro-village vernacular
Attachment 4
ARC3-135
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this is at once compelling and demonstrative of the uses within and around the project. And
lastly, great care was taken to develop specific details that would echo surrounding historic
structures, while being careful to avoid unnecessary ornamentation or false decoration.
In that spirit, Monterey Place seeks to establish a local “genus loci” with a modern architectural
language that will anchor this transitional neighborhood block, while setting the standard for
future redevelopment in this historic area. In a “form-follows-function” approach, the design
team took inspiration from the very programmatic needs and requirements of the project itself,
particularly the upper residential units, and their requirements for private outdoor spaces. A
complex yet straight-forward massing approach emerged from a detailed analysis of the
interaction between the ground floor commercial units and the residential lofts above. The
result is a strikingly historic yet modern and contextual rich design solution, which endeavors to
bring energy and vitality to this small stretch of Monterey Street.
The proposed architecture therefore reflects simple modern elements and shapes that also
echo concepts envisioned by Le Corbusier’s “machine for living”.
Simple, straightforward rectilinear massing and articulation, which
adds movement and interest to the contemporary vocabulary, are
integrated with modern and sustainable
orientation strategies. The use of
materials common to both commercial
and residential uses was key to
establishing an appropriate finish and
color palette for the overall project.
Smooth cement plaster, metal and wood details, and true clay-tile
roofing materials all pay homage to the existing structures and
uses surrounding this property. The intent is to simultaneously
acknowledge context while integrating a new architectural lexicon into this existing transitional
historic neighborhood.
In order to put sustainable strategies in first position, all design decisions for this project were
guided by ecologically sustainable considerations and green principals. This is evidenced by
the placement and primary east-west orientation of all buildings and structures on the site,
which are oriented and sited to gain maximum solar exposure. This deliberate southern
orientation not only allows for maximum passive heating during winter months, but orients the
buildings for optimum year-round solar access. All upper floor units are accessed from a single
loaded exterior corridor, which affords natural cross-ventilation via location of operable
fenestration on at least two opposing sides of each unit.
This project therefore seeks to set new standards for sustainable and responsible urban in-fill
redevelopment for San Luis Obispo. In addition to implementation of many Smart-Growth and
L.I.D. concepts such as infill redevelopment, compact urban form, alternate transportation, and
integrated mixed uses, the project has been designed to the highest standards in terms of
energy efficiency and sustainable design. The proposed project qualifies for LEED certification,
and is also designed to meet the Architecture 2030 Challenge.
Provisions for traditional sustainable components such as thermal mass, correct solar
orientated fenestration, passive heating and cooling, solar shading, and natural day-lighting are
incorporated into the core design of all commercial and residential spaces of the project. In
Attachment 4
ARC3-136
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addition, contemporary sustainable features such as cool roof, smart-energy devices, and
vertical gardens have also been incorporated into the facility. These sustainable and LID
strategies, which illustrate the beauty of eco-friendly design coupled with responsible
architecture and development, will be enjoy by all users and tenants alike.
Project Revisions Summary / Revised Phasing
The primary purpose for the shift from the approved hotel component to paseo-oriented
office/retail spaces and residential product stems from the availability of project lending and
financing. After securing the previous project entitlements, the project lender expressed grave
concerns about the applicants’ inability to
securing overnight hotel guest parking in
the existing Palm-Nipomo public parking
lot, and its subsequent conversion to
permanent guest parking once the Palm-
Nipomo parking structure was built by the
city. Unable to secure a permanent
parking arrangement with the city for the
previously-approved hotel use, the
applicant’s lender advised that moving
forward without a memorialized parking
agreement would negatively affect the
project appraisal, resulting in a significant drop in value for the hotel component, rendering the
project financially unfeasible. This revelation prompted reconsideration of the project’s hotel
use, and resulted in replacing the hotel component with additional office/retail uses along the
paseo, as well as converting these former hotel units into additional retail/office and new
residential uses.
Other minor revisions include fine-tuning the residential floor plans and converting all one-
bedroom units into two-bedroom units. This latter change was a result of shifting market
conditions, in that potential buyers expressed no interest whatsoever in a one-bedroom unit
layout, instead opting for two-bedroom units or larger. In addition, the applicants’ real estate
broker advised that one-bedroom units would be difficult to sell, as evidenced by a resent pre-
sale buyers’ preference survey. This revision to the residential component, coupled with
converting all hotel rooms to commercial and residential uses, now exceeds the allowable
residential density for this property, and therefore requires a density bonus as further described
in the “Entitlement” section below.
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Site & Landscape Design
In conjunction with the revised building architecture, site and landscaping improvements for this
infill redevelopment project will continue to include hard and soft-scape public areas, including
drought-tolerant, climate appropriate plantings and materials. The existing vehicular driveways
off of Monterey Street will be consolidated into a single private vehicular access point for the
project, in order to reduce traffic conflicts and provide more street exposure for pedestrian-
oriented commercial uses. Where possible, additional on-site landscape areas will be provided
to complement and enhance the aesthetics and sustainable architecture of the proposed
project. The strategically located upper level common walkways not only provide an
architectural break on each level, but will be treated as an inviting communal area to encourage
interaction between the residential users. The exterior ground-floor commercial pedestrian
paseo areas will be finished in colored and textured concrete or paver materials, intended to
enhance the pedestrian experience and provide human scale.. All new on and off-site plant
material will be drought tolerant and irrigated with typical water-conserving systems. In
addition, all required residential parking for the proposed project will be provided on-site via
private basement-level parking garage. The basement level will also provide required short and
long-term bicycle parking, designed to encourage alternate modes of transportation.
Proposed commercial signage will consist of building or canopy-mounted identification signage
to denote the various commercial retail businesses on the ground floor, along with wall-
mounted icon or individual logo signs to denote individual business within the development. All
business and directional signage will be integrated into the architecture of the project, including
building and address numbers located along the public way. All proposed signage will comply
with the city’s adopted sign regulations.
Attachment 4
ARC3-138
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g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
Entitlement Strategy
In addition to the revised Architectural Review design approval for this project, the applicant will
be seeking approval of a 3D Airspace Subdivision with the adjoining 0.15 acre parcel located at
679 Monterey Street (Walters property). In conjunction with the aforementioned combined
subdivision, this project also seeks approval of a Density Bonus via implementation and
physical construction of affordable residential units within this redevelopment project, pursuant
to Chapter 17.90 and Section 17.90.060.B.3 the SLO Zoning Regulations. The applicant is
hereby requesting a 21% density bonus in exchange for providing 6% of the units at the “Very-
Low” income level, as defined in Section 17.90.040.E of the SLO Zoning Code. These
affordable units will be set aside as deed-restricted housing units, for sale or rent, as required
by the city’s inclusionary housing guidelines and/or State HCD requirements.
Pursuant to the underlying C-D zoning for all parcels, the allowed base residential density of the
combined subject parcels is as follows:
36 DU/acre X 0.687 acres (667 Monterey + 679 Monterey / Walters) = 24.73 DU’s.
The project proposes to construct the following total mix of residential units:
( 1) Studio Unit @ 0.50 DUs (Located in Leitcher House)
( 1) 1-Bedroom Units @ 0.66 DUs
(24) 2-Bedroom Units @ 1.00 DUs
( 4) 3-Bedroom Units @ 1.50 DUs
29 Total Units equaling 31.16 DUs
Since 31.16DUs > 24.73DUs, a density bonus is being requested as a part of this entitlement
review. In order to realize the required 26% density bonus, the applicant will dedicate 8% of the
total allowed dwelling units listed above under the “Very Low” income level. Therefore, the
number of required affordable units is as follows:
24.73 DU X 8% = 1.98 DUs required at the “Very Low” income dedication level.
Therefore, the applicant proposes to meet the required 1.98 DU affordable requirement via
dedication of the following units:
(2) 2-Bdrm Units @ 1.00 DUs = 2.0 DUs > 1.98 DUs
At this time, the applicant does not need, nor is seeking, any developer incentives that are
available to him pursuant to Section 17.90.060.1.
Therefore, we propose that the following findings can be made in support of the requested
density bonus since:
1. The proposed project is consistent with the General Plan and requested uses are
allowed within the zoning district;
2. The project complies with all zoning regulations for the district;
Attachment 4
ARC3-139
p a g e 8 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
3. The project complies with all applicable City Design Guidelines;
4. There currently exists adequate public facilities, services and utilities to serve the
proposed project;
5. The size, scale, and building design features are highly suited to the site and
surrounding neighborhood, and will be compatible with the character of the current and
future land uses and development intended for the surrounding neighborhood by the
General Plan and Zoning Code;
6. The site is adequate for the proposed project, has access to existing public streets; and
7. The establishment and operation of the proposed project will not be detrimental to the
health, safety or welfare of persons residing or working in the vicinity of the proposed
project, nor will the project be detrimental or injurious to neighboring property or
improvements, nor the general welfare of the City.
Given the city’s goals and objectives to seek and provide more infill residential housing units,
especially in the downtown core, this revised project will meet the city’s current desire and
vision to encourage more in-fill redevelopment, as well as support the city’s short and long-term
policy objectives for inclusionary housing components within mixed use redevelopment projects.
Summary
Monterey Place will bring long anticipated redevelopment to neglected, in-fill parcels of land
along the historic Monterey Street downtown district. This environmentally responsible Smart
Growth in-fill project will also help fulfil the city’s mandated goals of providing additional market-
rate and affordable housing units to the greater San Luis Obispo region.
Attachment 4
ARC3-140
Attachment 5
ARC3-141
Attachment 5
ARC3-142
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 6
ARC3-143
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 6
ARC3-144
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 6
ARC3-145
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 6
ARC3-146