HomeMy WebLinkAboutItem #3 - ARCH-1077-2018 (797 Caudill)Meeting Date: June 4, 2018
Item Number: #3
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new three-story residential development consisting of eight residential
units within the South Broad Street Area Plan. The project includes a request for a setback
exception of 6-feet where 10-feet is normally required.
PROJECT ADDRESS: 797 Caudill Street BY: Kyle Bell, Associate Planner
Phone Number: 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-1077-2018 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Continue the project to a date uncertain and provide direction to the
applicant and staff on pertinent issues.
SITE DATA
Applicant Cattaneo Bros, Inc.
Representative Ten Over Studio
Complete Date May 15, 2018
Zoning C-R-SF (Commercial Retail
with Special Focus Overlay)
General Plan General Retail
Site Area ~0.26 acres
Environmental
Status
Categorically exempt from
environmental review under
CEQA Guidelines section
15332 (In-Fill Development
Projects)
SUMMARY
The applicant, Cattaneo Bros., Inc., is proposing to construct a three-story residential development
including eight residential units between two buildings, to be subdivided for individual sale under a
separate application. The project site is located in the Commercial Retail (C-R-SF) zone with a
Special Focus Overlay, at the corner of Caudill and Victoria Streets as part of the South Broad
Street Area Plan (SOBRO). The project has been designed to be consistent with the SOBRO and the
Community Design Guidelines (CDG), the applicant is requesting a setback exception along the
west property line to allow a 6-foot setback, where 10-feet is normally required.
The project has been proposed as a live/work development, however, the design of the live/work
units are inconsistent with the Zoning Regulations due to floor area requirements, as discussed
under Section 3.0 Project Analysis below.
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with th e General Plan, Zoning
Regulations, Community Design Guidelines, South Broad Street Area Plan, and other applicable
policy documents.
2.0 PROJECT INFORMATION
Site Information/Setting:
Site Size 11,200 square feet
Present Use & Development Vacant (previously developed as a single-family residence)
Land Use Designation Commercial Retail (C-R-SF) Special Focus Overlay
Topography Flat
Access Caudill Street
Surrounding Use/Zoning North: C-R-SF (Victoria Crossing Development – currently vacant)
South: C-R-SF (Repair Shop - Equipment)
East: C-R-SF (Warehouse and Distribution)
West: C-S-SF (Light Manufacturing)
Project Description: Project includes the following details (Attachment 3, Project Plans):
1.Site Plan: New three-story residential development consisting of two buildings:
•Site improvements, landscaping & tree replacements
•Eight residential units consisting of three live/work units and five condominiums
•Garage parking on the ground floor through a shared driveway.
2.Design: Contemporary Industrial architectural style consisting of:
•Commercial style entrances oriented toward Victoria Avenue
•Design features; upper level balconies and roof decks, shared drive access with
garage parking, vertical and horizontal offsets, recessed windows and wall planes.
•Materials; fiber cement exterior cladding, wood screen, stucco, black metal window
frames, board-formed concrete, and aluminum clad storefront systems.
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard Build to Line
Village Street
Entry Street
10 feet
5 feet
10 feet
5 feet
Side Yard Setback
Adjacent to Driveway
15 feet
6 feet
0 feet
10 feet
Max. Height of Structure(s) 35 feet 35 feet
Coverage 40% 100%
Density 9.16 DU 9.26 DU
Floor Area Ratio (FAR) 1.2 3.0
Parking Spaces 17 18
Notes: 1. Applicant’s project plans
2.SOBRO & City Zoning Regulations
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3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning
Regulations and Engineering Standards and be consistent with the SOBRO and applicable CDG.
Staff has evaluated the project and identified discussion items for the ARC to consider in order to
ensure the project is in substantial compliance with the SOBRO, as discussed in this analysis.
Consistency with the Zoning Regulations
The project design complies with lot coverage, density, and building height requirements for the
Commercial Retail (C-R) zone (see Section 2.0 Project Statistics).
Live/work: The Zoning Regulations Section 17.08.130 provides standards for the development of
live/work units. A live/work unit is intended to function predominantly as living space with
incidental accommodations for work-related activities that are beyond the scope of a home
occupation, with no more than 60 percent of the total floor area reserved exclusively for living
space1.
The proposed live/work units have been designed with more than 86 percent of the floor area
reserved for living space. As designed, these units are inconsistent with the intent of live/work
development standards, parking requirements constrain the ability to increase the floor area for the
work space.
Parking: Zoning Regulations Table 6 (Parking Requirements by Use) states that live/work units
require two parking spaces per unit. However, as the project design is not consistent with the intent
of the live/work standards, parking requirements shall be consistent with multifamily dwellings
which require parking based on the number of bedrooms. Therefore, the project would require 18
vehicle parking spaces, where only 17 spaces are provided on-site. An additional parking space
would be required for the project or the incorporation of a parking reduction through the inclusion
of additional bicycle or motorcycle parking (Zoning Regulations 17.16.060G).
Consistency with the Community Design Guidelines and South Broad Street Area Plan
The CDG’s state that site planning should create a pleasant, comfortable, safe, and distinct place for
residents. New development should respect the privacy of adjacent residential uses through
appropriate building orientation and structure height (CDG, Chapter 5.4A). The SOBRO established
a hybrid approach of form-based codes and traditional zoning to ensure development is consistent
with the community’s identified goals for form, character, and quality.
Site Plan: The project design takes advantage of the build-to lines on each street frontage of the
property and provides parking areas that are accessed via driveways rather than open and visible
parking areas in accordance with SOBRO Section 4.6 (Building Types by Street Type). The project
orients the development along Victoria Avenue and provides residential activities on the upper
levels. The project’s parking area is not a dominant visual element of the site and is screened by
buildings that are oriented toward the street.
1 Zoning Regulations 17.08.130E.1 Live/Work Design Standards. No more than 60 percent of the total floor area of a
live/work unit…shall be reserved exclusively for living space. All floor area other than that exclusively reserved for
living space shall be regularly used for working space.
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SOBRO development standards include an additional table in which identifies Build-To Lines and
Setbacks by Street Type. This table requires a 10-foot minimum setback for buildings which are
adjacent to driveways, however variations may be permitted to achieve equivalent access,
connectivity, and land use compatibility. The project includes a setback variation along the west
property line to allow a 6-foot setback at the ground level adjacent to the existing driveway, it
should be noted that the upper levels of the structure cantilever over the setback area an additional
24-inches. The applicant has expressed that this variation is necessary to provide adequate
maneuverability within the shared driveway of the proposed project and comply with build-to line
requirements on a corner lot with access limited from Caudill Street.
Discussion Item 1: The ARC should provide direction to the applicant and staff regarding the
intent of SOBRO development standards for the setback requirement adjacent to driveways, and
address whether a setback variation is necessary or appropriate for the location.
Building Design: The SOBRO design guidelines require that live/work buildings be designed to
reflect either the Railroad Commercial or the Broad Street Village Contemporary architectural
styles. The Broad Street Village Contemporary Style pays homage to the past with a blend of
traditional and contemporary architectural forms, materials, and influences to create an urban
village character. The CDG’s state that multi-family housing should be derived from architectural
styles in the surrounding neighborhood and should be designed to ensure that the height and bulk of
higher density projects do not impact adjacent lower density residential areas (CDG, Chapter 5.4C).
The project has been proposed as a live/work development, however, the design of the live/work
units is not consistent with the Zoning Regulations as discussed earlier in this analysis. SOBRO
includes a list of allowed uses per zone and states that live/work units and multi -family dwellings
are both allowed uses within the C-R zone, however, the development standards include an
additional table in which identifies the appropriate building types by street frontage2. This table
identifies live/work and courtyard housing building types as the only appropriate building types for
residential uses along Victoria Avenue, which is considered a Village Street3. The applicant has
attempted to design the structure to resemble the Live/Work Building Type as described in the
SOBRO development standards in order to achieve the intent of the area plan by providing
pedestrian oriented development.
Discussion Item 2: The ARC should provide direction to the applicant and staff on whether the
design of the structure as a live/work style (whether or not the function of the structure is
live/work use) is consistent with SOBRO development standards for building types along
Victoria Avenue.
2 SOBRO Chapter 4 Development Standards. 4.6 Building Types by Street Frontage : Building types are determined
by the lot’s primary street frontage. For lots with multiple street frontages, the primary street frontage is the
highest intensity street. Specifying building types helps maintain the visual character and history of the South
Broad Street area. The following pages describe each building type in more detail, including appropriate
architectural styles that are further described in Chapter 5.
3 SOBRO Chapter 2: Street Types. 2.4 Village Street: The Village street is the most pedestrian-oriented street in the
Area Plan. Victoria Avenue is the only Village street in the South Broad Street area, and serves as the activity hub
for the neighborhood….The design of the Village street emphasizes the pedestrian experience using increased
building setbacks from the public right-of-way, wider sidewalks, mid-block crossings, human-scale building design,
landscaping, outdoor dining, and limited curb openings.
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The structures demonstrate consistent use of colors, materials, and detailing throughout all
elevations of the building. All elevations are visually interesting and receive interesting architectural
treatments that enhance views of the structure from all views on and off site4. The design utilizes
vertical and horizontal wall articulation, offsets, recessed windows and entries, awnings, and
balconies to relieve the form and mass of the building. The residential units provide private
balconies and roof decks for each of the units. The proposed project is contemporary in character,
designed to be consistent with the Broad Street Village Contemporary style. However, the project
design does not appear to blend the with the traditional and contemporary forms in the vicinity that
are typically utilitarian in nature. The project does not incorporate all of the forms and materials
identified under the Broad Street Village Contemporary style such as the use of courtyards, patios,
brick, wide roof overhangs, or the extensive use of glass. Furthermore, staff has identified the use of
the opaque windows along the ground floor as inconsistent with the SOBRO design guidelines.
Discussion Item 3: The ARC should provide direction to the applicant and staff on the
compatibility of the architectural design within the context of neighboring structures, and
address whether the design of the project is consistent with Broad Street Village Contemporary
architectural style. Additional direction should be provided on the appropriate replacement of
the opaque windows along the street frontage.
5.0 ALTERNATIVES
5.1 Approve the project. Should the ARC consider this alternative, a draft resolution
recommending approval has been provided as Attachment 1 and includes findings and
conditions to address consistency the General Plan, SOBRO, CDG, Zoning Regulations and
other policy documents.
5.2 Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, SOBRO, CDG,
Zoning Regulations or other policy documents.
6.0 ATTACHMENTS
1.Draft Resolution
2.Project Description
3.Reduced Project Plans
Available at ARC Hearing: Colors and Materials Board
Website Link to SOBRO: http://www.slocity.org/home/showdocument?id=5019
4 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
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RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A
RESIDENTIAL PROJECT THAT INCLUDES EIGHT RESIDENTIAL
UNITS WITHIN THE SOUTH BROAD STREET AREA PLAN. THE
PROJECT IS CATEGORICAL EXEMPT FROM ENVIRONMENTAL
REVIEW. AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED JUNE 4, 2018 (797 CAUDILL STREET, ARCH-
1077-2018)
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 June 4, 2018, pursuant to a proceeding instituted under ARCH-1077-
2016, Cattaneo Bros, Inc., applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, 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-1077-2018), based on the following findings:
1.As conditioned, the project will not be detrimental to the health, safety, and welfare of
persons living or working at the site or in the vicinity because the project respects site
constraints and will be compatible with the scale and character of the neighborhood.
2.The proposed project is consistent with the General Plan for this location since the project
proposes to construct a residential building can be utilized for such uses envisioned by the
Commercial Retail District within the Special Focus Overlay zone.
3.As conditioned, the project is consistent with the General Plan because it promotes policies
related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11),
and housing production (HE 6.10).
4.The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses), because the project provides residential dwellings within a commercial district
that are appropriate and compatible with the existing neighborhood.
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Attachment 1
5. As conditioned, the project is consistent with the Zoning Regulations, since the proposed
building design complies with all property development standards including height,
setbacks, coverage, density, and parking for the Commercial Retail (C-R) zone.
6. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures in the
surrounding neighborhood (CDG, Chapter 5.4).
7. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the South Broad Street
Corridor Plan (SOBRO) form-based codes require buildings provide residential units in the
upper levels of a structure with a minimum height allowance of 25 feet and at least 80% of
the building façade to be constructed along the property build-to lines. The project is
consistent with the SOBRO and because the development is designed in a manner that does
not deprive reasonable solar access to adjacent properties by positioning the majority of the
building mass along the street frontage that incorporates vertical and horizontal wall plan
offsets providing a high-quality and aesthetically pleasing architectural design.
8. The proposed setback variation to allow a reduced setback where 10-feet is normally
required, due to the adjacent driveway, is appropriate because the project is located on a
corner lot constrained by build-to line requirements and provides adequate maneuverability
within the shared driveway with access limited from Caudill Street.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may
include additional requirements applicable to the project. The Architectural Review Commission
(ARC) hereby grants final approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC (ARCH-1077-2018). A
separate, full-size sheet shall be included in working drawings submitted for a building
permit that lists all conditions and code requirements of project approval listed as sheet
number 2. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials, landscaping,
or other conditions of approval must be approved by the Director or Architectural Review
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Commission, as deemed appropriate.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
3. Plans submitted for a building permit shall remove the opaque windows along the north
elevation and replace with design elements consistent with the architectural style of the
main structure, to the satisfaction of the Community Development Director.
4. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Plans shall demonstrate the use of high quality materials for all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
5. Plans submitted for a building permit shall remove reference to live/work units, the project
shall be designed consistent with residential development standards including parking
requirements.
6. Final plans shall include an additional five bicycle or motorcycle parking spaces to alleviate
the reduction of one vehicle parking space, to the satisfaction of the Public Works and
Community Development Directors.
7. Final plans shall clearly depict the location of all required short and long-term bicycle
parking required for residential uses, plans submitted for construction permits shall include
bicycle lockers or interior space within each residential unit or parking area for the storage
of at least two bicycles per unit. Sufficient detail shall be provided about the placement and
design of bike racks and lockers to demonstrate compliance with relevant Engineering
Standards and Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
8. The storage area for trash and recycling cans shall be screened from the public right -of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
9. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure
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that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
10. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether
on the ground, on the structure or elsewhere, shall be screened from public view with
materials architecturally compatible with the main structure. Public view includes the
existing views from all public streets and sidewalks. Gas and electric meters, electric
transformers, and large water piping systems (backflow prevention devices) shall b e
completely screened from public view with approved architectural features and/or landscape
plantings and/or placed on the interior of the structure.
11. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
12. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
Public Works – Engineering Division
13. The existing overhead wiring located along the property frontages shall be undergrounded in
accordance with the South Broad Street Corridor plan unless otherwise deferred or waived
by the City. Undergrounding shall be completed in accordance with the requirements of the
several overhead wire utilities. A preliminary memo or final handout package shall be
provided to the City prior building permit issuance.
14. The applicant shall be responsible for paying a “fair share” mitigation fee for the
undergrounding of overhead wire utilities in accordance with the South Broad Street
Corridor Plan. A partial or full credit for the cost of undergrounding overhead wires along
the property frontages will be applied to the “fair share” undergrounding cost estimates.
15. Any required subdivision, lot merger, or lot line adjustment shall be finalized prior to
issuance of a building permit. A subdivision, if proposed, may be used to adjust or
eliminate any underlying property lines.
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16. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
17. The building plan submittal shall show compliance with the South Broad Street Corridor
Plan. Any conflicts between the City Engineering Standards and intent of the corridor plan
shall be reviewed and approved to the satisfaction of the City Engineer and Community
Development Director.
18. The building plan submittal shall show all required pedestrian level street lighting in
accordance with the South Broad Street Corridor Plan and City Engineering Standards. One
pedestrian level light is generally required for every 80’ of frontage.
19. The building plan submittal shall show the corner of Victoria and Caudill to be upgraded per
City Engineering Standards and the South Broad Street Corridor Plan. Curb ramps shall be
constructed in accordance with City Engineering Standard 4440, 2010 Revised Standard
Plan RSP A88A, and ADA standards. The proposed bulb-out at the intersection shall be in
accordance with the South Broad Street Corridor Plan. Radii of the bulb out shall be in
accordance with Engineering Standards 1010 for street sweeping.
20. The building plan submittal shall show compliance with the Parking and Driveway
Standards for driveway materials, grading, drainage, garage space dimensions, and
maneuverability. Wider custom garage doors and structural solutions to eliminate wing
walls at some garages may be required to improve maneuverability. All garage spaces shall
be capable of access in one maneuver and exiting to the adjoining public right -of-way in not
more than two maneuvers.
21. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
22. Any required or proposed bike racks shall be located outside the public right-of-way.
23. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. Ownership boundaries and/or easements shall be considered in the
final design. Any common storage areas shall be maintained by the Homeowner’s/Property
Owner’s Association and shall be included in the CCR’s or other property maintenance
agreement accordingly.
24. The provisions for solid waste collections shall not include the conveyance of dumpsters
longitudinally along the public sidewalk. A separate trash ramp may be required along the
Caudill frontage.
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25. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
26. Wires to the new buildings shall be underground. Undergrounding shall be completed
without a net increase in new utility poles within the public right-of-way. The existing
overhead wiring along the project frontages shall be undergrounded to the satisfaction of the
Public Works Department and respective wire utility companies unless otherwise approved
for deferral by the Community Development and Public Works directors.
27. The proposed fire sprinkler system shall be approved to the satisfaction of the Fire
Department and Building Division. If an NFPA 13-R system is required, the building plan
submittal shall show the location of the fire service lateral, double-check assembly, and fire
department connection (FDC) on the site utility plan. Show the location of the fire riser
room and interior fire riser in accordance with the ARC approvals and/or the Planning
Divisions architectural guidelines. Provide access to the fire riser and appurtenances in
accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction of
the Fire Marshal whether an FDC should be provided at the double-check assembly or on
the respective buildings.
28. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals in accordance with City
Engineering Standards and the Waterway Management Plan Drainage Design Manual.
29. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Pl an Template as available
on the City’s Website.
30. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A pr ivate
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
31. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The City Arborist supports the proposed tree removals with the compensatory
tree plantings shown on the landscape plan.
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32. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one street tree for each 35 lineal feet of frontage. The City Arborist and
Planning Division shall approve the tree species and planting requirements in accordance
with City Engineering Standards and the corridor plan. The compensatory street trees shall
be 24” box to compensate for the loss of the existing tree canopy.
33. The proposed street tree plantings shall comply with City Engineering Standards and the
South Broad Street Corridor plan. The selection of trees shall consider that the overhead
wiring will be removed and that the existing obstructions to tree selections will be ultimately
eliminated.
34. 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. A tree protection plan shall be prepared by a
certified Arborist and approved by the City Arborist prior to building permit issuance.
Utilities Department
35. The project shall construct frontage improvements including a new 8” sewer main along
Victoria Road. Projects involving the construction of new structures requires that complete
frontage improvements be installed or that existing improvements be upgraded per city
standard. MC.12.16.050
36. The project's commercial and residential uses shall be metered separately. All residential
units are to be individually metered. Privately owned sub-meters may be provided for
residential apartments upon approval of the Utilities Director. 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 apartment billed according to water use.
37. The proposed utility infrastructure shall comply with the latest engineering design standards
in effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance. Building permit submittal shall include a site utility
plan showing the size of existing and proposed sewer and water services.
38. The project’s frontage improvements shall include provisions to adjust existing city owned
utilities per the Engineering Design Standards and to the satisfaction of the Utilities Director
including, but not limited to, water valves, water mains, fiber cables, and service laterals.
39. The proposed building use will impact the waste generation accounted for the site. Provide a
waste generation calculation, and trash enclosure detail that will be capable of storing the
required trash bin sizes for waste, recycling, and organics. Please note that business
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generating more than two cubic yards of total waste shall comply with state law per AB
1826, and local waste management ordinance to reduce greenhouse gas emissions.
40. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
Building Department
41. New dwellings and townhouses with attached garages shall be designed to facilitate future
installation and use of EV (electric vehicle) chargers.
Fire Department
42. Fire sprinkler design shall comply with the Standards for designated building occupancy
type.
Indemnification
43. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 4th day of June, 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018CLIENTKOURTNEY KANEYc/o PRESTON THOMAS1301 CHORRO STSAN LUIS OBISPO, CA 93401kourtney.kaney@gmail.comARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: JOEL SNYDER joels@tenoverstudio.comCIVIL ENGINEER ABOVE GRADE ENGINEERING1304 BROAD STREET, SAN LUIS OBISPO, CA 93401 805.540.5115 X 302CONTACT: SCOTT STOKES, PE scott@abovegradeengineering.comVICTORIA & CAUDILL DEVELOPMENTLANDSCAPE ARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: JULIA OBERHOFFjuliao@tenoverstudio.comPacket Page 85Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 1ENERGY CONSERVATIONVictoria & Caudill Development is primarily walk-up townhomes in order to capitalize on passive energy. This arrangement reduces the demand of heating and cooling loads by eliminating interior egress hallways, and maximizes the light and air quality to the units. All the units have the ability to have cross-breeze for natural cooling with large windows & exterior balconies to maximize natural daylight to the units. BUILDING INFOBUILDING CONSTRUCTION: TYPE VA, SPRINKLERED.1 HR FIRE SEPARATION REQUIRED BETWEEN RESIDENTIAL UNITS.BREAKDOWN BY FLOOR:FIRST FLOOR BUILDING AREA: 4454 SFLIVE/WORK UNITS R-3 723 SFGARAGE & TRASH U/R-3 3731 SFSECOND FLOOR BUILDING AREA: 5101 SFLIVE/WORK UNITS R-3 2181 SFRESIDENTIAL UNITS R-3 2920 SFTHIRD FLOOR BUILDING AREA: 4877 SFLIVE/WORK UNITS R-3 2108 SF RESIDENTIAL UNITS R-3 2769 SFTOTAL BUILDING AREA: 14,432 SFUNCOVERED ROOF DECK ABOVE 4283 SFBREAKDOWN BY TYPE:3-STORY, 3-BD, 3-BA LIVE/WORK UNITS: LIVING AREA: 1,071 - 1,259 SFWORK AREA: 660 - 676 SFUNCOV’D ROOF DECK: 619 SFGARAGE: 426 SF3-STORY, 2-BD, 2.5 BA TOWNHOME: LIVING AREA: 1,1071 - 1,259 SF UNCOV’D ROOF DECK 471 - 610 SFGARAGE/RES. ENTRY: 508 SF3-STORY 1-BD, 1 BA TOWNHOME: LIVING AREA: 653 SFUNCOV’D ROOF DECK: 264 SFGARAGE/RES. ENTRY: 303 SF PARKING INFO(3) 3-BEDROOMS LIVE/WORK * 2 = 6 SPACES(4) 2-BEDROOMS * 2 = 8 SPACES(1) 1-BEDROOM * 1 = 1 SPACEGUEST PARKING 1 PER 5 UNITS = 2 SPACESTOTAL PARKING = 17 SPACES PROVIDED (16 REQ’D)MOTORCYCLE PARKING @ 1:20 = 1 SPACE (REQ’D & PROVIDED)BIKE PARKING REQ’D @ 15% = 3 SPACES(50% SHORT TERM; 40% LONG TERM) = 2 SHORT , 1 LONG INDEXPROJECT INFO 1CONTEXTUAL SITE PLAN 2PROPOSED CONTEXTUAL PROJECTS 3PRELIMINARY GRADING & DRAINAGE PLAN 4PRELIMINARY UTILITY PLAN 5TENTATIVE TRACT MAP 6CONCEPTUAL LANDSCAPE PLAN 7PLANT SCHEDULE & IMAGES 8LANDSCAPE WATER USE CALCULATIONS 9DEMOLITION PLAN 10SITE PLAN 11AASHTO TEMPLATE 12LIVE/WORK DIAGRAM 13FIRST FLOOR PLAN 14SECOND FLOOR PLAN 15THIRD FLOOR PLAN 16ROOF PLAN W/ ROOF DECKS 17ELEVATIONS 18 - 21BUILDING & SITE SECTIONS 22MATERIALS 23MODEL IMAGES 24 - 28VICINITY MAPSITEADDRESS: 761 CAUDILL STREETAPN: 004-923-002 LOT SIZE: 11,200 SF / .26 ACRES EXISTING TOTAL LOT COVERAGE: 0 SF PROPOSED TOTAL LOT COVERAGE: 5,325 SF (47.5%) ALLOWED COVERAGE: 100% ALLOWED F.A.R. 3.0 ZONING: C-R-SF (SOUTH BROAD STREET AREA)AVERAGE SLOPE: 2.1% DENSITY ALLOWED: 36/ACRE = 9.25 UNITSHEIGHT LIMIT: 35’ OCCUPANCY USE: R-3 (LIVE/WORK & RESIDENTIAL TOWNHOMES) U (PRIVATE GARAGE & TRASH ROOM)DENSITYTOTAL DENSITY PROVIDED: 9.16 (8 UNITS OVERALL)(3) 3-BEDROOM LIVE/WORK * 1.5 = 4.5(4) 2-BEDROOM TOWNHOMES * 1.0 = 4.0(1) 1-BEDROOM TOWNHOME * .66 = .66 PROJECT DESCRIPTIONVictoria & Caudill Development proposes two new 3-story live/work & residential buildings totaling approx. 14,580 SF on the corner of Victoria Avenue and Caudill Street in the South Broad Street Area Plan (SBSAP). The two buildings are comprised of three new live/work units and five new townhomes and new storefront opportunities at Victoria Ave. The buildings are situated to allow an internal driveway & private garage entries mid-lot, hidden from street view with vehicular access from Caudill Street. The live/work building fronts Victoria Avenue with a shared live/work space on the second floor, for a total of three stories on Victoria Avenue. The buildings are located at the build-to-line per the SBSAP and maximizes the available elevation frontage. The aesthetic is contemporary residential, fitting with the existing residential neighborhood while complementing the adjacent previously proposed projects. This project will add a new curbcut, widen sidewalk & provide parking per SBSAP and adding a new pedestrian bulb-out at the corner. Two trees are proposed to be removed, six trees will be added and two existing oak trees will be protected and remain.PROJECT LOCATIONCALIFORNIA CODE REFERENCE2Packet Page 86Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 27. CED GREENTECH SLO BUSINESS5. SLO NATURAL FOODS CO-OP BUSINESS4. SINGLE-FAMILY HOUSE3. SINGLE-FAMILY HOUSECONTEXTUAL SITE PLANSCALE: NTS2. CATTANEO BROTHERS BUSINESS8. SINGLE-FAMILY HOUSES6. SINGLE-FAMILY HOUSEN1. SAN LUIS POWERHOUSE BUSINESSSITECAUDILL STFRANCIS AVEVICTORIA AVEBROAD STC-SC-RC-R23547618Packet Page 87Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 3PROPOSED CONTEXTUAL PROJECTSSCALE: NTS774 CAUDILL, RENDERINGS FROM 6/20/16 ARC PACKAGE BY GARCIA ARCHITECTURE + DESIGN2450 VICTORIA, RENDERINGS FROM 2/8/16 ARC PACKAGE BY ARRIS STUDIO ARCHITECTSVIEW FROM CORNER OF VICTORIA AVENUE & CAUDILL STREETCAUDILL STREET SOUTH ELEVATIONVICTORIA AVENUE EAST ELEVATIONVIEW FROM VICTORIA AVENUE VICTORIA AVENUE WEST ELEVATION - BUILDING BCDWEST ELEVATION - BUILDING APacket Page 88Attachment 3
PAGE 4CAUDILL STREETVICTORIA AVENUE
227.55 FS227.55 FS228.05 FS(228.17 BSW)229.05 FS229.50 FS(229.54 BSW)230.00 FS229.65 FS229.25 FS229.20 FS229.20 FS229.00 FS229.00 FS228.55 FS228.55 FS227.70 FS227.70 FS228.55 FS228.55 FS229.00 FS229.00 FS229.10 FS229.50 FS229.60 FS229.30 FS228.70 FSLOT #1LOT #2LOT #3LOT #4LOT #5LOT #8LOT #7LOT #6ADJACENT PROPERTY004-923-006ADJACENT PROPERTY004-923-008(E) 1-STORYCOMMERCIALADJACENT PROPERTY004-923-0151 - 6" STEP1 - 6" STEP1 - 6" STEP1 - 7" STEP(N) PERMEABLE PAVERDRIVE AISLE(229.24 BSW)(228.81 BSW)(228.45 BSW)(226.89 BSW)(226.52 BSW)(226.75 BSW)(226.28 BSW)229.10 FS229.75 FS229.55 FS(229.96 BSW)(229.85 BSW)1 - 6" STEP(N) DRIVEWAY& SIDEWALKRELOCATE (E)POWER POLE(N) PARKING(N) CONCRETETRASH ENCLOSURE(N) CURB, GUTTER,& SIDEWALK(N) CURB, GUTTER,& SIDEWALK(N) PERMEABLEPAVER WALKWAY(N) PERMEABLEPAVER WALKWAY(N) PERMEABLEPAVER WALKWAY(N) BICYCLEPARKING(N) CURB, GUTTER,& SIDEWALK(N) CURB RAMP(N) CURB RAMP(N) CURB, GUTTER,& SIDEWALK(N) CURB, GUTTER,& SIDEWALKDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Apr 02, 2018 - 11:35am Drawing name: N:\2017\17076-767-Caudill\Engineering\Condocs\Sheetfiles-Civil\17076-PGD.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-1DRAWN:SJSDLL17076APRIL 2, 2018VICTORIA & CAUDILLMIXED-USE, TRACT# 3109( IN FEET )1 INCH = FT.5101010200PRELIMINARY GRADING &DRAINAGE PLANAPPROXIMATE EARTHWORK INFORMATION:CUT 0 CYFILL 205 CYNET 205 CY FILLMAX DEPTH OF CUT 0 FTMAX DEPTH OF FILL 1 FTAREA OF DISTURBANCE 0.25 ACNOTE: THE EARTHWORK QUANTITIES SHOWN ARE FOR BONDING AND ESTIMATING PURPOSES ONLY AND ARECALCULATED FROM APPROXIMATE SUBGRADE TO EXISTING SURFACE. THE QUANTITIES DO NOT TAKECERTAIN FACTORS INTO ACCOUNT, INCLUDING, BUT NOT LIMITED TO SUBGRADE, AREA OF OVEREXCAVATIONAND RECOMPACTION, SHRINKAGE AND EXPANSION OF THE SOIL. THE CONTRACTOR IS RESPONSIBLE FORCALCULATING EARTHWORK QUANTITIES FOR BIDDING AND CONSTRUCTION PURPOSES.Packet Page 89Attachment 3
PAGE 5CAUDILL STREETVICTORIA AVENUE
LOT #1LOT #2LOT #3LOT #4LOT #5LOT #8LOT #7LOT #6ADJACENT PROPERTY004-923-006ADJACENT PROPERTY004-923-008(E) 1-STORYCOMMERCIALADJACENT PROPERTY004-923-015SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
CONNECT TO (E)8" DUCTILE IRONWATER MAIN(N) WATERSERVICECONNECT TO (E)8" DUCTILE IRONWATER MAIN(N) WATERSERVICECONNECT TO (E)6" SEWER MAIN(N) SEWERLATERAL4 (N) RESIDENTIALWATER METERSERVICES (TYP.)(N) WATERSERVICE(N) WATERSERVICE(N) SEWERLATERAL(N) SEWERLATERAL4 (N) RESIDENTIALWATER METERSERVICES (TYP.)(N) WATERSERVICE(N) WATERSERVICEDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Apr 02, 2018 - 11:36am Drawing name: N:\2017\17076-767-Caudill\Engineering\Condocs\Sheetfiles-Civil\17076-PUT.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-2DRAWN:SJSDLL17076APRIL 2, 2018VICTORIA & CAUDILLMIXED-USE, TRACT# 3109( IN FEET )1 INCH = FT.5101010200PRELIMINARY UTILITY PLANPacket Page 90Attachment 3
PAGE 630.00' ROWPER R130.00' ROWPER R160.00' ROWPER R1ADJACENT PROPERTY004-923-006ADJACENT PROPERTY004-923-008(E) 1-STORYCOMMERCIALADJACENT PROPERTY004-923-015PROPOSED LOT #11,429-SFPROPOSED LOT #2983-SFPROPOSED LOT #3981-SFPROPOSED LOT #42,210-SFPROPOSED LOT #51,510-SFPROPOSED LOT #61,303-SFPROPOSED LOT #71,302-SFPROPOSED LOT #81,490-SF40.00'40.00'40.00'40.00'40.00'40.00'40.00'40.00'40.00'40.00'35.73'
35.73'24.57'
24.57'24.52'
24.52'
55.28'
55.28'
37.24'
32.54'32.56'
32.56'37.75'
37.75'COMMON ACCESS, UTILITIES,DRAINAGE, AND MAINTENANCEEASEMENT32.54'
37.24'DESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Apr 02, 2018 - 11:38am Drawing name: N:\2017\17076-767-Caudill\Engineering\Condocs\Sheetfiles-Civil\17076-TTM.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC-3DRAWN:SJSDLL17076APRIL 2, 2018VICTORIA & CAUDILLMIXED-USE, TRACT# 3109( IN FEET )1 INCH = FT.5101010200 TENTATIVE TRACT MAPLEGENDCOMMON ACCESS, UTILITIES, DRAINAGE, AND MAINTENANCEEASEMENT DEFINED BY AND MANAGED BY MAINTENANCEAGREEMENT.PROPOSED PROPERTY LINESPROJECT TEAM:OWNERS INFORMATIONKOURTNEY KANEY1301 CHORRO STREETSAN LUIS OBISPO, CA 93401ARCHITECTTEN OVER STUDIO INC.539 MARSH STREETSAN LUIS OBISPO, CA 93401PROJECT CIVIL ENGINEERABOVE GRADE ENGINEERING1304 BROAD STREETSAN LUIS OBISPO, CA 93401PHONE: 805.540.5115EMAIL: SCOTT@ABOVEGRADEENGINEERING.COMCONTACT: SCOTT STOKES, PEPROJECT INFORMATION761 CAUDILL STREETSAN LUIS OBISPO, CA 93401APN#: 004-923-002EXISTING LOT SIZE: 11,208 SF(.26 ACRES)ZONING: C-R-SFPROPOSED USE: MIXED-USECITY BENCH MARKTHE BASIS OF BEARINGS FOR THIS SURVEY WAS TAKEN BETWEENTOW FOUND MONUMENTS LISTED AS HORIZONTAL CONTROLPOINT FOR THE CITY OF SAN LUIS OBISPO. THE BEARING IS FROMCONTROL POINT #8070 IS CONTROL POINT #8072 HAVING ABEARING OF N 63°50'15" E.Packet Page 91Attachment 3
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805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site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acket Page 94Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 10DEMO PLANSCALE: 1/16” = 1’-0”N1. (E) TREE TO REMAIN2. (E) TREE TO BE REMOVED3. (E) CARPORT TO BE DEMOLISHED4. (E) STREET SIGN5. (E) CURB TO BE DEMO. BULB-OUTKEYNOTESPROPERTY LINEV I C T O R I A A V E .(VILLAGE STREET)C A U D I L L S T .(ENTRY STREET)ADJACENT PROPERTY004-923-015ADJACENT PROPERTY004-923-008ADJACENT PROPERTY004-923-006(E) 1-STORYCOMMERCIAL(E) SIDEWALK(E) DRIVEWAY OF ADJACENT PROP.2231154(E) FIRE HYDRANT 130' AWAY(E) FIRE HYDRANT 40' AWAY(E) SIDEWALK140'-0"80'-0"Packet Page 95Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 11SITE PLANSCALE: 1/16” = 1’1. (N) 6’ TALL METAL GATE2. (N) 6’ TALL BOARD FORMED CONCRETE WALL3. (E) TREE TO BE REMOVED4. (N) BUILDING ABOVE5. (N) PERVIOUS PAVERS6. (N) COR-TEN WRAPPED RAISED PLANTERS7. (N) 12 SHORT TERM BIKE PARKING8. 10’ SETBACK ADJACENT PROP.9. (N) 2 DUMPSTER BINS (83” X 59”) - IN 4’ TALL ENCLOSURE. NOTE ALL UNITS TO HAVE INDIVIDUAL TRASH BINS IN PRIVATE GARAGES10. (N) CONCRETE11. PRIVATE GARAGE ENTRIE, TYP. OF ALL UNITS12. (N) BULB-OUT PER CITY ENGINEERIN STANDARD 412013. (N) CURB CUT PER CIVIL14. (E) EXISTING CURB TO BE DEMO15. (N) LONG TERM BIKE PARKING16. (N) GUEST PARKING SPACE17. (E) TREE TO REMAIN18. (N) MOTORCYCLE PARKING19. (N) WOOD SCREEN WALL20. FIRE RISER ROOM AND FIRE DEPARTMENT CONNECTION ON EXTERIOR WALL OF ENCLOSURE21. BACKFLOW PREVENTER DEVICE, SCREENED WITH LANDSCAPING, ETC. TBD22. WALL MOUNTED ADA PATH LIGHT AT BIKE PATH23. EXTERIOR SIDEWALK LIGHT AT EVERY 150’-175’ PER CITY ENGINEERING STANDARD #7915KEYNOTESN10'-0"REQ.20'-6"(26% FRONTAGE)20'-6"(26% FRONTAGE)(N) 3-STORYLIVE/WORK UNITS2,310 SF FOOTPRINTPROPERTY LINEPROPERTY LINEBUILD-TO LINEBUILD-TO LINE5'-0"REQ.112'-712"(80% FRONTAGE)V I C T O R I A A V E .(VILLAGE STREET)C A U D I L L S T .(ENTRY STREET)16'-0" DRIVEWAY33'-6" TO CORNERADJACENT PROPERTY004-923-015ADJACENT PROPERTY004-923-008ADJACENT PROPERTY004-923-006(E) 1-STORYCOMMERCIAL6'-0"10' MIN.PPPPPPP(E) SIDEWALK W/ (N) PARKING(E) SIDEWALK W/(N) PARKING23'-0"11'-0"98'-712"(E) DRIVEWAY OF ADJACENT PROP.30'-412"10'-0" MAX.22'-412"10'-0" MIN.13712266610101417915(N) 3-STORYTOWNHOME UNITS2,020 SF FOOTPRINT(N) 3-STORYTOWNHOME140'-0"6345M(N) DRIVEWAY171817328B1116192120202223Packet Page 96Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 12AASHTO TEMPLATE DIAGRAMSCALE: 1” = 10’-0”Packet Page 97Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 13THIRD FLOORSECOND FLOORGROUND FLOORBEDROOMBEDROOMBEDROOMBATHBATHCLBEDROOM BEDROOMBEDROOMBATHBATHCLBEDROOM BEDROOMBEDROOMBATHBATHCLDECKKITCHENLIVING/DININGKITCHENLIVING/DININGKITCHENLIVING/DININGDECKDECKGARAGE OFFICEGARAGE OFFICEGARAGE OFFICELIVEWORKUNIT 1UNIT 2UNIT 31,688 SFLIVE: 86.1%WORK: 13.9%1,742 SFLIVE: 86.5%WORK: 13.5%1,688 SFLIVE: 86.4%WORK: 13.6%LIVE/WORK DIAGRAMSCALE: 1/16" = 1'-0"Packet Page 98Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 14VFIRST FLOOR PLANSCALE: 3/32” = 1’-0”NUNIT 013 BD LIVE/WORKUNIT 052 BD TOWNHOMEUNIT 062 BD TOWNHOMEUNIT 072 BD TOWNHOMEUNIT 082 BD TOWNHOMEUNIT 041 BD TOWNHOMEUNIT 023 BD LIVE/WORKUNIT 033 BD LIVE/WORK2 BEDROOM3 BEDROOM1 BEDROOM
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805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 15SECOND FLOOR PLANSCALE: 3/32” = 1’-0”NUNIT 013 BD LIVE/WORKUNIT 052 BD TOWNHOMEUNIT 062 BD TOWNHOMEUNIT 072 BD TOWNHOMEUNIT 082 BD TOWNHOMEUNIT 041 BD TOWNHOMEUNIT 023 BD LIVE/WORKUNIT 033 BD LIVE/WORK2 BEDROOM3 BEDROOM1 BEDROOM
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805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 16THIRD FLOOR PLANSCALE: 3/32” = 1’-0”NUNIT 013 BD LIVE/WORKUNIT 052 BD TOWNHOMEUNIT 062 BD TOWNHOMEUNIT 072 BD TOWNHOMEUNIT 082 BD TOWNHOMEUNIT 041 BD TOWNHOMEUNIT 023 BD LIVE/WORKUNIT 033 BD LIVE/WORK2 BEDROOM3 BEDROOM1 BEDROOM
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805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 17
ROOF PLAN WITH ROOF DECKSSCALE: 3/32” = 1’-0”NUNIT 013 BD LIVE/WORKUNIT 052 BD TOWNHOMEUNIT 062 BD TOWNHOMEUNIT 072 BD TOWNHOMEUNIT 082 BD TOWNHOMEUNIT 041 BD TOWNHOMEUNIT 023 BD LIVE/WORKUNIT 033 BD LIVE/WORK2 BEDROOM3 BEDROOM1 BEDROOMPacket Page 102Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 18VICTORIA AVENUE ELEVATION - NORTH ELEVATIONSCALE: 3/32” = 1’-0”8. COR-TEN STEEL WALL MOUNTED BLADE SIGNAGE9. METAL AWNING WITH SOFFIT TO MATCH ACCENT WALL CLADDING10. FIBER CEMENT EXTERIOR CLADDING AT ACCENT WALLS11. COR-TEN STEEL PLANTER12. LANDSCAPING13. BALCONY, PAINT TO MATCH WINDOW TRIM14. ROOF DECK WITH METAL RAILING BEYOND15. METAL RAILING WITH TRANSLUCENT GLASS PANEL16. COR-TEN STEEL GATE17. SOFFIT TO MATCH ACCENT WALL CLADDING18. WOOD SCREEN & RAILING, STAIN TO MATCH ACCENT WALL CLADDING19. PATH LIGHTING, SEE SPECIFICATIONS20. WALL SCONCE, SEE SPECIFICATIONS21. WOOD SCREEN AT TRASH ENCLOSURE GATES, STAIN TO MATCH ACCENT WALL CLADDING22. WINDOW WITH TRANSPARENT GLASS PANEL23. WINDOW WITH TRANSLUCENT GLASS PANEL24. STUCCO ENTRY COLOR TO MATCH STOREFRONT25. ALUMINUM CLAD SLIDING DOORS WITH TRANSPARENT GLASS26. ALUMINUM DOOR WITH TRANSLUCENT PANEL AND CLERESTORY ABOVE27. FIRE RISER ROOM1. STUCCO-MAIN BODY COLOR2. BOARD FORMED CONCRETE WALL3. ALUMINUM CLAD STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL & CLERESTORY ABOVE4. ALUMINUM CLAD STOREFRONT WINDOW WITH TRANSLUCENT GLASS PANEL & TRANSPARENT CLERESTORY ABOVE5. PARAPET WALL6. FULL-HEIGHT WINDOW WITH TRANSLUCENT GLASS PANEL BELOW & TRANSPARENT PANEL ABOVE7. METAL FASCIA PANEL TO MATCH WINDOW TRIMKEYNOTES1413'-0"9'-0"9'-0"34'-6"P.L.P.L.13455622781011121315161735'-0" BUILDING HEIGHT LIMIT79MAX BLDGHEIGHT263.5'ROOF DECK F.F.258'3RD F.F.249'2ND F.F.240'MAX BLDGHEIGHT263.5'ROOF DECK F.F.260'3RD F.F.251'2ND F.F.242'1ST F.F.227'1ST F.F.229'1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"232245257AVERAGEEXISTINGGRADE@ 228.5'17CAUDILL STREETAVERAGE EXISTINGGRADE @ 228.5'151026Packet Page 103Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 19CAUDILL STREET ELEVATION - WEST ELEVATIONSCALE: 3/32” = 1’-0”11222571113'-0"9'-0"9'-0"33'-0"35'-0" BUILDING HEIGHT LIMIT10'-0"10'-0"9'-0"33'-0"35'-0" BUILDING HEIGHT LIMITMAX BLDGHEIGHT263.5'ROOF DECK F.F.256'3RD F.F.247'2ND F.F.237'1ST F.F.227'MAX BLDGHEIGHT263.5'ROOF DECK F.F.258'3RD F.F.249'2ND F.F.240'1ST F.F.227'18211315P.L.P.L.AVERAGE EXISTINGGRADE @ 228.5'425221222227121458991012VICTORIA AVENUEAVERAGE EXISTINGGRADE @ 228.5'8. COR-TEN STEEL WALL MOUNTED BLADE SIGNAGE BEYOND9. METAL AWNING WITH SOFFIT TO MATCH ACCENT WALL CLADDING10. FIBER CEMENT EXTERIOR CLADDING AT ACCENT WALLS11. COR-TEN STEEL PLANTER12. LANDSCAPING13. BALCONY, PAINT TO MATCH WINDOW TRIM14. ROOF DECK WITH METAL RAILING BEYOND15. METAL RAILING WITH TRANSLUCENT GLASS PANEL16. COR-TEN STEEL GATE17. SOFFIT TO MATCH ACCENT WALL CLADDING18. WOOD SCREEN & RAILING, STAIN TO MATCH ACCENT WALL CLADDING19. PATH LIGHTING, SEE SPECIFICATIONS20. WALL SCONCE, SEE SPECIFICATIONS21. WOOD SCREEN AT TRASH ENCLOSURE GATES, STAIN TO MATCH ACCENT WALL CLADDING22. WINDOW WITH TRANSPARENT GLASS PANEL23. WINDOW WITH TRANSLUCENT GLASS PANEL24. STUCCO ENTRY COLOR TO MATCH STOREFRONT25. ALUMINUM CLAD SLIDING DOORS WITH TRANSPARENT GLASS26. ALUMINUM DOOR WITH TRANSLUCENT PANEL AND CLERESTORY ABOVE27. FIRE RISER ROOM1. STUCCO-MAIN BODY COLOR2. BOARD FORMED CONCRETE WALL3. ALUMINUM CLAD STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL & CLERESTORY ABOVE4. ALUMINUM CLAD STOREFRONT WINDOW WITH TRANSLUCENT GLASS PANEL & TRANSPARENT CLERESTORY ABOVE5. PARAPET WALL6. FULL-HEIGHT WINDOW WITH TRANSLUCENT GLASS PANEL BELOW & TRANSPARENT PANEL ABOVE7. METAL FASCIA PANEL TO MATCH WINDOW TRIMKEYNOTESPacket Page 104Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 20SOUTH ELEVATIONSCALE: 3/32” = 1’-0”9. METAL AWNING WITH SOFFIT TO MATCH ACCENT WALL CLADDING10. FIBER CEMENT EXTERIOR CLADDING AT ACCENT WALLS11. COR-TEN STEEL PLANTER12. LANDSCAPING13. BALCONY, PAINT TO MATCH WINDOW TRIM14. ROOF DECK WITH METAL RAILING BEYOND15. METAL RAILING WITH TRANSLUCENT GLASS PANEL16. COR-TEN STEEL GATE17. SOFFIT TO MATCH ACCENT WALL CLADDING18. WOOD SCREEN & RAILING, STAIN TO MATCH ACCENT WALL CLADDING19. PATH LIGHTING, SEE SPECIFICATIONS20. WALL SCONCE, SEE SPECIFICATIONS21. WOOD SCREEN AT TRASH ENCLOSURE GATES, STAIN TO MATCH ACCENT WALL CLADDING22. WINDOW WITH TRANSPARENT GLASS PANEL23. WINDOW WITH TRANSLUCENT GLASS PANEL24. STUCCO ENTRY COLOR TO MATCH STOREFRONT25. ALUMINUM CLAD SLIDING DOORS WITH TRANSPARENT GLASS26. ALUMINUM DOOR WITH TRANSLUCENT PANEL AND CLERESTORY ABOVE27. FIRE RISER ROOM1. STUCCO-MAIN BODY COLOR2. BOARD FORMED CONCRETE WALL3. ALUMINUM CLAD STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL & CLERESTORY ABOVE4. ALUMINUM CLAD CLERESTORY WITH TRANSPARENT GLASS PANEL5. PARAPET WALL6. FULL-HEIGHT WINDOW WITH TRANSLUCENT GLASS PANEL BELOW & TRANSPARENT PANEL ABOVE7. METAL FASCIA PANEL TO MATCH WINDOW TRIM8. COR-TEN STEEL WALL MOUNTED BLADE SIGNAGEKEYNOTES10'-0"10'-0"9'-0"35'-0" BUILDING HEIGHT LIMIT32'-0"110722221210'-0"10'-0"9'-0"33'-0"35'-0" BUILDING HEIGHT LIMITP.L.P.L.MAX BLDGHEIGHT263.5'ROOF DECK F.F.256'3RD F.F.247'2ND F.F.237'1ST F.F.227'MAX BLDGHEIGHT263.5'ROOF DECK F.F.258'3RD F.F.249'2ND F.F.239'1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"1ST F.F.229'AVERAGE EXISTINGGRADE @ 228.5'345991514227CAUDILL STREETAVERAGEEXISTINGGRADE@ 228.5'10201513131315Packet Page 105Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 21EAST ELEVATIONSCALE: 3/32” = 1’-0”9. METAL AWNING WITH SOFFIT TO MATCH ACCENT WALL CLADDING10. FIBER CEMENT EXTERIOR CLADDING AT ACCENT WALLS11. COR-TEN STEEL PLANTER12. LANDSCAPING13. BALCONY, PAINT TO MATCH WINDOW TRIM14. ROOF DECK WITH METAL RAILING BEYOND15. METAL RAILING WITH TRANSLUCENT GLASS PANEL16. COR-TEN STEEL GATE17. SOFFIT TO MATCH ACCENT WALL CLADDING18. WOOD SCREEN & RAILING, STAIN TO MATCH ACCENT WALL CLADDING19. PATH LIGHTING, SEE SPECIFICATIONS20. WALL SCONCE, SEE SPECIFICATIONS21. WOOD SCREEN AT TRASH ENCLOSURE GATES, STAIN TO MATCH ACCENT WALL CLADDING22. WINDOW WITH TRANSPARENT GLASS PANEL23. WINDOW WITH TRANSLUCENT GLASS PANEL24. STUCCO ENTRY COLOR TO MATCH STOREFRONT25. ALUMINUM CLAD SLIDING DOORS WITH TRANSPARENT GLASS26. ALUMINUM DOOR WITH TRANSLUCENT PANEL AND CLERESTORY ABOVE27. FIRE RISER ROOM1. STUCCO-MAIN BODY COLOR2. BOARD FORMED CONCRETE WALL3. ALUMINUM CLAD STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL & CLERESTORY ABOVE4. ALUMINUM CLAD CLERESTORY WITH TRANSPARENT GLASS PANEL5. PARAPET WALL6. FULL-HEIGHT WINDOW WITH TRANSLUCENT GLASS PANEL BELOW & TRANSPARENT PANEL ABOVE7. METAL FASCIA PANEL TO MATCH WINDOW TRIM8. COR-TEN STEEL WALL MOUNTED BLADE SIGNAGEKEYNOTES91014213'-0"9'-0"9'-0"34'-6"35'-0" BUILDING HEIGHT LIMIT10'-0"10'-0"9'-0"32'-0"35'-0" BUILDING HEIGHT LIMIT1315MAX BLDGHEIGHT263.5'ROOF DECK F.F.260'3RD F.F.251'2ND F.F.242'1ST F.F.229'MAX BLDGHEIGHT263.5'ROOF DECK F.F.258'3RD F.F.249'2ND F.F.239'1ST F.F.229'P.L.P.L.AVERAGE EXISTINGGRADE @ 228.5'5VICTORIA AVENUE4222119101225121527Packet Page 106Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 22SITE & BUILDING SECTIONSSCALE: 3/32” = 1’-0”MAX BLDGHEIGHT263.5'ROOF DECK F.F.256'3RD F.F.247'2ND F.F.237'1ST F.F.227'MAX BLDGHEIGHT263.5'ROOF DECK F.F.258'3RD F.F.249'2ND F.F.240'1ST F.F.227'AVERAGE EXISTINGGRADE @ 228.5'VICTORIA AVENUEAVERAGE EXISTINGGRADE @ 228.5'MAX BLDGHEIGHT263.5'ROOF DECK F.F.258'3RD F.F.249'2ND F.F.240'MAX BLDGHEIGHT263.5'ROOF DECK F.F.260'3RD F.F.251'2ND F.F.242'1ST F.F.227'1ST F.F.229'AVERAGEEXISTINGGRADE@ 228.5'CAUDILL STREETAVERAGE EXISTINGGRADE @ 228.5'Packet Page 107Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 23MATERIALSAWNINGS & CANOPIESSW 6258 TRICORN BLACKACCENT WALLS & SOFFITSNICHIHA VINTAGE WOOD CEDAR EPC762FACCENT - MAIN BODYBOARDFORM CONCRETE SIMILAR TO ABOVEPLANTERS & SIGNAGECOR-TENSTOREFRONT- FIRESTONE UNA CLAD, ANODIZED ALUM. TO MATCH AWNINGS & CANOPIESWOOD SCREEN SIMILAR TO ABOVE STAIN TO MATCH ACCENT WALL CLADDING & SOFFITSTRANSLUCENT GLASS GUARDRAILLARGE WALL SCONCEHINKLEY LUNA 1669SKOR SIMILAR1 LIGHT24” TALL LUNA HIGH INTEGRATED LED WALL SCONCE BRONZESTUCCO - MAIN BODYLA HABRA, X-81 OATMEALSIDE MOUNTED PATH LIGHT HINKLEY 585081 LIGHT ADA COMPLIANTLED PATH LIGHT BRONZEPacket Page 108Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 24VICTORIA & CAUDILL CORNERPacket Page 109Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 25CAUDILL STREET ELEVATIONPacket Page 110Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 26VICTORIA AVENUE ELEVATIONPacket Page 111Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 27ENTRY TO GARAGESPacket Page 112Attachment 3
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on siteVICTORIA & CAUDILL DEVELOPMENT797 CAUDILL STREET, SAN LUIS OBISPO, CA APN: 004-923-002DATE: 03/20/2018PAGE 28ROOF DECKS ON CARMELPacket Page 113Attachment 3