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HomeMy WebLinkAbout07-10-2018 Item 16 - MOU for Short term rental of Garden St Terraces - Hotel Serra Meeting Date: 7/10/2018 FROM: Michael Codron, Community Development Department Director Prepared By: Shawna Scott, Senior Planner SUBJECT: REQUEST TO MODIFY A CONDITION OF APPROVAL AND MEMORANDUM OF UNDERSTANDING TO ALLOW FOR THE SHORT- TERM RENTAL OF SIX RESIDENTIAL UNITS IN THE GARDEN STREET TERRACES (HOTEL SERRA) PROJECT (MOD-1499-2018; 736 MARSH STREET) RECOMMENDATION Deny the applicant’s request to modify Condition of Approval #11 (Resolution No. 10504) and the project’s associated Memorandum of Agreement, based on the findings presented in the Draft Resolution (Attachment A). REPORT-IN-BRIEF The final design of the Garden Street Terraces project was approved by the City Council in March 2014. The 2014 resolution documenting final design approval of the project includes t he following condition: “The 8 residential units in the project shall be exclusively used for residential purposes and not converted to transient lodging.” In association with the project approval, a Memorandum of Agreement (MOA) was required to provide fo r the 99-year lease of Public Parking Lot 2, which was previously located within the project site. The MOA requires no fewer than eight residential units within the Garden Street Terraces project. The applicant, Garden Street SLO Partners, LP, is requesting a modification to condition of approval #11 and the MOA in order to allow six of the eight approved residential units to be utilized as short-term rental units in association with the Hotel Serra component of the Garden Street Terraces project (Attachment B). If the City Council approves the applicant’s request, the Ground Lease Agreement would also need to be amended to allow for the modified use of the condominium units (Attachment H). Staff is recommending the City Council deny the applicant’s request based on inconsistency with: (1) the findings of approval for the project; (2) the project objectives as stated in the Final Environmental Impact Report (Final EIR) for the Garden Street Terraces project; (3) the California Environmental Quality Act (CEQA) Statement of Overriding Considerations adopted in association with the City Council’s approval of the project; and , (4) General Plan policies as described further in this agenda report. DISCUSSION The Garden Street Terraces project was initially appro ved by the City Council in June 2010 (Attachment C, Resolution 10182, Final Environmental Impact Report and Project Approval and Attachment D, Resolution 10183, Use Permit and Vesting Tentative Tract Map) and November Packet Pg. 207 Item 16 2011 (Attachment E, Resolution No. 10312, Architectural Design). The initial project analyzed in the Final Environmental Impact Report (EIR) included a total of 34 residential units, and this number was subsequently reduced to eight residential units through review and approval of the revised project design in 2011. Following further re-design of the project by the applicant , which included reductions in height and massing, the City Council approved the final design of the project in March 2014 (Attachment F, Resolution No. 10504). The 2014 resolution documenting final design approval of the project includes the following condition: “The 8 residential units in the project shall be exclusively used for residential purposes and not converted to transient lodging.”1 In association with the project approval, a Memorandum of Agreement (MOA) was required to provide for the 99-year lease of Public Parking Lot 2, which was previously located within the project site (refer to Attachment G).2 The MOA requires no fewer than eight residential units within the Garden Street Terraces project. The applicant and the City subsequently executed a Ground Lease agreement, which was based on the MOA (Attachment H, Signed Ground Lease). Ground Lease Section 1.8 (Tenant’s Approved Use of the Premises) specifically states that the approved use of the leased premises shall be for the development of the project , which shall consist of condominiums, “…which shall consist of not less than eight (8) such residential units…”.3 The applicant, Garden Street SLO Partners, LP , is requesting a modification to condition of approval #11 and the MOA in order to allow six of the eight approved residential units to be utilized as short-term rental units in association with the Hotel Serra component of the Garden Street Terraces project . The applicant’s stated reasons for this request are to “assist the owner/developers with shouldering the unanticipated overall and mounting project costs” and provision of “additional revenue to the City, via increased transient occupancy taxes” (refer to Attachment B, Applicant Request Letter). Staff is recommending the City Council deny the applicant’s request based on inconsistency with: the findings of approval for the project ; the project objectives as stated in the Final Environmental Impact Report (Final EIR) for the Garden Street Terraces project ; the California Environmental Quality Act (CEQA) Statement of Overriding Considerations adopted in association with the City Council’s approval of the project ; and General Plan policies, as described further in this agenda report . Staff Analysis The approved and entitled project, currently under construction, includes the following: • Retail (20,542 square feet) • Hotel/restaurant (64 hotel rooms, 46,630 square feet) • Trash room/ground floor circulation (3,563 square feet) • Residential flats (Condominium Units) (8 units, 8,640 square feet) • Parking (41 spaces, 14,050 square feet) 1 Resolution No. 10504 Condition of Approval #11 2 MOA Section 2.2 Residential Units 3 Ground Lease Section 1.8.2 Condominiums Packet Pg. 208 Item 16 The applicant is requesting Council’s approval to allow Residential Flat s #1 through #4, #5, and #84 to be constructed and used as short-term rental units (i.e. hotel rooms). This would leave only two units as residential units. Inconsistency with Findings for Approval The findings for approval of the initial project included the statements identified below. Although the architectural design and associated subdivision of the property have been modified through subsequent review processes since 2010, these findings and statements are relevant to the project currently under construction, as they support the intent for requiring the eight residential units as a specific condition of approval, as documented in the resolution approving the final design of the mixed-use project. • The mixed-use project is consistent with the General Plan and community goals for the following reasons: “Provides housing downtown interspersed with commercial uses to help balance jobs and housing in the community” (Attachment D, Resolution No. 10183, Mixed-Use project Finding 2c). • The design of the originally-approved vesting tentative tract map, allowing for an airspace subdivision, was determined to be consistent with the General Plan because “the project will incrementally add to the City’s housing inventory” (Attachment D, Resolution No. 10183, Subdivision Findings). Implementation of the applicant’s request would further reduce future housing stock in the Downtown Core, which would be inconsistent with the initial findings for approval of the mixed - use project. As the number of residential units was previously reduced from 34 to eight, staff does not recommend a further reduction in order for the project to remain consistent with these initial findings. Inconsistency with Final EIR and Statement of Overriding Considerations As documented in the certified Final Environmental Impact Report (EIR) for the Garden Street Terraces Project (State Clearinghouse No. 2007071062)5, a major objective of the project is to “e xpand housing opportunities in the downtown” (Final EIR Volume 1, Section 1.2 Project Objectives, page 1-2). As noted above, the project analyzed in the Final EIR included a total of 34 residential units, and this number was subsequently reduced to eight residential units through review and approval of the revised project design and associated environmental review.6 Statements present in the Final EIR, which support inclusion of housing within the project, include the following: • “The nature of the proposed project, which is an urban infill project, includes locating housing in the Downtown Core, which would reduce vehicle miles traveled and may reduce vehicle trip length over a similar type of project constructed on the fringe of the City” (Final EIR Volume 1, Greenhouse Gases and Global Climate Change page ES-55). 4 Addresses 1130 Broad Street #201, #202, #203, #204, #301, and #304 5 Garden Street Terraces Project Final EIR available online: http://www.slocity.org/government/department- directory/community-development/documents-online/environmental-review-documents/-folder-731 6 Addendums to the Final EIR dated September 2011 and February 2014 Packet Pg. 209 Item 16 • “The revised project in itself is a large mixed-use development that would provide housing opportunities, including limited affordable housing, as well as increased employment. Although the project would create more jobs than residences, it still ultimately moves toward the City’s goal of increasing housing supply as well as providing downtown housing. Therefore, impacts to population and housing would be less than significant ” (Final EIR Volume 1, Chapter 4.0 Other CEQA Sections, Section 4.3.3 Population and Housing, page 4-4). • “The nature of the proposed project, which is an urban infill project, includes locating housing in the Downtown Core, which would reduce vehicle miles traveled and may reduce vehicle trip length over a similar type of project constructed on the fringe of the City” (Final EIR Volume 1, Chapter 5.0 Cumulative Impacts, Section 5 .3.2.1 Greenhouse Gases and Global Climate Change, page 5-11). The Statement of Overriding Considerations, which was adopted by the City Council in association with certification of the Final EIR for the project, included the following: the project would “provide housing Downtown interspersed with commercial uses to help balance jobs and housing in the community” (Attachment C, Resolution No. 10182, Final EIR Finding 6d). Implementation of the applicant’s request would further reduce future housing stock in the Downtown Core. As the number of residential units was previously reduced from 34 to eight, staff does not recommend a further reduction in order for the project to remain consistent with the project objectives and Statement of Overriding Considerat ions. Inconsistency with the General Plan As summarized in Table 1 below, the proposed request to further reduce the number of residential units within the Garden Street Terraces project is not consistent with several Land Use and Housing Element programs and policies that call for a jobs/housing balance within the City, development of additional housing within the City, and provision of residential uses in the Downtown and on City-owned property. Table 1. Inconsistency with the General Plan General Plan Program/Policy Inconsistency Determination Land Use Element Policy 1.5. Jobs/Housing Relationship. The gap between housing demand (due to more jobs and college enrollment) and supply should not increase. Implementation of the proposed request would further increase the job/housing gap by providing additional hotel units and fewer residential units. Policy 4.2. Downtown Residential. Downtown is not only a commercial district, but also a neighborhood. Its residential uses contribute to the character of the area, allow a 24-hour presence which enhances security and help the balance between jobs and housing in the community. Packet Pg. 210 Item 16 General Plan Program/Policy Inconsistency Determination Policy 4.2.1. Existing and New Dwellings. The City shall use the following when evaluating development in the Downtown area: A. Existing residential uses within and around the commercial core should be protected, and new ones should be developed. B. Dwellings should be provided for a variety of households. C. Dwellings should be interspersed with commercial uses. D. All new, large commercial projects should include residential uses. Implementation of the proposed request would reduce the number of previously-approved residential units and would reduce residential variety in the Downtown by creating a development with 70 hotel rooms and only two residential units. Policy 4.20.2. Upper Floor Dwellings. Existing residential uses shall be preserved and new ones encouraged above the street level. This new housing will include a range of options and affordability levels. Implementation of the proposed request would reduce the number of previously-approved residential units and would reduce residential variety in the Downtown by creating a development with 70 hotel rooms and only two residential units. Housing Element Program 3.10. Continue to encourage the creation of dwellings in the Downtown Core (C-D Zone) and the Downtown Planning Area by continuing the "no net housing loss" program, consistent with Chapter 17.86 (Downtown Housing Conversion Regulations) of the Zoning Regulations. The proposed request would result in a loss of approved housing, currently under construction, within the project. Policy 5.3. Encourage the development of housing above ground-level retail stores and offices to provide housing opportunities close to activity centers and to use land efficiently. Implementation of the proposed request would reduce the number of previously-approved residential units and would reduce potential housing options close to activity centers in the Downtown. Program 5.5. Review new developments for compliance with City regulations and revise projects or establish conditions of approval as needed to implement the housing variety and tenure policies. Implementation of the proposed request would be inconsistent with the initial approvals for the project, which specifically required a minimum of eight residential units within the project. Policy 6.2. New commercial developments in the Downtown Core (C-D Zone) shall include housing, unless the City makes one of the following findings: A) Housing is likely to jeopardize the health, safety or welfare of residents or employees; or B) The property’s shape, size, topography or other physical factor makes construction of new dwellings infeasible. The proposed request does not meet the provisions identified in the required findings, because provision of housing would not jeopardize health, safety or welfare of future residents and it has been determined that provision of the eight residential units is feasible. Packet Pg. 211 Item 16 General Plan Program/Policy Inconsistency Determination Policy 6.5. When sold, purchased or redeveloped for public or private uses, City-owned properties within the urban reserve shall include housing as either a freestanding project or part of a mixed-use development where land is suitable and appropriate for housing. As a portion of the site consists of City-owned property, and as required by the MOA, the project was required to include a minimum of eight housing units. Further reducing the number of units would be inconsistent with this policy and the MOA. CONCURRENCES The Finance Department concurs with Staff’s recommendation and findings for denial. ENVIRONMENTAL REVIEW Pursuant to State CEQA Guidelines Section 15270 (Projects Which are Disapproved), “CEQA does not apply to projects which a public agency rejects or disapproves”. Therefo re, no environmental review is required. If the Council gives direction to staff that it intends on approving the modification, further environmental analysis will be needed to evaluate that change. FISCAL IMPACT Denial of the applicant’s request has no fiscal impact on existing conditions, as the project and associated MOA were previously approved. As documented in the applicant’s statement, provision of six additional hotel units would generate $78,292.50 annually in transient occupancy tax, and $15,658.50 in tourism business improvement district assessment monies (Attachment B, Applicant Request Letter). While these additional taxes and assessments may represent an opportunity, the City’s General Fund forecast d id not consider the revenue. ALTERNATIVE 1. Continue the hearing to a date certain or uncertain, and direct staff to prepare findings of approval for the applicant’s request, including associated environmental documentation and preparation of a revised MOA and 99-year lease of Public Parking Lot 2. This Alternative is not recommended based on Staff’s determination that the request is not consistent with the initial approvals and Statement of Overriding Considerations for the project and identified inconsistencies with the City’s General Plan and major City goals and policies to provide additional housing within the City and Downtown Core. Packet Pg. 212 Item 16 Attachments: a - Draft Resolution b - Applicant Request Letter c - Resolution 10182 d - Resolution 10183 e - Resolution 10312 f - Resolution 10504 g - Memorandum of Agreement h - Signed Ground Lease Packet Pg. 213 Item 16 R ________ RESOLUTION NO. (2018 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPLICATION FOR A MODIFICATION TO A CONDITION OF APPROVAL AND ASSOCIATED MEMORANDUM OF AGREEMENT THAT WOULD ALLOW FOR THE SHORT-TERM RENTAL OF SIX UNITS WITHIN THE APPROVED GARDEN STREET TERRACES PROJECT LOCATED AT 736 MARSH STREET (MOD-1499-2018) WHEREAS, on July 10, 2018 the City Council of the City of San Luis Obispo considered a request from Garden Street SLO Partners, LP, applicant, to modify Resolution No. 10505 Condition of Approval #11 to allow for the short -term rental of six residential units, and to modify the Memorandum of Agreement and associated 99-year lease of Public Parking Lot 2; WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendat ions by staff. NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The California Environmental Quality Act does not apply to projects that a public agency rejects or disapproves (State CEQA Guidelines Section 15270). Packet Pg. 214 Item 16 Resolution No. _____ (2018 Series) Page 2 R ________ SECTION 2. Action. The City Council of the City of San Luis Obispo hereby denies the request to modify project conditions of approval and the associated Memorandum of Agreement. The City Council finds that the request is inconsistent with the findings of approval for the project; is inconsistent with the project objectives as stated in the Final Environmental Impact Report (Final EIR) for the Garden Street Terraces project; is inconsistent with the CEQA Statement of Overriding Considerations adopted in association with the City Council’s approval of the project; and is inconsistent with Land Use Element and Housing Element policies regarding the jobs and housing balance and provision of a variety of housing types within the City and the Downtown Core. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this 10th day of July 2018. ____________________________________ Mayor Heidi Harmon ATTEST: ____________________________________ Teresa Purrington, City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick, City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, 2018. ____________________________________ Teresa Purrington, City Clerk Packet Pg. 215 Item 16 Packet Pg. 216 Item 16 Packet Pg. 217 Item 16 Packet Pg. 218 Item 16 Packet Pg. 219 Item 16 Packet Pg. 220 Item 16 Packet Pg. 221 Item 16 RESOLUTION NO. 10182 (2010 Series) A RESOLUTION OF CITY OF SAN LUIS OBISPO CERTIFYING THE FINAL EIR FOR THE GARDEN STREET TERRACES PROJECT AND APPROVING THE REDUCED DEVELOPMENT AND PROJECT WITHOUT PUBLIC PARKING SPACES ALTERNATIVES AS THE REQUIRED PROJECT (ER 124 -06) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February 24, 2010, for the purpose of considering the Final EIR for the Garden Street Terraces Project (ER 124 -06); and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the Final EIR; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 1, 2010, for the purpose of considering Application ER 124 -06; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Final EIR was reviewed and considered by the City Council after extensive review by City staff and other agencies, and with the comments of the concerned public; and WHEREAS, the potential environmental impacts of the project have been evaluated in accordance with the California Environmental Quality Act and the City's Environmental Guidelines; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the Council has concluded that the Final EIR (ER 124 -06) for the Garden Street Terraces Project adequately identifies the project's potentially significant impacts, alternatives to the proposed action, and recommended mitigation measures, based on the following findings: 1. The Final EIR was prepared in compliance with the California Environmental Quality Act CEQA) and was considered by the City prior to any approvals of the project. R 10182 Packet Pg. 222 Item 16 Resolution No. 10182 (201 0'seri es) Page 2 2. The Final EIR reflects the independent judgment of the City. 3. For each significant effect identified in the Final EIR under the categories of Aesthetics and Visual Resources, Air Quality, Cultural Resources, Geologic Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning Policies, Noise, Energy, Transportation and Traffic, Utilities and Public Services, and Cumulative Impacts the approved mitigation measures contained in the Final EIR will avoid or substantially lessen the identified adverse environmental impacts of the project to a level of insignificance and have been incorporated into the project. 4. The significant effects identified in the Aesthetics and Visual Resources, Air Quality, Cultural Resources, Short-term Construction Noise, and Cumulative Impacts sections of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified mitigation measures included in the EIR. 5. The City Council finds that the unavoidable and significant adverse environmental effects of the project as proposed are unacceptable, but may be addressed and reduced to acceptable levels through project redesign that more closely adheres to the design features outlined in the Reduced Development Alternative and the Project without Public Parking Spaces Alternative. Although redesign to reflect these alternatives would not mitigate all significant Aesthetics and Visual Resources, Air Quality, Cultural Resource, Short-term Construction Noise, and Cumulative Impacts to a level of insignificance, the Council finds that these impacts would be reduced to acceptable levels and makes a statement of overriding considerations for those significant and unavoidable environmental impacts because: a. Mitigation measures are identified in the Final EIR Reduced Development Alternative that would apply to help reduce project impacts to the historic and visual resources of Garden Street and their contribution to the character of the Downtown Core and Downtown Historic District, particularly through the rehabilitation of all on -site historic buildings consistent with the Secretary of the Interior's Standards for the Treatment of Historic Resources and greater upper story building setbacks. b. Mitigation strategies are identified in the Final EIR to help reduce project emissions and ultimately put the air basin in closer compliance with established State and federal standards. c. Mitigation strategies are in place in the event that Mission -era burials are encountered as a result of subsurface grading and excavation that are consistent with State law and have been reviewed and endorsed by the Cultural Heritage Committee. d. The unavoidable adverse impacts associated with the loss of historical structures have been reviewed by the Cultural Heritage Committee and their specific recommendations regarding proposed demolitions and incorporation of appropriate and feasible mitigations has been reviewed and considered. Packet Pg. 223 Item 16 Resolution No. 10182 (2010 series) Page 3 e. The unavoidable adverse impact of construction noise is temporary in nature and can be substantially mitigated by implementation of a construction management plan that regulates the hours of construction, noise reduction measures, and a complaint resolution process, consistent with recommended mitigation measures. f. The unacceptable mixing of public and private parking and the long -tens management problems that could arise would be addressed through a redesign that would make proposed parking exclusively private and the replacement of lost public spaces through the payment of parking fees. g. The cumulative impacts addressed in the EIR may result in significant impacts to Air Quality and Noise. A series of mitigation measures to reduce these impacts have been included in the EIR, and future projects that may add to the cumulative impacts will provide additional mitigation. 6. The City Council has identified the following overriding economic, social, and other public benefits of the project, which are additional reasons that the significant and unavoidable impacts identified in the Final EIR for approval of a combination of the Reduced Development and Project without Public Parking Spaces Alternatives can be found acceptable; these are: a. In conformance with the City's General Plan policies and community goals, maintain and enhance the Downtown area as the commercial and social center of the City by converting surface parking lots to more economically productive uses which would not be achievable without private capital and investment; b. Provide expansion space for existing businesses and opportunities for new businesses to locate in the Downtown area by creating new retail, restaurant and hotel space which produce further tax dollars to keep the Downtown vital and the center of the community; c. Include an on -site, private parking structure and/or payment of in -lieu parking fees to provide adequate off - street parking to meet the demand of on -site uses; d. Provide housing Downtown interspersed with commercial uses to help balance jobs and housing in the community; e. Provide for improved pedestrian amenities via the project's pedestrian streets and paseos; f. Improve business synergy by creating incentives for other property owners to seek improvements to their own sites and increased revenues and foot traffic; and g. Rehabilitate all on -site historic buildings consistent with the Secretary of the Interior's Standards for the Treatment of Historic Resources. Packet Pg. 224 Item 16 Resolution No. 10182 (2010aen'es) Page 4 The data to support these overriding factors are found in the following sections of the record including: 1. The Final Environmental Impact Report; 2. Letters submitted by the public contained in the project files; 3. Public testimony provided at this and previous project hearings; and 4. The applicant's presentation. 7. The Mitigation Monitoring Program has been reviewed by the City Council in conjunction with their review of the Final EIR. SECTION 2. Certification. The City Council does hereby certify the Final EIR for the project with all mitigation measures as amended in attached Exhibit A. Upon motion of Council Member Settle, seconded by Council Member Marx, and on the following vote: AYES: Council Members Ashbaugh, Marx and Settle, and Vice Mayor Carter NOES: None ABSENT: Mayor Romero The foregoing resolution was adopted this I` day of June 2010. poAr VA 0W1*16 Elaina Cano City Clerk APPROVED AS TO FORM: 1 )6` J Stine Dietrick City Attorney Packet Pg. 225 Item 16 EXECUTIVE SUMMARY CR yy a y bR p OLr, u Gi O TR y uR Q R O RC iiRu 1— R a u y CIA U v rl 11 VI W a, R F L ES -14 Garden Street Terraces Project Final E!R F U C t N 0 O r^ r. R d N . p C R 'N E VN O 0 0 E_ 'ca Ca''J 0 U NC' E > w C O p R 4 O t0 b N T cE ca —p 2 E ru- -r- ca p r— 3 g °cb.5 0 v E 0 v ° 'g o r V C mdJucE N c>CvQr. ow U E dU G U' y a Ga O O O V r 0 . 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C N aA a > ca E v N O OC 'D N d V C U N p > O O O QN m bDCOO b . p0 g O O y — N b ,> 17jO O " 0 RN — yOU 8 Q zU n o 0 N - 0 O w Q C. e • • • • e o e • • a+ V 8 Garden Street Terraces Project Final EIR ES -15 Packet Pg. 227 Item 16 OR F yh a 0 i 1115V F a I 1 Q GC a 0 R y uR G RC O RC C 7 o o v H 1 h c r R RGe ..y U v r; 1 W R Z EXECUTIVE SUMMARY.. IV GMM We0 N x X h U 3$ m 0 R.NwOf/I U . O ° Eoo Q > ° °d E °' ro 0 0 T A L d E V .0 a 0. •G row p w G p v o 0 N r " y •' 4 ° d 0V E N a o Noo u .- oa N E o pEL y °' a m k nc .a. i d roC]Eo y > i a + CL ° ° G w c ,c w U U o -0 o , dWOUE -0 re c m c y ' O3 u zoe O O V N O> 44 g q. co u . 0 ca 5 O N N O U p C ao ic i s ' . 3 S ro ° 3 ' F a K oG n Q L Cal , _ 3 U aE F T E ' oc - n 3L U : y ° .' F a N O. c y a C ,o ° .° c3 o o c y y fE - ro - .:° . ° ro ai S cU L .." aa i w w cE L ° . N ° , o a ^ •. c ° c y ? o p ° rov c v E s :,= o ° d O , iC •• 3> ° ° . NLa. E oa "0 r w Q o X> p U W 4 d «y o "o O > N Lyo O ° L. U O CV o > ° ao : o o ro w R w ro J ro 14 Sb J. o U O u o u R o c U .ro o o i > c U o y u o o ° S ° " v ° Nt ` a ° C d . aO •= wEoZo ro m ro E ca NV o a ° hcFL 0 U U o CO E U "w y oo o m b ° L C N ° yro y o N V a cq " y d o a " o c ° E a V° ° °s N u=o 00 d = Q Q ^o5UO. a c Q > ro N i t c° o u 6 wu E ES -16 Garden Street Terraces Project Final EIR Packet Pg. 228 Item 16 CR F yH dl 1 0 b R00 i, W6 0 R Y VR C6 d R O O n: O 4r G CJ dy > R C6 yC i.r R y C U vz 1: va w 3 R u E m 09aoV a L a., y 0 'O CO .O C y 0 °n.. 'fl y V .E 'j a) U L = 7 a R td s b 3 .Q O C 4 i0 .0a C L p . s Q a `. x y C O y O U E Oq y v R x o U =° T d s y o F. U= y = a v y o =° g' y 3 °a `°- ;,'"72 O a cayi y G . A 3 Ed ao UayEi a° . aciu V tC . aC o c cato o : oc uo =-, > E s oto° oao oOy Ay AO Z c 01) 00 GO F ° U y to = E U a E c Ca A ze ° v aU° y O i v° e O y II E wL ° v y E ? a R u ` yc c • a y y ° e sc ° o Q ° 7 u y ° a a 4J C cdb ° ao N0. 40 o ° = Qcy O a ' 0 10 i>, a"0 c cA 0 b ° s xaU < U ca s ` oo E - 0 E ? ba ZYIf- =o . Emo s o A 7 ° m U V ° v E s h U E = o °o ueR 3 Eo' v_ 0 Cu ° E° y ° w "L U o EC R 0 s c QC m 0oc g o c o E aa C 0 C om C c` CO > .' U OC :'yiC . Q - O. A d vC y . G w L E dO4 o° C o O . U . 2° C. L s omoaO E °U .p a d C C O U b Cr QQ M -0 x 0. 7 L L td C c7 C 7 Q q N E Vo o E m cc v -C A h 0 O Um . h ° • • • • V O iVW E Garden Street Terraces Project ES -17 Final EIR Packet Pg. 229 Item 16 C Hy a i oC° n y w u O C R iy+ u a E 0 C s y a GL yCO R U v CC a n EXECUTIVE SUMMARY - ES -18 Garden Street Terraces Project Final EIR y Wo O °' ' .S 'b rx ° m o ro CO "0 o c.01z N o^n ro U'N E° o tee"- R E ° G oUE c tiQx OU y,m Nuy-r0a av a cQ m -O y 0., - _ Vcu yR.. QWo° ti o d d° z Ic o' ya ro. oa E o o O a d O Q R% y¢ 'O u% O O C Z az .C1Z E 01 d ° s 00 N p C ro W 00 00 .^ a aci ° 0 u y u C cQ o c 'g 0 0 bo ' O 4> c . 7 O C 00 00 Cis . U .U.. U y 3 c U O 0 O0. pp C ° OO . y . y vC y •C y c0 ro E 4 U •y 0s . 0 R b .D d b ro CC b[ 3 to M C 0y7 C E 00'r- ro Q tiU .. C i cc U ro O o0 0 2 s y °' C m — •° - O 1 UC > a 2 ° A cam? U p E y :. ro ro 3 ro 7C C 'O d v. ° ro v .0 ro ro° S v O ro C 0. O C. d o.> aci o0yv 0 ro E aE °;5 E oc oc c o w ro oCo y aa h 0ac ro Q c s E c p • o ° 7 0. 0 N ` CrC. C N U Uc C C O U O p S .0 ro ws 4 0 Q OU + p O 3 ' ° Uy12 N •[ fl iUO y P. r. 3E°> a a u °0 b E U Q. . a ° p ro ao ro aC' b i c o =9 H Q = s b c U C p ° ro M U Ci ° d O N O O U M G ro V N1 ,O cd . M M U U P. G. y a °o M U :: b A A ro N Oa.y' 0 'Jo y y U Q' '.. C. U D\ ¢ . sG Q U Q «. .., Q' y •., :tg O U O O q O A n. c. v C o °y' b E U v o R° a o ffaEi3- ° aEi aEi U O_ 4 q N C a O a U U w G .'' O tiO C .00 U W O c e ayi OJ yro K -4 O y yZ. 3 U O C O O -0 y W V1 ro ' 3roc0.2C c O R y= U U b r. a v U o ES -18 Garden Street Terraces Project Final EIR Packet Pg. 230 Item 16 0 on as w" O III. C EXECUTIVE SUMMARY 0 0 0 t > - 1Z U 00 E. E CN w E u Cn Cc 0 Mr- 0 0 > C .;J 00 Li. E Q—T —C 2 0 0 U W CIO Ia. 0 a 0 0 > E cc QJE. u 6 Z5 0 "a 0isg 0 m z a fu .04soML;. 0 CO = = r- — = — CQ Cw to 1 0 ca U 0 U r. 0 > MW — >, 0 c CO Cw 0 0 0 ma) o— 0 M= -6- 0 0. 0 0 Q,.,. 0 V CO 0 9:6 -14 QJ L;-. 0 C:6 Q) to — 0 0 to r. -8 v -0 2 — 0. U 0 u r -* =' r. 0 00 0. 0EAmr. - 00 , u tz U .- 0 r. 0 Ou U r- u r. 0 0 45 > E 0 .- 1, 0 L= E -a Y) wu r- 0— 00 Q) o = 70- E > o 0 0 u CQ 0 u Q, m a. : 3 W. 0 'M •=,a gR too —0 0 U r t;. — 4) >, r. Q. m 0mUQm -0 0 04 0. 0 r 00. 0 0 E u ro- E 0 0 u 72 U 72 79 0 79 r? 2 2 °L°' V, uE 0 0 E 2 > 0. > > > >1 2 2 2 Q) 0 Z 0 = — E m V 'i, -0 > uuL. n w 0 E Garden Street Terraces Project Final EIR ES-19 Packet Pg. 231 Item 16 nRs F rn Qd a 0 R y D iTr rO R Rs rA u Ra 6 R O Rn n O no 1 N Ra a r R r rA . yR pq U •v d W d BR EXECUTIVE SUMMARY y d C y L 7000007Oyy • N 7 ° ° ° Q d °4OU hc0 E m w o° o° UyCO7 ` v u. 'C is .b C . z cc x E V O O U O O C E CO 0 IG o 0..•m C 0 G x 0 c C 7 a) N • O O n O V .N O 00 m c.. H Nl C h prz c 3 . aEi ES -20 Ir o> o y O O aCi 'O N •O 4) p O y •Eo° a, r ;; E.? u o cOU_ 0 m a .0 .yi \ O v r- G 7° y . •p O O C E GO 4 y Owy .E b 0 CAxa> ? ° >c C o. T o00Jz, rOi, O .E v, O 0n. O m Y w • 0 7 b f," N q M C, O N O m O O O C y..V. vVi •00 b m N O y U u N .a C° 'CJ0. 015 cw S:6 AAA++ bra o °a Q+ N o ai i aF-ap E a...= a i toO. C 7 R o cc G 000 O e v A v C y oar N \ CN V N aven y V O 0 ooa U C p O v u ° o E CO Q b d 3 C Tw y_ '5ti C' N o a > O y 7 O a.0 a e a 0 NCO m E M o .= > v N C N 7Li > s m E a v > O G 0 v c b 0 O E d61O, rj 'in 4 D 0V• E aai V 0 0 LE yFH E Q° T o u u t O U UC4 O Cww n °E:3a iO O W OAw 0M a i Ea 0 o A OJn. o w o v3iU.Ea°N Garden Street Terraces Project Final EIR Packet Pg. 232 Item 16 CR yy a IQ CIO rf W d 0.1 O no isR R ha+ C.4 R 0) 3R O RC aS O ORu C O v rn I H R a CI yG rr S GOR U 'v rl W Ci ZR n EXECUTIVE SUMMARY Garden Street Terraces Project Final EIR ES -21 C 0 y A V. CO Lu0.,o 0 ° ° c p 3 > cvx C V w T y y C cx o.E 0 c 0 0 ° E U C c =° 3 y E> 3 —0aUiE ° A q °o C. o 3 0. d N J> C «> . 7 C p> p y O04 y 'fl `F3 y •G 'C 'C •° w w Ca 0.O 0 ,J y . , y oCq oq.= a A 0. 0 0 V o00 +- O ca ohl 00 m V mCpoam0$ LE o o A > o U .o .4 Q TC U U 0 CO Y :r Vi V V AQO0. 0 'yV C 9 C O UO lz L17 0- O E iC m L U r co NU L y Dm - CV, cC y O 0 t O E GO iO 2 L O_ 0> U>V C C moo C > W L 'fl C 0 A O U Cy a ao ° 0. ° ti a Lc 0 a aoon a E6 . sa v o cc a. 00 QJ Q ' 0oooa d G n y 0 t . 0 c D o 0 w n.o U _ y U ao0.2 ' y o je d O v A 0 u q 4. m s o g s o ° Q- a°' A m ,110 m m o cc 00 0 VEa w& y 0 Ew'• S 3oov ' c O V U v 0. N Ci > aUi 0 0y O m u i a^ aGV> J O n w o o n O ' U o s E w 0E U y - 0 C O E0E Y Ai A A a t d M O V C C . '- C J m . p 0 0 0 aTO . y 0 O 0 O C 3 s. cC W o y v t v N 0 00 S 0 U Y3o o U" ri 0 E a p • U oD0 y y 0 z C v ' pv U o U a H0 = o o s vdH w c n a o ,, 0. a 0 0 v . o vV wC 72 ow ' f ° °> ° yE` UL C Ac 0U c_ o p yh0 ° 06 r> v ~ uU0. V Co to cu 2 Ucso ° 3 ao 0. G. O 7r. 0 0 O C 0 0 D u 'y0. m O V ca C V CJ 0 0 y_ 7 O [ h •^ V V o a Ia ?? ou 3 y ^ E m R ^y y U V C m VlC 0 -0 0..o n 'E 0NCV ,W C ccVcah i C2flOC 0. 7 F v E w V en E a o0 0 0 i U Garden Street Terraces Project Final EIR ES -21 Packet Pg. 233 Item 16 R a y a 0Gr, i.Q 0 aR Rs by+ uRO, u R 0 RC C vO oD y y a a.. u rl V1y U 'v W u 3 R EXECUTIVE SUMMARY w X O O r, _ L y X L Oq O cC0 — N D Oq 7— 0 7 o o G p Ln v Ezc . •5 - 4) Ea 0 c 0 E m 5.0 'o Ors° c ,E, _5 oLo-0 --MOC 7 ] = coU m e 0. d d r= t7 0.- c` .5 ^ m .` o h b o f c o° 0 y C °? o LQ 5 c 0 0 0 r. + ^ E °f o EL9U o y v° Q c E 0.— 0 giy v p a N y . y O ° 0 = O o 05 .G p m O O c w LnO .0 O O C3 0 .0 ^ L n E. Oc - o . 0 0 c . y ° C c m+ b co ° I V . Q o .3 4. ? L- v > o ¢ v °° °° 0. o c w o v 3 U ° A i. L C . 4) / a Cc 0 0 00 p .9 s y O O "b C6 0 E c UO 7 0 ( > EL ti ° 0cE O o s O mr- 0 . CY O O - pG: d NL ° Si R p 0 V .L > ( G p ^ 0 ° c >, r- m v m° E ° 0 .0 ^ U o A o " 0 5 o o r 0ejpCn00 — p e0 a 0 y 0 m U V O N 0 0- Oc O E ° Uu °° ° A ° U c a -°" o o° 'd tti v ° oc o o C- m 0 >, F " y- c vcn .o v o o 'o 0c0pApc b x ayvroao ° c O 0 t= 0 v o a0UuMEEat _ ° U'.i0U .m o.NO N ay 0 d 0.bnr M. n ° y tl cV • • G U r U 8 wo C ci0 . o a"i ' o R 3 E U U U V 0OO os n.^ o ° o i o sE ° 03: d'O OA ••G Oc E rr y b o E ^ H R C4' o u. o o :° n moNCVlUp N O U 3ap A0c. y30tTLVi O0 w X O O r, _ L y X L Oq O cC0 — N D Oq 7— 0 7 o o G p Ln v Ezc . •5 - 4) Ea 0 c 0 E m 5.0 'o Ors° c ,E, _5 oLo-0 --MOC 7 ] = coU m e 0. d d r= t7 0.- c` .5 ^ m .` o h b o f c o° 0 y C °? o LQ 5 c 0 0 0 r. + ^ E °f o EL9U o y v° Q c E 0.— 0 giy v p a N y . y O ° 0 = O o 05 .G p m O O c w LnO .0 O O C3 0 .0 ^ L n E. Oc - o . 0 0 c . y ° C c m+ b co ° I V . Q o .3 4. ? L- v > o ¢ v °° °° 0. o c w o v 3 U ° A i. L C . 4) / a Cc 0 0 00 p .9 s y O O "b C6 0 E c UO 7 0 ( > EL ti ° 0cE O o s O mr- 0 . CY O O - pG: d NL ° Si R p 0 V .L > ( G p ^ 0 ° c >, r- m v m° E ° 0 .0 ^ U o A o " 0 5 o o r 0ejpCn00 — p e0 a 0 y 0 m U V O N 0 0- Oc O E ° Uu °° ° A ° U c a -°" o o° 'd tti v ° oc o o C- m 0 >, F " y- c vcn .o v o o 'o 0c0pA pc b x ayvroao ° c O 0 t= 0 v o a0UuMEEat _ ° U'.i0U .m o.NO N ay 0 d 0.bnr M. n ° y tl cV • • ES -22 Garden Street Terraces Project Final EIR G N G. O M N SNr VL b U yR 3 E U U U V 0OO G 0 N w C d'O OA ••G Oc E rr b o E ^ H R 0. 7 +47 OL -0 V) cN0d cam+ L E ° ti c or`U o rx ocn ° N 5 a ES -22 Garden Street Terraces Project Final EIR Packet Pg. 234 Item 16 0 yy C rp E w a GT, v O 0 C Q 7uC L: a+ b0 Y R a u y vro 4 i W R a EXECUTIVE SUMMARY 0 40 ,C O _ C O w y d5 0 A ' cQ m C 3 . y a = n k W a cS'° ' a v j ° p N .0 o t 0 s ti o k > 0 w . w ^ *6 2 ? o ; c Od ' C O EY ° •J .5oCU - Ur. ° .0 w 7. a = - L E 04 L Q Q 0 C O U 5 ° G o f Q N 5 c Ca ° O G C ° Ed0M3sao d O ° s v OU U 0 ny Oy b0 A ." a, C r'- o d M ao3 c " c V ib y ppx or 0' 0 q : 5 0 3 y A .•. •c . V 7 • 5 y ,c - d :: y v v wJ .+ A U A ° .a t s+ O O d 5.?br0 y `°V°ra:$U . 0_ ay0a c_.ygUa a 7 .S °' C • a`°' i C 0- 0 ,W 0 5 0. 0 Oi 00 w '0 0 -°O > G O .. >, 3 , •N 0 r. 0 o Jr ? °° v a d > m C 0 ° 3 > d o V7oti0 • r 'U aQ ooCp °°' C •° c .o c Z 5 a.'- c o A v o E o ma o5 a c oc-0 0 U° -5 w c U v) = 0 on Uy aabD 0 0 °c U0 * O'a V 00 1.i •3 iC .Q 7 p, ;O .p, a U •y, c 0 N. O O > 4 > . m on 0 0 3 5 ° ° , ou . C o . 5 w p Y z U 0 x c«. ° y c c m aLn y° 0 5 U 0 ' Q o y flo 2 > CM0 U .• c t3 ta V o 5 = c0o3woxQ ° o m a.° 0. 5 ° w > OOv° 0 8 mOC OCa R N Q — p h G a0 9 110 r- 0w C .Z , O r— 0 o o E.2 to von10o .D m Z v 5 m A a Q U o ' 0SoUda "a U m osU v a 0 v W °' U° a N 0. Q-0 ge. Jw:rwHx O• U cA cc CO a Qa y 03 0 0. 02 °? i bN O O AhU v k O O O 1] U 4? Y O r- U m CL E 0 c a aQi , o p V U v co 3 U r o H ^ orz 0 p U Oq ti U•5 R°:x Garden Street Terraces Project Final E!R ES - 23 c U c0U m Cd v$= y H c' 0 Q u.nE4 O vL0 = M a O ' O d4 y X c p cQa ° a0i 'r ° U a Mm0ai N m° 5 b d ` on t,' ,o ai > rz o w o U• c y y QE EXECUTIVE SUMMARY 0 40 ,C O _ C O w y d50 A ' cQ m C 3 . y a = n k W a cS'° ' a v j ° p N .0 o t 0 s ti o k > 0 w . w ^ *6 2 ? o ; c Od ' C O EY ° •J .5oCU - Ur. ° .0 w 7. a = - L E 04 L Q Q 0 C O U 5 ° G o f Q N 5 c Ca ° O G C ° Ed0M3sao d O ° s v OU U 0 ny Oy b0 A ." a, C r'- o d M ao3 c " c V ib y ppx or 0' 0 q : 5 0 3 y A .•. •c . V 7 • 5 y ,c - d :: y v v wJ .+ A U A ° .a t s+ O O d 5.?br0 y `°V°ra:$U . 0_ ay0a c_.ygUa a 7 .S °' C • a`°' i C 0- 0 ,W 0 5 0. 0 Oi 00 w '0 0 -°O > G O .. >, 3 , •N 0 r. 0 o Jr ? °° v a d > m C 0 ° 3 > d o V7oti0 • r 'U aQ ooCp °°' C •° c .o c Z 5 a.'- c o A v o E o ma o5 a c oc-0 0 U° -5 w c U v) = 0 on Uy aabD 0 0 °c U0 * O'a V 00 1.i •3 iC .Q 7 p, ;O .p, a U •y, c 0 N. O O > 4 > . m on 0 0 3 5 ° ° , ou . C o . 5 w p Y z U 0 x c«. ° y c c m aLn y° 0 5 U 0 ' Q o y flo 2 > CM0 U .• c t3 ta V o 5 = c0o3woxQ ° o m a.° 0. 5 ° w > OOv° 0 8 mOC OCa R N Q — p h G a0 9 110 r- 0w C .Z , O r— 0 o o E.2 to von10o .D m Z v 5 m A a Q U o ' 0SoUda "a U m osU v a 0 v W °' U° a N 0. Q-0 ge. Jw:rwHx O• U cA cc CO a Qa y 03 0 0. 02 °? i bN O O AhU v k O O O 1] U 4? Y O r- U m CL E 0 c a aQi , o p V U v co 3 U r o H ^ orz 0 p U Oq ti U•5 R°:x Garden Street Terraces Project Final E!R ES - 23 Packet Pg. 235 Item 16 aR Hhu a b 0Gr u 0 R Rsq y uR 4 Rb O C C 7 O h 1 Y c. a R y G U 'va r1 W R F EXECUTIVE SUMMARY.: i w Ca C 0 3 o •V, 'o W 0 O O C Q/ .Q W U ro = U `°' v° °c b sisW' 0 0 y CO O v E E " ° oo ° 0 o r— = b caxs•o =ys 0 0° E'O L U N O D U a> 0 3 A o> O H x U E Y y oA 01 0 r. y^ N U 1C C r l00 fC0 . .UL. ,. ,' v) o O X W " 0 E op a0i W° s s p y m o L U0 i O O ° a H.5 s A w C w a0i C C ay U L r o 4+ ;: V... O U v O E O p E .- a m. a> = o c 0 3 v y A L y U a to - L x-0 c^ ° o o L d y y c d a s ai o' A 3 y y °' c' C -°' °= v .0 3 . E a a o °' v" E 00 0 0 ©• _ d= . c°i'a RWV_a' n o°n o 6 5.°° a o'=y °EUcE °a 0 >o TCV w- d ` o_°z — °'cE =a w °- 5 0 p° a0 ° o° a Z' c h h °' 0 a m R 0 a ._ .° c F .1 O 5 _ A ° o a°i o is b _ C °- ' a w w v E d J s .= ° d° y W E 0 t y U ci 0 w y .° o o •` v :. E r ov a N f.n > to o p to oy WO ° y "- tZ- WC °E °°U ° ° e u = = s e ° A o 3 a c U O c U H UU00w • L 0 0 0 u r- :L E z ° O C a. ° o a o E594Amqm5c . r. op_ = x O ca pU "p v v U o w o U 10 o o o o . a a' R o .a 'b F m wo O : o U c° o. 0O . O O rO C 0 C O 4CC) O LL b i p ur os Ou ° : s o =s'ps ° " E— ° a = U ° 8 n U .l .7 aU a y F a a 7 a F U ro F L F .5 n rn Q cn 0 v U y E U v a.5 W Cn a. w ° ES - 24 Garden Street Terraces Project Final EIR C_ U O 3 0O V° R i VJ C U 0 O ° U 0 t G ca C LxY+ RF = 0 x C Ln 'a LaC u 2 U'w F C ES - 24 Garden Street Terraces Project Final EIR Packet Pg. 236 Item 16 nR F'I a O b Ir1 Ql O R R vRa d RC R 1 C G7 O r V I R Or y u H rn U v t W Z R i r EXECUTIVE SUMMARY 5 ° •_.C.S mo w_ E Eo.c p ° . s H. C L Vi .ti 'C y a r. 7 O ° V j . V r. .ti Ec L r. ° 0 CO 0 ° bw AypR ` 0U= a an O '0 E DoOO v° i . zOt; a t'O to L p bA .' O V H G pk0Q ^ L N a w b d c'° 5> E y G° o Q. m oR-O E fl) yo fly 'O F: yc , . Z G } V ,, : Y G 3 L E R O > a° , w 3y L ° ` io O E3 c% 'E_ • mO w , 2 G N 0. oO ^ p E o y E G° o ' . .bar CE '° L o. • L y N a aa) , . " °;. ; ' . O L , y E .. a h a a° c . b w . Q . i- a . Dc o l AO > O Fv G'` c c 5a 0 0 > z0 b H `oao G ti ° a - o0U = U a (u o OJ V O _ 0 -0 wCCOtoO0N6dyOCOU`U Lo L ' o a) R CO , v.o a o c L o0 > E O 7. a) V O O CU G ° v cx ° O U o o. 5IQDo o R i° °a ooU r ° ° O w a) 0r- 3 v4Lao y O > o o o ooo . o U o 4) - U _ a Tb o y ° c > ZCaOa .E Ce U 5; A ) u O oO a) d 7 0. v rG as c ax ' J ° E ° mu Ca x b v 307 o E w Szc a) m rocw" a v c 0 °o Do d O r GOVA O O :'C G !'" b E r z T On a y d 7 .fl00 0 • i 0 W 0ur. wa7E L 0 E E3o0 3•C o_ 9 3 g•E f0 0 G R CO 'S5 0 c E o mx ^ o 0 am a°oi °° ° e o R E o o 0 0 0 E > 3 -v • ro 'O o E E° v 'J m a 4w 5 ° •_.C.S mo w_ E Eo.c p ° . s H. C L Vi .ti 'C y a r. 7 O ° V j . V r. .ti Ec L r. ° 0 CO 0 ° bw AypR ` 0U= a an O '0 E DoOO v° i . zOt; a t'O to L p bA .' O V H G pk0Q ^ L N a w b d c'° 5> E y G° o Q. m oR-O E fl) yo fly 'O F: yc , . Z G } V ,, : Y G 3 L E R O > a° , w 3y L ° ` io O E3 c% 'E_ • mO w , 2 G N 0. oO ^ p E o y E G° o ' . .bar CE '° L o. • L y N a aa) , . " °;. ; ' . O L , y E .. a h a a° c . b w . Q . i- a . Dc o l AO > O Fv G'` c c 5a 0 0 > z0 b H `oao G ti ° a - o0U = U a (u o OJ V O _ 0 -0 wCCOtoO0N6dyOCOU`U Lo L ' o a) R CO , v.o a o c L o0 > E O 7. a) V O O CU G ° v cx ° O U o o. 5IQDo o R i° °a ooU r ° ° O w a) 0r- 3 v4Lao y O > o o o ooo . o U o 4) - U _ a Tb o y ° c > ZCaOa .E Ce U 5; A ) u O oO a) d 7 0. v rG as c ax ' J ° E ° mu Ca x b v 307 o Garden Street Terraces Project Final EIR ES -25 to La) GO T On V ° G 0 H R G R CO 'S5 0 V U o. 2 Garden Street Terraces Project Final EIR ES -25 Packet Pg. 237 Item 16 C aAym O b i 0 7 G d C'C O s dl u d E eeb O C O r v dl 1 y Aas r.r Vi .r y U 'v w Z F EXECUTIVE SUMMARY d o O 'a Z; 0 •7„C. fi .. Z °U R A W D E Ui G A C .' U' NadNRtaU N U A so, Z Q. C p V N U a w 'v E oo .> C C y 0 . >1 U O O q' h Co.E'e r e = ao°' Cv y• cn 'E.4 a a° 3 z E V o o• ° a 0 , 2 s cC: O i TS o U C w. m y A .a • O 'G b . = a F '. v i •? .p ° • w wo E c °'° 0 0 y, m es E i a $ Q o ^ i° ° y L. b 0" R e c s „ 0 a E`or. 2. a o c a a c y 3 s x• -Uo o >1 c E o o' ^ o ~ecEaze e'E cRCa'°2 o"0 m .a = p t C a i d > U a`i arEi O C y O O ISF- o w E 2 w. E vsOoo C 10 v a) U Tti =— a a PC o v a$ = c o c A c U 3 "> >0 'D c v2 E a gig° E aai> y o 0 0 s c co a a E c¢ y c c y 3? •- E vb c .. u o o° c .S E b —° _ - y iZG y a7C o Q j - CN a 0 - . ay O ai ) L a0 N C m c U CA 0. m 0 ? C rJ C 0 L y J • G L E —'U U . w y° u G i U y ai •° d 0 'c E E Q a> v ao o " o c Eo oo 0. n Ea mm 0 cA 0 s. o U $ o o U s a , a x a. r g oc U v a m o °O 0 ° Ev 0 E vajeoEcUUjnCCO > O O m ° U ? N ' • Ur. 0 -10 0 r O E° i U C LOO2 M wo 00t>— u 3 0. cc00t oatwO 0 o C 0 0 y i7 Ctl 0 N a C) y '. R • y • N m y • tl U mU L Q a U >? av w ° 5 . U C t0 rC . w t .. h y 0t5a.r. 0 oo 4) Q a 'a 0 "a c a, Lr- o > O L L U Cn c C ¢ UU a 0 0 00 -Z y C V. 0 CO p y° r. cccO G ] r. U , N o ° 7 z° O COZ d ° R z c z Ua PC 0 o ` a— o t U > v o U o a 004AUam00U „ 0 o p O o O • • a) U Z W w b QO 0 h o°3U o Y Czyy to a —'go 0 d C 0 E 36, h m'4 o a o D o z — a 0 0o O o r v' eMZ3 := ate ES -26 Garden Street Terraces Project Final EIR Packet Pg. 238 Item 16 CR s F Ww W4 Oi+ iIR r r 7 Gil MMd Irl 0 R Rt F VR hl d 3R b O C O y 1 h R raa„ a h •r rA U 'va r, 1 W y bN y 3 0 0O 00 c a i 5 a• 5 ° cam., 0 C t R y OA 7 z svas RdVW) 3 2 aQi_n ° cr. 0 > L L N y D O abi dL C O L 7v, O c...0 O o o Go 0 0 C aUi d o p 2v C U C U 0 R y y :° .o o R A s ' A o v 0 J y r.. r0 O N O C t 3 NpC OC L_ a 7) C S. tp + 0JC .p g s 0 QU" N O= S y Idd Cu m y v c .00 cc ._ U E •a c a0 r Aga E> C v v `- a c°, - g 0 0 7 v o v° ° oa o m 0 c d 0 L y F' y; O d T o a G Q L O U C OE Ctd > d ouEC 0 =° 2 e • a. 0 0 0 00 0 a U U Garden Street Terraces Project Final EIR EXECUTIVE SUMMARY ES -27 Packet Pg. 239 Item 16 W z d r+ cR c: cR yy61 O w d iiR U R y vR d ii 4: rid 1 ate+ a V1hR1 Ni L R F EXECUTIVE SUMMARY ES -28 Garden Street Terraces Project Final EIR y y E C 7ros 7 Cs G3ms 7 7y 7 7os O 4 4 N NEL a E L EL EL E c VR O .0 O .D O M G I OONL c0 OC- D O N Uq O tE W O R{ to 0 e0 00 U T 7 E E E v E U E Ub U w C w C w C w CO w CO w 7 u o a o aE o aE o Q o Q• 0 o3 Up; E a C e c•E C E.: C aQCa C 7 V R 7 U 4) M 0 U V U A m> G'Ow C•Ow 7C•O 7G•O 4" CG'C `= C p(jw E L °_° E` ._° E L •a' E L .a' E L °_° E A¢_ y •d rn aG y •d y a7 N b in as = N b N 43 N 'C y ao w V N ' rn a 3 3 E 3 E 3 s E a r E Q °? L 0 ca C a> w O EJO O E 0) o o c U c ass O a 5 -v C b ' o .^ NGOUyN 'G N a Q o o o oo M e mpAO° C b L y E0 5 5r aiQ a"i d s° o. a w C 0 E. E o o 3 o to E o a° 0 U wc c t 0o EGg° y c 'o sbg o Qmto0. C C Q d oVbL F C 0. w -- V O G d C7 L Id” b oo G 3 N U O H EisU n 0 S U O 0. e 1= 'O n'= °o E aYw a N C7 w fl c 0. tin ° U w c4 U 7 tis w mo¢ Q p y O to > t, t5 15 O O o „ Q= c U° C s E a o c v CO O U L t o oG0.- cc - OUO7 0 N U U O O a — U TOVOOV . w O 0. U U a H K U E. o:°-_' N b eE 00 0 0 X3.`00 0. 0 oo°' rim° 0y ' 'y G F caooEL r r00Qw —' E Q y^ aUiQyTy 5 0 3 0 X r- FGn7 A u o7= 0 y NRs L y a° O00t ` 0. oq m $ cppv 7 0 c o G$ O s a4- v v 'E v1 O yam. "' U rOAN .0 c=tl m O N C 'C N O V to .^J LO . N O I N N U a N r C= N "" Z G a 0. G O O N m 0 3 A o 0 ao ov a E y H o c°i0 i =" a HoE "' a o v o c v a a L r o o cF'yv -N a o d o o v p a .d o E OO„ M u cs 0 0o w Q. c a on U c: •= d O Oy O C f O 00O 3o Cc m c V o 0 q G c a d 0. 0 0. x U o w L t.. CL w m U O O a wO is C G 0 CO cc mMOU4. cd 00 V+'' wV "" O O h C ,O Gt Lam° 00 O'H ya, 0hF3 m? i y ' vios Q 0 N b o o h° @ 02 d r. A E O U 7 N O ES -28 Garden Street Terraces Project Final EIR Packet Pg. 240 Item 16 b Oa ar Vi i u a Y Z: ao iiQ< Wq O Y u Cl R R Wa+ u a r C OA 1 uR f/1 r A N 1 w d i c0 U 2 c0V OAC w 0 LID V+ E c0U c roU Ci m y v 1 r„ 5 C E 7 A 'ti O NV > W V=i H C H 0U c20 C C C o ° U d ro ro QU _ o y ro ro U U XU a0 c v b O o v V = U 'S 0 0 U R U 0 2 y a MGR 1; 0 '> 0 M C y ro i 0 s c $ e R O 5 d ro a • °- o 0 O c.U.5U O z ° C 5 •° U ' 0 7 y U U a ro 0 3 '- y 0 CU c O h 0 C y0 0 .5 0 00 Z 0 r 0UN .0 y • 0 L CC O r- 0 0 ro c.n 0'c0 O O 0nssUv v 0 3 0. nC',4 3 U ow C1 bq U'S cV 0 O L 0 ti p 0E 3 v by N 3 b ro ro x N = 0 ra qs 0 @s cQ ,O t ro vroN5 In cU ° u 0 A L 0.0 R y Lw0 CO rc 5 0U0 w R U cn r; ri O 1U a° T A EXECUTIVE SUMMARY 5 ro Ua U O 0O 0 . •p v, QU O a 0 c 5 V 0 0 c° s 0 5 F ro G v C W y y W r0 o0 y0 0 C O QJ ro y 0 0 E y U v o xw o 'u; ov,y ro g•m x°` bA U y U or 4+ O or, o •° = a=i t 20 e F ;0 00 v 0 3 0. nC',4 3 U ow C1 bq U'S cV 0 O L 0 ti p 0E 3 v by N 3 b ro ro x N = 0 ra qs 0 @s cQ ,O t ro vroN5 In cU ° u 0 A L 0.0 R y Lw0 CO rc 5 0U0 w R U cn r; ri O 1U a° T A EXECUTIVE SUMMARY 5 ro 5 e 0 OD V U O a 0 3 fl ip O 20- 2-4 x Ez 0 s 0 5 F p.. ^ 0 .5 ca x o N 0 O . 0 C O QJ C L E 0 v v c 'on v o xw S 2P r 0.00 4+ 0.5x C7 C' 0 o •° = a=i O 1 U OUO w c. cc Im 7 O Garden Street Terraces Project Final EIR p 0 C r 7i C • S . L 5E 0co o R O O O '0 O y O vi3 = v s v > m n.>,w 0wyU ° Q OD U v a >0 2y an.ax Or0o0mr w O > W w°= 03 =U0 O 6=i O N e•' 1 N CO C p C 0 = ca fl v y 0 n r 0 s n0U e ES -29 OD V U m w0 U0bqyU C 0 .5 ca x o N wou- C, 5 ro v o^ x y 0 O .a ` U = U 2 E 0 v v c 'on2P 4+ 0.5x C7 C' 0 a a$i o =Ci0 ro pp _ y F 0 O o y roU U U U d07ur0 0 M V•0 oaa040 Garden Street Terraces Project Final EIR p 0 C r 7i C • S . L 5E 0coo R O O O '0 O y O vi3 = v s v > m n.>,w 0wyU ° Q OD U v a >0 2y an.ax Or0o0mr w O > W w°= 03 =U0 O 6=i O N e•' 1 N CO C p C 0 = ca fl v y 0 n r 0 s n0U e ES -29 Packet Pg. 241 Item 16 OO CO y 6 rc c C FA yW2 0 y GO RZ y u E 4a C i u rrI Wfn0 N i W d F EXECUTIVE SUMMARY \ Cq U U R pp p C, o •, A> o t o O r. r. C R [ U U cL o e. C °.0 n N ca AoU = = o .J ym R a° o4 a( 07 \ 00 G 00 p•v yoro OS y ° oCSN.L°°1'a 9vyU-a 3 0 0, Cc: ram n'0 w.a o f 'a L 5 —° w 3 . a n °o '3 R V) ° o . o v rA A a m >, o L 0 L CQ U o v7 r o? Z O ° U- 0 V a..5 ° R R C Z 3 o . o 0 E 0 U° 3 O o a V y N ' C y y N ?; 4 R 1. 0 0 O •— o o ° y A c v v U ti a c-S O° 4 y F U N o s o R a. cc v o T°K on U° d U w c t °- `" O w O a 0 C o 304a g 0 V W O C y..y ti. R h v a U 0 a r- c o .0 o y J e d r a ° C7 aL 7 R U0 O U ° N C U V'00 to m y y C°. a: w asa yU Cr y r V R'C y' .V, •0 O C Utz v "' O •X ro y C N .0 N ^V w , 'O 0= '-' E y ' E y o °A c :3 E r N.p0. OT7 4'C 1, U R' t Oq tlq b L•• R O C O o v•3 o.yU m cCe w'J >'RU. ' y C cL a i s °q c ° o m a i ._ U?r°5ov at^ V R U c cRR y ci v U o U U t5Q fU0 fl vr- R04 O O 2 0 L RU o ti O Oq Cq U U R pp p C, o •, A> o t o O r. r. C R [ U U cL o e. C °.0 n N ca AoU = = o .J ym R a° o4 a( 07 \ 00 G 00 p•v yoro OS y ° oCSN.L°°1'a 9vyU-a 3 0 0, Cc: ram n'0 w.a o f 'a L 5 —° w 3 . a n °o '3 R V) ° o . o v rA A a m >, o L 0 L CQ U o v7 r o? Z O ° U- 0 V a..5 ° R R C Z 3 o . o 0 E 0 U° 3 O o a V y N ' C y y N ?; 4 R 1. 0 0 O •— o o ° y A c v v U ti a c-S O° 4 y F U N o s o R a. cc v o T°K on U° d U w c t °- `" O w O a 0 C o 304a g 0 V W O C y..y ti. R h v a U 0 a r- c o .0 o y J e d r a ° C7 aL 7 R U0 O U ° N C U V'00 to m y y C°. a: w asa yU Cr y r V R'C y' .V, •0 O C Utz v "' O •X ro y C N .0 N ^V w , 'O 0= '-' E y ' E y o °A c :3 E r N.p0. OT7 4'C 1, U R' t Oq tlq b L•• R O C O o v•3 o.yU m cCe w'J >'RU. ' y C cL a i s °q c ° o m a i ._ U?r°5ov at^ V ES -30 Garden Street Terraces Project Final EIR R wyR O •y w v U U t5Q fU0 y O O o ti O U OV R Q OW O5EvUU'v L O ES -30 Garden Street Terraces Project Final EIRPacket Pg. 242 Item 16 b O 5 r GOu H d L+ Ru i; Cdtl CR id 1 O RD 00 OR a.+ R t y uR a a tC uR C6 E 0WR M N W u R r EXECUTIVE SUMMARY 0 aoc ,,,, o ro v ° e •E E ° C U O .0 m O R v A O w .a O as 7 a7 H y N i0 A G ° • 'y O O a V d U Q C '.0 e v. A 7 d p CuCcc .0 v y cCtl pp O W h w- y " G N C C O p O >> E O p C .d y O U O .=pp •- k 'b-0• JYO• N ° p i 0cl b y o tia° C - O ' CU0q U 0. > a i E ad = v E EEo .>a o oo co CU ?o m Z 0 O Q ° ° U° ° o'- oa 0 A0 m s b o o c ` om O _ c e co Eo F 5 v C A ': U H Oto s y o a p EO: r 9p c 'p 0 0 C yti O 'ti 00 O- -y ' s O C p D 7 ^ "a U tv U.- C p U 0 0tQ C 6 V O Up w O A O j N . S. t0 ^ A O 0 m Cc O U y N o O E .'. U C C °- m ` O ou t L L ° v U a°' s y c3 U U p y o cs saa a' aE N O Q .14 c > t E ! n c a H 0t0 0 = Ocd t OU EcON : C- 00t CO OCO + v T 0.- O C U ' C W .A Aaa c0n o o o 0 0 .- 0 RE U Um > ^ v v A o a o ° C $ ©a E CL C o U N cd : c ° o °i c x u0ysa [- > Q : > o i a A u N C U S a° G i ao • `a Garden Street Terraces Project ES -31 Final EIR Packet Pg. 243 Item 16 CuD 9 yOO ad a bR a°o QR F hh O 0 CR U R VJyuR CR N dU t CJRd G n v7R LdIw N W u R F EXECUTIVE SUMMARY ( 71 C O s w O E 3 O iC V O A CA m H T 0y N 0. E V C W b t ES -32 CO E L v L xL 3 c p 1.. t0 f7 t v L o0 ro 4°. yOV s N S v o s 0u 0.> V A y ..O ' 7 L >+ s° o E -O c o14E E a o ° v 3 b 3 y w w A v y C tCO p JE 0R."'rJ UVC,c G y •C V] 0.. ° s O y 'O Q T O c a v 0 E° c C$° O V cc 00 . 'c7 s 0. ;n p C r-Ica 0 -Z w LV W ,. o g.E g 0 O c 00 U d E o Q ° E o to C: C p O pOE! N 00 N O > y u7i Oo 'O' d O T R C* E:. v.o F wr a> m O .d '..' •-- 1. O O 4. O i0 'fl y N V O N O N W (' W •y td V Si m 50 T N y E > E ' e ,c . a s D'a JS ti c o aE ° m CU acidco- _'p Ec Co ri$ ms's F_y^. u 0.0u<0 ou rLU s . s yioy n ? o U y Co4 w E o o> Er N 1 u o c s a R >° E E o° 0 e p o0 c c m C7 A R 0.0 C y O 0F'Eye°w^ v> b y t C7y F 0 0A C'j 'O • L 0 U V O 'O Y y V y N Cnoo ° = 3E•Eaiao C ° aOo u .o _ y V ONppCvlAlpo •y .e 3 y C O° y U E: U__ c V , o •- L a 4 R n dos U 4 a>i 4 E E VV V O y o pbOCyy j d 'OH O N to 0 , 7 7 0 U O Q Ca 4 A >> N L t0 C O ' V C) y . O V y 0 C _T > O 0.d U O C U V aE`c'Gy °0 c F.aa yEO@ 0. bA rx ao °y s 0 aU'm 2zU•O uCo v rC v -7 WO y N y y 0 U LpU L 7 wqyVyG o c y O 0. •y O Q0.N. E OL CJ v°i ao 4s w E c T v O w to C V U C` U V > CJ L y L 7? p N y C O E'a R ° 3 E W O C is .p E q. O A w y cc •O :: V V U U E y V V a y ' h Cv y 4 = F V 'O Garden Street Terraces Project Final EIRPacket Pg. 244 Item 16 C R ra+ CO Vi VJ d Y R Sul C7 ti F O ENOw R a1 R U R ry+ UR r L. ybdVR a E HHR LIS N W d R EXECUTIVE SUMMARY y uccCL ee 7O N S y on o> ° c 5 n > a O O L 00 G . c0 c0 •O 0. O C. N 3 Oq 'O O N to a LO w V y w N CO O 'r 0 O 0 u +' F T ... 0 5 C y .r C O ro.. ' w O y '0 y O w R. w 0 c0 d 0 3 s ° ° : 0 rn A W C' O y L^' H. ' R ° w O N N `" vs'o c °5 I d a E y u o c Tm u R.o.S lV U ` lO ri U i - Q. M. L u . x L L L . = U ld R —• = O u 'fl .°: a0 `' C. •E w p u p .•• u u A O y C ` C A. u c a M x• °. a e C ° A s R C1 y v o n C a c0 0 ° L y. ? :D — L `.: a. O s .. p u L ., L .. ;? T p u p O N y L o :c a — ° o 0 9 Lx E.S vx G v y m G. ° d —y, u x >, w3 R ti ° U — — d ; o M d isEIwo100 3 o u u u T o. U C C y O y O p; V 'O to 7. Cn t ;y Or. 70 M > ._ o ° ' .« y x ? q R O x 0 H d °' ' 0 O v bw T ° . N U O o u y r°. oEa > U yo u Eoo ° 0 0 'o p' CC 0 : O ' G D ia" v 3 ° .` U on 0 p r O X y C • Q ypV to 'E V 0 o Ou aO` J : V y 0.0 d E n y O> O ° a N m a a h _ wv E r Garden Street Terraces Project ES -33 Final EIR Packet Pg. 245 Item 16 7C Ou Vl a CRu Zu OA C hy a O PO 4t 0 u CO J7 uO CL E C G: u a E Mw hHcc A N W Z CQ F EXECUTIVE SUMMARY 3 O U ' • y ' a C aR => C N O E E C O W O y E U Oy Nr 0C° i O 0 o M .52 Z f E to0 0 O 0. yy 4 C Oy C E • ayv CO u A t • 0 o a—m c o o d y ou VOnLCOP4VC0 @ a 67 x 0°. ' . v . 0EyEEOOrNy .0 'O EU . QJ F U ' ° v m O0Cn 0 a>i . L m c a0i d v ti o°n t :: v$, c A o a c a ° >? °' o c y o d c a°i F r ocapEUpCV V > C p •A on 0 0N3 L1 N o Ez o tl 0 0 psi o °•'ow:?wy Ao°_ aci O cc >> O F O v °. y- °= o _° o °' Oa E y a .00 e =E' Cod E E00a —m- A o1 °a ° ° °'oy o o` namo aUOai; was °000E° v° -'tee a => i. p w O E C O 0 C O. 'n O ' P. s 0 ' b O . W. iy t.; C z> o o >= .= ° o o` E A E v s 9= v ° 'o aai A e s a m 0 R a o aai "? o o . b v 7 °: o a s m .o a n qs .= ono 0 0 v v 0 O .. 0- F. a a a v C e . 0 u 0 3 0 'E • d 0 a 0 H y o H ai v o w yp .9 m C p w E i O E O w 0 .y v 6 0. •" U Q 0 w- -Eo w - r mR >. v 0ac a arE Conogcow ,o K m o • a o 0 0 0 = o d• s 0 0 r -- w. O y 4 0 U 4 v > . > tO — cc 3 a~i 'b E_ 5 .o p ` 0o .° U w O s o o v 0 a o_ p o v y 0 y° N .: V b t m 'b O 0 0 .Y „ w 0 p , E .O E yCA 'E y O p E. 0 0 0 C a) O^ U N 0 p 6. U Q o ° ° s _ w m 3 0— m osU Ws °ow °' ay.QFUgE0.34) O u0 ca G3U`ASVO b V ?9:6 s °U aE ° ;' tea° °' a r a 9 2 ° o ° 3U Rm x ti 0 fl C D h 0>' aE i u s t to O 0 EG rEi e'ti000O 63 U-0 sV NOCw C V U E a X W N .+. CW M .0 >1Cr+ E O 7Cy t 0.0 u G r3 -0 V y'0 V 3 O U ' • y ' a C aR => C N O E E C O W O y E U Oy Nr 0C° i O 0 o M .52 Z f E to0 0 O 0. yy 4 C Oy C E • ayv CO u A t • 0 o a—m c o o d y ou VOnLCOP4VC0 @ a 67 x 0°. ' . v . 0EyEEOOrNy .0 'O EU . QJ F U ' ° v m O0Cn 0 a>i . L m c a0i d v ti o°n t :: v$, c A o a c a ° >? °' o c y o d c a°i F r ocapEUpCV V > C p •A on 0 0N3 L1 N o Ez o tl 0 0 psi o °•'ow:?wy Ao°_ aci O cc >> O F O v °. y- °= o _° o °' Oa E y a .00 e =E' Cod E E00a —m- A o1 °a ° ° °'oy o o` namo aUOai; was °000E° v° -'tee a => i. p w O E C O 0 C O. 'n O ' P. s 0 ' b O . W. iy t.; C z> o o >= .= ° o o` E A E v s 9= v ° 'o aai A e s a m 0 R a o aai "? o o . b v 7 °: o a s m .o a n qs .= ono 0 0 v v 0 O .. 0- F. a a a v C e . 0 u 0 3 0 'E • d 0 a 0 H y o H ai v o w yp .9 m C p w E i O E O w 0 .y v 6 0. •" U Q 0 w- -Eo w - r mR >. v 0ac a arE Conogcow ,o K m o • a o 0 0 0 = o d• s 0 0 r -- w. O y 4 0 U 4 v > . > tO — cc 3 a~i 'b E_ 5 .o p ` 0o .° U w O s o o v 0 a o_ p o v y 0 y° N .: V b t m 'b O 0 0 .Y „ w 0 p , E .O E yCA 'E y O p E. 0 0 0 C a) O^ U N 0 p 6. U Q o ° ° s _ w m 3 0— m osU Ws °ow °' ay.QFUgE0.34) O u0 ca G3U`ASVO b V ?9:6 s °U aE ° ;' tea° °' a r a 9 2 ° o ° 3U Rm x ti ES -34 Carden Street Terraces Project Final EIR n gEa vbCoVy G 030-Ey`3N•o O o v A 0 CO A ,SL lTaV O 63 x O O x E C o 0 u o a p >,C N ,O T H - y u m- E V Q O y WX0 I aV0yo0 2 ES -34 Carden Street Terraces Project Final EIRPacket Pg. 246 Item 16 b d C 0 OJ a a ii dD n CR Viy a O F' N W v R H EXECUTIVE SUMMARY Garden Street Terraces Project Final EIR ES -35 cC C A ca - ca ca A ca R y d V E = dU E w dU y' o o E a o y y I I y R ET u NA O II ro V 00 rOr V O r U V m y a. v 0 3 o• o ow 0.;3x3yov 0 0 v y a> w u o V yLQ 1 Opp,,-0LL 0p, L." L OQQ,,-OG' L Uc0 ? ' H C VC 0 A y U to 0> 0> 0> do toyGU 3a. 3a 33 E3h to 0 C N Va OA tC c0 00 pp U Cu U U U NA^ N W CO p N V t FA d is 0 .gyp CCo N LCO N p A O0HmNOO L A V YCCCyo 92. y v0 E m '$ Q y .E y C 'J' O C 0 Am d d .G 0. A 0 E a,C C E 0 do: Vi U y asV vi C r y aev V N ; b mo 33 sE y N O Ca0 N 7 a iC Q O° yScc O C itl id Y O wC C p y p M rC1. y C N EVCdy .... 0y ° >, Oo M w a 0 .= .. O r- 3 a U o v r 3 a 0"Qdv a°: Voac0sE o y a a o to e o Q : tk y w adi p E 0¢ E s 0 pq uj 9 b 0 .r. OU y wA p E V0NOmaCOaUpvOt O o° o v c v 0 a O 1 S C C YV0E uJ A v oymA 'C R mo t d 0 4E U w 1 y OCCC Cd 0 t0 RV Va ' a. -5 0. i C p O 0 = E >, tC0 0.x O O N 0 0 0 0 E' C CO l cc N 0 0- O y y L y c7 > G. O° C .$ 0 y E° d V E Hc0 d V b 0 0 3 0° N'00. 0 0 3 0 Q ° E E w E .. O N o a a a. 0 S d o L) E00° d L i". d G-+ N 0 ;•-' y `; O C O y ro y R 0. .ctl .N p 0. 0 0 A r- a 0. cc b? c s 0 A> F w? e Ca fl a Mnc..: c c v 0 0 O 0 c vO U Cc 0 m v Cz N T q 4 E yV M N v •O .y NIyl`y i0 C d ro= Cn N vrn4: N C C 03 =°, C A y b C y O a 0 2 0 a Q.. r'ii tN' R o EC7ca. A R WO 0 °- 0 CD o Ww ° o o C7 y E° v Q C u °° wx3 `8y0my0.o V 0 0 d 0. 0. 00 rn m 0 v t 2 3 Garden Street Terraces Project Final EIR ES -35 Packet Pg. 247 Item 16 d O y y iiWW GOD O H Q O E-H du d Cq rr s y u C'. o0io rA CIOR R HHR MW N W a e f EXECUTIVE SUMMARY- -- j N VW O y C N fly w O o E Ca0oa x c ' U UE o oco G O N N C a O_ X V C c s w _? c v 9c• m v a 5 y.5 a .0 .v °' `o c > E o^'^ m E G 3 0 cN -, .y _ a - - _ G0> C,( N " °c0 0. yosoo o0 co5; °c b =8 ° °sE cc C m RS •5 w c O °• ' s '^ ,O O b.0 0 q .0 N •: 'C `:. E w 3 >, ? .5 M Ac EcA. o 4a0 °e 'yg0u—a u NEo. ° oE o 0w v E °o .^ a.. R o ,', `= E 5b R e -E ?: NU a ° o = a to R .5 °'° o. y_ ° s '0 y 9 = a3i m = ° y `° .o V s N c O w pp 'fl •5 %. N E y O 'O a7 N v 'O O OA v W= y N Q fC O ' 'O V vO .O y 'O O .G — is rT ,C N T t w t h m °a.c F o ° ° ° E .°' pQ h. 5 > QO c ¢ = c c 07, .'^.°, o :: o °' c " • ° . 9 N ° V aai oNO :: `o a°i c 7. z :o x cz. a .5 Q c. cc ° 0 43 ° rJ t O C oN ' E ° oo ° Ca. y_ caoOD .c 0N 0E p 3 w7R00 :9 o c ou R C A d O C O 0 P. O O C O N s [ ai O6 S ' O N CO 00 .0 p >, LE ° uO ^O tio a' yw9aN oi R °- v • w3 o E s . E y xQ • N o O ' oO W `" d . N .0 E5 .y E m . c y ,o , ¢ x ti N btec ao _ 0 3U . w ° a v x cR ' h '= co >° S 3ca " .o ov> x o R CR' oac° i - 14 u3 N a 0. ao ° v 0 cccoy - 0. o v 'o ° ° °' v 3co o 00 N> 61 c'g °ocoy= b c D a ° R s a o ° QsGA a a > = °aco . '°? 0 `° ca 5y C G N a X -,g aTd e 4 d o d ° N > °' ° u o : o R o a a v coo8 a .5U n o N rd' As R A n ES -36 Garden Street Terraces Project Final EIR YC d d - u wOaLr y w0 0 z o o 00 X 6 v N0xo`oav ES -36 Garden Street Terraces Project Final EIRPacket Pg. 248 Item 16 uD 0u V1 a C 4: C M a 0 b d W C eA U CIS F ued O.. arC Zi yb+ u r q203CO LO N W 3 ea F EXECUTIVE SUMMARY Garden Street Terraces Project ES -37 Final EIR M C' u 0 c Er Es M c 5 ou U y R O M O M COto is '-' 0000 0. y Ro " a E U E U fl a aoo o .° c a E a.6 bo Ca E `R' E E o° s3y' u e bA C O to . O 1. 7 D Ca 5 0 R 1) U 5 0 N v h CoC0= 3 aou o0r R ° X O C o p o o ° U C rw co w Q) 0O O U .rR yy R a) 4 W °w' P C E M0 GJ-. y z Rp° 3 0 •- °° m R a c E " E Ln E ac °3 a 0oo yC aF . A o t 0 5 C y C* y CU w E U aJ G NQ 4.. • U d N R y> y w vi d` 3 E y c 0OC fG U0. p M m U > y 4 .. o a7 co O' E 'UD y CO y 5. A 7 C' 'O fl C T 7 «17 U .0i J 0A 7 • L M .0 := O . i 'C v U U b4 °: R o'a 2°= osR a . E U = ov v u 0. ,ddx dip° d E°ae a E - 7 aj c u •° r 3 a COoo^ vi u O o o a .0 Co 0 0 0 R a M v 0 0 O . dO u O C - i U y ' w O UV y 0 O 0 y 0 0 a o ~ W 20 CO = r- i 0 rz U O 0 a U R O UoU 0a O w M .- ca m °my C : n EuaQoaa U a z c o y t oC 'NU O N o . E x R O b R M M4 C c 0 o Q w M U 0 N yRxEaCp U ° 4 O O y ccawM d g 4' v C °0 v R. 5 O EQF O o S M UL 5o o O M N= Cma,—Ri U CR 01) O• zZ: s G o 0U U a 3E . E a4iO_ U 7 5 O O U •U 0 R o a.a u n o` Ca X p 7 U .d O O 4 11 O N V eoD. a O T R ° 0 8 0 3° Eor. aM K con e c ^ y b R a c Co a v 4b O O o3aM o M }- E o O Eb= a h fL a yay Na ' a . o 'oyOQsaE^ s M x v E ro a)a ai E ii x .E E o`u A Garden Street Terraces Project ES -37 Final EIR Packet Pg. 249 Item 16 1 Iu O f/1 i6 a Y u w e Hy 0 PCw OVA d Oq U RJ. q u CL C Ru L: 1 i u C. wy N W u 3 F I f EXECUTIVE SUMMARY T co U C w m O Vi 7 0 9 r CR N 7 N n E y O 0Sas o"0 O R y 0as3 0 to o o rRa 3 Cr U m w c 0 b 0 6. • O x.R a os o °. a A °w' o o „ .=O C4 E C y c.. O U m m" On s a N 7 y O 2 O y + O, CO 3 O e0 7 w R N H 3 ono ys y onv c m o R° onREn s— c a oN R y o o c 0 0 3 y o 5 e. 0 0 awr CU c c is s o? on 0: m .5 k= a> u[ c 0 °- a a u m on y c O R c= Q 3 ° ° 0 E 0 v O v ° ¢ a o o c5 R ow° am`° o y R Cl ¢ ? 7 0 m .5 w `w C U > O s O On R C O w ' C 00 U R. - aci cO 0 .° o x 0 =°w o m c R a.D cc 000/ Cto y T N 5 0 R y 7 O 6:.E O is C p m On O s 0, 3 0 >` € y b 0 Cr m 0 'O a s N V m O . N .-. R L U .0 y— fa 0 m w a c — c y o0 3 c m c 3 c o o > 3 R R cE 0 5 0a5 'm a o 0 ° ci n a 0 C O CH = w O :: R O U . 0 a o 0t; 0 0 o n C, om 'm04) °c,p8 2 roar O OU 0 O 70i >' 7 C N 3 N W> y U w fl° 0 w A 0 v c 3 A 0 0 C t 0 oj> 0 .d rj C N 0 C is F O is L 0 Q O :+ > y • '0 p N 'b 5 C O— `" O O Q' to CO 0 ' 3 a s •C w S c o v b 0 a C C O] A H o v y - cc O' S*0 16 0 h0O.o'y c U„Q4)—ed a5 €as>,5,= ¢53 R ro c- Rr m c o e 0 s.5 =° ai 0 0 °a5 3 m 5 c0. o0. atia ° o A''oa i p a D V° c .5 ` c ys0 3° w a N; c w 0 5 a y R R A 0 R 3 0 A is p R w m ro C y D o Q o 3 u < v n 4 o x s c . s x •° r x o 7 a a w° t+ y o9 w >W Q. h t+ m Z V1 `. R b G. Ou O 6 cc Q r w 3m m 0 - O E C s 3 u S 0 cR• atjiv•,> > aon y a O p a 0 O O. E m aci 2 N L.', v C G•0 v w a 0 0 •„ x .5 S • o ES -38 Garden Street Terraces Project Final EIRPacket Pg. 250 Item 16 N W R F EXECUTIVE SUMMARY 0 0 Oq y , v' i N• ' y y tiG o q 7 T O Q A O 'n.° A 8 0 MO 0 -:S A $ o CO y y u v g aci o 3 w y o m o a j c r o m y 0 7 q 0 _ y> O q n y y v w 7 y O ro C q E y ` N y -d `O w O° O c O N O ~ `' C , y v t0 0 . y8AR°: y o x G 0 "aw u > q .0 ° C A D O o> E2 E v ayi .o ° U ocyn °q ° Ca y c 50 y o . t v V o E oy U A y d° V v v e c° a°i y. ° r u= Ou T d aci _ °q E r? d c c 2 ° o os y ° y g c r y 3 op yt 0 5- c 0 r m C v •C O' ° r- 0 v .mil C '° .. y m ,0 .G iE + d CiE y.a 3 y q w d .• y 7 cp,.. j S q b4 w y y y 3 , 2 rUOy y ^ O q ' -y :° y A .is U U 0 ci ? CO O d .A O y r. Cr ° oaE 3 A 7 z. —° 04 QV y a`0 y R `>° N yA, • 4. , 3 ` . a ° , g ci V V vV > 7 .. M . N C ° R oR -0 o 0 o .0 O . > m aO m ' O O a8e q u c, v -fl ° O 2 0 q N w . ca a d c m U OaO c h p E t c° q wQRyQ° v o v H Q F q.S I I I I y B o . Garden Street Terraces Project Final EIR ES -39 Packet Pg. 251 Item 16 d OO a C V OD yyd a O E N W d O F EXECUTIVE SUMMARY T _ O C '•' U 'O C c=v ': CL o 3 3 ^ o O O N = W C CG d d O 0 aCi aEi . 3 E ay o °.= ay NE 0.w E 0 0 o w ,C 7OwyE0.O O a E o CO c 7 E L c b m pL ° o0y00o3 o oo o a o r o 0 °' = L C , Ty 0 00 a owe 0 A.= °N =>.° icEc0 0 sAs C, L o c y= o °_ a tl e h E .w 0 0.rJ U° w U o e b J. a 3= U= y v O L _ Z- m C 3 e a Q ° o ` _ .o. w m 3 UOEt0= wo°'°' 0w EiE Co ti >E' yy 3w 0o y id «. y 0 C O ;O U T y 7 4.. 04 O r. ,O w w Oq y w _ C •', R y .E 0" C 07 U= i', w N ?"- 0D m O . 'n « ,,,..E U 0. Cl., U O O b 0 r- '' OW d Q a aL ` • w _ >- a- 0 y m O asO- 0 A 00 w a 0 C 0 L v tc C oOY R 0 , C _ , G 0 O o pN00atEOw R oe 3 o °° E ° 0 Co 0 e ; 03 w wa ^ O c d aH . t w 0 w p v y 0 cc O ui 3 r w 0. £ E C o uO C^ O U o w C w - 0 O m 0 5 0. o o cCmmP6mv = N00o o > Ce ' v ° o0 u 0 •— O n bJD 4 Onr= 0 0 y O 'fl ° w W v o o cc Os- _ v 0. Gm -o> 00 0 0 F v y y w ,, ; v w- 0 = 0. L v Ly u CA d w fl L C w bo € w . 0 ., 0 a S eq : w _ u o0 0.cao0 N : 0 w U r. Lv = E UOyoO3 A 0 > " a :0 C > 0 0. .0 w O ° > ° cE OL E v x QCO ° E t I I . > o s o ° a o a0i a0. i p n u a0. i W > a .5 > 33Hoa0Uso30. a o 3 y E o .. w 0 b0 0 a° aCaC 3y A 3 >' m o,E to o,Erv0.... ? .G 0. ... w '.o Cw o o w c y U_ 0.'0 Ca.'E 0 c'E 5 ccLU y LN t'1 U Q' U A 0 U '3 o 0 ES-40 Garden Street Terraces Project Final E!RPacket Pg. 252 Item 16 1 D O y di C u L: O ew C ca V1 0 b y GD M 1 R U Z y+ u a R oDr 1 H u Rfl. r hqR LO N 1 W 6 C0 F EXECUTIVE SUMMARY Garden Street Terraces Project Final EIR ES-41 N UR T yU'° ti R F C R N R C ua C% d p s Ap 3 Cp o0 O O 4 o O C W' p G. c o m N ELOq E°'; G ELU y'OL Ub.V w y'O W' E 3b E 3 a° b C G U R .L. L O O m y G d i0 W O' y 3 tJ p; y G, U cC0 C R U O .+ IJ' O u IR. X 3 cc a u N c N C0A 47 R cCJ d y L pL v 0.= 6. r' T N y w E p0., a CJ U R U L 0.O C SUo O N pp o Q c °° p OJ R% r- E L C C) 04 0 O 0 NLG COc 7 t O° c R N ' 0. OA V .0 G.'r 0 - y 'DJ N N .4?• N 0 Dq U— O '_• .N y 0 N C , N R% U.. E cc L io ca w N O U 3 baNWiGcUO pO 7S N O N L y c 7 E y Y 04 0 0 ' 7N O w 5o d 0--a p o G U G 3 C m ° cb t°c ° Uo04 R i O y— O o O cc 0 N Co LO C VRN G N U T N N O > p. % R R CO 0.0 U LN — R N O L O O O. 0. R iyyd C cUUOV004i80. 00 C NmeC '° R E 07 E L JV' R L6 V O p U n pEL" V Z G y p 4R 3 o iU o q w 3 oa. o R R aD aTi.N oon Z o u h o. U 3p C 3 O E y y 0q W O O y3 O o4 0UUDqR0DUt7UW cc 0 E C i 1N 0 00 N . O . c O o o0 0 G id o vD ` Z Go Garden Street Terraces Project Final EIR ES-41 Packet Pg. 253 Item 16 d r aO h a L: a onyd a O d 0'a a U i i u C6 a VJ 1 URCL r n M N W u Z F 1 EXECUTIVE SUMMARY " ES-42 Garden Street Terraces Project Final EIR u CO y W O O N, O N EO .fl .0 O ,C E 00 Q O c0 O O c0 O a e, E E E b y V a d49 0- a E 4b a>i0- z v 3 R° 3 AaCiL O p.•C 7 O y '2 0A 3 •fA OA U pq3LY 'N OD U V 4 pp di w V0 W G '0 A fl n ' y C C C w W 0 E cv n ro' W a coo v G cCa a"i a. o o y tiE CD p 72 d 1 d N OL E 0 L co — V y CO C C C R 0. 0 d Ste. s> O C U r. V o0C u. O a' y E '- v: y y A C C OO L 00 O . O E. 0. 0 E CO C 0. L ' C O w y L04 yw fl . o C 0 v A A, W U L) aO w Cy O O O oU C 0 W C 3G°iNAJ R 0 v aUgw E t A c a my to .: o o io 0N mrE 0 Ca n z 0. o: c Q o V 0 U Q 0° yiCUO0. y O ° O N U U C OCpDO7 LO J J v 0 0 O O M.00 m 1 0 O 7-- c Ca 0.0 d 0 0 4 p C atoccvAp$ c > 2 a u v c o a v o j ai y o E •E t' F6 cEoi a 7 u L G 0 w yooo E° dai V O o o v z Z° E ° o p 7 0 z N T z ba0CC ? b N LG.•+ A d as ca p FCI Q) 0. i p A a 4 E O U M M CO OV C Oq C C tO Cn y V C C N T N WO O v z U Ol 0 C O >1— yyOCOwOyu m C9 .E 0"0 > yv v C 06 0 0 3 19 O b E O O • G' ti i 0 OV 4 C 0 w" 7 Op N v0 L O V LO env_ o ppC a°iwU m p ° Cz cc Z C z O C Oz3axi +1 R ri w° h w E. E. ES-42 Garden Street Terraces Project Final EIR Packet Pg. 254 Item 16 N a F EXECUTIVE SUMMARY op 0o .0 N O a=i O= O° E CU 0 y E o OmE°'oaO_ c 7 7 . ° 0. Rc,. R O R > R yRi .d w = U a > b O O C F. h O. y O 0O C W G OF0aUvOu C h O R P. R C U b c0 = :: E v1 v U '0 G R .U. R O Ut+ y L ,U R ro i N •E ° o H 0 cc ca CL 0 y ° C c o=n ° u o ° ,° o = y y c b a A E _ c } ." R A ^ m C W :; `° ' R.° .. —•° .. '" U Ha ro °' H ° vN ° oa ` o vo o w rUL. R to Uo o o c R c s fl w m C 3 = c 3 h .°.° ,° _ w " ' R A A •': oaaEc ' o 0 04 U o ; y R v w y O 4PA . C 0 O u 00 '. y > ° di ° U OOd = O O GC. OM U a) 00 C F fl' O tiCwOOOO U Cc0 R E 0.... o 0. vi 0 w v ° a O ,l = 9 .0 X 0. O U 2°.7 . O O R O R 7 W o N b R 0 ° E td R CO ca — 'fl '> w 0L. y O RR . V Eo ° O - Uby' O > O U 0. ° CO 040q ' cp y N y R N> C C w ° CO ao c ri F v -0 .R` aOu 0.c°iw Garden. Street Terraces Project ES43 Final EIR Packet Pg. 255 Item 16 3 C u y a C ut; ao q CC 0 F yH6 a O eC010 G eA U u r r G: OAr 1 y+ uQ rn nrrr wv, el Ar N 6 L e EXECUTIVE SUMMARY 0 m C 4i O i y vi iro 0 N C> Cp •O N> y N N .: 0' as N 1.. m 0 0 0 'O m R r 3 R u m °: c m c s c x d va IU.. 3 ti O Oq 7 0 C v N O !+ i0.. ^ O n W 7 rg cc 0 o `o 0 o •2 o w- U o° 3 ro U o° ca u o R a b 3on° afV 3,,mQO 3x.°^° 3 oa C p O rC!! O • > ^pj o 9 ^ 0. O C `3 > "_' 7 O N O 0 0 0 O 0 O N O 0 yyVO cc $ e m u o> x c° d a c° d a o E ca R O c ° N 0. A .b (U C b .O G v. .O 'O N .O 0.- O — 0N0. of o -- y c C? o y Q o— N n E o Ca u c c° 3 a m °^ c °' d 3° a° v E 3w n es4,ro° p x m c u a p'E a4i aicaE a4i„coE m H c. CO ° 3 E cc Fs» ''° [- ' y° [- a . .E . H o 3 E C 0 C pq O ° , v O N N N° C N R E C U t O y C y :D y 7 OtNsw '3 0 0.400 c o •m a4i o s v F E v o . 5 v N aEi y a c ° 4 r d on c y A 3 - F" CO ° ao „ > .d °'. O on p E -I 'y o o a°i vo v ao° wNO s c v 4Cd CEcoUA . ca a c c o c U > a on . 00 ° aa U > U .- o a a ° 0io c o F y d ° U cW o 0. W U JG cA0. b m ° c o 3aw0' 00 ca OCL CO 0 p > w C w E C0pmOv d OOyo0 > 0 C 0V C C - y i ` A a o c y ` O Up w c 4= > p 7•mcM0r4o , v° 0 o 0G r A ° w 0.e a °: v o cai aCaEi i E v ?; a Sc E c o4 d ° o cd o a o o o co o a O o3C > .0 >, ? oco'^ ° ti 3 v A c aci E v c°. S' °- y°c ° e z [ o a 04.c ox y 0. y V E m y a c .N 's U O > nF.o u wo .E °c to E ` . d ' • E o°n c ' c FE - ai . c_ c c CQ F x co ' U p ^3 M.2 0. ° 9 e ° n 7cZ o C> C 0 -0bO .0a A cCaEAom03 •a d H 5 o O 0 3 F" > a3i ° c o t 0. 0.. 0 o G E vf coCmCo 'O o b 1- • w .L w • O c E c0` f y U Om <Ca y 0 C lief b o . o n3 a3i 3 •: s2 3'Nb,x a> ° R °'-' 0 ,.: v ° a t v y on c 0._ v c COc w o 0. ro 5 ti 0 w N 0. oEo obt4 oc:O3vf v o. ° °coq o vi E= EU0 , •^ o o ° 0: OC .>. ' O y 0 0.0 > p • y , Q. Cu c" > . cn JG cc CU . ° oo J ? > o 2 C o o > 0 0 0.v 0. 3 E ES -44 Garden Street Terraces Project Final EIR Packet Pg. 256 Item 16 v7 C Pig O v. GR GR 00 iIIA d a O b y ORO a+ W qR U R y u 4r 0 IZIR u ern uR hHR A N d R F EXECUTIVE SUMMARY 0 b d yTa° Es E R a.L o y 0 0 bb v, m .b N , d y0 v U M O W O c,E= ,E now 0 m EHb o > 0 0 ° 0 w G 3 c aai aai N G.0 40 W 0.0 a E . •v 3 ' 3 O w0 V 7J N y m 0 r- V w >1 mt)o o o QJ M Cu IV as ro 0 Roc d to ° Eo o ff 0o ' , w O9 ,G a o U° a E no d . o R GccH — a v e' a c, 0 ° 0 °$ v acU ao gH v 0 o 0 a '> '" an nu o y 3 0Iny0msmO E 0 0 m w m 'a 0 0 0 m m s 0 3 w o w y V E w V U .. 4 '.a 7 .M cc :: y O W. Ly a ,A .> .. O 00 'V — s O .a L O n 0 3° o'er o a o .[ 0 v c o NF. 0 E oa a T a oE" py Rm[ ' a'i°Dz o v3 s"00boC y y 7 5C 0. yQb 0 °= ca a V CO a . b . = o EwGvr = C 9 O 00m ` o ToE > o (5 0 0 a, Ca 0Oo >a ooa "^ .- , N ' mEc° uE 06 s .. 0 a>i w 0 a o ,a c .° 0 T O id 3 p- C7 ? CLO c o o p E v` o w 3 a a A a Ca P x 0 d 0. U oCmC1 0COo r. C O c > H 0 M .d H 'o. F .° no •N'o oa' o N o a o: [- avi p F F p 1:L 0 aEna3 as b 3 aci a` v$ o s [- 3 0 [- „ s V F 0 0 no o s o O C U T IZi3av ` E a"i r h 0 E m 0 0 0° o ocq m 3 a R = ° ou a .E.N> CID cc C a m c 00 C 4 0 to 0> > v No ° a v oaoQ 0 0 c o to O >n " o Oo . c T V N d N V > 1 > 0 F ° m C o ° a ° A b ap o sN v m s • C c p - o 0 0 0 o 7°° o 0 > o c w o f a H m o= F F- 0. 0. In a o a0. c. F 07w 3 E. H•E Garden Street Terraces Project Final EIR ES -45 Packet Pg. 257 Item 16 L" ar CO Vi 61 a CRu CR a O RO0 u 0'a R s yyuR a 8 Y R e w uRa FBI W) WR A N u R EXECUTIVE SUMMARY — V1 C RU4. CO^o y L 0 H 0 X I 0 b dQ 0 0N .Q C w 0O oy .0 U cai U Ov_ N O r Cd E d h T uu Ld c Y M ES-46 U O L1 cCp O O C h O C id U O C i9 U W'O O "O O O C ._ O O 7 A y N O w A N c 0 d Z AV E c °U E1 0 .0 ca o A o 0 0 N 0 0 E fl 0 4 0. fl ar 0 0. y C C C 'O y C C 7 b vE'O•y 0 c o? R o- = w 0 A o- w 5 c 4 ° a 0 o 3 3 =ocn Z y C OCNyCyC C vi C C C u r NoCa ° c o y a, °' d C C ca 7 " 4 C C R O. N 4 C C C dco N E ° 'y' E ° E .E ? E ° 0 8 .E w Ou ° o'. 1 ID 0 ° o° a E A R " o ° m° F OCC0 .0 y d • - 0 4 C 0 s.' . v 07 . 0 N y C O= 0 0 N C = CO -1:1 too d 0dC ai Oc w o 0 0Q . . N y ° 0 0 yo0o 000. n - u .= yoOo ° E o 3 E p og 0 0EUO o'o 0 -`.0m0 = o m 0°r ca0E50do o e wE A o 0x ' 0 O0. ° E0 0 0 0 O O m C c rowOy .5 o Oo0 o ° o _ ^ l dq o y ro b 'fl y C y m b O 0 is ` .0 >, 2 "' h N— C .0 W C C .= d Uo 5 E a3 '? °A.," y CO °iNv v 0eu6vNo 0 b a ° U E A° 0 0 a o E fl E nO s A a' 0 0 u o y E"a o .E a, o .> ° w L c A u c c c 0 >, ° E a v N .0 i0 0• C N .. t? A CO U y ca w E kn .0 I^ U C 0. w U y 0 3cc F y 3 t t .b t O 0. c° c Ur. OO 3 y y 0 0. E e w .n cc C a3 w [ C is m a) E = E 0. `O`, 'C C0 = 0.00 a 'C 0 - 0 O A m C _ -0 d N>1 aai avyJ; N aCi y a) C . C O U M R U 7 0 3 ca M 0. y u .0 . 0 3 . 5 0 a c (r U E >, = E O w F .o D y a. E o O a3i m O° e w o U .E a O aEi v= E° ;o O 6 0 ^° v 3. 5 U um 5._ 2._ 2 en a E N OGw 0 Cw C .`n r y y U 0•s 2 acvdC> 00 oA 3 n U O rLE c y L a) 4J N E O ° 3 o U y r- T O 0 > tloc: a 0 0 O,a O Tw a' ° ya m 0 0 q n E o °aa`i o C ai OD.- 3o.5.5cE F -R_0r. C 0 w C 5 yry= n ym3E E °' o. Q Q axi *18 O Garden Street Terraces Project Final EIRPacket Pg. 258 Item 16 N W F I EXECUTIVE SUMMARY w o 0 o v o 0 y 0 N O _ a O tic 7 • tN0 N. y h 3 0 V Q ° o u ° V ow 0O 00 - M.0 -aX 't059 •O a c O E 1> € y ° ° oflC O.0 7 7>' O by O O 'j y7 0O 73 N O 77 3E °' -o °^'o g to F U . Cn H a ca U N U h° v d ca ca V Y3 O iv JO c a 06 3 0 Garden Street Terraces Project ES -47 Final EIR p T id yy O T 0 N 7 y T N • a O Cis v O C i0 v• C 3 C C O V N O w C N C 3> b 3 O o o f y OA N N f1p h L f=/1CU yI 0 1. 1yy0 Ix dVECa R UEca"c. i Oq H 7) N a 0 N V a O O lO S V 0 ocrq•°_y°.T E o U y o3n E a`di E I v a wo `o a ro Op 7 a ) O 04 N L C A y> a) m 0 F N V1 to 0 V p N y C o V E C c y A t0 R C cyCl O k CJ C E o o E 7` 7 yio N tw O y C rJ" y y CO y at6i H E v h`oxo w o 0 o v o 0 y 0 N O _ a O tic 7 • tN0 N. y h 3 0 V Q ° o u ° V ow 0O 00 - M.0 -aX 't059 •O a c O E 1> € y ° ° oflC O.0 7 7>' O by O O 'j y7 0O 73 N O 77 3E °' -o °^'o g to F U . Cn H a ca U N U h° v d ca ca V Y3 O iv JO c a 06 3 0 Garden Street Terraces Project ES -47 Final EIR p T id O T 7 y T N • V 0 0 iv R G V; O C O V N O w C N C 3> b 3 O o o f U O p 3 rz U V O N a 773N PC00 74 C R a> y w ° 3 W) N O •E L V a.G P.a 0 ocrq•°_y°.T E o U y o3n E a`di E I v a wo `o a odu y vabi E ` N L C A y> a) m 0 F N Cd o h 7s E C c a7 oE. a a7 gAy7` 7 yio O ..7 C c°i E O y C rJ" y y CO y at6i H ECGy7 E C C C E C G V77c0 C Oa U_ O C U C> o C T SaipC C yCV. OU K 0' Ow . F o 5 n° R ao a a 0 o. tCC Vay Q 737z d L S 77 C j t N t Gr. y i 7) T O R V E _?: U= v c a 0 Ep ca o w a 0CL 00 VUm o o it Caw o aaOO a e e w o 0 o v o 0 y 0 N O _ a O tic 7 • tN0 N. y h 3 0 V Q ° o u ° V ow 0O 00 - M.0 -aX 't059 •O a c O E 1> € y ° ° oflC O.0 7 7>' O by O O 'j y7 0O 73 N O 77 3E °' -o °^'o g to F U . Cn H a ca U N U h° v d ca ca V Y3 O iv JO c a 06 3 0 Garden Street Terraces Project ES -47 Final EIR p T id O O 0 0 r O 0 0 iv R G C O V N O w C N C 3> b 3 O o o f U O p 3 rz U V O N a 773N PC00 74 C RE-' U r- 00 O F" V ca '... Q N R .0 C 7) W) N O •E L V a.G P.acc w o 0 o v o 0 y 0 N O _ a O tic 7 • tN0 N. y h 3 0 V Q ° o u ° V ow 0O 00 - M.0 -aX 't059 •O a c O E 1> € y ° ° oflC O.0 7 7>' O by O O 'j y7 0O 73 N O 77 3E °' -o °^'o g to F U . Cn H a ca U N U h° v d ca ca V Y3 O iv JO c a 06 3 0 Garden Street Terraces Project ES -47 Final EIR Packet Pg. 259 Item 16 N w EF EXECUTIVE SUMMARY 0 O C 0 m 'Cpp .0 d7cdi0 ' y UDAVi C V £ C p70c0aCr 0 V 70 :d 0 C 7 y d b c W O A UC O C 03 ' 3 "' 00 o a O.C. Ou p,y U U E .E N O U y N h h O 00 O C O N O y N O i0 0 m r- 0 0O) 4y V Cl m Z V V CJ U L W Oq 3 3 n o u v oEc; 00 0 i0 O E a bCA OO m t cC 7 y 2 O v A O OdNCR cL 0 0 ICI y d O N t o2 V ' A Ny F x ES48 Garden Street Terraces Project Final EIRPacket Pg. 260 Item 16 i+ eCu Ct q C3 qH ra r Qa hL s F y ru YVa I W u r yH M W 6) CC i EXECUTIVE SUMMARY V cc 7 y Qi N L r R aA3G Ru a on'g Q Cc o V v ° R o a0Cy, U o o C .°? U Rp E co'30 iV r cc o a G ! s o a 0.— ..b := 3 c 0. p R S 0.0 03 >,. a O T C v U C y• x U UGON G O N V1 F m > .0 O Cp E Cd N 0 O tOd E c CQ cGa O fl O cOtl OAG Q O i 0 ccu N O 7oEUCOGonoar' G Q o 0 t 0. y N C 3 7)X > O > O L L A G a pp U C y ' O N p c0 bpttl30 T.0 00 O CL—v L O V y A C 7 0 C 7 y Co .V N y N Cu N N N NO C: CO O a t6 L U= Ni QU p0 C Op 0 oO G o o w H w . ^'. 0 0 ova 4 F V 3 0 p p 0U p a L m w m .0 = L a y C Oa L v C u u 0 t dM Cab— N 3 . a d E E E"0 aEioNcuy d?.0 Ci 0 w 0 0 i m0. G6T py+ Oq CuuGO N 0 A N LO. a N aCi to U o o> ' v E E EpGG a:?° tea a8•^ z z z E° n°'> a o E °.' ao is U T N O J U o.aO e orA yOcoEtiCo. Q C M 10 ti •r O v O G .a? y lGQ L C> ea N O a. 0. O ? cc M U NCO ca O G U O W F. cd O DQ Ca 21 O. O O F x N y.^ o 0'8 b T ao v a Ia. apvU Garden Street Terraces Project ES49 Final E!R Packet Pg. 261 Item 16 b V 0 yCRV Ci 00 CR riEF Ww Y MM I V1LV Q L Q E• u 4 8 i VR a rAfAR Le e i W d a CC i EXECUTIVE SUMMARY Y E fl A U C 00 C V1 V V C 3 A E U C OD Cm f/I V V b 3 7 E V C Oo ccc Vi N N c! 3 t0 E V C br.0 C H V N O 3 d E O O O O NL VL VL VL C L NL L NL V V N N 7 3 7 7 3 3 3 3 IVn 4 L y y y ca V71 N E V E d E N E 0 0 0 0 ao m on 00 R z E E E E z zz z E O E O C .0 vyi tibAU h tU y° c G 3o E E c Lac ooh c:= m cv°t r cu 0 E3v yN0 3 F 3 ' 3 U 3 .o o E 3 c. mu5 4 CLn 0 F U O 'J N _ O J 011 .-a av vac to atiE a cy3°c30 oati 0 0 .E to v'o ° to 5 = c o Z o coy o o= ca . o L a c o U n vo o •_ La . CZ A ti 3 m s s d 3 0 x C a i ' v oy F •o ytv W L C lO U L VJ r- R L rq L 00 .'_', L d F: >° y F >° N p: °= u v ' d cd e v e•i Ear_ A .0 F- m .E i F a •E a °a a1 U H ao X ES -50 Garden Street Terraces Project Final EIRPacket Pg. 262 Item 16 y u a y a E e L a W O 7 L LQ W u a ea F i EXECUTIVE SUMMARY Garden Street Terraces Project Final E!R ES -51 t0 O n >> a n .o G F `c o k 5 o ' u .c y p u P 00'v 3 o v 5= Oo y :a' N L C a0 6i O. b.0 y COO •5 T'y O "0 U L C i.. .O. wQ y N— L i 0 y Nc O O w y .> R 0 v m ya C c -• C C C O O O .d "O P. tii C+ U y y p . y N 0 ie V C U y •. ' O U . O .5 EC7% T C y .y v.. U p 0. 0 p pc 0ct50 ca 0 0 0 ''0u c. o 12 O U a c Mt U T m Hc 3C woeca5i -eCV W N N • aL O y >. Q3 u ctlp47 ° R> S 3 i7 D s 'vaCudvaiuO3: u U o v 'U 0v NCWCnp7 F O y C 'C U y O w Q u Q t0 VI v y O U J N y N C C Q d LLC .Q C r FUyrrrr Q y a`i O C U 0 O ' O .o O oCA a .O y 5 y .: . 0 ti-.v_ O `3 A c9 5 yS„ 5 =00 3 y o C G y - o°- C 5 cy 3 `. o 0 ° v 4) - c° 3 c. L v :o a. o c °i z 7777 a c u o c 3 c.o o 3 °c'. y v ax A HA 3 v v° 3 N y C. O v , C 0.L. 7b t N u z tow s y ro E. o° v ya..^ ° 3'0 0.5 ° ° 3'0- a OLb'0 y F 0 Q `' •... ' > .d O ?4 0 C co 'J V G n' d a' p u ca y 7 7 v N N ' 'J Xy. 3 y 'N > I 00 ° i7 U U 0. y> i((" yyi C ai y.y Uw- ¢ 04 JJ= y- C = y =...0 7 W 5 /i. V 6O 3 y fd y N (A y L At3 iy Q {.. N .0 .ii. A W ° .. N >,.r- O Cu 'C - 5 y '+^ -0ud 'J y NCy Vj L> N C V 'O 0 C N m -o u C Ol Q C p U G a¢°' , O N z G ti cy0 a m a °N U9 0s, j L. S v ° 0 07O Ua a.o 00v R v c c L ° °' oap s 0m • d w - 3 y x O y C V C C C> C C 'n m> o 7 rr O "., _ 0 .-di L N y 5° O IU, V'o xu 0 0° 4- P R .L Q U a n y 5 L °`.- O.5 v7Z '^ .0 y 0. O '.. O F CC C- a) U R ,3 = - O vi 4. .. .d N -0 ,5 'O vyi O a y C7 COO0ac0amw ° x o 0 c 0 ° fu N ° o .0 ai a°i `o v aQj o ° o°= aLivaa 630 oo a 25A 0> c F'y d sJ•• ° y ao. ate 3 '.. ti -' y O. ._° 6 i0 U = ` a oW O 'O U 5R o 0U u'=E °x'500 0 VF > E 5 S n 3 O n Q c vEecs U . 0 u r u c 3 0o y i c u c u E C.y 3 3 0 aoio ° =Loa. iR °oa vAu °OOn.OUC Rbo=a S, v3Ec.S y C O • .5 H ^p 5 v O '°' b = tLO X ' Q p .T. 5N y y y 5 .a y tCi .N a •° '$ s v C y c`d u 5 v 5CryU ' O L CsO C Uy5O L. v r,. O. 0 p ° 0 iO y a 5 • o- ci D ' 3 OyOc . F - FH N N aG n U U F w aO , Eo a te° > ? ° GU o c 3 oc 0 zR 0GU V pc' A o a o. p o 3d mi ° E E n s ° o u 0 0 FF s. c c o 3a5 e10 Q dO V °3 C O CC7ti oG v yo ° e FT5 . Garden Street Terraces Project Final E!R ES -51 Packet Pg. 263 Item 16 W d e F EXECUTIVE SUMMARY ES -52 Carden Street Terraces Project Final EIR O O y to N m id y O • N V Q 61 g EE> a 0 m o ° o ° a ° Ca u 0 0 0 w N L N C IcGaU0 E 0 n it m o o? v o° N -° 0 2sQ r 3 o cmRvy0 C. p m 0. y ' 14 a 0 O. C p R Q E C m a° c E 0 m° s 5 h ro v 60 co 0 3 O 4? O V v O• C V y L N .N+ Q H -0 N V U 7 E E m 0 c0 >1 N COi O 0 o3°C' o3 O >E°m° 00 a - m 0 3 `% wWG. o Na O E O ap d O° -0 F m 2 `a vp 3° E° C 7 .DO a v U n y m a 3 E 0 U— m v O cd 3 0 p cU0 0 , tw asi c.. ,.+ > m N 0 Om y .. '$ > F Es o o° a oss.E o 0 m o p N N p s C p . U N R cr7 b O O 4. N 7 0. O r. c 3 3 a C' 5 ` o F cai o p A o o a E eo O N ? 0yti 4) O C p 00 E . E W ,L •V CCq E V U° d y w O Qa. N 7 FNpvCaN .0 m 6 0 C aOi m N m -0 m N x sm ° CSy5 Emoo,o0. U 0 N > 0 CN o 370 3 y 0 s cp, U C v O •° ` c N o O m NOV oU vuymh,;.emallo p Eav"? c °,5a UppoV.CEoE >eoa° y O >L' 0 v ° a0i 3 3 C p a0i °' a 0 m> m 0 3 ° p 3a C 0 3 a°i a`i.E s 5 m y '0 m0NOptCE3y> w m 0 > co y Ca° N o s y wp o 0 0 F- a u 0 '1Z 0 3° .m NQ U ° m U mb= J y y y C y O G y O 'C CO. ` p N 0 'O m m a a7 C u OD m r ° eC..° sb 5 °° 0 a 3 3 a~. cc y > ° Ewy .0Z5 ym p> U . uv y an d N 0 0dm o 5 b p s O s . C O U m E K 0- 0 1:6 0 CbC° O d• C R a`i 7 :? 0 ¢ 'C O cc cc y E v ayi p a 3 y [- . c y C u L .0 O No a s•DEa 6o co o s no 0 ES -52 Carden Street Terraces Project Final EIRPacket Pg. 264 Item 16 d C C i v CS Cd C i C W 3 7 w 0 L E 7 W d F EXECUTIVE SUMMARY w N 0 0 3 0 t o ° o a 0 0 N ao 0 5 >O 4 0 E a F N c N Ca v E R °: 'S 0 E 3 0 y .E 0.= 0 O ro o O v' ° a0 y-0 r- 0 o 0 s c CQ 3 > E s E 0 0a 0Ms U c :m .0 m,g ro °L' s —_ m0 E E E Na >0gI. 7 .E o °' Aa m y 0 0 c 0 c— o A° E y o° c g O _ °? x °° C4 °' U5 °3o ro .o . i' 00.EooVroN' o c m; > 3 cum v 6 0. °Q! v c ° e' Tro o v 'G 0 3 _T =L 0° 0 ° ° D 'o 0 9. °° 6 x° ? a a E o aNbL:n i..i N 0 7 b N ro N cNa 7 0 y p 0 4 r .? 0 E :• N y ' w y 3ar_ ro 4 y 0 N ro °V 0 r ° G y 'r Y '0i 0 0 to T ro y C r y 0 0 CaLzUyoN .fl ° d 3 ^ 0 4, 0 7 L 5 ro> '0 5" ° y N N L 0.0 N 3 0..r o a $ fl o L on a^n ia• dw0- chi E b 00 0 'A o c fl.5 7 L 0 E ¢0. .5 U 0 u.E ° p Ua .?;T. S . o ca C 0. D ao > A c c o> N c-a E.0 o °'. aS °? roUa p xw'y E og:6 ccUy0s "00 w0 N Np ro C. 0 G C" p w °C N L W N .5 0 Cp 0 7 O 0 0 N L w 0 T 4'r 3 0 ro 0 a•y 0 G> U y U G 0 0> 0 sr•— 4c° ax0 v i i .'°= fle G R c R a_ > s v c Bv CT°° ,4Q cti 'Dy o N 33 >. o aN - vc - E a ° 0 ° 7 E Ap fl3E U ... cN U y . " 5va ' s N °> T3 > xE ro ° 0 io° n w O 3 ro C 3 ' O O0 a 0 ° ' o v S ° ` O0NCaCOCwOi.3 5 t s o 0 O 0 0 ' 0N0 O O ° y> ^ 7 TOy = m 0 ti Oq U. NO, . L E cc o R E00o ° CO U n Eo° E '° a 3 y o 0 &.c ro ro 0 cN4 '> o0 . o ro ° - -a 0 o x E ro °p33 E 0 E c° fl N COE. a ° a = o° ccp 0. S ° 06 IC O U N p L 3 0 G° w0O009:6 ^ m— a Ou 5coc cc •o :a 5 m oo > 0:5 ° v ° Q ,p 3 > o v 5 0.— o ro ^ E ' o to x 0 7 y O00- a C's CE Ay 4Eo 0roa Ec c> o ° 0 . -IV E : c o cw 0 ,, 0 T c,.0 0• 0.Tr e E L Z ,, 3 4° r ', E 0..0 3 c .O ro R C E .- 0. N N N O 4 Chid O b O 0> O E U tJ0. v U C U t U °' E G. d T —'• ca L N ,a fL ppp _ w as 0 5 0 N c C 0 0 0 d >''^. O > '0 0 0 W G. U y 0 0 C d3.N 4GC N O M abi 0 3y N O T' G UC. C ? K C ro.3 U 0 Nt,—r 3' 3 A 0 U v o 0 o''v fl N°? A— U E> ro ro ° o d ro° E c 0. ° c 3 d p N p.,% 0 o p aU 0 bO u,oou2ro E Eo0 nro„43ro @. ^rE .NNNN ° wroo r y OU a c 3O 0 O p 0 o 0 , e OL 3 `3ro p .W a S y.. on c a ° c c o o c V° :£ to o .E v fl 0> .5 -- o 0. v s? y a O ro ro E 5 a`p ° w o a—c3i ° a0i $ s 3 . a 3= ° m °: •3 o TO00- 0 0 0 ti U ( ri G 3 E p, •O N 0 ro4 C AOroto > t= ro D\ a 0 ro c y'7 N ,fly O> G c G G E L t O c v1 4 c O. CA 3 0 0 ro y c 0 L ro 0 0 0 3 ro 0 3 L A O L E E o.^ a-.su 3 c(-c. v G a Q o.S ° 4os aai /0)'0 3 r'p> > 0 y x K N w b t o co_ 8 N o o y ti o c L L U a° a° 0 3 °° Y ° y> U c ro .° N w °: aEi - 0 w CO .°' p .0 s v1 3 U y .E o> t. v t E 0 >1 Q) u o 0, R C u R p E" fl" 0 L E° r E$ U 0 °, 0 0. u U 3 E o O o, p 0. 0 O ro rob E O 00 o x > 3 S 0 3 d . O 3 Nb ^ ro s c a u d m° c 0 o CO Z0> E > fl E a4 aw o o oc C Ln fl o s a n2uoP. 0.ba9:6"0 ti a v F L0 Garden Street Terraces Project Final EIR ES -53 Packet Pg. 265 Item 16 a rii W UR CL E wad O i a W i 7 w R a R W c F EXECUTIVE SUMMARY cJ ES -54 Garden Street Terraces Project Final EIR L O O ^O b i bD O c a 3 VE b o o u E o 0 ou o c l cc 0 0 3 y°° C a 5 L3 = n> c R O J 07xv y ox CT R c0 E s o y a h o 7 Oqc o co mrte00 =.-.0 c °c ° a w` O O '' T' C p C v C A L p w p O O C O F N tJ E d L == N w GO P, C N ' V b V Q' O L 1 C O O . y O C N yO1 N N V oq V N VJ Vi N N 4r p t0 rC. 0I.0 c U r O Q c_ bz OJ ca is N . . C v i0 c U 0 E O v L p C. OEU . Q N'0 .9G N p.fl p pq JN r4LRv O tAa W O' 6. a CO =° c °° AuAy° e Y O' 2 Z O t0 0 V] p C ie U r. d ° y C a. 0O ^ p, yCTai O c•. w v bq L - A c NV II_ . O 0. 40c oU ° i R y a 002r. c0p. 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E ti s C o °' ti R y w V ° p° m E Q, .a 3 CO :: N co o H> E 0 w -0 ai'.0 R R 0 out t' 0UaL v 0 w- R V °: 0- oti 0 E t' 0 a m 3 0 Q -S 3> 6 _ = .. 5': a U N c c U o d- s o a> '> o c v.o 7 a`i '09 i0v a0i y 0 b m O t_ `" m R °° t'' a >°. a a v a0i ° C v nR- q W C y n' 0> O R a'r L°' O a 0 nq y V £ CO tw pp S Lam' L s y ECL O 0 R N .- a Vc.EUa wHQaa"ir.5' FaUmm C7[- R0awon3 >5 Garden Street Terraces Project Final EIR ES -55 Packet Pg. 267 Item 16 EXECUTIVESUMMARY - ES -56 Garden Street Terraces Project Final EIR Packet Pg. 268 Item 16 RESOLUTION NO. 10183 (2010 Series) A RESOLUTION OF THE CITY OF SAN LUIS OBISPO APPROVING A MODIFIED USE PERMIT AND VESTING TENTATIVE TRACT MAP FOR THE GARDEN STREET TERRACES PROJECT (U/TR 124 -06) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February 24, 2010, for the purpose of considering Application U/TR 124 -06, a use permit to allow a maximum building height of 74 feet and vesting tentative tract map for the Garden Street Terraces Project; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the requested entitlements; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 1, 2010, for the purpose of considering Application U/TR 124 -06; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has reviewed and considered the Final EIR prepared for the project; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and _th_ the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Use Permit Findings. Based upon all the evidence, the City Council makes the following findings in support of the use permit to allow a maximum building height of 74 feet: 1. With implementation of conditions of approval and mitigation measures contained in the EIR, the public benefits associated with the project significantly outweigh any detrimental impacts from the additional height because the project meets or exceeds all established performance standards for buildings taller than 50 feet and at least two required policy objectives, including the following: a. Affordable and workforce housing (three low- income housing units at 9% of total units built). R 10183 Packet Pg. 269 Item 16 Resolution No. 10183 (2010 genes) Page 2 b. Economic vitality (retail and hospitality uses at 216% of building footprint). c. Other policy objectives (implementation of the City's Garden Street Improvement Plan and Conceptual Plan for the City's Center). d. View access and preservation (fifth floor Sky Terrace with views of the Santa Lucia foothills). e. Historic preservation (rehabilitation of all on -site historic buildings consistent with the Secretary of the Interior's Standards for the Treatment of Historic Resources). 2. The mixed -use project is consistent with the General Plan and community goals for the following reasons: a. Maintains and enhances the downtown area as the commercial and social center of the City by converting surface parking lots to more economically productive uses. b. Expands space for existing businesses and opportunities for new businesses to locate in the downtown area by creating new hotel, retail and restaurant space. c. Provides housing downtown interspersed with commercial uses to help balance jobs and housing in the community. d. Provides for improved pedestrian amenities via the project's pedestrian streets and paseos. e. Rehabilitates all on -site historic buildings consistent with the Secretary Standards for Treatment of Historic Resources. SECTION 2. Subdivision Findings. Based upon all the evidence, the City Council makes the following findings in support of the airspace subdivision: l.*`'The design of the vesting tentative tract map is consistent with the General Plan because the project will incrementally add to the City's housing inventory, conforms to the site's allowable density, provides for three low- income housing units, and does not change allowable land uses or modify the intent or design of the project. 2. The site is physically suited for the type and density of development allowed in the C -D- H zone because the site is located adjacent to existing street right -of -ways with complete City services and the airspace subdivision will simply allow for separate ownerships of the various project components. 3. The design of the subdivision, or the type of improvements, is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the site does not have any creeks or other potentially significant habitat Packet Pg. 270 Item 16 Resolution No. 10183 (2010 series) Page 3 areas for fish and wildlife, is surrounded by urban development and has already been developed with commercial buildings and surface parking. 4. The design of the subdivision, or the type of improvements, will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision because no such easements exist. 5. The design of the subdivision, or type of improvements, is not likely to cause serious public health problems because the development will be designed to meet all existing building and safety codes. SECTION 3. Action. The City Council does hereby approve application U/TR 124 -06 with incorporation of the following conditions and code requirements: Conditions: 1. The project shall be revised consistent with the Reduced Development and Project without Public Parking Spaces alternatives. Revised plans shall incorporate all applicable EIR mitigation measures and use permit and subdivision conditions, subject to review by the Architectural Review Commission and final design approval by the City Council. 2. Minor variations to the Reduced Development alternative setback requirement of 15 feet above the 2nd floor level along Marsh and Broad Streets should be considered to achieve architectural benefits, subject to review by the Architectural Review Commission and final design approval by City Council. 3. If the revised project continues to exceed 50 feet in height, it shall be designed to comply with all applicable performance standards and policy objectives required in Chapter 17.42 C) of the Zoning Regulations for buildings taller than 50 feet, subject to the approval of the Community Development Director. 4. The use permit shall be effective for a period of five years from the date of approval. 5. All applicable mitigation measures contained in the Final EIR shall be included as conditions of approval, and are incorporated herein by reference. 6. Pursuant to Government Code Section 66474.9(b), the subdivider 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 subdivision, and all actions relating thereto, including but not limited to environmental review. 7. The project shall provide a minimum 8 -foot clear sidewalk width on all project street frontages where existing buildings are not retained. To accommodate this requirement, building entries may need to be recessed or street furniture relocated. Project plans indicate Packet Pg. 271 Item 16 Resolution No. 10183 (2010(ries) Page 4 that this required clearance is not provided at the comer of Broad and Marsh and along the Broad Street frontage. 8. Garden Street Improvement Plan: The final design of Garden Street shall be reviewed and approved by the Public Works Director and Fire Chief. Revisions to the plans shall include parallel parking, in- ground pavement lights across Higuera Street at Garden Street, dimensioned plans that identify a minimum 20 -foot wide curb -to -curb clear area between Marsh and Higuera Streets for emergency vehicle access, a minimum clearance of 4 feet behind a parked bicycle in Peak Racks for users to access the bike rack, dimensions from street furniture to building face with the goal of providing an 8 -foot clear width, the location of utility boxes or other sidewalk features that would limit the placement of street furniture, and retention of the existing truck turning radius onto Garden Alley to allow continued use by service vehicles. 9. Any City street furniture (i.e. bike racks, parking meters, trash cans, etc.) not utilized in the project shall be offered to the City for reuse at another location. 10. Building plans shall include City standard tree grates and pedestrian lighting for the downtown. 11. The parking structure shall be developed as a private parking structure. If the parking structure is approved for public parking, the circulation flow shall be reversed so the in- bound lane is on the right and adequate line of sight provided. This revision will provide adequate sight visibility and reduce confusion to those using a public parking garage. 12. Building plans submitted for public improvements shall include truck turning template diagrams illustrating truck turning movements at all street corners. A 35 -foot long ladder truck (12 feet wide) with a 44 foot turning radius shall maneuver the left hand turn from Garden Street onto Higuera Street. Plans shall be revised as needed to comply. 13. Bollards proposed for Garden Alley shall be relocated as close to the alley entry toward Garden Street as feasible so unauthorized vehicles will not have to back out of the alley. 14. Building plans shall include long and short-term bicycle parking dimensions per the manufacturer to illustrate adequate space and clearances are provided with a bicycle parked in each space. 15. A minimum of 3 short-term bicycle parking spaces shall be provided near the Broad Street entry to the neighborhood market for use by customers, subject to the approval of the Public Works Director. 16. Building plans shall identify bicycle parking required for commercial uses, the path of travel to these spaces and how these spaces will be easily accessed for use by employees and customers (i.e. directional signage and lighting). Packet Pg. 272 Item 16 Resolution No. 10183 (2010 ocries) Page 5 17. A minimum 6 -foot wide lighted pedestrian walkway shall be maintained (via an easement) through the building at street.level to allow public access from the interior of the building to Garden Alley, Garden Street, and Marsh Street. 18. To reduce vehicle conflicts in the parking structure street level driveway and allow for 6- foot clear pedestrian circulation, the proposed handicapped parking behind the hotel shall be relocated to the lower level. 19. The section of the City owned parcel located within "Garden Alley" and labeled as Remainder" on the tentative map shall be incorporated into the public alley to remain. The process to achieve this alley continuity shall be resolved prior to map recordation. The final map shall be revised if necessary to reflect any offer of dedication, prior deed, or revised tract boundary reflecting any final project development conditions or provisions of the MOU. 20. The final map shall correctly define and describe all lots including but not limited to the lot(s) used for parking purposes. The final map shall comply with final project actions regarding the use(s) of the parking garage as public, private, or common areas. 21. The final lot configurations including upper and lower limits shall be based on the final construction requirements. 22. A separate exhibit documenting zoning and building code compliance shall be approved to the satisfaction of the Community Development Department prior to recordation of the map. 23. The final map shall show any existing or proposed offers of dedication and pedestrian easements as conditioned with all applicable agreements, discretionary approvals and/or building permit and public improvement plan approvals. 24. Public pedestrian easements may be necessary to accommodate improvements required for Americans with Disabilities Act (ADA) compliance or for circulation clearances around obstructions to satisfy conditioned access width requirements. If required, these easements shall be shown on the map to the approval of the Public Works Director. 25. The subdivider shall dedicate any private or public utility easements determined necessary to serve or accommodate the development of this project. The necessity of said easements will be determined in conjunction with the review of the public improvement plans, utility company plans, and building plans for the development. 26. The final map shall reserve and delineate certain applicable horizontal and vertical private easements including but not limited to drainage, utilities, vehicular and pedestrian ingress & egress for the benefit of the lots affected by such easements. 27. Prior to the issuance of a building permit, the applicant shall receive Utilities Department approval of an interim garbage storage and pick up plan for businesses currently utilizing Garden Alley for trash pick up and storage. Packet Pg. 273 Item 16 Resolution No. 10183 (2010'3eries) Page 6 28. The proposed project includes replacement of the existing six -inch sewer line in Garden Street with a new eight -inch sewer line due to its age, grade defects, and poor condition in order to accommodate the additional wastewater flows from the proposed project_. Should the City replace the sewer line prior to the project, the applicant shall reimburse the City for the cost of upsizing the sewer line from six to eight inches to accommodate the wastewater flows associated with the project. Upon motion of Council Member Settle, seconded by Council Member Marx, and on the following vote: AYES: Council Members Ashbaugh, Marx and Settle, and Vice Mayor Carter NOES: None ABSENT: Mayor Romero The foregoing resolution was adopted this 151 day of June 2010. Mayor David F. Romero ATTEST: Elaina Cano City Clerk APPROVED AS TO FORM: J. Stine Dietrick rty Attorney Packet Pg. 274 Item 16 RESOLUTION NO . 10312 (2011 Series ) A RESOLUTION OF THE CITY OF SAN LUIS OBISP O APPROVING THE FINAL DESIGN OF THE GARDEN STREET TERRACE S MIXED-USE DEVELOPMENT PROJECT IN THE C-D &C-D-H ZONE S ARC 124-06 ; 1119, 1123-1127, 1129-1137 GARDEN STREET AND 712, 720, 722, 728, 736, 748 MARSH STREET ) WHEREAS,the applicant, Garden Street SLO Partners, LP, on August 8, 2006 , submitted a request for architectural approval of a proposal to develop a mixed-use developmen t project in the downtown core known as Garden Street Terraces ; and WHEREAS,the Cultural Heritage Committee (CHC) conducted a public hearing on July 25, 2011, and determined that the revised project design is appropriate in the Downtow n Commercial Zone and Downtown Historical District, and recommended final approval of th e project design to the Architectural Review Commission (ARC) and City Council ; and WHEREAS,the ARC conducted public hearings of the final design on August 15, 2011 , and September 19, 2011, and recommended approval of the project design to the City Council o n September 19 `h ; an d WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearin g in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, o n November 1, 2011, pursuant to an application filed by Garden Street SLO Partners, LP, applican t for the purpose of considering ARC 124-06, final design review for the Garden S'ireet Terrace s Project ; an d WHEREAS,notices of said public hearing were made at the time and in the manner required by law ; and WHEREAS,the City Council has considered the Final Environmental Impact Repor t EIR) that was previously certified by the Council on June 1, 2010, along with the Addendu m dated September 2011 prepared to update the EIR to be consistent with revised project plan s reviewed by the CHC and ARC ; and WHEREAS,the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented a t said hearing . NOW, THEREFORE, BE IT RESOLVED,by the Council of the City of San Lui s Obispo as follows : SECTION 1 .Environmental Determination .The City Council finds and determines that the project's Final EIR as updated by the Addendum dated September, 2011 adequatel y addresses the potential significant environmental impacts of the proposed project in accordanc e with the California Environmental Quality Act and the City's Environmental Guidelines, an d reflects the independent judgment of the Council . The Council has reviewed and considered th e R 10312 Packet Pg. 275 Item 16 Resolution No . 10312 (2011 Series ) Page 2 information contained in this Addendum in its consideration of the final project design and find s that the preparation of a subsequent EIR is not necessary, based on the following findings : Finding s 1 . None of the circumstances included in Section 15162, which require a subsequent EIR hav e occurred, specifically : a.The project changes do not result in new environmental impacts . b.The circumstances under which the project is undertaken will not require major change s to the EIR . c.The modified project does not require any substantive changes to previously approve d mitigation measures . 2 . The proposed modifications to the project description are consistent with prior Counci l direction to update plans to be consistent with the Reduced Development and Projec t without Public Parking Spaces alternatives included in the certified Final EIR approved b y the City Council on June 1, 2011 . 3 . All of the updated mitigation measures are reasonably necessary to reduce potentiall y significant impacts to less than significant levels and become project conditions . 4 . The changes are consistent with City goals to promote the intensification of infill sites , respect the context of the site's setting in the Downtown Commercial Zone and Downtown Historical District, provide a project scale compatible with its surroundings, accommodat e pedestrian flow through the site and onto adjacent streets, and bring economic vitality to th e downtown core . 5 . The proposed scale and design of buildings will be compatible with surrounding uses a s found by the City's Architectural Review Commission with their review of project plan s and are consistent with the City's General Plan, Zoning Regulations, and Communit y Design Guidelines . SECTION 2 .Action.The final design of the Garden Street Terraces Project (ARC 124-06 ) is hereby approved, based on the following findings, and subject to the mitigation measure s listed in the attached Exhibit A and the following conditions : Finding s 1 . As designed and conditioned, the building materials, style, character, and form of the ne w structures within the project will promote the architectural character, style, form, an d materials of the Downtown Commercial Zone and Downtown Historical District an d complement the architectural character of the surrounding buildings and area consisten t with the City's Historic Preservation Program Guidelines . Packet Pg. 276 Item 16 Resolution No . 10312 (2011 Series) Page 3 2.The project is consistent with standards contained in the City's Community Design Guidelines for the downtown, which encourage projects to be pedestrian-oriented, and to have proportions and design details that complement surrounding structure s 3.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 o f buildings, continuous storefronts, and upper floor dwellings and offices . 4.The project is consistent with the mitigation measures adopted by the City Council on Jun e 1, 2010 with the certification of the Final Garden Street Terraces Project EIR . Condition s 1.Final project design and construction drawings shall be in substantial compliance with th e project plans approved by the City Council . A separate full-size sheet shall be included i n working drawings submitted for a building permit that list all conditions, and cod e 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 b y the Director or Architectural Review Commission, as deemed appropriate . 2.The final design approval shall be valid for five years from the date of City Counci l approval . 3.The project is subject to all of the conditions approved through City Council Resolution No . 10183 (2010 Series) for a modified use permit and tentative tract map . If a previou s condition is modified with this latest approval, the latter condition shall prevail and supersede the former wording of the condition . Any phasing of the overall project, shal l receive Community Development and Public Works Department review and approval . 4.All applicable mitigation measures contained in the Final EIR shall be included a s conditions of approval and are included in the attached Exhibit A . Building Design 5.The new project building through its lowered height and design which includes wall offsets , tiered massing, and visual gaps at upper building levels meets the intent of the parameter s included in the Reduced Development Alternative of the EIR for upper floor setback s eliminating the need for Condition No . 2 of City Council Resolution No . 10183 (201 0 Series). 6.Historically accurate window specifications for the buildings at 1119 and 1123 & 113 7 Garden Street shall be reviewed by the Architectural Review Commission (ARC) with thei r review of project plans and details shall be included in working drawings . 7 . Changes to the rear elevation of the building at 1123-1127 Garden for new windows and Packet Pg. 277 Item 16 Resolution No . 10312 (2011 Series ) Page 4 doors shall be a quality and historically accurate treatment . Specific details shall b e reviewed by the Architectural Review Commission (ARC) with their review of projec t plans and details and specifications included in working drawings . 8.The existing variety of color with the tenant spaces within the buildings at 1129-113 7 Garden, or a similar new proposal, shall be maintained to reinforce the character and interest of the block . 9.All of the significant and contributing character-defining historic features identified in th e Garden Street Terraces Project Analysis prepared by Chattel Architecture, Planning & Preservation dated April 2011 shall be retained and incorporated into the project consisten t with the Secretary of the Interior Standards and Historic Preservation Program Guidelines . 10.The building at 748 Marsh shall be painted in a color consistent with its Spanis h architectural style that differentiates it from the new construction beyond . 11.The central portion of the Marsh Street elevation of the new structure shall be finished in a compatible color to differentiate it from adjacent storefronts . 12.Plans submitted for a building permit for all project components shall include windo w details indicating the style and type of materials for the windows, mullions, thei r dimensions, and colors . Plans shall also include the materials and dimensions of all lintels , sills, surrounds, recesses, and other related window features . 13.Plans submitted for a building permit for all project components shall clearly show detail s for all railings, balconies, decorative architectural features, and storefronts . 14.The plaster finish for buildings shall be smooth-troweled as noted on plans . Planning 15.The project's required archaeological monitoring report shall be reviewed by the Cultura l Heritage Committee . 16.The specific art proposals for the project shall return to the ARC for review at a later date once developed by artists and approved by an art jury as overseen by the SLO Arts Council . Consider an additional location for public art at the corner of Marsh and Broad Streets . 17.Details of lighting fixtures shall return to staff for review and approval, either prior to, o r along with, the plans submitted for a building permit . The locations of all lighting fixture s shall be clearly called out on building elevations included as part of working drawings . Th e lighting schedule for buildings shall include a graphic representation of the propose d lighting fixtures and cut-sheets shall be separately submitted for the project file of th e proposed lighting fixtures . The selected fixture(s) shall be shielded to insure that light i s directed downward consistent with Section 17 .23 .050 of the Zoning Regulations . Details o f all exterior light fixtures, including site lighting and service area lights, need to be included Packet Pg. 278 Item 16 Resolution No . 10312 (2011 Series ) Page 5 as part of plans . A note shall be included on plans that "Lenses of exterior wall-mounte d lights may be modified or shielding devices added after installation if the Communit y Development Director determines that they emit excessive glare ." 18.A specific sign program for the project shall be to the review and approval of th e Architectural Review Commission (ARC). The sign program shall include information o n the sizes, locations, colors, materials, and types of signage proposed for various building s and project directional signs, including garage and hotel entry signage . Project signs shall be designed to be compatible with the architecture of proposed buildings and t o complement the site's setting within both the Downtown Commercial Zone and Downtow n Historical District . Once adopted, the sign program shall contain provision for th e Community Development Director to approve minor deviations to the approved sign program if findings can be made in support of the exception being consistent with the inten t of the program, and in keeping with the design characteristics and historical context of th e building(s) and/or site . The Director may refer signage proposals to the ARC if there ar e concerns that a particular design is out of character with the sign program . 19.Mechanical equipment shall be located internally to buildings . With submittal of workin g drawings, the applicant shall include sectional views of buildings, which clearly show th e sizes of proposed condensers and other mechanical equipment to be placed on the roof t o 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 . 20.The required fire risers for buildings shall be located internal to buildings . Other fir e department equipment shall be located internal to buildings where feasible . The externall y mounted Fire Department Connection (FDC) for buildings shall have a chrome or bras s finish to the approval of the Community Development Director . Trees 21.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 t o commencing with any demolition, grading, or construction . The City Arborist shal l approve any safety pruning, the cutting of substantial roots, or grading within the dripline o f 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 th e building permit submittal . 22.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 Work s Director, and Community Development Director . The surety amount shall be established i n accordance with current standards for evaluating tree value . Packet Pg. 279 Item 16 Resolution No . 10312 (2011 Series ) Page 6 23 . 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 Standar d 8130 where determined feasible by the City Arborist . 24 . Any required off-site compensatory tree planting as required by Mitigation Measure VIS-5 b shall be 24" box stock. Said plantings shall be completed prior to acceptance of the publi c improvements or prior to occupancy whichever occurs first unless otherwise approved fo r deferral by the Public Works Director . Public Works 25 . Plans submitted for a building permit shall address the following items of the Garden Stree t Improvement Plan : a.In-ground pavement lights across Higuera Street at Garden Street . b.Final loading zone design/placement . c.Public art proposal, if applicable . d.An increase in height of the parking bollard to improve its visibility . e.Inclusion of one on-street ADA parking space . f.Use of the four existing Peak bicycle racks . g.Final parkway designs . 26 . The Garden Street Alley plan shall include a decorative pavement treatment for its entir e extent between Garden and Broad Streets and show all existing and proposed public an d private utilities . Improvements to the public alley, including final bollard design, shall b e reviewed and approved by the Public Works Director . The proposed grease intercepto r may be located within the public alley . A separate encroachment agreement shall b e recorded against the property . 27 . Final street furniture details shall comply with the City Engineering Standards in effect a t the time of submittal or as otherwise approved by the City Engineer . 28 . Disruption to pedestrian or vehicle traffic and/or property access shall be minimized subjec t to the approval of the Public Works Director . The contractor or sub-contractor(s) may b e required to provide written notice to any affected properties prior to commencing wit h work . A list of properties to be noticed shall be approved by the city and documentation o f delivery of said notice(s) shall be provided to the city . Upon motion of Council Member Carter, seconded by Vice Mayor Ashbaugh, and on th e following vote : AYES :Council Members Carpenter and Carter, Vice Mayor Ashbaugh an d Mayor Marx NOES :Council Member Smit h ABSENT : None Packet Pg. 280 Item 16 Resolution No . 10312 (2011 Series ) Page 7 The foregoing resolution was adopted this 1 "day of November 2011 . ATTEST : APPROVED AS TO FORM : Packet Pg. 281 Item 16 EXHIBIT A Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Level s Impact Mitigation Measures Residual Impact 3 .2 Air Quality MM AQ-1a The following standard air quality mitigation measure s shall be implemented during construction activities at the projec t site : Water trucks or sprinkler trucks shall be used durin g construction to keep all areas of vehicle movement damp enough to prevent dust from leaving the site . At a minimum, this woul d require twice-daily applications. Increased watering frequenc y would be required when wind speeds exceed 15 miles per hou r mph). Reclaimed water (non-potable) shall be used whe n possible . Exposed ground areas that are planned to be reworked at date s greater than one month after initial grading shall be sown with a fast germinating native grass seed and watered until vegetation i s established. All disturbed soil areas not subject to revegetation shall b e stabilized using approved chemical soil binders, jute netting, o r other methods approved in advance by the APCD . Install wheel washers where vehicles enter and exit unpave d roads onto streets, or wash off trucks and equipment leaving th e site . All PM IO mitigation measures required shall be shown on grading and building plans . The contractor shall ensure that portable equipment, 5 0 horsepower or greater, used during construction activities hav e the appropriate California statewide portable equipment registration (issued by ARB) and/or APCD permit . To minimize potential delays, prior to the start of the project, Gary Willey o f the District's Engineering Division at (805) 781-5912 shall b e contacted for specific information regarding permitting requirements . In addition to MM HAZ-3, proper abatement of lead befor e demolition of structures shall be performed in order to prevent the release of lead from the site . On-site vehicle speeds shall be 15 mph or less . All dirt stockpile areas shall be sprayed daily as needed . Soil-binders,approved by the APCD prior to use,shall be used AQ-1 Implementation of the propose d project would result in significan t unavoidable construction emissions of N Ox and ROG at levels that exceed the Count y of San Luis Obispo APCD thresholds an d contribute incrementally to greenhouse ga s emissions . The projected emissions for the propose d project were found to be above th e established CEQA thresholds for both short - term and long-term construction emission s of ROG and NO x. Implementation of standard APCD-recommended conditions a t the project site would minimiz e construction-related air quality impacts ; however, this impact would remai n significant and unavoidable, even afte r mitigation Packet Pg. 282 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued) Residual Im 'actImpactMitigationMeasures on completed cut-and-fill areas in order to reduce fugitive dust emissions . Reduce the amount of disturbed area where possible . Permanent dust control measures identified in the approved project re-vegetation and landscape plans shall be implemente d as soon as possible following completion of any soil disturbin g activities. All roadways, driveways, sidewalks, etc . to be paved shall be completed as soon as possible . In addition, building pads shall be laid as soon as possible unless seeding or soil binders ar e used . All trucks hauling dirt, sand, soil, or other loose materials are t o be covered or shall maintain at least two feet of freeboard in accordance with California Vehicle Code Section 23114 . All streets adjacent to the project site shall be swept at the end o f each day if visible soil material is carried onto adjacent pave d roads . Water sweepers with reclaimed water shall be used wher e feasible . Demolition activities associated with the preparation of the project site shall comply with requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (4 0 CFR 61, Subpart M - asbestos NESHAP) prior to the start of an y demolition activities, including : 1) notification requirements t o the APCD, 2) asbestos survey conducted by a Certified Asbesto s Inspector, and, 3) applicable removal and disposal requirement s of identified ACM . Tim Fuhs of the APCD Enforcemen t Division (781-5912) shall be contacted for more information . As detailed in MM HAZ-2c, the applicant shall ensure that a soi l and bedrock analysis is conducted to determine if NOA i s present within the area that will be disturbed in compliance wit h the California ARB Air Toxics Control Measure (ATCM) fo r Construction, Grading, Quarrying, and Surface Minin g Operations . If NOA is not present, an exemption request shal l be filed with the APCD . If NOA is identified at the project site , the applicant shall comply with all requirements outlined in th e Asbestos ATCM . This may include development of an Asbesto s Dust Mitigation Plan and an Asbestos Health and Safet y Program for review and approval by the APCD, in coordinatio n with the City, prior to the start of any work at the site . Due t o the close proximity to sensitive receptors, air monitoring may Packet Pg. 283 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued ) Impact MitigationMeasures Residual Impact also be required . Tim Fuhs of the APCD Enforcement Divisio n 781-5912)or the APCD web page http ://www .slocleanair.org/business/asbestos .asp) shall be contacted for more information . MM AQ-1 b Maintain all construction equipment in proper tun e according to manufacturer's specifications . MM AQ-1c Fuel all off-road and portable diesel powere d equipment with California ARB-certified motor vehicle diesel fue l non-taxed version suitable for use off-road). MM AQ-ld Maximize, to the extent feasible, the use of diese l construction equipment meeting California ARB's 1996 and newe r certification standard for off-road heavy-duty diesel engines . MM AQ-1 a Maximize to the extent feasible, the use of on-roa d heavy-duty haul trucks that are 2007 or newer. MM AQ-1 f Catalytic soot filters shall be installed on equipmen t projected to generate the greatest emissions and be utilized onsite th e longest (cranes and excavator). The owner shall install and us e oxidation catalysts for each catalytic soot filter that is determined t o be unsuitable . Suitability is to be determined by an authorize d representative of the filter manufacturer, or an independen t California Licensed Mechanical Engineer who will submit, for District approval, a Suitability Report identifying and explaining th e particular constraints to using the preferred catalytic soot filter . Installations must be done according to manufacturer's specifications. As part of the Construction Activity Managemen t Plan (CAMP) review and approval process, the applicant shal l recalculate construction phase emissions using equipment-specifi c information and project-specific hauling distances . After these calculations have been completed, the applicant shall work with th e APCD and the City to determine the number of filters, or othe r appropriate mitigation measures, for the construction phase . MM AQ-1g A Construction Activity Management Plan (CAMP ) shall be included as part of project grading and building plans an d shall be submitted to the APCD for review and to the City for final approval prior to the start of construction. In addition, the contracto r or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site . Their duties shall include holidays Packet Pg. 284 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued ) Impact 1Vlitigation Measures Residual Impact and weekend periods when work may not be in progress . The nam e and telephone of such persons shall be provided to the APCD prio r to land use clearance for map recordation and grading . The plan shall include but not be limited to the following elements : Schedule construction truck trips during non-peak hours (a s determined by the Public Works Director) to reduce peak hour emissions . Limit the length of the construction work-day period, i f necessary . Because of the magnitude of the off-site hauling of soil an d demolition debris that will be required with the project propose d truck routes shall be evaluated to identify routing patterns wit h the least impact to residential communities and sensitiv e receptors, such as schools, daycare facilities, hospitals, an d senior centers . On- and off-road diesel equipment shall not be allowed to idle for more than three minutes . Signs shall be posted in th e designated queuing areas to remind drivers and operators of th e three minute idling limit . The applicant shall recalculate construction phase emissions using equipment-specific information and project-specifi c hauling distances . After these calculations have been completed , the applicant shall work with the APCD and the City t o determine the number of filters, or other appropriate mitigatio n measures, for the construction phase . MM AQ-1h The following mitigation measures, as suggested i n CAPCOA 2008, shall be implemented during construction activities, to reduce greenhouse gas emissions to the maximum practicabl e extent: Use of locally or nearby produced building material s Use of renewable or reclaimed building material s Recycle demolished construction materia l MM AQ-3a The applicant shall ensure that all equipment utilized i n operational activities have the necessary APCD permits when appropriate . To minimize potential delays, prior to the start of th e project, Gary Wiley of the APCD's Engineering Division at (805 ) 781-5912 shall be contacted for specific information regardin g permitting requirements . MM AQ-3b The project applicant shall agree to provide a fair-share AQ-3 Implementation of the propose d project would result in significan t unavoidable operational air pollutant emissions of NO X at levels that exceed the County of San Luis Obispo APC D thresholds and potentially significan t operational emissions of ROG, CO, PM10, Air emission impacts from operation of th e proposed project, from emissions of ROG , NOx, and CO, are significant an d unavoidable . In accordance with the Sa n Luis Obispo APCD's CEQA Air Quality Handbook,all standard mitigation measure s and feasible discretionary mitigation Packet Pg. 285 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued ) Impact Mitigation Measures Residual Imp act and greenhouse gases .contribution to local and/or regional transit systems to increase bus measures must be incorporated into the ridership and provide air pollution reduction benefits . Allocation of project. Residual impacts would remain these funds between regional and local transit shall be at the discretion above the Tier 1 threshold identified in th e of the City Public Works Director .San Luis Obispo APCD's CEQA Air MM AQ-3c On-site banking (automatic teller machine) and postal Quality Handbook for ROG, NOx, and CO . services (drop boxes) shall be provided at the project site . MM AQ-3d The developer shall ensure that information on publi c transit, bicycle parking, carpooling and local transportatio n management organizations, such as the County's Transportatio n Choices Program, shall be provided to residents of the proposed condominiums and future employees of the hotel and retail uses in order to encourage reduction in personal vehicle use and relate d emissions . MM AQ-3e The project applicant shall develop and implement an aggressive parking demand reduction and management progra m coordinated with the County's Transportation Choices Program an d submitted to the APCD for review. This program may include, bu t is not limited to the designation of a Transportation Coordinator wh o will manage transportation programs for the project and shal l promote alternative modes of transportation, transit subsidies fo r both City and regional transit system (including residents an d employees), applicant-funded "Gold Passes" to be distributed t o employees and information regarding parking and transportation options for customers . The project applicant will be required to submit an implementatio n plan to the City Transportation Division, for review and approval or amendment, which demonstrates how this mitigation measure wil l be achieved . MM AQ-3f The following measures shall be implemented t o reduce impacts from vehicle emissions : Provide incentives to employees to carpool/vanpool, take publi c transportation, telecommute, walk, bike, etc. by implementin g the Transportation Choices Program . The applicant shal l Contact SLO Regional Rideshare at (805) 541-2277 to receiv e free consulting services on how to start and maintain a program . Implement a City-approved Trip Reduction Program . Provide on-site bicycle parking consistent with City Genera l Plan Circulation Element Policy 3 .4 and ordinance requirements . Packet Pg. 286 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued ) Impact Mitigation Measures Residual Impact Provide preferential carpool and vanpool parking spaces . Provide shower and locker facilities for employees of the hote l and/or one shared shower and locker facility for all sit e employee s Provide electric/hybrid facilities (e .g., charging stations and/or reserved parking) in the parking structure . MM AQ-3g The following measures shall be implemented t o reduce area source emissions for both residential and commercial components of the project : Use roof material with a solar reflectance value meeting th e Environmental Protection Agency/Department of Energy Star ® rating to reduce summer cooling needs . Built-in energy efficient appliances shall be used . Double-paned windows shall be installed . Energy efficient interior lighting shall be installed . Only APCD-approved wood-burning devices shall be installed i n new dwelling units . These devices include : all USEPA-Certifie d Phase II wood burning devices ; catalytic wood burning device s which emit less than or equal to 4 .1 grams per hour of PM; non- catalytic wood burning devices which emit less than or equal t o 7 .5 grams per hour of PM; pellet-fueled wood heaters ; an d dedicated gas-fired fireplaces . If residential wood-burnin g devices are not US EPA certified, they must be verified by a nationally-recognized testing lab . Native, drought-resistant plants shall be used in landscaping . Low energy parking lot and street lights (e .g., sodium) shall b e used. Renewable or reclaimed building materials shall be used. Locally or nearby produced building material shall be used . MM AQ-3h Owner/developer shall consider potential odor an d nuisance factors from nail salons, dry cleaners, coffee roasters, etc ., when assessing mixed-use incompatibility issues . MM AQ-3i The following additional mitigation measures shall b e implemented during operational activities, to reduce greenhouse ga s emissions to the maximum practicable extent (CAPCOA 2008 ; APCD 2008): MM D-1 : Office/Mixed Use Density . Proposed project woul d provide high density office or mixed-use proximate to transit . MM D-3 : Services Operational . Proposed project provides on- Packet Pg. 287 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued ) Impact Mit '_ation Measures Residual Impact site shops and services for employees . MM D-4 : Residential Density – employ sufficient density fo r new residential development to support the use of public transit . Transit facilities within one-quarter mile of proposed projec t border . Proposed project provides safe and convenien t bicycle/pedestrian access to all transit stop(s) within one-quarte r mile of project border . May result in 1-12% reduction i n emissions, depending on density and headway frequencie s SMAQMD 2007). MM D-9 : Urban Mixed-Use . Development of proposed projec t is predominantly characterized by properties on which variou s uses, such as office, commercial, institutional, and residential , are combined in a single building or on a single site in a n integrated development project with functional interrelationship s and a coherent physical design . SMAQMD has suggested a n emissions reduction of 3% to 9% from implementation of thi s mitigation measure . MM D-12 : Infill Development . The proposed project site woul d be on an infill site that is highly accessible to regiona l destinations . This infill development reduces vehicle trips an d vehicle miles traveled (VMT) by 3% and 20% respectively (Feh r Peers 2007 ) MM D-14 : Enhanced Recycling/Waste Reduction, Reuse , Composting . The proposed project shall provid e infrastructure/education that promotes recycling, separating o f food and green waste for off-site composting . MM D-15 : LEED certification . The proposed project will buil d to standards which would qualify it for Silver LEE D certification . MM E-3 : Natural Gas Stove . The proposed project shal l implement, when feasible, natural gas stoves in commercial an d residential units, to reduce electricity usage and electricity costs . 3 .3 Cultural Resource s CR-8 The proposed project could MM CR-8 If human remains are encountered during archaeologica l potentially damage or destroy Mission-era excavation or during construction, all excavation or disturbance in human burials due to grading and the vicinity of the remains or any nearby area reasonably suspecte d excavation .to overlie human remains, as determined by the cultural resource s monitor, must stop. The San Luis Obispo County Coroner must b e contacted immediately to determine whether investigation of the With regard to Impact CR-8, if huma n remains are encountered during projec t development, disturbance of these remain s and their removal to another location fro m their original context would be a significant and unavoidable impact . The severity of Packet Pg. 288 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued ) Impact Mitigation Measures Residual Impac t__ cause of death is required. If the coroner determines that the remain s are Native American, the Coroner must contact the Native America n Heritage Commission (NAHC) within 24 hours . The NAHC shal l identify the person or persons it believes to be the most likel y descendants (MLD) of the deceased Native American . This person will provide recommendations for the treatment of human remains . Based on discussions with tribal representatives, and subject to concurrence of the MLD, the following treatments of human remain s shall be considered (in order of preference): 1 . Remains shall be left in place if at all possible ; 2. Remains shall be disinterred and reburied on the project site in a location not subject to further disturbance ; 3 . Remains shall be disinterred and reburied in a location provide d by the California Department of Parks and Recreation; or 4 . Remains shall be disinterred and reburied in a location provide d by the project proponent and at the project proponent's sole cost . Any disinterment of human remains shall be carried out with du e care and respect, according to archaeological procedures . In situ Native American remains shall be documented with drawings , measurements, and other non-destructive methods, but shall not b e photographed or subject to destructive analysis without prio r approval of the MLD . the residual impact could vary substantiall y depending upon the number and conditio n of bodies discovered . The HSC defines a cemetery as "a place where six or mor e human bodies are buried ." Section 7600 o f the HSC states that : The governing body of any city having a population of more than fifteen hundred an d not exceeding one hundred thousand, may, by ordinance, and under such rules an d regulations as it may adopt, provide for th e disinterring and removal of all human remains from cemeteries in which n o interments have been made for a period of two years, which are within the city, o r owned and controlled by the city and located without its boundaries. Thus, if six or more burials are encountere d on the project site, the City Council may be required to make a finding or pass an ordinance providing for the removal an d reburial of these remains . 3 .8 Nois e NO-1 Short-term construction activitie s would temporarily generate significan t unavoidable noise levels that would excee d thresholds established in the City of San Luis Obispo, General Plan Noise Elemen t and Noise Guidebook . MM NO-la Except for emergency repair of public service utilities , or where an exception is issued by the Community Development Department, no operation of tools or equipment used in construction , drilling, repair, alteration, or demolition work shall occur on Monda y through Saturday between the hours of 7 :00 P .M . and 7 :00 A .M ., or any time on Sundays or holidays, such that the sound creates a nois e disturbance across a residential or commercial property line . MM NO-lb Where technically and economically feasible , construction activities shall be conducted so that the maximum nois e levels at affected properties will not exceed 80 dBA for multi-famil y residential and 85 dBA for mixed residential/commercial land uses , restaurants, and meeting places . MM NO-lc For all construction activity at the project site, Even with implementation of mitigatio n measures, City noise standards for mixe d residential/commercial uses may be temporarily exceeded during grading an d foundation construction activities (e .g ., installation of caissons). Standar d mitigation measures restricting hours o f construction would minimize impacts ; however, due to the location of sensitiv e land uses adjacent to the project site, nois e standards may be periodically exceeded . Nr+ Packet Pg. 289 Item 16 Table ES-1 . Class I Impacts - Significant, Unavoidable Impacts That May Not Be Fully Mitigated to Less Tha n Significant Levels (continued) ResidualImpactImpactMitiationMeasures Sound blankets shall be used on noise-generating equipment . Stationary construction equipment that generates noise level s above 65 dBA at the project boundaries shall be shielded with a barrier that meets a sound transmission class (a rating of ho w well noise barriers attenuate sound) of 25 . All diesel equipment shall be operated with closed engine door s and shall be equipped with factory-recommended mufflers . The movement of construction-related vehicles, with the exception of passenger vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours between 7 :0 0 A .M. and 7 :00 P.M ., Monday through Saturday . No movement of heavy equipment shall occur on Sundays or official holiday s e .g., Thanksgiving, Labor Day). Temporary sound barriers shall be constructed betwee n construction sites and affected uses . MM NO-ld The contractor shall inform residents and busines s operators at properties within 300 feet of the project site of propose d construction timelines and noise complaint procedures to minimiz e potential annoyance related to construction noise . Noise-related complaints shall be directed to the City of San Luis Obispo's Community Development Department . additional noise attenuation techniques shall be employed as neede d to ensure that noise levels are maintained within levels allowed b y the City of San Luis Obispo Municipal Code, Title 9, Chapter 9 .1 2 Noise Control). Such techniques shall include, but are not limite d to: Packet Pg. 290 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Level s Impacts Mitigation Measures Residual Impacts 3.1 Aesthetics and Visual Resource s VIS-5 Project construction would result i n removal of 19 of the 23 existing matur e parking lot and street trees on an d surrounding the site . VIS-6 The project has the potential t o create a new source of substantial light o r glare that would create a significant impac t to the character or quality of the site and it s surroundings. MM VIS-5a Recommendations addressing tree protection in th e site-specific Arborist Report and Addendum (August and Novembe r 2008) shall be incorporated into the project design to ensure that construction activities minimize damage to the remaining four tree s on the project site . MM VIS-5b The applicant shall ensure that there is no net loss o f trees in the project vicinity either through direct planting of a minimum of twelve additional new street trees in vacant street tre e wells on the blocks surrounding the site or through payment o f sufficient fees to the City to cover the cost of installation and tw o years of maintenance for such trees . MM VIS-6 The proposed project shall be consistent with Chapte r 17 .23, Night Sky Preservation, of the City's Zoning Ordinance , including ensuring that light fixtures are shielded and directe d downward to the maximum extent feasible to minimize visibility o f the lamp and any reflective surface from public streets or spaces . Implementation of mitigation measure s would reduce impacts to adverse, but les s than significant . Implementation of mitigation measure s would reduce impacts to adverse, but les s than significant . 3.2 Air Quality AQ-2 Implementation of the propose d project could result in the release of vapors from hydrocarbon-contaminated soils during construction related activities . MM AQ-2 Should hydrocarbon contaminated soil be encountere d during construction activities, the APCD shall be notified as soon as possible and no later than 48 hours after affected material is discovered to determine if an APCD permit will be required. I n addition, the following measures shall be implemented immediately after contaminated soil is discovered: Obtain a contaminated soil excavation permit from the APC D prior to the start of construction . Covers on storage piles shall be maintained in place at all time s in areas not actively involved in soil addition or removal ; Contaminated soil shall be covered with at least six inches o f packed uncontaminated soil or other total petroleu m hydrocarbons–non-permeable barrier such as plastic tarp . N o headspace shall be allowed where vapors could accumulate ; Covered piles shall be designed in such a way to eliminat e erosion due to wind or water . No openings in the covers ar e permitted ; During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance ; and, Implementation of Mitigation Measure M M AQ-2, along with MM HAZ-la throug h MM HAZ-1 c, would reduce impacts fro m release of vapors from hydrocarbon - contaminated soils during construction t o less than significant . c NW Packet Pg. 291 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impact s Clean soil shall be segregated from contaminated soil . The notification and permitting determination requirements shall b e directed to Karen Brooks of the APCD Enforcement Division a t 805) 781-5912 . 3 .3 Cultural Resource s CR-6 The proposed project could result in MM CR-6a Prior to commencement of new construction, a Implementation of MM CR-6a and CR-6b significant impacts to historic structures qualified structural engineer shall survey the existing foundations would reduce impacts to less tha n both on and adjacent to the project site as a and other structural aspects of the immediately adjacent historic significant levels . result of indirect structural damage fro m demolition and construction activities . buildings and provide a shoring design to protect the histori c buildings from potential damage . Pot holing or other destructiv e testing of the below grade conditions on the project site an d immediately adjacent historic buildings may be necessary to establish baseline conditions and prepare the shoring design . The qualified structural engineer shall determine the safe distance for an y pile driving activity in relation to the immediately adjacent histori c buildings. The shoring design shall specify threshold limits fo r vibration causing activities and area limits on the location of pil e driving activity . The engineer shall hold a valid license to practice structura l engineering in the State of California and have demonstrate d experience specific to rehabilitating historic buildings and applyin g the Secretary's Standards to such projects . The Community Development Director shall determine qualification prior to an y work being performed . Prior to issuance of any building permit fo r the proposed project, the qualified structural engineer shall submit t o the lead agency a pre-construction survey that establishes baselin e conditions to be monitored during construction. The pre-construction survey shall be reviewed and approved by the City's Director o f Public Works and any other committee's deemed necessary prior t o the issuance of any demolition or construction permits for the project . The qualified structural engineer shall monitor vibration durin g vibration-causing construction activities to ensure excessiv e vibration does not occur . The qualified structural engineer shall hav e the ability to halt construction activity in the event that he/she deem s construction activity may harm adjacent historical resources . At the conclusion of vibration causing construction, the qualifie d structural engineer shall issue a follow-up letter describing damage, if any, to immediately adjacent historic buildings and Packet Pg. 292 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impacts recommendations for repair, as may be necessary, in conformanc e with the Secretary's Standards . Repairs to immediately adjacen t historic buildings shall be undertaken and completed in conformanc e with all applicable codes including the California Historical Buildin g code (Part 8 of Title 24) prior to issuance of any temporary or permanent certificate of occupancy for the new building. The project applicant shall indemnify the City and hold the Cit y harmless from any legal proceedings or other actions resulting fro m unintentional damage that may occur during demolition , construction, retrofitting, or relocation of buildings on the site . MM CR-6b The applicant shall post a cash surety or other guarantee acceptable to the City to repair damage to private improvement s caused by construction activities for the proposed project, includin g damage to on- or off-site cultural resources . The surety shall be i n an amount equal to the sum of the rehabilitation work for all of th e historic buildings along Garden Street . The applicant shall provide three cost estimates for the rehabilitatio n work . The highest cost estimate plus 10 percent will constitute the required surety amount . The surety shall be posted prior th e issuance of a grading or building permit for the project . Disbursement of funds for damages shall be to the approval of th e Community Development Director, upon detailed documentation . Additionally, the developer shall indemnify the City and hold th e City harmless from any legal proceedings or other actions resultin g from unintentional damage that may occur during demolition , construction, retrofitting, or relocation of buildings from the site . MM CR-7a Prior to issuance of grading or building permits, the Implementation of MM CR-7a through CR - applicant shall retain a qualified professional to refine and 7e would reduce impacts to less tha n implement the archaeological testing and mitigation plan drafted by significant levels . PAR. If resources are discovered during testing, they will be evaluated for significance with criteria set forth in the testing plan. Impacts to significant finds will be mitigated through a data recover y program using appropriate archaeological field and laborator y methods, outlined in the testing and mitigation plan and pursuant t o the City's Archaeological Resource Preservation Guidelines . Since the project would involve significant excavation and redevelopment , the project timeline must accommodate a time prior to projec t construction to allow for identification and evaluation of cultura l resources, and for full recovery of the significant subsurface CR-7 The proposed project could result i n significant impacts to archaeologica l resources representative of prehistoric Native American occupation, histori c Chumash use of the area, Mission-er a developments, and subsequent histori c growth of the City as a result of subsurfac e grading and excavation . Packet Pg. 293 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Miti . ation Measures Residual Impact s resources that would be affected by the project . The results of th e program shall be presented in a report that details all methods an d findings, evaluates the nature and significance of the resources , analyzes and interprets the results, and makes provisions fo r construction monitoring, artifact curation, and publi c display/interpretation of the significant resources . MM CR-7b To ensure the information gained in the archaeologica l and historical studies is widely accessible to the public, the applicant shall fund a site-specific art-in-public-places display within th e development that interprets the history of the site within the broade r context of the historic district . The display shall be generall y available for public viewing and shall be designed and installed by a professional team that includes a public art consultant, an artist wit h experience in projects of this nature, and a historian or architectura l historian who meets the Secretary of Interior's Professiona l Qualifications Standards and has expertise in historical interpretatio n and museum display . To ensure its longevity, the installation shal l be integrated into the architecture and/or landscape of the project t o the maximum extent feasible . The art-in-public-places progra m shall be planned concurrently with the implementation of the project and completed no more than one year after placing the property i n service. MM CR-7c The applicant shall fund at least one of the followin g public outreach efforts to be made available to the public at n o charge : 1.an interpretive pamphlet or small brochure, in color, describing cultural resources discovered ; 2. a professionally produced video or DVD interpreting the histor y of the site ; 3.a professionally produced radio or television production to be broadcast locally at least twice ; o r 4. a website describing the cultural resource studies and interpretin g the results, to be hosted at the City site . The public outreach program shall interpret the history and archaeology of the site within the broader context of the County , City, and historic district and shall be designed and produced by a professional team that includes appropriately qualified technical specialists and an archaeologist, historian, and/or architectural Packet Pg. 294 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impact s historian selected by the City who meets the Secretary of Interior's Professional Qualifications Standards and has expertise in publi c outreach via such media . The public outreach program shall b e planned concurrently with the implementation of the project and completed no more than one year after placing the property in service . MM CR-7d Artifacts recovered from significant resources shall b e housed at a qualified curation facility within San Luis Obisp o County. Prior to issuance of a grading or building permit for th e project, the Community Development Director shall study and select from one of the following alternatives presented below, or a comparable option, for curation of archaeological collections . 1 . Work with existing public or private institutions, such as (but no t limited to) the San Luis Obispo County Archaeological Societ y SLOCAS), California Department of Parks and Recreation, or Ca l Poly, to secure long-term storage . The chosen institution shall request and receive a one-time, lump-sum payment from the projec t proponent to fund said storage . 2 . Each individual development, including the current propose d project, shall create a secure space for long-term storage and display within the development. This space will be subject to City approva l and will be entirely funded by the project proponent . MM CR-7e It is possible that soil removed from the site durin g construction activities could contain Native American midden o r other cultural artifacts . If this soil is placed in another location an d future work uncovers the redeposited, artifact-bearing soil, th e location of the redeposited soil may be confused with an actua l archaeological site . The project proponent shall inform the Nativ e Americans and the project archaeologist as to the disposition of soi l removed from the site . The project archaeologist shall document where the soil is placed as a redeposited site and registered with th e Central Coastal Information Center to avoid future confusion . 3.4 Geological Resource s GEO-1 The proposed project woul d expose people or structures to potentiall y substantial adverse effects from seismicit y or seismically induced hazards includin g earthquakes, seismic shaking, surface MM GEO-1 The project shall be designed in accordance wit h applicable sections of the Uniform Building Code and the Californi a Building Code, and it shall be in compliance with the City's Seismi c Safety Element . Required site-specific geotechnical investigation s have already been performed at the site . The recommendations for Although the occurrence probability of a larger-than-expected earthquake with corresponding high ground acceleration i s low, it is not zero ; consequently, any structure built in California is susceptible to Packet Pg. 295 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Im acts Miti t ation Measures Residual Impacts rupture landslides, or liquefaction . GEO-2 During construction, people an d nearby structures would be exposed to substantial adverse effects due to th e presence of relatively loose and potentia l saturated fill and alluvial soils that coul d cause shoring to become compromised . GEO-3 The proposed project woul d expose people or structures to potentiall y significant adverse effects as a result o f project development on soil that is unstabl e or that could become unstable as a result o f the project, and potentially result i n expansion, differential settlement, o r collapse . GEO-5 The proposed project woul d expose people or structures to potentiall y significant adverse effects as a result o f project development within an area o f potential shallow groundwater, an d potentially result in either obstruction o f groundwater flow or subsidence of soils a t and adjacent to the project site . site preparation, grading, backfill, and foundations developed during the site-specific geotechnical investigation shall be incorporated int o the project design . MM GEO-2 As recommended in the site-specific Soils Engineering Report, a project-specific excavation and shoring plan shall be developed . The shoring plan shall address the potential for advers e geologic conditions . The shoring plan shall be prepared by a professional engineer and reviewed by a California registere d engineering geologist and/or geotechnical engineer . MM GEO-3 Engineering design recommendations addressin g expansive soils and differential settlement in the site-specific Soil s Engineering Report shall be incorporated into the project design . Mitigation measure MM GEO-3 would apply . failure during significant seismic events . However, impacts of structural failure an d risks to life and property due to seismi c shaking can be reduced to less tha n significant by implementing the mos t current industry standards for structura l design . The risk of potentially substantia l adverse effects would be decreased t o acceptable levels with implementation o f MM GEO-l . With incorporation of MM GEO-2, impacts would be reduced to a less-than-significan t level . With incorporation of MM GEO-3, impacts would be reduced to a less-than-significan t level . With incorporation of MM GEO-3, impact s would be reduced to a less-than-significan t level . 3.5 Hazards and Hazardous Material s HAZ-1 Subsurface excavation, grading, and site preparation activities during th e construction phase and potential emergenc y dewatering associated with the project would potentially expose humans and/or ecological receptors to potentially toxic, MM HAZ-la Prior to earthwork activities, a site-specific health an d safety plan shall be developed per California Occupational Safet y and Health Administration (Ca1OSHA) requirements . The plan shall take into account the results of the subsurface investigatio n described in HAZ-lc . All construction workers that have th e potential to come into contact with contaminated soil/bedrock and Implementation of mitigation measures would reduce residual impacts to less tha n significant. Packet Pg. 296 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impacts hazardous, or otherwise harmful chemicals groundwater shall be knowledgeable of the requirements in th e related to existing buildings and historic health and safety plan, which includes proper training and persona l uses on and adjacent to the site .protective equipment . MM HAZ-lb During earthwork activities, procedures shall b e followed to eliminate or minimize construction worker or genera l public exposure to lead and other potential contaminants in soil . Procedures shall include efforts to control fugitive dust, contain an d cover excavation debris piles, appropriate laboratory analysis of soil for waste characterization, and segregation of contaminated soi l from uncontaminated soil . The applicable regulations associate d with excavation, removal, transportation, and disposal o f contaminated soil shall be followed (e .g., tarping of trucks and waste manifesting). MM HAZ-lc Prior to beginning construction, additional subsurfac e sampling of soil/bedrock and groundwater shall be conducted t o assess potential releases associated with the listed former adjacen t land uses and the potential migration of contaminants onto th e project site . The analytical suite selected shall be consistent wit h those uses, and shall include applicable analytical methods fo r appropriate waste characterization and disposal . The sampling strategy shall take into account the locations of potential sourc e areas, and the anticipated lateral and vertical distribution o f contaminants in soil and/or groundwater. The results of th e investigation shall be documented in a report that is signed by a California Professional Geologist . The report shall includ e recommendations based upon the findings for additiona l investigation/remediation if contaminants are detected abov e applicable screening levels (e .g ., excavate and dispose, groundwate r and/or soil vapor extraction, or in situ bioremediation). MM HAZ- 1 d Discharge from emergency dewatering activitie s shall be sampled and tested to monitor for migration of contaminate d groundwater associated with potential future releases from adjacen t land uses . Discharge shall comply with NPDES requirements an d policies regarding illicit discharges . No discharge from dewaterin g activities shall be released to the storm drain system if contaminant s are detected above applicable screening levels . HAZ-2 During subsurface excavation,MM HAZ-2a In conjunction with MM HAZ-la, include Implementation of mitigation measure s grading, and export of soil and bedrock, the appropriate health and safety measures if NOA is detected in soil or would reduce impacts to less tha n project would potentially cause a hazard by bedrock beneath the project site . The health and safety plan shall significant. Packet Pg. 297 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Im acts Miti .ation Measures Residual Im 'act s exposing humans to NOA .prescribe appropriate respiratory protection for construction workers . HAZ-3 During building/structure demolition and renovation activities, the project would potentially expose humans t o hazardous building materials including lead - based paint and asbestos-containin g material . HAZ-4 Following construction/renovatio n activities, the project would potentiall y expose humans and/or ecological receptor s to potentially toxic, hazardous, or otherwis e harmful chemicals through the routine transport, use, or disposal of hazardous materials . MM HAZ-2b In conjunction with MM HAZ-lb, includ e appropriate earthwork procedures if NOA is detected in soil o r bedrock beneath the project site . These procedures may be subjec t to San Luis Obispo APCD requirements under the California AR B ATCM for Construction, Grading, Quarrying, and Surface Minin g Operations . MM HAZ-2c In conjunction with MM HAZ-Ic, include a soil an d bedrock analysis for asbestos using polarized light microscopy an d transmission electron microscopy by a qualified laboratory . Samples of soil shall be collected from multiple locations across the site, an d bedrock samples shall be collected from locations where excavatio n into bedrock is anticipated . If NOA is detected, appropriate regulations pertaining to excavation, removal, transportation, an d disposal of NOA shall be followed. MM HAZ-3 Prior to building/structure demolition and renovation activities, a hazardous building materials survey shall be conducte d to assess the potential for the existence of such materials on th e project site . The materials to be surveyed shall include asbestos - containing building materials and lead-based paint in areas bot h interior and exterior to buildings/structures . If hazardous buildin g materials are detected, appropriate regulations shall be followed i n association with pre-demolition and renovation activities, abatement , and disposal . Appropriate worker health and safety protocols also shall be implemented (e .g., training and respiratory protection). MM HAZ-4a Businesses shall comply with all federal, state, an d local regulations pertaining to hazardous materials, includin g obtaining appropriate permits, worker training, and agenc y inspections . MM HAZ-4b Good housekeeping practices and BMPs shall b e employed as part of an overall site maintenance program . MM HAZ-4c Parking structure and other paved roadway areas shall be maintained regularly, including repairs when needed . Additionally, site maintenance and security precautions shall b e included to minimize accidental and illicit chemical discharges on the site . Implementation of mitigation measure s would reduce impacts to less tha n significant . Implementation of mitigation measure s would reduce impacts to less tha n significant. 3 .6 Hydrology and Water Qualit y HYD-1 The proposed project would result MM HYD-1a The proposed project shall incorporate standard Flooding impacts to people and structures Packet Pg. 298 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts in potentially significant flooding impacts resulting from the exposure of shallo w groundwater during and after constructio n activities. HYD-2 The proposed project would result in short-term, potentially significant impact s to surface water quality, including indirec t impacts to beneficial uses such a s threatened and endangered species habitat, due to polluted runoff during constructio n activities. Mitigation Measures ResidualImpacts engineering designs, as recommended by Earth Systems Pacific in resulting from the exposure of shallo w the site-specific Soils Engineering Report (2008), which will be groundwater during and after constructio n submitted to the City as part of the building permit application activities would be less than significant wit h process . Such measures to mitigate potential impacts resulting from the incorporation of standard engineerin g exposure to shallow groundwater shall include, but are not limited designs . to : Drains shall be installed as necessary (e .g., a subslab blanke t drain), in addition to other water-proofing measures associate d with retaining walls, to intercept and discharge groundwater . Any isolated areas (e .g ., areas completely enclosed by grad e beams, shall be provided with drain pipes that pass through the grade beams . Drains shall be provided behind all retaining walls and shoring , except those that are designed to accommodate lateral hydrauli c pressure . Dewatering shall be conducted as necessary during constructio n to manage localized seepage into excavated areas . MM HYD-1 b Prior to any dewatering activities, a discharge permi t shall be obtained from the RWQCB, which shall include results fro m groundwater testing conducted as part of MM HAZ- 1 c and may require water quality testing of San Luis Obispo Creek to ensure that discharge does not adversely affect water quality . MM HYD-lc Consistent with Section 13 .08 .130(A) of the Municipal Code, storm water, surface water, ground water, roo f runoff, subsurface drainage, and uncontaminated cooling waters from the proposed project shall be discharged only to the storm drai n system or natural outlet . Exterior drains that are connected to the sanitary sewer shall be covered and bermed in such a way as t o prevent rain water and storm runoff from entering the sanitary sewe r system . MM HYD-2a Prior to issuance of any construction/grading permit Upon implementation of mitigatio n and/or the commencement of any clearing, grading, or excavation, a measures, impacts to surface water qualit y Notice of Intent (NOI) shall be submitted to the California SWRCB due to polluted runoff during constructio n Stormwater Permit Unit . Compliance with the General Permit would be less than significant . includes the preparation of a Storm Water Pollution Prevention Plan SWPPP), which shall identify potential pollutant sources that may affect the quality of discharges to stormwater, and shall include the design and placement of BMPs to effectively prohibit the entry o f pollutants from the project site into the storm drain system during Packet Pg. 299 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures ResidualImpacts construction. MM HYD-2b All required actions shall be implemented pursuant to a stormwater management plan submitted by the City of San Luis Obispo to the RWQCB in early 2007 under the NPDES Phase I I program . MM HYD-2c All required actions shall be implemented pursuant t o the programs developed under the City of San Luis Obisp o Stormwater Management Plan and the City of San Luis Obisp o Waterway Management Plan . MM HYD-2d The Surface Water Quality Management Practice s summarized below shall be implemented to reduce potential impacts to surface water quality during construction-related activities . Soil stockpiles and exposed (graded) slopes shall be covere d after 14 days of inactivity, prior to the onset of precipitation, an d during inclement weather conditions . Fiber rolls shall be placed along the top of exposed slopes and at the toe of graded areas to reduce surface soil movement, a s necessary . A routine monitoring plan shall be implemented to ensur e success of all on-site erosion and sediment control measures . A light spray of water shall be applied to graded areas durin g construction to control fugitive dust, as necessary . Streets around the project site, particularly near driveways, shal l be cleaned daily, or as necessary, following completion of construction activities . Trucks hauling fill on or off-site shall be covered with a tarp to reduce sediment and dust on roadways . A metal grading or rock bed, designed to capture debris, soils , and mud from vehicles exiting the project site, shall be installe d and regularly maintained at all vehicular entrances/exits for th e proposed project . Good housekeeping" practices shall be strictly followed to prevent spills and discharges of pollutants on-site and wil l include : All materials stored on-site, including hazardous materials , shall be stored in a neat, orderly manner in appropriat e containers and, if possible, under a roof or other enclosur e located off the main site gradients . Products shall be kept in their original containers with the Packet Pg. 300 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures ResidualImpacts original manufacturer's label unless they are not re-sealable . If surplus product must be disposed of, manufacturer's o r local and State-recommended methods for proper disposa l shall be followed . All heavy equipment and vehicles shall be maintained an d inspected regularly for leaks . Vehicles and equipment prone to leakage shall be parke d over absorbent materials or drip pans . Protective measures, such as gravel bags or fiber rolls, shal l be placed around the stormwater system inlets locate d adjacent to the site in an effort to retain all sediment on-site . HYD-3 The proposed project would result MM HYD-3a The project shall be designed so that no polluted Upon implementation of mitigation in potentially significant impacts to surface water may be discharged to a drainage system that flows to any measures, impacts to surface water qualit y water quality due to polluted urban runoff storm drain, creek, or natural outlet as stated in Section 13 .08 .130B due to polluted runoff would be less tha n or water discharged during dewatering of the Municipal Code . Depending on the level of hazard at the site, significant . activities .pretreatment of surface water runoff may be required as part of th e overall project . In addition, Section 13 .08 .160 of the Municipa l Code requires grease, oil, and sand interceptors to be installed t o handle liquid wastes containing grease, flammable wastes, sand o r other harmful constituents, except at private residential units . If the wastewater from any business could potentially contain any of thes e constituents, it shall be coordinated with the City's Industrial Wast e Program . MM HYD-3b Urban Pollutant Control Management Practices shal l be implemented to reduce potential impacts to surface water qualit y due to runoff, specifically the implementation of maintenance and housekeeping practices, such as routine sweeping and cleaning , weekly or as needed, as well as the installation of an oil/san d separator at the site parking structure . The oil/sand separator would require the preparation and update of an Operation & Maintenanc e manual, monthly inspection during the rainy season to ensure prope r operation, immediate separator inspection after a large storm even t 1 inch per 24 hours), regular separator cleaning to kee p accumulated material from escaping during storms, and th e replacement of separator absorbent pads, as necessary . HYD-4 The proposed project would result MM HYD-4a The proposed project shall comply with Chapter Impacts to structures within the 100-yea r in potentially significant impacts on 17 .84 of the City of San Luis Obispo's Municipal Code, based on floodplain would be less than significan t structures placed within the 100-year flood FEMA NFIP requirements for areas located within or near the 100-upon implementation ofmitigationhazardarea.year floodplain and be developed in accordance with the City of San measures . Packet Pg. 301 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Im ' acts Miti .ation Measures Residual Impacts Luis Obispo Safety Element Amendment (Resolution No . 9785) an d in accordance with In-Fill Floodplain Regulations detailed i n Volume III of the Waterways Management Plan . MM HYD-4b To minimize impacts associated with constructio n within flood-prone areas, the Flood-Proofing BMPs listed belo w shall be incorporated to prevent floodwaters from entering th e buildings or reaching utilities systems : Incorporate floodgates into the building facade for use durin g flood events . Install self-closing doors that seal at building openings . Install impermeable material to a height of 3 feet around th e exterior of the structure to avoid saturation. Locate utility boxes 3 feet above grade, or as acceptable to th e City and applicable utility companies, install backwater valves , or otherwise flood-proof utilities . HYD-5 The proposed project would HYD-5 Per the direction of City staff, the project applicant shal l contribute additional discharges to an either : Implementation of mitigation measure s would reduce impacts to the stormwate r discharge system to less than significant .undersized stormwater drainage system .Ensure the basement levels of the project are completel y waterproof so that long-term dewatering would not be required ; o r Pay the project's fair-share costs to improve the stormwate r drainage system within the vicinity of the proposed project t o accommodate flows from the 10-year storm event, pursuant t o approval of the Public Works Director . 3.8 Noise NO-2 The proposed project could MM NO-2 Based on the recommendations in the site-specific Soils Implementation of mitigation measure s potentially generate excessive ground-borne Engineering Report, the following mitigation measures shall be would reduce impacts to less than vibration levels as a result of temporary implemented to prevent impacts from excessive vibration :significant . short-term construction activities .No vibratory earthwork equipment shall be used within 10 fee t of any existing buildings . Beyond this 10-foot zone, vibratory equipment shall only be used with caution, and nearby existin g buildings and any contents, as well as surroundin g improvements, shall be monitored to ensure that damage doe s not occur . If cracking, undue vibration, or other evidence o f damage to the structures, contents, or improvements is observed , use of the vibratory equipment shall be immediatel y discontinued . Implementation of mitigation measuresNO-3 Long-term noise impacts associated MM NO-3a Measures to achieve an indoor noise level of no t with the project could result in the more than 45 dB shall be incorporated into design and construction would reduce impacts to less than Packet Pg. 302 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impacts exceedance of thresholds in the City of Sa n Luis Obispo, General Plan Noise Elemen t and Noise Guidebook . of proposed residential and hotel units at the project site and shal l include, but not be limited to the following : specially designed doors and windows ; attic insulation ; baffled attic and exhaust vents ; an d cooling and heating systems and ducts specifically designed to reduce noise infiltration . significant . MM NO-3b All noise-generating rooftop building equipment, suc h as air conditioners and kitchen ventilation systems, shall be installe d away from existing and proposed noise-sensitive receptors (i .e ., residences) or be placed behind adequate noise barriers . MM NO-3c All applicable common outdoor residential activit y areas directly facing Broad and Marsh streets shall provid e construction and/or other methodologies to reduce outdoor activit y area noise levels to below 60 CNEL . This requirement is optional fo r all applicable private outdoor residential activity areas (e .g ., residential balconies, courtyards, etc .). 3 .9 Energy EN-1 The project could potentiall y consume energy resources beyond existin g service provider capacity levels . EN-2 Construction and operation of th e proposed project could potentially use non - renewable resources in a wasteful o r inefficient manner . MM EN-1 If additional electrical energy services are required t o accommodate the proposed Garden Street Terraces Project th e applicant would be required to pay a mitigation fee to PG&E . MM EN-2a The applicant shall comply to the maximum extent feasible with all adopted City policies regarding energ y consumption, such as : Incorporation of cost-effective, renewable, non-depleting energ y resources into the project design, wherever possible . Site and building design to avoid unwanted heat gain from sola r exposure . Features that provide shading at suitable times of th e day and year generally shall be "passive" or automatic, avoidin g the need for occupants to regularly monitor or adjust them . Design roof areas and some south walls on upper floors to be unshaded between 10 A .M . and 3 P .M. on the winter solstice t o allow for maximum usage of solar energy (4.5 .1). Include solar panels in building design to heat spa an d swimming pool areas (4 .6 .17). MM EN-2b Construction vehicles shall be turned off when not in With the implementation of standar d regulatory procedures and consultant - recommended mitigation measures, al l impacts would be reduced to less tha n significant levels . With the implementation of standar d regulatory procedures and consultant - recommended mitigation measures, al l impacts would be reduced to less tha n significant levels . Packet Pg. 303 Item 16 Table ES-2 . Class II Impacts -Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impacts use to avoid leaving in idling position . Construction vehicles shal l be left on site for the duration of construction to avoid wasteful o r inefficient use of gasoline . MM EN-2c Prior to project design approval, the project applican t shall provide the City with additional information necessary t o obtain at least a LEED Silver Certification from the U .S . Green Building Council . 3 .10 Transportation and Traffic TT-3 Construction of the proposed project MM TT-3 The Traffic Control Plan (Disruption Minimization Pla n could result in potentially significant short-for the Garden Street Terraces Mixed-Use Development,submitted term impacts to roadways, sidewalks,November 2008,refer to Section 2 .7 .6) shall be included in a deliveries, garbage collection, downtown comprehensive Construction Management Plan, which would at a transit routes, garbage disposal and public minimum include the following additional items and requirements : The proposed project would increas e pedestrian, bicycle, and vehicle traffic alon g the roadways adjacent to the propose d project site and in the general Downtow n Core . However, with the implementation o f standard regulatory and additiona l consultant-recommended mitigatio n measures, impacts to transportation an d traffic would be reduced to less tha n significant levels . Further, project parking impacts could be reduced to insignifican t through the payment of in-lieu fees . Therefore, residual parking impacts woul d be reduced to less than significant . The proposed project would increas e pedestrian traffic along the roadways adjacent to the proposed project site and i n the general Downtown Core . However, with the implementation of mitigatio n measures, impacts would be reduced to les s than significant levels . parking in the project vicinity due to construction activities such as lane closures , potential obstruction from large trucks , construction vehicles and constructio n fencing, etc . outreach to area property owners and merchants to allo w discussion of and suggestions to improve the initial constructio n management plan ; location of construction staging areas which shall be located o n the project site, for materials, equipment, and vehicles ; temporary construction fences to contain debris and materia l and to secure the site ; measures by which noise would be reduced; limitations on noise and dust emissions ; a process for tracking and responding to complaints pertainin g to construction activity ; measures to minimize disruption of transit service ; provisions for monitoring surface streets used for truck routes s o that any damage and debris attributable to the trucks can b e identified and corrected ; an d temporary wayfaring signs to nearby public parking lots . TT-4 The proposed project would result in MM TT-4 The project applicant shall pay a fair share payment t o potentially significant impacts to increased the City of San Luis Obispo to offset the project's impacts to th e pedestrian congestion to sidewalks along pedestrian facilities within the study area . The project's fair shar e Higuera Street .shall be determined by the Director of the Public Works Departmen t based upon the costs to add 492 new square feet of sidewalk space t o the south side of Higuera Street and 289 new square feet to the north side to maintain existing sidewalks pedestrian capacity . The fees nti Packet Pg. 304 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Mitigation Measures Residual Impact s would go towards providing these additional sidewalk spaces alon g the south and north side of Higuera Street through projects such a s installation of tree well grates, parking modifications, or other sidewalk capacity improvements . MM TT-7 The applicant should fund installation of pedestria n countdown signal heads at the intersections of Broad Street wit h Marsh and Higuera streets and Chorro and Marsh Street t o accommodate existing and future pedestrian activity and intersectio n traffic at these currently uncontrolled pedestrian crossings . MM TT-8 Consistent with the City of San Luis Obispo's Short Range Transit Plan, bus and trolley stop locations and amenitie s shall be developed in consultation with the City of San Luis Obisp o to mitigate potential project impacts related to new transit trip s associated with the project. Further evaluation of any bus sto p locations shall include an analysis of pedestrian circulation to and from the stop and the potential for vehicle-pedestrian conflicts . The project applicant shall be responsible for the development an d installation of any identified improvements. MM TT-11a The applicant shall pay a required parking in-lieu fee to the City of San Luis Obispo for the calculated net unmet deman d of parking spaces (54) (51 spaces of potentially unmet demand ;3 spaces of lost onstreet parking) as outlined in Table 3 .10-19 to contribute to the development of an offsite parking structure . An y reduction of parking demand shall not affect the in-lieu fee require d under this standard regulatory measure . MM TT-1 lb The applicant shall prepare a parking deman d reduction and management plan which details how the proposed parking structure would be managed and which contains measures t o minimize the project's off-site parking impacts . The plan shal l address both public and private spaces in the structure as follows : Payment of the project's fair-share for the costs of installation o f wayfinding signs for area parking facilities at locations in th e project vicinity . These locations and the amount of th e applicant's contribution for installation of signs shall be refine d during final review of the project and finalized with the Public Impact s TT-11 The proposed project would creat e potentially significant impacts to parkin g through loss of on-street public spaces, potentially unmet private parking demand , and management issues at the publi c parking area on the first basement level o f the proposed parking structure due to lack of visibility from the public street and potential overflow parking demand from th e proposed project occupying designate d public spaces . TT-8 The proposed project coul d potentially impact transit facilities in th e Downtown Core as the result of increase d activity generated by the proposed project . TT-7 The proposed project would result i n potentially adverse, but not significant impacts due to increased pedestrian an d vehicle activity at crosswalks at th e intersections of Garden Street with Mars h and Higuera streets and at the intersection s of Broad Street with Marsh and Higuer a streets. The proposed project would increas e pedestrian and vehicle traffic at intersections. However, with th e implementation of mitigation measures, impacts would be reduced to less tha n significant levels . The proposed project would increase transi t use in the Downtown . However, with th e implementation of mitigation measures , impacts would be reduced to less tha n significant levels . Project parking impacts could be reduced t o less than significant through the liste d mitigation . Therefore, residual parkin g impacts would be reduced to less tha n significant. Packet Pg. 305 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impacts Works Department prior to issuance of building permits . Installation of "structure remaining capacity" signs at th e entrance to the proposed public parking lot . Provision of alternative transportation information fo r employees and customers . A discussion draft of this plan shall be provided for review by Cit y staff in concert with the first building permit application and shall b e subject to Community Development Director approval, including the use of tandem parking. Occupancy shall not be granted until th e plan has been approved by the City . TT-13 The proposed project would resul t in potentially significant but mitigabl e impacts to service vehicle access . MM TT-13 The Garden Street plan shall be modified to allow a standard delivery truck to turn into and out of Garden Alley . The site plan shall also be designed to allow trucks to egress through th e bollards on Garden Alley. Implementation of mitigation measure s would reduce impacts to less tha n significant levels . 3 .11 Utilities and Service System s UT-1 The proposed project could result i n potentially significant impacts on the City's potable water supply and water suppl y infrastructure . UT-2 Wastewater from the project sit e may potentially exceed the capacity o f sewer lines on Garden Street and/or th e remaining capacity of the City's Wate r Reclamation Facility . UT-3 The proposed project may MM UT-la The project shall obtain a water allocation and pa y water impact fees to the City of San Luis Obispo for the incremental increase in water demand at the site . MM UT-lb If it is determined that off-site improvements to th e City's existing water distribution system are necessary t o accommodate the proposed project, the applicant shall b e responsible for funding and constructing the improvements . MM UT-2a The project shall comply with all standard regulator y reviews by and obtain approvals from the City of San Luis Obisp o Utilities Department for wastewater facilities, including payment o f impact fees . MM UT-2b If it is determined that additional off-sit e improvements to the City's existing wastewater collection syste m are necessary to accommodate the proposed Garden Street Terraces project, the applicant shall be responsible for : Funding entirely and/or constructing the improvements that ar e directly related to or resulting from the proposed project ; and, Contributing a fair-share portion of the total cost for improvements that are related to or resulting from cumulativ e projects . MM UT-3a Pursuant to the City of San Luis Obispo's Ordinance Implementation of the standard regulator y conditions, in addition to City- an d consultant-recommended mitigation measures would reduce any residual impacts to utilities and public services to less tha n significant. Implementation of standard regulator y conditions, in addition to City- an d consultant-recommended mitigation measures, would reduce any residual impacts to utilities and public services t o less than significant . Implementation of standard regulatory t.21 00 Packet Pg. 306 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts potentially impede trash and recyclin g collection for adjacent properties on Garde n Alley and produce solid waste abov e existing capacity levels of the primar y disposal facility for the City of San Lui s Obispo . UT-4 The project would potentiall y increase demand on the SLOPD a s additional new commercial, residential, and parking areas would need to be patrolled b y police officers . UT-5 The project would potentiall y increase the demand for SLOFD service s due to additional commercial and residentia l uses in the downtown area and exceeded height capabilities of existing SLOFD vehicles and equipment. Mitigation Measure s 1381, Chapter 8 .05, a Recycling Plan for the proposed project to b e implemented during construction will be submitted for approval b y the City's Conservation Manager, prior to the demolition or buildin g permit issuance . The plan shall include plans to recycle at a minimum 50 percent of discarded materials, such as concrete , sheetrock, wood, and metals, from the demolition of existin g buildings and proposed construction . MM UT-3b Pursuant to the City of San Luis Obispo's Sourc e Reduction and Recycling Element, the project shall provide a pla n for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project . The development of the plan shall be coordinated with the City's franchised solid waste collection and disposal firm, San Luis Obisp o Garbage Company . The plan must be submitted for approval by th e City's Utilities Conservation Coordinator and the Communit y Development Director . MM UT-3c Newly established businesses and residentia l operations shall include convenient facilities for interior and exterio r on-site recycling . MM UT-3d Recycled-content materials shall be used in structura l and decorative building components and in surfacing whereve r feasible . MM UT-4a The applicant shall incorporate a gate closure for th e proposed private Second Basement Level subterranean parkin g garage to prevent unauthorized access and vandalism of vehicles . MM UT-4b The applicant shall incorporate a full-time securit y staff to patrol the proposed development complex . MM UT-5a The applicant shall incorporate all design feature s required by the Fire Marshal into the project site design to ensur e adequate access to the SLOFD in case of emergency, including : adequate fire department access ; proper placement of street numbers ; water supply capable of providing adequate fire flow ; knox box; installation of fire protection systems and equipment ; implementation of fire safety measures during construction ; and portable fire extinguishers . Residual Impact s conditions, in addition to City- an d consultant-recommended mitigatio n measures, would reduce any residual impacts to utilities and public services t o less than significant . Implementation of standard regulator y conditions, in addition to City- an d consultant-recommended mitigation measures, would reduce any residual impacts to utilities and public services t o less than significant . Implementation of standard regulator y conditions, in addition to City- an d consultant-recommended mitigation measures, would reduce any residual impacts to utilities and public services to less than significant . However, mitigation measure MM UT-5c would result in secondary impacts to parking, including los s of existing metered vehicle parking space s on Garden Street between Marsh and Packet Pg. 307 Item 16 Table ES-2 . Class II Impacts - Significant Impacts That Can Be Mitigated To Less Than Significant Levels (continued ) Impacts Mitigation Measures Residual Impact s MM UT-5b The project shall pay the City $1 .89 per square foot o f building space above 50 feet to cover the project's "fair share" o f purchase of a new fire Department ladder truck . This fee would b e payable at the time of building permit issuance as per San Lui s Obispo City Council Resolution, adopted October 6, 2009 . MM UT-5c The applicant shall ensure the maintenance of a 20-foot wide curb-to-curb clear area on Garden Street, between Marsh Stree t and Higuera Street, of all physical obstructions to ensure adequat e SLOFD access to the proposed development . The Garden Stree t frontage curb intended to be used for passenger loading an d unloading shall be conspicuously posted — "This area is fo r passenger loading and unloading and emergency vehicle access only , unattended vehicles will be cited ." UT-6 The proposed project would MM UT-6 The applicant shall pay fees to the local school district t o potentially increase demand for school and mitigate for any potential effects additional children living in th e park services in the downtown area .proposed residential units would have on local school facilities . Higuera streets . Implementation of standard regulator y conditions, in addition to City- an d consultant-recommended mitigatio n measures, would reduce any residual impacts to utilities and public services t o less than significant . Packet Pg. 308 Item 16 3 Class III Impacts –Impacts That Are Adverse But Less Than Significan t Impact Mitigation Measures Residual Impact 3 .2 Air Quality AQ-4 The proposed project is potentiall y inconsistent with the County of San Lui s Obispo APCD's 2001 Clean Air Plan . No mitigation measures would be required .Since the proposed project impacts ar e analyzed on population projections whic h are less than the most recent CAP, include s measures to mitigate the rate of increase i n vehicle trips, and would apply all applicabl e land use and transportation contro l measures and strategies, impacts regardin g consistency with the CAP are considere d less than significant . 3 .4 Geological Resource s GEO-4 The proposed project woul d potentially result in soil erosion or the los s of top soil during construction an d excavation activities. No mitigation measures would be required .Impacts would be less than significant . 3 .10 Transportation and Traffi c TT-1 The proposed project would result i n adverse but less than significant impacts t o the intersections in the City's downtow n area and would not result in significan t impacts to intersection LOS . TT-2 The proposed project would result i n adverse but less than significant impacts to intersection queuing in the City's downtow n area. No mitigation measures would be required . No mitigation measures would be required . Impacts would be less than significant . Impacts would be less than significant . TT-9 The proposed project would no t generate demand for bicycle facilities whic h exceeds the available supply . No mitigation measures would be required .Impacts would be less than significant . Packet Pg. 309 Item 16 RESOLUTION NO. 10504 (2014 Series) A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL APPROVING THE FINAL DESIGN OF THE MODIFIED GARDEN STREET TERRACES MIXED-USE DEVELOPMENT PROJECT IN THE C-D & C-D-H ZONES (ARC 124-06; 1119, 1123-1127, 1129-1137 GARDEN STREET AND 712,720,722,728,736,748 MARSH STREET) WHEREAS, the applicant, Garden Street SLO Partners, LP, on August 8, 2013, submitted a request for architectural approval of a modification to the project design for a mixed- use development project in the downtown core known as Garden Street Terraces which was previously approved by the City Council on November 1, 2011 through City Council Resolution No. 10312 (2011 Series); and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 18, 2013 for the purpose of evaluating the proposed revisions to the previously approved final design of the project and recommended final approval of the project design to the City Council; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 4, 2014, pursuant to an application filed by Garden Street SLO Partners, LP, applicant for the purpose of considering ARC 124-06, final design review for the Garden Street Terraces Project; and WHEREAS, the City Council has considered the Final Environmental Impact Report (EIR) that was previously certified by the Council on June 1, 2010, along with the Update to the Addendum prepared to update the EIR to be consistent with revised project plans; and WHEREAS, Section 15162 et seq. of the California Environmental Quality Act provides that a lead agency, such as the City of San Luis Obispo may determine that when an EIR has been certified for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record that one or more of the circumstances listed in that section have occurred as detailed in Finding No. 1 in Section 1; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law. R 10504 Packet Pg. 310 Item 16 Resolution No. 10504 (2014 Series) Page 2 SECTION 1. Environmental Determination. The City Council finds and determines that the project's Final EIR as updated by the Update to the Addendum dated February, 2014 adequately addresses the potential significant environmental impacts of the proposed project in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council has reviewed and considered the information contained in this Update to the Addendum in its consideration of the final project design and finds that the preparation of a subsequent EIR is not necessary, based on the following findings: Findings 1. None of the circumstances included in Section 15162, which require a subsequent EIR have occurred, specifically: a. The project changes do not result in new environmental impacts. b. The circumstances under which the project is undertaken will not require major changes to the EIR. c. The modified project does not require any substantive changes to previously approved mitigation measures. d. The amended and restated Memorandum of Agreement memorializes the changes in the project that the City of San Luis Obispo has determined are consistent with and was analyzed and any impacts to the extent feasible were mitigated in the certified EIR for the project, up to and including the addendum dated February 2014. 2. The proposed modifications to the project description are consistent with prior Council direction to update plans to be consistent with the Reduced Development and Project without Public Parking Spaces alternatives included in the certified Final EIR approved by the City Council on June 1, 2011. 3. All of the updated mitigation measures adopted by the Council with the Addendum dated November 2011 remain applicable and are reasonably necessary to reduce potentially significant impacts to less than significant levels and become project conditions. 4 . The changes are consistent with City goals to promote the intensification of infill sites, respect the context of the site's setting in the Downtown Commercial Zone and Downtown Historical District, provide a project scale compatible with its surroundings, accommodate pedestrian flow through the site and onto adjacent streets, and bring economic vitality to the downtown core. 5. The proposed scale and design of buildings will be compatible with surrounding uses as found by the City's Architectural Review Commission with their review of project plans and are consistent with the City's General Plan, Zoning Regulations, and Community Design Guidelines. Packet Pg. 311 Item 16 Resolution No. 10504 (2014 Series) Page 3 SECTION 2. Action. The final design of the Garden Street Terraces Project (ARC 129- 13) is hereby approved, based on the following findings, and subject to the mitigation measures listed in the attached Exhibit A and the following conditions: Findings l. As designed and conditioned, the building materials, style, character, and form of the new structures within the project will promote the architectural character, style, form, and materials of the Downtown Commercial Zone and Downtown Historical District and complement the architectural character of the surrounding buildings and area consistent with the City's Historic Preservation Program Guidelines. 2. The project is consistent with standards contained in the City's Community Design Guidelines for the downtown, which encourage projects to be pedestrian-oriented, and to have proportions and design details that complement surrounding structures 3. 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. 4. The project is consistent with the mitigation measures adopted by the City Council on June 1, 2010 with the certification ofthe Final Garden Street Terraces Project EIR, and with the Update to the Addendum approved by the City Council on November 1, 2011 with the review of the final project design. Conditions 1. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the City Council. A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. The final design approval shall be valid for five years from the date of City Council approval. 3. The project is subject to all ofthe conditions approved through City Council Resolution No. 10183 (20 10 Series) for a modified use permit and tentative tract map, and the conditions approved through City Council Resolution No. 10312 (20 11 Series). If a previous condition is modified with this latest approval, the latter condition shall prevail and supersede the former wording of the condition. Any phasing of the overall project, shall receive Community Development and Public Works Department review and approval. Packet Pg. 312 Item 16 Resolution No. 10504 (2014 Series) Page4 4 . All applicable mitigation measures contained in the Final EIR shall be included as conditions of approval and are included in the attached Exhibit A. Building Design 5 . The colors and materials for the building shall be consistent with the color boards approved with the modified project design. Any modifications to the approved palettes shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. Building colors shall be shown on the building elevations approved as part of working drawings. 6 . To augment Condition No. 14 of City Council Resolution No. 10312 (2011 Series), plans shall clearly note that all stucco and plastered surfaces are not a sprayed-on product and have a smooth hand-finished appearance to the satisfaction of the Community Development Director. A sample of the finish shall be submitted prior to issuance of a building permit. 7 . To augment Condition No. 18 of City Council Resolution No. 10312 (2011 Series), the sign program shall include language that Internally illuminated cabinet signs, including individual channel letters, are prohibited as a form of signage. 8. The specific design details of the planting and irrigation to create the vegetated wall shall be included on working drawings submitted for a building permit such that portions of the base wall visible from public views will be covered at all times. Planning 9. Consistent with Mitigation Measure TT-11a, the applicant shall pay parking in-lieu fees for 13 spaces (private unmet parking demand) prior to the issuance of a building permit for the project. Individual tenant improvements will be evaluated to determine whether the parking requirement is increased and additional parking-in-lieu fees are required, such as with restaurant uses. 10. Hotel valet parking shall not be allowed on public streets. Should the parking demand for the hotel use exceed the project's on-site capacity, the demand may be accommodated through an off-site agreement with the City or other private party. 11. The 8 residential units in the project shall be exclusively used for residential purposes and not converted to transient lodging. Utilities 12. Submittal of a video inspection will be required for review and approval of the Utilities Department during the Building Permit Review process for all existing laterals that are proposed to be reused (referenced with Utility reference Note #3). If a new lateral is proposed, the existing lateral must be abandoned per City standards. Packet Pg. 313 Item 16 Resolution No. 10504 (2014 Series) Page 5 13. Plans shall show the 8" PVC water main in Garden Street that was recently installed, confirmed with the record drawings for the 8" water main. 14. Each residential unit shall have a separate water meter installed in the sidewalk per City Standard 6210. To reduce the number of connections and service lines from the main to the meters, utilize City Standard 6260 wherever possible. If any of the commercial spaces will be sold as individual properties or condominium units in the future, individual meters to each privately owned commercial space will be required . This may be applicable to the commercial spaces along Garden Street. 15. Existing meters and service lines may not be appropriately sized to serve the proposed uses. Water service line size and meter size should be indicated on the plans. 16. Water services in Garden Alley driveway shall be relocated out of traffic area to adjacent sidewalk area per City Standard 6020. The existing water services shall be abandoned per City Standard 6050. 17. Fire service line size and connection detail to City water main shall be indicated on plan. 18. Correct the labeling on sheet C.6 to reflect the correct trash and recycling area. 19. Food preparation facilities shall provide an area inside to wash floor mats, equipment, and trash cans if not performed by an off-site service. The wash area shall be drained to the sanitary sewer. Fire 20. A mm1mum 16 feet unobstructed roadway width was agreed upon for Garden Street, inclusive of a 4 foot wide area adjacent to the project that has rolled curbs that fire apparatus can drive on and is clearly demarcated from the sidewalk. 21. This design has sleeping rooms with the rescue/escape windows facing Garden Alley. The window heights exceed the capability of fire department ground ladders and Garden alley is too narrow for ladder truck access. The latest edition of the Building and Fire Codes allows exceptions to this provision if the building is sprinklered and is built of Type I, IIA , or IliA construction. The proposed construction type shall be Type IliA, IIA or I for this portion of the project to mitigate access to rescue windows. 22. All new buildings shall have their fire sprinkler risers in a room on an exterior wall with an exterior access door. Please show these rooms on plans. 23. Recess fire department connections that are exposed to pedestrian traffic. Standpipes for manual firefighting operations are required on each level of the building. Packet Pg. 314 Item 16 Resolution No. 10504 (2014 Series) Page 6 Building 24. If project is submitted on or after January 1, 2014, the 2013 California Codes will be the adopted and applicable Codes. 25. Plans show that project is to have two accessible parking spaces. Plans show the two spaces in tandem, please note that accessible parking spaces are not allowed to be in tandem. Section 1129B CBC Public Works and Transportation 26. Amend Condition No. 25 of City Council Resolution No. 10312 (2011 Series) as follows. Plans submitted for a building permit shall address the following items related to the public improvements for Garden Street, Marsh Street, Broad Street, and Garden Alley: a. Complete details for the in-ground pavement lights across Higuera at Garden Street. b. Final loading zone areas, design, and displacements. c. Detail any public art proposals within the public right-of-way. d. Detailed parking meter layout for the angled parking spaces. e. Inclusion of at least one accessible parking space. f. Restoration and/or improvement of the existing bicycle racks on Garden Street and the public racks located with Parking Lot #2. The racks shall be located in the general area of the existing racks and areas of future need. In-street bike racks may be considered along Broad Street. g. Final parkway or streetscape design including pedestrian streetlights, tree grate upgrades, Mission Style sidewalk tile band details, and accessible crossings. h. The proposed roll-curb and fire lane markings (red curb) shall be maintained by the developer or property owner association by agreement with the City. Street sweeping along the roll-curb and "saw-tooth" curb line where not cleared with standard City street sweeping will be the responsibility of the developer or property owner association. 1. The existing 8' sidewalk along the West side of Garden Street shall be improved to 12' in width from Marsh Street to Higuera Street. J. Public Improvement plans and record drawings will be required for the work within the public right-of-way. Upon motion of Council Member Ashbaugh, seconded by Vice Mayor Christianson, and on the following roll call vote: AYES: Council Member Ashbaugh, Vice Mayor Christianson and Mayor Marx NOES: Council Member Smith ABSTAINED: Council Member Carpenter ABSENT: None Packet Pg. 315 Item 16 Resolution No. 10504 (2014 Series) Page 7 The foregoing resolution was adopted this 4th day of March 2014. 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Recommendation Deny the applicant’s request to modify Condition of Approval #11 and the project’s associated Memorandum of Agreement, based on the findings presented in the Draft Resolution (Attachment A). 2 Staff Presentation - Item 16 7/10/2018 2 Background June 2010: Garden Street Terraces project initially approved, Final EIR certified (34 residential units) November 2011: Architectural design approved (8 residential units) March 2014: Final design approved 3 Approved and Entitled Project (2014) Retail: 20,542 square feet (sf) Hotel/restaurant: 64 hotel rooms, 46,630 sf Residential: eight condo units, 8,640 sf Trash/circulation: 3,563 sf Parking: 41 spaces, 14,050 sf 4 Staff Presentation - Item 16 7/10/2018 3 Approved and Entitled Project (2014) Condition of approval (COA) #11: “The 8 residential units in the project shall be exclusively used for residential purposes and not converted to transient lodging.” Memorandum of Agreement (MOA): “The Project shall include no fewer than 8 Residential units.” Ground Lease, Tenant’s Approved Use of the Premises includes condominiums “which shall consist of not less than eight (8) such residential units” 5 Applicant’s Request Attachment B Requested modification to COA #11 to allow six of the eight approved residential units to be utilized as short-term rental units (minimum one week stay) in association with Hotel Serra Would assist owner/developers with project costs Would generate additional transient occupancy taxes and tourism business improvement district assessment monies Would also require: Amended MOA Amended Ground Lease Additional environmental review 6 Staff Presentation - Item 16 7/10/2018 4 Applicant’s Request Attachment B Residential units, Level 2: #1, #2, #3, #4: 7 Applicant’s Request Attachment B Residential units, Level 3: #5 and #8: 8 Staff Presentation - Item 16 7/10/2018 5 Staff Analysis Inconsistent with: Findings for approval Mixed-use project finding Jobs/housing balance Incremental additions to housing inventory Final EIR policy analysis Greenhouse gases and global climate change Population and Housing Final EIR Statement of Overriding Considerations The project would “provide housing Downtown interspersed with commercial uses to help balance jobs and housing in the community” 9 Staff Analysis Inconsistent with: General Plan Land Use and Housing Elements Jobs/housing balance Additional housing in City Provision of residential uses Downtown and on City-owned property 10 Staff Presentation - Item 16 7/10/2018 6 Recommendation Deny the applicant’s request to modify Condition of Approval #11 and the project’s associated Memorandum of Agreement, based on the findings presented in the Draft Resolution (Attachment A). 11 Staff Presentation - Item 16 w 3 R� a,'m m m o g o CD ID c o m « N 3 -a 3oa3 � � Z � o o �� m w�.0 C, w,;ca0 v pr3 =i a F �.o N w 0 = o 4 O d? d w D ❑ icy .m Cl m m v 0.03 @3 r m d m° v o w Nm °=.Oc O 0 w O c �D y m 7 n W .Z (D CD m' O �fp "" 7 o CD.G,". m 0 0 3 .Oi c o w a.G if C', w N CD m O �p OD O o O d OK O N❑ �O C <a ON vC)c j 6, @ C r O l T CD N NZ7 o3w 0iw a a CD - CD CD m .00 fn o W<mm Q n m ICL ❑ o - a S tom O O u0o M � � ° a. a. 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