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Home My WebLink AboutItem #2 - ARCH-3216-2016 (1027 Nipomo)Meeting Date: April 1, 2019 Item Number: 2 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review of a new 50-foot tall, five-story project that includes 3,392 square feet of commercial/retail space, 65 hotel rooms, a 9.5% parking reduction, and a subterranean valet parking lot within the Downtown Historic District. PROJECT ADDRESS: 1027 Nipomo Street BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-3216-2016 FROM: Shawna Scott, Senior Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) approving the project, based on specific findings and conditions. SITE DATA Applicant Creekside Lofts, L.P. Representative Scott Martin, RRM - Architect Zoning C-D-H (Downtown Historic District) General Plan General Retail Net Site Area 16,940 square feet (0.39 acres) Environmental Status Categorically exempt from environmental review under Section 15332, Class 32, In- fill Development Projects, of the CEQA Guidelines. 1.0 SUMMARY The applicant has submitted revised plans for the construction of a new 50-foot, five-story, 65-room hotel with 3,392 square feet of retail/commercial space, and a 35-space subterranean valet parking garage in the Downtown Historic District. The site is currently used as a surface parking lot for the Creamery and Ciopinot’s Restaurant. 2.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines, the Historic Preservation Program Guidelines for compatible development in Historic Districts, and applicable City policies and standards. Packet Page 7 ARCH-3216-2016 1027 Nipomo Page 2 3.0 BACKGROUND September 26, 2016: The CHC reviewed a 4-story, mixed-use project that included 8,131 square-feet of commercial/retail space, 23 residential units and a 7-room hotel. The CHC continued the item to a date uncertain with direction to re-evaluate the height, scale, massing & detailing for greater consistency with neighboring historic structures within the Downtown Historic District. August 14, 2017: The CHC reviewed a new, 50-foot tall, four-story 47-room hotel project that included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage. The CHC voted 4-2-1 to recommend the ARC deny the project based on Historic Preservation Program Guidelines Section 3.2.1 and provided direction that the project reduce the height of the building to three-stories with the third story setback. September 18, 2017: The ARC reviewed the 50-foot tall, four-story 47-room hotel project that included 6,698 square-feet of commercial/retail space and a 22-space subterranean parking garage and continued the item with direction. July 23, 2018: The CHC reviewed the 50-foot tall, five-story 67-room hotel project that included 3,392 square-feet of commercial/retail space and a subterranean parking garage. The CHC voted 5-1-1 to recommend the ARC deny the project because the building is not compatible in scale and massing with the Downtown Historic District structures and provided direction that the project reduce the height of the building to three-stories with the third story setback. September 17, 2018: The ARC reviewed the proposed project and provided a list of directional items to be included in the final plan submittal (Attachment 2, ARC Minutes). September 2018 – January 2019: The ARC and the CHC formed a subcommittee to work with the applicant on revisions to the project. On January 11, 2019, the subcommittee found the applicant’s project revisions fully responsive to comments. February 25, 2019: The CHC reviewed the proposed project and voted 4-2-1 to recommend the ARC deny the project because the building is not compatible in scale and massing with the Downtown Historic District structures and provided direction that the project reduce the height of the building to three- stories with the third story setback. Packet Page 8 ARCH-3216-2016 1027 Nipomo Page 3 4.0 PROJECT INFORMATION 4.1 Site Information/Setting The proposed project consists of a 16,940 (net) square-foot site located at 1027 Nipomo Street within the Downtown Commercial zone with a Historic Overlay (C-D-H). The project site is currently used as a surface parking lot for the adjacent properties (the Creamery and Ciopinot) (see Figure 1). Table 1: Site information and setting 4.2 Project Description The project proposes to construct a new 50-foot, five-story structure within the Downtown Historic District. The structure is blend of architectural styles with retail storefronts along the street and south side of the first floor and the hotel units on the north side of the first floor and on all the upper floors (Attachment 3, Project Plans). The project includes: • 3,392 square feet of ground floor retail/commercial space; • 65 hotel rooms on all floors; • 35-space subterranean valet parking garage; • A 20-foot wide pedestrian pathway/seating area between the neighboring buildings and the Zoning C-D-H Net Site Size 20,731 s.f. – 3,791 s.f. (Creek setback) = 16,940 s.f. Present Use & Development Surface Parking Lot Topography Relatively Flat Access Nipomo Surrounding Use/Zoning (see Figure 1) North: C-D-H-PD East: C-D-H and PF-H South: C-D-H West: C-D-H and R-3-H Figure 1: Subject site and surrounding structures Residential Soda Water Works Children’s Museum Ciopinot’s Restaurant Creamery Sandy’s Liquor Packet Page 9 ARCH-3216-2016 1027 Nipomo Page 4 project; and • Preservation of the existing creek walk along San Luis Creek; Materials in the project include: brick, fiber cement siding and trim, smooth stucco, metal paneling, aluminum storefronts, precast concrete cornices, bulkheads, metal railings, and metal awnings (Attachment 3, Project Plans, Sheet A14). Table 2: Project Statistics Item Proposed 1 Standard 2 Setback Front Yard 0 feet 0 feet Other Yard 20 feet 0 feet Max. Height of Structure(s) 50 feet 50-75 feet Max. Building Coverage (footprint) 53% 100% Density Units (DU) 0 DU 36 DU per acre Parking Spaces Vehicle 36 423 Motorcycle 2 2 Bicycle 6 6 Bicycle Parking for 9.5% reduction (4 vehicle spaces) 20 20 Notes: 1. Applicant’s project plans submitted 2. Zoning Regulations 3. The applicant may pay an in-lieu fee in place of providing parking spaces 5.0 PROJECT ANALYSIS At the July 23, 2018 hearing, the CHC provided direction that the project be reduced in massing and scale, particularly that the project be reduced in height to three-stories with the third story setback. The ARC also provided direction at the September 17, 2018 meeting regarding the massing and scale of the structure. Based on the feedback, the CHC and the ARC formed a subcommittee. The subcommittee held a preliminary site meeting on November 9, 2018 including the applicant team and met two more times to review changes presented by the applicant until a final design was found fully responsive to subcommittee feedback on January 11, 2019. More detail regarding the subcommittee’s feedback is provided under Section 5.2, #6 below. 5.1 CHC Recommendation: On February 25, 2019 the CHC reviewed the revised design for the project and heard an update from the subcommittee regarding the applicant’s project modifications in response to direction. Several members expressed that they liked the overall design changes that had been made to the project, but shared that the scale and massing of the project was incompatible with the neighborhood. After discussion and a vote of 4:2, the CHC recommended that the ARC find the proposed new building inconsistent with Historic Preservation Program Guidelines Section 3.2.11 because the 1 Historic Preservation Program Guidelines 3.2.1 Architecturally compatible development within Historic Districts . New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior Packet Page 10 ARCH-3216-2016 1027 Nipomo Page 5 building is not compatible in scale and massing with the adjacent Downtown Historic District’s structures. 5.2 ARC Direction: On September 17, 2018 (prior to the ARC and CHC subcommittee meetings) the ARC reviewed a building design for the site and provided 12 directional items. How the applicant has responded to the ARC direction and modified the project in response to subcommittee direction is provided in the itemized list below. 1. Address the mass and scale of the side of the structure adjacent to the Creamery. The revised project has stepped back the upper stories along the west elevation adjacent to the Creamery (Figure 2, see below). 2. Provide additional step backs on the third and fourth floors, similar to how the building is set back above the brick portion along Nipomo Street. The upper two floors along Nipomo Street have been setback 18 feet and 23 feet (see Figure 2, above). 3. Reconsider including the arch/gateway sign. Is this feature necessary? The applicant has maintained the gateway sign as part of the project because they want to pay homage to the historic use of the site and provide a bookend element to the project’s entry on Higuera Street (Attachment 3, Project Plans, Sheet A20). materials, siting and street yard setbacks of the district's historic structures. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic. Figure 2: (Top) North elevation of the previous project; (Bottom) North elevation of the project showing the setbacks along the east elevation and the west elevation and the setback of the elevator tower. Packet Page 11 ARCH-3216-2016 1027 Nipomo Page 6 ➢ The ARC should discuss if the sign should be retained. The archway sign would be required to come back to the ARC as part of a public art review. 4. Review the materials proposed for the project and their compatibility. The revised design no longer uses horizontal wood screening and corrugated metal material for the exterior material of the elevator tower. Instead, the revised design includes metal paneling for the exterior material of the tower. Additionally, the applicant has reduced the use of siding on th e project and incorporated smooth stucco as an exterior finish (Attachment 3, Project Plans, Sheet A14). 5. Provide additional documentation verifying how the valet parking will work. The applicant has included a letter and diagram of a similar valet parking scenario that is used in another local hotel for valet parking (Attachment 3, Project Plans). ➢ Staff is recommending Condition of Approval No. 11 which states, “No public parking shall be accommodated in the subterranean garage. The applicant shall provide verification from the valet parking operator that the subterranean parking garage will park 36 vehicles and 2 motorcycles prior to the issuance of the building permit. In the event that 36 vehicles cannot be parked all at one time in the garage, and all spaces can be accessed by the valet operator, the applicant shall pay in-lieu parking fees for the difference.” 6. Work with the CHC and the ARC to refine design. Revisions to the project will require CHC review before returning to the ARC. As discussed above, the CHC and the ARC formed a subcommittee that worked with the applicant team to explore changes to the project until a final design was found fully responsive to subcommittee feedback. The subcommittee focused specifically on 1) modifying setbacks, floor heights, massing, and 2) views towards the project. The direction provided by the subcommittee led to the following changes in the project: • An increased setback of the third floor along Nipomo Street by 12 feet (overall setback is now 18 feet from the second floor). • Fourth floor has been setback an additional 5 feet along Nipomo Street (overall setback is now 23 feet from the face of the second floor). • Additional setbacks along the west elevation nearest the Creamery. • Parapets have been reduced by 1-2 feet and an iron railing has been added. • Cornice details have been simplified to reduce bulkiness to the upper floors. Packet Page 12 ARCH-3216-2016 1027 Nipomo Page 7 7. Address the noise concerns regarding the balconies and windows that face the creek. Eliminate balconies and include inoperable windows. The balconies that face the creek have been converted into window seats that have one operable window that faces towards Nipomo Street (see Figure 3). ➢ The project includes first floor patios on the ground floor and decks along the top floor of the building along the creek side (see floor plans, Attachment 3, Project Plans, Sheets A6 & A7). The ARC should discuss if these should be modified, removed or left as designed. 8. Internalize and/or diminish the visibility of the elevator tower. The elevator tower has been set into the building. See Figure 4 below and Figure 2 above. This revision appears to significantly reduce the apparent mass of the building. Figure 3: Detail drawing of the window seats that replace the balconies on the north elevation of the project, facing San Luis Creek. Packet Page 13 ARCH-3216-2016 1027 Nipomo Page 8 9. Provide loading and unloading areas for the hotel. The project does not include a loading zone and staff is recommending Condition of Approval No. 33 which requires the project include a loading zone to the north of the subterranean parking garage entrance driveway along Nipomo Street. 10. Provide a visual analysis of the project within the block. Show views from all the streets surrounding the project, especially from Nipomo Street and from Higuera Street over the lower story structures. The applicant has provided various views towards the project and also views of the project as it might appear from nearby streets (Attachment 3, Project Plans). 11. Review the paseo and provide more information on how the paseo connects to the Creamery entrance. The site plan shows the dimensions of the paseo and the project plans include a rendering on sheet A16 that conveys more information about how the split-level paseo will look and function. 12. Reconsider the color of the dark colored cornice. The cornice detailing on the front façade of the building has been lightened in color and lowered to the second story level (see Figure 4). Figure 4: Front elevation along Nipomo. (Top) Previous project design with the highly visible elevator tower; (Bottom) Revised design with the elevator tower set into the building. Packet Page 14 ARCH-3216-2016 1027 Nipomo Page 9 5.3 Sign program: The applicant has included a sign program as part of the project. Sign programs are an effective way to establish ongoing requirements to ensure signage is coordinated and compatible with the development and surrounding area in projects with multiple tenants and buildings. The applicant is proposing 10 new signs for the project as follows: Location Sign Type Size per sign Total sign size Quantity Lighting Hotel Wall sign with raised channel letters 18 s.f. 36 s.f. 2 Gooseneck Hotel Projecting sign 28 s.f. 28 s.f. 1 Neon Restaurant Wall sign with raised channel letters 32 s.f. 96 s.f. 3 Gooseneck Retail Awning sign with raised channel letters 30 s.f. 90 s.f. 3 None Retail Wall sign with raised channel letters 45 s.f. 45 s.f. 1 Gooseneck Total 295 s.f. 10 The applicant’s proposed sign program appears appropriate in scale, placement, number, and type. Staff is supportive of the sign program. The placement and type of signs appears appropriate for the project in terms of providing an appropriate level of visibility at the pedestrian scale in the downtown setting (Attachment 2, Project Plans, Sheets A21, A22 & A24). 5.4 Parking: The proposed parking reduction is consistent with 2015 Zoning Regulations Section 17.16.060.G(2) which states in part that “Projects which provide more bicycle and/or motorcycle spaces than required may reduce the required car spaces at the rate of one car space for each five bicycle spaces, up to a 10% reduction, subject to the approval of the Community Development Director.” The project requires 42 vehicle parking spaces and provides 20 additional bicycle parking spaces for a 4 space (9.5%) parking reduction. The project site is located Downtown and within close proximity to restaurants, entertainment, employment, and bus stops allowing for alternative modes of transportation such as walking, biking or taking public transportation. 6.0 ENVIRONMENTAL REVIEW The project is categorically exempt from environmental review under the California Environmental Quality Act (CEQA) because the project is a Class 32 “In-Fill Development Project” within the meaning of Section 15332 of the CEQA Guidelines. The project is consistent with General Plan policies for the land use designation for the site, conforms to all applicable zoning requirements (height, scale, setbacks, density, etc.) and designed to be compatible with the surrounding neighborhood and would not have an adverse impact on a historic resource. The project site occurs on a property of no more than five acres in size, is substantially surrounded by urban uses, has no value as habitat for endangered, rare or threatened species, is located on an existing developed property, and is served by required utilities and public services. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Packet Page 15 ARCH-3216-2016 1027 Nipomo Page 10 7.0 ALTERNATIVE 1. Continue the project with direction to the applicant and staff on pertinent issues. 2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines, or the Historic Preservation Program Guidelines. 8.0 ATTACHMENTS 1. Resolution 2. ARC Minutes 3. Project Plans Packet Page 16 RESOLUTION NO. ARC-XXXX-2019 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL OF A NEW 50-FOOT TALL, FIVE-STORY PROJECT THAT INCLUDES 3,392 SQUARE FEET OF COMMERCIAL/RETAIL SPACE, 65 HOTEL ROOMS, AND A SUBTERRANEAN VALET PARKING LOT WITHIN THE DOWNTOWN HISTORIC DISTRICT, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 1, 2019; 1027 NIPOMO STREET (C-D-H ZONE; ARCH-3216-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 1, 2019, pursuant to a proceeding instituted under ARCH-3216-2016, Creekside Lofts, L.P., applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3216-2016), based on the following findings: 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site’s Downtown Commercial zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. 2. The proposed new building is consistent with Historic Preservation Program Guidelines Section 3.2.1 and Chapter 4 of the Community Design Guidelines because the building is designed to be architecturally compatible in scale, massing, rhythm, signature architectural elements, exterior materials, and siting with Downtown Historic District structures. 3. The project design maintains consistency with the Community Design Guidelines Section 4.2.B by providing: a building located at the back of the sidewalk, setting back the upper two floors along Nipomo Street, human scale and proportion, architectural design that complements the character of the surrounding neighborhood, horizontal lines that reinforce the lines of the established facades in adjacent buildings, distinction between the first and ATTACHMENT 1 Packet Page 17 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 2 upper floors by having a more transparent ground floor, windows and other architectural features that reinforce the typical rhythm of upper story windows found on other commercial buildings in the Downtown and provides architectural interest on all four sides of the building. 4. The project is consistent with the Community Design Guidelines Section 4.2.C because it provides storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 5. The proposed parking reduction is consistent with 2015 Zoning Regulations Section 17.16.060.G(2) which states in part that “Projects which provide more bicycle and/or motorcycle spaces than required may reduce the required car spaces at the rate of one car space for each five bicycle spaces, up to a 10% reduction, subject to the approval of the Community Development Director.” The project requires 42 vehicle parking spaces and provides 20 additional bicycle parking spaces for a 4 space (9.5%) parking reduction. 6. That the proposed parking reduction will safe, and will not be detrimental to the surrounding area or cause a decline in quality of life because project is located within close proximity to restaurants, entertainment, employment, and bus stops allowing for alternative modes of transportation such as walking, biking or taking public transportation. SECTION 2. Environmental Review. The Architectural Review Commission hereby determines that approval of the design of the project is categorically exempt from environmental review under the California Environmental Quality Act because the project is a Class 32 “In -Fill Development Project” within the meaning of Section 15332 of the CEQA Guidelines. The project is consistent with General Plan policies for the land use designation for the site, conforms to all applicable zoning requirements (height, scale, setbacks, density, etc.) and designed to be compatible with the surrounding neighborhood and would not have an adverse impact on a historic resource. The project site occurs on a property of no more than five acres in size, is substantially surrounded by urban uses, has no value as habitat for endangered, rare or threatened species, is located on an existing developed property, and is served by required utilities and public services. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division - Community Development Department 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project description and plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approvals listed as sheet number 2. ATTACHMENT 1 Packet Page 18 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 3 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. 4. The locations of all exterior lighting, including bollard style landscaping or path/parking lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture, subject to the approval of the Community Development Director. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the 2015 Zoning Regulations. 5. Plans submitted for a building permit shall clearly state the type/model of bicycle racks proposed, location and dimensions of all 26 short and long-term bicycle parking spaces. All long-term bicycle parking spaces shall be located within the building. Sufficient detail shall be provided about the placement and design of bike racks to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 6. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 7. Mechanical and electrical equipment shall be located internally. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condens ers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 8. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined ATTACHMENT 1 Packet Page 19 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 4 by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Street trees species shall comply with City standards. 10. The applicant shall pay parking in-lieu fees for two parking spaces prior to building permit issuance. 11. No public parking shall be accommodated in the subterranean garage. The applicant shall provide verification from the valet parking operator that the subterranean parking garage will park 36 vehicles and 2 motorcycles prior to the issuance of the building permit. In the event that 36 vehicles cannot be parked all at one time in the garage, and all spaces can be accessed by the valet operator, the applicant shall pay in-lieu parking fees for the difference. 12. The sign program for the project shall be as follows: Location Sign Type Size per sign Total sign size Quantity Lighting Hotel Wall sign with raised channel letters 18 s.f. 36 s.f. 2 Gooseneck Hotel Projecting sign 28 s.f. 28 s.f. 1 Neon Restaurant Wall sign with raised channel letters 32 s.f. 96 s.f. 3 Gooseneck Retail Awning sign with raised channel letters 30 s.f. 90 s.f. 3 None Retail Wall sign with raised channel letters 45 s.f. 45 s.f. 1 Gooseneck Total 295 s.f. 10 Engineering Division - Community Development Department 13. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standards. MC 12.16.050 ATTACHMENT 1 Packet Page 20 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 5 14. The project is located in the Mission Style Sidewalk District of downtown. The building plan submittal shall show the Nipomo Street frontage to be upgraded in accordance with the Mission Sidewalk District of downtown per city engineering standards. 15. The building plan submittal shall show an 8’ clear pedestrian path of travel void of all sidewalk obstructions along the Nipomo Street sidewalk in order to meet pedestrian level of service thresholds required for this area. 16. The building plan submittal shall show the existing bus stop, area of red curb, and parallel metered parking spaces to remain. Any change to existing street parking shall be processed and approved by separate action by the City in accordance with the Parking Conversion Ordinance. 17. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Parking-in-Lieu fees shall be paid prior to building permit issuance or map recordation. 18. The building plan submittal shall include a complete parking management plan to the satisfaction of the Planning Division, Transportation Division, Transit, and Engineering Development Review Division. The parking management plan shall include operational features to clarify how the single vehicle width driveway will function. 19. Drainage from the trash enclosure shall comply with City Engineering Standard 1010.B. regarding water quality treatment prior to discharge to the storm drain system or gutter. 20. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown along with any proposed upgrades. All work in the public right-of-way including off-site work shall be shown or noted. Transformer pad location and screening shall be approved to the satisfaction of the Planning Division if applicable. 21. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the neighboring high point elevation or grade break at the yard areas and drainage arrows to show historic drainage and any run-on. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 22. The building plan submittal shall include a complete drainage report in accordance with the Floodplain Management Regulations, Drainage Design Manual, and Post Construction Stormwater Regulations. The drainage report shall include a summary of the bulleted items found in Section 2.3.1 of the Drainage Design Manual. The report shall include a review of the existing off-site roof and/or site watersheds for any run-on. The water quality treatment BMP per performance requirement 2 shall include the treatment of and/or ATTACHMENT 1 Packet Page 21 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 6 separation of any run-on. Limited treatment of run-on is preferred over collection and tight piping to the proposed outlet(s). 23. The building plan submittal shall show and note trash containment or screening at all existing or proposed outlets to the creek in accordance with water quality standards to the satisfaction of the Public Works Department. 24. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. The building plan submittal shall include a detailed area exhibit to document compliance. 25. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 26. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 27. This property is located in an AE flood zone. The buildings and building service equipment shall be elevated or flood-proofed to at least one foot above the Base Flood Elevation (BFE). The final BFE determination shall be based on the most upstream building face. Additional freeboard to 2’ above the BFE may result in additional savings on flood insurance and is encouraged. 28. The elevator construction shall be detailed in the building permit plan submittal in accordance with the Floodplain Management Regulations and FEMA Technical Bulletin TB4-2010. 29. The owner shall process a LOMA or LOMR-F to revise the flood zone, if applicable to the proposed building, prior to building permit issuance. 30. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown to remain and be protected. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The plan shall show all existing street trees. ATTACHMENT 1 Packet Page 22 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 7 31. The City Arborist supports the proposed removals of the 5 existing on-site trees in the parking lot as shown on the plans. Compensatory tree plantings shall be a minimum 15- gallon and provided in accordance with the proposed landscape plan. 32. Tree protection measures shall be required for the existing trees to remain. Tree protection measures may include canopy pruning, root pruning, specialized construction for utility trenching, and/or special foundation design for the new structure. The City Arborist shall review and approve the proposed tree protection measures in accordance with the applicable provisions of City’s Standard Specification 77-1.03A(2) prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city- approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Building Division - Community Development Department 33. Building plans shall show the means of permanent roof access for buildings four stories or more in height. 34. Building plans shall specify location of mechanical ventilation unit and location of exhaust discharge as required for enclosed parking garages. Transportation Division - Public Works Department 35. The building plans shall show removal of one metered parking space. The building plans shall show a 41’ foot passenger loading zone to the north of the subterranean parking garage entrance driveway. The bus stop and all remaining metered parking spaces shall remain in existing locations and be shown on plans, including bus stop signage and furniture. The applicant shall follow the City process for the single parking space conversion. 36. Applicant shall provide a total of 10 short term bicycle parking spaces in proposed location, using Peak Racks Campus Rack or equal approved by City Engineer. Utilities Department 37. Existing sewer and water facilities impacted by the proposed project will need to be removed and replaced per the current edition of the Engineering Design Standards. Refer to the Uniform Design Criteria of the Engineering Design Standards for guidance on sewer and water infrastructure requirements; See Section 6 and 7. 38. Separate water meters shall be provided for each new parcel within an area accessible by the city. ATTACHMENT 1 Packet Page 23 Resolution No. ARC-XXXX-2019 1027 Nipomo, ARCH-3216-2019 Page 8 39. A new HDPE sewer lateral shall be installed per the engineering design standards into the existing 30” sewer main at a point along Nipomo and south of the creek crossing. 40. The project must connect to the existing water main on Nipomo Street, and shall provide private fire pumps, booster pumps, and pressure reducing valves required for the proposed use permit. 41. Underground dewatering systems in the proposed parking basement shall discharge to an on-site retention system, or shall obtain an environmental compliance permit prior to issuance of occupancy permit. 42. Business generating more than two cubic yards of waste shall comply with state law per AB 1826, and local waste management plan to reduce greenhouse gas emissions, which requires trash enclosures to have the capacity to store trash bin sizes for waste, recycling, and organics. The trash enclosure location and size shall be reviewed and approved by the Utilities Director during the building permit process. Indemnification 43. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by ______________, seconded by _______________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 1st day of April 2019. _____________________________ Shawna Scott, Secretary Architectural Review Commission ATTACHMENT 1 Packet Page 24 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, September 17, 2018 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, September 17, 2018 at 5:01 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Root. ROLL CALL Present: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll, Christie Withers, and Chair Allen Root Absent: Vice-Chair Amy Nemcik Staff: Deputy Director Doug Davidson, Associate Planner Rachel Cohen, Associate Planner Kyle Bell, and Recording Secretary Summer Aburashed. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None End of Public Comment-- PUBLIC HEARINGS 1. 1027 Nipomo Street. Review of a new 50-foot tall, five-story project that includes 3,392 square feet of commercial/retail space, 67 hotel rooms, and a 35-space subterranean valet parking lot within the Downtown Historic District. Case #: ARCH-3216-2016, C-D-H Zone; Creekside Lofts, L.P., applicant. Associate Planner Rachel Cohen presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, Scott Martin, Rob Rossi, and Damien Mavis provided a presentation and responded to Commissioner inquiries. Public Comments: ATTACHMENT 2 Packet Page 25 Minutes – Architectural Review Commission Meeting of September 17, 2018 Page 2 James Papp David Hannings Steve Delmartini Mark Johnson Ursula Bishop Pierre Rademaker Steve Snyder End of Public Comment-- ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER SMITH, CARRIED 5-1-1 to continue with following direction: 1. Address the mass and scale of the side of the structure adjacent to the Creamery. 2. Provide additional step backs on the third and fourth floors, similar to how the building is set back above the brick portion along Nipomo Street. 3. Reconsider including the arch/gateway sign. Is this feature necessary? 4. Review the materials proposed for the project and their compatibility. 5. Provide additional documentation verifying how the valet parking will work. 6. Work with the CHC and the ARC to refine design. Revisions to the project will require CHC review before returning to the ARC. 7. Address the noise concerns regarding the balconies and windows that face the creek. Eliminate balconies and include inoperable windows. 8. Internalize and/or diminish the visibility of the elevator tower. 9. Provide loading and unloading areas for the hotel. 10. Provide a visual analysis of the project within the block. Show views from all the streets surrounding the project, especially from Nipomo Street and from Higuera Street over the lower story structures. 11. Review the paseo and provide more information on how the paseo connects to the Creamery entrance. 12. Reconsider the color of the dark colored cornice. RECESS: ATTACHMENT 2 Packet Page 26 THE HOTEL AT THE CREAMERYPROJECT STATISTICSPARKINGPROJECT DIRECTORYPROJECT DESCRIPTIONSHEET INDEXOWNER: CREEKSIDE LOFTS, L.P. P.O. BOX 12910 SAN LUIS OBISPO, CA 93401 CONTACT: DAMIEN MAVIS PHONE: (805) 781-3133 EMAIL: DMAVIS@COVELOP.NETARCHITECT: RRM DESIGN GROUP 3765 S.HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT MARTIN PHONE: (805) 543-1794 EMAIL: SAMARTIN@RRMDESIGN GROUPCIVIL ENGINEER: ABOVE GRADE ENGINEERING 1304 BROAD STREET SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT STOKES PHONE: (805) 545-5115 EMAIL: SCOTT@ABOVEGRADEENGINEERING.COMLANDSCAPE: SUMMERS|MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT, CA 92629 CONTACT: JIM BURROWS PHONE: (949) 443-1631 EMAIL: JBURROWS@SMPINC.NETSURVEYOR: MBS LAND SURVEYS, INC. 3563 SUELDO STREET, UNIT Q SAN LUIS OBISPO, CA 93401 CONTACT: MICHAEL B. STANTON PHONE: (805) 594-1960 EMAIL: MIKE@MBSLANDSURVEYS.COMTHE PROJECT CONSISTS OF A 4 STORY HOTEL AND RETAIL BUILDING. THE GROUND FLOOR WILLL INCLUDE RETAIL SPACE, RESTAURANT, AND HOTEL LOBBY ALONG WITH HOTEL ROOMS. ADDITIONAL HOTEL ROOMS WILL BE LOCATED IN THE MEZZANINE LEVEL AS WELL AS ON THE SECOND, THIRD, AND FOURTH FLOORS. THE STREET SIDE, AS WELL AS THE PASEO SIDE ARE ENHANCED WITH PEDESTRIAN FRIENDLY ENTRIES AND INVITING STOREFRONT SYSTEMS.PROJECT ADDRESS: 1027 NIPOMO STREET SAN LUIS OBISPO, CA 93401APN NUMBERS: 002-402-046 ZONING: C-DEXISTING USE: PARKING LOTPROPOSED USE: RETAIL/HOTEL/ RESTAURANT/PARKINGPROPOSED OCCUPANCY: M, R-1, A-2, S-2NET SITE AREA: 0.389 ACRES (16,940 SF) EXISTING GROSS SITE AREA 0.476 ACRES (20,731 SF) GROSS CREEK SITE AREA 0.087 ACRES (-3,791 SF)MAX. LOT COVERAGE: 100% (16,940 SF)PROPOSED COVERAGE.: 53% (8,974 SF)MAX. F.A.R: 3.0 (50,820 SF)(FOR BLDGS UP TO 50'-0" TALL ) PROPOSED F.A.R: 1.99 (33,671 SF/16,940 SF) LANDSCAPE AREA: 1,871 SFIMPERVIOUS SURFACE: 8,979 SFMAX HEIGHT ALLOWED: 50 FT. MAX. PROPOSED HEIGHT: 50 FT.CONSTRUCTION TYPE: TYPE IA (GARAGE, 1ST, MEZZANINE) TYPE VA (2ND, 3RD, AND 4TH LEVELS)AUTO PARKINGPARKING REQUIRED:GENERAL RETAIL (2000 SF OR LESS @ 1/300 SF)PROPOSED: 1,080 SF/500 = 2.5 PER C-D ZONING 2.16 SPACESRESTAURANT - GROSS SQUARE FOOTAGE(@ 1/350 GSF PER C-D ZONING) PROPOSED: 2,312 SF/350 = 6.61 6.61 SPACESHOTEL - (@1/ROOM + 1 (FOR RES. MANAGER): 65 UNITS/1= 65 (*.5) PER C-D ZONING 32.5 SPACESTOTAL REQUIRED FOR PROPOSED: 41.27 ROUNDS DOWN TO: 41 SPACES BICYCLE PARKING REDUCTION- (1 CAR SPACE REDUCTION PER 5 ADDITIONALBICYCLE PARKING SPACES UP TO A 10% REDUCTION): 10 SHORT TERM +10 LONG TERM SPACES= 4 CAR SPACE REDUCTION (4 SPACES)PARKING REQUIRED: (41 - 4) 37 SPACESPARKING PROVIDED: 36 SPACES PERSPECTIVE VIEW - East Corner of Building on Nipomo Street MOTORCYCLE PARKINGMOTORCYCLE PARKING REQUIRED: 2 SPACES(1/20 AUTOSPACES = 37/20)MOTORCYCLE PARKING PROVIDED: 2 SPACESBICYCLE PARKINGBICYCLE SPACES REQUIRED: 6 SPACES(C-D ZONE - 15% OF AUTO SPACES 37*0.15)SHORT TERM SPACES PROVIDED: 13 SPACES(MIN SHORT TERM SPACE - 50%)LONG TERM SPACES PROVIDED: 13 SPACES(MIN LONG TERM SPACE - 40%)TOTAL PROVIDED: 26 SPACESSITENIPO M O ZONING MAPHIGUERAT1 TITLE SHEETA1 PROJECT CONTEXT IMAGESA2 PROJECTS IN THE WORKSA3 SITE AIR PHOTOA4 EXISTING SITE SURVEYA5 PROPOSED SITE PLANA6 FLOOR PLANSA7 UPPER FLOOR PLANSA8 ELEVATIONSA9 ELEVATIONSA10 ELEVATIONSA11 ELEVATIONSA12 HEIGHT AND SETBACK STUDYA13 SITE SECTIONSA14 COLOR & MATERIALSA15 ENTRY TO PASEOA16 PASEO PERSPECTIVEA17 PERSPECTIVE A18 PERSPECTIVE A19 AERIAL PHOTOA20 PASEO SIGN ELEVATION & DETAILA21 DETAIL VIGNETTESA22 DETAIL VIGNETTESA23 SHADING PLANA24 PROPOSED SIGNSC1 PRELIMINARY CIVIL GRADING & DRAINAGE PLANC2 PRELIMINARY UTILITY PLANL1 LANDSCAPE SITE PLANVICINITY MAPMarch 12, 2019#1160-01-CO17T1TITLE SHEETATTACHMENT 3Packet Page 27 March 12, 2019#1160-01-CO17A1THE HOTEL AT THE CREAMERYPROJECT CONTEXT IMAGESATTACHMENT 3Packet Page 28 March 12, 2019#1160-01-CO17A2THE HOTEL AT THE CREAMERYPROJECTS IN THE WORKSATTACHMENT 3Packet Page 29 PROPOSED PARKINGSTRUCTUREMONTEREY PLACECREAMERYSOUTHTOWNPROJECT SITEADJACENT RESIDENTIALMarch 12, 2019#1160-01-CO17A3THE HOTEL AT THE CREAMERYSITE AIR PHOTOATTACHMENT 3Packet Page 30 March 12, 2019#1160-01-CO17A4THE HOTEL AT THE CREAMERY0208040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)0EXISTING SITE SURVEYATTACHMENT 3Packet Page 31 CREAMERYBUILDING 2TAQUERIABUILDINGCIOPINOTBUILDINGEXISTING BUS STOP TO REMAIN ADDITONAL VALET LOADING AREAVALETFIRE RISER CLOSETCREAMERYBUILDING 3SAN LUIS OBISPO CREEKNIPOMO STREET2A131A13March 12, 2019#1160-01-CO17A5THE HOTEL AT THE CREAMERY0208040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)0PROPOSED SITE PLANPROPOSEDBUILDINGATTACHMENT 3Packet Page 32 $'$9$167$//$'$ 6)6725$*(6)(/(9$7250$&+,1(52206)(/0RWRUF\OH 67$1'$5'67$//:,//),767$1'$5'9(+,&/(6 5 0RWRUF\FOH 23(1725(7$,/%(/2:23(1725(67%$5%(/2:23(1725$03%(/2:23(172/2%%<%(/2:/$5*(68,7(+. &251(568,7(6)75$6+6)5(67$85$176)+27(//2%%<6)5(7$,/$&&(6672&5((.+27(/5$03 6).,7&+(16)2)),&(%2+6):20(165(6752206)0(165(672206+2577(50%,.(3$5.,1*63$&(66)6725$*(6)&2/'/21*7(50%,.(63$&(6725$*(&/26(79(57,&$/<67$&.('\UG&RQWDLQHU\UG&RQWDLQHU&DUW&DUW&DUW&DUW&DUW&DUW &251(568,7(FLOOR PLANSGROUND FLOOR PLAN3/32" = 1'-0" (24 X 36 SHEET)1BELOW GRADE PARKING GARAGE3/32" = 1'-0" (24 X 36 SHEET)0PARTIAL SECOND FLOOR PLAN - WITHIN STANDARD & HISTORIC STREET RETAIL & RESTAURANT PLATE HEIGHT3/32" = 1'-0" (24 X 36 SHEET)1.5March 12, 2019#1160-01-CO17A6THE HOTEL AT THE CREAMERYSCALE: 3/64” = 1’-0" (12X18 sheet)SCALE: 3/32” = 1’-0" (24X36 sheet)00 1286432166432ATTACHMENT 3Packet Page 33 &251(568,7( /$5*(68,7( /$5*(68,7(&251(568,7( '(&.'(&./$5*(68,7(35,9$7('(&./$5*(68,7('(&.'(&.(1'68,7(&251(568,7((1'68,7( UPPER FLOOR PLANSSECOND FLOOR PLAN - CORRESPONDING WITH STREET FRONTAGE PLATE HEIGHTS FOR CLARITY3/32" = 1'-0" (24 X 36 SHEET)2THIRD FLOOR PLAN - CORRESPONDING WITH STREET FRONTAGE PLATE HEIGHTS FOR CLARITY3/32" = 1'-0" (24 X 36 SHEET)3FOURTH FLOOR PLAN - CORRESPONDING WITH STREET FRONTAGE PLATE HEIGHTS FOR CLARITY3/32" = 1'-0" (24 X 36 SHEET)4March 12, 2019#1160-01-CO17A7THE HOTEL AT THE CREAMERY00SCALE: 3/64” = 1’-0" (12X18 sheet)SCALE: 3/32” = 1’-0" (24X36 sheet)1286432166432ATTACHMENT 3Packet Page 34 CIOPINOT193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENEAST ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)1EAST ELEVATION INITIAL SUBMITTAL1/8" = 1'-0" (24 x 36 SHEET)2CIOPINOT193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENHEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'REMOVED PORTION OF TOWERREMOVED MASS AT STREETPUSH BACKED UPPER FLOOR STORIESMarch 12, 2019#1160-01-CO17A8THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3Packet Page 35 SOUTH ELEVATION1/8" = 1'-0" (24 x 36 SHEET)2GOSHI193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENSOUTH ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)2HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'GOSHI193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENREDUCTION OF MASS AT BUILDING FACEELIMINIATION OF MASSSOUTH ELEVATION INITIAL SUBMITTALELIMINATION OF MASSPUSHED TOWER INTO BUILDING MASSMarch 12, 2019#1160-01-CO17A9THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3Packet Page 36 WEST ELEVATION191' FFLOWER GROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENWEST ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)1WEST ELEVATION INITIAL SUBMITTAL1/8" = 1'-0" (24 x 36 SHEET)2HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'191' FFLOWER GROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENUPPER FLOORS PUSHED BACKREMOVED TOWER ELEMENT MASSMarch 12, 2019#1160-01-CO17A10THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3Packet Page 37 NORTH ELEVATION1/8" = 1'-0" (24 x 36 SHEET)2193.2' FFGROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFNORTH ELEVATION REVISED1/8" = 1'-0" (24 x 36 SHEET)2NORTH ELEVATION INITIAL SUBMITTAL1/8" = 1'-0" (24 x 36 SHEET)2HEIGHT CALC:LOW POINT OF SITE: 191'HIGH POINT OF SITE: 193.2' AVG. NATURAL GRADE: (191' + 193') / 2 = 192.1'MAX HEIGHT= 50'-0"192.1' + (50)' = 242.1'193.2' FFGROUND LEVEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENINITIAL SUBMITTAL BUILDING AT PASEO OUTLINEHEIGHT REDUCTION & STEPBACK AREAINTERNALIZED STAIR TOWERELIMINATED BUILDING MASSMarch 12, 2019#1160-01-CO17A11THE HOTEL AT THE CREAMERYSCALE: 1/16” = 1’-0" (12X18 sheet)00841683216SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSATTACHMENT 3Packet Page 38 31’-2”41’-6”32’-6”43’-6”ARC/CHC PRESENTATIONDEC.STUDY18’-0”6’-0”5’-0”12’-0”DEC. STUDY w/ RAILS31’-2”41’-6”SOUTH (PASEO) ELEVATION STUDYN.T.S.1EAST (NIPOMO STREET) ELEVATION STUDYN.T.S.2(INITIAL SUBMITTAL)March 12, 2019#1160-01-CO17A12THE HOTEL AT THE CREAMERYHEIGHT AND SETBACK STUDYATTACHMENT 3Packet Page 39 INITIAL SUBMITTAL BUILDING OUTLINEINITIAL SUBMITTAL BUILDING OUTLINESCALE: 1/16” = 1’-0" (24X36 sheet)0816 32NIPOMO SECTION 1/8" = 1'-0" (24 x 36 SHEET)1PASEO SECTION 1/8" = 1'-0" (24 x 36 SHEET)2RETAILRESTAURANTHOTEL HOTELHOTEL HOTELHOTEL HOTELPARKINGPARKINGGOSHICIOPINOTPLPLPLPLPLPLPLPLNIPOMO ST.RESTAURANTPARKINGHOTELLOBBYRESTROOMSMEZZANINEHOTELHOTELHOTELHOTELPASEOHOTELHOTELHOTEL HOTELHOTELHOTELHOTELHOTELHOTELHOTELHOTEL HOTELHOTEL HOTELHOTEL HOTEL HOTEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREEN191' FFLOWER GROUND LEVELCREEK SETBACKHOTELHOTEL193' FF212 FF232 FFGROUND LEVELSECOND FLOORFOURTH FLOORMAX HEIGHTAVG. NATURAL GRADE = 192.1'222 FFTHIRD FLOOR181' FFPARKING GARAGE202 FFMEZZANINE242.1' FFMAX ALLOWABLE HEIGHT 50' +10' = 60'-0"= 252.1'ELEV. PENTHOUSE & MECH. SCREENMarch 12, 2019#1160-01-CO17A13THE HOTEL AT THE CREAMERYSITE SECTIONSATTACHMENT 3Packet Page 40 DFDFPAINTED SMOOTH STUCCOPAINTED FIBER CEMENT SIDINGSW 7757 HIGH REFLECTIVE WHITEPAINTED SMOOTH STUCCOSW 7071 GRAY SCREENPAINTED PRECAST CORNICESW 7066 GRAY MATTERSTHIN BRICK VENEERGENERAL SHALE FORT PORTSMOUTHUPPER WINDOWSMILGARD CLEAR ANODIZEDPRECAST COLUMN BASE FACECDI GP30 PEBBLEPRECAST SURROUNDCDI WI10 LIMESTONEMETAL CANOPYBRONZE COLOR FINISHANODIZED STOREFRONTBRONZEMETAL PANELINGBRONZE COLOR FINISHPAINTED PRE-CAST CORNICE SW 7063 NEBULOUS WHITEUPPER WINDOWSMILGARD GRAY ALUMINUMANODIZED STOREFRONTBLACKMETAL CANOPYDARK STEEL FINISHPAINTED FIBER CEMENTSW 9162 AFRICAN GRAYAABCEEHNDJPAINTED FIBER CEMENT TRIMSW 7076 CYBERSPACEBGKKMLFPIIIFOCEDFHJIGLKMOPNMarch 12, 2019#1160-01-CO17A14THE HOTEL AT THE CREAMERYCOLOR & MATERIALSATTACHMENT 3Packet Page 41 March 12, 2019#1160-01-CO17A15THE HOTEL AT THE CREAMERYENTRY TO PASEOATTACHMENT 3Packet Page 42 March 12, 2019#1160-01-CO17A16THE HOTEL AT THE CREAMERYPASEO PERSPECTIVEATTACHMENT 3Packet Page 43 March 12, 2019#1160-01-CO17A17THE HOTEL AT THE CREAMERYPERSPECTIVE AT CORNER OF MONTEREY & NIPOMOATTACHMENT 3Packet Page 44 March 12, 2019#1160-01-CO17A18THE HOTEL AT THE CREAMERYPERSPECTIVE FROM NIPOMO STREETATTACHMENT 3Packet Page 45 PROPOSED PARKINGSTRUCTUREMONTEREY PLACECREAMERYPROPOSEDSAN LUIS SQUARESOUTHTOWNMarch 12, 2019#1160-01-CO17A19THE HOTEL AT THE CREAMERYAERIAL PHOTOATTACHMENT 3Packet Page 46 SIGN ELEVATION1/2" = 1'-0" (24 x 36 SHEET)1metal silhouette roosters metal silhouette of dairy cow with calfmetal place titlemetal industrial feature trussdecorative metal bracket connectionsPLONSDLOOLJKWÀ[WXUHV20' - 0"6' - 8"March 12, 2019#1160-01-CO17A20THE HOTEL AT THE CREAMERY0842SCALE: 1/4” = 1’-0" (12X18 sheet)SCALE: 1/2” = 1’-0" (24X36 sheet)PASEO SIGN ELEVATION & DETAIL0421ATTACHMENT 3Packet Page 47 NIPOMO STREET AND PASEO BUILDING CORNER ARTICULATION DETAILPARAPET AND CORNICE DETAIL IIPARAPET AND CORNICE DETAIL Imetal sign/public artprecast concrete cornicewall sconceVPRRWKSODVWHUÀQLVKprecast concrete parapetÀEHUFHPHQWSDQHODUWLFXODWLRQwith metal accent panels PLONSDLOOLJKWÀ[WXUHVbronze metal awningbrick detailingJRRVHQHFNZDOOOLJKWÀ[WXUHprecast concrete parapet capbronze metal guardrailwindow surroundsprecast concrete corniceprecast concrete corniceprecast concrete cornice with decorative dentilstransom windowsoldier course above windowbrick detailingdecorative metal bracket blade signprecast concrete bandZDOOVFRQFHJRRVHQHFNVLJQOLJKWÀ[WXUHVconcrete surroundsconcrete bulkheadMarch 12, 2019#1160-01-CO17A21THE HOTEL AT THE CREAMERYDETAIL VIGNETTESATTACHMENT 3Packet Page 48 GREEN WALL DETAIL HOTEL LOBBY AWNING DETAIL "TOWER" DETAIL decroative metal panelingilluminated hotel entry canopyGHFRUDWLYHPHWDOVRIÀWJRRVHQHFNZDOOOLJKWÀ[WXUHVvalet parking garage entranceaccent trellisbronze metal panel accent wallguest patio wallgreen wallaccent metal railingfeature decorative windowsbronze metal guardrailsmetal sign bracketilluminated hotel signageMarch 12, 2019#1160-01-CO17A22THE HOTEL AT THE CREAMERYDETAIL VIGNETTESATTACHMENT 3Packet Page 49 March 12, 2019#1160-01-CO17A23THE HOTEL AT THE CREAMERYSHADING PLANat Noon on Dec 21stATTACHMENT 3Packet Page 50 hotel sign 2 (6'x3' = 18sfretail sign 4 (15'x3' = 45sf)hotel sign 1 (6'x3' = 18sf)restaurant sign 1 (16'x2' = 32sf)public art sign 1 (12'x6' = 72sf)retail sign 3 (10'x3' = 30sf)retail sign 2 (10'x3' = 30sf)retail sign 1 (10'x3' = 30sf)restaurant sign 2 (16x2' = 32sf)hotel sign 3 (7'x4' = 28sf)restaurant sign 3 (16x2' = 32sf)RETAILMarch 12, 2019#1160-01-CO17A24THE HOTEL AT THE CREAMERYProposed Sign StatisticsTenant 1 (HOTEL)Raised Channel Signs 2 = 36 S.F.Wall Blade Signs 1 = 28 S.F. Cumulative Area of Sign: 64 S.F. < 200 S.F.Tenant 2 (RESTAURANT)Raised Channel Signs 3 = 96 S.F.Cumulative Area of Sign: 96 S.F. < 200 S.F.Tenant 3 (RETAILRaised Channel Signs 3 = 90 S.F.Wall Signs 1 = 45 S.F.Cumulative Area of Sign: 135 S.F. < 200 S.F.PUBLIC ART SIGN (See Sheet A20)Cumulative Area of 1 Sign: 133 S.F. < no req. min.PROPOSED SIGNSATTACHMENT 3Packet Page 51 (E)FF=190.40(E)FF=190.35NIPOMOSTREET(193.2 FS)MATCH (E)193.0 FS(192.9 FS)MATCH (E)190.30 FS190.30FS190.10TGFF=193.0SAN LUIS OBISPO CREEK(E) BUILDING(NOT A PART)2%MAX(191.00 FS)(E) DOOR(E) FF=191.02%MAX 5%MAX(193.0 FS)MATCH (E)190.50 TG190.20TG(190.80 FS)MATCH (E)(192.00 FS)(E) PATIO192.90FS190.10 FS(190.94 FS)(E) PATIO190.00 TW(189.7 ES)2%MAX2%MAX(190.25 TG)EXIST. DIFF=193.0192.80 TC192.30 FL193.0 FS190.30 FS(190.35 FS)MATCH (E)2%MAX191.0FS193.0FS193.00 TW192.8 FS190.10 TG192.85TG190.30 FS193.0 FS192.85TG192.75 TG193.0 FS192.75FS193.0 FS192.85TG190.40 FS190.10FS2% MAX193.00 TW193.00 FS193.0 FS193.0 FS192.80 TC192.20 FL192.9 FS192.80 TC192.25 FL2%MAX8%MAX192.72FS(190.82 FS)MATCH (E)190.80 FS191.80FS191.76FS190.76FS192.80FS192.80FS190.80 FS 5%MAX(189.53 ES)MATCH (E)189.50TG(190.35 FS)MATCH (E)190.55 FS5%MAX 190.40 FS2%MAX2% MAX 190.70 FS192.90 FS2% MAX5%MAX192.75TG2%MAX190.25 FLSTORM DRAININLET W/ SUMP(E) BUILDINGMATCH (E) BACKOF SIDEWALK (TYP)(E) 8" STORMDRAIN PIPETO CREEK(N) HOTEL BUILDINGMATCH (E) BACKOF SIDEWALK (TYP)(E) BUILDINGREMOVE & REPLACE CURB,GUTTER & SIDEWALKTREE WELL &TREATMENTBASIN (TYP)RETAININGWALL (TYP)LANDSCAPEAREA (TYP)PAVERS (TYP)PAVERS (TYP)NEW TRASH RAMP(E) CREEKFLOWLINETREE WELL &TREATMENTBASIN (TYP)TREATMENTBASIN (TYP)NEW DRIVEWAY RAMPPROTECT (E)TREES (TYP)BUILDING SETBACKDRAIN INLET W/ATRIUM GRATETREATMENTBASIN (TYP)PRELIMINARY GRADING PLANC-1( IN FEET )1 INCH = FT.5101010200March 12, 2019#1160-01-CO17THE HOTEL AT THE CREAMERY00C18040201020 40SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PRELIMINARY CIVIL GRADING & DRAINAGE PLANATTACHMENT 3Packet Page 52 (E)FF=190.5(E)FF=190.40(E)FF=190.35NIPOMOSTREETSAN LUIS OBISPO CREEK(E) BUILDING(NOT A PART)(E) FF=191.0STORM DRAINBASIN W/ SUMPNEW 4" FIRE WATERSERVICE LINECONNECT TOEXISTING 8" STORMDRAIN PIPE(N) HOTEL BUILDINGPROTECT EXISTINGWATER SERVICE(E) BUILDINGSTORM 8" DRAINPIPE (TYP)NEW 4" SEWER LATERALNEW 2" 'DOMESTIC'WATER METER &SERVICE LATERALRAINWATERTREATMENTBASIN (TYP)TREE WELL &TREATMENTBASIN (TYP)(E) BUILDING(NOT A PART)(E) BUILDING(NOT A PART)NEW 8" STORMDRAIN PIPE(E) SEWER LINE(E) WATER LINEPROTECT(E) GAS LINENEW GAS LINE(E) GAS LINEPROTECT EXISTINGCATCH BASINPROTECT EXISTINGCATCH BASIN(E) CREEKFLOWLINEEXISTING DRAIN INLETNEW 1" 'COMMERCIAL'WATER METER &SERVICE LATERALRAINWATERTREATMENTBASINFIRE RISERROOMTREE WELL &TREATMENTBASIN (TYP)BUILDING SETBACKDRAIN INLET W/ATRIUM GRATETREE WELL &TREATMENTBASIN (TYP)REMOVE EXISTING TRENCH DRAINSTORM DRAINCLEANOUTSTORM DRAINCLEANOUTNEW 8" STORMDRAIN PIPECONNECTTO EXISTINGSTORM DRAINPROTECT EXISTINGTRENCH DRAINPRELIMINARY UTILITY PLANC-2UTILITY PLAN GENERAL NOTES:1. EXISTING SEWER MAIN IN NIPOMO STREET IS A 30-INCH MAIN AND MAY BE 20 FEET DEEP. A DOUBLE BARRELED 12" SEWERSIPHON IS PRESENT UPSTREAM OF THE SITE UNDER THE CREEK.2. PRIVATELY OWNED SUB-METERS MAY BE PROVIDE FOR RESIDENTIAL PORTION OF THE PROJECT UPON APPROVAL OF THEUTILITIES DIRECTOR OR HER/HIS DEIGNEE. THE CCR'S FOR THE PROPERTY ASSCOIATION SHALL REQUIRE THAT THESUB-METERS BE READ BY THE ASSOCIATION AND EACH CONDOMINIUM BILLED ACCORDING TO WATER USE.3. FIRE SPRINKLER SYSTEMS MAY ONLY BE DESIGNED BY A REGISTERED PROFESSIONAL ENGINEER.( IN FEET )1 INCH = FT.5101010200BACKFLOW DEVICE LOCATIONFIRE DEPARTMENT CONNECTIONSMarch 12, 2019#1160-01-CO17THE HOTEL AT THE CREAMERY00C28040201020 40SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)PRELIMINARY UTILITY PLANATTACHMENT 3Packet Page 53 March 12, 2019#1160-01-CO17THE HOTEL AT THE CREAMERY0SCALE: 1”-0" = 20’-0" (24X36 sheet)SCALE: 1'-0" = 40’-0" (12x18 sheet)L18040204020100LANDSCAPE SITE PLANATTACHMENT 3Packet Page 54 THE HOTEL AT THE CREAMERY659 HIGUERA STREET MASSING ANALYSISEXISTINGPROPOSED WITH TREES FADEDPROPOSED MASSINGATTACHMENT 3Packet Page 55 THE HOTEL AT THE CREAMERYNIPOMO/HIGUERA INTERSECTION MASSING ANALYSISEXISTINGPROPOSED WITH TREES FADEDPROPOSED MASSINGATTACHMENT 3Packet Page 56 THE HOTEL AT THE CREAMERY569 HIGUERA MASSING ANALYSISEXISTINGPROPOSED WITH TREES FADEDPROPOSED MASSINGATTACHMENT 3Packet Page 57 THE HOTEL AT THE CREAMERY553A HIGUERA MASSING ANALYSISEXISTINGPROPOSED MASSINGATTACHMENT 3Packet Page 58 THE HOTEL AT THE CREAMERY581 DANA STREET MASSING ANALYSISEXISTINGPROPOSED WITH TREES FADEDPROPOSED MASSINGATTACHMENT 3Packet Page 59 THE HOTEL AT THE CREAMERYEXISTINGPROPOSED WITH TREES FADED549 DANA STREET MASSING ANALYSISPROPOSED MASSINGATTACHMENT 3Packet Page 60 THE HOTEL AT THE CREAMERYNORTH OF DANA/NIPOMO INTERSECTION MASSING ANALYSISEXISTINGPROPOSED WITH TREES FADEDPROPOSED MASSINGATTACHMENT 3Packet Page 61 Valet Parking AnalysisPismo Parking Standards:2. Special parking provisions: such as tandem valet parking, for major hotels and motels may be considered by the plan-ning commission with conditional use permit, provided sufficient guarantees for enforcement are made to ensure that (i) the valet system will continue to operate with the use; (ii) the valet activity is in a controlled area and (iii) the total num-ber of spaces required with the development will be accommodated at all times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asement Level PlanThe Inn @ The Pier14 May 201416 3523(57</,1(/2&$7,21 5,*+72):$<'(',&$7,21 6(59,&()5(,*+7(/(9$725'5,9(:$<5$03 7$1'(067$//9$/(73$5.,1*$5($ 9$/(7$,6/(3$5.,1*63$&(6)8//6,=( 9$/(7$,6/(3$5.,1*63$&(6&203$&7,6)0$,176)(/(&75,&$/6)38036)3$5.,1* &203$&7 &203$&7 $,6/( 3$&7$,6/( )8//6,=( )8//6,=( &203$&7 ATTACHMENT 3Packet Page 62 74' - 10"1 2 3 45 6 78 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233 34 333 SF STORAGE 127 SF ELEVATOR MACHINE ROOM 95 SF EL 1 M 13 MOTORCYCLE PARKING 4'X8' SPACES PROVIDED. DESIGNATED BY "#M" 2 M 3 M 4 M 5 M 6 M 7 M 8 M 18 M 10 M9' - 0"STANDARD STALL 18' - 0" R 2 0'- 0" 35 11 M 12 M 9 M 13 M OPEN TO RETAIL BELOW OPEN TO REST/BAR BELOW OPEN TO RAMP BELOW OPEN TO LOBBY BELOW LARGE SUITE HK HK 169 SFTRASH 1400 SFRESTAURANT 3798 SFHOTELLOBBY1080 SFRETAIL ACCESS TO CREEKHOTEL RAMP147' - 0"73' - 0"29' - 6"489 SFKITCHEN 162 SFOFFICE/BOH 145 SFWOMENSRESTROOM144 SFMENSRESTOOM13 SHORT TERM BIKE PARKING SPACES82 SFSTORAGE87 SFCOLD 13 LONG TERM BIKE SPACE STORAGE CLOSET (4 VERTICALY STACKED) FLOOR PLANS GROUND FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1 BELOW GRADE PARKING GARAGE 3/32" = 1'-0" (24 X 36 SHEET)0 MEZZANINE FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1.5 March 8, 2018 #1160-01-CO17 A6THE HOTEL AT THE CREAMERY SCALE: 3/64” = 1’-0" (12X18 sheet) SCALE: 3/32” = 1’-0" (24X36 sheet) 320816 74' - 10"1 2 3 45 6 78 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233 34 333 SF STORAGE 127 SF ELEVATOR MACHINE ROOM 95 SF EL 1 M 13 MOTORCYCLE PARKING 4'X8' SPACES PROVIDED. DESIGNATED BY "#M" 2 M 3 M 4 M 5 M 6 M 7 M 8 M 18 M 10 M9' - 0"STANDARD STALL 18' - 0" R 2 0'- 0" 35 11 M 12 M 9 M 13 M OPEN TO RETAIL BELOW OPEN TO REST/BAR BELOW OPEN TO RAMP BELOW OPEN TO LOBBY BELOW LARGE SUITE HK HK 169 SF TRASH 1400 SF RESTAURANT 3798 SF HOTEL LOBBY 1080 SF RETAIL ACCESS TO CREEKHOTEL RAMP 147' - 0"73' - 0"29' - 6"489 SF KITCHEN 162 SF OFFICE/BOH 145 SF WOMENS RESTROOM 144 SF MENS RESTOOM 13 SHORT TERM BIKE PARKING SPACES 82 SF STORAGE 87 SF COLD 13 LONG TERM BIKE SPACE STORAGE CLOSET (4 VERTICALY STACKED) FLOOR PLANS GROUND FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1 BELOW GRADE PARKING GARAGE 3/32" = 1'-0" (24 X 36 SHEET)0 MEZZANINE FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1.5 March 8, 2018 #1160-01-CO17 A6THE HOTEL AT THE CREAMERY SCALE: 3/64” = 1’-0" (12X18 sheet) SCALE: 3/32” = 1’-0" (24X36 sheet) 320816 CAR A open open open open openopen open open CAR A 16 16 17 17 14 14 18 18 19 19 20 20 ATTACHMENT 3 Packet Page 63 74' - 10"1 2 3 45 6 78 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233 34 333 SF STORAGE 127 SF ELEVATOR MACHINE ROOM 95 SF EL 1 M 13 MOTORCYCLE PARKING 4'X8' SPACES PROVIDED. DESIGNATED BY "#M" 2 M 3 M 4 M 5 M 6 M 7 M 8 M 18 M 10 M9' - 0"STANDARD STALL 18' - 0" R 2 0'- 0" 35 11 M 12 M 9 M 13 M OPEN TO RETAIL BELOW OPEN TO REST/BAR BELOW OPEN TO RAMP BELOW OPEN TO LOBBY BELOW LARGE SUITE HK HK 169 SFTRASH 1400 SFRESTAURANT 3798 SFHOTELLOBBY1080 SFRETAIL ACCESS TO CREEKHOTEL RAMP147' - 0"73' - 0"29' - 6"489 SFKITCHEN 162 SFOFFICE/BOH 145 SFWOMENSRESTROOM144 SFMENSRESTOOM13 SHORT TERM BIKE PARKING SPACES82 SFSTORAGE87 SFCOLD 13 LONG TERM BIKE SPACE STORAGE CLOSET (4 VERTICALY STACKED) FLOOR PLANS GROUND FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1 BELOW GRADE PARKING GARAGE 3/32" = 1'-0" (24 X 36 SHEET)0 MEZZANINE FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1.5 March 8, 2018 #1160-01-CO17 A6THE HOTEL AT THE CREAMERY SCALE: 3/64” = 1’-0" (12X18 sheet) SCALE: 3/32” = 1’-0" (24X36 sheet) 320816 74' - 10"1 2 3 45 6 78 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233 34 333 SF STORAGE 127 SF ELEVATOR MACHINE ROOM 95 SF EL 1 M 13 MOTORCYCLE PARKING 4'X8' SPACES PROVIDED. DESIGNATED BY "#M" 2 M 3 M 4 M 5 M 6 M 7 M 8 M 18 M 10 M9' - 0"STANDARD STALL 18' - 0" R 2 0'- 0" 35 11 M 12 M 9 M 13 M OPEN TO RETAIL BELOW OPEN TO REST/BAR BELOW OPEN TO RAMP BELOW OPEN TO LOBBY BELOW LARGE SUITE HK HK 169 SF TRASH 1400 SF RESTAURANT 3798 SF HOTEL LOBBY 1080 SF RETAIL ACCESS TO CREEKHOTEL RAMP 147' - 0"73' - 0"29' - 6"489 SF KITCHEN 162 SF OFFICE/BOH 145 SF WOMENS RESTROOM 144 SF MENS RESTOOM 13 SHORT TERM BIKE PARKING SPACES 82 SF STORAGE 87 SF COLD 13 LONG TERM BIKE SPACE STORAGE CLOSET (4 VERTICALY STACKED) FLOOR PLANS GROUND FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1 BELOW GRADE PARKING GARAGE 3/32" = 1'-0" (24 X 36 SHEET)0 MEZZANINE FLOOR PLAN 3/32" = 1'-0" (24 X 36 SHEET)1.5 March 8, 2018 #1160-01-CO17 A6THE HOTEL AT THE CREAMERY SCALE: 3/64” = 1’-0" (12X18 sheet) SCALE: 3/32” = 1’-0" (24X36 sheet) 320816CAR ACAR A CAR A 16 16 17 17 14 14 18 18 19 19 20 20 open open openopenATTACHMENT 3 Packet Page 64