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Home My WebLink AboutItem 2 - ARCH-0017-2019 (545 Higuera 486 Marsh)Meeting Date: January 8, 2020 Item Number: 2 2 PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of a proposed four-story mixed-use project consisting of 5,241 square feet of ground-floor retail, eight hotel suites, and 39 residential (apartment) units. The project includes a request for a three-level mechanical parking lift serving 48 spaces, a fourth floor roof deck, and tree removals. The project includes a categorical exemption from environmental review. PROJECT ADDRESS: 545 Higuera, 486 Marsh BY: Shawna Scott, Senior Planner Phone Number: (805) 781-7176 E-mail: sscott@slocity.org FILE NUMBERS: ARCH-0017-2019 FROM: Tyler Corey, Principal Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) approving the project based on findings and subject to conditions. SITE DATA Applicant Taylor Judkins, G3 Concepts Representative Jessie Skidmore, Ten Over Studio General Plan General Retail Zoning Downtown Commercial (C‐D) Site Area 0.79 acre (34,382 square feet) Environmental Status Class 32 (Infill) Exemption from Environmental Review SUMMARY The 0.79-acre project site consists of two parcels located between Higuera and Marsh Streets, within the Downtown Planning Area (Downtown Commercial zone). Surrounding uses include offices, a bank, commercial uses, a senior living facility, and residential uses. Surrounding zones include Commercial Retail to the north, south, and west, and Downtown Commercial to the north and east. Historic structures in the immediate vicinity include the Pollard House (adjacent to the site, to the southwest), the Norcross House (across Higuera Street, to the north), and the Jack House and Gardens (approximately 100 feet to the east). Proposed Project The proposed mixed-use project consists of two buildings, each up to 50 feet in height, connected by an unenclosed bridge on the fourth floor. Parking would be provided within a ground-floor garage, and surface parking spaces (totaling 74 vehicle spaces). The mechanical parking lifts would be located within the garage. The proposed development would consist of the following: Item 2 Packet Page 9 ARCH-0017-2019 545 Higuera, 486 Marsh Page 2 Building A: 3,198 square feet of retail space fronting Higuera Street; three studio units (448 to 530 square feet in size), six one-bedroom units (671 to 874 square feet in size), and three two-bedroom units (938 to 1,001 square feet in size); eight hotel suites (372 to 1,260 square feet in size); wrap-around walkways and decks; private balconies; and, a long-term bicycle storage room. Building B: 2,043 square feet of retail space fronting Marsh Street; five studio units (447 to 629 square feet in size), 14 one-bedroom units (700 to 807 square feet in size), and eight two-bedroom units (798 to 1,174 square feet in size); wrap-around walkways and decks; a 705-square foot roof deck on the fourth floor; private balconies; and, an enclosed garage and three-level mechanical parking lift (48 spaces). Site Improvements: The existing non-historic buildings onsite would be demolished, and trees proposed for removal include one jacaranda, three Chinese elms, two carrot wood trees, one bottlebrush tree, and one Pyrus tree. Existing Chinese pistache and New Zealand Christmas street trees would remain, in addition to existing parking lot trees adjacent to the bank to the northeast. Proposed site landscaping includes 19 strawberry trees, nine forest pansy redbud trees, one Chinese pistache, and a variety of shrubs. A decorative paver walkway and patios would surround the proposed buildings. An artificial turf play area, pea gravel patio, and sitting bench are proposed adjacent to the southwest side of Building A; this public area would be located behind a proposed six-foot tall wood screen wall. The existing access drive between Marsh and Higuera Streets would remain, and a crosswalk with decorative pavers is proposed between the new buildings and the shared parking area to the northeast; this walkway is also intended to accommodate a future connection to the Jack House, as envisioned in the Downtown Concept Plan1. Short-term bicycle parking would be provided adjacent to each building. Project Phasing: The applicant proposes to construct the project in phases. The first phase would consist of the construction of Building B, followed by the construction of Building A. Recommended condition of approval 12 would require submittal of a Construction Phasing Plan to ensure trash/recycling, provision of parking, and other potential temporary effects would be addressed during construction of the project. 1.0 COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG) and applicable City development standards. Relevant policies and standards include: Land Use Element Chapters 2 (Conservation and Development of Residential Neighborhoods), 3 (Commercial and Industrial Development), and 4 (Downtown); Zoning Regulations Chapter 17.32 (Downtown Commercial [C-D] Zone, Section 17.70.130 (Mixed-Use Development), Section 17.72.090.D (Mechanical Parking Lifts), and Section 17.70.150 (Rooftop Uses); and CDG Chapters 3 (Commercial Project Design Guidelines) and 4 (Downtown Design Guidelines). 1 Downtown Concept Plan: https://www.slocity.org/government/department-directory/community-development/planning- zoning/specific-area-plans/downtown Item 2 Packet Page 10 ARCH-0017-2019 545 Higuera, 486 Marsh Page 3 2.0 PREVIOUS REVIEW OF CURRENT PROJECT The ARC reviewed the proposed project on September 9, 2019 and October 21, 2019 for consistency with the Community Design Guidelines (CDG) and voted to recommend approval of the project with the following recommended direction: 1) incorporate decorative features in the door entryways, either through materials or colors, showing variation between the two buildings; and 2) add color to the band around the second story (7-0-0) (Attachment 3, ARC Minutes and Agenda Reports). Following the ARC meeting, the applicant submitted revised plans to address the ARC’s recommendations for the Planning Commission’s consideration (Attachment 2, Project Plans). Additional applicant-proposed changes to the project following ARC review, which did not affect the overall design of the project, included incorporation of hotel suites, a reduction in the number of residential units from 55 to 39, and the applicant is no longer proposing affordable units or requesting a density bonus. The applicant proposes to pay the in-lieu fee to satisfy the project’s inclusionary housing requirements, pursuant to Chapter 17.138 of the Zoning Regulations. The applicant incorporated their response to ARC directional items in the current plan set (Attachment 2). In addition to the changes discussed below, and as shown on the current plans, the applicant proposes a minor change to remove the second and third floor walkways between the structures (the connecting walkway is now only proposed on the fourth floor). 2.1 Architectural Review Commission Directional Items The ARC voted 7-0-0 to recommend approval of the architectural design with the following two modifications to be addressed in the final design of the project: ARC Directional Item #1: Incorporate decorative features in the door entryways, either through materials or colors, showing variation between the two buildings. Response: The applicant has provided additional details and elements on the project renderings, including incorporation of wood siding and planters on the ground- level, incorporation of rectangular patterning on the stone façade, and adding awnings with a creative pattern in the metal material (refer to Figure 1, Marsh Street Rendering, below). Staff recommends that the Planning Commission find that the applicant has adequately responded to ARC direction. Figure 1. Marsh Street Rendering, close-up (proposed) Item 2 Packet Page 11 ARCH-0017-2019 545 Higuera, 486 Marsh Page 4 ARC Directional Item #2: Add color to the band around the second story. Response: The applicant’s original plans reviewed by the ARC in September 2019 showed the use of dark bronze metal elements (bands between floors), and the ARC directed the applicant to use a lighter color (see Figure 2). The revised plans reviewed by the ARC in October 2019 showed the use of light bronze metal elements (see Figure 3), and the ARC determined the light bronze color was too light; therefore the applicant is now proposing use of a medium bronze color, consistent with the ARC’s direction (see Figure 4). Figure 2. ARC Sept. 2019 Figure 3. ARC Oct. 2019 Figure 4. PC Jan. 2020 3.0 PROJECT ANALYSIS 3.1 Consistency with the General Plan The General Plan Land Use Element’s (LUE) encourages compatible mixed uses in commercial districts (LUE Policy 3.8.5). The LUE Policy 4.1 states that the “Downtown is the community’s urban center serving as the cultural, social, entertainment, and political center of the City for its residents, as well as home for those who live in its historic neighborhood. The commercial core is a preferred location for retail uses that are suitable for pedestrian access, off-site parking, and compact building spaces. Civic, cultural and commercial portions of Downtown should be a major tourist destination. Downtown's visitor appeal should be based on natural, historical, and cultural features, retail services, entertainment and numerous and varied visitor accommodations.” The LUE recognizes Downtown as a neighborhood (LUE Policy 4.2), and states that “existing residential uses within and around the commercial core should be protected, and new ones should be developed”, “dwellings should be interspersed with commercial uses”, and “all new, large commercial projects should include residential uses” (LUE Policy 4.2.1). The proposed project is consistent with these policies because it includes residential units on the upper floors, hotel units on the second floor of Building A, and retail units on the ground floor of each building. The project provides protection of existing residential uses proximate to the site by incorporating a landscaped buffer and building setbacks (approximately 29 feet from the Pollard House). Consistent with LUE Policies 4.4 (Public Gatherings) and 4.5 (Walking Environment), the project incorporates public gathering space, internal walkways, landscaping, and street trees. Item 2 Packet Page 12 ARCH-0017-2019 545 Higuera, 486 Marsh Page 5 Through the ARC review process and consideration of public testimony regarding the height and mass of the proposed project proximate to the Pollard House, the applicant revised the project by lowering the building façade fronting Higuera Street proximate to the Pollard House to two stories (28 feet), with a five-foot step-back on the third floor, and an additional five-foot step- back on the fourth floor (refer to Figures 5 and 6 below). Based on the incorporation of setbacks, step-backs, and landscaping, the project is compatible with historically significant and other existing buildings in the immediate neighborhood, consistent with LUE Policy 4.16 (Building Conservation and Compatibility) and LUE Policy 4.20.4 (Building Height). As documented in the historic analysis submitted by the applicant, implementation of the project would not result in any indirect impacts that would threaten their eligibility as significant historic resources (Attachment 3, Historic Preservation Report and Historic Compatibility Improvements letter, SWCA 2019). 3.2 Consistency with the Zoning Regulations The proposed project complies with lot coverage, density, parking, and building height standards identified for the C-D zone (refer to Project Statistics, below). PROJECT STATISTICS Site Details Proposed Allowed/Required Maximum residential density 28.2 28.44 (maximum) Higuera Street setback 0 feet 0 feet (minimum) Marsh Street setback 8 feet 0 feet (minimum) North side setback 23 feet 0 feet (minimum) South side setback 9 feet, 7 inches 0 feet (minimum) Maximum building height 50 feet 58 feet (elevator tower) 50 feet (standard) 60 feet (elevator tower) Minimum building height Two to four stories Two stories Maximum lot coverage 51 percent 100 percent Maximum floor area ratio 1.5 3.0 Vehicle parking 74 vehicles spaces (project and existing uses to remain) 5 spaces (EV ready) 44 vehicle spaces (project) 25 spaces (existing)* 4 spaces (EV ready) Figure 5. Original Elevation (Higuera Street) Figure 6. Proposed Elevation (Higuera Street) Item 2 Packet Page 13 ARCH-0017-2019 545 Higuera, 486 Marsh Page 6 Site Details Proposed Allowed/Required Bicycle parking 81 long-term 21 short-term 81 long-term 17 short-term * Existing parking lot includes 23 spaces for Coast Hills Bank and 2 spaces for the Achievement House The project is consistent with additional regulations applicable to the C-D zone under Zoning Regulations Section 17.32.030, as follows: Limitations on New Driveways. The proposed project maintains the existing through driveway between the project and the properties to the north, and eliminates one existing driveway on Higuera Street, consistent with this regulation. The driveway to remain would provide access to existing and proposed parking areas that would serve the project and adjacent uses including the Achievement House and Bank of the Sierra. Residential Required. The project incorporates 39 residential dwelling units, consistent with this regulation. C-D Zone Visual Study. The proposed project would be up to 50 feet in height; therefore, a visual study was provided by the applicant (Attachment 2, Sheets T2.1, T2.2, and T2.3, Visual Study and Attachment 4, Visual Analysis Letter, SWCA 2019). Existing views of Cerro San Luis and the Santa Lucia Foothills are somewhat blocked by existing development and mature trees in the vicinity. As shown in the simulations included in the plan set, and as documented in the Visual Analysis Letter, there are three locations where views of distant hills would be affected by the project, including sections of Beach Street, Marsh Street, and Higuera Street. As seen from an approximately 30-foot section of Beach Street, approximately 40% of Cerro San Luis and the Cerro San Luis ridgeline are currently visible. Following implementation of the project, approximately 20% of Cerro San Luis and 30% of the Cerro San Luis ridgeline would be visible. Approximately 20% of Cerro San Luis is visible from a 30-foot section of Marsh Street; this view would be obscured by the proposed project. Cerro San Luis would then be visible approximately 50 feet to the west of the project site. Approximately 10% of the Santa Lucia Foothills is visible from a 40-foot section of Higuera Street. Upon implementation of the project, visibility would be reduced to approximately 5%. Views to and from the Jack House and Gardens would not be limited or adversely affected by the proposed project (Attachment 4, Visual Analysis Letter, SWCA 2019). The Visual Analysis determined that although implementation of the project would reduce existing views of Cerro San Luis, the affected areas are few, and enough visibility would remain such that the project would not result in a material or substantial loss. As no adverse impacts were identified, no recommendations for further changes to the project were identified in the analysis. As shown on the project plans (Attachment 2, Solar Shading Sheets T2.4, T2.5, T2.6), the project would not create adverse shade or shadow effects. Item 2 Packet Page 14 ARCH-0017-2019 545 Higuera, 486 Marsh Page 7 The project is consistent with Zoning Regulations Section 17.70.130 (Mixed-Use Development), as followed: Site Layout and Project Design Standards. Proposed residential units are not located at the ground- level, consistent with the Zoning Regulations. Based on the configuration of the underlying parcel, a majority of the residential units and associated outdoor walkways, decks, and patios would not directly face Higuera and Marsh Streets, which would minimize potential exposure to Downtown noise, and compliance with minimum Sound Transmission Class (STC) ratings and incorporation of mechanical ventilation will ensure residential and hotel units are attenuated to meet internal noise standards (45 decibel maximum). Utility and mechanical rooms and equipment would be located on the ground-floor or roof-top, screened from view; and trash and recycling would be conveniently located on the ground-level of Building A. As designed and recommended for approval by the ARC, the site and building design are compatible with and enhance the adjacent and surrounding built environment. Design and Performance Standards. The project complies with mixed -use project design standards by providing separate lobbies, entrances, and access for the hotel units and residential uses; the project does not propose hours of operation beyond the standard (7:00 AM to 8:00 PM) and future commercial uses would be required to comply with the Zoning Regulations to minimize potential conflicts with residential uses;2 proposed residential uses would not overlook or be exposed to mechanical equipment; and, as noted above, the project incorporates landscaping, setbacks, and step- backs to minimize potential impacts on adjacent properties. The entrance into the enclosed garage faces the north (towards commercial development and the interior parking lot); and the mechanical lifts are proposed within an enclosed garage.3 Pedestrian Access. Decorative paving is proposed along connected walkways leading to street sidewalks, storefronts, lobbies, vehicle and bicycle parking areas, and public spaces; the project provides for a potential future connection to a paseo connecting the project site to the Jack House and Gardens; and, public areas including seating, landscaping, and turf are provided. Objective Design Criteria. The proposed project would have storefronts and retail entrances facing both Higuera Street and Marsh Street; lobbies are provided in each building; pedestrian scale is provided by outdoor public use areas, seating, and landscaping; and, building articulation is provided by step-backs, balconies, textured materials, and colors. 2 Limitations on Use. The following uses and activities shall not be allowed within any mixed-use development: a. Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use); b. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; c. Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work; or d. Any other activity or use, as determined by the review authority, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes. 3 Refer to Attachment 1, Draft Resolution, which includes required findings for mechanical lifts as required by Zoning Regulations Section 17.72.090.D (Mechanical Parking Lifts). Item 2 Packet Page 15 ARCH-0017-2019 545 Higuera, 486 Marsh Page 8 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and applicable regulations. The project site occurs on a property of no more than five acres, which is currently developed with existing commercial and office uses and associated parking, is substantially surrounded by urban uses, and has no value as habitat for endangered, rare or threatened species. The project would be served by adequate required utilities and public services. The project has been reviewed by the City Public Works Department, Transportation Division, and no significant traffic impacts were identified, based on the size and location of the project. Based on the current use of the site, the proposed project as designed, the location of the project, and compliance with existing Zoning and Municipal Code Regulations including the City’s Noise and Stormwater Regulations, the project would not result in any significant effects related to noise, air quality, or water quality. 5.0 OTHER DEPARTMENT COMMENTS The City Engineering, Public Works, Transportation, Arborist, Fire, and Utilities Departments and Divisions have reviewed the project and have provided comments that are incorporated into the staff report and recommended resolution as conditions of approval. The City Arborist has reviewed and recommends approval of the proposed tree removals and tree planting/landscaping plans, and the ARC concurred with the City Arborist’s recommendation. The City Utilities Department has reviewed the project and determined the City has adequate resources to provide water and sewer service to the proposed project. 6.0 ALTERNATIVES 6.1 Continue the item. An action to continue the item should include a detailed list of additional information or analysis required. 6.2 Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 3. ARC Minutes and Agenda Reports (including attachments) 4. Visual Analysis Letter, SWCA 2019 Item 2 Packet Page 16 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A 50-FOOT TALL MIXED-USE PROJECT CONSISTING OF 5,241 SQUARE FEET OF GROUND-FLOOR RETAIL, EIGHT HOTEL SUITES, AND 39 RESIDENTIAL UNITS, INCLUDING MECHANICAL PARKING LIFTS, AND A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMETNS DATED JANUARY 8, 2020 (545 HIGUERA STREET, 486 MARSH STREET, ARCH-0017-2019) 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 September 9, 2019, and continued review of the project to a date uncertain, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, applicant; and 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 October 21, 2019, recommending the Planning Commission find the project consistent with the Community Design Guidelines and two directional items related to colors and architectural details, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, applicant; and 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 January 8, 2020, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, applicant; and WHEREAS, the Planning 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 hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and applicable regulations. The project site occurs on a property of no more than five acres, which is currently developed with existing commercial and office uses and associated parking, is substantially surrounded by urban uses, and has no value as habitat for endangered, rare or threatened species. The project would be served by adequate required utilities and public services. The project has been reviewed by the ATTACHMENT 1Item 2 Packet Page 17 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 2 City Public Works Department, Transportation Division, and no significant traffic impacts were identified, based on the size and location of the project. Based on the current use of the site, the proposed project as designed, the location of the project, and compliance with existing Zoning and Municipal Code Regulations including the City’s Noise and Stormwater Regulations, the project would not result in any significant effects related to noise, air quality, or water quality. SECTION 2. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0017-2019), based on the following findings: General Findings 1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project respects site constraints and will be compatible with the scale and character of the neighborhood. 2. The project is consistent with the Zoning Regulations, since the proposed building design complies with all property development standards including height, setbacks, coverage, floor area ratio, density, and parking for the Downtown-Commercial zone. 3. The project is consistent with the General Plan Land Use Element, because: the proposed retail, hotel, and residential uses are consistent with uses intended for the Downtown area (Land Use Element Policies 3.8.5, 4.1, and 4.2.1); as proposed and conditioned the project incorporates landscaping, setbacks, and step-backs to provide a protection of existing residential uses (Land Use Element Policy 4.2); and, the project includes public gathering space, onsite walkways and paths, and connections to sidewalks (Land Use Element Policies 4.4 and 4.5). As designed and conditioned, the project is compatible with historically significant and other existing buildings in the immediate neighborhood (Land Use Element Policies 4.16 and 4.20.4). 4. The project is consistent with General Plan Land Use Element Policy 2.2.7, because the project is located within a half-mile of an existing transit stop, and is proximate to bicycle routes, parks, open space, and commercial uses. 5. The project is consistent with the Zoning Regulations for Mixed-use Projects (Section 17.70.130) because the proposed building design complies with objective design criteria and performance standards for mixed-use development. 6. The project is consistent with the Zoning Regulations for Rooftop Uses (Section 17.70.150) because the roof deck would be located at 40 feet, 6 inches in elevation, which is below the maximum allowable building height for the structure (50 feet) and would be in compliance with required performance standards related to lighting and noise. 7. The project design is consistent with the City’s Community Design Guidelines because the architectural design of the project is compatible with design and scale of existing structures ATTACHMENT 1Item 2 Packet Page 18 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 3 in the surrounding neighborhood, the project incorporates articulation to minimize massing, visual linkages are provided through the use of landscaping, and pedestrian walkways, the proposed design demonstrates use of articulated facades by incorporating textured materials, balconies and decks, and a variety of siding materials (stucco, wood, metal) is proposed to provide texture, relief, and visual interest. Mechanical Lift Parking 8. The use of mechanical lift parking results in superior design and implementation of City goals and policies for infill development, because it would allow for the provision of parking spaces for proposed retail, hotel, and residential uses in a compact location within an enclosed garage. 9. As the mechanical lift parking system would be located within an enclosed garage, it will be adequately screened and compatible with the character of surrounding development and the Community Design Guidelines. 10. As the mechanical lift parking system would be located within an enclosed garage, it will comply with all development standards including but not limited to height and setback requirements and parking and driveway standards, except for minimum parking stall sizes, which are established by lift specifications. 11. As conditioned, there exists adequate agreement running with the land that mechanical parking systems will be safely operated and maintained in continual operation except for limited periods of maintenance. 12. There are no circumstances of the site or development or particular model or type of mechanical lift system that could result in significant impacts to those living or working on the site or in the vicinity. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. The 2019 Building Code Cycle will begin January 1, 2020. Construction plans submitted for building permits shall be designed in accordance with the applicable codes in effect at time of submittal. Review of the general information provided for entitlement is cursory and does not guarantee code compliance for a future construction submittal. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission for project entitlements ARCH-0017-2019. A separate, full-size sheet shall be included in ATTACHMENT 1Item 2 Packet Page 19 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 4 working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Planning Commission, which may include review by the Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 3. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed, location and dimensions of all short and long-term bicycle parking (both internal and external). Sufficient detail shall be provided about the placement and design of bike racks and storage locations to demonstrate compliance with relevant Engineering Standards, Zoning Regulations, and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 4. Plans submitted for a building permit shall include recessed window details and all other details including but not limited to awnings, balconies, and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 5. Mechanical and electrical equipment shall be located internally or shall be fully screened. 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 condensers 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 from view of the public right-of-way and adjacent uses. 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. 6. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such ATTACHMENT 1Item 2 Packet Page 20 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 5 equipment shall be subject to review and approval by the Utilities and Community Development Directors. 7. 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. 8. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards. The locations of all lighting, including bollard style landscaping or path lighting and lighting on exterior walkways and decks, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.70.100 of the Zoning Regulations. 9. Residents of new mixed-use projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment and that the noise levels may be higher than a strictly residential area. 10. Prior to issuance of building permits, a mechanical parking lift system adequate agreement shall be approved by the City. The agreement shall run with the land, and confirm that the mechanical parking systems will be safely operated and maintained in continual operation except for limited periods of maintenance. 11. Upon application for building permits, to ensure the internal noise level is no greater than 45 decibels, the plans shall show a minimum STC rating of 25 for walls and windows on the second, third, and fourth floors. The project shall incorporate mechanical ventilation for hotel and residential uses on the second, third, and fourth floors. 12. Prior to issuance of building and encroachment permits, the applicant shall provide a Construction Phasing and Management Plan for the review and approval of the Community Development Director and Public Works Director. The Plan shall include all proposed phases, including demolition and initial site grading, and construction of the project. Unless otherwise specifically approved by the Community Development Director and the City Engineer, sidewalk, travel lane, and roadway closures shall remain open and passable during demolitions and construction. The plan shall include, but not be limited to the following: a. General strategies and parameters to minimize the disruption from the proposed construction. ATTACHMENT 1Item 2 Packet Page 21 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 6 b. The location of the proposed temporary trash and recycling containers, which shall be fully shielded from view during construction and use. c. The location of parking spaces to be provided for existing adjacent uses including the Bank of the Sierra and Achievement House. d. Measures to minimize construction dust potentially affecting neighboring properties. e. The construction manager’s contact information. f. Temporary site improvements related to any potential delay in construction between the phases, including but not limited to stabilization of soils, stormwater management, and aesthetic treatment of the internal-facing elevation. 13. A comprehensive sign program for the project shall be developed to the review and approval of the Community Development Director. The sign program shall include information on the sizes, locations, colors, materials, and types and illumination of signage proposed for the building and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings and to complement the site’s setting. The Director may approve signage if he finds that the proposal conforms to the sign regulations and is in keeping with the design characteristics of the building. The Director may refer signage to the ARC if it seems excessive or out of character with the building. 14. Prior to issuance of building permits, the applicant shall pay required affordable housing in- lieu fees for the residential and commercial components of the project, pursuant to Zoning Regulations Chapter 17.138 (Inclusionary Housing Requirements). Engineering Division – Public Works/Community Development 15. A Voluntary Lot Merger, Lot Line Adjustment, or subdivision map will be required to remove the lot line between the proposed buildings. The action on the adjustment to the existing underlying parcels shall be completed and recorded prior to building permit issuance. 16. The action on the parcels and building plan submittal shall include a Title Report to clarify all right, title, and interest in the parcels in question. The building plan submittal shall show and label all existing and proposed easements and agreement for reference. The existing easements shall be honored with the new development unless otherwise abandoned or quit- claimed. Final documentation may be required from the dominant tenement for proposed construction in, under, or over easement areas, if necessary. Any new required or proposed easements or agreements shall be recorded prior to building permit issuance. 17. All work within the public rights-of-way shall conform with the City Engineering Standards in effect at the time of Building Permit or Encroachment Permit issuance. The existing frontage improvements shall be shown to comply with current City Engineering Standards or they shall be upgraded to the satisfaction of the City Engineer. Any sections of damaged, displaced, or non-ADA compliant sections of curb, gutter, and sidewalk shall be repaired or replaced. ATTACHMENT 1Item 2 Packet Page 22 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 7 18. The building plan submittal shall show and note compliance with the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board per their Resolution No. 2013-0032 or any updates of these regulations. Unless otherwise exempted, the plans and reports shall include both the off-site and on-site new, altered, or replaced impervious surfaces in the analysis for treatment and retention. 19. Stormwater treatment facilities shall not be located within the public rights-of-way unless specifically approved under an encroachment agreement by the City Engineer. 20. The building plan submittal shall show and note compliance with the City’s Drainage Design Manual of the Waterway Management Plan. The building plan submittals shall show and note compliance with the City’s Floodplain Management Regulations. The buildings and all building service equipment shall either be elevated or protected to at least one foot above the Base Flood Elevation (BFE). Additional protection to two feet above the BFE is recommended to provide better protection and to potentially reduce flood insurance premiums. 21. Required building entrances/exits shall be constructed with alcoves or other strategies to allow for the deployment of flood gates while maintaining some level of access and emergency egress for occupants and emergency personnel to the satisfaction of the Fire Marshal and Building Official. 22. Street trees are required along both street frontages as a condition of development. Any proposal for deferring tree planting with each construction phase shall be approved to the satisfaction of the City Arborist and Community Development Director. The condition of the existing street trees to remain shall be evaluated by the City Arborist. A tree preservation plan shall be submitted for approval by the City Arborist prior to demolition and building permit issuance. 23. The City supports the proposed tree removals with the compensatory tree planting as shown on the landscape plans. The Community Development Director, with support from the City Arborist, may approve additional tree/street tree removals if the construction impacts cannot be reasonably mitigated or if the existing trees are discovered to be in decline. Compensatory tree plantings shall be required as a condition of permitting additional tree removals. 24. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Contact the City Arborist at 781-7023 to review and establish any required preservation measures to be included with the building permit submittal. ATTACHMENT 1Item 2 Packet Page 23 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 8 Building Division 25. Photovoltaic system shall be submitted under a separate permit. 26. Retail/Restaurant Plumbing fixture analysis shall be in accordance with the California Plumbing Code (CPC) Table 422.1 using the CPC Occupant load factor in Table A and shall include outdoor dining areas. Transportation Division – Public Works Department 27. The drive aisle shall be constructed with a material alternative to asphalt, such as concrete, in order for the drive corridor to function as a paseo consistent with the Downtown Concept Plan. Plans submitted for a building permit shall identify the proposed material. 28. Plans submitted for a building permit shall show pedestrian scale lighting along the project frontage of Marsh and Higuera as well as within the project site along the paseo. Utilities Department 29. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. 30. Building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. 31. In order to be reused, any existing sewer laterals proposed to serve the project must pass a video inspection, including repair or replacement, as part of the project. The closed-circuit television (CCTV) inspection shall be submitted during the building permit review process for review and approval by the Utilities Department prior to issuance of a building permit. Existing laterals that are not proposed to be reused shall be abandoned at the City main consistent with City standards. 32. The project shall connect new sewer laterals to the 30-inch sewer main on Marsh Street so that all new sewer generated on-site does not flow to Higuera Street. Plans submitted for a building permit shall comply with this requirement. 33. The building permit submittal shall clearly show the disposition of all existing water meters, and new water service laterals shall connect to the existing 8-inch water main on Marsh Street. 34. Water service meter(s) shall be adequately sized to serve the project’s proposed units. Residential units shall be separately metered from the non-residential/commercial units, and service lines shall not cross parcel boundaries per Municipal Code Section 13.04.120. Privately owned sub-meters may be provided for residential units upon approval of the Utilities Director or her/his designee. ATTACHMENT 1Item 2 Packet Page 24 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 9 35. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 36. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). Information shall be submitted during the building permit review process for review and approval by the Utilities Department prior to issuance of a building permit to support required water demand of the project’s proposed landscaping. 37. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be accommodated within the site for waste, recycling, and organics. 38. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. Indemnification 39. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner _______________, seconded by Commissioner _______________, and on the following roll call vote: AYES: Commissioners NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted this 8th day of January 2020. _____________________________ Tyler Corey, Secretary Planning Commission ATTACHMENT 1Item 2 Packet Page 25 Item 2 Packet Page 26 Prepared by TEN OVER STUDIO545 HIGUERAMIXED-USEentitlements PACKAGE, 12/30/19545 Higuera Mixed-Use is bringing 39 new residential units, 8 new hotel suites, as well as ground-floor retail on both Marsh & Higuera Street in downtown San Luis Obispo. The unique through-lot allows for a pedestrian connection to energize the south end of the downtown. ATTACHMENT 2Item 2Packet Page 27 INDEXPROJECT INFO & DATA T1.0 - T1.2DOWNTOWN DESIGN GUIDELINES T1.3SUMMARY OF CONTEXT T2.0VISUAL STUDY T2.1 - T2.3SOLAR SHADING STUDIES T2.4 - T2.6TOPOGRAPHIC MAP T3.0ENTITLEMENT MAP T3.1TITLE SHEET C-0.1NOTES SHEET C-0.2GRADING PLAN C-2.1TREE REMOVAL PLAN L1.0PLANTING PLAN L1.1PLANTING PALETTE L1.2WATER CALCS L1.3LANDSCAPE FURNISHING & LIGHTING L1.4SITE PLAN A1.0SITE SECTIONS A1.1SITE ELEVATION A1.2FIRST FLOOR PLAN A2.0SECOND FLOOR PLAN A2.1 THIRD FLOOR PLAN A2.2FOURTH FLOOR PLAN A2.3ROOF PLAN A2.4BUILDING ELEVATIONS A3.0BUILDING ELEVATIONS A3.1PROJECT DETAIL IMAGE A3.2MATERIAL BOARD A3.3PROJECT IMAGES A4.0 TO A4.3CONTACTSCLIENTG3 CONCEPTS 486 MARSH STREET, SAN LUIS OBISPO, CA 93401CONTACT: TAYLOR JUDKINStaylorjudkins@g3realestate.comARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: JESSIE SKIDMOREjessies@tenoverstudio.comATTACHMENT 2Item 2Packet Page 28 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T1.0%8,/',1*$86(81,7&2817256) 3$5.,1*)$&725 63$&(65(48,5('5(6,'(17,$/ 678',2%('5220%('5220*8(673(581,76 727$/68,7(6&200(5&,$/ 5(7$,/6) $9(5$*()255(675(7$,/86(7(1$1767%'5(4 '&20%,1('727$/727$/:&'=21,1*5('8&7,212)%8,/',1*%86(81,7&2817256) 3$5.,1*)$&725 63$&(65(48,5('5(6,'(17,$/ 678',2%('5220%('5220*8(673(581,76 727$/&200(5&,$/ 5(7$,/6) $9(5$*()255(675(7$,/86(7(1$1767%'5(4 '&20%,1('727$/727$/:&'=21,1*5('8&7,212)3$5.,1*&$/&8/$7,2163(5%8,/',1*%8,/',1*$5(6,'(17,$/ 81,7*67 81,76 81,7 +27(/ 68,7(6 68,7(6 5(67$85$17 6) 5(4 '727$/ %8,/',1*%5(6,'(17,$/ 81,7*67 81,76 81,7 5(67$85$17 6) 5(4 '727$/5(4 '727$/352326(' /21*7(50%,.(6725$*(:,//%(3529,'(',1($&+81,7$1'($&+5(7$,/81,7&2817256) 727$/%,&<&/( 6+2577(50 /21*7(506+2577(50 /21*7(50%,&<&/(3$5.,1*&$/&8/$7,21681,7&2817256) 727$/%,&<&/( 6+2577(50 /21*7(50352-(&7'(6&5,37,217KHEXLOGLQJFRQVLVWVRIWZRVHSDUDWHVWUXFWXUHVOLQNHGWRJHWKHUDWDQXQHQFORVHGEULGJHDWWKHIRXUWKIORRU7KLVJDSUHVSRQGVWRQHLJKERULQJVWUXFWXUHVDQGWKHPLGEORFNSDWKLQWHQGHGWRFRQQHFWWKURXJKWR6DQ/XLV6TXDUHEHKLQGWKH-DFN+RXVHJDUGHQV7KHSURSRVHG%XLOGLQJ $ DGMDFHQWWRWKHKLVWRULFDOKRXVHRQ+LJXHUDLVVHWEDFNRIIWKHVKDUHGSURSHUW\OLQHE\ DQGSURYLGHVDJHQHURXVODQGVFDSHEXIIHUGLUHFWO\DGMDFHQWWRWKHUHVLGHQFH7KHSURSRVHGVXUIDFHSDUNLQJRQWKHQRUWKVLGHRIWKHSURSHUW\SURYLGHVDPLQLPXP VHSDUDWLRQWRDGMDFHQWQHLJKERUVDQGDYRLGVVKDGLQJWKHLUSURSHUWLHV%XLOGLQJPDWHULDOVLQFOXGHVWRQHYHQHHUZRRGVLGLQJVWHHOJODVVDQGVPRRWKVWXFFR7KHWRSIORRUVWHSVEDFNWRUHGXFHPDVVLQJIURPWKHSHGHVWULDQSHUVSHFWLYH7KHEXLOGLQJIHQHVWUDWLRQXWLOL]HVGHHSRSHQLQJVGHFNVODUJHRYHUKDQJVDQGFDQWLOHYHUVWRUHGXFHVRODUJDLQ2SHUDEOHZLQGRZVZLOOEHSURYLGHGDWDOOUHVLGHQWLDOXQLWVIRUWHPSHUDWXUHUHJXODWLRQDQGIUHVKDLU7KHURRILVGHVLJQHGWRDFFRPPRGDWHVRODUSDQHOVWKDWFDQEHVFUHHQHGIURPYLHZZLWKDSDUDSHW+LJXHUD0L[HG8VHSURSRVHVDQHZVWRU\XQLWDSDUWPHQWVXLWHKRWHODQGUHWDLOEXLOGLQJLQGRZQWRZQ6DQ/XLV2ELVSR7KHSURSHUW\VSDQVIURP0DUVK6WUHHWWKURXJKWR+LJXHUD6WUHHW7KHH[LVWLQJYHKLFXODUWKURXJKFRQQHFWLRQIURP0DUVKWR+LJXHUDLVPDLQWDLQHG7KHJURXQGIORRUILUVWOHYHOLVFRPSULVHGRIIRXUUHWDLOVXLWHVRULHQWHGWRZDUGV0DUVKDQG+LJXHUD6WUHHWZLWKFRYHUHGOLIWSDUNLQJPLGEORFNDQGDQGDGGLWLRQDODWJUDGHSDUNLQJVWDOOV7ZRUHVLGHQWLDOHQWU\OREELHVDUHDFFHVVHGRIIWKHPLGEORFNFRQQHFWLRQ7KHVHFRQGIORRURI%OGJ$IURQWLQJ+LJXHUD6WUHHWLVSURSRVLQJKRWHOVXLWHV7KHUHPDLQLQJOHYHOVRIERWKEXLOGLQJVDUHVWXGLRVEHGURRPDQGEHGURRPXQLWV7KHSURMHFWZLOOEHSKDVHGVWDUWLQJZLWKWKHFRQVWUXFWLRQRI%XLOGLQJ%ZLWK%XLOGLQJ$WRIROORZXSRQRFFXSDQF\RI%XLOGLQJ%$WHPSRUDU\WUDVKIDFLOLW\ZLOOEHSURSRVHGWRDFFRPPRGDWHWKHWUDVKUHF\FOLQJQHHGVIRU%OGJ%EHIRUH%OGJ$LVFRPSOHWH+,*8(5$$31+,*8(5$67 0$56+67&855(1786(2)),&(6) $&5(0$;6,7(&29(5$*($//2:$%/(352326('6))$5$//2:$%/(6)352326('6)'(16,7<$//2:$%/($&5( GX352326('+(,*+7/,0,7$//2:$%/( 352326(' $'-$&(17=21(61257+&5($67&'6287+&5:(67&56(7%$&.65(48,5(' )5217 6,'( 5($5 ($6(0(17 :,'(38%/,&87,/,7<($6(0(17210$56+675((7 :,'(675((775((($6(0(17210$56+675((7 &20021'5,9(:$<($6(0(175(&,352&$/$&&(66($6(0(17%(7:((10$56+ +,*8(5$/$1'86(5(48,5(0(176=21,1*29(5/$<=21(663(&,),&$5($'(6,*1*8,'(/,1(6/276,=(&''2:172:1&200(5&,$/1$'2:172:1'(6,*1*8,'(/,1(6$''5(66352326('86(0,;('86(&200(5&,$/5(6,'(17,$/ +27(/$//2:('86(,1=21(<(17,7/(0(17686(3(50,75(48,5('$5&3/$11,1*&200,66,21(6+$5('3$5.,1*%/'* '(',&$7('63$&(6%$1.2)7+(6,(55$ $&+,(9(0(17+286( 727$/5(48,5(' 6,7(727$/%8,/',1*$ %8,/',1*% 6+$5('3$5.,1* 727$/5(48,5(' 3529,'('727$/ (95(48,5(' 86( 2)63$&(6 (9)$&725 (95(48,5('&200(5&,$/ 5$1*( 5(6,'(17,$/ 5$1*( 5(4 '727$/ 3529,'('727$/ $'$63$&(65(48,5('3(5 $'$9$163$&(65(48,5('2)3529,'('$'$(963$&(65(48,5('$'$9$1(963$&(65(48,5('2) 02725&<&/(5(48,5('3529,'('3$5.,1*&$/&8/$7,2163(56,7(2&&83$1&<508&216758&7,217<3(9$635,1./(5('635,1./(56<67(01)3$6725,(6352326('+(,*+7352326(' %8,/',1*,1)2ATTACHMENT 2Item 2Packet Page 29 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T1.1USEROOMMAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR MERCANTILE RETAIL 100A 1014MERCANTILE RETAIL 101A 2183RESIDENTIAL LOBBY 102A 283ACC. STORAGE LOCKER 103A60ACCESSORY SHOWER 104A100ACC. STORAGE BIKE 105A324ACC. STORAGE TRASH 106A 241ACC. STORAGE UTILITY 107A 174GARAGE PARKING 108A 962FLOOR TOTAL:48570484AREA %: 0.00%9.96%SECOND FLOOR HOTELSUITE 200A 1001HOTELSUITE 201A 521HOTELSUITE 202A 470HOTELSUITE 203A 470HOTELSUITE 204A 874HOTELSUITE 205A 455HOTELSUITE 206A 372HOTELSUITE 207A 1260FLOOR TOTAL:542300AREA %: 0.00%0.00%THIRD FLOOR RESIDENTIAL 300A1001RESIDENTIAL 301A521RESIDENTIAL 302A961RESIDENTIAL 303A874RESIDENTIAL 304A846RESIDENTIAL 305A938FLOOR TOTAL:514100AREA %: 0.00%0.00%FOURTH FLOOR RESIDENTIAL 400A671RESIDENTIAL 401A448RESIDENTIAL 402A790RESIDENTIAL 403A798RESIDENTIAL 404A530RESIDENTIAL 405A798FLOOR TOTAL:403500AREA %: 0.00%0.00%FLOOR AREAS - BLDG ACOV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL),567)/225 7%' 6(&21')/225 7%' 7+,5')/225 7%' )2857+)/225 0 19456 0 484 19940BUILDING AREA - BLDG AUSEROOMMAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR GARAGE GARAGE 100B 4950RESIDENTIAL LOBBY 101B 140ACCESSORY LOCKER 102B82ACCESSORY SHOWER 103B92ACCESSORY UTILITY 104B200MERCANTILE RETAIL 105B 1215MERCANTILE RETAIL 106B 816FLOOR TOTAL:71210200AREA %: 0.00%2.81%SECOND FLOOR RESIDENTIAL 200B791RESIDENTIAL 201B761RESIDENTIAL 202B761RESIDENTIAL 203B447RESIDENTIAL 204B1174RESIDENTIAL 205B1025RESIDENTIAL 206B807RESIDENTIAL 207B760RESIDENTIAL 208B700RESIDENTIAL 209B599FLOOR TOTAL: 0782500AREA %: 0.00%0.00%THIRD FLOOR RESIDENTIAL 300B791RESIDENTIAL 301B761RESIDENTIAL 302B761RESIDENTIAL 303B447RESIDENTIAL 304B1174RESIDENTIAL 305B1025RESIDENTIAL 306B807RESIDENTIAL 307B760RESIDENTIAL 308B700RESIDENTIAL 309B629FLOOR TOTAL: 0785500AREA %: 0.00%0.00%FLOOR AREAS - BLDG BFOURTH FLOOR RESIDENTIAL 400B596RESIDENTIAL 401B887RESIDENTIAL 402B798RESIDENTIAL 403B759RESIDENTIAL 404B923RESIDENTIAL 405B658RESIDENTIAL 406B887 FLOOR TOTAL: 0550800AREA %: 0.00%0.00%&29 ''(&.6) 0$,12&&6) ,1&,'(17$/6) $&&(6625<6) %/'*727$/),567)/225 6(&21')/225 7+,5')/225 )2857+)/225 %8,/',1*$5($%/'*%&29 ''(&.6) 0$,12&&6) ,1&,'(17$/6) $&&(6625<6) %/'*727$/%/'*$ %/'*% %8,/',1*$5($%/'*$ %/'*%ATTACHMENT 2Item 2Packet Page 30 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T1.2%8,/',1*$81,77<3(678',2%' %('5220%('5220%('5220%('5220 727$/81,7&2817'8)$&725'(16,7<'(16,7<&$/&8/$7,216%/'*$%8,/',1*%81,77<3(678',2%' %('5220 %('5220 %('5220 %('5220 727$/ '(16,7<'(16,7<&$/&8/$7,216%/'*%81,7&2817'8)$&725727$/'(16,7<$//2:('%8,/',1*% 81,77<3(678',2%' %('5220 %('5220 %('5220 %('5220 727$/ '(16,7<&$/&8/$7,216727$/3(56,7(81,7&2817'8)$&725'(16,7<'(16,7<)$&725 $&5($//2:'(16,7< /276,=($&5(6UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+THIRD FLOOR 300A1001 X301A521 X302A961X303A874X 304A846X305A938XTOTAL 6 5141 1 2 3 0 0UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+FOURTH FLOOR 400A671X401A448 X402A790X403A798X404A530 X 405A798XTOTAL 6 4035 2 4 0 0 0BLDG TOTALTOTAL 12 9176 3 6 3 0 0UNIT TYPES - BLDG AAVERAGE UNIT SIZETOTAL UNIT SF: 9176TOTAL # UNITS: 12AVERAGE UNIT SF: 765UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+SECOND FLOOR 200B791 X201B761X202B761X203B447 X204B1174X205B1025X206B807X207B760X208B700X209B599 XTOTAL 10 7825 2 6 2 0 0UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+THIRD FLOOR 300B791X301B761X302B761X303B447 X304B1174X305B1025 X306B807X307B760X308B700X309B629 X TOTAL 10 7855 2 6 2 0 0UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+FOURTH FLOOR 400B596 X401B887X402B798 X403B759X404B923X405B658 X406B887 XTOTAL 7 5508 1 2 4 0 0BLDG TOTALTOTAL 27 21188 5 14 8 0 0TOTAL # UNITS: 27AVERAGE UNIT SF: 785UNIT TYPES - BLDG BAVERAGE UNIT SIZETOTAL UNIT SF: 21188ATTACHMENT 2Item 2Packet Page 31 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T1.3675((725,(17$7,21*8,'(/,1( &203/,$1&($+(,*+76&$/(*8,'(/,1( 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2Item 2Packet Page 32 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019CONTEXTUAL SITE PLANSCALE: N.T.S.NMARSH STHIGUERA STCARMEL STBEACH STC-DC-DC-DC-DC-DC-DC-DC-DC-DC-DAVILA SENIOR LIVINGBANK OF THE SIERRAMARSH & CARMEL HISTORIC RESID.- POLLARD HOUSE RETAILACHIEVEMENT HOUSE814747615536Our site is surrounded by a large variety of building sizes and materials. Directly across Marsh Street is a 4-story stucco building that matches our proposed height of 50’(1). A new 43’, 4-story (3-story, 33’ tall at back of sidewalk) mixed-use project is under construction at Marsh & Carmel (3). A new 40’, 4-story (3-story, 35’ tall at back of sidewalk) residential condo project is near completion at 460 Marsh (2). The materials of the surrounding buildings are: brick, stucco, wood siding and block. SUMMARY OF CONTEXTT2.08460 MARSH223PROJECT SITEATTACHMENT 2Item 2Packet Page 33 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com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·9LHZ;VKRZVWKHVLPXODWHGYLHZZKHUHWKHSURMHFWPDNHVWKHJUHDWHVWLPSDFWRQWKHYLHZVKHG)XUWKHUXSKLOOIURPWKLVSRLQWWKHKLOOFRPHVLQWRYLHZRYHUWKHWRSRIWKHSURSRVHGEXLOGLQJ)XUWKHUGRZQWKHKLOOWRZDUGV0DUVKWKHYLHZLVVFUHHQHGE\WKHH[LVWLQJVWUHHWWUHHLQIURQWRIWKHEDQN9LHZVIEW FROM MARSH & BEACH TOWARDS HILL2ATTACHMENT 2Item 2Packet Page 34 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019KEY PLANSCALE: N.T.S.NVIEW FROM MARSH & BEACH TOWARDS HILL3VIEW FROM MARSH TOWARDS HILL5VISUAL STUDYT2.2VIEW FROM SIDEWALK ON MARSH623415687MARSH STBEACH STHIGUERA ST9VIEW FROM MARSH TOWARDS HILL4ATTACHMENT 2Item 2Packet Page 35 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019KEY PLANSCALE: N.T.S.NVIEW OF SITE FROM HIGUERA LOOKING EASTSIMULATED VIEW OF SITE FROM HIGUERA LOOKING EAST79XVIEW OF SITE FROM HIGUERA LOOKING WEST8VISUAL STUDYT2.323415687MARSH STBEACH STHIGUERA ST9VIEW OF SITE FROM HIGUERA LOOKING EAST9ATTACHMENT 2Item 2Packet Page 36 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T2.4SUMMER SOLSTICE - 10AMSUMMER SOLSTICE - 1PMSUMMER SOLSTICE - 11AMSUMMER SOLSTICE - 2PMSUMMER SOLSTICE - 12PMSUMMER SOLSTICE - 3PMsolar shadingSCALE: N.T.S.NJACK HOUSEMARSH ST.HIGUERA ST.ATTACHMENT 2Item 2Packet Page 37 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T2.5solar shadingSCALE: N.T.S.NVERNAL EQUINOX - 10AMVERNAL EQUINOX - 1PMVERNAL EQUINOX - 11AMVERNAL EQUINOX - 2PMVERNAL EQUINOX - 12PMVERNAL EQUINOX - 3PMJACK HOUSEMARSH ST.HIGUERA ST.JACK HOUSEARMAMARMARMARMARMARMARMARMARMARRMARMARMARMRARMARMARMARMARARMARAMARMMARARSHSHSHHSHSHSHSHSHSHSHSHSHHSHSSSHHSHSHSHSHHSHSHSHSSST.STST.STST.STST.STST.STSTTTSTSTSTSTSTSSSTSSSTSSSTSSS.STSTTSSSSSSSSSHIGHIGHIGHIGHIGHHIGHIGHIGHIGHIGHIGGHIGHIGHIGGHIGGHHIGGGHHIHIHHHHHHHHHHHUERUERUERUERUERUERUERUERUERUUERUERUEEUERUEREUERUUERUERUUEUEUUUUUA SA SSSA SA SA SSSA SASA SA SA SA SSAAA SSSASSSSST.T.TT.T.T.TTT.TT.TT.T.T.TTTTTATTACHMENT 2Item 2Packet Page 38 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T2.6solar shadingSCALE: N.T.S.NWINTER SOLSTICE - 10AMWINTER SOLSTICE - 1PMWINTER SOLSTICE - 11AMWINTER SOLSTICE - 2PMWINTER SOLSTICE - 12PMWINTER SOLSTICE - 3PMJACK HOUSEMARSH ST.HIGUERA ST.ATTACHMENT 2Item 2Packet Page 39 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T3.0topographic mapSCALE: N.T.S.ATTACHMENT 2Item 2Packet Page 40 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019T3.1entitlement mapSCALE: N.T.S.ATTACHMENT 2Item 2Packet Page 41 HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3KBB04/19/2019171357TITLE SHEETC-0.11----2----3----4----5----150119Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.1, Apr 19, 2019 9:32pm, FernandoPhone Ext.:Phone Ext.:Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI No. 67732TS CTAEFOIGERAIOFILACLIVNRRERPTRUITTG.VANC E SDERETFONOILAGNEISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36CLIENT:G3 CONCEPTS486 MARSH STREETSAN LUIS OBISPO, CA 93401ARCHITECT:10 OVER STUDIO539 MARSH STREETSAN LUIS OBISPO, CA 93401GEOTECHNICAL: ...SURVEYOR:MBS LAND SURVEYS3563 SUELDO STREETSAN LUIS OBISPO, CA 93401APN: 003-511-033 AND 033-511-037SITE AREA: 0.79 ACAREA DISTURBED: 0.70 ACGRADING INFORMATION*CUT QUANTITY: 50 CUBIC YARDSFILL QUANTITY: 50 CUBIC YARDSNET QUANTITY: 0 CUBIC YARDS EXPORT*NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSESONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TOCLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES ANDFOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES AREBASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES ANDPROPOSED FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THEPLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THECONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OFPREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE SHALLINCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTHMATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTHMATERIALS.ELECTRICITY: P G & E COMPANY406 HIGUERA STSAN LUIS OBISPO, CA 93401805-743-5000NATURAL GAS: SOUTHERN CALIFORNIA GAS COMPANYP.O. BOX CMONTEREY PARK, CA 91756(800)-427-2200TELEPHONE: A T & T994 MILL ST.SAN LUIS OBISPO, CA 934021-800-750-2355CABLE TV: CHARTER COMMUNICATIONS7775 SAN LUIS AVE.ATASCADERO, CA 93422WATER/SEWER: CITY OF SAN LUIS OBISPOUTILITIES DEPARTMENT879 MORRO STSAN LUIS OBISPO, CA 93401EXISTING SURVEY INFORMATION FROM PLAN PREPARED BY------------------------------------------------ DATED ----------; UPDATED ----------.BOUNDARY DATA PER ---------------------------------------------.HORIZONTAL DATUM: ---------------------------------------------.BASIS OF BEARINGS: ---------------------------------------------.VERTICAL DATUM: ---------------------------------------------.PARCEL SIZE: ---------------------------------------------.NOTE:1. SURVEY INFORMATION IN THIS PLAN SET IS NOT A BOUNDARY SURVEY.PROPERTY LINES, SETBACKS, AND EASEMENT INFORMATION SHOWN IS FORREFERENCE ONLY.2. CONFIRM BENCHMARK DATA AND CONDITION WITH PROJECT SURVEYORPRIOR TO USE. THE SURVEYOR MUST PROVIDE THE ENGINEER WITH THESURVEY CONTROL NOTES, CONTROL COORDINATES, AND SURVEY NOTES.SURVEY MONUMENT PROTECTION:PROTECT AND PRESERVE, IN PLACE, ALL SURVEY MONUMENTS ANDBENCHMARKS. DO NOT DISTURB, MOVE, OR RELOCATE MONUMENTS ORBENCHMARKS WITHOUT THE PRIOR REVIEW AND APPROVAL BY THE AGENCYHAVING JURISDICTION OVER THE MONUMENT OR BENCHMARK. THE CONTRACTORSHALL CONTRACT WITH A LICENSED SURVEYOR FOR MONUMENTS REQUIRINGDISTURBANCE OR REMOVAL, AND THE SURVEYOR SHALL RESET THE MONUMENTSOR PROVIDE PERMANENT WITNESS MONUMENTS AND FILE THE REQUIREDDOCUMENTATION WITH THE AUTHORITY HAVING JURISDICTION, PURSUANT TO ALLAPPLICABLE BUSINESS AND PROFESSIONAL CODES.DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGUNDERGROUND SERVICE ALERTPRIOR TO COMMENCING OF ANYEXCAVATION, DIGGING, POT HOLING,ETC. CALL DIG ALERT FORASSIGNMENT OF AN INQUIRY IDNUMBER, BECAUSE NO EARTH WORKSHALL COMMENCE UNLESS THECONTRACTOR HAS OBTAINED THIS ANDEACH UTILITY OR OWNER OFSUBSURFACE FACILITIES HASLOCATED AND MARKED THEIRSUBSURFACE FACILITIES IN THE AREAOF WORK.SURVEY NOTESLEGENDVICINITY MAPPROJECT SITENDIG ALERTPROJECT INFORMATIONUTILITY PURVEYORSSHEET INDEXSTORM DRAINAGEWATER SERVICEGASSANITARY SEWERPOWER ELECTRICALDITCH / FLOWLINEGRADING LIMITGRADE SLOPEPROPERTY LINECENTERLINESAWCUTSDWGSEAC ASPHALTIC CONCRETEBLDG BUILDINGBCR BEGIN CURB RETURNBVC BEGIN VERTICAL CURVEBW BOTTOM OF WALLCB CATCH BASINC/L CENTERLINECMU CONCRETE MASONRY UNITCONC CONCRETEDW DRIVEWAYECR END CURB RETURNEG EXISTING GRADEEP EDGE OF PAVEMENTEVC END VERTICAL CURVEFF FINISHED FLOORFG FINISHED GRADEFH FIRE HYDRANTFL FLOW LINEFS FINISHED SURFACEGB GRADE BREAKIE INVERT ELEVATIONINV INVERTLA LANDSCAPE AREANG NATURAL GRADEPA PLANTER AREAPCC PORTLAND CEMENTCONCRETEP/L PROPERTY LINEPOC POINT OF CONNECTIONPS PARKING STRIPEPVC POLYVINYL CHLORIDERW RIGHT OF WAYSD STORM DRAINSG SUB-GRADE ELEVATIONSS SANITARY SEWERTC TOP OF CURB, CONCRETETF TOP OF FOOTINGTG TOP OF GRATETW TOP OF WALLVC VERTICAL CURVESTANDARD ABBREVIATIONSSHT SHEET TITLEC-0.1 TITLE SHEETC-0.2 NOTES SHEETC-2.1 GRADING PLANATTACHMENT 2Item 2Packet Page 42 Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.2, Apr 19, 2019 9:33pm, FernandoPhone Ext.:Phone Ext.:Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI No. 67732TS CTAEFOIGERAIOFILACLIVNRRERPTRUITTG.VANC E SDERETFONOILAGNEISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3KBB04/19/2019171357NOTES SHEETC-0.21----2----3----4----5----150119CITY OF SAN LUIS OBISPO GENERAL NOTES:1. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OFTHE ENGINEERING STANDARDS AND STANDARD SPECIFICATION.2. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY ORWITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING ANENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER,FIRE SERVICE LATERALS, CURB, GUTTER, SIDEWALK, DRIVEWAY APPROACHES, SIDEWALKUNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS,STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.3. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT (805) 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OF FINAL INSPECTION.4. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.5. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATER THAN 5 FEET INDEPTH. A COPY OF THE ANNUAL, PROVISIONAL, OR TEMPORARY PERMIT SHALL BE PROVIDED TO THEBUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/OR GRADING PERMIT ISSUANCE IF APPLICABLE.6. ENCROACHMENT PERMITS WILL NOT BE ISSUED NOR WILL NEW WORK BE AUTHORIZED IN THE PUBLICRIGHT-OF-WAY IN THE DOWNTOWN AREA DURING THE HOLIDAY SEASON. THE HOLIDAY SEASONCOMMENCES WITH THANKSGIVING AND ENDS AFTER NEW YEARS DAY.7. METERED PARKING SPACES DISPLACED DURING CONSTRUCTION ARE LIMITED TO TWO SPACES ANDSHALL BE PAID FOR BY THE CONTRACTOR, OWNER, OR OPERATOR AT THE CURRENT RATE OF $20.00PER METER PER DAY. PARKING BAGS ARE AVAILABLE FROM THE PARKING DIVISION LOCATED AT 1260CHORRO STREET OR THE ENGINEERING DIVISION LOCATED AT 919 PALM STREET.8. A PRE-CONSTRUCTION MEETING SHALL BE COORDINATED BY THE OWNER/DEVELOPER ORCONTRACTOR AND SHALL INCLUDE PERTINENT CITY STAFF. AS A MINIMUM, THE ASSIGNED BUILDINGINSPECTOR AND PUBLIC WORKS INSPECTOR SHALL BE INCLUDED IN THIS MEETING TO DISCUSS THELIMIT OF SUBDIVISION IMPROVEMENTS AND INSPECTION RESPONSIBILITIES.9. THE PUBLIC IMPROVEMENTS SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THEPUBLIC WORKS DIRECTOR PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANYBUILDING.10. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER, SIDEWALK OR DRIVEWAY APPROACHSHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR.11. THE CONTRACTOR SHALL FOLLOW THE REQUIREMENTS OF THE UTILITY DEPARTMENT SEWERABANDONMENT POLICY. THIS POLICY STATES THAT ALL SEWER LATERALS SHALL BE ABANDONED ATTHE MAIN PRIOR TO ANY DEMOLITION UNLESS THAT LATERAL IS INTENDED FOR REUSE AND IT PASSESA VIDEO INSPECTION.12. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OFTHE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS, CONSTRUCTIONAND GROUND DISTURBING ACTIVITIES.13. THE ADJOINING STREET AND SIDEWALK SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST,MUD, AND CONSTRUCTION DEBRIS AT THE END OF EACH WORKING DAY.14. ALL DISTURBED SURFACE SLOPES, SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATERAND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TOCONTROL EROSION BY EFFECTIVE PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO AREQUEST FOR FINAL INSPECTION.15. TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS,PLANTINGS, AND FACILITIES ARE IN PLACE. TEMPORARY MEASURES SHALL BE REMOVED PRIOR TOFINAL INSPECTION APPROVALS.16. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW ANY PROPOSAL FOR TREE REMOVALSAND TO INITIATE AN APPLICATION FOR A TREE REMOVAL PERMIT IF APPLICABLE. CONTACT ARBORISTRON COMBS AT (805) 781-7023 TO COORDINATE A SITE INSPECTION AND TO VERIFY TREE REMOVALPERMIT APPLICATION REQUIREMENTS. THE TREE REMOVAL PERMIT SHALL BE ISSUED PRIOR TOBUILDING PERMIT ISSUANCE. OTHERWISE, THE DEMOLITION PLANS SHALL BE REVISED TO SHOW TREEPRESERVATION MEASURES.17. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW AND APPROVE ANY REQUIRED ORPROPOSED PRUNING OF DOWNTOWN STREET TREES. SAFETY PRUNING MAY BE COMPLETED BY THECITY OR BY A CITY APPROVED ARBORIST.18. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW THE PROPOSED TREE PROTECTIONMEASURES PRIOR TO COMMENCING WITH ANY DEMOLITION, GRADING, OR CONSTRUCTION. ANYSAFETY PRUNING OR THE CUTTING OF SUBSTANTIAL ROOTS SHALL BE APPROVED BY THE CITY ANDCOMPLETED BY A CITY-APPROVED ARBORIST. CONTACT THE CITY ARBORIST AT LEAST 48 HOURSPRIOR TO CONSTRUCTION IN AREAS WHERE TREE PROTECTION AND INSPECTION IS REQUIRED.19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTSSHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBSAT (805) 781-7023 BEFORE COMMENCING WITH DEMOLITION, GRADING, OR EXCAVATIONS.20. TREE REMOVALS REQUIRE A SEPARATE TREE REMOVAL PERMIT. APPLICATION LOCATED HERE:HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=4685LOS ANGELESTRENCHING AND BACKFILL NOTES:1. ALL TRENCHING, BEDDING AND BACKFILL MATERIAL AND CONSTRUCTION, SHALL BE IN ACCORDANCEWITH THESE PLANS INCLUDING THE PIPE TRENCH DETAIL.2. TRENCH OR STRUCTURE EXCAVATION SUBGRADE SHALL BE OBSERVED BY THE GEOTECHNICALENGINEER PRIOR TO PLACEMENT OF BEDDING MATERIAL OR FORMS. WET OR UNSTABLE SOILENCOUNTERED IN THE BOTTOM OF THE EXCAVATION AND DEEMED BY THE GEOTECHNICAL ENGINEERTO BE INCAPABLE OF PROPERLY SUPPORTING THE PIPE OR STRUCTURE BEING CONSTRUCTED,SHALL BE REMOVED TO THE DEPTH RECOMMENDED BY THE GEOTECHNICAL ENGINEER AND THEEXCAVATION BACKFILLED TO THE BOTTOM OF THE PIPE OR STRUCTURE GRADE WITH SUITABLEMATERIAL RECOMMENDED BY THE GEOTECHNICAL ENGINEER.3. WATER ENCOUNTERED IN TRENCH OR STRUCTURE EXCAVATION SHALL BE REMOVED BY THECONTRACTOR TO THE SATISFACTION OF THE GEOTECHNICAL ENGINEER TO PROVIDE DRYCONDITIONS DURING CONSTRUCTION OF PIPE OR STRUCTURE.4. BEDDING AND BACKFILL MATERIAL AND COMPACTED DENSITY, SHALL BE TESTED FOR COMPLIANCEWITH APPLICABLE REQUIREMENTS BY THE GEOTECHNICAL ENGINEER.5. BEDDING AND PIPE ZONE BACKFILL MATERIAL, SHALL BE COMPACTED TO NOT LESS THAN 95% OFMAXIMUM DENSITY. TRENCH BACKFILL SHALL BE COMPACTED TO NOT LESS THAN 90% OF MAXIMUMDENSITY. THE UPPER 12" BELOW THE BASE OR SUB-BASE COURSE IN PAVED AND OTHER TRAFFICAREAS AND BELOW THE CONCRETE OR SAND COURSE IN WALKWAY AREAS SHALL BE COMPACTED TONOT LESS THAN 95% OF MAXIMUM DENSITY. BACKFILL COMPACTION SHALL BE TESTED FORCOMPLIANCE WITH THESE REQUIREMENTS IN ACCORDANCE WITH ASTM D-1557, LATEST REVISION,AND REPORTED BY THE GEOTECHNICAL ENGINEER.6. CLASS I OR CLASS II (TRENCH) BACKFILL SHALL NOT BE PLACED UNTIL BEDDING AND INITIAL (PIPEZONE) BACKFILL HAVE BEEN OBSERVED, TESTED AND APPROVED.7. COMPACTION BY FLOODING OR JETTING IS NOT PERMITTED.8. CONTRACTOR SHALL REVIEW THE GEOTECHNICAL REPORT(S), THE PROJECT WORK AREA ANDVICINITY, AND SHALL FAMILIARIZE HIMSELF WITH THE WORK AREA CONDITIONS. CONTRACTOR SHALLMAKE HIS OWN DEDUCTIONS AND CONCLUSIONS AS TO HOW EXISTING SURFACE AND SUB-SURFACECONDITIONS WILL AFFECT OR BE AFFECTED BY HIS CONSTRUCTION OPERATIONS, INCLUDING THENATURE OF MATERIALS TO BE EXCAVATED. THE DEGREE OF DIFFICULTY ASSOCIATED WITH MAKINGAND MAINTAINING THE REQUIRED EXCAVATIONS, AND THE DEGREE OF DIFFICULTY WHICH MAY ARISEFROM SUBSURFACE CONDITIONS INCLUDING GROUNDWATER, AND SHALL ACCEPT FULLRESPONSIBILITY THEREOF.9. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROTECT THE INTEGRITY OF EXISTING PAVEMENTALONG AND BEHIND THE TRENCH SAWCUT LINES DURING CONSTRUCTION. IF THIS PAVEMENT ISBROKEN-OFF OR OTHERWISE DAMAGED BEFORE NEW PAVEMENT IS PLACED, CONTRACTOR SHALLSAWCUT A NEW CONFORM LINE PARALLEL WITH, FULL LENGTH OF, AND SUFFICIENT DISTANCE(1-FOOT MINIMUM) BEHIND ORIGINAL SAWCUT SO AS TO REMOVE DAMAGED PAVEMENT AND / ORIRREGULARITY ALONG THE CONFORM LINE.GENERAL GRADING NOTES:1. GRADING SHALL BE IN CONFORMANCE WITH RECOMMENDATIONS MADE BY THE GEOTECHNICALENGINEER DURING OBSERVATION AND TESTING OF SITE DEMOLITION, PREPARATION, GRADING, ANDDEVELOPMENT WORK. FOR ANY CONFLICT BETWEEN THESE PLANS AND THE RECOMMENDATIONSAND/OR SPECIFICATIONS OF THE GEOTECHNICAL ENGINEER, THE MORE STRINGENT PROVISIONSHALL GOVERN.2. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION (EXCEPT TREES INDICATED TOREMAIN), INCLUDING ROOTS AND ROOT STRUCTURES, OTHER ORGANIC MATERIAL, DEBRIS,NON-COMPLYING FILL, AND OTHER MATERIAL UNSUITABLE FOR SUPPORT OF FILL AND/OR PROPOSEDIMPROVEMENTS, AS RECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THEGEOTECHNICAL ENGINEER. CALL THE INSPECTOR FOR INITIAL INSPECTION.3. ALL UNSUITABLE SOIL MATERIALS AND RUBBISH AND DEBRIS RESULTING FROM DEMOLITION ANDGRADING OPERATIONS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLELOCATION AND DISPOSED OF IN A PROPER AND LEGAL MANNER.4. AREAS TO RECEIVE FILL MATERIAL AND AREAS TO RECEIVE BUILDINGS, EXTERIOR SLABS, WALKWAYS,WALLS, PAVEMENT AND OTHER STRUCTURAL IMPROVEMENTS SHALL BE PREPARED ASRECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THE GEOTECHNICAL ENGINEER.RECOMMENDATIONS FOR OVER EXCAVATION, ADDITIONAL SCARIFICATION, BACKFILL ANDRECOMPACTION ARE CONTAINED IN THE PROJECT GEOTECHNICAL REPORT REFERENCED IN THEGENERAL NOTES ON THESE PLANS.5. PRIOR TO PLACEMENT OF FILL AND BACKFILL MATERIAL, THE PREPARED AREA SHALL BE INSPECTEDAND APPROVED BY THE INSPECTOR. THE GEOTECHNICAL ENGINEER SHALL ALSO OBSERVE THEAREAS TO BE FILLED. ALLOW A MINIMUM 48-HOUR NOTICE. FILL AND BACKFILL PLACED ON THEPREPARED AREA WITHOUT THE REQUIRED OBSERVATION SHALL BE REMOVED.6. ALL FILL MATERIAL, WHETHER EXCAVATED ON-SITE OR IMPORTED FROM OFF-SITE, SHALL BE TESTEDAND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACEMENT. IMPORTED FILL MATERIALSHALL BE EQUAL TO OR BETTER IN QUALITY THAN THE ON-SITE SOILS AND SHALL CONFORM TO THERECOMMENDATION OF THE GEOTECHNICAL ENGINEER. THE GEOTECHNICAL ENGINEER SHALL TESTAND APPROVE THE SOIL PROPOSED FOR IMPORT FOR STRUCTURAL FILL PRIOR TO IMPORTATION TOTHE SITE. THE LANDSCAPE ARCHITECT AND THE GEOTECHNICAL ENGINEER SHALL TEST ANDAPPROVE THE SOIL PROPOSED FOR IMPORT FOR LANDSCAPE AREA SURFACE MATERIAL PRIOR TOIMPORTATION TO THE SITE.7. CONTRACTOR SHALL REFER TO THE FOLLOWING AS APPLICABLE:- ARCHITECT'S PLANS FOR ADDITIONAL GRADING REQUIREMENTS IN BUILDING AREAS.- LANDSCAPE ARCHITECT'S PLANS FOR TREE PRESERVATION REQUIREMENTS AND FOR SUBGRADEALLOWANCES IN LANDSCAPE AREAS.- PUBLIC IMPROVEMENT PLANS FOR INTERFACING WITH PUBLIC GRADING, PAVING, STORMDRAINAGE AND UTILITY IMPROVEMENTS.8. WHERE PLANTER AREAS ARE SHOWN ON THE PLANS ADJACENT TO BUILDINGS AND ARE CONTAINEDBY WALKS / FLATWORK LESS THAN 8" BELOW BOTTOM OF SILL PLATE OR WHERE ADJACENT FINISHGRADE OUTSIDE A BUILDING IS SHOWN TO BE LESS THAN 8" BELOW BOTTOM OF SILL PLATE, IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THAT BUILDING PLANS CALL FOR APPROPRIATEDAMPPROOF OR WATERPROOF CONSTRUCTION AND IS CONSTRUCTED IN ACCORDANCE WITH ALLBUILDING APPLICABLE CODE REQUIREMENTS.9. PLAN ELEVATIONS SHOWN ON SOIL AND LANDSCAPED AREAS ARE FINISH GRADE (FINISH SURFACE)ELEVATIONS INTENDED TO ESTABLISH SURFACE DRAINAGE CONTROL FOR THESE AREAS. DURINGGRADING OPERATIONS, THICKNESSES (SUBGRADE ALLOWANCES) SPECIFIED BY LANDSCAPEARCHITECT FOR TURF, WOOD CHIPS, MULCH, ETC. SHALL BE SUBTRACTED FROM THESE ELEVATIONSTO ESTABLISH FINISH SUBGRADE.10. BEFORE PLACEMENT OF AGGREGATE BASE OR SUBBASE MATERIAL IN PAVEMENT AREAS, THESUBGRADE SOIL SHALL BE REVIEWED AND TESTED BY THE GEOTECHNICAL ENGINEER. DURINGPAVING OPERATIONS, STRUCTURAL SECTION COMPACTION SHALL BE OBSERVED AND TESTED BY THEGEOTECHNICAL ENGINEER.11. QUALITY REVIEW AND REPORTING REQUIREMENTS.A. GRADING AND IMPROVEMENTS FOUND NOT IN CONFORMANCE WITH APPROVED PLANS AND DESIGNINTENT SHALL BE CORRECTED BY CONTRACTOR AT CONTRACTOR'S EXPENSE. ADDITIONALSURVEYING TO CONFIRM ELEVATIONS AFTER CORRECTIVE MEASURES SHALL ALSO BE ATCONTRACTOR'S EXPENSE.REQUIREMENTS FOR VARIOUS SURFACING CONDITIONS ARE AS FOLLOWS:- DIRT: NOT LESS THAN 2% (1/4" PER FOOT) SLOPE IN DIRECTION OF SURFACE DRAINAGE AND 0.10FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION- A.C. PAVEMENT: NOT LESS THAN 1% (1/8 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.04 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION- CONCRETE: NOT LESS THAN 0.5% (1/16 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.02 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATIONUNLESS NOTED OTHERWISE ON PLANS.STORM DRAIN NOTES:1. ALL PRIVATE STORM DRAIN MATERIAL AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESEPLANS, INCLUDING THE PIPE TRENCH DETAIL.2. CONTRACTOR SHALL SCHEDULE STORM DRAIN WORK AHEAD OF OTHER UNDERGROUND CONDUITCONSTRUCTION.3. GRAVITY STORM DRAIN WORK SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM.4. POLYVINYL CHLORIDE (PVC) PIPE FOR 4" THROUGH 15" SIZE SHALL COMPLY WITH THE MOST RECENTISSUE OF ASTM STANDARD D-3034 (SDR 35). PVC PIPE SHALL HAVE AN INTEGRALLY MOLDED BELL ORSOCKET END FOR GASKETED JOINT ASSEMBLY. JOINTS AND GASKETS SHALL COMPLY WITH THEMOST RECENT ISSUE OF ASTM STANDARD D-3212 AND F-477, RESPECTIVELY. PVC PIPE INSTALLATIONSHALL COMPLY WITH UNI-BELL PLASTIC PIPE ASSOCIATION STANDARD UNI-B-5, LATEST REVISION. PVCPIPE CONNECTIONS TO MANHOLES, CATCH BASINS AND OTHER CONCRETE STRUCTURES SHALL BECONSTRUCTED WITH WATERSTOP AT MIDPOINT OF STRUCTURE WALL PENETRATION. WATERSTOPSHALL BE PVC CONCRETE MANHOLE ADAPTER (4" THROUGH 12" PIPE) OR LARGE DIAMETERWATERSTOP AS MANUFACTURED BY FERNCO, OR EQUIVALENT APPROVED BY THE ENGINEER.5. HIGH DENSITY POLYETHYLENE (HDPE) PIPE AND FITTINGS FOR 4" THROUGH 48" SIZE SHALL BEN-12PROLINK WT (WATERTIGHT) SERIES AS MANUFACTURED BY ADVANCED DRAINAGE SYSTEMS, INC.(ADS). UNLESS NOTED OTHERWISE. LATERAL CONNECTIONS TO MAINLINES SHALL BE MADE USINGMANUFACTURER'S WATERTIGHT REDUCING FITTINGS. PIPE AND FITTING INSTALLATION SHALL BE INACCORDANCE WITH MANUFACTURER'S RECOMMENDED PROCEDURES. CONNECTIONS TO CONCRETESTRUCTURES SHALL BE CONSTRUCTED WATERTIGHT USING MANUFACTURER'S RECOMMENDEDMATERIALS AND METHODS.6. GRATED CATCH BASINS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PLAN DETAIL SHOWNHEREON.7. WITHIN TEN (10) WORKING DAYS OF COMPLETION OF THE STORM DRAIN SYSTEM AND BEFORECONSTRUCTION OF PAVEMENT, WALKWAYS AND OTHER PERMANENT SURFACE IMPROVEMENTS,CONTRACTOR SHALL ENSURE TOP OF GRATE, COVER, INLET AND OUTLET INVERT ELEVATIONS OF ALLSTORM DRAIN STRUCTURES MATCH PLANS AND ARE ACCURATE TO 0.01 FEET.DEMOLITION NOTES:1. THE EXISTENCE AND APPROXIMATE LOCATIONS OF ANY UNDERGROUND UTILITIES OR STRUCTURESSHOWN ON THESE PLANS ARE OBTAINED BY THE AVAILABLE RECORDS PROVIDED. THE CIVILENGINEER ASSUMES NO LIABILITY AS TO THE EXACT LOCATION OF SAID LINES, NOR FOR UTILITY ORIRRIGATION LINES WHOSE LOCATIONS ARE NOT SHOWN. THE CONTRACTOR SHALL BE RESPONSIBLEFOR NOTIFYING ALL UTILITY COMPANIES PRIOR TO WORK OR POTHOLE TO DETERMINE THE EXACTLOCATIONS OF ALL LINES AFFECTING THIS WORK, WHETHER OR NOT SHOWN HEREON. THECONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO OR PROTECTION OF ALL EXISTINGUTILITY LINES.2. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION OF THE SITE AND SHALL REMOVE ANDDISPOSE OF ALL STRUCTURES ABOVE AND OR BELOW GROUND UNLESS NOTED OTHERWISE. ANYHAZARDOUS MATERIALS ENCOUNTERED SHALL BE HANDLED AND REMOVED AS REQUIRED BY LOCALAND/OR STATE LAWS AT NO COST TO THE OWNER.3. THE CONTRACTOR SHALL EXERCISE DUE CARE TO AVOID DAMAGE TO EXISTING HARDSCAPEIMPROVEMENTS, UTILITY FACILITIES, AND LANDSCAPING FEATURES THAT ARE NOT AFFECTED BYTHESE PLANS.4. ALL JOIN LINES SHALL BE SAWCUT ON A NEAT, STRAIGHT LINE PARALLEL WITH THE JOIN. THE CUTEDGE SHALL BE PROTECTED FROM CRUSHING, AND ALL BROKEN EDGES SHALL BE RE-CUT PRIOR TOJOINING.5. ALL EXISTING OBJECTIONABLE MATERIALS THAT CONFLICT WITH PROPOSED IMPROVEMENTSINCLUDING, BUT NOT LIMITED TO, BUILDING FOUNDATIONS, UTILITIES, APPURTENANCES, TREES,SIGNS, STRUCTURES, ETC. SHALL BE REMOVED AND DISPOSED BY THE CONTRACTOR AT NO COST TOTHE OWNER, UNLESS NOTED OTHERWISE HEREIN, OR AS DIRECTED BY THE CONSTRUCTIONMANAGER.6. THE CONTRACTOR SHALL PROTECT ALL EXISTING STREETS FROM DAMAGES CAUSED BY HISOPERATIONS. ANY CURBS DAMAGED DURING HIS OPERATIONS SHALL BE SAWCUT AND REPLACED ATNO COST TO THE OWNER. ANY EXISTING PAVING IDENTIFIED AS POTENTIALLY NEEDING TO BEREPLACED SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TOTHE COMMENCEMENT OF WORK.7. THE CONTRACTOR SHALL PERFORM AND BE RESPONSIBLE FOR ALL CLEARING AND GRUBBINGOPERATIONS AS NECESSARY TO COMPLETE THE WORK, INCLUDING TRANSPORTATION AND DISPOSALOF ALL REMOVED MATERIALS, AND ALL ASSOCIATED COSTS.GENERAL NOTES:1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF SAN LUIS OBISPO AND THECURRENT EDITION OF THE CALIFORNIA BUILDING CODE.2. IN THE EVENT OF A CONFLICT BETWEEN ANY REFERENCED STANDARD, THE MORE STRINGENTREQUIREMENT SHALL GOVERN.3. STORMWATER POLLUTION PREVENTION REQUIREMENTS PER CITY OF SAN LUIS OBISPO AND SWRCB.4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS INPROGRESS.5. BEFORE BEGINNING WORK, CONTRACTOR SHALL CONFIRM WITH AGENCIES HAVING JURISDICTIONTHAT ALL REQUIRED PERMITS AND LICENSES HAVE BEEN OBTAINED AND ALL REQUIRED NOTICESGIVEN.6. UNDERGROUND AND OVERHEAD CONSTRUCTION IN ADDITION TO WHAT IS SHOWN ON THESE PLANSMAY BE PART OF THIS PROJECT, INCLUDING ARCHITECTURAL AND LANDSCAPE ARCHITECTURALIMPROVEMENTS. ADDITIONAL PERMITS MAY BE REQUIRED.A. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WORK AND INTERFACINGIMPROVEMENTS WITH WORK BY OTHER CONTRACTORS AT THIS JOB SITE AND WITH IMPROVEMENTSREQUIRED BY PLANS BY OTHERS.B. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR BUILDING AND SITE LAYOUTDIMENSIONING.C. CONTRACTOR SHALL REFER TO ARCHITECTURAL AND LANDSCAPE ARCHITECTURAL PLANS ANDSPECIFICATIONS FOR SITE DEVELOPMENT CONSTRUCTION DETAILS AND DIMENSIONING, INCLUDINGTHOSE FOR BUILDINGS, PATIOS, WALKWAYS, DRIVEWAYS, WALLS/FENCES, PLUMBING, ELECTRICAL,UTILITIES, LANDSCAPING, AND IRRIGATION.7. ALL SITE WORK AND TESTING SHALL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONSCONTAINED IN THE FOLLOWING GEOTECHNICAL ENGINEERING REPORT FOR THIS PROJECT:A. PREPARED BY: EARTH SYSTEMS PACIFIC,FILE NUMBER: SL-17242-SB, DATE: MARCH 31, 2015.B. THIS REPORT AND ANY ADDENDA SHALL BE INCORPORATED INTO THESE PLANS AND MADE A PARTHEREOF AS IF SPELLED OUT IN THEIR ENTIRETY HEREON. IT IS THE CONTRACTOR'S RESPONSIBILITYTO REVIEW THE APPLICABLE GEOTECHNICAL REPORTS. CONTRACTOR SHALL CONTACT THEGEOTECHNICAL ENGINEER TO OBTAIN OR REVIEW COPIES OF THESE REPORTS AND ADDENDA.C. PRIOR TO BIDDING, CONTRACTOR SHALL CONTACT THE GEOTECHNICAL ENGINEER TO DETERMINETHE LOCATION AND DEPTH OF ALL TEST BORINGS AND EXPLORATORY PITS AND EXCAVATIONS.CONTRACTOR SHALL DETERMINE FROM THE GEOTECHNICAL ENGINEER WHAT REMEDIAL WORK ISRECOMMENDED TO MAKE THESE DISTURBED LOCATIONS SUITABLE FOR THE PROPOSEDIMPROVEMENTS. CONTRACTOR SHALL INCLUDE IN HIS BID ALL COSTS FOR THE RECOMMENDEDREMEDIAL WORK AND SHALL ADJUST HIS OPERATIONS TO PROPERLY SEQUENCE THE WORK TOACCOMMODATE REMEDIAL WORK WITH CONSTRUCTION OF PROPOSED IMPROVEMENTS.8. ALL MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH APPLICABLE HEALTH ANDSAFETY LAWS, ORDINANCES, REGULATIONS, RULES, AND STANDARDS INCLUDING ALL REQUIREMENTSOF CAL-OSHA AND OSHA.9. ALL UNSUITABLE CONSTRUCTION MATERIALS AND RUBBISH AND DEBRIS SHALL BE REMOVED FROMTHE JOB SITE; TRANSPORTED TO A SUITABLE LOCATION, AND DISPOSED OF IN A PROPER AND LEGALMANNER.10. ALL WORK INVOLVING EXCAVATION, INCLUDING THAT FOR WATER, SEWER, STORM DRAIN AND UTILITYCONDUITS AND ALL SERVICE CONNECTIONS AND METER BOXES (NOT PERMITTED IN DRIVEWAYS)SHALL BE COMPLETED AND OBSERVED AND APPROVED BY THE AGENCY HAVING JURISDICTION ANDTHE STRUCTURAL BACKFILL OBSERVED AND TESTED FOR COMPACTION AND APPROVED BY THEGEOTECHNICAL ENGINEER BEFORE AGGREGATE BASE, PAVING AND OTHER PERMANENT SURFACECONSTRUCTION MAY COMMENCE.11. BEFORE COMMENCING EXCAVATION, CONTRACTOR SHALL CONTACT PUBLIC WORKS AND UTILITYCOMPANIES OR OTHER OWNERS OF SUBSURFACE FACILITIES WITHIN THE WORK SITE AND SHALLVERIFY WHETHER OR NOT A REPRESENTATIVE WILL BE PRESENT BEFORE AND/OR DURINGEXCAVATION, AND SHALL DETERMINE SITE SPECIFIC REQUIREMENTS FOR EXCAVATION.12. CONTRACTOR SHALL NOTIFY PUBLIC WORKS, BUILDING AND SAFETY, UTILITY COMPANIES,GEOTECHNICAL ENGINEER, AND ENGINEER OF RECORD, AT LEAST 48 HOURS BEFORE START OF ANYCONSTRUCTION AND OF THE TIME AND LOCATION OF PRE-CONSTRUCTION CONFERENCE, AND SHALLDETERMINE FROM EACH PARTY THEIR SCOPE OF WORK TO BE OBSERVED AND BY WHOM, AND SCOPEOF TESTING. DURING THE COURSE OF WORK, CONTRACTOR SHALL BE RESPONSIBLE FOR CALLINGFOR OBSERVATION AND TESTING AS STIPULATED PURSUANT TO ABOVE DETERMINATIONS. WORK NOTOBSERVED AND TESTED WILL BE SUBJECT TO REJECTION.13. CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN SUCH SHEETING, SHORING, BRACING, AND/OROTHER PROTECTION AS IS NECESSARY TO PREVENT FAILURE OF TEMPORARY EXCAVATIONS ANDEMBANKMENTS AND TO PREVENT DAMAGE TO EXISTING IMPROVEMENTS, TEMPORARYIMPROVEMENTS, AND PARTIALLY COMPLETED PORTIONS OF THE WORK. CONTRACTOR SHALL BESOLELY RESPONSIBLE FOR THE SUFFICIENCY OF SUCH SUPPORTS AND/OR OTHER PROTECTION PERALL REQUIREMENTS OF CAL-OSHA AND OSHA.14. CONTRACTOR SHALL PROMPTLY NOTIFY ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION BY TELEPHONE AND IN WRITING UPON DISCOVERY OF, AND BEFORE DISTURBING ANYPHYSICAL CONDITIONS DIFFERING FROM THOSE REPRESENTED BY APPROVED PLANS ANDSPECIFICATIONS.15. CONTRACTOR SHALL MAINTAIN A COMPLETE AND ACCURATE RECORD OF ALL CHANGES OFCONSTRUCTION FROM THAT SHOWN ON THESE PLANS AND SPECIFICATIONS FOR THE PURPOSE OFPROVIDING A BASIS FOR CONSTRUCTION OF RECORD DRAWINGS. NO CHANGES SHALL BE MADEWITHOUT PRIOR WRITTEN APPROVAL OF ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION. UPON COMPLETION OF THE PROJECT, CONTRACTOR SHALL DELIVER THIS RECORD OFALL CONSTRUCTION CHANGES TO ENGINEER ALONG WITH A LETTER WHICH DECLARES THAT, OTHERTHAN THESE NOTED CHANGES, "THE PROJECT WAS CONSTRUCTED IN CONFORMANCE WITH THEAPPROVED PLANS AND SPECIFICATIONS."WARNING: ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR,UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THESE PLANS MUSTBE APPROVED IN WRITING BY PREPARER.16. CONTRACTOR AGREES THAT, IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTIONPRACTICES, CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITYFOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT INCLUDINGSAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. CONTRACTOR FURTHERAGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALS HARMLESS FROM ALLLIABILITY AND CLAIMS, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ONTHIS PROJECT AND ACCEPTS LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGNPROFESSIONALS.17. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR VEHICULAR AND PEDESTRIAN TRAFFICCONTROL AND SAFETY AND SHALL FURNISH, INSTALL, AND MAINTAIN SUCH FENCING, SIGNS, LIGHTS,TRENCH PLATES, BARRICADES, AND/OR OTHER PROTECTION AS IS NECESSARY FOR SAID CONTROLAND SAFETY.18. CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR PROTECTION OFPUBLIC AND PRIVATE PROPERTY AT OR IN THE VICINITY OF THE JOB SITE AND FURTHER AGREES TO,AT CONTRACTOR'S EXPENSE, REPAIR OR REPLACE TO ORIGINAL CONDITION, ALL EXISTINGIMPROVEMENTS WITHIN OR IN THE VICINITY OF THE JOB SITE WHICH ARE NOT DESIGNATED FORREMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A RESULT OF CONTRACTOR'S OPERATIONS.USE OF PLANS:THIS DRAWING IS PROVIDED IN AN ELECTRONIC FORMAT AS A COURTESY, IF REQUESTED BY THE USER.THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONALWORK PRODUCT. THE SIGNED HARD COPY PREPARED FOR THE PROJECT CONSTITUTES OURPROFESSIONAL WORK PRODUCT AND THE HARD COPY MUST BE REFERRED TO FOR THE CORRECTDESIGN INFORMATION. THESE PLANS HAVE BEEN PREPARED SOLELY FOR USE FOR THE PROJECTSCOPE AND SITE SPECIFICALLY IDENTIFIED HEREON AT THE TIME THESE PLANS ARE SIGNED. THEENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, USE OF ANYPART OF THESE PLANS, INCLUDING ANY NOTE OR DETAIL, FOR ANY UNAPPROVED OR REVISED PROJECTSCOPE, OR FOR ANY OTHER PROJECT AT THIS OR ANY OTHER SITE. USER AGREES TO INDEMNIFY ANDHOLD HARMLESS ASHLEY & VANCE FOR ALL COSTS AND DAMAGES IF USED.USE OF ELECTRONIC INFORMATION:ELECTRONIC INFORMATION MAY BE PROVIDED BY THE ENGINEER FOR CONVENIENCE; UNDER NOCIRCUMSTANCES SHALL DELIVERY OF ELECTRONIC FILES FOR USE BY OTHERS BE DEEMED A SALE BYTHE ENGINEER AND THE ENGINEER MAKES NO WARRANTIES, EITHER EXPRESS OR IMPLIED, OFMERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL THE ENGINEERBE LIABLE FOR INDIRECT OR CONSEQUENTIAL DAMAGES AS A RESULT OF THE USE OR REUSE OF THEELECTRONIC FILES BY OTHERS.ELECTRONIC INFORMATION IS INTENDED TO PROVIDE INFORMATION SUPPLEMENTAL AND SUBORDINATETO THE CONSTRUCTION CONTRACT DOCUMENTS. LAYOUT AND CONSTRUCTION OF PROJECT ELEMENTSSHALL BE BASED ON DIMENSIONS AND INFORMATION INCLUDED ON THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS WHICH SHALL CONTROL OVER ELECTRONIC INFORMATION.USER IS RESPONSIBLE FOR CONFIRMING LOCATION OF PROPOSED IMPROVEMENTS BASED ONDIMENSIONS AND INFORMATION INCLUDED ON THE CONSTRUCTION CONTRACT DOCUMENTS;INCONSISTENCIES BETWEEN THE ELECTRONIC INFORMATION AND THE CONSTRUCTION CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER FOR RESOLUTION PRIOR TOCONSTRUCTION.PROJECT ELEMENTS SUCH AS MANHOLES, CATCH BASINS, UTILITY VAULTS, VALVE ASSEMBLIES, STAIRS,RAMPS, WALLS, ETC. ARE SHOWN SCHEMATICALLY IN THE ELECTRONIC INFORMATION ANDCONSTRUCTION OF THESE ELEMENTS SHALL BE IN ACCORDANCE WITH THE CONSTRUCTION NOTES ANDDETAILS PRESENTED OR REFERENCED IN THE SIGNED AND SEALED CONSTRUCTION CONTACTDOCUMENTS. IMPROVEMENTS CONSTRUCTED BASED ON ELECTRONIC INFORMATION AND IN CONFLICTWITH THE DRAWING DIMENSIONS DETAILS, AND THE CONSTRUCTION CONTRACT DOCUMENTS SHALL BEREMOVED AND CONSTRUCTED IN THE PROPER LOCATION AND DIMENSIONS AT CONTRACTOR'S SOLEEXPENSE.DIGITAL DRAWINGS ARE TYPICALLY A COMPILATION OF DRAWINGS FROM A NUMBER OF SOURCES AND,AS SUCH, THERE IS INFORMATION IN THE ELECTRONIC FILE ISSUED BY THE ENGINEER THAT WAS NOTDEVELOPED BY THE ENGINEER AND IS NOT AUTHORIZED BY THE ENGINEER FOR USE BY OTHERS.ELECTRONIC INFORMATION PROVIDED BY THE ENGINEER SHALL ONLY BE APPLICABLE FORIMPROVEMENTS DESIGNED BY THE ENGINEER AND WHICH ARE SPECIFICALLY DESIGNATED BYCONSTRUCTION NOTES AND/OR DETAILS ON THE SIGNED AND SEALED CONTRACT DOCUMENTS.IF DIGITAL FILES ARE OBTAINED WITH THE INTENT TO USE THEM FOR PROJECT STAKING, THEY SHALLONLY BE USED BY A QUALIFIED ENGINEER OR LAND SURVEYOR REGISTERED IN THE STATE OFCALIFORNIA. DIGITAL INFORMATION SHALL ONLY BE USED FOR STAKING HORIZONTAL LOCATION OFPROPOSED IMPROVEMENTS AFTER IT HAS BEEN CONFIRMED WITH THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS.THE DIGITAL DRAWINGS ARE NOT INTENDED TO BE USED DIRECTLY FOR CONTROL OF CONTRACTOR'SGRADING OPERATIONS WITHOUT STAKING BY ENGINEER OR LAND SURVEYOR. THE INTERSECTION OFPROPOSED CUT AND FILL SLOPES WITH EXISTING GRADE IS APPROXIMATE WHERE SHOWN ON THEDRAWINGS AND SHALL BE CONFIRMED BY FIELD STAKING. IT IS THE CONTRACTOR'S RESPONSIBILITY TOCONSTRUCT SLOPES IN CONFORMANCE WITH THE SPECIFIED AND DETAILED REQUIREMENTS CONTAINEDIN THE CONTRACT DOCUMENTS.SEWER NOTES:1. ALL PUBLIC SEWER MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESE PLANSAND WITH THE PROJECT SPECIFIC AND STANDARD REQUIREMENTS AND STANDARD DRAWINGS OFTHE GOVERNING AGENCY.2. ALL PRIVATE SEWER MATERIALS AND CONSTRUCTION, INCLUDING BUILDING SEWERS, SHALLCOMPLY WITH THE UNIFORM PLUMBING CODE, CURRENT EDITION, AND WITH THE GOVERNINGAGENCY CODE.3. ALL SEWERS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT EDITION OF CRITERIAFOR SEPARATION OF WATER MAINS AND SANITARY SEWERS.4. GRAVITY SEWER CONSTRUCTION SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM.5. CONTRACTOR SHALL MAINTAIN RECORDS OF THE EXACT LOCATIONS AND DEPTHS OF ALL SEWERMANHOLES CLEANOUTS, MAIN STUBS, AND LATERALS FOR THE PURPOSE OF PROVIDING A BASISFOR CONSTRUCTION-RECORD DRAWINGS. SAID RECORD SHALL BE DELIVERED TO THEDEVELOPER'S ENGINEER PRIOR TO ACCEPTANCE OF THE WORK BY THE GOVERNING AGENCY.6. ALL SEWER MANHOLE AND CLEAN-OUT RIMS SHALL BE ADJUSTED TO FINISH GRADE IN PAVEDAREAS.ATTACHMENT 2Item 2Packet Page 43 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038(E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035(E) ADJACENT BUILDING APN: 003-511-018(E) RESIDENCEHISTORICAL, APN: 003-511-006(E) GARAGEP.L. 162.99'P.L. 131.04'P.L. 117.11'P.L. 43.05'1ADA/VAN2ADA345 6789 ADA/EV/VAN10EV11EV12EV131415 16 17 18 19 20 21 22 23 MC MCUPUPETCETCETCETCETCETCETCWWWWWWWWWWWWWWGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSS1876PARCEL 1ETCETCETCETCETCETCETCETCETCETCCSDSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDGGGGGGGGGGWWWWWWWWWWWWWWWWSDSSSSEEEESSProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\GRADING SHEET.dwg, C-2.1, Nov 21, 2019 5:43pm, FernandoPhone Ext.:Phone Ext.:Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI No. 67732TS CTAEFOIGERAIOFILACLIVNRRERPTRUITTG.VANC E SDERETFONOILAGNEISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3KBB010/02/2019171357GRADING PLANC-2.11----2----3----4----5----150119NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGUNDERGROUND SERVICE ALERT020 20 40HORIZONTAL SCALE: 1" = 20'STATEHWY 101BR OAD ST.N IPOMO S T .BEAC H S T.C ARM EL S T .MARSH ST.PACIFIC ST.HIGUERA ST.VICINITY MAPNOT TO SCALESITE185.63 FS(E) SS MANHOLE(E) 8" SS SEWER(E) SS LATERALTO REMAIN(E) GAS MAIN(E) 8" WATER MAIN(E) ELECTRIC(E) WATERMETERNEW DRIVEWAY WITH ADAWALK SEE SLO STD 2110(E) GAS MAIN(E) SS MAIN(E) STORM DRAIN(E) 8" WATER MAINHIGUERA STREETMARSH STREET107 DD 443143 DD 99PARCEL 274 PM 38PARCEL 1LLA DOC 2002-038933BIO RETENTIONPLANTERBIO RETENTIONPLANTERBIO RETENTIONPLANTERBIO RETENTIONPLANTERBIO RETENTIONPLANTER183.9 ESMATCH (E)185.3 ESMATCH (E)NEW TREE WELL TYP.NEW TREE WELLTYP.185.3 FF183.2 FFCONCRETEASPHALTCONCRETE ASPHALTPERMEABLE PAVERS18.4' TYP18.4' TYPLSLSLSLSLSLSLSLSLSLSLSLSLSLSTRANSPAVERS PAVERSPERMEABLE PAVERS186.36 TC185.86 FS184.81 TC184.31 FS183.14 FS186.14 TC185.64 FS184.87 TC184.37 FS184.68 TC184.18 FS(E) WATERMETER(S)(E) GAS METER(E) WATERLATERAL(E) GAS METER(E) ELECTRIC(E) UTIL BOX(E) FIRE HYDRANT(E) STORMDRAINMH(E) FIRE HYDRANTNEW SIDEWALKSEE SLO STD 2110NEW SIDEWALKNEW SIDEWALKSEE SLO STD 2110185.5 ESMATCH (E)185.34 TC184.84 FS(182.32) ES/FL183.87 FS180.85 FS181.03 FS185.27FS185.27FS185.27FS185.27FS184.3FS183.4FS184.1 ESMATCH (E)183.17 FS183.17 FS183.17 FS183.17 FS183.17 FS183.17 FS182.68 FS182.99 TC182.49 FS25'181.17 ESMATCH (E)180.52 ESMATCH (E)180.36 FL180.21 FL179.61 ESMATCH (E)178.96 ESMATCH (E)18218318418518518 5 182183184185185183.29 FSMATCH (E)5'P.U.E & ST TREEEASEMENT15' P.U.E PER PM 074037 00110' ST TREEEASEMENT8' P.U.E. & ST TREEEASEMENT23' RECIPROCALACCESS EASEMENT &P.U.E23' RECIPROCALACCESS EASEMENT &P.U.E. P.U.ESDSDWWWW183.17FS184.84 TC184.34 FS184.03 FS183.93 FS184.61 TC184.11 FS(N) BUILDING A180.96 FS180.81 FSLS(181.87) ES(181.69) ES(181.53) ES180.88 TC180.38 FL184.61 FS185.03 FS185.27 FS180.79 FS182.97 FS182.69 FS182.50 TC182.00 FL180.68 TC180.18 FL182.92 TC182.42 FS183.03 TC182.53 FS183.12 TC182.62 FS182.99 TC182.49 FS183.11 FS184.81 TC184.31 FS185.81 TC185.31 FS185.05 FS184.97 FL185.51 TC185.01 FL184.05 FL184.31 FL185.55 FS183.35 FS183.65 FS183.96 FSNEW DRIVEWAYWITH ADA WALKPER SLO STD 2110NEW WATER LINEAND P.O.C. SEEARCH PLANS184.87FSSEWER LATERALAND SS P.O.C. SEEARCH PLANSCOTRANSFORMERSEE ARCH PLANS ANDUTILITY HANDOUTELECTRIC LINE,SEE ARCH PLANS ANDUTILITY HANDOUTNEW GAS LINE ANDP.O.C. SEE ARCH PLANSNEW WATER LINEAND P.O.C. SEEARCH PLANSNEW STORMDRAINLINE AND TIE INSEWER LATERALAND SS P.O.C. SEEARCH PLANSLS183.17 FSLSLSLS(181.70) FL(181.62) ES183.17FSLS183.20 FS183.07 FSWWWW185.27FS185.27FS184.73 FS(N) BUILDING BATTACHMENT 2Item 2Packet Page 44 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019L1.0TREE REMOVAL PLANSCALE: 1” = 30’-0”NLEGEND1. (E) TREES NOT IN PROJECT SCOPE2. (E) JACARANDA TO BE REMOVED3. (E) CHINESE PISTACHE TO REMAIN 4. (E) CHINESE ELM TO BE REMOVED5. (E) CARROT WOOD TREE TO BE REMOVED6. (E) METROSIDEROS EXCELSA TREES TO REMAIN7. (E) BOTTLEBRUSH TREE TO BE REMOVED8. (E) PYRUS TREE TO BE REMOVEDKEYPROPOSED BUILDINGFOOTPRINT (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCEHISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1ADA/VAN 2ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10EV 11EV 12EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B29,124 SF (N) MIXED-USE - BLDG A19,870 SF 25ADA/EV 26ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES3-LEVEL LIFT112111143445156678 (N) MIXED-USE - BLDG B28,930 SF (N) MIXED-USE - BLDG A19,724 SF (N) MIXED-USE - BLDG B29,124 SF (N) MIXED-USE - BLDG A19,870 SFATTACHMENT 2Item 2Packet Page 45 ATTACHMENT 2Item 2Packet Page 46 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019L1.2PLANTING PALETTETREESQTYBOTANICAL / COMMON NAMECONTREMARKS19 Arbutus unedo / Strawberry Tree Multi-Trunk 24"box Size: 10`-15` tall and wideWUCOLS PF = .1 - .39 Cercis canadensis `Forest Pansy` TM / Forest Pansy Redbud 24"box Size: 20` tall and wideWUCOLS PF = .4 - .61 Pistacia chinensis / Chinese Pistache 24" box Size: 25-35` tall and wideWUCOLS PF = .1-.3SHRUBSQTYBOTANICAL / COMMON NAMESIZEREMARKS18 Agave attenuata `Nova` / Blue Clone 15 gal Size: 3`-4` tall and wideWUCOLS PF: .1 - .33 Ceanothus griseus horizontalis `Yankee Point` / California Lilac 15 gal Size: 2`-3` tall and 8`-10 wideWUCOLS PF = .1 - .364 Helictotrichon sempervirens / Blue Oat Grass 5 gal Size: 1`-2` tall and wideWUCOLS PF = .1-.318 Miscanthus sinensis `Morning Light` / Eulalia Grass 5 gal Size: 5` tall and 3`-4` wideWUCOLS PF = .4-.6100 Muhlenbergia capillaris `White Cloud' / White Awn Muhly 5 gal Size: 3` to 4` tall and wideWUCOLS PF = .1 - .319 Salvia spathacea / Hummingbird Sage 5 gal Size: 1`-2` tall x 4`-5` wideWUCOLS PF: .1 - .3STAWBERRY TREEFOREST PANSY REDBUDBLUE CONECALIFORNIA LILACBLUE OAT GRASSEULALIA GRASSWHITE AWN MUHLYHUMMINGBIRD SAGECHINESE PISTACHEPLANTING PALETTEPLANTING PALETTEATTACHMENT 2Item 2Packet Page 47 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com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water calcsATTACHMENT 2Item 2Packet Page 48 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019L1.4LANDSCAPE FURNISHING & LIGHTINGPOWDER COAT FINISH: TBDPOWDER COAT FINISH: TBDPOWDER COAT FINISH: TBDAPEX BENCHFORMS + SURFACESDOUBLE BALLARD PATH LIGHTLUCIFER LIGHTINGAPEX TABLE ENSEMBLEFORMS + SURFACESATTACHMENT 2Item 2Packet Page 49 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A1.0SITE PLANSCALE: 1” = 30’-0”NLEGEND1. SEE LANDSCAPE SHEETS FOR TREE INFO2. (N) PAVING AND STRIPING. PROVIDE ALL- WEATHER SURFACE. 3. (N) SHORT TERM BIKE PARKING4. (N) TRANSFORMER5. (N) CONNECTION TO MID-BLOCK PATH6. (E) CURBCUT. REVISE PER CIVIL7. (N) SITE FURNISHINGS AND HARDSCAPE PER LANDSCAPE ARCHITECT8. (N) CHECK VALVE BACKFLOW DEVICE FOR FIRE WATER9. (E) FIRE HYDRANT10. (N) FIRE HYDRANT, IF REQUIRED11. (N) FIRE RISER ROOM12. (N) KNOX BOX ON EXTERIOR WALL13. (N) ART MURAL AT FIRST FLOOR14. (N) PUBLIC PLAZA15. (N) INSULATED OVERHEAD ROLLING SLAT STEEL DOOR. WITH REDUCED NOISE OPTIONS. AMARR QUIET DOOR, OR SIMILAR. 16. ‘X’ INDICATES 7’ PIT FOR LIFTS. NOTE: DRIVE AISLE IN GARAGE REMAINS AT GRADE. KEYADJACENT PROPERTY ATTACHMENT 2Item 2Packet Page 50 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019PLPLTOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 50'-0"TOP OF ROOF 41'-4"TOP OF ROOF 17'-6"10'-0"12'-0"CLCL15'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0"HIGUERA STREETMARSH STREET25'-0"25'-0"SOLAR ARRAYSSOLAR ARRAYS22'-3"SITE SECTION 2SITE SECTION 1SCALE: 1” = 30’-0”SCALE: 1” = 30’-0”All heights of adjacent properties are approximateA1.1TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6"TOP OF BUILDING 50'-0"PLPLTOP OF PARAPET 13'-0"DRIVE AISLEBUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y)x= 25' (R.O.W to CENTERLINE OF STREET)y= 15' (UPPER FLOOR SETBACK FROM P.L.)MAX ALLOWABLE HEIGHT = 80', PROPOSED = 50'BUILDING HEIGHT COMPLIANCE AT MARSH ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y)x= 25' (R.O.W to CENTERLINE OF STREET)y= 22.25' (UPPER FLOOR SETBACK FROM P.L.)MAX ALLOWABLE HEIGHT = 94.5', PROPOSED = 50'BUILDING ABUILDING BBUILDING AATTACHMENT 2Item 2Packet Page 51 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019TOP OF ROOF50'-6"440'-6"TOP OF PARAPETTOP OF ROOF42'-0"TOP OF ROOF13'-0"TOP OF ROOF36'-2"66P.L.P.L.MARSH ST.51332TOP OF ROOF27'-0"2TOP OF ROOF18'-6"TOP OF ROOF50'-0"40'-6"TOP OF RAILINGTOP OF ROOF27'-8"66P.L.P.L.411334HIGUERA ST.SITE ELEVATIONSITE ELEVATION SCALE: 1” = 30’-0”SCALE: 1” = 30’-0”All heights of adjacent properties are approximateA1.2KEYNOTES1. PROJECT PROVIDES A LARGE SETBACK TO PROPERTY LINES TO ALLOW FOR A VISUAL TRANSITION TO ADJACENT SMALLER STRUCTURES. 2. PROJECT STEPS DOWN TO A 2-STORY FACADE NEXT TO HISTORIC STRUCTURE.3. STREET FRONT FACADES ARE BROKEN DOWN TO BE COMPATIBLE WITH ADJACENT BUILDINGS.4. NEW WOOD SIDING COMPLIMENTS EXISTING WOOD SIDING ON NEARBY STRUCTURES5. STONE CLADDING COMPLIMENTS EXISTING BRICK AND BLOCK OF ADJACENT STRUCTURES. 6. STUCCO COMPLIMENTS EXISTING STUCCO ON ADJACENT STRUCTURES. ATTACHMENT 2Item 2Packet Page 52 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019FIRST FLOOR PLANSCALE: 1” = 20’A2.0NBUILDING ABUILDING B1236781011121314151619ABGHLMCEFIJNOPABGHLMC912367810111214151617209EFIJNOP2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"5'-0"25'-0"5'-0"24'-6"5'-0"1'-0"2'-0"4'-0"31'-3"20'-6"3'-0"2'-0"DDKK181917185'-0"5'-0"5'-0"5'-9"5510'-0"60'-0"40'-0"30'-6"40'-0"131'-6"26'-0"23'-6"44'-0"4430'-0"1316'-0"20UPUP RETAIL106B816 SF RETAIL100A1014 SF RETAIL101A2183 SF RETAIL105B1215 SF 3-TIERED48 PARKING SPACES W/ LIFT LOBBY102A283 SF LOBBY101B140 SF UTILITY104B200 SF F.R. GARAGE100B4950 SFFCOV'D PARKING108A962 SF LOCKER102B82 SF F.R. ELEV.MACH.MECH. SHAFTLOCATIONS, TYP. UTILITY107A174 SF TRASH106A241 SF LOCKER103A60 SF SHW104A100 SF SHOWER103B92 SFUP BIKE105A324 SF, 39 COUNTATTACHMENT 2Item 2Packet Page 53 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019SECOND FLOOR PLANSCALE: 1” = 20’A2.1NBUILDING ABUILDING B1236781011121314151619ABGHLMCEFIJNOPABGHLMC912367810111214151617209EFIJNOP2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"5'-0"25'-0"5'-0"24'-6"5'-0"1'-0"2'-0"4'-0"31'-3"20'-6"3'-0"2'-0"DDKK181917185'-0"5'-0"5'-0"5'-9"5510'-0"60'-0"40'-0"30'-6"40'-0"131'-6"26'-0"23'-6"44'-0"4430'-0"1316'-0"20%'205B1025 SF%'204B1174 SF68,7(207A1260 SF%'200B791 SF%'201B761 SF678',2203B447 SF678',2209B599 SF%'208B700 SF%'206B807 SF%'202B761 SF%'207B760 SF68,7(206A372 SF68,7(205A455 SF68,7(200A1001 SF68,7(203A470 SF68,7(201A521 SF68,7(204A874 SF68,7(202A470 SFATTACHMENT 2Item 2Packet Page 54 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019THIRD FLOOR PLANA2.2SCALE: 1” = 20’NBUILDING ABUILDING B1236781011121314151619ABGHLMCEFIJNOPABGHLMC912367810111214151617209EFIJNOP2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"5'-0"25'-0"5'-0"24'-6"5'-0"1'-0"2'-0"4'-0"31'-3"20'-6"3'-0"2'-0"DDKK181917185'-0"5'-0"5'-0"5'-9"5510'-0"60'-0"40'-0"30'-6"40'-0"131'-6"26'-0"23'-6"44'-0"4430'-0"1316'-0"20%'303A874 SF678',2301A521 SF%'300A1001 SF%'302A961 SF%'300B791 SF%'305A938 SF%'301B761 SF678',2303B447 SF678',2309B629 SF%'308B700 SF%'304B1174 SF%'306B807 SF%'305B1025 SF%'302B761 SF%'307B760 SF%'304A846 SFATTACHMENT 2Item 2Packet Page 55 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019FOURTH FLOOR PLANA2.3SCALE: 1” = 20’NBUILDING ABUILDING B%'403B759 SF%'401B887 SF%'402B798 SF%'404B923 SF%'406B887 SF1236781011121314151619ABGHLMCEFIJNOPABGHLMC912367810111214151617209EFIJNOP2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"5'-0"25'-0"5'-0"24'-6"5'-0"1'-0"2'-0"4'-0"31'-3"20'-6"3'-0"2'-0"DDKK181917185'-0"5'-0"5'-0"5'-9"5510'-0"60'-0"40'-0"30'-6"40'-0"131'-6"26'-0"23'-6"44'-0"4430'-0"1316'-0"20%'400A671 SF678',2401A448 SF%'402A790 SF%'403A798 SF%'405A798 SF678',2404A530 SF678',2400B596 SF522)'(&.407B705 SF%'405B658 SFATTACHMENT 2Item 2Packet Page 56 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019ROOF PLANA2.4SCALE: 1” = 20’NBUILDING ABUILDING B1236781011121314151619ABGHLMCEFIJNOPABGHLMC912367810111214151617209EFIJNOP2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"5'-0"25'-0"5'-0"24'-6"5'-0"1'-0"2'-0"4'-0"31'-3"20'-6"3'-0"2'-0"DDKK181917185'-0"5'-0"5'-0"5'-9"5510'-0"60'-0"40'-0"30'-6"40'-0"131'-6"26'-0"23'-6"44'-0"4430'-0"1316'-0"20 POTENTIALSOLAR AREAMECHANICAL AREAWITH SCREEN POTENTIALSOLAR AREAMECHANICAL AREAWITH SCREEN ELEVATOR OVERRUN ELEVATOR OVERRUNATTACHMENT 2Item 2Packet Page 57 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A3.0MARSH STREET - EAST ELEVATIONNORTH ELEVATIONSCALE: 1” = 20’-0”SCALE: 1” = 20’-0”FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PN0JIEDPLF4141316SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"1211109873212015TOP OF STAIR58'-0"18176519BUILDING ABUILDING BBUILDING BATTACHMENT 2Item 2Packet Page 58 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A3.1HIGUERA STREET - WEST ELEVATIONSOUTH ELEVATIONSCALE: 1” = 20’-0”SCALE: 1” = 20’-0”SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PLPL50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"1234567891011121415TOP OF STAIR58'-0"161819172013TOP OF CANOPY14'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"ABCGHMLKBUILDING BBUILDING ABUILDING AATTACHMENT 2Item 2Packet Page 59 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019RETAIL ON MARSH STREETSCALE: 1” = 20’A3.2ATTACHMENT 2Item 2Packet Page 60 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019MATERIAL BOARDMEDIUM BRONZECOLOR TBD P-706 COTTON SEEDBULKHEAD CONCRETE FINISH OR POLISHED PLASTERSTOREFRONT (METAL ACCENTS TO MATCH)KAWNEER, ANODIZED ALUM.WALL SCONCE LUMENS URBAN , INDOOR/OUTDOORLIMESTONE VENEERMANUFACTURER: TBDSTUCCO SIDINGMERLEX SBF BASE AA3.3LETTERS: CONTRASTING COLOR TO THE BACKGROUNDWOOD: (UNFINISHED) SILVERY GRAY PATINAIPE WOOD SIDING & METAL ADDRESS NUMBERS NUMBERS SHALL BE A MIN. OF 8” HIGH BY 1” STROKEATTACHMENT 2Item 2Packet Page 61 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A4.0VIEW DRIVING UP MARSH STREETATTACHMENT 2Item 2Packet Page 62 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A4.1VIEW from marsh looking eastATTACHMENT 2Item 2Packet Page 63 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A4.2VIEW HIGUERA STREET looking southATTACHMENT 2Item 2Packet Page 64 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com545 HIGUERA MIXED-USE545 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 12/30/2019A4.3VIEW FROM HIGUERA STREET looking eastATTACHMENT 2Item 2Packet Page 65 ATTACHMENT 2Item 2Packet Page 66 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, October 21, 2019 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, October 21, 2019 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Christie Withers, Vice-Chair Amy Nemcik and Chair Allen Root Absent: None Staff: Senior Planner Shawna Scott, Associate Planner Kyle Bell and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA James Papp End of Public Comment-- APPROVAL OF MINUTES 1.Consideration of Minutes of the Regular Architectural Review Commission Meetings of September 16, 2019 and October 7, 2019. Pulled Item: The draft minutes of the Architectural Review Commission meeting on October 7, 2019 were pulled from consideration, pending further review and input from staff. ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER WITHERS, CARRIED 7-0-0 (Commissioners Pickens and Nemcik abstaining), to approve the minutes of the Regular Architectural Review Commission meeting of September 16, 2019 with the following addition to Item 2: Applicant to consider changes in the materials of the black box theatre and the material of the façade at the upper portion of the walls projecting above the roof deck. To satisfy this request, the applicant could also make a change in the materials at one of the connecting points. ATTACHMENT 3Item 2 Packet Page 67 Minutes – Architectural Review Commission Meeting of October 21, 2019 Page 2 PUBLIC HEARINGS 2.Project Address: 486 Marsh St. and 545 Higuera St.; Case#: ARCH-0017-2019; Zone: C- D; Marsh Higuera Mixed Use LLC, owner/applicant. Continued design review of a four- story mixed-use project consisting of approximately 5,209 square feet of commercial use on the ground floor and 56 residential units above, including provision of 10 percent low- income affordable units, an associated 19 percent density bonus, and a request for a standard incentive to apply affordable housing parking standards identified in Zoning Regulations Section 17.140.040.K. Project includes: a request for a mechanical parking lift; parking, landscaping, and site improvements; tree removals; and a categorical exemption from environmental review (CEQA). Senior Planner Shawna Scott presented the staff report and responded to Commissioner inquiries. Applicant representative, Joel Snyder with Tenover Studio, responded to Commissioner inquiries. Public Comments: Carolyn Schively Jean Martin James Papp James Lopes End of Public Comment-- ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER BELLER, CARRIED 7-0-0 to approve the project and forward it to the Planning Commission approve the project with the recommended direction: Incorporate decorative features in the door entryways, either through materials or colors, showing variation between the two buildings Add color to the band around the second story 3.Project Address: 3750 Bullock Lane; Case#: ARCH-0148-2019; Zones: C-C-MU, R-3- SP, PF-SP; Peoples Self Help Housing Corp., applicant; Righetti Ranch LP, owner. Development review of a three-story affordable housing project consisting of 68 residential units, including a density bonus of 35 percent and an affordable housing incentive to allow for a maximum height of 45 feet where 35 is normally required, and a determination that the project is consistent with the certified Final EIR for Orcutt Area Specific Plan and exempt from environmental review (CEQA). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. ATTACHMENT 3Item 2 Packet Page 68 Minutes – Architectural Review Commission Meeting of October 21, 2019 Page 3 Applicant representative, Rigoberto Guzman with Peoples’ Self-Help Housing; Elsa Reader and Natalie Phillips with CSA Architects; Pierre Radimaker with Radimaker Designs; Gary Glandon, Landscape Architect; Juan Alvarez and Ken Brown, Civil Engineers, responded to Commissioner inquiries. Public Comments: James Lopes End of Public Comment-- MOTION BY COMMISSIONER WITHERS (DIED FOR LACK OF SECOND) To recommend that the Planning Commission approve the project as presented. ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER SMITH, CARRIED 7-0-0, to approve the project and to forward it to the Planning Commission with the following recommended conditions: Plans submitted for the Planning Commission hearing should provide additional color elevations of the proposed buildings, to the extent feasible. The applicant shall explore options to reduce the height of the roof parapet, to the greatest extent feasible. RECESS The Commission recessed at 7:19 p.m. and reconvened the meeting at 7:25 p.m. with all ARC members present. 4.Project Address: 1236 Archer Street; Case #: ARCH-0368-2019, Zone: C-S; RETWIST, Cecilia Reyes, applicant; Mary Anne Reyes, owner. Development review of a mixed-use project consisting of four residential units and 540 square feet of commercial space, including a request for a 20 percent parking reduction. Project is categorically exempt from environmental review (CEQA). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. Applicant representative, Joel Snyder with Tenover Studio, and owner, CeeCee Reyes, responded to Commissioner inquiries. Public Comments: Ken Herrmann End of Public Comment-- ATTACHMENT 3Item 2 Packet Page 69 Minutes – Architectural Review Commission Meeting of October 21, 2019 Page 4 ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER DEMARTINI, CARRIED 5-2-0 (Commissioners Beller and Withers voting no) to recommend that the Community Development Director approve of the project with the following direction to the applicant: The applicant shall explore opportunities to enhance the elevations of the residential structures in terms of window placement to provide a more consistent and appropriate rhythm. The project shall be conditioned to require an additional tree in the planting strip along Pacific Street, near the parking space identified as #1 (ADA accessible parking space), as indicated in the project renderings. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 8:10 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, November 4, 2019 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 12/02/2019 ATTACHMENT 3Item 2 Packet Page 70 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, September 9, 2019 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 9, 2019 at 5:00 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, Micah Smith, Christie Withers, and Chair Allen Root Absent: Commissioners Michael DeMartini, Mandi Pickens, and Vice-Chair Amy Nemcik Staff: Senior Planner Shawna Scott and Deputy City Clerk Kevin Christian PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. End of Public Comment-- APPROVAL OF MINUTES 1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of August 28, 2019. ACTION: By consensus, this item was deferred to the next regular meeting of the Architectural Review Commission, to be held on September 16, 2019. ATTACHMENT 3Item 2 Packet Page 71 Minutes – Architectural Review Commission Meeting of August 9, 2019 Page 2 PUBLIC HEARINGS 2.Project Address: 564 Higuera; Case #: ARCH-0150- 2019; Zone: C-D; Design review of a four-story mixed-use project consisting of 36 residential dwellings and 68 square feet of commercial space, including a request for a 22 percent density bonus in exchange for providing affordable units within the project. The project is categorically exempt from environmental review (CEQA). Associate Planner Walter Oetzell presented the staff report and responded to Commissioner inquiries. Applicant representative, Scott Martin of RRM Design Group, and applicant, Damian Mavis, reviewed the project in relationship to the City’s Major City Goals, addressed the project’s unit size and quantity differences from the currently entitled design, and responded to Commissioner inquiries. Public Comments: James Lopes James Papp Victoria Wood Jim Duffy End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER SMITH, CARRIED 3-1-3 (COMMISSIONER WITHERS DISSENTING) to forward the project to the Planning Commission with the following recommended conditions: 1.Remove water tower 2.Use corrugated metal as accent only 3.Reduce projecting gable with corrugated metal on rear elevation 4.Reduce corrugated metal on right elevation 5.Consider reducing the depth of the upper balconies on rear elevation 6.Consider reducing light well and pitch of upper story rooms, reduce height of closet, reduce metal stair tower by approximately four feet 7.Planning Commission should verify that colors shown on elevations are consistent with the actual samples Note: A second motion was made due to a clerical error. It was determined that the original motion carried and stands as the record. RECESS The ARC recessed at 6:20 p.m. and reconvened at 6:30 p.m. with all ARC Members present. ATTACHMENT 3Item 2 Packet Page 72 Minutes – Architectural Review Commission Meeting of August 9, 2019 Page 3 3.Project Address: 279 Bridge; Case #: ARCH-0255- 2019; Zone: M; Design review of a mixed-use project consisting of three buildings approximately 8,636, 31,726, and 6,850 square feet each, including: Building A (5,719-square foot [sf] shell with a 2,917 sf mezzanine); Building B (7,200 sf commercial shell on the ground level with 16 loft-style, two-bedroom residential units above); and Building C (3,421-sf commercial shell on the ground level with two residential units above) with associated parking and site improvements. Project includes a request for a mixed-use parking reduction of six percent, and an Addendum to a previously adopted Mitigated Negative Declaration (ER 0286- 2014). Senior Planner Shawna Scott presented the staff report and responded to Commissioner inquiries. Applicant representatives, Jim Duffy and Aisling Fearon of Ten Over Studios, and applicant Devon Gallagher reviewed the changes from the previously entitled project design, the addition of housing units, and responded to Commissioner inquiries. Public Comments: Marti Kessler James Papp Jim Nielson John Semon End of Public Comment-- ACTION: MOTION BY COMMISSIONER WITHERS SECOND BY COMMISSIONER SMITH, CARRIED 3-1-3 (COMMISSIONER BELLER DISSENTING) to approve the project and forward it to the Planning Commission with the following recommended direction: 1.Revised plans to show additional variability and articulation on Building B 2.Consider additional screening for rear parking Note: A second motion was made due to a clerical error. It was determined that the original motion carried and stands as the record. RECESS The ARC recessed at 7:30 p.m. and reconvened at 7:35 p.m. with all ARC Members present. ATTACHMENT 3Item 2 Packet Page 73 Minutes – Architectural Review Commission Meeting of August 9, 2019 Page 4 4.Project Address: 545 Higuera; Case #: ARCH-1713- 2018; Zone: C-D; Design review of a four-story mixed-use project consisting of approximately 5,209 square feet of commercial use on the ground floor and 56 residential units above, including provision of 10 percent low-income affordable units, an associated 19 percent density bonus, and a request for a standard incentive to apply affordable housing parking standards identified in Zoning Regulations Section 17.140.040.K. Project includes: a request for a mechanical parking lift; parking, landscaping, and site improvements; and a categorical exemption from environmental review (CEQA). Senior Planner Shawna Scott presented the staff report and responded to Commissioner inquiries. Applicant representative, Joel Snider of Ten Over Studio, and applicant Taylor Judkins, presented highlights of the project and responded to Commissioner inquiries. Public Comments: James Lopes Jean Martin James Papp Jim Andre Eugene Jud Victoria Wood End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER SMITH, CARRIED 4-0-3 to continue the project to a date uncertain, with the following direction: 1.Revise plans to: incorporate a step back at the third floor (not fourth); step-back bookends facing Higuera and Marsh; slide upper floor in and constrict upper units closer together refer to Community Design Guidelines 4.2.B). 2.Revise colors by using a darker color on upper (fourth) floor to provide contrast and help it visually recede more and using a lighter color on the spandrel covers (lines between floors). COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ATTACHMENT 3Item 2 Packet Page 74 Minutes – Architectural Review Commission Meeting of August 9, 2019 Page 5 ADJOURNMENT The meeting was adjourned at 8:55 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, September 16, 2019 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 10/07/2019 ATTACHMENT 3Item 2 Packet Page 75 Item 2 Packet Page 76 Meeting Date: October 21, 2019 Item Number: ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a four‐story mixed‐use project consisting of approximately 5,209 square feet of commercial use on the ground floor and 55 residential units above, including provision of ten percent low‐income affordable units, an associated 20 percent density bonus, including the standard incentive to apply affordable housing parking standards to the whole project, as identified in Zoning Regulations Section 17.140.040.K. The project includes a request for a mechanical parking lift, tree removals, and construction of parking, landscaping, and site improvements. General Location: The 0.79‐acre (34,382‐square foot) project site is located within Downtown, bound by Higuera Street to the northwest and by Marsh Street to the southeast. Present Use: Offices Zoning: Downtown‐Commercial (C‐D) General Plan: General Retail Surrounding Uses and Zoning: East: Commercial, offices, bank / C‐D West: Commercial, residential, offices / C‐R North: Residential, commercial/ C‐R and C‐D South: Senior living, commercial / C‐R 2.0 PROPOSED DESIGN Architecture: Contemporary Design details: Two buildings (21,323 and 29,950 square feet each) connected by enclosed walkways on the second and third floors and an open walkway on the fourth floor, ground level public plazas, recessed balconies, upper story decks, storefronts on the ground level, wood screen wall and landscaping between the project and adjacent historic building (residence) Materials: Stone veneer, wood siding, steel, glass, smooth stucco Colors: Dark bronze, creams and tans FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 545 Higuera/486 Marsh Streets FILE NUMBERS: ARCH‐0017‐2019 APPLICANT: Marsh Higuera Mixed Use, LLC REPRESENTATIVE: Jessie Skidmore ____________________________________________________________________________________________________ For more information contact: Shawna Scott at 781‐7176 or sscott@slocity.org Figure 1: Subject Property ATTACHMENT 3Item 2 Packet Page 77 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed mixed‐use project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. 4.0 BACKGROUND On September 9, 2019 the ARC reviewed the proposed project, and voted 4:0:3 to continue review of the project to a date uncertain, with the directional items discussed below. 5.0 PROJECT REVIEW The ARC should discuss if the applicant’s proposed revisions address the directional items discussed below, and demonstrate consistency with the CDG and applicable City Standards. 1. Revise plans to: incorporate a step back at the third floor (not fourth); step‐back book‐ends facing Higuera and Marsh; slide upper floor in and constrict upper units closer together (refer to Community Design Guidelines 4.2.B). Marsh Elevation. The proposed project has been redesigned by narrowing the stone façade at the street down to three bays (five bays was previously proposed) and incorporating two wider storefronts facing Marsh Street. The top of the stone element has been lowered by two feet, and now incorporates a 42‐inch glass guard rail. A portion of the ground floor has been stepped back an additional ten feet to create a softer corner, and to draw pedestrians into the mid‐block connection. A portion of the second and third floor is recessed five feet from the southwest portion of the building (stone material) and is cantilevered over the recessed storefront entrance facing Marsh Street; the cantilevered portion of the building incorporates wood and metal material elements (refer to Attachment 1, Revised Plans, Sheet A3.0, Marsh Street – East Elevation). In addition, the fourth floor setbacks on the Marsh Street elevation were increased from 16 feet, 10 inches to 22 feet, 3 inches. Refer to Figures 1 and 2 on the following page, which show the previous and revised renderings of the project as seen from Marsh Street. Higuera Elevation. The proposed project has been redesigned by replacing the three‐story cantilevered element facing the Pollard House with a two‐story street façade, and the bay design and width/height ratios of the project have been modified for improved proportionality relative to the Pollard House (refer to Attachment 1, Revised Plans, Sheet A1.2). Changes in materials include stone and concrete (instead of wood and metal). The southwest portion of Building A incorporates additional third and fourth floor step‐backs (five feet each), while maintaining a three‐story element on the northeast portion of Building A, with the intention of providing additional visual transition between Building A and the Pollard House (refer to Attachment 1, Revised Plans, Sheet A3.1, Higuera Street – West Elevation). In addition, the fourth floor setbacks on the Higuera Street elevation were increased from 11 feet, 6 inches to 15 feet. Refer to Figures 3 and 4 on page 4, which show the previous and revised renderings of the project as seen from Higuera Street. ATTACHMENT 3Item 2 Packet Page 78 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 3 Figure 1: Previous view from Marsh (looking east) Figure 2: Revised view from Marsh (looking east) ATTACHMENT 3Item 2 Packet Page 79 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 4 Figure 3: Previous view from Higuera (looking south) Figure 4: Revised view from Higuera (looking south) ATTACHMENT 3Item 2 Packet Page 80 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 5 2.Revise colors by: using a darker color on upper (fourth) floor to provide contrast and help it visually recede more and using a lighter color on the spandrel covers (lines between floors). The applicant has submitted revised elevations showing the use of a lighter bronze color, and the proposed wood elements have been lightened to show the natural weathering that will occur over time. The applicant did not apply a darker color on the fourth floor, noting that it did not provide the requested contrast, but blended with the wood and metal element and clashed with the yellow‐shade in the limestone. 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project, which may include specific conditions of approval to be considered by the Planning Commission. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Revised Project Plans and Applicant Narrative 7.2 Previous Project Plans and ARC Report 7.3 Historic Preservation Report and Additional Memorandum ATTACHMENT 3Item 2 Packet Page 81 TEN OVER STUDIO, INC Ten Over Studio. Inc. 805.541.1010 539 Marsh Street San Luis Obispo. CA info@tenoverstudio.com tenoverstudio.com Page 1 of 2 ARC REVIEW DIRECTIONAL ITEMS -SUMMARY OF RESPONSE 545 HIGUERA MIXED-USE DATE: October 02. 2019 PROJECT: ADDRESS: 545 Higuera Mixed-Use 545 Higuera St. & 486 Marsh St. San Luis Obispo. CA 93401 APPLICATION: #ARCH-0017-2019 SUBJECT: ARC Directional Items-Design Response FROM: TEN OVER STUDIO CONTACT: Jessie Skidmore. iessies@tenoverstudlo.com 805.541.1010 ARC REVIEW #I: ARCH-1017-20!9 Please see the following summary of improvements made to 545 Higuera Mixed-Use in response to Directional Items given by the Architectural Review Committee on 09/07/19. Please call me directly with any questions or issues with the re-submittal. Sincerely. Jessie Skidmore DIRECTIONAL ITEM #I Revise plans to incorporate a step back at the third floor (not fourth); step-back book-ends facing Higuera and Marsh: slide upper floor in and constrict upper units closer together (refer to Community Design Guidelines 4.2 B). RESPONSE TO #I HIGUERA ELEVATION As best shown on Al.2. we redesigned the architecture adjacent to the Pollard House The previous 3-story cantilevered element was replaced with a 2-story street fa�ade. The contemporary wood and metal was switched out for the traditional stone & concrete architectural language. The width height ratio is in the same proportions of the Pollard house. To further compliment. the bay design is matched to the triple bay of the home's front porch. We also stepped back the third & fourth floors an additional 5· each at both the street facade and from the shared property line. to tier the building away from the street and the Pollard House The project maintains its overall distance to the property line because we feel that the park is still the best gesture to respecting the historic home. We maintained the 3-story element at the other end of the fa�ade to create visual variety along the street which further deconstructs the massing of the building. MARSH ELEVATION As best shown on Al.2 and A2.0. we redesigned the architecture to narrow the stone fa�ade at the street down to three bays from the previous five. We then brought the cantilevered wood and metal element forward to create visual variety along the street fa�ade. while still maintaining a 5· step back off the stone face We then stepped back the ground floor an additional 10· back from the street fa�ade to lead pedestrians in to the midblock connection with a softer corner. ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 82 TEN OVER STUDIO.INC Ten Over Studio. Inc. 805.541.1010 539 Marsh Street San Luis Obispo. CA info@tenoverstudio.com tenoverstudio.com Page 2 of 2 Furthermore. the top of the stone element was brought down 2· with a glass rail added in to maintain a 42" guardrail height. And. finally. the setbacks of the 4th floor were increased. On The Higuera street fa�ade. we increased the step back from ll'-6" to 15'. On the Marsh Street fa�ade. we increased the step back from 16'- 10" to 22'-3". As best shown on A2 3. we added one unit at the upper level taking some area away from the roof deck. We still maximize our density. but did lose one unit. We are now at 55. The parking calculations have been updated to account for this. and the new unit mix. As shown on Al.l. the project maintains all the height compliances required by CDG 4.2. As shown on Solar Shading studies (T2.1-T2.3} the project maintains our shading requirements at 12pm on Winter Solstice. DIRECTIONAL ITEM #2 Revise colors by using a darker color on upper (fourth) floor to provide contrast and help it visually recede more and using a lighter color on the spandrel covers (lines between floors). RESPONSE TO #2 We revised the metal color throughout the project to be a lighter bronze color. We also updated the renderings to show our wood element in the patina stage. We feel this brings an overall softness that enhances the project. We attempted a version at darkening the stucco of the upper floor. but it had the opposite effect of creating contrast. as it blended more with the wood & metal. It also clashed with the soft yellow in the limestone. We feel that now with an overall light palate. the off-white stucco is the best option. DIRECTIONAL ITEM #3 Provide glass sample for review RESPONSE TO #3 We will provide an updated material board to the satisfaction of the Planning Department. End of responses. Sincerely. Jessie Skidmore ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 83 Item 2 Packet Page 84 ENTITLEMENTS PACKAGE , 09/30/19 MIXED-USE 545 Higuera Mixed-Use 1s brmg,ng 55 new res1dent,at units as well as ground-lloor re1a1I on both Marsh & Higuera Street tn down1own San Luis Obispo. The unique lhrough-lot allows for a pedestr an connection to energile tne south end ot the do11ntown. Con1emporary materia s. large windows, an expansive rooflop dec1 space w1lh extraordinary v1et1s are alt key factors in creating lh1s beau1iful and aulhenlic building Pufartd by TEN OVER STUDIO ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 85 CONTACTS CU ENT G3 CONCEPTS 486 MARSH STREET. SAA LUIS OBISPO. CA 93401 CONTACT: TAYLOR JUOKINS laylorjudkins@g3realestate.com ARCHITECT TEN OVER STUDIO 539 MARSH Sl. SAA LUIS OBISPO. CA 93401 805.541.1010 CONTACT JESSIE SKIDMORE 1essies@tenove1studio.com INDEX PROJECT INFO & DATA DOWNTOWN DESIGN GUIDELINES SUMMARY OF CONTEXT SOLAR SHADING STUDIES TOPOGRAPHIC MAP ENTITLEMENT MAP TITLf SHEET NOTES SHEET GRADING PLAN TREE REMOVAL PLAII PLANTING PLAN PLANTING PALETTE WATER CALCS WOSCAPE FURNISHING & LIGHTING SITE PLAN SITE SECTIONS SITE ELEVATION FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN FOURTH FLOOR PLAN ROOF PLAN UNIT FLOOR PLAIIS BUILDING ELEVATIONS BUILDING ELEVATIONS MATERIAL BOARD PROJECT IMAGES Tl.O · Tl.2 Tl.3 T2.0 T2.1 -T2 3 T3 0 T3 1 C-0.1 C-02 C-2 1 l1 0 LI 1 LI 2 l1 3 LI 4 Al.0 Al 1 Al.2 A2.0 A2.1 A2.2 A2 3 A2 4 A2 5 A3 0 A3 1 A3 2 A4 0 TO A4 5 ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 86 PARKING CALCULATIONS {E)litWGPAfllllli �,IUl=G.----------------==lI=n =Sl'Ml=s� :::.:r: ;· TOD.I. 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Cnl.lCI atlaD Niil.iC SPACES, P'\AZAI A.11D ctUlllUll>S QAO!UE lXJlll'\WQ: <2-E �---Oldc:lwl'*-'Sl1!$$halt,e,�u�dt::II: s.u I tu.•1.0 "*_., ______ Stf:A.l.Q..Al.1 �n:it,� ... ��ofhlildtwllt. -- SNAVJ�Flca: aE,a Al..""Uri�iftlr"*'� ....... ....,__ *"•.O.-,nc::at.1.t .... <H> f'm1lry acceq ID pMc: dlzas Cid c:cut'p'l:I � be l'M• *nt; See.A1 a 141C011dirJ'� rn,ytiet:::m l'GlftlPS,r......cr.. atkes..m:I GIW S...laO.AJ.1 a£c -Ell,-Shadl:t' .. tll � INrtwUf'41 :irtMdl lhll.--,n1111ir:wn S.U1 """ __ .. _ U-U � -.:I bltldln:ttonpnilg nn GIO'M des IIIJ'kM' Sedl 1.AIQ '#lh,� otdhs teens IIO dutty ..._ h«t;es � lie -- 4.U.• ---.. ....-... l11 4UJ ___ .. _ Seitll 1 • ..AIO ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 90 CD THE MANSE OH MARSH © BANK OF THE SIERRA (v 460MARSH @ ACHIEVEMENT HOUSE @ MARSH & CARMEL @ HISTORIC RESID.-POLLARD HOUSE (D RETAIL SUMMARY OF CONTEXT Oui s11e 1s surrounded by a large vauely of bu1ld1ng sizes and malerials Directly across Marsh Stree1 1s a �-story stucco building that matches oui proposed height of 50'(1) A new 43', 4-slo ry (3-story, 33' tall at back ol s1dewalt) mixed-use proiecl 1s unaer construction al Marsh & C<irmel (3) A new 40', 4-story (3-story 35' lall al back ol sidewalk) residentral condo prorect 1s near completion al 460 Marsh (2). The matemls of 1he surrounding owldings are. buck, stucco . wood s1d1ng and block. @ PROJECT SITE E9 CONTEXTUAL SITE PLAN SCALE:N.T.S. TE NOVER 545 HIGUERA MIXED-USE T2 0 i '45 Hl6UERI S!aHT SA� LUIS OSISPO C1 I -OITE 09 30 1019 • I ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 91 SUMMER SOLSTICE -IOAM SUMMER SOLSTICE - 1 lAM SUMMER SOLSllCE -12PM SUMMER SOLSTICE -lPM SUMMER SOLSTICE -2PM SOLAR SHADING SCALE.: N.T.J. ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 92 VERNAL EQUINOX· 10AM VERNAL EQUINOX -11 AM VERNAL EQUINOX -12PM VERNAL EQUINOX· 1 PM VERNAL EQUINOX -2PM SOLAR SHADING VERNAL EQUINOX -JPM SCALE, N. T.S. TE NOVER 545 HIGUERA MIXED-USE T2 2 'l5 Hl6UERI STREET SI� LUIS OEISPO Cl -DI!! 09 30 1019 • ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 93 WINTER SOLSTICE -IOAM WINTER SOLSTICE -11AM WINTER SOLSTICE -12P M WINTER SOLSTICE -IPM WINTER SOLSTICE -2PM SOLAR SHADING SCALE.-N. T.S. ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 94 ---ct>-• r------ / �-c-. �-..=" c_:: rq .,. �·· NOTCS.--.... .v..a..-�-.... -- :.-:�-----...... --·· ...... _,,. ........ _._o, ..... · _,.-.... � .::=�,::,.,,:.::,·o· �=--· = :---.::-----TOPOGRAPHIC MAP �-=-:::.."""::..:.:i:.�-:=-:' -""·-·------..... _.,, __TOPOGRAPHIC MAP SCALE:N.T.S. ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 95 HIGUERA STREET ,..;,...1-·�' � ..:.• • -E • -.. -; •>'ii • _)!. • r----- / �·� NOTES--···� _____ _,. :..:..'t.�..:::--.:::"".:.;o·--· -·· ·-·· ·-�-==-�-=-----· .,, ___ _ ----;:.::..�-=-�:.:·:: -..:..�:::-...-�. ;�.-�:::.---· ::, .. _ .. __ .. ___ . �-� 5.-..a---& -- """'.=----�-:-� :=:--.. ---··-. ------v ·-c, ---! =� ---. ----. ._.._ c;--�:-:-..·--- 'IIVllrYC'f'Ollr'S NOT� ----- .. ___ .._.. ------... �-- -�-�"":":i,.�.:;"�· • -·--.. ---·-�-... .re 0...T...._ ----·----- ENTITLEMENT MAP ..:.-==._ .. ____ -.. ENTITLEMENT MAP SCALE:N-T.S. ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 96 -, ,/\ A ............ 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Jo• I -lo. � fil ',,, • f In -.. <J m ,I 111 n;• , =·� "�"·Jae � vi , .. , �\ . . . . .. 1 1·1 ,_,_ i '.:, � I� ,· I� Iiij 1[ , ,;,n\' ' ! i ! � _:i f I j, IOI I! < I I I, 1-It , I o. HIGUERA MIXED USE �$ H<OUERA ST�EET SiAN I.UIS 001::JPO, CA 93401 !--·; wa,1""'""""'""'""� f'� �! i;:;i� J lji!ll,1!1-,."' Ashl&VaVancell'l''l" 'I' ti:, e NGIN E f RI N 0, I NC. 11·"11 ,.,, __ -�.� -�----� I 1,1111 1 1 -"'""""·-............. , .. ,,, ..... . 1, on,n.••u1ue,u1t .. l, ATTACHMENT 1ATTACHMENT 3 Item 2Packet Page 99 (N) MIXEIMJSE • llDG A 1'1,174-Sr (If) IIIXEIJ.USE • BUl6 8 l1U311V KEY PROPOSED BUILDING FOOTPRINT LEGEND 1 (El TREES HOT IN PROJECT SCOPE 2 (E) JACARANDII TO BE REMOVl:O 3. (E) CHINE SE PISTACl!E TO REMAIN 4 (E) CHINESE ELM TO BE REMOVED 5 (El CARROT WOOD TREE TO BE REMOVED 6 (E) METROSIDEROS EXCELSA TREES TO REMAIN 7 (El BOffiEBRUSH TREE TO BE AE!IOVED 6 (E) PYAUS TREE TO BE REMOVED ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 100 (N} IIIXED-USE • BLDG A 19.)2,tSf (N) IIIXEO-USE • BLDG 8 2l9311Sf (El ADJACOO 8Ulllllli6 N'tta::t3,.,'S1141$ KEY ADJACENT PROPERTY LEGEND 1 (4} EXISTING METROSIDEROS EXCELSA TREES TO REMAIN 2 (2} EXISTING CHINESE PISTACHE TREES TO REMAIN 3 (N) DECORATIVE PAYER WALK ANO PATIO 4 (N) ARTIFICIAL TURF PLAY LAWN 5 (N) PEA GRAVEL PA TIO 6 (N) WRAP AROUND SEAT BENCH 7 (N) 6'-0" MAX TALL WOOD SCREEN WALL. SEE DETAIL 1 BELOW 8 (N) CROSSWALK 9 (NI FUTURE PAIBWAY CONNECTION TO EXISTING JACK HOUSE & GARDENS 10 (NI ASPHALT DRIVE ANO PARKING 11 PUBLIC RIGHT OF WAY 12 EXISTING PAVING AND LOT TO REMAIN OETAIL 1 KORIZOtfTAL WOOD SCREEN WALL PLANTING PLAN SCALE: , .... Jo·-o· ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 101 PLANTING PALETTE PLANTING PALETTE TREES OTY BOTANICAi. / COMMON NAME CONT REMARKS 19 AlllultJs Ufleclo / Slr.l..teny Tree ML1i-T1111k 2+"box Size: 10· -15 · lall and wide v.tlCOlS PF = .1 • .3 0 Cercis canall!flsis . forest Pansy. TM I f«e5I Pansy Redbud 24"tlox Size: 20· taJ aoo .ooe v.ucot.S PF = .4 • .6 STAW!!ERRY TREE Pislacia ctinensis I Chilese Pislache 24"box Size: 25-35 • tall and wide WUCOlS Pf= .1-.3 SHRUBS OIY BOT ANICA.I./ COMMON NAME Sl2E REMARXS (,. 20 Agaye attelkJala ·Nova· I Blue Clooe 15gal Size:3·-4· 1a11and- 'MJCOlS Pf: .1 · .3 •Bl.ll OAT GRASS CeanolllJs gfisetJs horilootais · Yartkee Poinl · I catlomia lilac 15 gal Size: 2· .3· ta:land B. -10 wile WUCOI..S PF= .1 -.3 • 76 Helielollicllon Sl!ffl)efYlrens I Blue <lal Grass 5gal Size: 1 · -2· lalland wide v.ucot.S PF= .1-.3 •40 Miscartllus sineRSis · Mornilg ligllr I EtJtalia Grass 5 gal Size:5' taJaoo3·-4· wide WUCOlS Pf = .4-.6 •83 M�gia caplalls '\'He CbJd' I Wllite Awn M� 5 gal Size: 3 . 1D 4 . 1al arid wide I\UCOlS Pf = .1 • .3 EU.AlJA GRASS wtfTE A\\N Mllt. Y IIJMMlNGBIIO SAGE 0 SaMa spaltecea I HLITWllilgl>ird Sage 5gal Size 1·-2· talx4'-5' wide 'MJCOI..S PF: .1 • .3 PLANTING PALETTE TE NOVER 545 HIGUERA MIXED-USE LI 2 545 HIGIERA STRl!I SAN LUIS OBISPO C! -Diii 09,30 1019 • ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 102 Eldfflflled Total Wfttr UH � cJY.AJ: (ET.JI (0 $21 x t(Pf ll HME) • SI.Al --.. --� l T.,C...__ l -�- 1--' 2 • WAWA• SJ .... 0111 0111 Plant'NaDH UseT,,,.(s) IIOw.�m. --- SU. El'MP 1 CO Hy<f ....... ..... ,_ ..... _ ,,., rtt'J PFxHAlrli 0:,0 1>37 .. , 040 rm - 030 .... .,, • • 1 141 1 • ' ..... 3 571 3'0l3 -IETWIJ....-4551 CU.:feet .. HCf ••• •---·--· 003 ....... .,_,. Mlxlmum Applied Water ABowanc. Calculations for New and Rehabilitated Ulncfsc.apes. --.. --c:.. TonCell&Sllow- --•ndW•m- I Cidl: Ofl the �e eel on riati. lo Pd. --... Name, Luis Nameoleb ET O of Qy lrom Al)9endix A 43-SCI ET0 (onclles/yea,) Enler total landscaoe ....,. .. ..., SI.A "78.0C lAll'I Enter ic:.-;211 Land-.... Alea ooc SLA(ll1 II.AWA = (ET.) x (0.62) x ((0_55 x lA)+(O <45 x SI.Al) 53,448.lE Gallon> 7,1"5.0C Cubic Feet 1ui HCF 0.1 ,. __OOi M-.S olGallcns MAWAcalc:ulation incorTVlntinn Effective PfecjftihtionlOntional' ET0 of Qylrom �A 43MET0 (�) 3.578Jl( lA (It') 00< SlA (ft') ...MAWA IMWA:{ET 0 -E..,o) x (0.62) x 1(0_55 x l.A)<(0.<45 x SlA)J -Galons -Cubic Feet I -HCF I ,..,,,,._I -Millions ofGallcns WATER CALCS ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 103 APEX BENCH FORMS + SURFACES POWDER COAT FINISH, TBD APEX TA.BU rnsE MBLE FORMS -,-SURFACES POWDER COAT FINISH: TBD DOUBLE BALLARD PA.Tli LIGHT LUCIFER LIGHTING POWDER CO.IT FINISH, TBD LANDSCAPE FURNISHING 6 LIGHTl'NG TENOVER 545 HIGUERA MIXED-USE Ll 4 545 HIGUEU STREET Sl� LUIS OBISPO Cl -UH 09 30'2019 • ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 104 ' ; ., "'II ::, "' i: ' ' ' {N) MIXED-USE • 8lOO I 21,lf<Sf KEY AOJACENT PROPERJY • LEGEND SEE LANDSCAPE SHEETS FOR TREE INFO \N) PAVING ANO STRIPING PROVIDE ALLWEATHER SURFACE 3 (N) SHORT TERM BJKE PAAKJNG 4 (N) TRANSFORMER 5 (N) CONNECTION TO MID-BLOCK PATH 6. (El CURBCUl REVISE PfR CIVll 1 (N) sm FURNISHINGS ANO HAROSCAPE PER ll\NDSCAPE ARCHITECT 8 (N) CHECK VAlVE BACKFLOW DEVICE FOR FIRE WATER 9 (El FIRE HYDRAITT 10 \Pl) FIRE HYDRANT, IF REOUIREO 11 (NJ FIRE RISER ROOM 12 (N) KNOX BOX ON EXTERIOR \\'All 13 (N) ART MURAL AT FIRST FLOOR 14 (NI PUBLIC PLAZA 15 (N) INSULATED OVERHEAD ROLLING SLAT STEEL OOOR WITH REDUCED NOISE OPTJOr.S AMARA OU/ET OOOR. OR SIMILAR TENOVER 545 HIGUERA MIXED-USE Al O _w Hl6UERl mm s11��t�i1s;1��o\:• ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 105 \_ BUILDING A t 'r �.-... ' J. /'"' � '?'? '•, s�r' Z �. 6) Tll'(lfGIJOIICR.OI.U,,e 1 �====::==::=::==:::::::==:==!::::::��:=j1 (1rv":. � �z (_/ , ,-� IIGUIRASTl!ET BUILDING A SITE SECTION 1 SCALE: 1 • • J0"-./1 ... BUILDING 8 ll.a.Dllli H06KICOlll'lWIIC( ._T tlGUEM $1. f"flla.Gm&f.Z MAXleGHl<F 11.DG..AtBIIQI'. QFSUWM..k..-2.t � 25" tROWlll wa:ERllE Cf STJl&ll MAXM.lOWal toiHT • 5a, PRCJIOSED • 40.5' MAXHBGHl ATI.PfBI SlCR£S.,,. 241 .. -, x:• 25" lft-0.W'l:I catrJU.N: Cl' STREflt r-15' � Rom S£lBMX FROW, .LJ MAX Al.L<M'Aa.t: tEGfT • II) PACf'OSED • 5a IOlj)jNG IIBatT COIIPI..IM:E AT IIIR$H ST. PERSLOm&•.2 11.U te'iHT CF a.OG. A.T!Ja. � SIJEWU• 2x x- 25' PlClW 1:1 COfTEPUIIE a mEfl) MAX MJ.CWUal.£ f£IGH'J -!IO' PRCPOSiEO • tOS tuJC HEIGKT A.T lff£R sroRES--2Cl+ J) :a.- 2f fiU).'W •cem:RUNE a: SlJ!H1) y• 22.2S(lffmfl.QCRS£1a.afllOIIPJ..j MAX AU.C#UBI.E rlDff • 'k $ f'fUIOEiEO • SO' SITE SECTION 2 SCALE,,·. ,o·-o· ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 106 I I MARSH ST. �=-�� ©• / 0 / 0 HIGUERA ST. / / 0 0 KEYNOTES 1 PROJECT PROVIDES A LARGE SETBACK TO PROPERTY LINES TO ALLOW FOR A \IISLIAL TRANSITION TO ADJACENT SMALLER STRUCTURES 2 PROJECT STEPS DOWN TO A 2·STORY FACADE NEXT TO HISTORIC STRUCTURE 3 STREET FRONT FACADES ARE BROKEN DOWN TO BE COMPATIBL£ WITH ADJACENT BUILOINGS 4. NEW WOOD SIDING COMPLIMENTS EXISTING WOOD SIOING ON NEARBY STRUCTURES 5. STONE CLADDING COMPLIMENTS EXISTING BRICI< AND BLOCK OF AOJACFNT STRUCTURES 6 STUCCO COMPLIMENTS EXISTING STUCCO ON ADJACENT STRUCTURES SITE ELEVATION SCALE: J 4 a JD'-0• SITE ELEVATION SCALE: r·. 10·.a· ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 107 flNr IDM. �, .. EAL Cili),,,,. 0 0 0 0 / H' 1NI' HNI' /--/"-/--/ 41'..a" -----r -- 0 0 BUILDING A 00 / II.fr 1r-tr / /- I -, T 00 A 0 _fa --0 --0 000 '7 �/_:!'/----/- --1 r ...... lra:&.Uf'J -�""" 0 © Cd, � 000 0 0 0 0 0 0 0 0 0 BUILDING B EM. (ill} ... 000 ts--cr �-er / / -,L ' ' : ' 0 0 TENOVER 545 HIGUERA MIXED-USE A2 0 54: H16UER! STREET S!h lUIS OBISPO Cl -UTE 05 30 1015 • ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 108 �0 y NI'}/ 311-o' � ..© '� ..0 .., 2ID .. 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TBD COLOR TBD BULKHEAD CONCRETE Fl NISH DR POLISHED PLASTER STUCCO SIDING MERL EX SBF BASE A P-106 COTTON SEED STOREFRONT (METAL ACCENTS TO MATCH) KAWNEER, ANODIZED ALU!,! LICHT BRONZE IPEWOOD SIDING ...,,_..,pet...dwoodWoothorinl Cydo COLOR AT APPLICATION.: UNFI.NISHED COLOR OYER TIME: S/LYERY CRAY PATINA WALL SCONCE LUMENS URBAN INDOOR/OUTDOOR BLACK METAL ADDRESS NUMBERS NUMBERS SHALL BE A MIN Of 8" HIGH BY 1 • STROKE CONTRASTING COLOR TO THE BACKGROUND MATERIAL BOARD ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 116 ATTACHMENT 1ATTACHMENT 3Item 2Packet Page 117 ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 118 ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 119 ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 120 ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 121 T IOVER TO LEAVE THE WORLD BETTER THAN WE FOUND IT. ATTACHMENT 1ATTACHMENT 3Item 2 Packet Page 122 Meeting Date: September 9, 2019 Item Number: ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a four‐story mixed‐use project consisting of approximately 5,209 square feet of commercial use on the ground floor and 56 residential units above, including provision of ten percent low‐income affordable units, an associated 19 percent density bonus, and a request for a standard incentive to apply affordable housing parking standards to the whole project, as identified in Zoning Regulations Section 17.140.040.K. The project includes a request for a mechanical parking lift, and construction of parking, landscaping, and site improvements. General Location: The 0.79‐acre (34,382‐square foot) project site is located within Downtown, bound by Higuera Street to the northwest and by Marsh Street to the southeast. Present Use: Offices Zoning: Downtown‐Commercial (C‐D) General Plan: General Retail Surrounding Uses and Zoning: East: Commercial, offices, bank / C‐D West: Commercial, residential, offices / C‐R North: Residential, commercial/ C‐R and C‐D South: Senior living, commercial / C‐R 2.0 PROPOSED DESIGN Architecture: Contemporary Design details: Two buildings (19,724 and 28,930 square feet each) connected by enclosed walkways on the second and third floors and an open walkway on the fourth floor, ground level public plazas, recessed balconies, upper story decks, storefronts on the ground level, wood screen wall and landscaping between the project and adjacent historic building (residence) Materials: Stone veneer, wood siding, steel, glass, smooth stucco Colors: Dark bronze, creams and tans FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 545 Higuera/486 Marsh Streets FILE NUMBERS: ARCH‐0017‐2019 APPLICANT: Marsh Higuera Mixed Use, LLC REPRESENTATIVE: Jessie Skidmore ____________________________________________________________________________________________________ For more information contact: Shawna Scott at 781‐7176 or sscott@slocity.org Figure 1: Subject Property ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 123 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed mixed‐use project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. 4.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setbacks – Front (Street) 7 feet (min) 0 feet Setbacks ‐ Side 6 feet (min) 0 feet Maximum Height of Structures 50 feet 50 feet Floor Area Ratio (FAR) 1.5 3.0 Max Building Coverage (footprint) 57 % 100 % Required Parking Spaces* 55 55 Environmental Status Class 32 (Infill Development) Exemption * Pursuant to Zoning Regulations Section 17.140.040.K Figure 1: View from Marsh (looking east) ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 124 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 3 5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS1 Highlighted Sections Discussion Items Chapter 3, Section 3.1 – Commercial Project Design Guidelines §3.1.B.2. Neighborhood compatibility Surrounding development consists of buildings of varying height and scale. Development on proximate properties include historic ranch houses with horizontal siding, the Jack House (approximately 150 feet to the northeast), and contemporary commercial and residential buildings. The ARC should discuss the project’s compatibility with the surrounding neighborhood, and identify if the project should incorporate additional step‐backs, modifications to the massing, and/or textures and building materials. §3.1.B.4. Form and mass This guideline notes that a “building’s design should provide a sense of human scale and proportion”. The project provides storefronts on the ground level, recessed balconies on the upper levels, and approximately five to ten‐foot step‐backs at the fourth floor. Public plazas would be located at the ground level, with seating and landscaping to provide pedestrian scale amenities. The ARC should discuss if additional horizontal and/or vertical wall articulation should be provided. Chapter 4 – Downtown Design Guidelines §4.2.B. Height, scale The proposed project is a four‐story structure that provides residential units on the upper floors, consistent with this guideline. Step‐backs are provided at the fourth level (approximately five to ten feet), and wall off‐sets are shown 1 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Figure 2: View from Higuera (looking south) ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 125 ARCH‐0017‐2019 545 Higuera, 486 Marsh Page 4 on street‐facing and internal‐facing elevations. The two connected buildings are off‐set to provide articulation and visual interest. Surrounding development consists of buildings of varying heights, including commercial buildings approximately 28 to 36 feet in height, and a historic residential building 18.5 feet in height. An Historic Preservation Report for the proposed project was prepared to assess the project’s potential indirect effect on proximate historic structures (Attachment 2). The report concluded that the project would not result in any indirect impacts to proximate historic structures such that their eligibility as a significant historic resource would be affected (SWCA, 2019). As shown on the proposed plans, the proposed project is set‐back from the adjacent historic Pollard House located to the east on Higuera Street by approximately 40 feet, and landscaping and a plaza are shown to help provide visual transition between the two properties. The ARC should discuss if appropriate visual transitions are provided, relative to the height and scale of existing surrounding development. §4.2.C. Façade, design The proposed façade shows the use of storefront windows at the ground, street‐facing level (on Higuera and Marsh), with flat awnings extending over the doorways. Concrete bulkheads, landscaping, and street furniture are shown at the street‐level, and the wall face is broken up by doorways and windows. The doorways are recessed behind the adjacent columns; the ARC should discuss if additional depth should be incorporated into the first floor, street‐front doorways. §4.2.D. Materials and architectural details The proposed project incorporates the use of stone veneer, wood siding, steel, glass, smooth stucco. The ARC should review the proposed colors and materials board provided during the public meeting, and identify if any modifications to the materials and associated use on the structure should be provided. 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project, which may include specific conditions of approval to be considered by the Planning Commission. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans 7.2 Historic Preservation Report ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 126 ENTITLEMENTS PACKAGE, 08/29/19 545 HIGUERA MIXED-USE 545 Higuera \foecl-Use 1s brmgmg 56 ne'# residential unrls as well as ground-lloor relad on bolh Marsh & H1g�era Streel in downtown San Luis Obispo. The unique lhrough-lot alloW5 lor a pe destllan connecllon lo energize lhe soulh eno of the downtot1111. Contemporary matenals large windows, an expansive rooflop deck space w1lh ertraordmary Y1ews are al l key lac,ors in creallng lh1s beautiful and aulhentic building Prep11rtd by TEN OYF.R STUf>TO ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 127 CONTACTS CLIENT 63 CONCEPTS 486 MARSH STREET , SAN WIS OBISPO, CA 93401 CONTACT. TAYLOR JUDKINS taylorjudkins@g3realeslate com ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN WIS OBISPO, CA 93401 805.541 1010 CONTACT JESSIE SKIDMORE 1essies@tenove1sludio.com INDEX PROJECT INFO & DATA DOWNTOWN DESIGN GUIDELIN[S SUMMARY OF CONTEXT VISUAL STUDY SOLAR SHADING STUDIES TOPOGRAPHIC MAP rnTITLEMENT MAP TITLE SHEET NOTES SHEET GRADING PLAN TREE REMOVAL PlAN PLANTING PLAN PLANTING PALETTE WATER CALCS LANDSCAPE FURNISHING & LIGHTING SITE PLAN SITE SECTIONS SITE ELEVATION FIRST FLOOR PLAN SECOND FLOOR PLAN. THIRD SIM FOURTH FLOOR PLAN ROOF PLAN UNIT HOOR PLANS BUILDING ELEVATIONS BUILDING ELEVATIONS MATERIAL BOARD PROJECT IMAGES Tl O -Tl 2 Tl.3 T2.0 T2.1 -12 3 T24-T26 T3 0 TJ 1 C-0 1 C-02 C-2 1 L1 0 l1 1 LI 2 LI 3 LI 4 Al O Al I Al.2 A2.0 A2.I A2.2 A2 3 A2 4 A3 0 A3 1 A3 2 A4 0TOM5 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 128 PARKING CALCULATIONS TOTAL FIE<URED 12 "" 1111 CllllT (<II Sf) P.IJIIDSFM'Tal ....... _ SllOO 2" I ... 1 B1IAOC11 30 I JO 2 llf!RlOII 2 2 • TOTAL 50 R£TMl l<(SS, 1/200' 26 ·11,wa Fa. F£Sl<IEIM. USE. TBWl1S 180 RE.01l�DfDTM rotM. WJ C.-0 ZUIIIG AEDUlt1DI G W). l'Otll WJ fm.lW& IKARHI PAIIHtG MiREEJIOfT PBfflDED lUTAI.. _,.. CDllllll:W. RESIOOflllt !HOIOTAl PflfflOBI TOTAi.. ADA S,ACES lifCXHD ADA YAII SPMU 1EOtJffD AllA n SPACES li&U1EI ADA.YYA'� JfOCffD •OF SPACH 11 21 ICU 1 1 CFI BICYCLE PARKING CALCULATIONS INT CCIJIITORSf TOTAi. IIC'rCU 511 2Ult+SST -usoosr REll9 TOTAL P1l<fflllBITOTAl EY .... 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ACa:SS1lflY ACa:SS1lflY ACa:SS1lflY IIEJICAN1U IIEll&ANlU ROallVUl; NlfAS. -............... ----....,.,,,.._ ---- RDCll 10TAI.: JaAS. RESOOf1Ut. ft£SUJf1IJl RESOOf1Ut. PESUJrnJl PESUJfllJl PESUJrnJl .. otenw. PESll8lllll. PESll8lllll. PESll8lllll. PESll8lllll. ROl';IITVIM: OIIEAS. ..... 6'111>GE101 lD88I' ,co lOCKER 1CII UTUIY110 UTLIIY 110 AETM..112 RETM.113 206 200 210 211 212 213 21, 215 216 217 "' 11112 ¥11 QI .,. ... .., 412 .., ... "' ... .,, - BUILDING AREA • BLDG B ARSffl.o::R SEC<N)fl.Ollfl l>IRl)flOOA RllllHfUKII CW'ODRl.:s:F ,.m '°' '°' 0 •.sst .... oa:. .. ..,, 1931 1931 525' ,.,.. ....oa:. .. -· ..""' ... '"" 147 14.1 .... las& ..,, • ·- l'6 ,.. l'6 452 ... 4J< .., 190 760 711 ... 1111 • o.oor. ... .,. <2! 385 m m 3'2 '211 '211 '211 4IO 525' I ·- aaDEJITAI. Sf MXl$SOR'I Sf • • •0 0 0 0 0 I I -.ccESSCll'l':sF • o.cm • o.oor. I o.cm llDlt TOTAL ,,,., BUILDING INFO "' BUILDING AREA • BLDG A & BLDG B CllCISF IMIIOCC.SF .a>erTAI.Sf MXEtsarrSf 191510 0 ,.,,. ..... IIDG. toTM.. TE NOVER 545 HIGUERA MIXED-USE Tl 1 145 H16U!U STRHT Slk LUIS OBISPO Cl -l!T[ 08 29 1019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 130 UNIT TYPES · BLDGS A & B 111r• SECONlRODR 200 1111 2112 2113 ,,,. 10> 200 2117 2IIO 200 110 111 ... 21> 214 ... ... 2l7 "' TOTAL " TOIM..LNTSf: TOIAl.• LNlS.. �VERIGElNTSf- SIZl flfl <IIIXI ... 45< • '61 x ... x 716 1q ... x 11111 ,.. 118 1116 m x -... x .. 1 i'!IS 766 11• ... .. .,. • 1-80 2-80 3'11) --• x x x x • x x x x x x x 12 1 • • -·· SIZl(1f] <0:0 """'Fl.OOR 300 !Ill JOI 384 x 302 ... x :m ... x 304 11li 306 1"1 306 ... x 302 1190 3(8 ,.. ""' n• 310 766 311 m x 312 .... 313 ... x 314 .., 31S i'!IS 315 ,.. 317 710 311 ... TOBI. .. ..... • ...,. SIZlflfl <(,Ill) HUITHRODR "" 729 401 33) x � Ill) <Cl Ill) -.,, x -405 431 x .,.. 611 ..,, '81) x ..,. 428 x ,009 428 x 410 381 x 411 m 412 m 413 3"' x 414 428 x 415 428 x 415 421 x 417 '81) x ·1or.tit. 11 .... .. TODI. 56 ..... .. 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SICNd �°' .. ptaflclblugt • ., tac.g ll1ld. --.,...., dnQ IINl ldn;:P*tnl. --(2.f.< 9"...-lrtl!S QI M'tnllC:llni ..a &M Jl'OG. std8" co,., hn S-UI ·�ODat .::I d)ot19S 1'EI mNill:s� be� ......... dltd�Shc::ddblP'� �ED£--ClOlol'lWIClE -......�ttln3.ci .. Pl'*'Snalb1dhilnt� <N.• �Slf'Dlltd�b;ll!nd,tp�INU·6'M-1a�law S.U 1.,AlO UC lftw Sl."lldln$ m(I I� ft)Jid pllllMJl-a:nfnr1 MdJws. d:J«s, S.Al.2.Sil �.,.... cmaf'IXI., ............ -'Iii in.:bcl','CUdowarJl*lg --... .. --.. --... -...... Wldwood�n�t� -..... ---� ....... ant:e"*-b¥1JCNI"� - fflt.rtsll'ill � -ang*-*ra.�(1Wftt-<U.• __ ........ _ S-ll I --<.UJ _._ ......... _ 'Sell11.A1.0 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 132 SUMMARY OF CONTEXT Our site 1s surrounded by a large variety of building sizes and materials. Oireclly across Marsh Streel 1s a 4-slory stucco building lhal matches our proposed height of 50'(1 ). A new 43', 4-slory (3-slory, 33' rail al back ol sidewa lk) 1111xed-us e proiect 1s under conslruction at Maish & Carmel (3) A new 40', 4-sr ory (3-story, 35' tall al back of s1dewalt) residential condo project 1s neat completion at 460 Marsh (2). The materials ol lhe surrounding buildings are: br ick, stucco. wood siding and block CD THE MANSE ON MARSH (D BANX OF THE SIERRA @ PROJECT SITE (D 460 MARSH @ ACHIEVEMENT HOUSE @ MARSH & CARMEL © HISTORIC RESIO.-POLLARO HOUSE 0 RETAIL CONTEXTUAL SITE PLAN SCALE, N. T.S. TENOVER 545 HIGUERA MIXED-USE T2 0 I 54: �IGUERI SUEil SI� .UIS 061SPO Cl -Oil! 08 19 1019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 133 CD VIEW FROM BEACH ST. TOWAROS Hill @ SIMULATED VIEW FROM BEACH ST. TOWARDS Hill VISUAL STUDY Ptssuarn lo Zoong reg,,lations Seclioo 17.32.030 F, a Yisual stucly Slla! determine wllethef the prnjecl wil marenaly obstruct 'liews Of cfistari hils aoNor create an adfflse visual inpact oo existin;i or planned publicly owned gatherin;i sites by materially obslruciing Yiews Of nearby ptAllc open spaces, historic resotICeS, City lan«tnar1<s, or pc elected nabnl resouroes; allC({cr create adverse shade and shadow etteas d\Jmg the tines ol day� a gathering sie is aoocipaled lo be most used. For the proposed projecl at 545 Higuera Sl, tile pclblicly owned gathering spaces Iha! exist willi1 the Yiewshed ol tile hilside are tile publicly awned sidewalks immedia!ely adjacert oo Marsh Street and Beach Slreet These are represented by Views 1 · 6. � 7 & 8 show tllat lllere are no lillside Yiews looking towaro tile proposed project's pcoperty from sidewalks oo Higuera. The Jack House and Jacl< House Gardens, located two-ooors oorth on M� Slreet does not have \iewsheds affected by the proposed pcoject, nor is l wittin any shadows casl by the proposed pcoject (See Sl13de Studies oo 12.4 • 12.6.) � 2, 3 5 & 6, laken from the sidewalk at Ille intersection of Beach and Marsh ,eveal '-Ille lillside view is blocked by existing trees. \few 4 irl:licates the ooe gtmpse of Ille hillSide along the soulherty sidewalk Of Marsli. Howevef, ltlis is a bnel mid-block Yiew. The most prorr*1ent, existing Yiew Of the llilside is sl1own in \few 1. TI-is viewirl1uncec! oordecisionlo keep the ooildilg to the Souttiwest rroperty line and boog Ille heigh down to 50'. V..ew X sllows the simJaled view where the project makes the greatest �ct oo the Yiewshed. FISIIB � from !tis point. the hi comes into view over the top ol the proposed buiding. fU1her down the� lawalds Marsh, tile view is screened by the existing stree1 lree in front ol the bank ('flew 2) -�fiJ ...... 1,__ ___ ....... @:.,....-- HIGUERA ST ,t (!) KEY PLAN VISUAL STUDY SCALE,N.T.S. TENOVER 545 HIGUERA MIXED-USE T2 1 515 H16U£R! STREET Slh LUIS OBISPO C! -UTE oa·z9,1019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 134 HIGUERA ST 0 VIEW FROM MARSH & BEACH TOWAROS HILL �;r I �, (9 KEY PLAN G)VIEW FROM MARSH TOWARDS Hill CD VIEW FROM MARSH & BEACH TOWAJIDS HILL @ VIEW FROM MARSH TOWARDS Hill VISUAL STUDY SCALE:N.T.S. TENOVER 545 HIGUERA MIXED-USE T2 2 -541 HIGU[R! mm S!�K!�t��.�;��o�: • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 135 HIGUERA ST @ VIEW FROM SIDEWALK ON MARSH 1r .,.. @ KEY PLAN @ VIEW OF SITE FROM HIGUERA LOOKING WEST CD VIEW OF SITE FROM HIGUERA LOOKING EAST VISUAL STUDY SCALE,N.T.S. TENOVER 545 HIGUERA MIXED-USE T2 3 545 HIGHP.I STREET SH lllS OBISPO Cl -,1TE oa,1912019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 136 SUMMER SOLSTICE - 1 OAM SUMMER SOLSTICE - 1 IAM SUMMER SOLSTICE -12PM SUMMER SOLSTICE · 1 PM SUMMER SOLSTICE -2PM SUMMER SOLSTICE -JPM E9 SOLAR SHADING SCALE,N.T.S. ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 137 VERNAL EOlllNOX -10AM VERNAL EQUINOX -11AM VERNAL EQUINOX -12PM N VERNAL EOUINOX - 1PM VERNAL EQUINOX -2PM VERNAL EOUINOX -3PM SOLAR SHADING SCALE, N. T.S. ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 138 WINTER SOLSnCE • IOAM WINTER SOLSTICE -11AM WINTER SOLSTICE • 12PM N WINTER SOLSTICE - 1PM WINTER SOLSTICE • 2PM WINTER SOLSTICE -3PM SOLAR SHADING SCALE,N.T.S. ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 139 • t • --..--111 .: '-: '�CD --· _,.__ ----:II� mo D �:r r----· / e--c --Ya•_..-::'...;. .,. :..::.:::;;,.:;:..:.._ :..� ---� ... c:!:"'--�·:...-- _:: -·�-:-=-..:-�. �-�--::;�-=-==--�c:" .c,,oc ... _ -:-:··;,�-:r::";:-=::.. --0,�=:-.... ;-;,�� ... ·.":""'..:: SlTC °"-T"-_._n, .. --------·-·- TOPOGRAPHIC MAP "'"=·--�--.:.: ·--·--TOPOGRAPHIC MAP SCALE, N. T.S. ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 140 HIGUERA STREET ..• .. / --�- ...._.:w_. �-1:.1 -LL.�-·--·-..... .... �-·· .. ..::.:..-:o ::--":::: -----·--· :.: :.:._ .. -:: -. :.:.: : ;:�=�-: :.:-:::=:=-: ...... _ ... ___ -� .. ·.; .... �"":��.=!i-. �--� -.... --...� ... ·----·· =::-.-:=�-=-.. :..�:..:....-�� -...":"..;'- .... ,,-....... ·----.. �-.: 9CHCH ............. , :?:=a"=,�":;"=.:.i-�;:.. -�----..-;;--·----""'-� ....... _ . ..._ ..... _ -------·- ENTITLEMENT MAP '.t-i .. _. __ !.,.:-� ENTITLEMENT MAP SCALE: N.T.S. 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C) � i HIGUERA 8TRl:eT ., ' II ·= I L 1, f ;)JJ l ' ·:il11'/l/17llmllllfl111'1/17f!ll ,, •1 fr, I -;;-I iij i �g11 h it 'l� � . � tt I� � � � �! QI/=--- HIGUERA MIXED USE f 11'11111' -·-� i 111 r 1 l Ashlev,vance e,.5111oueRA SlREET SAN �UIS OBISPO. l;A.83401 11l 1lln 0 ENO IN EE RI N 0, f NC, 1,,1,r11'il ... ,-..... •• ,. f t,11u,,10tt,w,o�f)IO'I if Hit, -··h ...... ,n(.Ot,111 ,·,�·· ,,n,toM.001, OIYIL •ITIIUCTUIIAL >;- ATTACHMENT 2ATTACHMENT 3 Item 2Packet Page 144 (II) IHXEIMISE • IUIG A IIIJ2>0Sf jN) MIXED-USE • BLDG I 211,1IIOSf KEY PROPOSED BUILDING FOOTPRNT LE 6 END 1 (E) TREES NOT IN PROJECT SCOPE 2 (E) JACARAtlDA TO BE REMOVEO 3 (El CHl�ESE PISTACHE TO REMA1'4 4 (E) CHINESE ELM TO BE REMOVED 5 ({) CARROT WOOD TREE TO BE REMOVED 6 (E) METROSIDERDS EXCELSA TREES TO REMi\JN 1 (E) BOTILEBRUSli lRE E TO BE REMOVEO 8. (El PYRl/S TRff TO BE RE!,'OVED TREE REMOVAL PLAN SCALE: 1·. J0'-'1" ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 145 0 (N) IIIXED-IJSE • BlD6 A 1i.724'5f {N) IIIXED-USE • BLDG I 28.Sl30Sf 0 KEY ADJACENT PROPERT Y LEGEND I (4J EXISTING METROSIOEROS EXCELSA lREES TO REMAIN 2 (2J msnt1G CHINESE PISTACHE TREES TO REMAIN 3 (N) DECORATIVE PAVER WALK ANO PATIO 4 (N) ARTIFICIAL TURF PLAY LAWN 5 (NJ PEA GRAVEL PATIO 6 (NJ WRAP AROUND SEAT BENCH 7 (N) 6' .Q" MAX TALL WOOD SCREEN WALL. SEE DETAIL 1 BELOW 8 (N) CROSSWALK 9 (N) FUTURE PATHWAY CONNECTION TO EXISTING JACK HOUSE & GARDENS 10 (N) ASPHALT DRIVE MlO PARKltlG 11 PUBLI C RIGHT OF WAY 12.EXISTING PAVING ANO LOT TO REMAIN DETAIL 1 HORIZONTAL WOOD SCRHN WALL PLANTING PLAN SCill.E.-J" • 30·-r r TENOVER 54' H16UER! IIP.EET SI� LUIS OBISPO Cl 545 HIGUERA MIXED-USE Ll 1 -O!l! OB 1, 1019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 146 PLANTING PALETTE PLANTING PALETTE TREES OlY BOTAHICAI. I COM MOH NAME CONT REMARKS 19 �us tJOEdo I SIR!oileny Tree MLli-Tn.ik 241'0il: Size: 10·-15· tlllandwicle WUCOLS Pf = .1 · .3 0 B c.«:is canadensis . fo<est Pansy. TM I foresl Pansy Retl>ud 24'boot Size: 20 · tal aro wide \WCOLSPf = .4 ·.6 STA.'ll13ERRY TREE Bl�CON Pistacia ctiinensiS I Qii1ese Pislacile 24"1m Sile: zs.35· tllland wide \WCOlS Pf = .1-.3 SHRUBS lllY BOTANICAL/ COMMON NAME SIZE REMARKS ,... 20 Agave atteouata • Nova. / Blue Clooe 15gal Size: 3· -4 · lal and wide WUCOI.S Pf: .1 -.3 •3 CeaoolllJs gnseus llofizOrOliS ·vank!e Poinl · I Callornia Lilac Size:2·.3· taland8"-10wide CHINES£ l'ISTAClfi CAl.fORNIA I.IAC 15gal WUOOI.S Pf= .I· .3 G 76 � sempemrens / Blue Oal Grass 5 gal Size: 1 . -2" taH and wide WUCOLS Pf= .1-.3 40 Miscaraius sinensis • Momilg l91r / Etmia Grass 5 gal Size:5" lalafll 3· -4· wile WUCOLS Pf = .4-.6 •83 MIJlllenbelgia capillaris • Yltlie Cloud'/ Yollite Awn Mu� 5 gal Size: 3. ID 4. !al and wide \\UCOLSPf = .1 -.3 El.lAUA. 9IASS WHITE AWN MlH. Y fUIMNlllRl SAGE PLANTING PALETTE TE NOVER 545 HIGUERA MIXED-USE Ll 2 54: Hl6UERI ST�EEI SI� LUIS OBISPO C! -DIIE 08·19'1019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 147 El:!tfflf!!d 1og.1 wa• use� Elw.J,r(E.f.)x (1>62).:l(Pf x HME) ... SLA] ... --... ............. c.a. I l .... "------.,. ______ Defa*V-..e 1 ............ I ? ..... _. 50,117 --.,,.,._C•J -·-�·-,._-'--,._ ..... ETIMJo t·Ol 1111 ·06 07-10 100 -,,..tfacto, #JUl)IAJ ·-111'1 PF aHA-"" OlO .,. 251 .... 182 030 2144 020 , ..,. ·-I 0 -13511 l0.088 i..--•m ·-40 000 ,._..,...003 ,,_,..,c;-.. I Mu:imum Applied Water Allo-.nce Cllculltions for New and Reha.bl lated Landscape.s. --ln--C.-Tan Cella Show- --and Wamlnas Clck on the ti,ue-c:eU on ---to Pd ......... Name ET• of City from Appendix A EllterlOlal '-indlJdi'lo SU\ Enter Si!Jec,al land=-,.,.. ResuNs: MAWA = (ET.) x (0.62) x f(0.55 x LA)+(0.45 x SLA)] MA.WA calc:.ul&tioni inc-o tin-Effective Pteci tion ET O ol City .-om AppcndDc A land=-Plea '"""""'Ulnd-�lvea Enl ef EJ'Jeciw! Pf-.N •-...... ,u_,_. MAW�•· EAO¢ x (0.62) x ((055 •I.Ar(0.4 5 x SL/\)] I I I '�UJII -Name of -=- 0 . .,.n 4381 ET.(oncf>e*ar) 3,3590( LA It') QN SU\(ft') 50.176.74 Galons 6.70768 QJbic Feet 670II HCF 015 -005 Miions of Galons "'"' ET0 (oncl>o>l)'ear) 3,3590< LAlrl ooc SIA(lt'} Olli Total annual "'""""""""" 0. �....,. 111"VVnr.--of total aJWIUat-�� .... :..-, • Galloos Cubic Feet .fiCF .IAN-11,...feet • M-.SofGalklns WATER CALCS ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 148 APEX BENCH FORMS + SURFACES POWDER COAT FINISH, TBD APEX TABLE ENSEMBLE FORMS + SURFACES POWDER COAT FINISH: T6D DOUBLE BALLARD PATH LIGHT WCIFER LIGHTI NG POWDER COAT FINISH, TBD LANDSCAPE FURNISHING & LIGHTING TENOVER 545 HIGUERA MIXED-USE Ll 4 545 HIGIERI STREIT SAN LIIS OBISPO Cl -01"£ 0812911019 • ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 149 ' ' ' (11) IIJllD.USE -BLDG I a,nlSf ·""""' KEY ADJACENT PROPERlY • LEGEND SEE LANDSCAPE SHEETS FOR TREE INFO (N) PAVIPtG AND STRIPING PROVIDE ALlWEA THER SURF ACE 3. (N) SHORT TERM BIKE PARKING 4 (N) TRANSFORMER 5 (N) OOMNECTION TO MI D-BLOC� P"TH 6 (E) CURBCUT REVISE PER CIVIL 7 (NJ SITE FURNISHINGS AND HAROSCAPE PER LANDSCAPE ARCHITECT (N) CHECK VALVE BACKflOW DEVICE FOR FIRE WATER 9 (E) FIRE HYDRANT 10 IN) FIRE HYDRANT. ff REOUIRED 11 IN) FIRE RISER ROOM 12 IN) KNOX BOX ON EXTERIOR WALL 13 IN) ART MURAL AT FIRST FLOOR 14 IN) PUBUC PLAZA 15 IN) INSULATED OVERHEAD ROLLING StAT STEEL OOOR WITH REDUCED NOISE OPTIONS AMARR OU/ET DOOR. OR SIMILAR .... ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 150 -;, > { {,.. .. � BUILDING A TtPCf"PNUPEl 50-0" I ,..,�./'· ·71,!' �TtP:-��(I :Y� I� � <. SITE SECTION 1 $CAL£, 1 • • Jo·-o· ..... _....,._,. PERSl.GaJGU MA.X teQfT t1= 1t.DG 41 uca: a.: .SU.Wlt.l· a :11•2S'ca-nw111�arSTRSfl) IUJtill..L.CIWJaf te::il1T • 50'.:PllCPOSED • 4U' MAX HBQfT AJCFPEJI S1tN.S-2ca ... r) JI• 25' (R.O.Wb<BmRUNE a S1R&l) J• 1l..S-flfflltflOOA S£tB.ICI ROI P-4 MAX �LCM'MU tEOn" • 7S flll(JIOSB) • 50' ..._IMNH961ffCOWUMCEATIWl.1HS1. 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KEYNOTES I PROJECT PROVIDES A I.Al!GE SflBACK TO PROPERTY LINES TO ALLOW FOR A VISUAL TRANSITION TO .WJACENT SMALLER STRUCTURES 2 CANOPIES PROVIDE VISUAL fRANSIITON TO AOJACEITT STRUCTURES FROM PEDESTRIAN VIEW 3 COMPLIMENTARY RHYTiiM OF BAYS AND VERTICAL WINOOW PROPORTIONS TO THE AOJACEITT BMlK BUILDING 4 NEW WOOD SIDING COMPLIMENTS EXISTltlG WOOD SIDING ON NEARBV STRUClURES 5 S10NE CLADDING COMPLIMENTS EXISTING BRICK AND BLOCK Of ADJACENT STRUCTURES 6 SlUCCO COMPLIMENTS EXISTltlG STUCCO ON ADJACENT STRUCTURES SITE ELEVATION SC.ALE: 1 • • Jo·..o· SITE ELEVATION SCALE:. , •• Jo·-o· ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 152 �0 0 ©0 0© 00®0 0 0 0 0 0 0 HP 311-17 9'-0" »-O" 31'-0' #'-0" 11t-O' �""'""" 22'-0' lll'-0" lll'-0' ,.. ·�-v '"°'31'-0" / // / / / / / / / / / / / / / / � t_fa© .,, 0"' �©� �,fa oow � ©.,, ©b, 0 .. , ©;,:. @� --; .... Cfil) 0 .. , 0 -· ' 001;' ...... SPIIICEIWWT 0 ..,©-; >< CID .. �©-· b.' ©!! --/ ©LID111M..DP. 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Trl'Of!IIJl.OIOS 0 000 0 00 l' �-,---t------- BUILDING A HIGUERA STREET· WEST ELEVATION SCALE, J" • 10·-o· TCPOf--= -'!<-I j111POfPNW'ET + SOUTH ELEVATION SCALE: I" .. 20·.o• ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 159 LIMESTONE VENEER MAHUFACTURER: TBD COLOR TBD BUtKHEAO CONCRETE FINISH OR POUSHED PLASTER STUCCO SIDING MERtEX SBF BASE A p.701, COTTON SEED STOREFRONT (METAL ACCENTS TO MATCH) KAWNEER ANODIZED ALUM DARK BRONZE IPE WOOD SIDING ... ,...,.• ope hardwood Wutberina Cycle COLOR ATAPPLICATION: UNFINISHED COLOR OYER TIM£: SILY£RYCRA'i PATINA WALL SCONCE LUMENS URBAN INDOOR/OUTDOOR BLACK METAL ADDRESS NUMBERS NUMBERS SHALL BE A MIN OF B" HIGH BY 1 • STROKE CO.NT/UST/NC COLOR TO THE BACKCROU,VD MATERIAL BOARD ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 160 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 161 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 162 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 163 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 164 ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 165 10 TO LEAVE THE WORLD BETTER THAN WE FOUND IT. ATTACHMENT 2ATTACHMENT 3Item 2 Packet Page 166 September 3, 2019 Shawna Scott, Senior Planner Development Review City of San Luis Obispo Community Development Department 919 Palm Street San Luis Obispo, CA 93401-3218 Re: 545 Higuera Street and 486 Marsh Street Historical Compatibility Improvements / SWCA No. 54083 Dear Ms. Scott: SWCA Environmental Consultants (SWCA) prepared a Historic Preservation Report in April 2019 to evaluate the historical compatibility of the proposed 545 Higuera Mixed-Use Project (project). In response to the report, I was invited to sit down with Jessie Skidmore and Joel Snyder of 10 Over Studio to review their project plans in greater detail. Specifically, our conversation focused on the following three recommendations I had made in that report to improve compatibility with adjacent historical properties: • Break up the solid mass of the building, which stretches the full width of the block, into two (or three) separate, offset elements that better reflect the surrounding building scale and spatial relationships. • Relocate the 545 Higuera Street building to the opposite side of the driveway to allow the Pollard House more space. Landscaping the currently proposed location would provide screening and a beneficial buffer. • Confine the four-story setback element to the middle of the block. I would like to summarize my thoughts on the project in the light of the additional information they provided, as well as my better understanding of other site-specific requirements, key design features, and annotations on the project plan sheets (as indicated in parentheses). BUILDING MASSING The proposed development is not a monolithic solid mass. Rather, it consists of two structures (Buildings A and B) that are not only separated but also offset from each other (L1.1, A3.0). As depicted on the planting plan (L1.1), the space between the two buildings is an open courtyard with decorative pavers, trees, and other landscaping features. The second and third floors of the two buildings are connected by a glass-walled bridge (A3.0 and A3.1) that is well set back from the main wall planes on both the north and south elevations, providing visual separation of the two buildings. The wall planes are also broken up by setback elements, variation of cladding materials, deep window reveals, recessed balconies, projecting canopies, and broad pedestrian walkways flanked by landscaping. ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 167 545 Higuera Street and 486 Marsh Street Historical Compatibility Improvements 2 POLLARD HOUSE AND DRIVEWAY The project description (A1.0) notes that the existing 23-foot-wide common driveway easement, which provides reciprocal access between Marsh and Higuera Streets, is maintained by the proposed design—an aspect that is necessary to the project for other than architectural reasons. The proposed location of Building A, next to the Pollard House, is set back 28 feet from the shared property line and as a result will be farther away from the Pollard House than is the existing 545 Higuera Street building (L1.1). In addition, the space between Building A and the Pollard House will be landscaped as part of the proposed project, providing not only a wider but a far more congenial and appropriate buffer for the historic property than the blank wall and asphalt driveway the existing 545 Higuera Street building currently provides. MID-BLOCK MASSING The design treatment of the fourth floor includes a substantial setback on all four elevations, with unobtrusive railings (A4.0–A4.5). The paved and landscaped courtyard between the two buildings is aligned at mid-block with the future pathway connection to the Jack House and Gardens (L1.1). Parking areas will remain in their current offset configuration, with landscaping to break up the linearity of the arrangement (A1.0). Good public views of the Pollard House, the Norcross House, and the Pinho House are available from multiple perspectives. HISTORICAL COMPATIBILITY These clarifications go a long way, in my mind, toward meeting my earlier recommendations for improving compatibility. Although the heights of Buildings A and B are greater than the height of the existing office buildings, the general footprint remains roughly the same and provides a measure of architectural continuity as a result, particularly for the Norcross House and the Pinho House. The setting for the Pollard House at 535 Higuera Street will be much improved by the widening of the buffer between the historic property and the project; removal of the asphalt driveway and the addition of landscaping and attractive hardscape represents a design approach that relates well to the concrete driveway, trees, and shrubbery on the Pollard parcel. As mentioned in the Historic Preservation Report, none of the adjacent historic properties (and I would include the Pinho House in that designation) and none of the more distantly located historic properties will be subject to any indirect impacts that threaten their eligibility as significant historical resources. Both the Norcross House and the Pinho House were relocated to accommodate larger-scale development immediately next to them on their respective parcels. The proposed project does not entail the relocation or demolition of any historical resources, including any primary residence, additions, or associated outbuildings. As the city’s urban core continues to expand to the north and south, the demonstrated efforts on the part of project proponents to provide context-sensitive solutions will, I believe, become an important measure for assessing compatibility with the City of San Luis Obispo’s designated historical resources. Sincerely, Paula Juelke Carr Senior Architectural Historian ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 168 Historic Preservation Report for 545 Higuera Street and 486 Marsh Street, San Luis Obispo, San Luis Obispo County, California APRIL 2019 PREPARED BY SWCA Environmental Consultants RECEIVED CITY OF SAN LUIS OBISPO APR 2 5 2019 COMMUNITY DEVELOPMENT ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 169 HISTORIC PRESERVATION REPORT FOR 545 HIGUERA STREET AND 486 MARSH STREET, SAN LUIS OBISPO, SAN LUIS OBISPO COUNTY, CALIFORNIA Prepared for G3 Concepts 486 Marsh Street San Luis Obispo, CA 93401 Attn: Taylor Judkins Prepared by Paula Juelke Carr, M.A. SWCA Environmental Consultants 1422 Monterey Street, Suite C200 San Luis Obispo, CA 93401 (805)543-7095 www.swca.com SWCA Project No. 54083 April 2019 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 170 545 Higuera Street and 486 Marsh Street Historic Preservation Report CONTENTS Introduction ................................................................................................................................................. 1 Regulatory Background ............................................................................................................................. 1 Methodology ................................................................................................................................................ 2 Residential Development in San Luis Obispo ........................................................................................... 5 Characteristics of the Immediate Project Neighborhood ........................................................................ 7 History of the Project Vicinity ................................................................................................................... 8 Evaluation Criteria for Consistency with the City's Historic Preservation Guidelines ..................... 16 Evaluation Criteria for Consistency with the Secretary of the Interior's Standards for "Development Adjacent to Historic Resources" .................................................................................... 17 New Construction within the Boundaries of Historic Properties ......................................................... 17 Assessment of Indirect Effects ................................................................................................................. 18 City-Designated Adjacent Structures ................................................................................................... 19 Robert Pollard House ..................................................................................................................... 19 Norcross House .............................................................................................................................. 20 City-Designated Structures in the Project Vicinity .............................................................................. 22 R. E. Jack House ............................................................................................................................ 22 Kaetzel House ................................................................................................................................ 23 Pin ho House ................................................................................................................................... 24 Rosa Butron Adobe ........................................................................................................................ 25 Anderson House ............................................................................................................................. 25 Barne berg House ............................................................................................................................ 26 Golden State Creamery .................................................................................................................. 27 Rogers House ................................................................................................................................. 28 St. Stephen's Episcopal Church ..................................................................................................... 29 Patton House .................................................................................................................................. 29 Biddle House .................................................................................................................................. 30 McManus House ............................................................................................................................ 31 Greenfield House ........................................................................................................................... 31 Downtown Historic District ................................................................................................................. 32 Old Town Historic District ................................................................................................................... 32 Evaluation of Architectural Compatability ............................................................................................ 33 References Cited ........................................................................................................................................ 36 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 171 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figures Figure 1. The boundaries of the Downtown Historic District and the Old Town Historic District are shown in relation to the project area and in relation to the 15 properties evaluated for indirect project impacts ............................................................................................................... 3 Figure 2. Project area, superimposed on Harris and Ward's 1870 Map of the Town of San Luis Obispo, filed with the County on May 1, 1878 ........................................................................... 8 Figure 3. Detail of Town of San Luis Obispo, inset map included in corner of R. R. Harri s's 1874 Official Map of San Luis Obispo County ..................................................................................... 9 Figure 4. Carleton E. Watkins photograph of San Luis Obispo, 1876 .......................................................... 9 rigure 5. Detail of 1877 bird's-eye lithograph of San Luis Obispo, with the project neighborhood superimposed ............................................................................................................................. 10 Figure 6. The arrow indicates the two-story Norcross House, flanked by one-story frame houses ............ l O Figure 7. The arrow indicates the two-story Jack House, with one-story houses, sheds, a two-story barn, a possible adobe structure at the corner of Marsh and Nipomo, and a "Chinese wash house" and "marble yard" (mason specializing in grave monuments) at the corner ofNipomo Street and Higuera Street. ....................................................................................... 11 Figure 8. Panoramic photograph of San Luis Obispo from Cerro San Luis, circa 1885 (det;iil) ................ 11 Figure 9. Further subdivision of the southeast limits of the Higuera Tract had occurred by 1886, when H. C. Ward surveyed the area; Carmel Street is shown transecting the former cemetery parcel between Higuera and Marsh ............................................................................ 12 Figure I 0. Detail from May 1903 Sanborn map (Sheet 6), showing limited residential development in the immediate project vicinity ............................................................................................... 12 Figure 11. The Richard Janssen House, constructed c 1893, first appears on the 1903 Sanborn map ........ 13 Figure 12. The C. H. Jespersen House appears at 521 Higuera Street on the August 1905 Sanborn map ............................................................................................................................................ 13 Figure 13. Three houses at 541, 545, and 545 Higuera Street were owned by Kate T. Jasper ................... 14 Figure 14. Detail of August 1905 Sanborn map (Sheet 6), showing residences in the immediate project area ................................................................................................................................ 14 Figure 15. Hy April 1926, the Sanborn map (Sheet 3) shows that the general neighborhood was beginning to see scattered industrial development toward Lower Higuera Street .................... 15 Figure 16. By 1950, the updated 1926 Sanborn map (Sheet 3) shows no vacant lots in the immediate project area; subsequent development either repurposed existing structures, added to them, or replaced them ................................................................................................ 15 Figure 17. Six-unit apartment building constructed in 1920 at 525 Higuera Street, in the project vicinity ....................................................................................................................................... 16 Figure 18. Robert Pollard House (SWCA photograph 2019) ..................................................................... 19 Figure 19. Oblique view of Robert Pollard House, with proposed 545 Higuera Street project location immediately adjacent (S WCA photograph 2019) ........................................................ 20 Figure 20. Detail of Carleton E. Watkins 1876 photograph showing the Norcross House, at left, immediately across unpaved Higuera Street from two fenced pastures .................................... 21 Figure 21. The Norcross House was owned by James Sinclair, M.D. in 1904 ........................................... 21 Figure 22. East elevation of the Norcross House showing original fenestration, vergeboard, and triangular architectural elements in gable end ........................................................................... 21 Figure 23. The Norcross House with discordant new residential development currently under construction on same parcel (S WCA photograph 2019) ........................................................... 22 Figure 24. The Jack House retains its spacious grounds and prominent position on Marsh Street ............ 23 Figure 25. The Kaetzel House would have nearby views of the proposed development at 486 Marsh Street (City of San Luis Obispo Map of Historic Resources) ................................................... 23 ii ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 172 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 26. Fa�ade of the Pinho House, facing the Norcross House across the full width of the parcels between Marsh and Higuera .......................................................................................... 24 Figure 27. Permanent interpretive exhibit commemorating A. G. Pinho, installed in front of the Pin ho House on Marsh Street .................................................................................................... 24 Figure 28. The Rosa Butron Adobe occupies a large secluded lot on Dana Street, across San Luis Obispo Creek from the project area (Google maps, October 2017) .......................................... 25 Figure 29. The 1904 Anderson House may have views of the upper floors of the proposed project ......... 26 Figure 30. The Bameberg House is no longer a residence; it is currently occupied by the offices of the San Luis Obispo Community Foundation ........................................................................... 27 Figure 31. Golden State Creamery building (Arris Studio Architects 2019) .............................................. 27 Figure 32. Golden State Milk Products fleet and employees outside Marsh Street location, c 1945 .......... 28 Figure 33. The Rogers House is well screened from the project site .......................................................... 28 Figure 34. St. Stephen's Church anchors the Nipomo/Pismo Streets intersection across from Emerson Park ............................................................................................................................ 29 Figure 35. The Patton House occupies the Nipomo/Pismo Streets intersection cater-cornered from St. Stephen's Episcopal Church ................................................................................................ 30 Figure 36. The Biddle House occupies a prominent location on Pismo Street, with views down Beach Street toward the project area ......................................................................................... 30 Figure 37. Despite its three-story turret, the McManus House will not have unobstructed views of the project area .......................................................................................................................... 31 Figure 38. The setting of the Greenfield House is characterized by St. Stephen's Episcopal Church and by similar residences along Pismo Street. .......................................................................... 32 Figure 39. Architect's rendering of proposed development at 545 Higuera Street... .................................. 34 Figure 40. Architect's rendering of proposed development at 486 Marsh Street. ...................................... 35 Tables Table I. City-Designated Master List Properties within the Immediate Project Neighborhood (Bounded by Carmel, Higuera, Nipomo, and Marsh Streets) ...................................................... 5 Table 2. City-Designated Master List Properties Outside the Immediate Project Neighborhood but Potentially within the Viewshed of the Proposed Project ........................................................... 5 ii( ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 173 545 Higuera Street and 486 Marsh Street Historic Preservation Report This page intentionally left blank. iv ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 174 545 Higuera Street and 486 Marsh Street Historic Preservation Report INTRODUCTION SWCA Environmental Consultants (SWCA) has prepared this Historic Preservation Report to address City of San Luis Obispo (City) Community Development Department's Completeness Review #1: ARCH- 0017-2019 (545 Higuera & 486 Marsh) Comment #8, presented February 8, 2019. The proposed 545 Higuera Mixed-Use Project (project) is a new mixed-use project consisting of 63 residential units and approximately 4,650 square feet of commercial space (Figures l and 2). This report includes an evaluation of the proposed project's compliance with the City's Historic Preservation Guidelines and the Secretary of the Interior's Standards for development adjacent to historic resources. REGULATORY BACKGROUND The 1980 amendments to the National Historic Preservation Act (NHPA) of 1966 provided for the establishment of a Certified Local Government Program to encourage the direct participation of local governments (in partnership with the State Office of Historic Preservation [SHPO] and National Park Service [NPS]) in the identification, evaluation, registration, and preservation of historic properties within local government jurisdictions and promote the integration oflocal preservation interests and concerns into local planning and decision-making processes. The City became a Certified Local Government in 2012, thereby assuming responsibility for the following historic preservation roles: •Enforce appropriate state and local laws and regulations for the designation and protection of historic properties; •Establish a historic preservation review commission by local ordinance; •Maintain a system for the survey and inventory of historic properties; •Provide for public participation in the local preservation program; and •Satisfactorily perform responsibilities delegated to it by the state. The City has a number of interrelated resources available to assist it in carrying out its mandates as a Certified Local Government. Among these are: •The California Environmental Quality Act (CEQA) Guidelines (14 California Code of Regulations [CCR] Section 1500 et seq.); •City of San Luis Obispo Historic Preservation Ordinance (Municipal Code Chapter 14.01); •City of San Luis Obispo Historic Preservation Program Guidelines (adopted by City Council Resolution No. 10229 [2010 Series]); •City of San Luis Obispo Community Design Guidelines (adopted by City Council Resolution No. 9391 [2002 Series], amended May 2003, October 2004, March 2007, November 2007, and June 2010); •The Cultural Heritage Committee (historic preservation advisory body to the City Council); •City of San Luis Obispo Citywide Historic Context Statement (Historic Resources Group 2013); and ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 175 545 Higuera Street and 486 Marsh Street Historic Preservation Report •City of San Luis Obispo General Plan, Chapter 6: Conservation and Open Space Element (adopted by City Council Resolution No. 10586 [2014 Series], last revised December 2014); Section 3: Cultural Heritage. METHODOLOGY The parcel at 545 Higuera Street (Assessor's Parcel Number [APN] 003-511-033) is currently occupied by a 3,580-square-foot office building constructed in 1985, and the parcel at 486 Marsh Street (APN 003- 511-037) is currently occupied by a 5,280-square-foot office building constructed in 1964. The City Community Development Department has confirmed that no architectural evaluations of these resources are required for this Historic Preservation Report. The proposed project therefore will have no direct impacts to historical resources. Consequently, this compliance evaluation will focus on: (1) the potential for indirect project impacts to those historical resources that are adjacent to the project site; (2) the potential for indirect impacts to those historical resources that would have the completed project within their respective viewsheds; and (3) the potential for indirect impacts on the Historic Downtown District as a whole and the Old Town Historic District as a whole. The proposed building site ut 545 Higuern/486 Marsh Street is not located within the boundaries of any of the City's designated historic districts. The proximity of both the Historic Downtown District and the Old Town Historic District, however, does mean that some of the districts' properties are within the proposed project viewshed. S WCA accordingly began its studies with a windshield and pedestrian survey of the area bounded by Nipomo Street on the north, the junction of Higuera and Marsh Streets on the south, Pacific Street on the east, and Dana Street on the west to gain a general understanding of the area's built environment and development history. Based on the City's online map of historic resources (City of San Luis Obispo 2019), SWCA Senior Architectural Historian Paula Carr identified 15 parcels occupied by historical resources that required further review to assess the potential for indirect effects (Figure 1; Tables I and 2). With the exception of the Pin ho House, all of the historical resources shown in Figure l and listed in Tables I and 2 are City designated Master List properties; the Jack House is also listed on the National Register of Historic Places (NRHP). Four properties-the Golden State Creamery on Higuera Street and the Rosa Butron Adobe, Anderson House, and Barneberg House on Dana Street-are within the boundaries of the Downtown Historic District, and six properties-St. Stephen's Episcopal Church and the Biddle, McManus, Greenfield, Patton, and Rogers Houses-are within the boundaries of the Old Town Historic District. The Pinho House and the Master List properties in Table 1 front on either Higuera Street or Marsh Street and are located within the immediate project area (bounded by Carmel, Higuera, Nipomo, and Marsh Streets). Table 2 lists City-designated Master List Properties outside the immediate project neighborhood but potentially within the viewshed of the proposed project (that is, these properties might have the completed project within their respective viewsheds ). These 15 properties were constructed between the 1850s and 1914, with the following clusters: one in the 1850s, two between 1873 and 1876, seven between 1880 and 1890, and five between 1901 and 1914. 2 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 176 545 Higuera Street and 486 Marsn Sttee/ Historic Preservation Repon Downtown Historic District Old Town Historic District • Historic Resources in Survey Area ,. 73 50 .._.,. "''' ..� w'· 1·2l:Ul SWCA Historic Preservation Survey Area ENVIRONMENTAL CONSULTANTS Figure 1. The boundaries of the Downtown Historic District and the Old Town Historic District are shown in relation to the project area and in relation to the 15 properties evaluated for indirect project impacts. 3 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 177 545 Higuera Street and_�.6 Marsh St,.,et Historic P"'servation Rel>()_n 1his page intentionally left blank 4 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 178 545 Higuera Street and 486 Marsh Street Historic Preservation Report Table 1. City-Designated Master List Properties within the Immediate Project Neighborhood (Bounded by Carmel, Higuera, Nipomo, and Marsh Streets) Name Address Construction City Resource Designations Date Number Robert Pollard House 535 Higuera c1876 185 City of SLO Master List David C. Norcross House 546 Higuera c1886-1890 184 City of SLO Master List Golden State Creamery 570 Higuera 1910 48 City of SLO Master List Downtown Historic District Pinho House 497 Marsh c1887 N/A N/A Jack House 536 Marsh 1880 88 Listed on NRHP City of SLO Master List Kaetzel House 547 Marsh c1882 81 City of SLO Master List Table 2. City-Designated Master List Properties Outside the Immediate Project Neighborhood but Potentially within the Viewshed of the Proposed Project Name Address Construction City Resource Designations Date Number Rosa Butron Adobe 466 Dana c1850s 38 City of SLO Master List Downtown Historic District Anderson House 532 Dana 1904 39 City of SLO Master List Downtown Historic District Barneberg House 550 Dana 1914 40 City of SLO Master List Downtown Historic District St. Stephen's Episcopal Church 1344 Nipomo 1873 118 City of SLO Master List Old Town Historic District Patton House 1407 Nipomo 1913 119 City of SLO Master List Old Town Historic District Rogers House 1428 Nipomo c1890 116 City of SLO Master List Old Town Historic District Biddle House 559 Pismo 1889 140 City of SLO Master List Old Town Historic District McManus House 649 Pismo 1901 141 City of SLO Master List Old Town Historic District Greenfield House 676 Pismo c1890 143 City of SLO Master List Old Town Historic District RESIDENTIAL DEVELOPMENT IN SAN LUIS OBISPO Increasing "Americanization" of the County of San Luis Obispo (County) seat followed the severe drought of the mid-1860s, which destroyed the cattle herds and economic base of the rancho era and led to the subdivision of rancho lands. The town of San Luis Obispo also made a series of land grants within its own jurisdiction. A commercial district (interspersed with frame residences) developed on either side of San Luis Obispo Creek, not far from Mission San Luis Obispo de Tolosa but nonetheless generally removed from the older cluster of adobe buildings in the immediate vicinity of the Mission compound. A series of town improvements was undertaken beginning in the latter 1860s, as reported in the San Luis Obispo Citywide Historic Context Statement (Historic Resources Group 2013): 5 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 179 545 Higuera Street and 486 Marsh Street Historic Preservation Report Late J<J'h-Century Americanization & Town Settlement Significant civic improvements included the construction of the first bridge across San Luis Obispo Creek in 1868, followed by bridges across Mill, Court, Morro, Chorro, Nipomo, and Broad Streets by 1871. The City also installed sidewalks and planted street trees. To meet the increased demand for housing, additional tracts of land were purchased and improved, and new subdivisions became part of the City. By the early 1880s, there were approximately 3, 000 people living within the City limits. By this time, gas and water works had been installed and a fire company organized, and several bonds had been issued to erect town buildings. In 1872, Dr. Hays, C. W Dana, and M Benrino obtained a franchise for water works; the next year A. M Loomis and Alfred Walker bought the franchise and started to work on improvements. A small reservoir was built on Murray Hill, about a mile and a half north of the town, and water was brought in a flume from the upper San Luis Creek. In 1874, the San Luis Obispo Water Company was formed. In 1876, a large reservoir was built in the Stenner Creek canyon. In the late 19th century, the City embarked on significant upgrades to the sewer system, which previously had largely been accommodated by San Luis Obispo Creek. In 1892, a sewer system was installed, which was upgraded in 1899. At the same time, the City embarked on improvements to Son l,uis Dhis[io r.rr:r:k. 0Jru:rele retuining wulls were added to help control the creek, allowing for the expansion of commercial development along Higuera Street (Historic Resources Group 2013: 36-37). Late 19th-Century Residential Development Residential properties constructed in the last decades of the 19th century represent San Luis Obispo 's establishment as a City. When the county was first organized, San Luis Obispo was the only settlement in it, with a few small adobe buildings clustered around the Mission. By the early 1850s, the main road running through the San Luis Obispo pueblo ran northeast to southwest, crossing San Luis Obispo Creek below the Mission, at the end oJr lvhat is no1-v Dana Street. The pueblo became part of the earliest neighborhoods during Americanization in the late 19th century. Neighborhoods from this period are located close to the downtown commercial center, and many have already been recognized by the City as historic districts. Although adobe construction was still common, by the 1860s, wood frame construction was becoming more prevalent. Although San Luis Obispo has a collection of high style residences constructed in the late 19th century, most wood frame residences in San Luis Obispo during this period were being designed within the vernacular vocabulary. The Mission Orchard Tract, which was laid out in 1888 on land that originally belonged to the mission, is an example of a late 19th century neighborhood largely developed with more modest housing, including cottages and Folk Victorian examples. This period also saw the construction of prominent residences erected in architectural styles representative of the period (Historic Resources Group 2013: 42). Most residences constructed in San Luis Obispo during this period were examples of vernacular hipped roof cottages or Neo-classical cottages. There are also examples of more elaborate, high style residences, although they are not the most prevalent type during this period. In 1875, San Luis Obispo attorney De Guy Cooper wrote: We can boast of some very fine private residences. Heretofore, the style of architecture has been of a rather primitive nature; but latterly there has been a marked improvement in this particular area, and buildings erected within the past year have been of a better nature, 6 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 180 545 Higuera Street and 486 Marsh Street Historic Preservation Report and of a more permanent character. Residents who were building more opulent homes during this period often chose styles that were popular in other parts of the country, including Queen Anne, Eastlake, and Italianate styles. These large two-and three-story homes often had elaborate scrollwork and other decorative details. They were constructed beginning in the 1870s, and these styles remained popular until the turn of the 20th century. Local architects associated with this period include William Evans, Hilamon Spencer Laird, WC. Phillips, and Alfred Walker (Historic Resources Group 2013:45).1 Early 20th Century Residential Development San Luis Obispo 's population continued to grow in the early 20 1h century. Residences from this period range from small, vernacular cottages to more elaborate two-story residences. There are a few examples of multi-family residential development in the City. Toward the end of the period there was an increasing accommodation for the automobile .... During this period, residential architecture began to shift from the Victorian-era styles imported from the east and new regional styles began to emerge. In California. the most notable new residential architecture was inspired by the Arts and Crafts movement and the development of the California bungalow, which was a simple, garden-oriented house uniquely suited for the climate and lifestyle of the region (Historic Resources Group 2013:80). Characteristics of the Immediate Project Neighborhood The immediate project neighborhood-roughly bounded by properties fronting on Carmel Street on the southwest, Nipomo Street on the northeast, Higuera Street on the northwest, and Marsh Street on the southeast-----encompasses more than 40 parcels (Figure 1 ). The Downtown Historic District overlaps the immediate project neighborhood on Higuera Street near Nipomo Street, taking in the Golden State Creamery buildings. No other part of the immediate project neighborhood lies within the boundaries of the Downtown Historic District or any other designated historic district. Five parcels in the immediate project area are occupied by buildings included on the City's Master List of Historic Resources (Table 1). Of these five, one property-the Jack House-is also listed on the NRHP. One additional property within the neighborhood-the c 1887 Pinho House-is also included as an example of early residential development typical of the neighborhood. Another nine Master List properties (six within the Old Town Historic District and three within the Downtown Historic District), although located outside the immediate project neighborhood, are still within the project viewshed and are therefore also considered for indirect effects (Table 2). I De Guy Cooper, "Resources of San Luis Obispo County," reprinted in A Vast Pictorial Domain: San Luis Obispo County in the 1870s, 1993, 17. Quoted in Robert C. Pavlik, "Historical Architectural Survey Report for the Cuesta Grade Project," California Department of Transportation, October 1994. 41 The vernacular nature of most residential development during this period indicates that most homes were designed without the use ofan architect. The architect identified in this section is based on information available in existing surveys; additional research should be conducted to identify other architects from this period. 7 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 181 545 Higuera Street and 486 Marsh Street Historic Preservation Report HISTORY OF THE PROJECT VICINITY Local historian Betsy Bertrando states that "The land that would eventually hold the Norcross, Pollard, and Jack Houses was known as the Fields of Carrasco and acquired by Tomas Higuera, descendant of a De Anza Expedition family who came to San Luis in 1855 (Betsy Bertrando, "Information, as requested, for the house located at 546 Higuera Street," cited in Martin and Papp (n.d.:3), based on Bertrando 1996). In 1870, surveyors R. R. Harris and H. C. Ward undertook a series of individual property surveys that were compiled a few years later as the Map of the Town of San Luis Obispo, which became the town's official map for legal purposes (Figure 2). This early map includes the entire project neighborhood. The project site lies within the large parcel owned by Tomas Higuera, fronting on the street that bears the family name. Marsh Street ended at the northwest boundary of the Higuera parcel. By 1874, when the Official Map of San Luis Obispo County was published, Higuera had subdivided the west half of the property fronting on Higuera Street (Figure 3). The general project area was among the scenes captured by noted photographer Carleton E. Watkins during his visit to the county in 1876 (Figure 4). The project area marked the transition zone where the town merged with surrounding farmlands. The cemetery property, owned by the Diocese of Monterey, was superseded in 1877 by the Old Mission Cemetery farther down Higuera Street at Bridge Street. il': =l ' "j � If .; "' � • '; .., '" ·11::i : ... ,., • __ l _ _J -. ,· ' i !) J. "' (:) . . ·! J • -· "-:'" • ,•j � ........... - • I I ,� , I "( i"-. r-.•• 1 J --·-:--' :·· H L-::,, - --,., I -· .,Li I -·. I � I i ' • I \: Figure 2. Project area, superimposed on Harris and Ward's 1870 Map of the Town of San Luis Obispo, filed with the County on May 1, 1878 (San Luis Obispo County Maps Book A, page 168). The original 1870s surveys were made under instruction and by authority of the Board of the Trus tees of the Town of San Luis Obispo (forerunner of the City Council). 8 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 182 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 3. Detail of Town of San Luis Obispo, inset map included in corner of R.R. Harris's 1874 Official Map of San Luis Obispo County. The arrow indicates the project location on part of the lot formerly owned by Alexis Godoy (1818-1889), a former frontiersman and Fremont guide who does not appear to have developed the lot; Godoy had acquired vast ranch property in the Cuyama Valley in the 1860s and moved to Bakersfield by 1883. Figure 4. Carleton E. Watkins photograph of San Luis Obispo, 1876. From left to right, the three arrows indicate the Norcross House, the undeveloped project site, and St. Stephen's Episcopal Church. 9 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 183 545 Higuera Street and 486 Marsh Street Historic PreseNation Report Figure 5. Detail of 1877 bird's-eye lithograph of San Luis Obispo, with the project neighborhood superimposed. From left to right, the four arrows indicate St. Stephen's Episcopal Church, the Norcross House, the project site, and the newly built Pollard House. Sanborn Fire Insurance Map Company's earliest coverage of San Luis Obispo, platted in 1874, unfortunately does not extend as far south as the project neighborhood. Coverage from the September 1888 map set depicts the project area on Sheet 7 (Figures 6 and 7). The residences depicted, including the Norcross House and Jack House, are one-and two-story frame buildings with porches . . . / H IGUERA5 Figure 6. The arrow indicates the two-story Norcross House, flanked by one-story frame houses. 10 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 184 545 Higuera Street and 486 Marsh Street Historic Preservation Report i � I c( I � . � "I z MARSH Figure 7. The arrow indicates the two-story Jack House, with one-story houses, sheds, a two-story barn, a possible adobe structure at the corner of Marsh and Nipomo, and a "Chinese wash house" and "marble yard" (mason specializing in grave monuments) at the corner of Nipomo Street and Higuera Street. Figure 8. Panoramic photograph of San Luis Obispo from Cerro San Luis, circa 1885 (detail). From left to right, the arrows indicate the Jack House, the Norcross House, the vacant project site, and the Pollard House surrounded by a white picket fence (Martin and Papp n.d.:6). Carmel Street, between Higuera and Marsh Streets, was surveyed as part of H. C. Ward's September 1886 Map of the Old Mission Orchard and Higuera Tracts, the Property of Francis Mora (Figure 9). Mora, the Bishop of Monterey, held title to Mission San Luis Obispo and former mission properties, including the former cemetery that lay immediately southeast of the Higuera parcel. Photographs by San Luis Obispo photographer L. M. Fitzhugh, published as part of a Souvenir album benefitting the San Luis Obispo Fire Department in June 1904 (Tigner 1904), along with Sanborn maps from May 1903, August 1905, July 11 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 185 545 Higuera Street and 486 Marsh Street Historic Preservation Report 1909, April 1926, and updates between 1942 and 1950 continue to show the development of the residential neighborhood in the immediate project vicinity (Figures 10-17). M 11"'"-·---------, ... .--------t (1 >: ,. . J: : .. r Figure 9. Further subdivision of the southeast limits of the Higuera Tract had occurred by 1886, when H. C. Ward surveyed the area; Carmel Street is shown transecting the former cemetery parcel between Higuera and Marsh. The map was filed with the County in 1896 (Ward 1888). 12 ------.-_______ .i;.._ ___ --------- ----- Figure 10. Detail from May 1903 Sanborn map (Sheet 6), showing limited residential development in the immediate project vicinity. A single one-story frame house occupies the current project area (cf. Figure 13). ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 186 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 11. The Richard Janssen House, constructed c1893, first appears on the 1903 Sanborn map (photographed by Fitzhugh for the Souvenir album (Tigner 1904:581). The style, scale, and building materials used here were typical of the project neighborhood in general in the 1880s and 1890s. Though the 486 Marsh Street address listed in the Souvenir was correct in 1904, the site now corresponds to a parcel farther southeast of the project location (cf. Figure 10). Figure 12. The C. H. Jespersen House appears at 521 Higuera Street on the August 1905 Sanborn map (photographed by Fitzhugh for the Souvenir album [Tigner 1904:59)) (Figure 15). 13 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 187 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 13. Three houses at 541, 545, and 545 Higuera Street were owned by Kate T. Jasper (photographed by Fitzhugh for the Souvenir album [Tigner 1904:59]). The residence at 541 Higuera (arrow) appears to be the extant Pollard House immediately to the west of the project site. Both the middle house, formerly at 545 Higuera, and the house on the left, formerly at 547 Higuera, occupied the current project site. 67 ,.., ._ .,,_ I-� � .. f)·� ·8 {j"-�-r, � " re ,. 62 . E::l a' E;j ·Q .. �-.fl ' � -r -"!!"' Figure 14. Detail of August 1905 Sanborn map (Sheet 6), showing residences in the immediate project area. 14 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 188 545 Higuera Street and 486 Marsh Street Histodc Preservation Report Figure 15. By April 1926, the Sanborn map (Sheet 3) shows that the general neighborhood was beginning to see scattered industrial development toward Lower Higuera Street: a soda bottling works, a woodworking shop, and a small manufacturing shop. A six-unit apartment building (extant) had also been constructed just down the street (Figure 17). On Higuera Street just below Nipomo Street (not shown in this image), the Golden State Creamery building was in operation (originally constructed in 1910 as a machine shop). . ,, 81 • Q-{J-9 EJ-D Figure 16. By 1950, the updated 1926 Sanborn map (Sheet 3) shows no vacant lots in the immediate project area; subsequent development either repurposed existing structures, added to them, or replaced them. The neighborhood in general was beginning to show the signs of the heterogeneous character it has today. 15 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 189 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 17. Six-unit apartment building constructed in 1920 at 525 Higuera Street, in the project vicinity. This building first appears on the April 1926 Sanborn map (Figure 16) (SWCA photograph 2019). EVALUATION CRITERIA FOR CONSISTENCY WITH THE CITY'S HISTORIC PRESERVATION GUIDELINES The City of San Luis Obispo Historic Preservation Program Guidelines (Guidelines), as amended, is one of many documents adopted by the City to protect San Luis Obispo's myriad historic resources. Although the currentiy proposed 545 Higuera Street/486 Marsh Street project is not located within any City designated historic district, the Guidelines extend the same level of protection to any individual City designated historic resource and are therefore applicable to the project: Guidelines Section 3.3.1 Historic Resources outside Historic Districts. listed Historic Resources located outside of historic districts shall be subject to the same protection and regulations applicable to historic resources within historic districts. With this proviso in mind, the intent of the City's Guidelines is that new structures "shall be designed to be architecturally compatible" with the prevailing historic character, "as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks" (Section 3.2.1) of "nearby historic resources" (Section 3.2.2). "New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district" (Section 3.2.2). New structures, however, "are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic" (Section 3.2.1 ). 16 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 190 545 Higuera Street and 486 Marsh Street Historic Preservation Report EVALUATION CRITERIA FOR CONSISTENCY WITH THE SECRETARY OF THE INTERIOR'S STANDARDS FOR "DEVELOPMENT ADJACENT TO HISTORIC RESOURCES" None of the Secretary of the Interior's Standards and Guidelines for the Treatment of Historic Properties are directly applicable to the proposed project's "development adjacent to historic resources," inasmuch as the project does not propose to preserve, rehabilitate, restore, or reconstruct a historic property or historic resource (defined in the NHPA (54 United States Code [U.S.C.] Section 300308) as "any prehistoric or historic district, site, building, structure, or object included in, or eligible for inclusion on, the National Register of Historic Places, including artifacts, records, and material remains related to such a property or resource ... "). The National Park Service, under the aegis of the U.S. Department of the Interior, has posted guidance on New Construction within the Boundaries of Historic Properties, which also does not directly address the potential effects of new construction taking place outside the boundaries of historic properties or districts. The evaluations for this Historic Preservation Report will rely primarily on the language of the City Guidelines-which specifically includes designated historic resources outside the boundaries of historic districts-but will also consider Secretary of the Interior's Standards and Guidance. This approach is consistent with the purpose of the Historic Preservation Report and is also consistent with the logic that, whether new construction is on an adjacent lot or the same lot, the physical relationship between the old and new buildings will be the same. This physical relationship is an inherent part of a historic property's integrity of setting, feeling, and association; it may also affect a historic property's design. Logically, the physical relationship between old and new would not affect a historic property's integrity oflocation, materials, or workmanship. The National Park Service (Technical Preservation Services) guidance is included below to show how it parallels the City's guidance for historic properties both within and outside formal district boundaries. New Construction within the Boundaries of Historic Properties The National Park Service (Technical Preservation Services) guidance is included below (National Park Service n.d.). It is possible to add new construction within the boundaries of historic properties if site conditions allow and if the design, density, and placement of the new construction respect the overall character of the site. According to the Secretary of the Interior's Standards for Rehabilitation -Standard 9 in particular -and the Guidelines for Rehabilitating Historic Buildings, new construction needs to be built in a manner that protects the integrity of the historic building(s) and the property's setting. In addition, the following must be considered: •Related new construction -including buildings, driveways, parking lots, landscape improvements and other new features -must not alter the historic character of a property. A property's historic function must be evident even if there is a change of use. •The location of new construction should be considered carefully in order to follow the setbacks of historic buildings and to avoid blocking their primary 17 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 191 545 Higuera Street and 486 Marsh Street Historic Preservation Report elevations. New construction should be placed away from or at the side or rear of historic buildings and must avoid obscuring, damaging, or destroying character-defining features of these buildings or the site. •Protecting the historic setting and context of a property, including the degree of open space and building density, must always be considered when planning new construction on an historic site. This entails identifying the formal or informal arrangements of buildings on the site, and whether they have a distinctive urban, suburban, or rural character. For example, a historic building traditionally surrounded by open space must not be crowded with dense development. •In properties with multiple historic buildings, the historic relationship between buildings must also be protected. Contributing buildings must not be isolated from one another by the insertion of new construction. •As with new additions, the massing, size, scale, and architectural features of new construction on the site of a historic building must be compatible with those of the historic building. When visible and in close proximity to historic buildings, the new construction must be subordinate to these buildings. New construction should also be distinct from the old and must not attempt to replicate historic buildings elsewhere on site and to avoid creating a false sense of historic development. •The limitations on the size, scale, and design of new construction may be less critical the farther it is located from historic buildings. •As with additions, maximizing the advantage of existing site conditions, such as wooded areas or drops in grade, that limit visibility is highly recommended. Historic landscapes and significant viewsheds must be preserved. Also, .)it::,riiflL,u,i( ur L,ht::ufut5,i0L,u/ r t:;.luur L-t::..l .Jhuufd bt:: lukt:.rt i,du UL-L-uurtf vvh,:;n evaluating the placement of new rnnstruction, and, as appropriate, mitigation measures should be implemented if the archeological resources will be disturbed. " ASSESSMENT OF INDIRECT EFFECTS The proposed project will have no direct impacts on any historic built-environment resources. This evaluation focuses, therefore, on: (1) the potential for indirect project impacts to those historical resources that are adjacent to the project site; (2) the potential for indirect impacts to those historical resources that would have the completed project within their respective viewsheds; and (3) the potential for indirect impacts on the Historic Downtown District as a whole and on the Old Town Historic District as a whole. This assessment of indirect effects is an important initial step in evaluating the architectural compatibility of the proposed project under the City's Guidelines 3.2.1 and 3.2.2. 18 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 192 545 Higuera Street and 486 Marsh Street Historic Preservation Report City-Designated Adjacent Structures The following are discussions of City-designated structures adjacent to the project site.2 Robert Pollard House 535 Higuera (City Historic Resource #185) The Master List Pollard House (Figures 18-19) occupies the parcel abutting the southwest boundary of 545 Higuera Street (project parcel APN 003-511-033). As reported in the associated application for Master List status, the owner and builder, Robert Pollard, served the community in a variety of capacities: as County coroner, City clerk, Secretary of St. Stephen's Episcopal Church, and officer in the local Independent Order of Odd Fellows (IOOF) lodge. Pollard also farmed on the adjacent lot immediately to the southwest, which ran the full width between Higuera and Marsh Streets. The Pollard House, "which dates from 1876, is one of a cluster of three of San Luis Obispo's oldest surviving residential wooden structures in the city's West End district" (Martin and Papp n.d.). The City's online historic map tour describes the residence as a "single-story plain ranch house sheathed in wood shiplap siding. The building is a simple rectangular and unadorned structure and a rare example of an owner-built vernacular style during the last decades of the 19111 century" (Martin and Papp n.d.). The adjacency, height, mass, and design (and, to a lesser extent, the materials) of the proposed development (especially of the building at 545 Higuera Street) would completely dominate the neighboring Pollard House and would greatly impact its integrity of setting, feeling, and association (cf. Figure 39), though not its integrity of location, design, materials, or workmanship. Because of their vastly different architectural approaches, the residential use in the mixed-use 545 Higuera Street development is not easily "read" from the street; the Pollard House, on the other hand, is readily understood to be an older residence. Figure 18. Robert Pollard House (SWCA photograph 2019). 2 The Historic Preservation Ordinance defines adjacent as "located on property which abuts the subject property on at least one point of the property line, on the same property, or located on property directly across right-of-way from subject property and able to be viewed concurrently" (14.01.020.2). 19 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 193 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 19. Oblique view of Robert Pollard House, with proposed 545 Higuera Street project location immediately adjacent (SWCA photograph 2019). Norcross House 546 Higuera Street (City Historic Resource #184) The Master List Norcross House (Figures 20-22) is considered an adjacent resource as it lies directly across Higuera Street facing the project site. Constructed c 1874, the house is one of the oldest surviving frame residences in San Luis Obispo (Bertrando 2014). The building (though moved and truncated) has the distinctive hallmarks of the Carpenter Gothic style, including a tall, attenuated, vertical form. In 1948 the Mission Trailer Court began co-occupation of the Norcross property, with 33 spaces allotted for trailers. By 2018 the mobile homes were removed and replaced as part of an infill project that has added numerous two-story, shed-roof metal residences to the Norcross House parcel (Figure 23). The house itself has been moved closer to the street, and the original long, one-story element at the rear has been demolished. Distinctive architectural embellishments and other character-defining features, such as the vergeboard and triangular elements in the gable ends, are still present; presumably the front porch and original window types and trim will be restored. The full length and height of both of the proposed four story buildings will be clearly visible from the Norcross House (cf. Figure 40). Along with the Pollard House, the Norcross House will bear the brunt of project impacts to the integrity of setting, feeling, and association. Considering that the Norcross House has already been subject to a slight loss of integrity of location (from being moved closer to Higuera Street) and a severe loss of integrity of design, materials, workmanship, setting, feeling, and association from its own on-site redevelopment project, the impacts from the proposed project will constitute additional cumulative impacts. 20 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 194 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 20. Detail of Carleton E. Watkins 1876 photograph showing the Norcross House, at left, immediately across unpaved Higuera Street from two fenced pastures; the arrow indicates the proposed project site. Figure 21. The Norcross House was owned by James Sinclair, M.D. in 1904 (photographed by Fitzhugh for the Souvenir album [Tigner 1904:68]). 21 Figure 22. East elevation of the Norcross House showing original fenestration, vergeboard, and triangular architectural elements in gable end. The upper story at the rear of the house (which appears to be a very early addition) has window openings, divided lights, and trim that match the original windows on the main portion of the house (photographed by Michael Hibma for DPR 523 recordation, June 24, 2014; on file in the City Community Development Department). ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 195 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 23. The Norcross House with discordant new residential development currently under construction on same parcel (SWCA photograph 2019). City-Designated Structures in the Project Vicinity The following are discussions of City-designated structures in the vicinity of the project site. R. E. Jack House Listed on the NRHP, 536 Marsh Street (City Historic Resource #88) Designated by the City as a Master List property, the Jack House is also listed on the NRHP.3 The Jack House is located very near the project area, on the north side of Marsh Street, just east of the Bank of the Sierra. Built in 1880, the Jack House is the only unaltered Italianate residence in San Luis Obispo. It retains its large lot to the east and is a popular public venue for tours, weddings, and other events. Although somewhat shielded from the project site by the intervening two-story bank building, at least the uppermost floor of each of the proposed four-story buildings would likely be visible from the Jack House and grounds. To the extent that these partial views introduce large-scale modern elements at very close range to the NRHP-listed historical property, the visual intrusion would constitute a loss of integrity (probably only minor) to the Jack House setting, feeling, and association but would not impair its integrity of location, design, materials, or workmanship. The principal relationship the Jack House has in terms of setting, feeling, and association is with its own grounds (and contributing buildings) and with the Kaetzel House across Marsh Street. 3 Once project designs are finalized, it is recommended that a Section 106 Finding of Effect be prepared for the Jack House property (which includes the main residence and two contributing resources) and submitted to the California State Historic Preservation Officer (SHPO) for concurrence. If a Section I 06 Finding of Adverse Effect were to be made, it is likely that the SHPO would require mitigation to resolve the adverse effect(s). It is highly unlikely, however, that the proposed project would cause an adverse effect that would render the historic property no longer eligible for listing. 22 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 196 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 24. The Jack House retains its spacious grounds and prominent position on Marsh Street. Kaetzel House 547 Marsh Street (City Historic Resource #81) Located on Marsh Street across from the Jack House, the Master List Kaetzel House was constructed c1882 in a large-scale but architecturally spare Carpenter Gothic revival style. Given the Kaetzel House's position fronting on Marsh Street, the upper stories of the development at 486 Marsh Street will be clearly visible. This view would constitute a visual intrusion that would result in a minor-to-moderate loss of integrity of setting, feeling, and association for the Kaetzel House but would not impair its integrity of location, design, materials, or workmanship. The principal relationship the Kaetzel House has in terms of setting, feeling, and association would still be the Jack House and grounds across Marsh Street. Figure 25. The Kaetzel House would have nearby views of the proposed development at 486 Marsh Street (City of San Luis Obispo Map of Historic Resources). 23 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 197 545 Higuera Street and 486 Marsh Street Historic Preservation Report Pinho House 497 Marsh Street The Pin ho House, 4 built c 1887, is now part of the senior residential Manse on Marsh property on the east side of Marsh Street, directly across from the project site. Although the Pinho House is not a City designated Master List property or a designated contributing property, it has been recognized and commemorated for its historical associations with the residential development of the Marsh Street corridor in the 1880s. While it was not occupied by a wealthy land owner like R. E. Jack, the Pinho House typifies the residences that once dotted the general project area, including the residences of small scale business owners who achieved local prominence. A. G. Pinho acquired the property for his home directly from Tomas Higuera, who was subdividing his land in the project area in 1886-1887. A barber by trade, Pinho also served as Treasurer of the town's fire department (he is pictured in the 1904 Souvenir album, page 5), was a member of the Town Board of Trustees (forerunner of today's City Council), and was state president of the I.D.E.S., the most prominent Portuguese fraternal organization in California. Like the Norcross House, the Pinho House will have an unobstructed view of the entire length and height of the proposed project from Marsh Street to the Norcross House on Higuera Street. Figure 26. Facade of the Pin ho House, facing the Norcross House across the full width of the parcels between Marsh and Higuera (Lotsa Fun Maps 2019). Figure 27. Permanent interpretive exhibit commemorating A. G. Pinho, installed in front of the Pin ho House on Marsh Street (Outgress n.d.). 4 The A. G. Pinho House, which appears in this section, is neither a City-designated Master-List property nor a designated contributing property. It is included here because it has been officially recognized and commemorated by the City, because it is a surviving example of the dominant residential type from the 1880s, and because it lies directly across from the project site. 24 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 198 545 Higuera Street and 486 Marsh Street Historic Preservation Report Rosa Butron Adobe 466 Dana Street (City Historic Resource #38), Downtown Historic District The Master List Rosa Butron de Canet de Simmler Adobe (Figure 28) was built on the west side of San Luis Obispo Creek c 1845-1850. It is the oldest building in the current survey area and is one of the few surviving adobe buildings within the city limits of San Luis Obispo. Like many adobe residences, the bui !ding also served in a secondary capacity: in the 1850s and early 1860s, when the settlement of San Luis Obispo was without a newspaper, official legal notices were posted on the walls of the adobe. The building occupies a large and relatively secluded parcel and is set well back from Dana Street. Despite the intervening creek vegetation and neighborhood development, it appears that the upper levels of the proposed project may be visible from the Butron Adobe. To the extent that they are visible, they would introduce a discordant modem, monolithic element into the adobe's principal viewshed from the front corridor. This visual intrusion would constitute a minor-to-moderate impact to the integrity of the adobe's setting but would not impair the property's integrity oflocation, design, materials, or workmanship. The limited views of the project would have only a negligible effect on the adobe's integrity of feeling and association, which in this modem era is mostly confined to the property itself, after having withstood numerous changes along Dana Street. The Butron Adobe, like other houses along Dana Street, occupies one of the few primarily residential areas of the Downtown Historic District, which is otherwise primarily commercial in character. Figure 28. The Rosa Butron Adobe occupies a large secluded lot on Dana Street, across San Luis Obispo Creek from the project area (Google maps, October 2017). Anderson House 532 Dana Street (City Historic Resource #39), Downtown Historic District The Master List Anderson House (Figure 29) is a late and relatively stolid two-story Queen Anne-style residence, constructed in 1904 on the west side of San Luis Obispo Creek. Despite the intervening creek vegetation and neighborhood development, it appears that the upper levels of the proposed project may be visible from the Anderson House (the Norcross House lies directly between the Anderson House and the proposed project site). To the extent that these upper floors are visible, they would introduce a discordant modem, monolithic element into the Anderson House's principal viewshed. This visual intrusion would constitute a minor-to-moderate impact on the property's integrity of setting but would not impair the property's integrity of location, design, materials, or workmanship. The limited views of the project area would have only a negligible effect on the Anderson House's integrity of feeling and association, which has already withstood numerous changes along Dana Street. The Anderson House, like other houses along Dana Street, occupies one of the few primarily residential areas of the Downtown Historic District, which is otherwise primarily commercial in character. 25 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 199 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 29. The 1904 Anderson House may have views of the upper floors of the proposed project (Source: Google maps, October 2017). Barneberg House 550 Dana Street (City Historic Resource #40), Downtown Historic District The Master List Barne berg House (Figure 30), located on the west side of San Luis Obispo Creek, is no longer a private residence but serves as the office of the San Luis Obispo Community Foundation. Constructed in 1914, the two-story building was built in the Prairie style. Despite the intervening San Luis Obispo Creek vegetation and neighborhood development, it appears that the upper levels of the proposed project may be visible from the principal elevation of the Bameberg House. To the extent that they are visible, they would introduce a discordant modem, monolithic element into the viewshed, which would nevertheless result in only a minor impact to the integrity of the property's setting. There would be no impacts to the property's integrity oflocation, design, materials, or workmanship. The limited views of the project area would have only a negligible effect on the Bameberg House's integrity of feeling and association, which has already withstood numerous changes along Dana Street. The Bameberg House, like other houses along Dana Street, occupies one of the few primarily residential areas of the Downtown Historic District, which is otherwise primarily commercial in character. 26 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 200 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 30. The Barneberg House is no longer a residence; it is currently occupied by the offices of the San Luis Obispo Community Foundation (Source: Google maps, October 2017). Golden State Creamery 570 Higuera Street (City Historic Resource #48), Downtown Historic District The Master List Golden State Creamery building (Figure 31 ), located within a southern comer of the Downtown Historic District, was constructed on the west side of Marsh Street in 1910 as a machine shop. In addition to the conversion of the property to dairy use in the 1920s, the building complex has undergone substantial alterations since the Golden State Creamery operations ceased in 1974. The significance of the property now relies to a great extent on the survival of the building's perimeter and on the survival of some of the distinctive elements of the former dairy plant (Figure 32), such as the roof mounted cooling tower, as well as freezer doors, industrial hardware, and other features from the original dai ry plant that are visible only in interior corridors. The prominent Marsh Street entrance remains, but even that has changed considerably: the distinctive awnings and tiled roof parapet are gone, a new opening has been made in the fac;ade to accommodate a street-front business, and the former commercial truck driveway is now a brick pedestrian walkway. The proposed project, even if partially visible from the Creamery , would not result in impacts to the historic property. The Creamery will retain its integrity of location; any additional project-related impacts to the already altered setting, design, materials, workmanship, feeling, and association would be negligible. Figure 31. Golden State Creamery building (Arris Studio Architects 2019). 27 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 201 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 32. Golden State Milk Products fleet and employees outside Marsh Street location, c1945 (Krieger 2014). Rogers House 1428 Nipomo Street (City Resource #116), Old Town Historic District The Master List Rogers House (Figure 33), located midway down the east side of Nipomo Street between Pismo and Buchan Streets, within the boundaries of the Downtown Historic District, is a two-story Carpenter Gothic Revival house built cl 890. Although a two-story building, its views toward the project area are well screened by mature vegetation in Emerson Park and the intervening neighborhood buildings. The proposed project would not cause any indirect impacts to the historic Rogers House or diminish either its integrity or significance. Figure 33. The Rogers House is well screened from the project site. 28 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 202 545 Higuera Street and 486 Marsh Street Historic Preservation Report St. Stephen's Episcopal Church 1344 Nipomo Street (City Resource #118), Old Town Historic District The Master List St. Stephen's Episcopal Church (Figure 34), located at the north comer of the intersection ofNipomo and Pismo Streets, within the boundaries of the Downtown Historic District, is one of the iconic historic properties of San Luis Obispo. Completed in 1873, the tall, slender church, braced by wooden buttresses and surmounted by an attenuated belfry, is an excellent example of the Carpenter Gothic style and is one of the city's oldest surviving frame buildings. St. Stephen's appears in the 1876 landscape photograph taken by Carleton E. Watkins not long after it was built (see Figure 4). Views from the church across Emerson Park toward the project area are well screened by mature vegetation and the intervening neighborhood buildings. The proposed project would not cause any indirect impacts to the historic church or diminish its integrity or significance. Patton House _.- Figure 34. St. Stephen's Church anchors the Nipomo/Pismo Streets intersection across from Emerson Park. 1407 Nipomo Street (City Historic Property Map #119), Old Town Historic District The Master List Patton House (Figure 35), at the south corner of the intersection ofNipomo and Pismo Streets, within the boundaries of the Downtown Historic District, is a one-and-a-half story Craftsman bungalow built in 1913. Given the scale of the residence, its orientation toward Nipomo Street, and the screening provided by mature vegetation in adjacent Emerson Park, the proposed project would not cause any indirect impacts to the historic Patton House or dimin ish its integrity or significance. 29 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 203 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 35. The Patton House occupies the Nipomo/Pismo Streets intersection cater-cornered from St. Stephen's Episcopal Church. Biddle House 559 Pismo Street (City Historic Resource #140), Old Town Historic District The Master List Biddle House (Fig11re 16), located midway down the south side of Pismo Street between Nipomo and Beach Streets, within the boundaries of the Old Town Historic District, is a tall, multi gabled, two-story-plus attic residence built in an elaborate Stick Style in 1889. The residence faces Emerson Park but also has long views down Beach Street toward the project area. Despite the change in grade down Beach Street, it appears that the upper levels of the proposed project would be visible from the Biddle House and would introduce a discordant modem, monolithic element into its viewshed. The Biddle House is chiefly significant for its high-style and well-executed architecture, and it constitutes a prominent visual anchor in the neighborhood, much as the Jack House does for Marsh Street. Depending on the extent of the project's visibility, the visual intrusion would constitute a minor-to-moderate impact on the integrity of the Biddle House setting, feeling, and association, but would not impair the historic property's location, design, materials, or workmanship. Figure 36. The Biddle House occupies a prominent location on Pismo Street, with views down Beach Street toward the project area. 30 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 204 545 Higuera Street and 486 Marsh Street Historic Preservation Report McManus House 649 Pismo Street (City Historic Resource #141), Old Town Historic District The Master List McManus House (Figure 37), located near the east corner of the intersection of Pismo and Nipomo Streets, within the boundaries of the Old Town Historic District, is a two-story Queen Anne style residence with a three-story turret and an Italianate-style addition. Built in 190 I, the residence lies directly across Pismo Street from St. Stephen's Episcopal Church. Despite the turret windows, it does not appear that the residence would have unobstructed views of the project area. The proposed project, therefore, would not cause any indirect impacts to the historic McManus House or diminish its integrity or significance. Figure 37. Despite its three-story turret, the McManus House will not have unobstructed views of the project area. Greenfield House 676 Pismo Street (City Historic Resource #143), Old Town Historic District The Master List Greenfield House (Figure 38), located on the north side of Pismo Street and just east of St. Stephen's Episcopal Church, within the boundaries of the Old Town Historic District, is a rather squat example of a multi-gabled Queen Anne style. The historic property occupies an elevated lot that would perhaps allow partial views of the upper levels of the proposed project from the upper story of the Greenfield House. From the street level, however, and from the principal elevation, the setting is dominated by the adjacent St. Stephen's Church and by other Victorian residences along Pismo Street. It does not appear that the proposed project would diminish either the integrity or significance of the Greenfield House. 31 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 205 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 38. The setting of the Greenfield House is characterized by St. Stephen's Episcopal Church and by similar residences along Pismo Street. Downtown Historic District As described in the City's Guidelines, the Downtown Historic District "encompasses the oldest part of the city of San Luis Obispo and contains one of the City's highest concentrations of historic sites and structures" (City of San Luis Obispo 2010:38--40). The district also includes some of the City's most disparate resources in terms of construction dates, historic context, and building materials. Examples include Mission San Luis Obispo de Tolosa, Mexican-era adobes, and examples of American-period frame and brick buildings. The majority of the district's surviving buildings date to the l 870s-i 920s. Because of the heterogeneous nature of the Downtown Historic District as a whole, the proposed project will not have indirect impacts on the district or cause the district to lose either its integrity or significance. Old Town Historic District The Old Town Historic District is late nineteenth-century in its general architectural flavor. Many properties feature rather spacious town lots, with mature landscaping, and property boundaries marked by ornamental gates and fences. The properties also cluster on the higher elevations, away from potential creek flooding and sometime very prominent on the landscape. Listed residences generally have construction dates between 1890 and 1910 (about 75%), with a few outliers on either side of that range, including the c 1845-1850 Rosa Butron Adobe. About 38% of the Old Town residences were built in the first decade of the twentieth century; Buchan Street is lined with examples from this period. High-style, architect-designed homes are more common in this district than in the Downtown Historic District. Most of the Old Town District Master List properties lie to the northeast ofNipomo Street and are well out of the range of potential indirect effects from the proposed project. The proposed project would not have indirect effects on the Old Town Historic District as a whole that would cause the district to lose either its integrity or significance. 32 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 206 545 Higuera Street and 486 Marsh Street Historic Preservation Report EVALUATION OF ARCHITECTURAL COMPATABILITY The issue of architectural compatibility-with individual historical resources and with adjacent historic districts-is the primary issue in determining compliance with Sections 3.2.1 and 3.2.2 of the City's Guidelines. The immediate project area, its surrounding neighborhood, and portions of the Downtown Historic District are all currently experiencing a rapid period of growth that includes numerous mixed use, multi-story development projects in all stages of planning review and construction. While this growth spurt is part of an overall trend throughout California, the compactness of downtown San Luis Obispo, the emphasis on infill projects, and the survival of scores of adjacent or nearby frame residences on their original lots present an economic development-preservation conundrum. The project area has episodically taken leaps in transitioning from one kind of residential character to another. For example, the neighborhood has seen the re-purposing of existing older housing stock to commercial use, the scattered demolition of older residences and replacement by small-scale businesses, and, more recently, the construction of multi-story commercial and residential enterprises. The proposed project falls into this last category and is what might be viewed as a "third-generation" occupation: late nineteenth century residential use, followed by \ 960s-1980s small-scale commercial use, followed by high-rise mixed use. If large-scale, multi-story projects can be deemed intrusive and controversial in the closely packed streetscapes of the Downtown Historic District, they may be all the more conspicuous and controversial when they appear as "pioneers" in more isolated and open contexts, where there are fewer similar neighbors and where the viewsheds are broader and unobstructed. In such a dynamic milieu, the perception of compatibility could be viewed as a matter of timing: the earliest projects perhaps being more likely to be seen as the least compatible. The 545 Higuera Street/486 Marsh Street project is an example of a large-scale, multi-story pioneer in the neighborhood. Its particular site places it adjacent to two Master List properties: the Pollard House next door and the Norcross House directly across Higuera Street. As noted above, the project has some potential to cause minor-to-moderate indirect impacts to the setting, feeling, and association of the Jack House, the Kaetzel House, the Pinho House, and other individual resources, but the primary impact and the primary lack of architectural compatibility focus on the 1870s Pollard and Norcross properties. These resources, as survivors from the early town-building period of San Luis Obispo's history, once occupied the transitional zone between the town and surrounding agricultural fields. The arrival of the Pacific Coast Railway at what is now South Street and Higuera Street created an industrial node to the south of the project area, with train yards, warehouses, lumber yards, and associated businesses, as well as other residences that dotted the Higuera Street corridor. Through the 1880s and 1890s the Pollard and Norcross neighborhood witnessed the construction of numerous neighboring one-story and two-story frame residences, along with a handful of showplace homes built in the prevailing high-style modes. Residential lots were subdivided, picket fences lined the unpaved streets, and the streetscape was mostly homogeneous in character. The growing popularity of automobiles made downtown livery stables and many neighborhood barns obsolete; machine shops, garages, and other commercial buildings, generally one-story concrete or metal structures, were constructed in the immediate project area in the 191 Os and l 920s-a pattern that accelerated both north and south of the project area in the \ 930s-l 960s. Many commercial buildings from the mid-century are extremely utilitarian-small blocky concrete structures, sometimes with broad storefront windows-with no apparent attempt to be otherwise. By the 1970s and 1980s, the immediate project area had become distinctly varied in architectural style, materials, and even workmanship. More recently, two-and three-story "Tuscan"-style painted stucco buildings have been added to the mix. Expansion of one of these 33 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 207 545 Higuera Street and 486 Marsh Street Historic Preservation Report buildings, the Manse on Marsh, sparked controversy about the fate of the adjacent cl887 Pinho House (directly across Marsh Street from the project site); the house was finally incorporated into the expansion and commemorated with an interpretive exhibit. In terms of height, massing, architectural style, and materials, the proposed project is part of an ongoing architectural trend taking place quite rapidly across the city. Character-defining features of the proposed project include: its four-story height; its massive form and scale incorporating heavy square columns and window surrounds; flat rooflines with set-back uppermost stories featuring a mixture of solid parapets and glass railings; its strong rectilinear patterns with consistent rhythms of recessed fenestration and balconies; awnings at street level; and a neutral palette with a minimalist range of materials and finishes (Figures 39 and 40). The incongruent height and massing of the building, which stretches the full width of the block, is responsible for the incompatibility of the project as a whole. On a smaller scale, or as suggested in the Recommendations, below, many of the individual architectural components (for example, the flat rooflines, window and balcony treatments, and fixed awnings) would be far more compatible with (though obviously different from) adjacent Master List properties. While one might speculate that many older non-designated properties in the immediate neighborhood will probably be replaced over the next decade, it's not likely or desirable that either the Pollard House or the Norcross House would be supplanted. The Norcross House has just been repositioned and altered to accommodate a large redevelopment project; the Pollard House is certainly as si gn ificant as the Norcross House (and the Pinho House). The fact that these properties have already experienced and "absorbed" nearby development raises two points: (1 ) there is a potential for cumulative impacts; and (2) despite impairment of their integrity of setting, feeling, and association (and, for the Norcross House, further impairment of location, design, materials, and workmanship), the historic properties have nonetheless retained their significance as surviving examples of 1870s architectural styles and have retained their eligibility for Master List status. Though incompatible, it is not likely that the proposed project would cause any of the nearby Master List properties to lose their architectural significance or Master List status. Figure 39. Architect's rendering of proposed development at 545 Higuera Street. The arrow indicates the Pollard House location. 34 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 208 545 Higuera Street and 486 Marsh Street Historic Preservation Report Figure 40. Architect's rendering of proposed development at 486 Marsh Street. The arrow indicates the Norcross House at 546 Higuera Street. RECOMMENDATIONS Recommendations to improve compatibility include the following: •Break up the solid mass of the building, which stretches the full width of the block, into two (or three) separate, offset elements that better reflect the surrounding building scale and spatial relationships. •Relocate the 545 Higuera Street building to the opposite side of the driveway to allow the Pollard House more space. Landscaping the currently proposed location would provide screening and a beneficial buffer. •Confine the four-story set-back element to the middle of the block. 35 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 209 545 Higuera Street and 486 Marsh Street Historic Preservation Report REFERENCES CITED Arris Studio Architects 2019 The Creamery Marketplace. Available at: hllp://www.arrisstudioarch.com/project/the creamery/. Accessed March 20, 2019. Bertrando, Betsy 1996 Petitions for Land in the City of San Luis Obispo. Prepared by Bertrando & Bertrando Research Consultants for the City of San Luis Obispo. 2014 "Information, as requested, for the house located at 546 Higuera Street." September/October 2014. Available at: https://gis.slocity.org/docurnents/Historic/546Higuera.pdf. Accessed March 20, 2019. City of San Luis Obispo 2006 City of San Luis Obispo General Plan, Chapter 6: Conservation and Open Space Element. Adopted April 4, 2006, last revised December 9, 2014 (Council Resolution No. 10586, 2014 Series). Available at: https://www.slocity.org/home/showdocument?id=665 l. Accessed March 20, 2019. 2010 City a/San Luis Obispo Historic Preservation Program Guidelines. November 2010. Available at: https://www.slocity.org/home/showdocument?id=4144. Accessed March 20, 2019. 2019 City of San Luis Obispo Community Development Department, Historic and Archaeological Preservation. Available at: https://www .slocity.org/govern111ent/department directory/community-development/h istoric-and-archeological-pres rvation. Accessed March 20, 2019. Glovei, C. S. 1877 Bird's Eye View a/San Luis Obispo, Cal. Drawn and published by E.S. Grover; A. L. Bancroft & Co., Lith., San Francisco. Harris, R. R. and [?] Lakin 1873 Map of B. Brizzolara 's Addition to the Town of San Luis Obispo, Surveyed by Harris & Lakin, March 1872 (filed November 1, 1879, San Luis Obispo County Maps Book A, p. 45). Available at: https://slocountypwd.org/MapFiles/MB/MB OOONMB OOOA 045 00 l.pdf. Accessed March 21, 20 I 9. Harris, R.R. and H. C. Ward 1870 Map of the Town of San Luis Obispo. Filed with the County of San Luis Obispo in 1878. San Luis Obispo County Maps Book A, pg. 168. Historic Resources Group 2013 City of San Luis Obispo Citywide Historic Context Statement. Prepared for City of San Luis Obispo. September 30, 2013. Available at: https://www.slocity.org/home/showdocument?id=4042. Accessed March 19, 2019. 36 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 210 545 Higuera Street and 486 Marsh Street Historic Preservation Report Hoehn, Philip 2015 Union List of Sanborn & Other Fire Insurance Maps: California. UC Berkeley Earth Sciences & Map Library. Available at: http://www.lib.berkeley.edu/EART/sanbul CA SanGSo.html#San%20Gabriel. Accessed March 19, 2019. Krieger, Dan 2014 World War II brought wealth to county, but little to buy. San Luis Obispo Tribune. August 16, 2014. Available at: https://www.sanluisobisp .com/news/local/news-columns blogs/times-past/article39494064.html. Accessed March 20, 2019. Lotsa Fun Maps 2019 Downtown San Luis Obispo, The Pinho house, on Marsh St, built in 1887. Available at: https://www.Jorsafunmaps.com/gallery.php?id= 13923. Accessed March 20, 2019. Martin, Jean A., and James Papp n.d."The Robert Pollard House, 535 Higuera Street," Application for Master List Status, Owner and Applicant, Jean A. Martin. The History Center of San Luis Obispo County. Available at: http://gis.slocity.org/document /Historic/535Higuera.pdf. Accessed March 19, 2019. McAlester, Virginia Savage 2015 A Field Guide to American Houses (revised edition). Alfred A. Knopf, New York. Outgress 20 I 9 The Pinho House. Available at: https://outgress.com/portals/the-pinho-hou e.757026/. Accessed March 20, 2019. Sanborn Fire Insurance Company (map sets) 1888 San Luis Obispo (sheet 7 of9 sheets). September 1888. Available at: https://www.loc.gov/itern/sanborn00822 001/. Accessed March 19, 2019. 1903 San Luis Obispo (sheet 6 of24 sheets), May 1903. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. 1905 San Luis Obispo (sheet 6 of24 sheets), August 1905. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. I 909 San Luis Obispo (sheet 6 of 27 sheets), July 1909. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. l 926a San Luis Obispo (sheet 3 of 37 sheets), April 1926. Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019. l 926b San Luis Obispo (sheet 3 of 37 sheets). Microfilm housed at San Luis Obispo City/County Library. Accessed March 20, 2019.5 5 Updated periodically in 1931, 1942, and 1950 (http://www.lib.berkeley.edu/EART/sanbul_CA_SanGSo.html#San Gabriel). 37 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 211 545 Higuera Street and 486 Marsh Street Historic Preservation Report Tigner, J. H. 1904 San Luis Obispo Fire Department: Souvenir of San Luis Obispo. Photographs by Fitzhugh Published in the Interest of the Relief Fund of the San Luis Obispo Fire Department. Los Angeles: J. H. Tigner. U. S. Department of the Interior, National Park Service (NPS) 2017 Secretary of the Interior Standards for the Treatment of Historic Properties, with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Revised by Anne E. Grimmer. Available at: https://www.nps.gov/tps/standards/treatment-guidelines- 2017.pdf. Accessed March 22, 2019. n.d.New Construction within the Boundaries of Historic Properties. U.S. Department of the Interior, National Park Service Technical Preservation Services. Available at: https://www.np .gov/tps/ tandards/applying-rehabilitation/successful-rehab/new i..:onslrw.:Lion.l1Lm. Accessed March 22, 2019. Ward, H. C. 1888 Map of the Old Mission Orchard and Higuera Tracts, The Property of Francis Mora, Subdivided by H. C. Ward, Sept. 1888. Filed with the county recorder, March 13, 1896, San Luis Obispo County Maps Book 8, p. 37. Available at: https://slocountypwd.org/MapFiles/M8/MB 0008/MB 0001::3 0 '/ 00 l.pdf. Accessed March 19,2019. Watkins, Carleton E. 1876 San Luis Obispo [photograph]. Metropolitan Museum. Available at: https://www.metmuseum.org/art/collection/search/264974. Accessed March 21, 2019. 38 ATTACHMENT 3ATTACHMENT 3Item 2 Packet Page 212 October 28, 2019 Shawna Scott, Senior Planner City of San Luis Obispo Community Development 919 Palm Street San Luis Obispo, CA 93401 Re: 545 Higuera Street Mixed-Use Development Visual Study / SWCA No. 56778 Dear Ms. Scott, This letter provides analysis of the Visual Study for the 545 Marsh Street Mixed Use Project prepared by Ten Over Studio, dated October 24, 2019. The Ten Over Visual Study and this analysis specifically address the requirements of City of San Luis Obispo (City) Zoning Regulation Section 17.32.030. F. This independent analysis is based on review of the project plans, discussions with City Planning staff, and field reviews conducted on June 13, October 18, and October 19, 2019. The analysis methodology on which this letter is based includes comparison of the project and visual context to that provided in the Visual Study. The height, massing, and location of the proposed project was verified by review of the plans and referencing the known heights and locations of existing physical elements in the immediate vicinity. Visibility of the project and its potential effect on visual resources, as well as the appropriateness of representative viewpoints were analyzed by direct observation from all potential public viewpoints and public gathering areas surrounding the project. This letter is not intended to provide visual analysis per the California Environmental Quality Act (CEQA) Guidelines in terms of community character, cumulative effects, night lighting, or other important visual quality concerns. This analysis may, however, be used to support subsequent CEQA findings as necessary. This assessment does not address the project’s potential effects related to shade and shadow. The project is subject to the City Zoning Regulation 17.32.030.F because it is over 30 feet in height, is within 150 feet and within view of the publicly owned Jack House and Gardens, and is located at the T-intersection of Marsh and Beach Streets within the Downtown Commercial (C-D) zone. ANALYSIS FINDINGS The following are the analysis findings related to the relevant City regulations. Threshold 2a. Will the project materially obstruct views of distant hills from surrounding properties? Numerous variables affect existing views to the surrounding hills as seen from downtown San Luis Obispo. Because of the project’s location in a well-established commercial area, existing views to distant hills are somewhat blocked by intervening development, mature trees, or both. However, review of the surrounding public streets and other properties indicates three locations where views of distant hills would ATTACHMENT 4Item 2 Packet Page 213 545 Higuera Street Mixed-Use Development Visual Study 2 be affected by the project. The project would reduce views of Cerro San Luis to the northwest as seen from short sections of Beach Street (Visual Study View 1X) and Marsh Street (Visual Study View 4X). The project would also affect distant views of the Santa Lucia Foothills to the east from a short section of Higuera Street (Visual Study View 9X). Other important hillside resources such as the Morros (other than Cerro San Luis), the South Street Hills, Terrace Hill, and the Irish Hills currently have limited or no visibility from the area surrounding the project and would not be visually affected. View 1: The greatest amount of view blockage would occur along an approximately 30-foot section of the Beach Street eastern sidewalk. From this location, due to existing development and vegetation, approximately 40% of the potentially available view of Cerro San Luis is currently available (see Visual Study View 1). With construction of the project, this view of Cerro San Luis would be reduced to approximately 20% (see Visual Study View 1X). In addition, as seen from this section of Beach Street’s eastern sidewalk, approximately 40% of the Cerro San Luis ridgeline is currently visible, which would decrease to approximately 30% following construction of the project. As seen in the simulation, although a greater portion of Cerro San Luis would be blocked than currently exists, sufficient visibility of the hillside and ridgeline would remain intact to provide scenic hillside context as seen from viewpoints in this area. View 4: The view to Cerro San Luis would also be affected along an approximately 30-foot section of the southern sidewalk along Marsh Street. From this location, only approximately 20% of the potential Cerro San Luis view is currently available, due to existing development and mature trees (see Visual Study View 4). Although construction of the project would eliminate this view, the view reduction would affect only a small mid-block portion of the public space (see Visual Study View 4X). Because of the extent of surrounding development, noticeability of Cerro San Luis from this short viewpoint is already somewhat compromised. In addition, quality views of Cerro San Luis are available elsewhere along Marsh Street in the vicinity of the project. As a result, the project would not materially obstruct views of Cerro San Luis as seen from the Marsh Street sidewalk or corridor. View 9: The third location from where views of the surrounding distant hills would be affected is along an approximately 40-foot section of Higuera Street. From the sidewalk along the northern side of the street, a portion of the Santa Lucia Foothills east of the city can be seen in the distance above the surrounding development (see Visual Study View 9). Although noticeability of these foothills is substantially reduced due to viewing distance and the amount of intervening development and vegetation, they do offer a glimpse of the scenic background to the east. As seen from this segment of the northern sidewalk, approximately 10% of the potentially visible Santa Lucia Foothills is currently available. With construction of the project, visibility of these distant foothills would be reduced to approximately 5% or less (see Visual Study View 9X). Ridgeline visibility from this location would be subject to a similar reduction percentage. Although pedestrians would experience the visual change, the one-way traffic on Higuera Street directs motorists’ and bicyclists’ vision to the southwest, in the opposite viewing direction of the Santa Lucia Foothills. Threshold 2b. Will the project create an adverse visual impact on existing or planned publicly owned gathering sites by materially obstructing views of nearby public open spaces, historic resources, City landmarks, or protected natural resources? The project would be located approximately 100 feet from the historic Jack House and Gardens property. No other existing or planned publicly-owned gathering sites were identified in the project vicinity or that would otherwise be potentially affected by the project. Review of the project site and direct field observation show that the project would not limit or have an adverse effect on views from the Jack House and Gardens. Currently much of the surrounding city and natural scenic resources are visually blocked or ATTACHMENT 4Item 2 Packet Page 214 545 Higuera Street Mixed-Use Development Visual Study 3 substantially filtered by existing surrounding development and mature vegetation. Views of Cerro San Luis—the most dominant natural resource in the vicinity—are oriented northwest of the Jack House and Gardens, while the project would be constructed toward the southwest and would not interfere with views. Conversely, the project would also not block or limit views to the Jack House and Gardens from surrounding public vantage points. Other public open spaces, historic resources, City landmarks, and protected natural resources have very limited or no visibility from the Jack House and Gardens and would not be visually affected by the project. SUMMARY This independent analysis concurs with the basic conclusions of the Visual Study prepared by Ten Over Studio related to City Zoning Regulation 17.32.030.F. The viewpoint location selection in the Visual Study provides a valid representation of the extent of the project’s potential visibility. The photo-simulations provided for Views 1X, 4X, and 9X are accurate and illustrate a generally worst-case condition of the project’s potential effects related to surrounding protected views. The simulations, when reviewed alongside the other context photos in the Visual Study, provide a reasonable public disclosure of the potential visual changes caused by the project as they relate to the relevant City Zoning Regulation. Although the project would reduce visibility of a portion of Cerro San Luis to the northwest and a portion of the Santa Lucia Foothills to the east, the affected vantage points would be few and very limited in area. Reduction of hillside views would basically occur along three short sections of sidewalk, away from major intersections. From Beach Street, the location where the existing view of Cerro San Luis is the greatest, enough of the hillside and ridgeline would remain following construction such that the casual observer would still get a sense of the scenic context and topographic value of that iconic visual resource. As seen from the affected short sections of Marsh and Higuera Streets, the existing views of the distant hills are already limited by development. Further reduction of these hillside views would not be considered a material or substantial loss since quality views to the surrounding hillsides would remain as seen from similar viewpoints in the general vicinity of the project. In addition, this analysis concurs with conclusions of the Visual Study regarding the project’s potential effect on public open spaces, historic resources, City landmarks, and protected natural resources. The project site is oriented such that it would not affect views to or from the Historic Jack House and Gardens or other scenic, historic, or natural visual resources. Sincerely, Bill Henry, AICP, Director Robert Carr SWCA Environmental Consultants Landscape Architect 3473 ATTACHMENT 4Item 2 Packet Page 215 Item 2 Packet Page 216