Morro Bay City Council
January 23, 2024

CITY OF MORRO BAY
City Council Regular Meeting Agenda

Tuesday, January 23, 2024, 5:30 p.m.

Veterans Memorial Hall, 209 Surf St., Morro Bay, CA
Public Participation
Public participation is offered in the following ways:
• Community members may attend the meeting in person at the Morro Bay Veterans Hall.

Alternatively, members of the public may watch the meeting and speak during general Public Comment or on a specific agenda item by logging into the Zoom webinar using the information provided below. Please use the "raise hand" feature to indicate your desire to provide public comment.
•
Zoom webinar link:
https://us02web.zoom.us/j/82722747698?pwd=aWZpTzcwTHlRTk9xaTlmWVNWRWFU QT09
•
• Password: 135692
Or Telephone Attendee: 1 (408) 638-0968 or 1 (669) 900-6833 or 1 (346) 248-7799; Webinar ID: 827 2274 7698; Password: 135692: Press *9 to raise hand for public comment.
•
• Meetings are also broadcast on cable Channel 20 and streamed on the City's website.

Community Members are encouraged to submit agenda correspondence via email to the City Council at [email protected] prior to the meeting. Agenda correspondence received by 10:00 a.m. on the meeting day will be posted on the City website. •
Pages

1. ESTABLISH QUORUM AND CALL TO ORDER

2. MOMENT OF SILENCE

3. PLEDGE OF ALLEGIANCE

4. REPORTS

4.a Closed Session Report

4.b Mayor and Councilmembers' Reports, Announcements and Presentations

4.c City Manager Reports, Announcements and Presentations

5. RECOGNITION AND PRESENTATIONS

5.a Measure Q/E Report by CFAC Chair Stephen Peck 5

6. PUBLIC COMMENT
Members of the audience wishing to address the Council on City business matters not on the agenda may do so at this time. For those desiring to speak on items on the agenda, but unable to stay for the item, may also address the Council at this time.

Public comment is an opportunity for members of the public to provide input to the governing body. To increase the effectiveness of the Public Comment Period, the City respectfully requests the following guidelines and expectations be followed:
•
Those desiring to speak are asked to complete a speaker slip, which are located at the entrance, and submit it to the City Clerk. However, speaker slips are not required to provide public comment. •
When recognized by the Mayor, please come forward to the podium to speak. Though not required, it is helpful if you state your name, city of residence and whether you represent a business or group. Unless otherwise established by the Mayor, comments are to be limited to three minutes.
•
All remarks should be addressed to Council, as a whole, and not to any individual member thereof.
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The Council respectfully requests that you refrain from making slanderous, profane or personal remarks against any elected official, commission and/or staff.
•
Please refrain from public displays or outbursts such as unsolicited applause, comments or cheering.
•
Any disruptive activities that substantially interfere with the ability of the City Council to carry out its meeting will not be permitted and offenders will be requested to leave the meeting.
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Your participation in City Council meetings is welcome and your courtesy will be appreciated.
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The Council in turn agrees to abide by its best practices of civility and civil discourse according to Resolution No. 07-19.
•

7. CONSENT AGENDA
Unless an item is pulled for separate action by the City Council, the following actions are approved without discussion. The public will also be provided an opportunity to comment on consent agenda items.

Recommended Action
Approve Consent Agenda Items 7.a through 7.d as submitted.

7.a Approval of Minutes

(City Clerk)
Recommended Action
Approve as submitted.

1. December 12, 2023 Special Closed Session Meeting (Revised) 11

2. January 9, 2024 Special Closed Session Meeting 13

7.b Application for California Office of Traffic Safety (OTS) Grant 15 (Fire Department)
Recommended Action
Authorize the Fire Department to submit applications to the California Office of Traffic Safety Grant program for hydraulic extrication equipment.

7.c Resolution No. 06-24 for Award of Bid - Project No. MB2022-MA01, Morro Bay Parking Lots Rehabilitation and Improvements Project 17 (Public Works Department)
Recommended Action
Adopt Resolution No. 06-24 approving an agreement with Ramsey Asphalt Construction Corp. for Project No. MB2022-MA01, Morro Bay Parking Lots Rehabilitation and Improvements Project, in an amount not to exceed $251,467.48. All agreements implementing such project work shall be processed and based on the review of the City Attorney’s Office to be in form and substance acceptable to City staff and legal counsel.

7.d Adoption of Resolution No. 07-24 Authorizing Submission of Rural Transit Fund Grant Application and Execution of Related Documents Upon Award
40 (Public Works Department)
Recommended Action
Adopt Resolution No. 07-24 authorizing submission of Rural Transit Fund (RTF) Grant Application for a new transit bus and execution of related documents upon award.

8. PUBLIC HEARING ITEMS

8.a Adoption of Resolution No. 08-24 approving Conditional Use Permit #CUP22-09 at 801 Embarcadero for redevelopment of the Libertine Brewing site (Lease site 86/86W) and public access improvements 43 (Community Development Department)
Recommended Action
Adopt Resolution No. 08-24, making the necessary findings for approval of Conditional Use Permit #CUP22-09 as Concept/Precise Plan approval, located at 801 Embarcadero.

9. BUSINESS ITEMS

9.a Advisory Board Interviews and Appointments 95
(City Clerk)
Recommended Action
Conduct interviews to fill current and upcoming vacancies on the Planning Commission, Public Works Advisory Board and Recreation & Parks Commission.

9.b Update on Fiscal Year (FY) 2023-24 and 2024-25 City Council Goals and Action Items
132
(City Manager)
Recommended Action
Receive a progress report on the City Council goals, goals' statements, and action Items, acknowledge accomplishments and overall workload, and provide direction to prioritize short term actions.

10. COUNCIL DECLARATION OF FUTURE AGENDA ITEMS

11. ADJOURNMENT
The next Regular Meeting will be held on February 13, 2024.

This agenda is subject to amendment up to 72 hours prior to the date and time set for the meeting. Please refer to the agenda posted at City Hall, 595 Harbor Street, Morro Bay, CA 93442 for any revisions or call the Clerk's office at (805) 772-6205 for further information.

Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection upon request by calling the City Clerk's office at (805) 772-6205.

In compliance with the Americans Disability Act, if you need special assistance to participate in a City meeting, please contact the Clerk's office 24 hours prior to the meeting to insure reasonable arrangements can be made to provide accessibility to the meeting.

Citizens Oversight Committee/Citizens
Finance Advisory Committee (CFAC)
Annual Report to Council
January 23, 2024

CFAC Functions and Duties
• Citizens Oversight Committee
• Review Annual Revenue/Expenditure Report for Measures Q and E expenditures (July 2022-June 2023). • Review Semi-Annual Revenue and Expenditure Report.
• Report on Conformance of Q/E Expenditures.
• Citizens Finance Advisory Committee
• Provide Citizen Input on Projects, City Budget and Other Items. • Promote Citizen Participation and Understanding of Financial Information. • Review and Comment on the City Budget Prior to Presentation to the City Council. • Undertake Special Financial Projects as Directed by City Council, City Manager or City Treasurer. • PERS/OPEB Liabilities
• City Council Compensation
• Mid-Year Budget Adjustments
• City Council Goals
• Harbor Lease Policy
• 10-Year Financial Forecast (former duty)
• Review Quarterly Financial Reports
(former duty)
• Review of Audit (former duty)

• As the Citizens Oversight Committee, Report on the Conformity of Usage of Measure Q and Measure E Revenues with Adopted Policy (April 13, 2021) and the Legislative Intent (See Next Slide). Current Council Policy:
• Fund Police, Fire and Harbor Public Safety Positions
• Maintain and Enhance Community Cleanliness and Safety • Invest in Infrastructure Such As Street Paving, Storm Drains, and Vehicle Replacements. • Fund Positions to Address the Backlog of Funded Capital Projects • Maintaining Appropriate Reserves
• As the CFAC, Report on Budget Review, with Particular Emphasis on the Budget for Measures Q and E.
• Make Recommendations to the City Council on How to Improve Transparency, Maintain Compliance, Promote Citizen Participation, and Increase Effectiveness.

Legislative Purposes of Q/E
Measure
Purpose and Use of Funds Q (2006) E (2020)
Maintain Police Department Services x x
Maintain Fire Department Services x
Maintain 24/7 Paramedic Services x
Maintain 911 Emergency Response x
Upgrading Fire/Paramedic Equipment x
Fire Stations x
Health Emergency/Disaster Preparedness x
Keeping Beaches and Public Areas Safe and Clean x
Retaining/Attracting Businesses x
General City Services x x
Street Maintenance and Pothole Repairs x
Improve Storm Drains to Protect the Bay x
CFAC Role “Review Annual Expenditures”
“Public Oversight”
“Semi-Annually
Review Revenues and
Expenditures”

Measure Q/E Overview
• Committee met January 2024 to review Measures Q&E fiscal year expenditure versus budget (2022-2023)
• Overall Finding: 2022-2023 Measures Q and E Expenditures were in conformance with City Council policies for expenditure of those funds, and generally in conformance with the legislative intent of the measures as presented to the voters.
• Improve Transparency, Maintain Compliance, Promote Citizen Participation, and Increase Effectiveness
• Review and Establish New Expenditure Policy for Q/E Funds • Involve the CFAC in the Development of the Policy
• Earlier Involvement in the Selection of Projects for Funding in Each Budget Cycle • Review 10-Year Revenue Projections and 10-Year Projections of Commitments • Semi-Annual Review of Expenditures
• Joint Meeting with PWAB for Capital Projects
• Provide Summary of Historic, Proposed and Projected Expenditures by Legislative Intent Category Page 9 of 151 Summary of CFAC Activities
• CFAC Reviewed and Commented on Measure Q/E Transactions during for Fiscal Year 2022-2023.
• Review of Required Semi Annual Reports on Q/E Revenues and Expenditures. • Review Public Information Strategies to Enhance Access and Transparency. • Received Information and Training on Brown Act, Parliamentary Procedure. • Information and Training on “Municipal Finance 101”.
• FY 22-23 Measure QE budget.

MINUTES - MORRO BAY CITY COUNCIL
SPECIAL CLOSED SESSION MEETING –
DECEMBER 12, 2023 – 2:30 P.M.

CITY HALL CONFERENCE ROOM
PRESENT: Carla Wixom Mayor
Laurel Barton Council Member
Cyndee Edwards Council Member
Jennifer Ford Council Member
Zara Landrum Council Member
ABSENT: None
STAFF: Yvonne Kimball City Manager
Chris Neumeyer City Attorney
Scot Graham Community Development Director
Ted Schiafone Harbor Director
Lori Stilts Harbor Business Coordinator
Eric Riddiough City Engineer
Austin Della Senior Engineer

ESTABLISH QUORUM AND CALL TO ORDER
Mayor Wixom called the meeting to order at 2:30 p.m. with all but Council Member Landrum present. Council Member Landrum arrived at 2:35 p.m.

SUMMARY OF CLOSED SESSION ITEMS – The Mayor read a summary of Closed Session items.

CLOSED SESSION PUBLIC COMMENT – Mayor Wixom opened public comment for items on the agenda.

Sean Green, Morro Bay, suggested the City consider issuing a Request for Proposals for the aquarium site with the current tenant operating under a 10-year lease. Regarding lease sites in general, he recommended the City conduct audits to hold lease holders accountable for adherence to Conditional Development Permit and other requirements.

The public comment period was closed.

The City Council moved to Closed Session and heard the following items:

CS-1 PUBLIC EMPLOYEE PERFORMANCE EVALUATION
City Manager pursuant to Government Code section 54957
CS-2 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8 Property: APN No. 066-280-045 and 066-044-011, 1130 Napa Ave., Morro Elementary School
Property Negotiators: San Luis Coastal Unified School District Agency Negotiators: Scot Graham, Community Development Director; Yvonne Kimball, City Manager; and Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
CS-3 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8 Property: Lease Site 78-81/78W-81W, Dutchman’s Seafood House, 701 Embarcadero Road Property Negotiator: Paul and Leon VanBeurden
Agency Negotiators: Lori Stilts, Harbor Business Coordinator; Yvonne Kimball, City Manager; Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
AGENDA NO: 7.a.1
MEETING DATE: January 23, 2024

2 MINUTES - MORRO BAY CITY COUNCIL CLOSED SESSION – DECEMBER 12, 2023 CS-4 CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code subdivision 54956.9(d)(2); One Matter CS-5 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8 Property: Lease Site 69-70/69W-70W, 595 Embarcadero
Property Negotiators: Chuck Nettnin, Three Stacks and a Rock Brewing Co. LLC Agency Negotiators: Ted Schiafone, Harbor Director; Yvonne Kimball, City Manager; and Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
CS-6 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8:

Property: Lease Sites 129W-131W, Morro Bay Fish Company, 1231 Embarcadero Property Negotiator: Giovanni Comin, Central Coast Seafood Agency Negotiators: Ted Schiafone, Harbor Director; Yvonne Kimball, City Manager; Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
CS-7 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8 Property: Lease Site 30W-33W, 201 Main Street, WBAM LLC., Bayfront Marina Property Negotiators: Greg and Kathy Shaffer (WBAM, LLC) Agency Negotiators: Ted Schiafone, Harbor Director; Yvonne Kimball, City Manager; and Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
RECONVENE IN OPEN SESSION – The City Council reconvened in Open Session. City Attorney Neumeyer stated with regard to Item CS-2, the City is in discussions with San Luis Coastal Unified School District regarding a potential lease/purchase of the former school site. There is a tremendous amount of preliminary and necessary investigation that needs to occur before any substantive decision can be made.

ADJOURNMENT - The meeting adjourned at 5:23 p.m.

Recorded by:

Dana Swanson
City Clerk

MINUTES - MORRO BAY CITY COUNCIL
SPECIAL CLOSED SESSION MEETING –
JANUARY 9, 2024, 3:00 P.M.

CITY HALL CONFERENCE ROOM
PRESENT: Carla Wixom Mayor
Laurel Barton Council Member
Cyndee Edwards Council Member
Jennifer Ford Council Member
Zara Landrum Council Member
ABSENT: None
STAFF: Yvonne Kimball City Manager
Chris Neumeyer City Attorney
John Fox Special Council
Ted Schiafone Harbor Director

ESTABLISH QUORUM AND CALL TO ORDER
Mayor Wixom called the meeting to order at 3:00 p.m. with all but Council Member Barton present. Council Member Barton arrived at 3:04 p.m.

SUMMARY OF CLOSED SESSION ITEMS – The Mayor read a summary of Closed Session items.

CLOSED SESSION PUBLIC COMMENT – Mayor Wixom opened public comment for items on the agenda.

Craig Shaffer, Bayfront Marina, offered comments and suggested alternatives to resolve issues around residential use in a portion of the water lease site.

The public comment period was closed.

The City Council moved to Closed Session and heard the following items:

CS-1 CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION  Paragraph (1) of subdivision (d) Government Code Section 54956.9  Name of Case: North Point-Morro Bay Homeowners Association vs. County of San Luis Obispo; San Luis Obispo County Board of Supervisors; City of Morro Bay; Morro Bay City Council Case No. 23CV-0719; County of San Luis Obispo Superior Court
CS-2 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8
Property: Lease Sites 102/102W & 105.1W/105.2W, 1001 Front Street, Central Coast Seafood/ Giovanni’s Fish Market
Property Negotiators: Giovanni DeGarimore
Agency Negotiators: Ted Schiafone, Harbor Director; Yvonne Kimball, City Manager; and Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
CS-3 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8 Property: Lease Site 134-136 & 132W-133W, 1245 Embarcadero, Tognazzini’s Dockside & Dockside Too, Inc.

Property Negotiator: Mark Tognazzini
Agency Negotiators: Ted Schiafone, Harbor Director; Yvonne Kimball, City Manager; Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
AGENDA NO: 7.a.2
MEETING DATE: January 23, 2024

2 MINUTES - MORRO BAY CITY COUNCIL CLOSED SESSION – JANUARY 9, 2024 CS-4 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8 Property: Lease Site 30W-33W, 201 Main Street, WBAM LLC., Bayfront Marina Property Negotiators: Craig and Kathy Shaffer (WBAM, LLC) Agency Negotiators: Ted Schiafone, Harbor Director; Greg Carpenter, Interim City Manager; and Chris Neumeyer, City Attorney
Negotiation: Price and Terms of Payment
CS-5 CONFERENCE WITH REAL PROPERTY NEGOTIATOR - GOVERNMENT CODE SECTION 54956.8:

Property: Lease Sites 129W-131W, Morro Bay Fish Company, 1231 Embarcadero Property Negotiator: Garrett Rose, Morro Bay Seafood Company Agency Negotiators: Ted Schiafone, Harbor Director; Yvonne Kimball, City Manager; Chris Neumeyer, City Attorney
RECONVENE IN OPEN SESSION – The City Council reconvened in Open Session. The Council did not take any reportable action in accordance with the Brown Act.

ADJOURNMENT - The meeting adjourned at 4:41 p.m.

Recorded by:

Dana Swanson
City Clerk

Prepared By: ___DM_______ Dept Review: ________
City Manager Review: ___YK_____ City Attorney Review: _CFN________ Staff Report
TO: Honorable Mayor and City Council DATE: January 10, 2024 FROM: Daniel McCrain, Fire Chief
SUBJECT: Application for California Office of Traffic Safety (OTS) Grant

RECOMMENDED ACTION
Authorize the Fire Department to submit applications to the California Office of Traffic Safety Grant program for hydraulic extrication equipment.

ALTERNATIVES

1. Direct staff to request funding these items through the traditional budget request process. (General fund, measure Q&E funds, etc.)

2. Provide alternate direction.

3. Take no action.

FISCAL IMPACT
The OTS grant program does not have a cost share for funding. The cost of equipment is funded 100% through the program up to the total award amount but must first be purchased by the city and then be reimbursed by the OTS 90 days after purchase. If the equipment purchased exceeds the award amount, the city would be required to contribute the additional funds without the expectation of reimbursement on the additional amount. The financial burden for the city would be encumbering the funds to purchase the equipment for 90 days while awaiting a refund. The grant request is for up to $49,658.99. The current pricing for hydraulic extrication equipment is $45,144.54 plus 10% to account for price increases over the next 8 to 10 months to allow for grant processing timelines.

BACKGROUND
The OTS is tasked with developing and implementing a highway safety program that addresses behavioral factors that impact safety on the road. The goal of the annual program is to prevent serious injury or death resulting from motor vehicle crashes so that all roadway users arrive at their destination safely. Using Federal Highway Safety Program funds, the OTS partners with political subdivisions of the state to address California’s highway safety needs at the state, county, and local level. The grant application period runs from December 2023 through January 31st, 2024. The grant applications are reviewed between February and May with awards being made in June 2024.

The Morro Bay Fire Department was awarded $48,000 in 2023 for one set of Auto Extrication tools AGENDA NO: 7.b
MEETING DATE: January 23, 2024

and one set of Airbags from the OTS grant program. Those items have been ordered and we are awaiting delivery and reimbursement. We are requesting funding for a second set of extrication tools since we staff two engines for daily response. Having a second set of tools will allow for either unit to respond and be properly equipped to address the emergency.

DISCUSSION
A majority of the hydraulic extrication equipment currently in use by Morro Bay Fire Department was scheduled for replacement in the 2017/2018 fiscal year but due to budget constraints most of these items have not been replaced. While the gasoline power pumps were replaced during the 2018/2019 fiscal year, all other equipment is overdue to be replaced. The Spreaders and cutters were purchased in 2011, and the rams and air bags were purchased in 2009. The equipment has a life expectancy of approximately 10 years depending on the item. In 2021, Governor Newsom signed AB 1346 requiring the phase out of all gasoline powered small engines beginning in 2024. To comply with this upcoming law, we are looking to replace the current gasoline powered hydraulic extrication equipment with battery powered equipment. This new electric equipment has higher operating strengths than our current equipment and is designed for the high tensile strength materials of modern vehicles that our current equipment cannot cut. Upgrading this equipment also reduces our dependance on petroleum products and reduces emissions levels. The adopted budget for small tools and equipment is $3,686.00. The estimated cost to replace one set of extrication equipment is approximately $49,658.99 depending on current pricing and brand chosen. Purchasing this equipment would be a significant increase to the line-item budget if funded through the general fund or Measure Q&E funds.

By seeking grant funding, we could potentially procure this equipment while being reimbursed for the entire cost of the equipment.

The Morro Bay Fire Department was able to obtain an award for one set of extrication tools from the OTS grant program during the last grant cycle. We had applied for two sets of tools but were awarded a single set to allow for more awards to be given to other departments. We were encouraged to apply this year for a second set. Due to our staffing model of running two engines daily having two sets of equipment is necessary to ensure access to the proper tools regardless of what apparatus responds to the incident.

CONCLUSION
The cost of replacing capital equipment such as extrication equipment can easily exceed the available funds in a departmental operating budget. Grant funding is a mechanism that many departments utilize to purchase much needed equipment that would be unobtainable without outside assistance due to limited agency finances. This would allow the department to obtain equipment to enhance the safety of our responders and the community with a very small financial impact to City funds due to the requirement to purchase the equipment and request reimbursement. The grant process includes a review of the application to evaluate the merit of the application to address program areas. If the application passes this evaluation, then it is ranked, and awarded in order of need. The staff effort required to write and manage the grant is offset by the potential benefits of the program.

ATTACHMENT(S)
None

Prepared By: ___ER_____ Dept Review: __GK__
City Manager Review: _YK___ City Attorney Review: _LNL__ Staff Report
TO: Honorable Mayor and City Council DATE: January 16, 2024 FROM: Eric Riddiough, PE – City Engineer
Austin Della, PE – Senior Civil Engineer
SUBJECT: Resolution No. 06-24 for Award of Bid – Project No. MB2022-MA01, Morro Bay Parking Lots Rehabilitation and Improvements Project

RECOMMENDED ACTION
Adopt Resolution No. 06-24 approving an agreement with Ramsey Asphalt Construction Corp. for Project No. MB2022-MA01, Morro Bay Parking Lots Rehabilitation and Improvements Project, in an amount not to exceed $251,467.48. All agreements implementing such project work shall be processed and based on the review of the City Attorney’s Office to be in form and substance acceptable to City staff and legal counsel.

ALTERNATIVE
The alternative to the recommended action is to reject all bids and take other action as City Council deems appropriate. Staff does not recommend this due to the favorable pricing of the low bid, which is approximately five percent (5%) under the Engineer’s Estimate of $248,920.50 for the base bid.

The low bid Contractor has completed numerous similar public works projects in the past on the Central Coast.

FISCAL IMPACT
The project is made up of two separately budgeted General Fund projects and also receives funding allocation from the Local Roadway Safety Plan (LRSP) Implementation & Safety Improvements project. The Police Department annex parking lot improvements were initiated in FY 21/22 and the Lila Keiser Parking lot rehabilitation and ADA upgrades were budgeted in FY 22/23. The two projects have been bundled into one project to reduce costs because of similar the scope of work for the projects.

With the additional allocation of $40,377.48 from the LRSP Implementation & Safety Improvements project, the total funds available for the project will be $265,467.48.

Available Funding Sources Amount
Repave Police Annex Capital Project (915-8207)
Lila Keiser Lot Rehab and ADA upgrades (915-8456)
Allocation from LRSP Implementation Project
$ 58,090.00
$ 167,000.00
$ 40,377.48
Total Revenue Sources for Project $ 265,467.48
AGENDA NO: 7.c
MEETING DATE: January 23, 2024

2 Estimated Expenditures Amount
Contract Costs
Award (Base Bid)
Contingency (10%)
Testing (Field and Laboratory)
Total Expenditures Authorized by Council for Project
$ 236,788.62
$ 23,678.86
$ 5,000.00
$ 265,467.48

BACKGROUND
Lila Keiser Park is a City park that is used consistently by residents for sports activities and recreation with amenities such as a children's playground, baseball/softball diamonds, soccer fields, and picnic areas. These recreational activities contribute to community health and wellness. Repair, rehabilitation and restriping of the parking lot would improve access to the park through vehicle parking. The condition of the lot in many areas is poor, and the asphalt lot has exceeded its useful life. If the improvements were not funded, consolidated maintenance will have to spend added time doing small repairs associated with ongoing parking lot pavement failures and complaints received from the public.

Additionally, the Police Department has an annex parking lot across the street from the Police Department. Much of the existing parking lot is in disrepair and the other portion has never been improved and is gravel. The Police Department stores evidence and other equipment in this area where the new pavement will be installed.

DISCUSSION
Engineering plans and specifications were created and a notice to bidders posted with a public bid opening conducted on Thursday, January 11, 2024, at City Hall. A report of the bids received, summarizing the detailed proposal of each of the bidders, can be found in Attachment 2. The lowest bid received is responsive to the City’s Invitation to Bid, and the bidder is well regarded as having successfully completed similar public works projects in the recent past.

PROJECT DATA
Apparent Low Bid: $236,788.62
High Bid: $350,774.52
No. Bids Received: 6
Engineer’s Estimate: $248,920.50
Bid Opening: 2:00 p.m. on 1/11/2024
Contract Time Allowed: 60 WORKING DAYS

3 The work shall include, but is not limited to, providing all tools, materials, labor, equipment, and incidentals necessary for upgrades to the parking lots indicated in the plans and specifications. The work includes but is not limited to demolition of existing asphalt concrete by means of grinding, grading, placing base and drainage rock materials, new asphalt concrete, new concrete flatwork, ADA improvements, and striping. The work will also include any required traffic control, signage, public notifications, stormwater control, formwork, and all other work necessary to render the infrastructure/facility complete and operational, as shown on the Project Plans and Specifications.

IMPACT TO THE COMMUNITY
The work being performed at the PD parking annex will have no measured impact the community with the exception of construction traffic in and out of the facility.

The work being performed at Lila Keiser Park will temporarily impact traffic flow and the parking and ADA compliant parking and facilities. Public Works will work closely with the Recreation Department on phasing and coordination of the work to minimize the access impact to the recreation activities at the park. The newly paved surface and ADA compliant facilities will be a benefit to users of the park.

ATTACHMENT(S)

1. Resolution No. 06-24

2. Bid Results Form

3. Form of Agreement for Services

4. Improvement Plans

RESOLUTION NO. 06-24

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF MORRO BAY, CALIFORNIA

APPROVING AN AGREEMENT WITH RAMSEY ASPHALT CONSTRUCTION FOR PROJECT NO. MB2022-MA01, MORRO BAY PARKING LOTS REHABILITATION AND

IMPROVEMENTS PROJECT

T H E C I T Y C O U N C I L
City of Morro Bay, California
WHEREAS, the City of Morro Bay formally advertised for Project No. MB2022-MA01, Morro Bay Parking Lots Rehabilitation and Improvements Project; and WHEREAS, the Notice Inviting Bids was published and posted in compliance with applicable sections of the Public Contract Code; and
WHEREAS, bids were publicly opened at 2:00 p.m. on January 11, 2024, in the City Hall Conference Room; and
WHEREAS, the City received 6 bids and the low bid was found to be responsive; and WHEREAS, funds for this project have been budgeted for in Repave Police Annex Capital Project (915-8207), Lila Keiser Lot Rehab and ADA upgrades (915-8456), and Reclassified from the LRSP Implementation Project (915-8045).

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro Bay, California:

1. The City Manager, or designee, is hereby authorized and directed to execute for and on behalf of the City of Morro Bay, a public works agreement with Ramsey Asphalt Construction Corporation for Project No. MB2022-MA01, Morro Bay Parking Lots Rehabilitation and Improvements Project, in the amount $236,788.62 (the “Agreement”); and

2. The award of said bid and approval of said Agreement are conditioned upon execution of the Agreement by the successful bidder in the form and upon the terms set forth therein by the City. All agreements implementing such project work shall be processed and based on the review of the City Attorneys’ Office to be in form and substance acceptable to City staff and legal counsel; and

3. The City Manager, or designee, is hereby authorized and directed to designate funds from the available budgeted accounts identified in the accompanying Staff Report for this approved project in the total amount of $236,788.62; and

4. The City Manager, or designee, is hereby authorized as the duly authorized representative to approve minor, non-substantive or non-material changes to the Agreement, including Contract Change Orders, through contract amendments so long as expenditures do not exceed the contingency allotment of $23,678.86 and the overall funding approved for the project of $265,467.48; and
//
//

5. The City Clerk is hereby authorized to make minor changes herein to address clerical errors, so long as substantial conformance of the intent of this document is maintained. In doing so, the City Clerk shall consult with the City Manager and City Attorney concerning any changes deemed necessary.

PASSED AND ADOPTED by the City Council of the City of Morro Bay, California, at a regular meeting held on the 23rd day of January 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSED:

CARLA WIXOM, Mayor
ATTEST:

DANA SWANSON, City Clerk

$ 236,788.62 $ 237,458.50 $ 275,809.00
UNIT
PRICE

TOTAL COST UNIT
PRICE

ESTIMATED
TOTAL
UNIT
PRICE

ESTIMATED
TOTAL
ITEM# BASE BID ITEMS QUANTITY UNIT
1 Construction Coordination 1 LS $ 20,000.00 20,000.00 $ 1,500.00 $ 1,500.00 $ 10,955.00 $ 10,955.00 $ 15,000.00 $ 15,000.00 $ 2 Clearing and Grubbing 1 LS $10,000.00 10,000.00 $ 1,000.00 $ 1,000.00 $ 1,180.00 $ 1,180.00 $ 10,500.00 $ 10,500.00 $ 3 Remove Existing Facilities 1 LS $10,000.00 10,000.00 $ 1,000.00 $ 1,000.00 $ 7,780.00 $ 7,780.00 $ 5,000.00 $ 5,000.00 $ 4 Keycut 154 LF $20.00 3,080.00 $ 9.50 $ 1,463.00 $ 33.10 $ 5,097.40 $ 25.00 $ 3,850.00 $ 5 Full Depth Reclamation (8” Depth) 9,000 SF $2.50 22,500.00 $ 3.50 $ 31,500.00 $ 1.15 $ 10,350.00 $ 2.65 $ 23,850.00 $ 6 4” Digouts 3,130 SF $6.00 18,780.00 $ 2.25 $ 7,042.50 $ 6.35 $ 19,875.50 $ 6.50 $ 20,345.00 $ 7 3/8” HMA Type A (PG64-10) Leveling Course 228 TN $180.00 41,040.00 $ 299.00 $ 68,172.00 $ 206.25 $ 47,025.00 $ 210.00 $ 47,880.00 $ 8 ½” HMA Type A (PG64-10) Surface Course 522 TN $150.00 78,300.00 $ 192.00 $ 100,224.00 $ 184.00 $ 96,048.00 $ 185.00 $ 96,570.00 $ 9 Concrete Sidewalk 978 SF $20.00 19,560.00 $ 9.75 $ 9,535.50 $ 14.20 $ 13,887.60 $ 26.00 $ 25,428.00 $ 10 Aggregate Base-Class II 44 TN $50.00 2,200.00 $ 50.00 $ 2,200.00 $ 102.85 $ 4,525.40 $ 63.00 $ 2,772.00 $ 11 Shoulder Backing 534 LF $10.00 5,340.00 $ 2.25 $ 1,201.50 $ 5.35 $ 2,856.90 $ 6.00 $ 3,204.00 $ 12 Parking Striping (4" White Paint) 1,810 LF $1.50 2,715.00 $ 0.75 $ 1,357.50 $ 0.75 $ 1,357.50 $ 2.00 $ 3,620.00 $ 13 CT Arrow Type VII 1 EA $150.00 150.00 $ 250.00 $ 250.00 $ 115.00 $ 115.00 $ 350.00 $ 350.00 $ 14 CT Arrow Type I - 10ft 4 EA $150.00 600.00 $ 187.50 $ 750.00 $ 86.00 $ 344.00 $ 350.00 $ 1,400.00 $ 15 CT Arrow Type VI 4 EA $150.00 600.00 $ 187.50 $ 750.00 $ 86.00 $ 344.00 $ 300.00 $ 1,200.00 $ 16 "No Parking" Marking 2 EA $150.00 300.00 $ 250.00 $ 500.00 $ 57.00 $ 114.00 $ 230.00 $ 460.00 $ 17 ADA Symbol Marking 3 EA $150.00 450.00 $ 250.00 $ 750.00 $ 115.00 $ 345.00 $ 310.00 $ 930.00 $ 18 Pedestrian Striped Zone (4" Blue Paint) 747 SF $2.50 1,867.50 $ 1.00 $ 747.00 $ 0.60 $ 448.20 $ 2.00 $ 1,494.00 $ 19 Sign R99C "Handicap Parking Only" 3 EA $150.00 450.00 $ 200.00 $ 600.00 $ 345.00 $ 1,035.00 $ 320.00 $ 960.00 $ 20 Sign R7 - 8b "Van Accessible" 1 EA $100.00 100.00 $ 250.00 $ 250.00 $ 57.00 $ 57.00 $ 250.00 $ 250.00 $ 21 Parking Bumpers 12 EA $500.00 6,000.00 $ 83.00 $ 996.00 $ 172.50 $ 2,070.00 $ 210.00 $ 2,520.00 $ 22 Inductive Loop Detector 1 LS $2,000.00 2,000.00 $ 1,500.00 $ 1,500.00 $ 5,175.00 $ 5,175.00 $ 3,000.00 $ 3,000.00 $ 23 Vegetated Area 102 SF $4.00 408.00 $ 14.71 $ 1,500.42 $ 6.50 $ 663.00 $ 23.00 $ 2,346.00 $ 24 Cobble Lined Drainage Swale 200 SF $10.00 2,000.00 $ 7.50 $ 1,500.00 $ 21.85 $ 4,370.00 $ 12.00 $ 2,400.00 $ 25 Grade Swale 240 SF $2.00 480.00 $ 2.08 $ 499.20 $ 6.00 $ 1,440.00 $ 2.00 $ 480.00 $ $ - - $ - $
$ - - $ - $
$ 236,788.62 248,920.50 $ 237,458.50 $ 275,809.00 $
ML Gates (22) Papich Construction $298,765.00
Brough Construction $ 329,523.25
PaveWest $350,774.52
Disqualified and deemed non-responsive
Souza Construction
P.O. Box 3810
San Luis Obispo, CA 93403
Lic. #479476 Lic. #264193

UNIT PRICE ESTIMATED
TOTAL

ESTIMATED

QUANTITY

ENGINEER'S ESTIMATE
Lic. # 881030
TOTAL BASE BID:

APPARENT LOW BIDDER'S LISTED SUBCONTRACTORS (Work Performed/Bid Items) O T H E R B I D S PROJECT: MORRO BAY PARKING LOTS REHABILITATION AND IMPROVEMENTS BID NO.: MB2022-MA01
BID OPENING DATE: 1/11/2024

DETAILED BID RESULTS CITY OF MORRO BAY
E-MAIL: [email protected] & [email protected] Ramsey Asphalt Construction Corp. R. Burke Corporation
P.O. Box 8115 P.O. Box 957
Santa Maria, CA 93456 San Luis Obispo, CA 93406

DESCRIPTION

AGREEMENT

CITY OF MORRO BAY

STATE OF CALIFORNIA

CONTRACT FOR
MB2022-MA01 – MORRO BAY PARKING LOTS REHABILITATION AND IMPROVEMENT

PROJECT

IN THE CITY OF MORRO BAY, CALIFORNIA
THIS AGREEMENT (“this Contract” or “this Agreement”) is made and entered into in triplicate this 23rd day of JANUARY, 2024, by and among the City of Morro Bay, a municipal corporation, hereinafter referred to as “City” and Ramsey Asphalt Construction Corp., hereinafter referred to as “Contractor”. In consideration of the mutual covenants, conditions, promises, and agreements herein contained, City and Contractor hereby mutually covenant and agree as follows:

ARTICLE I – SCOPE OF WORK:

Each work order issued pursuant to this Agreement and each amendment, as provided herein, shall be based on the unit prices included in the bid upon which this Agreement was awarded. For all work provided pursuant this Agreement and every amendment provided for herein (the “WORK”), Contractor agrees to furnish all tools, equipment, apparatus, facilities, labor and materials necessary to perform and complete in a workmanlike manner, and in strict accordance with the Contract Documents, (defined in Article 6 herein) the WORK of: MORRO BAY PARKING LOTS REHABILITATION AND IMPROVEMENT PROJECT: MB2022-MA01, in the City of Morro Bay, State of California, as called for in the drawings and specifications adopted by City, which said drawings and specifications are identified by the signature of the parties of this Agreement. It is understood and agreed the tools, equipment, apparatus, facilities, labor, and materials shall be furnished, and the WORK performed and completed as required in said Contract Documents, and subject to the approval of City and duly authorized representatives.

ARTICLE 2 - TIME OF COMPLETION:

A. The WORK, as defined in the specifications, per the following: The work shall include, but is not limited to, providing all tools, materials, labor, equipment, and incidentals necessary for upgrades to the parking lots indicated in the plans and specifications. The work includes but is not limited to demolition of existing asphalt concrete by means of grinding, grading, placing base and drainage rock materials, new asphalt concrete, new concrete flatwork, ADA improvements, and striping. All utilities will be protected in place or adjusted and returned to their prior condition. The work will also include traffic control, removal and reinstallation of traffic striping and pavement markings, public notifications, and all work necessary to render the infrastructure/facility complete and operational.

B. Once the Notice to Proceed has been issued, the Contractor shall have Sixty (60) WORKING days to complete their installation. The Contractor shall pay to the City the sum of Five Hundred Dollars ($500.00), for each and every calendar day, or portion thereof, delay in finishing that installation work in excess of the above-required completion time.

C. City and Contractor recognize time is of the essence, and the City will suffer losses if the WORK is not completed in the time specified in paragraphs A and B. They also recognize the delays, expense, and difficulties involved in proving in a legal proceeding the actual loss suffered by City if the WORK is not completed on time. Accordingly, instead of requiring any such proof, City and

Contractor agree, as liquidated damages for delay (but not as a penalty) Contractor shall pay City amounts for each day, or portion thereof, that expires after the time and amounts specified in Article

2.A and 2B.

ARTICLE 3 - CONTRACT PRICE:

City will pay Contractor in current funds for the full, complete and satisfactory performance the sum of:

TWO HUNDRED THIRTY-SIX THOUSAND, SEVEN HUNDRED EIGHTY-EIGHT DOLLARS, SIXTY-TWO CENTS. ($236,788.62).

ARTICLE 4 – PAYMENT PROCEDURES:

A. Contractor shall submit Applications for Payment in accordance with Article 14 of the General Conditions. Applications for Payment will be processed by ENGINEER as provided in the General Conditions.

B. The acceptance by Contractor of final payment shall be and shall operate as a full and unconditional release to the City of all claims and all liability to Contractor for all things done or furnished in connection with the WORK and for every act and neglect of City and others relating to or arising out of the WORK. No payment, however, final or otherwise, shall operate to release Contractor or sureties from any obligations under this Contract or the Performance and Payment Bond.

C. The amount of retention on the project shall be five percent (5%) of the WORK completed to date including stored materials, if any.

ARTICLE 5 – CONTRACTOR’S REPRESENTATIONS:

In order to induce City to enter into this Agreement the Contractor makes the following representations:

A. Contractor has examined and carefully studied the Contract Documents and the other related data identified in the Bidding Documents.

B. Contractor has visited the Site and become familiar with and is satisfied as to the general, local, and Site conditions that may affect cost, progress, and performance of the WORK.

C. Contractor is familiar with and is satisfied as to all federal, state, and local Laws and Regulations that may affect cost, progress, and performance of the WORK.

D. Contractor has carefully studied all: (1) reports of explorations and tests of subsurface conditions at or contiguous to the Site and all drawings of physical conditions relating to existing surface or subsurface structures at the Site (except Underground Facilities), if any, that have been identified in Paragraph SC-4.02 of the Supplementary Conditions as containing reliable "technical data," and (2) reports and drawings of Hazardous Environmental Conditions, if any, at the Site that have been identified in Paragraph SC-4.06 of the Supplementary Conditions as containing reliable "technical data."
E. Contractor has considered the information known to Contractor; information commonly known to Contractors doing business in the locality of the Site; information and observations obtained from visits to the Site; the Contract Documents; and the Site-related reports and drawings identified in the Contract Documents, with respect to the effect of such information, observations, and documents on (1) the cost, progress, and performance of the WORK; (2) the means, methods, techniques, sequences, and procedures of construction to be employed by Contractor, including any

specific means, methods, techniques, sequences, and procedures of construction expressly required by the Contract Documents; and (3) Contractor’s safety precautions and programs.

F. Based on the information and observations referred to in Paragraph 8.01.E above, Contractor does not consider that further examinations, investigations, explorations, tests, studies, or data are necessary for the performance of the WORK at the Contract Price, within the Contract Times, and in accordance with the other terms and conditions of the Contract Documents.

G. Contractor is aware of the general nature of work to be performed by Owner and others at the Site that relates to the WORK as indicated in the Contract Documents.

H. Contractor has given Engineer written notice of all conflicts, errors, ambiguities, or discrepancies that Contractor has discovered in the Contract Documents, and the written resolution thereof by Engineer is acceptable to Contractor.

I. The Contract Documents are generally sufficient to indicate and convey understanding of all terms and conditions for performance and furnishing of the WORK.

ARTICLE 6 – CONTRACT DOCUMENTS:

This Contract shall consist of the following identified documents herein referred to as the Contract Documents: Invitation to Bidders, Instructions for Bidders, Bid Form, Supplements to Bid Form, Agreement, Bond Requirements and Bond Forms, Substitution of Securities, Guarantees, Insurance and Indemnification Requirements, Standard General Conditions, Specifications, City Standard Specifications, and attached supplemental information, Drawings, and any Addenda, for the project, as those documents exist on the date of the first signature to this Contract. There are no other Contract Documents except those listed above. This Contract shall include all labor, materials, equipment, transportation, and services necessary for the proper execution of the WORK. The Contract Documents may only be amended, modified, or supplemented as provided in Paragraph 3.04 of the General Conditions.

ARTICLE 7 – LAW AND VENUE:

This Agreement has been executed and delivered in the County of San Luis Obispo, State of California and the validity, enforceability and interpretation of any of the clauses of this Agreement shall be determined and governed by the laws of the State of California. The duties and obligations of the parties created hereunder are performable in the City of Morro Bay and as such the County shall be the venue for any action of proceeding that may be brought or arise out of, in connection with or by reason of this Agreement.

ARTICLE 8 - CONFLICTS OF INTERESTS:

No official of City who is authorized on behalf of City to negotiate, make, accept, or approve, or to take part in negotiating, making, accepting, or approving any architectural, engineering, inspection, construction, or material supply contract or any subcontract in connection with the construction of the project, shall become directly or indirectly interested personally in this Contract or in any part thereof. No officer, employee, architect, attorney, engineer, or inspector of or for City who is authorized on behalf of City to exercise any executive, supervisory or other similar function in connection with the construction of the project shall become directly or indirectly interested personally in this Contract or in any part thereof.

ARTICLE 9 – ASSIGNMENT:

No assignment by a party hereto of any rights under or interests in this Contract will be binding on another party hereto without the written consent of the party sought to be bound; and, specifically but without limitation, moneys that may become due and moneys that are due may not be assigned without such consent (except to the extent that the effect of this restriction may be limited by law), and unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under the Contract Documents.

ARTICLE 10 – SUCCESSORS:

City and Contractor each binds itself, its partners, successors, assigns, and legal representatives to the other party hereto, its partners, successors, assigns, and legal representatives in respect to all covenants, agreements, and obligations contained in the Contract Documents.

ARTICLE 11 – SEVERABILITY:

Any provision or part of the Contract Documents held to be void or unenforceable under any Law or Regulation shall be deemed stricken, and all remaining provisions shall continue to be valid and binding upon City and Contractor, who agree that the Contract Documents shall be reformed to replace such stricken provision or part thereof with a valid and enforceable provision that comes as close as possible to expressing the intention of the stricken provision.

ARTICLE 12 – CONFLICTS:

In the event of a conflict between the General Conditions; Bid Documents and this Agreement, the terms and conditions of this Agreement shall control.

ARTICLE 13 – BONDS:

A. PERFORMANCE BOND: Pursuant to Section 20129 of the California Public Contract Code, the successful Bidder shall, within ten (10) working days after award of this Contract simultaneously with the execution and delivery of this Agreement, execute a Faithful Performance Bond in an amount equal to one hundred percent (100%) of the Contract price, secured from a surety company admitted in the State of California and satisfactory to City. The Bond shall be issued on the Performance Bond form contained in these Contract Documents.

B. PAYMENT BOND: Pursuant to Sections 9550 through 9560, inclusive, of the California Civil Code, the successful bidder shall, within eight (8) working days after award of this Contract exceeding $25,000, simultaneously with the execution and delivery of the Agreement, execute a Payment Bond in the amount equal to 100% of the Contract price, secured from a surety company admitted in the State of California and satisfactory to City. The Bond shall be issued on the Payment Bond form contained in these Contract Documents.

ARTICLE 14 - SUBSTITUTIONS OF SECURITIES FOR RETENTION AMOUNTS:

Substitution of certain securities for retention amounts are allowed under the Public Contract Code at the option of the Contractor. The Contractor is required to formally request the substitution and to conform to the specific provisions of Public Contract Code section 22300.

A. Acceptable Securities: Whenever retention of monies is authorized to insure performance of Contract conditions, the Contractor shall be permitted to substitute securities for the amount withheld in accordance with Public Contract Code section 22300. Securities eligible for deposit under this procedure shall consist of bank or savings and loan certificates of deposit, interest bearing demand deposit accounts, standby letters of credit, securities listed in Government Code Section 16430, or any other security mutually agreed to by the Contractor and the public agency.

The Contractor shall be the beneficiary of the City of any securities substituted for monies withheld and shall receive any interest thereon.

B. Value of Securities: The value of securities being deposited shall be based upon market value as of the date of deposit and not necessarily on face value of the securities. Market value shall be determined by the City Public Works Director. If deposit is made into an escrow, escrow instructions must clearly state, in addition to the items mentioned in, that the escrow agent must

convert the securities to cash in whole or in part upon a unilateral written demand for such conversion by the City Manager; and further, that any amount demanded by City shall be paid to City upon unilateral written demand for payment. Escrow instructions used must be substantially similar to the form set forth in Public Contract Code section 22300. City will only make such demand for conversion in payment when the conditions of the Contract would have warranted an expenditure by City of a cash retention expenditure without any securities substitution. All escrow expenses shall be paid by Contractor.

C. Release of Securities: Securities deposited hereunder shall be released back to Contractor when the City Manager has certified in writing to the escrow holder that the project has been satisfactorily completed. The recording of Notice of Completion does not constitute such certification. All retention times called for in these Contract Documents must have passed, including the time after recording of Notice of Completion, before City will certify to satisfactory completion of the Contract.

ARTICLE 15 – GUARANTEES AND WARRANTIES:

A. GUARANTEE FOR TOTAL WORK: Prior to acceptance of the WORK by City, the Contractor shall submit a guarantee in the form of a written warranty on Contractor’s own letterhead as follows:
“WARRANTY FOR MORRO BAY PARKING LOT REHABILITATION AND
IMPROVEMENT PROJECT: MB2022-MA01: This WORK has been constructed in accordance with the Contract Documents, and the WORK as installed will fulfill the requirements of this warranty, and any other warranty therefor, included in the Contract Documents. We agree to repair or replace any and all of our WORK together with any other adjacent WORK which may be displaced by so doing, that prove to be defective in its workmanship or material for the period of one (1) year (except when otherwise required in this Contract to be for a longer period) from date of acceptance of the above mentioned structure by City, ordinary wear and tear and unusual abuse or neglect excepted. Said date of acceptance shall be the date of acceptance and filing of the Notice of Completion by the City Council.

In the event of our failure to comply with the above-mentioned conditions within seven (7) days after being notified in writing, we collectively or separately, do hereby authorize City to proceed to have said defects repaired and made good at our expense and we will honor and pay the cost and charges therefor on demand.

Signed:
______________________________ _____________
Contractor License Number
B. ADDITIONAL GUARANTEES: Additional Guarantees shall be provided as required in the technical sections of the Contract Documents.

ARTICLE 16 – INSURANCE:

The parties expressly agree the indemnification and insurance clauses in this Contract are an integral part of the performance exchanged in this Contract. The compensation stated in this Contract includes compensation for the risks transferred to Contractor by the indemnification and insurance clauses.

Attention is invited to the provisions of the Insurance Code of the State of California with reference to the writing of insurance policies and bonds covering risks located in this state, and the premiums and commissions thereon. Contractor shall obtain, and maintain, at his own expense, all the insurance required by this section. The insurance requirements must be met within the time period allowed for Contract execution as defined in the 00 41 13 BID FORM herein.

Required insurance forms are attached as Appendix “A” to these Specifications.

The Notice to Proceed with the WORK under this Contract will not be issued, and Contractor shall not commence WORK, until such insurance has been approved by City. Contractor shall not allow any subcontractor to commence WORK on his subcontract until all similar insurance required for the subcontractor has been obtained. Such insurance shall be maintained in full force and effect at all times during the prosecution of the WORK and until the final completion and acceptance thereof.

A. General Requirements: The following requirements apply to all insurance to be provided by Contractor:

1. A Certificate of Insurance and all required insurance endorsements and documents shall be furnished to City along with contract documents within three (3) days of the receipt of the Notice of Award.

2. Certificates and policies shall state the policies not be canceled or reduced in coverage or changed in any other material aspect without thirty (30) days prior written notice to City, except if cancelation is for non-payment and then notice shall be ten (10) days.

3. Approval of the insurance by City shall not relieve or decrease the extent to which the Contractor may be held responsible for payment of damages resulting from Contractor’s services or operations pursuant to this Contract.

B. Commercial General Liability (CGL):

1. Contractor shall maintain in full force and effect, for the period covered by this Contract, Commercial General Liability insurance with the following coverages. a. Personal Injury and Bodily Injury, including death resulting therefrom. b. Property Damage.

2. The amount of insurance shall not be less than the following: single limit coverage applying to bodily and personal injury, including death resulting therefrom and property damage coverage in in an amount not less than $2,000,000 per occurrence, $4,000,000 general aggregate, for bodily injury, personal injury, and property damage. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted.

3. The following endorsements must be provided in the policy:
a. If the insurance policy covers an “accident” basis, it must be changed to “occurrence”. b. The policy must cover personal injury as well as bodily injury. c. Blanket contractual liability must be afforded and the policy must be afforded and the policy must contain a cross liability or severability of interest endorsement.

4. The City of Morro Bay, its officials, officers, employees and agents shall be named as additional insurer under the policy using standard ISO endorsement No. CG 2010. Contractor also agrees to require all subcontracting to do likewise. The policy shall provide that the insurance will operate as primary insurance. No other insurance effected by the City, whether commercial or self-insurance will be called upon to contribute to a loss hereunder. Nothing

contained in this Contract shall be construed to require Contractor’s insurance to indemnify City in contravention of Insurance Code 11580.04.

C. Workers’ Compensation and Employer’s Liability Insurance: Contractor shall maintain Workers’ Compensation Insurance (Statutory Limits) and Employer’s Liability Insurance (with limits of at least $1,000,000) for Contractor’s employees in accordance with the laws of the State of California, Section 3700 of the Labor Code. In addition, Contractor shall require each subcontractor to similarly maintain Workers’ Compensation Insurance and Employer’s Liability Insurance in accordance with the laws of the State of California, Section 3700 for all of the subcontractor’s employees.

Contractor shall submit to City, along with the certificate of insurance, a Waiver of Subrogation endorsement in favor of City, its officers, agents, employees, and volunteers.

D. Business Auto Coverage on ISO Business Auto Coverage from CA 00 01 including symbol 1 (Any Auto) or an acceptable equivalent. Limits are subject to review, but in no event to be less than $1,000,000 per accident. If Contractor owns no vehicles, then this requirement may be satisfied by a non-owned auto endorsement to the general liability policy described in B., above. If Contractor or Contractor’s employees or subcontractors will use personal autos in any way on this project, then Contractor shall provide evidence of personal auto liability coverage for each such person.

E. Umbrella or excess liability insurance. [if required to meet higher limits.] Contractor shall obtain and maintain an umbrella liability insurance policy with limits that will provide bodily injury, personal injury, and property damage liability coverage, including commercial general liability, auto liability, and employer’s liability. Such policy or policies shall include the following terms and conditions:
a. A drop-down feature requiring the policy to respond if any primary insurance that would otherwise have applied proves to be uncollectible in whole or in part for any reason, other than bankruptcy or insolvency of said primary insurer;
b. “Pay on behalf of” wording as opposed to “reimbursement”; c. Concurrency of effective dates with primary policies.

Should Contractor obtain and maintain an excess liability policy, such policy shall be excess over commercial general liability, auto liability, and employer’s liability policies. Such policy or policies shall include wording that the excess liability policy follows the terms and conditions of the underlying policies.

F. Waiver of subrogation. All insurance coverage maintained or procured pursuant to this agreement shall be endorsed to waive subrogation against Agency, its elected or appointed officers, agents, officials, employees, and volunteers or shall specifically allow Vendor or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Vendor hereby waives its own right of recovery against Agency and shall require similar written express waivers and insurance clauses from each of its subconsultants.

G. Duration of coverage. Contractor shall procure and maintain for the contract period, and any additional length of time required thereafter, insurance against claims for injuries to persons or damages to property, or financial loss which may arise from or in connection with the performance

of the Work hereunder by Contractor, their agents, representatives, employees, or subconsultants.

Contractor must maintain general liability and umbrella or excess liability insurance for as long as there is a statutory exposure to completed operations claims. Agency and its officers, officials, employees, and agents shall continue as additional insureds under such policies.

H. Products/completed operations coverage. Products/completed operations coverage shall extend a minimum of three (3) years after project completion. Coverage shall be included on behalf of the insured for covered claims arising out of the actions of independent contractors. If the insured is using subcontractors, the Policy must include work performed “by or on behalf” of the insured.

Policy shall contain no language that would invalidate or remove the insurer’s duty to defend or indemnify for claims or suits expressly excluded from coverage. Policy shall specifically provide for a duty to defend on the part of the insurer. The Agency, its officials, officers, agents, and employees, shall be included as additional insureds under the Products and Completed Operations coverage.

ARTICLE 17 – INDEMNIFICATION:

A. Except as otherwise provided in subparagraphs B. and C. below, Contractor shall defend, indemnify and save harmless City, and entities’ agents, officials, officers and employees, from any and all claims demands, damages, costs expenses, judgments, attorney fees or liability relating to any act or omission by the Contractor, or its agents, employees, or certain independent Contractors (described below) which relates in any way to this Contract; regardless of whether said act or omission is willful, negligent or non-negligent. The preceding sentence applies to any theory of recovery relating to said act or omission, including but not limited to the following:

1. Violation of statute, ordinance, or regulation.

2. Professional malpractice.

3. Willful, intentional or other wrongful acts, or failures to act.

4. Negligence or recklessness.

5. Furnishing of defective or dangerous products.

6. Completed operations.

7. Premises liability.

8. Strict liability.

9. Inverse condemnation.

10. Violation of civil rights.

11. Violation of any federal or state statute, regulation, or ruling resulting in a determination by the Internal Revenue Service, California Franchise Tax Board or any other California public entity responsible for collecting payroll taxes, when Contractor is not an independent contractor. The certain “independent contractors” referenced above refer to independent contractors which are either hired by Contractor, directly responsible to Contractor, or under the direction or control of Contractor.

B. Nothing contained in the foregoing indemnity provision shall be construed to require indemnification for liability arising from proven willful misconduct of City.

C. Nothing contained in the foregoing indemnity provision shall be construed to require indemnification for that portion of any liability attributable to the active negligence of City provided, however, this exception for active negligence shall not apply to (1) liability arising from the passive negligence of City, or (2) that portion of any liability attributable to any act or omission, whether willful misconduct or active or passive negligence on the part of the Contractor.

D. Contractor shall have the burden of proving the exception described in paragraphs B and C above.

E. It is the intent of the parties to provide City the fullest indemnification, defense, and “hold harmless” rights allowed under the law. If any word(s) contained herein are deemed by a court to be in contravention of applicable law, then said word(s) shall be severed from this Contract and the remaining language shall be given full force and effect.

ARTICLE 18 – COMPLIANCE WITH LAWS:

Federal and State Laws and Regulations: The project shall be constructed under the complete jurisdiction of all applicable laws of the United States and State of California governing construction including, without limitation, the following:

A. The California Health and Safety Code and all applicable administrative code regulations pursuant thereto.

B. All laws governing the employment of labor, qualifications for employment of aliens, payment of employees, convict-made materials, domestic and foreign materials and accident prevention.

C. Title 19 of the California Administrative Code entitled “Public Safety” Chapter 1, State Fire Marshall, Sub-Chapter 1, “General Fire and Panic Safety”.

D. General Industrial Safety Orders: Each and every Contractor shall observe and conform to the provisions of Title 8, California Administrative Code bearing upon safe and proper use, construction, disposal, etc., of materials, machinery, and building appurtenances as therein set forth.

E. Code Rules and Safety Orders: All work and materials shall be in full accordance with the latest - substantive rules and regulations of the State Fire Marshall, the safety orders of the Division of Industrial Safety, Department of Industrial Relations; the Uniform Building Code, National Electric Code, Uniform Mechanical Code, Uniform Plumbing Code, and other applicable State Laws or Regulations. Nothing in these plans and specifications is to be construed to permit WORK not conforming to these codes.

Note: The procedural aspects of the Uniform Codes referred to above may not apply to the WORK of this Contract, but the substantive provisions do apply. All of the above laws and regulations though referred to herein, are as much a part of the Contract as if they were incorporated in their entirety in these General Conditions.

F. Prevailing Wage Law:
a.) Public Work. The Parties acknowledge that the work to be performed under this Agreement is a “public work” as defined in Labor Code Section 1720 and that this Agreement is therefore subject to the requirements of Division 2, Part 7, Chapter 1 (commencing with Section 1720) of the California Labor Code relating to public works contracts and the rules and regulations established by the Department of Industrial Relations (“DIR”) implementing such statutes. The work performed under this Agreement is subject to compliance monitoring and enforcement by the DIR.

Contractor shall post job site notices, as prescribed by regulation. b.) Registration with DIR. Pursuant to Labor Code section 1771.1, Contractor and all subcontractors must be registered with, and pay an annual fee to, the DIR prior to and during the performance of any work under this Agreement.

c.) Prevailing Wages. Contractor shall pay prevailing wages to the extent required by Labor Code Section 1771. Pursuant to Labor Code Section 1773.2, copies of the prevailing rate of per diem wages are on file at City Hall and will be made available to any interested party on request. By initiating any work under this Agreement, Contractor acknowledges receipt of a copy of the DIR determination of the prevailing rate of per diem wages, and Contractor shall post a copy of the same at each job site where work is performed under this Agreement. Contractor assumes responsibility for the payment of prevailing wages and shall indemnify City and hold City harmless from any and all claims made by the State of California, the DIR, any subcontractor, any worker, or any other third party with respect thereto.
d.) Penalty for Failure to Pay Prevailing Wages. Contractor shall comply with and be bound by the provisions of Labor Code Sections 1774 and 1775 concerning the payment of prevailing rates of wages to workers and the penalties for failure to pay prevailing wages. The Contractor shall, as a penalty to the City, forfeit two hundred dollars ($200) for each calendar day, or portion thereof, for each worker paid less than the prevailing rates as determined by the DIR for the work or craft in which the worker is employed for any public work done pursuant to this Agreement by Contractor or by any subcontractor.
e.) Payroll Records. Contractor shall comply with and be bound by the provisions of Labor Code Section 1776, which requires Contractor and each subcontractor to: keep accurate payroll records and verify such records in writing under penalty of perjury, as specified in Section 1776; certify and make such payroll records available for inspection as provided by Section 1776; and inform the City of the location of the records.
f.) Apprentices. Contractor shall comply with and be bound by the provisions of Labor Code Sections 1777.5, 1777.6, and 1777.7 and California Code of Regulations Title 8, Section 200 et seq. concerning the employment of apprentices on public works projects. Contractor shall be responsible for compliance with these aforementioned Sections for all apprenticeable occupations.

Prior to commencing work under this Agreement, Contractor shall provide City with a copy of the information submitted to any applicable apprenticeship program. Within sixty (60) days after concluding work pursuant to this Agreement, Contractor and each of its subcontractors shall submit to the City a verified statement of the journeyman and apprentice hours performed under this Agreement.
g.) Eight-Hour Work Day. Contractor acknowledges that eight (8) hours labor constitutes a legal day’s work. Contractor shall comply with and be bound by Labor Code Section 1810. h.) Penalties for Excess Hours. Contractor shall comply with and be bound by the provisions of Labor Code Section 1813 concerning penalties for workers who work excess hours. The Contractor shall, as a penalty to the City, forfeit twenty-five dollars ($25) for each worker employed in the performance of this Agreement by the Contractor or by any subcontractor for each calendar day during which such worker is required or permitted to work more than eight (8) hours in any one calendar day and forty (40) hours in any one calendar week in violation of the provisions of Division 2, Part 7, Chapter 1, Article 3 of the Labor Code. Pursuant to Labor Code section 1815, work performed by employees of Contractor in excess of eight (8) hours per day, and forty (40) hours during any one week shall be permitted upon public work upon compensation for all hours

worked in excess of 8 hours per day at not less than one and one-half (1½) times the basic rate of pay.
i.) Workers’ Compensation. California Labor Code Sections 1860 and 3700 provide that every employer will be required to secure the payment of compensation to its employees if it has employees. In accordance with the provisions of California Labor Code Section 1861, Contractor certifies as follows: “I am aware of the provisions of Section 3700 of the Labor Code which require every employer to be insured against liability for workers’ compensation or to undertake selfinsurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract.” j.) Contractor’s Responsibility for Subcontractors. For every subcontractor who will perform work under this Agreement, Contractor shall be responsible for such subcontractor’s compliance with Division 2, Part 7, Chapter 1 (commencing with Section 1720) of the California Labor Code, and shall make such compliance a requirement in any contract with any subcontractor for work under this Agreement. Contractor shall be required to take all actions necessary to enforce such contractual provisions and ensure subcontractor’s compliance, including without limitation, conducting a review of the certified payroll records of the subcontractor on a periodic basis or upon becoming aware of the failure of the subcontractor to pay his or her workers the specified prevailing rate of wages. Contractor shall diligently take corrective action to halt or rectify any such failure by any subcontractor.
--SIGNATURES ON NEXT PAGE--

IN WITNESS, WHEREOF, the parties to these presents have hereunto set their hands the year and date first above written.

CITY OF MORRO BAY ATTEST:
_____________________________________
Yvonne Kimball, City Manager DANA SWANSON, City Clerk
CONTRACTOR: APPROVED AS TO FORM:
_________________________________ ____________________________________ By:______________________________ CHRIS F. NEUMEYER, City Attorney Its:______________________________
________________________________
By:_____________________________
Its:_____________________________
Licensed in accordance with an act providing for the registration of Contractors.

License No. ________________; Classification ______ ; Expires ____/____/20____

IMPROVEMENT PLANS FOR

MORRO BAY PARKING LOT

REHABILITATION

CITY OF MORRO BAY

COUNTY OF SAN LUIS OBISPO,

STATE OF CALIFORNIA

VICINITY MAP

NO SCALE

SACRAMENTO

SAN FRANCISCO

MONTEREY

MORRO BAY

SAN LUIS OBISPO

LOS ANGELES

SAN DIEGO

PACIFIC OCEAN
ERIC RIDDIOUGH, C.E. 69583, CITY ENGINEER
CITY GENERAL NOTES:

1. ALL CONSTRUCTION WORK SHALL CONFORM TO THE MOST CURRENT CITY OF MORRO BAY STANDARDS AND

SPECIFICATIONS OR CALTRANS STANDARD PLANS AND SPECIFICATIONS AS APPLICABLE AND ALL WORK SHALL BE SUBJECT TO THE APPROVAL OF THE CITY PUBLIC WORKS DEPARTMENT.

2. THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBILITY FOR THE CONDITION OF THE JOB SITE DURING THE COURSE OF CONSTRUCTION FOR THIS PROJECT, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND IS NOT LIMITED TO NORMAL WORKING HOURS.

3. CONSTRUCTION CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR PROTECTION OF PUBLIC AND

PRIVATE PROPERTY ADJACENT TO THE SITE AND SHALL, AT HIS EXPENSE, REPAIR OR REPLACE TO ORIGINAL CONDITION

ALL EXISTING IMPROVEMENTS WITHIN OR ADJACENT TO THE JOB SITE WHICH ARE NOT DESIGNATED FOR REMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A RESULT OF HIS OPERATIONS.

4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND/OR MAINTAINING ALL-WEATHER ACCESS AT ALL TIMES TO EXISTING PROPERTIES LOCATED IN THE VICINITY OF THE WORK AREA. ALL TEMPORARY ACCESS RESTRICTIONS SHALL BE APPROVED BY THE CITY PUBLIC WORKS DEPARTMENT PRIOR TO BEGINNING WORK.

5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING MAINTAINING ALL EXISTING SERVICES, (UTILITIES, GARBAGE COLLECTION, MAIL DISTRIBUTION, ETC.), TO EXISTING PROPERTIES LOCATED IN THE VICINITY OF THE WORK AREA.

6. THE CONTRACTOR SHALL PREPARE AND HAVE APPROVED BY THE CITY PUBLIC WORKS DEPARTMENT, A TRAFFIC CONTROL PLAN PRIOR TO THE BEGINNING OF CONSTRUCTION. TRAFFIC CONTROL SHALL BE IN ACCORDANCE WITH

THE CURRENT CALIFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), AND THE WORK AREA TRAFFIC CONTROL HANDBOOK (WATCH). NO STREET OR LANE CLOSURE SHALL BE PERMITTED UNLESS PREVIOUSLY ARRANGED FOR AND GRANTED BY THE CITY PUBLIC WORKS DEPARTMENT.

7. THE CONTRACTOR SHALL PREPARE AND HAVE APPROVED BY THE CITY PUBLIC WORKS DEPARTMENT, A WATER POLLUTION CONTROL PLAN (WPCP) PRIOR TO THE BEGINNING OF CONSTRUCTION. WATER POLLUTION CONTROL

PLAN SHALL ADDRESS BOTH COMMON CONSTRUCTION ACTIVITIES AND EXTRAORDINARY EVENTS AND SHALL MEET THE REQUIREMENTS OF THE "NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM" (NPDES) GENERAL PERMIT FOR STORM WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITY. CONSTRUCTION SHALL NOT BEGIN UNTIL THE WPCP IS APPROVED BY THE CITY PUBLIC WORKS DEPARTMENT.

8. AN EFFORT HAS BEEN MADE TO DETERMINE THE LOCATION OF UNDERGROUND FACILITIES WITHIN THE PROJECT AREA.

HOWEVER, ALL EXISTING UTILITY AND OTHER UNDERGROUND STRUCTURES MAY NOT BE SHOWN ON THIS PLAN AND THEIR LOCATION WHERE SHOWN IS APPROXIMATE. THE CONSTRUCTION CONTRACTOR SHALL ASSUME SOLE AND

COMPLETE RESPONSIBILITY FOR LOCATING ALL UNDERGROUND UTILITIES AND OTHER FACILITIES AND FOR PROTECTING THE SAME DURING THE COURSE OF CONSTRUCTION.

9. THE CONSTRUCTION CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT (U.S.A.) AT 1-800-642-2444 TWO

TO TEN DAYS PRIOR TO THE START OF EXCAVATION TO REQUEST THE LOCATION OF EXISTING UNDERGROUND UTILITIES WITHIN THE PROJECT AREA. THE CONTRACTOR SHALL VERIFY WHETHER A REPRESENTATIVE OF EACH COMPANY WILL BE REQUIRED TO BE PRESENT DURING EXCAVATION. THE CONTRACTOR IS RESPONSIBLE TO NOTIFY ANY UTILITIES NOT MEMBERS OF U.S.A. DURING THE SAME TIME PERIOD.

10. SOILS TESTS SHALL BE DONE IN ACCORDANCE WITH CALTRANS STANDARDS AND SPECIFICATIONS. ALL TESTS MUST BE DONE WITHIN 15 DAYS PRIOR TO PLACING MATERIAL. TESTING RESULTS SHALL CLEARLY INDICATE THE LOCATION AND SOURCE OF MATERIAL.

11. COMPACTION TESTS SHALL BE DONE ON SUBGRADE MATERIAL, AGGREGATE BASE MATERIAL, AND OTHER MATERIAL AS SPECIFIED BY THE CITY PUBLIC WORKS DEPARTMENT. TESTS SHALL BE COMPLETED BY A CERTIFIED SOILS ENGINEER AND APPROVED BY THE CITY PUBLIC WORKS DEPARTMENT PRIOR TO TO PLACEMENT OF THE NEXT MATERIAL LIFT. THE

CONTRACTOR IS DIRECTED TO THE CITY SPECIFICATIONS FOR MINIMUM RELATIVE MATERIAL COMPACTION REQUIREMENTS.

12. EXISTING PAVEMENT SHALL BE SAW CUT IN ACCORDANCE WITH THE CITY STANDARDS AND SPECIFICATIONS TO REVEAL A COMPETENT STRUCTURAL SECTION AND NEW PAVING SHALL BE JOINED AT THIS POINT. THE EXISTING STRUCTURAL SECTION SHALL BE INSPECTED BY THE CITY ENGINEERING DEPARTMENT PRIOR TO THE PLACEMENT OF BASE.

13. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PERPETUATE ALL EXISTING SURVEY MONUMENTS WITHIN THE CONSTRUCTION AREA IN ACCORDANCE WITH SECTION 8771 OF THE LAND SURVEYORS ACT.

14. NO TREES SHALL BE REMOVED WITHOUT PERMISSION FROM THE CITY.

15. THE CITY INSPECTOR, ACTING ON BEHALF OF THE CITY PUBLIC WORKS DEPARTMENT, MAY REQUEST REVISIONS IN THE PLANS TO SOLVE UNFORESEEN PROBLEMS THAT MAY ARISE IN THE FIELD. REVISIONS SHALL BE REVIEWED BY THE DESIGN ENGINEER PRIOR TO IMPLEMENTATION. ADDITIONALLY, THE INSPECTOR MAY ALERT THE CONTRACTOR TO DEVIATIONS IN THE WORK FROM THE PLANS. THE CONTRACTOR SHALL REMEDY THE WORK TO COMPLY WITH THE PLANS TO THE SATISFACTION OF THE INSPECTOR.

16. THE CONSTRUCTION CONTRACTOR SHALL MAINTAIN A CURRENT, COMPLETE, AND ACCURATE RECORD OF ALL

CHANGES WHICH DEVIATE FROM THE CONSTRUCTION AS PROPOSED IN THESE PLANS AND SPECIFICATIONS FOR THE PURPOSE OF PROVIDING THE ENGINEER WITH A BASIS FOR RECORD DRAWINGS. NO CHANGES SHALL BE MADE WITHOUT PRIOR APPROVAL OF THE CITY PUBLIC WORKS DEPARTMENT AND THE DESIGN ENGINEER.

17. A REGISTERED CIVIL ENGINEER MUST CERTIFY THAT THE IMPROVEMENTS, WHEN COMPLETED, ARE IN CONFORMANCE WITH THE APPROVED PLANS PRIOR TO THE REQUEST FOR FINAL INSPECTION. RECORD DRAWINGS ARE TO BE PREPARED AFTER CONSTRUCTION IS COMPLETED. THE CIVIL ENGINEER CERTIFYING THE IMPROVEMENTS AND PREPARING THE RECORD DRAWINGS SHALL BE PRESENT WHEN THE FINAL INSPECTION IS MADE.

18. ALL FRESH CUT AND FILL SLOPES SHALL BE PROVIDED WITH A METHOD OF EROSION CONTROL APPROVED BY THE PUBLIC WORKS DEPARTMENTS PRIOR TO FINAL INSPECTION.

DATE
PREVAILING WAGES:

THIS PROJECT IS SUBJECT TO PAYMENT OF PREVAILING WAGE.

CONTROL POINTS
SURVEY NOTES:

THE AERIAL TOPOGRAPHIC SURVEY FOR THE LILA KEISER PARK WAS PERFORMED BY GEO-WEST LAND SURVEYS ON DECEMBER 12, 2022.

THE BASIS OF ELEVATION FOR THE POLICE STATION ANNEX PARKING LOT PLANS IS A TEMPORARY BENCH MARK ON THE TOP OF THE CONCRETE SLAB OF THE PUMP HOUSE ON SITE. THE ASSUMED ELEVATION IS 100.00. THE EXISTING ELEVATIONS WERE DETERMINED USING A LEVEL SURVEY. PROJECT TITLE: SHEET TITLE:

SCALE
DRAWN BY:

CHECKED BY:

FILE NO. / LOCATION:

TOTAL NUMBER OF SHTS:

SHEET NO.

DATE: REVISIONS:
11/14/2023

AS SHOWN CITY OF MORRO BAY
4875 EL CAMINO REAL
ATASCADERO, CA 93422
805.470.1910 FAX 805.461.3175
WWW.EIKHOFDESIGNGROUP.COM
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JEFFREY A. VAN DEN EIKHOF DATE PLOTTED: 11/14/2023 FILENAME: Q:\_PROJECTS\2022\2022-010 MB Parking Lot Rehabilitation\Drawings\2022-010 MB Parking Lot Rehabilitation.dwg MORRO BAY PARKING LOT REHABILITATION TITLE 1 PW 2022-10
5 AJS
JAV
NUMBER NORTHING (ft) EASTING (ft) ELEVATION (ft)
1 2336268.07 5709965.67 49.82
11/14/2023
Sheet List Table
Sheet Number Sheet Title
1 TITLE

POLICE PARKING ANNEX
2 POLICE PARKING ANNEX - DEMO AND SITE PLAN

LILA KEISER PARK
3 OVERLAY AND DIGOUTS
4 STRIPING
5 DETAILS

LOCATION

NORTHEAST END OF PARKING LOT
4 2336390.62 5709706.40 46.85 PARK STREET

PROJECT LOCATION

NO SCALE

LILIA KEISER PARK

POLICE PARKING ANNEX
PROJECT BID NO. MB2022-MA01 APPROVED FOR CONSTRUCTION:

N

EXISTING BUILDING

EXISTING BUILDING
SHED

EXISTING CONCRETE
SHED

TRAILER

REMOVE CONCRETE PAD AND

PLACE AGGREGATE BASE

RADIO TRANSMISSION BUILDING

REMOVED AND RELOCATED BY OTHERS

REMOVE SHED
8 11
9 TRIM EXISTING VEGETATION
TO 2 FEET OR LESS FROM

EXISTING FENCE
100
100
101
101
FF = 100.94
FF = 100.94
3 1
10 8
8 11
8 8

REMOVE EXISTING TRAFFIC LOOP

CONSTRUCTION NOTES

PRESERVE & PROTECT EXISTING CONCRETE DURING CONSTRUCTION INSTALL DETECTOR LOOP FOR GATE. MATCH EXISTING

PRESERVE & PROTECT GATE CONTROLS

PROTECT EXISTING GATE & ADJUST TO FINISH GRADE

PRESERVE WATER VALVE AND REGRADE WITH FINISHED SURFACE
N/A
PARKING STALL STRIPING (9' X 18' STALLS)

PROTECT AND PRESERVE EXISTING FENCING

CAP EXISTING WATERLINE BELOW GRADE & ABANDON IN PLACE

PRESERVE AND PROTECT BOLLARDS
REMOVE FENCE FABRIC BEFORE CONSTRUCTION & REPLACE AFTER PAVING. PRESERVE

AND PROTECT FENCE POSTS
REMOVE EXISTING & PLACE 8" OF CLASS 2 AGGREGATE BASE TO MATCH PAVING &

GRADES SHOWN
SET 2 ROWS OF 4" COBBLES OVER FILTER FABRIC. PLACE ROCK SO TOP IS FLUSH WITH NEW PAVEMENT. SEE COBBLE LINED DRAINAGE SWALE DETAIL ON SHEET 5 REMOVE AND REPLACE 4" HMA PER DETAIL ON SHEET 3

MINOR SWALE TO PROVIDE DRAINAGE TO BACK OF BUILDINGS
CONSTRUCT VEGETATED AREA PER DETAIL ON SHEET 5
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
LEGEND
WM

FINISH SURFACE

EXISTING GROUND

CONCRETE

FIRE HYDRANT

WATER METER COVER

WATER VALVE COVER

TEMPORARY BENCHMARK

EXISTING GATE
SWALE
FS
EG
CONC
PLACE 3" OF 1/2" HMA (TYPE A)

PULVERIZE, REGRADE, & COMPACT EXISTING
AC, BASE, & SUBGRADE. REMOVE EXCESS.

REGRADE EXISTING AGGREGATE TO MATCH

PROPOSED GRADES

COBBLE LINED DRAINAGE SWALE
(SEE DETAIL ON SHEET 5)
8" OF CLASS II AGGREGATE BASE
(SEE CONSTRUCTION NOTE 12)

VEGETATED AREA
(SEE DETAIL ON SHEET 5)
REMOVE AND REPLACE 4" HMA
(SEE DETAIL ON SHEET 3)

EXISTING CONCRETE
N
WM
WM WM
MATCH
FS = 99.46
EG = 99.46
MATCH

EXISTING CONC
FS = 99.70
EG = 99.50
CONC = 100.00

MATCH EXISTING GATE
FS/GATE = 99.84

MATCH EXISTING GATE
FS/GATE = 100.22
FS = 101.55
EG = 101.30
FS = 101.35
EG/GATE = 101.18
FS = 101.26
EG/GATE = 101.01
FS = 101.35
EG = 101.11
FS = 100.49
EG = 100.45
FS = 100.74
FS = 100.74
FS = 100.40
EG = 100.47
FS = 100.81
EG = 100.56
FS = 101.19
EG = 101.05
1 1
1 1
3 4
4 EXISTING BUILDING

EXISTING BUILDING
SHED

1.6% 0.7%

1.3%

1.5%

1.9%

2.4%1.0% 0.4% 1.0% 0.4% 1.0% 1.0%
FS = 99.74
EG =99.61
CONC =100.00

MATCH EXISTING
FS/EG = 99.58
CONC =100.00
7 TYP.
2 TBM=100.00

1.0% MIN

1.0% MIN

63.7' 79.5'

33.4'

51.1'

63.7' 50.3'

63.1'

27.5'

3.0'

9.0'

18.0'

9.0'

18.0'
EG = 99.84
EG = 100.47
EG = 100.14
FS = 99.70
FS = 99.61
FS = 100.76
FS = 100.54
FS = 100.47

1.9%

1.0%

1.3%
100
100
101
101
GRADE BREAK 0.5%

5.0'
FF = 100.94
FF = 100.94

1.0%
FS = 100.74
FS = 100.74

3.0'

5.4%

4.0%
13 3.0'
12 14
15 15
16 NTS
TYPICAL SECTION 1
2% MAX
2% MAX

PULVERIZE (E)

AC, BASE &

SUBGRADE TO
8" DEPTH
3" HMA (PG-64-10)
8" PULVERIZED MATERIAL.

REGRADE & COMPACT.

NOTE: PULVERIZE 8" OF EXISTING MATERIAL AND PLACE 3" OF NEW HMA IN 2 TO 3 LIFTS.

GRAPHIC SCALE
SCALE: 1 INCH = FEET
0 10
10 20

MORRO BAY BLVD

DEMO PLAN

SITE PLAN

MORRO BAY BLVD
EXCAVATION NOTES:

THE FOLLOWING ESTIMATED VALUES ARE THE

DIFFERENCE BETWEEN THE PROPOSED FINISHED
SURFACE AND THE EXISTING SURFACE. THESE

VALUES ARE ESTIMATES ONLY AND MAY NOT
REPRESENT ACTUAL FIELD CONDITIONS. NO

SHRINKAGE OR EXPANSION FACTORS HAVE
BEEN INCLUDED.

CUT: 19.30 CUBIC YARDS
FILL: 20.73 CUBIC YARDS
NET: 1.43 CUBIC YARDS (FILL) PROJECT TITLE: SHEET TITLE:

SCALE
DRAWN BY:

CHECKED BY:

FILE NO. / LOCATION:

TOTAL NUMBER OF SHTS:

SHEET NO.

DATE: REVISIONS:
11/14/2023

AS SHOWN CITY OF MORRO BAY
4875 EL CAMINO REAL
ATASCADERO, CA 93422
805.470.1910 FAX 805.461.3175
WWW.EIKHOFDESIGNGROUP.COM
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JEFFREY A. VAN DEN EIKHOF DATE PLOTTED: 11/14/2023 FILENAME: Q:\_PROJECTS\2022\2022-010 MB Parking Lot Rehabilitation\Drawings\2022-010 Police Parking Annex.dwg MORRO BAY PARKING LOT REHABILITATION POLICE PARKING ANNEX - DEMO AND SITE PLAN 2 PW 2022-10
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5.0'

14.4'
1 1
4 1.5% 0.9% 1.5% 0.9% 1.5%

0.9%
FS = MATCH
EG = 49.03
FS = MATCH
EG = 48.94
FS = MATCH
EG = 48.96 FS = 49.12
FS = 48.38
FS = MATCH
EG = 48.32
FS = MATCH
EG = 48.00
FS = 48.16
FS = 48.24

23.9'
116.9'
10 9.0'
11 TYP.
14 5.0'

5.0'

CONSTRUCTION NOTES

PRESERVE & PROTECT EXISTING CONCRETE DURING CONSTRUCTION REMOVE & REPLACE DETECTOR LOOP FOR GATE. MATCH EXISTING

PRESERVE & PROTECT GATE CONTROLS

PROTECT EXISTING GATE & ADJUST TO FINISH GRADE

PRESERVE WATER VALVE AND REGRADE WITH FINISHED SURFACE
INSTALL C' PARKING BUMPER PER CITY STANDARD DETAIL 2260 ON SHT. 5 PARKING STALL STRIPING (9' X 18' STALLS) PER CALTRANS DETAIL A90A ON SHT. 5

PROTECT AND PRESERVE EXISTING FENCING

CAP EXISTING WATERLINE BELOW GRADE & ABANDON IN PLACE
CONSTRUCT SIDEWALK PER CITY STANDARD DETAIL 4110 ON SHT. 5

REMOVE WOODEN POSTS AT NEW SIDEWALK LOCATION

DIGOUT PER DETAIL

ADA PARKING SIGNAGE
MAINTAIN 2% MAX. CROSSFALL IN ADA WALKWAY
1 2
3 4
5 6
7 8
9 10
11 12
13 14

OVERLAY SECTION
1-3/4" HMA SURFACE
THICKNESS VARIES (1/2" MIN) HMA LEVELING COURSE
NTS

SHOULDER BACKING
(PER DETAIL ON THIS PAGE)
KEYCUT
KEYCUT
10'
NTS

EXISTING PAVEMENT

OR VALLEY GUTTER
2-1/4"

REMOVE AC
14 SEE NOTE NO. 1 BELOW
SAWCUT EX. PAVEMENT
& TACK COAT ALL

VERTICAL EDGES
4" HMA

EXISTING

AC SURFACE
4"
4" HMA DIGOUT DETAIL
NOTE:

MAY BE PLACED IN ONE LIFT UNDER AN OVERLAY
NOTE NO. 1:

RECOMPACT LOOSENED MATERIAL AT SURFACE. IF CONTRACTOR DISTURBS MORE THAN 1-1/2" OF MATERIAL, SUBGRADE SHALL BE RECONDITIONED & RECOMPACTED TO 95% R.C.

NTS
(42' X 45') TYP.
4 4
(28' X 15')
> > > > > > > > > > > > > > >
> > > > > > > > > > > > > >

SEE AREA 'A' BELOW
FS = 50.53
EG = 50.33
FS = 50.48
EG = 50.28
FS = 50.35
EG = 50.20
FS = 50.28
EG = 50.13
FS = 50.07
EG = 49.92
FS = 50.13
EG = 49.98
FS = MATCH
EG = 49.98
FS = MATCH
EG = 49.18
FS = MATCH
EG = 48.88
FS = MATCH
EG = 49.03
FS = 47.85
EG = 47.65
FS = 47.62
EG = 47.40
FS = 47.75
EG = 47.55
FS = 47.67
EG = 47.47
MATCH
EG = 47.10
MATCH
EG = 47.51 GRADE BREAK
FS = 50.20
EG = 50.05

GRADE BREAK
FS = 49.26
EG = 49.11

1.2% 0.8% 1.6%

GRADE BREAK
FS = 50.47
EG = 50.04

0.7%

GRADE BREAK
FS = 49.99
EG = 49.41
FS = 47.61 1.2% 1.2%
EG = 47.48

1.4%

2.0%

0.7%

GRADE BREAK
FS = 50.06
EG = 49.91

0.7%

GRADE BREAK
FS = 49.58
EG = 49.43

1.2%

GRADE BREAK
FS = 49.03
EG = 48.88

1.2% 0.9%

GRADE BREAK
FS = 47.91
EG = 47.76

GRADE BREAK
FS = 49.85
EG = 49.70

0.7% 0.7%

GRADE BREAK
FS = 49.06
EG = 48.91

0.8%

0.8%

0.9%

1.4%

GRADE BREAK
FS = 48.00
EG = 47.85

GRADE BREAK
FS = 49.99
EG = 49.61

GRADE BREAK
FS = 49.31
EG = 49.05

0.2% 1.0%

GRADE BREAK
FS = 49.22
EG = 48.83

GRADE BREAK
FS = 48.17
EG = 47.92

3.0%
SHOULDER BACKING DETAIL PROJECT TITLE: SHEET TITLE:

SCALE
DRAWN BY:

CHECKED BY:

FILE NO. / LOCATION:

TOTAL NUMBER OF SHTS:

SHEET NO.

DATE: REVISIONS:
11/14/2023

AS SHOWN CITY OF MORRO BAY
4875 EL CAMINO REAL
ATASCADERO, CA 93422
805.470.1910 FAX 805.461.3175
WWW.EIKHOFDESIGNGROUP.COM
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JEFFREY A. VAN DEN EIKHOF DATE PLOTTED: 11/14/2023 FILENAME: Q:\_PROJECTS\2022\2022-010 MB Parking Lot Rehabilitation\Drawings\2022-010 MB Parking Lot Rehabilitation.dwg MORRO BAY PARKING LOT REHABILITATION OVERLAY AND DIGOUTS 3 PW 2022-10
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AREA 'A'
IRRIGATION NOTES: · COORDINATE WITH CITY STAFF TO DETERMINE LOCATION OF

EXISTING UNDERGROUND UTILITIES
· IF UTILITIES NEED TO BE RELOCATED DUE TO NEW CONSTRUCTION,

FOLLOW PROCEDURES OUTLINED IN PROJECT SPECIFICATIONS

PARK STREET

BASEBALL FIELD

PAVING PLAN
SCALE: 1" - 10'
SCALE: 1" - 20'
Y H

SCHEDULE

DIMENSION
H Y
0"-1"
1"-2"
2"-3"
3"-4"
1'-0"
2'-0"
3'-0"
4'-0"

NEW OVERLAY
EXIST. SURFACE

SEE SPECIFICATIONS

FOR SHOULDER

BACKING MATERIAL

SHOULDER BACKING DETAIL
NTS

PLACE SHOULDER BACKING

AFTER COMPLETION OF

SURFACING
LEGEND

FINISH SURFACE

FINISHED FLOOR

EXISTING GROUND

CONCRETE

FIRE HYDRANT

WATER METER COVER

WATER VALVE COVER

TEMPORARY BENCHMARK

EXISTING GATE
SIGN
KEYCUT

SHOULDER BACKING
FS
FF
EG
CONC

CONCRETE (E)
1/2" HMA TYPE A PG64-10 SURFACE

DIGOUT / REMOVE AND REPLACE HMA

VEGETATED SWALE

CONCRETE (N)

24.0' 143.5' 34.0' 68.0' 21.0'

55.0'

15.0'

22.0'

18.2'

26.0' N

19.6'

16.0'

18.0'

25.0'

17.7'

9.0'

8.0'

18.0'

9.0'

4.2'

EXISTING
TRASH

CONTAINERS

9.0'

18.0'

5.0'
45°' 4 7 6 4 7

40.0'
13 13
14 CONSTRUCTION NOTES

PRESERVE & PROTECT EXISTING CONCRETE DURING CONSTRUCTION REMOVE & REPLACE DETECTOR LOOP FOR GATE. MATCH EXISTING

PRESERVE & PROTECT GATE CONTROLS

PROTECT EXISTING GATE & ADJUST TO FINISH GRADE

PRESERVE WATER VALVE AND REGRADE WITH FINISHED SURFACE
INSTALL C' PARKING BUMPER PER CITY STANDARD DETAIL 2260 ON SHT. 5 PARKING STALL STRIPING (9' X 18' STALLS) PER CALTRANS DETAIL A90A ON SHT. 5

PROTECT AND PRESERVE EXISTING FENCING

CAP EXISTING WATERLINE BELOW GRADE & ABANDON IN PLACE
CONSTRUCT SIDEWALK PER CITY STANDARD DETAIL 4110 ON SHT. 5

REMOVE WOODEN POSTS AT NEW SIDEWALK LOCATION

DIGOUT PER DETAIL

ADA PARKING SIGNAGE
MAINTAIN 2% MAX. CROSSFALL IN ADA WALKWAY 123456789
10 11
12 13
14 PROJECT TITLE: SHEET TITLE:

SCALE
DRAWN BY:

CHECKED BY:

FILE NO. / LOCATION:

TOTAL NUMBER OF SHTS:

SHEET NO.

DATE: REVISIONS:
11/14/2023

AS SHOWN CITY OF MORRO BAY
4875 EL CAMINO REAL
ATASCADERO, CA 93422
805.470.1910 FAX 805.461.3175
WWW.EIKHOFDESIGNGROUP.COM GN A. EN E RY TE FOR OF CALI C R No. C 59920 STA JEIF GE S ET E FR I V I L NIA H FO EIK E RO P D FESSIO VAN DNAL REE IN ______________________________________________
JEFFREY A. VAN DEN EIKHOF DATE PLOTTED: 11/14/2023 FILENAME: Q:\_PROJECTS\2022\2022-010 MB Parking Lot Rehabilitation\Drawings\2022-010 MB Parking Lot Rehabilitation.dwg MORRO BAY PARKING LOT REHABILITATION STRIPING 4 PW 2022-10 5
AJS
JAV
11/14/2023

GRAPHIC SCALE
SCALE: 1 INCH = FEET 0 20
20 40

PARK STREET

BASEBALL FIELD

STRIPING PLAN
SCALE: 1" - 20'
LEGEND

FINISH SURFACE

FINISHED FLOOR

EXISTING GROUND

CONCRETE

FIRE HYDRANT

WATER METER COVER

WATER VALVE COVER

TEMPORARY BENCHMARK

EXISTING GATE
SIGN
KEYCUT

SHOULDER BACKING
FS
FF
EG
CONC

CONCRETE (E)
1/2" HMA TYPE A PG64-10 SURFACE

DIGOUT / REMOVE AND REPLACE HMA

VEGETATED SWALE

CONCRETE (N)

3.0'
18"

EXISTING FENCE
SET 2 ROWS OF 4" COBBLES

ON TOP OF FILTER FABRIC

COBBLE LINED DRAINAGE SWALE
NTS 2:1 MAX

PAVEMENT

3.0'
18"

EXISTING FENCE
8" OF TOPSOIL

VEGETATED AREA
NTS 2:1 MAX

PAVEMENT

PLANT WITH
NATIVE SEED MIX PROJECT TITLE: SHEET TITLE:

SCALE
DRAWN BY:

CHECKED BY:

FILE NO. / LOCATION:

TOTAL NUMBER OF SHTS:

SHEET NO.

DATE: REVISIONS:
11/14/2023

AS SHOWN CITY OF MORRO BAY
4875 EL CAMINO REAL
ATASCADERO, CA 93422
805.470.1910 FAX 805.461.3175
WWW.EIKHOFDESIGNGROUP.COM GN A. EN E RY TE FOR OF CALI C R No. C 59920 STA JEIF GE S ET E FR I V I L NIA H FO EIK E RO P D FESSIO VAN DNAL REE IN ______________________________________________
JEFFREY A. VAN DEN EIKHOF DATE PLOTTED: 11/14/2023 FILENAME: Q:\_PROJECTS\2022\2022-010 MB Parking Lot Rehabilitation\Drawings\2022-010 MB Parking Lot Rehabilitation.dwg MORRO BAY PARKING LOT REHABILITATION DETAILS 5 PW 2022-10 5
AJS
JAV
11/14/2023

Staff Report
TO: Honorable Mayor and City Council DATE: January 8, 2024 FROM: Janeen Burlingame, Management Analyst
SUBJECT: Adoption of Resolution No. 07-24 Authorizing Submission of Rural Transit Fund Grant Application and Execution of Related Documents Upon Award

RECOMMENDED ACTION
Adopt Resolution No. 07-24 authorizing submission of Rural Transit Fund (RTF) Grant Application for a new transit bus and execution of related documents upon award.

FISCAL IMPACT
There will be no fiscal impact to the City’s general fund as the cost for the vehicle procurement project would be funded with RTF and the City’s Transportation Development Act (TDA) Local Transportation Fund (LTF). Should the City not be awarded an RTF grant, any planned improvements will be on hold until full grant funding can be secured for the procurement.

SUMMARY
On December 5, 2002 the San Luis Obispo Council of Governments (SLOCOG) adopted Resolution No. 02-16 to create a RTF program designed to streamline the lengthy federal process of applying for, receiving and using Federal Transportation Administration Section 5311 funds for rural transit agency projects by programming the region’s share of Section 5311 funds to the Regional Transit Authority (RTA) for operations and exchanging it with a like amount of State TDA funds, programmed through SLOCOG.

Program policies and procedures that would govern the RTF program were developed to preserve the intent of the Section 5311 program in terms of who and what projects would be eligible for funds. The SLOCOG Board adopted the policies and procedures in October 2003.

The City of Morro Bay is an eligible recipient to apply for these funds. Approximately $1.35 million, including $635,900 in FY23/24 carry-over funding, is available for competitive distribution for the FY24/25 cycle.

DISCUSSION
The City intends to apply for an RTF FY24/25 cycle grant for the purchase of a transit bus to replace an existing one that is beyond the Federal Transit Administration useful life criteria. The replacement bus will be gas powered. The State’s Innovative Clean Transit (ICT) regulation requires all transit agencies to transition their bus fleets to zero-emissions technologies by 2040.

Small agencies, like Morro Bay Transit, are required to comply with these zero-emission purchases beginning in 2026.The estimated project cost is $150,000, of which $132,000 will be requested from the RTF FY24/25 funding cycle and the remaining $18,000 for the City’s local match will come from City TDA LTF funds.

CONCLUSION
Staff recommends the City Council adopt Resolution No. 07-24 authorizing submission of RTF Grant Application and execution of related documents upon award.

AGENDA NO: 7.d
MEETING DATE: January 23, 2024
Prepared By: J Burlingame Dept Review:___GK______
City Manager Review: ___YK_____ City Attorney Review: ___CFN_____

ATTACHMENT(S)

1. Resolution No. 07-24

RESOLUTION NO. 07-24

RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF MORRO BAY, CALIFORNIA

AUTHORIZING SUBMISSION OF APPLICATION TO THE

RURAL TRANSIT FUND GRANT PROGRAM AND EXECUTION

OF RELATED DOCUMENTS UPON AWARD

T H E C I T Y C O U N C I L
City of Morro Bay, California
WHEREAS, the San Luis Obispo Council of Governments (SLOCOG) annually adopts the Federal Transit Administration (FTA) Section 5311 formula funds Program of Projects (POP); and WHEREAS, SLOCOG began the Rural Transit Fund (RTF) program with Resolution 02-16 on December 5, 2002 by programming FTA Section 5311 funds to the San Luis Obispo Regional Transit Authority (RTA); and
WHEREAS, RTA has agreed to use these Federal funds for operating support and SLOCOG has agreed to exchange a similar amount of Transportation Development Act (TDA) funds for use in the RTF program; and
WHEREAS, SLOCOG, RTA, and other rural transit operators worked together to develop a process to exchange FTA Section 5311 formula funds with TDA funds to create the RTF, including Policies and Procedures to govern the RTF program; and
WHEREAS, the Policies and Procedures developed ensure that all funds will be used solely for rural transit projects consistent with the original intent of the FTA Section 5311 program; and WHEREAS, there is $1,350,000 available for competitive distribution with project applications for the FY24/25 RTF cycle.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro Bay, California, that the City Manager, or her duly appointed representative, is authorized to submit applications to the Rural Transit Fund for a transit bus replacement vehicle project, and to execute all related documents for, and upon, award for the two projects.

PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting thereof held on the 23
rd day of January 2024 on the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSE:
______________________________
Carla Wixom, Mayor
ATTEST:
_____________________________
Dana Swanson, City Clerk

Prepared By: ___CJ____ Dept Review: ____SG_____
City Manager Review: __YK______ City Attorney Review: __LNL__ Staff Report
TO: Honorable Mayor and City Council DATE: January 11, 2024 FROM: Cindy Jacinth, Planning Manager
SUBJECT: Adoption of Resolution No. 08-24 approving Conditional Use Permit #CUP22-09 at 801 Embarcadero for redevelopment of the Libertine Brewing site (Lease site 86/86W) and public access improvements.

RECOMMENDED ACTION
Adopt Resolution No. 08-24, making the necessary findings for approval of Conditional Use Permit #CUP22-09 as Concept/Precise Plan approval, located at 801 Embarcadero.

ALTERNATIVES

1. The City Council could move to modify or delete conditions of approval from the Planning Commission’s favorable recommendation.

2. The City Council could move to deny the CUP and request and direct staff to return to Council with a resolution memorializing that denial.

FISCAL IMPACT
The City will gain additional tax revenue for the new uses created from the redeveloped Libertine building including transient occupancy tax (TOT) revenue from the seven hotel rooms on the second floor.

PROJECT DESCRIPTION AND REGULATIONS
The lease site at 801 Embarcadero Road (Lease sites 86-86W) is the location of the Libertine Brewing Company. The Applicant is requesting approval of a Conditional Use Permit (combined Concept/Precise Plan) and Design Review approval for demolition/reconstruction of the Libertine Building at 801 Embarcadero. The project includes demolition of a majority of the 4,677sf two story building with basement. The project would be reconstructed as a 5,206sf mixed-use building adding an additional 529sf. The project proposes a new 7-unit hotel on the second floor with public viewing deck, first floor restaurant and coffee shop uses and expanded basement area for the Libertine Brewing business. Site improvements include multiple public coastal access enhancements including a new 15’ wide Harborwalk gap extension, replacement of 7 steel piles, sleeving of 3 existing wood pilings, replacement of existing dock with new dock area with ramp, 2 side-tie boat slips, and public access improvements to the adjacent street end by removing public parking in the street end to create a public plaza , and master sign program approval. The project is located in the WF/PD/S4 zoning district, within the Waterfront Master Plan and the Downtown Waterfront Strategic Plan (DWSP) areas and is also within the Coastal Commission Original Jurisdiction. The Coastal Commission retains AGENDA NO: 8.a
MEETING DATE: January 23, 2024

2 permitting authority for the related coastal development permit.

Planning Commission (PC) reviewed the project on December 19, 2023 pursuant to Morro Bay Municipal Code (MBMC) section 17.40.030 (Planned Development overlay), which requires Concept/Precise plan approval of the conditional use permit for public tidelands projects and for design review. Pursuant to MBMC section 17.40.030(F)(2), final “concept plans for PD overlay zone properties shall receive final approval from the city council at a duly noticed public hearing.” At its December 19 meeting, the PC adopted Resolution 19-23 to forward a favorable recommendation with two added conditions to the City Council for final approval (Attachment 2). The Planning Commission also earlier reviewed the project as a Conceptual Review item on February 1, 2022, and provided comments and design feedback to the applicant, which resulted in design changes to the building. The PC staff report for the CUP review and previous Conceptual Review meetings is provided below as online links on the last page of this staff report.

PLANNING COMMISSION RECOMMENDATION AND PROJECT CONDITIONS The PC recommendation (Attachment 2) added two project conditions which have been incorporated into the project:

Existing Libertine building, street end, and
adjacent buildings

3 Condition 21 was added by PC to ensure adequate public vertical access at the southwest corner of the new building as the Harborwalk wraps around the southwest corner to ensure 10 foot wide access between the building and the adjacent City viewing deck. Condition 22 addresses the Applicant’s request to revise the layout of the second floor hotel rooms. The project plans (Attachment 3) have since been revised and the revised floor plan is shown on plan sheet A2.3.

In addition, to ensure public access is maintained, the project has been conditioned to provide for public amenities in the public access areas including bike rack, two public benches in the proposed plaza area (Planning conditions 18 and 19). Planning condition 6 requires that the second floor public view deck shall be made open and available during daylight hours and Planning condition 9 which requires no furniture or table umbrellas to exceed 30 inches in the view corridor and no podium, hostess stand or station in the view corridor.

After the Planning Commission meeting, staff discussed the project with Coastal Commission staff who provided their initial feedback about coastal access amenities. As a result, the project is also conditioned to require public access signage at the staircase area that leads to the second floor view deck (Planning condition 23), and to provide a low railing along the west side of the building to maintain the 15 foot Harborwalk and prevent movement of the outdoor dining tables from encroaching into the Harborwalk (Planning condition 24). This is also consistent with the Waterfront Master Plan which encourages outdoor dining and states dining areas shall be enclosed with low railings.

DISCUSSION:

As discussed in the December 19, 2023 Planning Commission staff report, the applicant is requesting exceptions in three areas and is offering significant public benefit to offset the requested exceptions:
1) Second floor front setback. Plans show 5’4” front setback where 10’ is otherwise required. 2) View Corridor requirement. Per the Waterfront Master Plan, corner lease sites can utilize diagonal view corridors (45-degree angle) to meet view corridor requirement as alternative to the standard requirement which is 30% of lease width for two-story buildings where lease site is >50 feet wide. The project plans show a small encroachment into the southwest building corner on the site plan (Plan sheet A1.1).
3) Height. The existing building is 25 feet tall, and the proposed new building would also be 25 feet tall. The Waterfront Master Plan limits building height to 17 feet unless a finding of significant public benefit is made through the Planned Development overlay. These regulations (MBMC 17.40.030) allow up to 25 feet of building height upon finding that there is significant public benefit provided as part of the project The Applicant’s proposal for significant public benefit to offset the above requested exceptions includes:
1) Fifty percent wider than required Harborwalk (15 foot where minimum 10 foot is the requirement),
2) Second floor public viewing deck,
3) Publicly accessible dock access, and
4) Creation of public plaza - funding and installation of public plaza improvements, portable stage for community events, new sidewalk, electrical for the plaza area, curb and street enhancements, as well as proposed pedestrian and drop off area. The proposed public plaza at the street end between the Libertine project and Rose’s Landing to the south is shown on

4 plan sheet A1.1 and A1.2. Visual simulations of the proposed plaza are also shown on plan sheet A9.1 and A9.2 and depicted below.

Planning Commission reviewed the project and its requested exceptions and found that the public benefit provided was significant, noting that the proposed plaza area was one of the strongest public benefit offerings in a CUP application for the Embarcadero. Chairperson Roschen stated the plaza is important as a focal point and event area for the Embarcadero. Planning Commission’s review of the project from the initial 2022 Conceptual Review to the revised plans now submitted for approval, found that as re-designed the project met the criteria of the Waterfront Master Plan including for visual character and that the second floor public view deck minimized view blockage from the blufftop.

GENERAL PLAN / LOCAL COASTAL PLAN CONSISTENCY
The City’s General Plan/LCP includes Policy CIR2.2 in the Circulation Element which states that parking would be relocated from the street ends located on the west side of the Embarcadero. The lost parking spaces could be replaced through restriping (parallel to angled spaces) of portions of Market Avenue, Pacific Street and Morro Bay Boulevard.

In addition, policies CIR-2.4 Pedestrian Safety, CIR-2.5 Prioritizing Improvements, and CIR-2.6 Destination Facilities all prioritize safety and access for pedestrian and bicyclists which this project provides by proposing to remove the 11 parking spaces and converting the street end area to a public pedestrian plaza area. The plaza improvements are shown on plan sheet A1.2 which is labeled as a proposed Friday/Saturday concert layout plan. The plan includes street surfacing details, installation of electrical via three underground electrical boxes, and area for a removable stage to be used during special events. The plaza plans also ensures that any special events would not impact required vertical coastal access pathways. Future programing of the plaza would take place through the City’s Recreation Department.

In the City’s adopted Downtown Waterfront Strategic Plan, one of the top public improvements identified by the General Plan Advisory Committee (GPAC) was creating an outdoor performance area. In addition, in 2016 the City Council, Planning Commission, and Harbor Advisory Board reviewed a proposal for a redesign of the Centennial Parkway and stairs. This effort included community workshop and stakeholder interviews to gain public input on this central Embarcadero area. Key input received was the desire to enhance the attractiveness of the Embarcadero with family oriented activities, improve efficiency of truck deliveries for commercial businesses to minimize traffic impacts, and enhance the Embarcadero with a pedestrian friendly and bicycle friendly environment.

The proposed plaza area is designed to create a pedestrian friendly plaza area, encourages public coastal access along the waterfront, and creates a public recreational use with the ability to use the area for future public events and/or as a weekend concert space, which is consistent with General Plan policies LU-4.1 and LU-4.5.

5 Visual simulation of south elevation of proposed Libertine building with public plaza and passenger drop off area in foreground.

PUBLIC NOTICE:

Notice of a public hearing on this item was posted at the site and published in the Tribune newspaper on January 12, 2024, and mailed directly to all property owners and occupants of record within 500 feet of the subject site. The notices invited the public to attend the hearing and express any concerns they may have regarding the proposed project.

CONCLUSION
The proposed project represents a significant new addition to coastal public access and the City’s Harborwalk system along with mixed-use redevelopment of the Libertine lease site and second floor public view deck. The project provides a new public plaza and implements General Plan/LCP policy CIR-2.2 by creating a street end pedestrian connection and public event space. The project provides 15 foot wide Harborwalk public access where none currently exists furthering the goal of providing Harborwalk bayside access along the entire length of the Embarcadero lease sites.

The PC reviewed the project and has forwarded a favorable recommendation for final approval to City Council. The attached Council Resolution No. 08-24 reflects the PC’s recommendation.

As conditioned, the City Council can find for approval of the project consistent with applicable provisions of the General Plan/ LCP, and Zoning Ordinance. Staff therefore recommends approval of CUP22-09 as Concept/Precise Plan approval.

ATTACHMENTS:

1. City Council Resolution No. 08-24

2. Planning Commission Resolution No. 19-23 (adopted December 19, 2023)

3. Plans/ Plan Reductions dated January 11, 2024

ONLINE DOCUMENTS

1. Staff report & attachments for the 12/19/2023 Planning Commission meeting available at the following link: https://www.morrobayca.gov/ArchiveCenter/ViewFile/Item/7337

2. Staff report & attachments for the 2/01/2022 Conceptual Review PC meeting at the following

6 link: https://www.morrobayca.gov/ArchiveCenter/ViewFile/Item/5840 Visual simulation of south elevation of proposed Libertine building at 801 Embarcadero with public plaza shown.

RESOLUTION NO. 08-24

RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF MORRO BAY, CALIFORNIA

APPROVING COMBINED CONCEPT/PRECISE PLAN CONDITIONAL
USE PERMIT APPROVAL (#CUP22-09) FOR DEMOLITION AND

RECONSTRUCTION OF TWO-STORY WITH BASEMENT MIXED-USE
BUILDING INCLUDING RESTAURANT, COFFEE SHOP, BREWING AREA, 7

UNIT HOTEL, OUTDOOR DINING, RECONSTRUCTION OF NEW SIDE-TIE

DOCK AND GANGWAY, MASTER SIGN PROGRAM APPROVAL,

HARBORWALK AND PUBLIC ACCESS IMPROVEMENTS, INCLUDING
REMOVAL OF 11 PUBLIC PARKING SPACES IN STREET-END FOR

CREATION OF NEW PUBLIC PLAZA,
AT 801 EMBARCADERO, LIBERTINE BREWING
(CITY LEASE SITE 86 AND 86W).

T H E C I T Y C O U N C I L
City of Morro Bay, California
WHEREAS, the Planning Commission of the City of Morro Bay conducted a public hearing at the Morro Bay Veteran’s Hall, 209 Surf Street, Morro Bay, California, on December 19, 2023, for the purpose of considering a combined Concept/Precise Plan approval of Conditional Use Permit #CUP22-09 (“the Project”); and
WHEREAS, the City’s City Council conducted a public hearing at the Morro Bay Veteran’s Hall, 209 Surf Street, Morro Bay, California, on January 23, 2024, pursuant to the Planned Development regulations (Morro Bay Municipal Code (MBMC) section 17.40.030), for the purpose of considering the Project for 801 Embarcadero, also known as the Libertine Brewing Company, in an area within the original jurisdiction of the California Coastal Commission; and WHEREAS, notices of the public hearings were made at the time and in the manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony of the Applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro Bay as follows:

Section 1: Findings. Based upon all the evidence, the Council makes the following findings:

California Environmental Quality Act (CEQA)
A. That for purposes of the California Environmental Quality Act, Case No. CUP22-09 is categorically exempt under Section 15302, Class 2b where under replacement of reconstruction of commercial structure with a new structure of substantially the same, size, purpose, and capacity is allowed for which the proposed Harborwalk Plaza project would quality for an exemption. In addition, an eelgrass survey was performed on October 16, 2022 which found no eelgrass growing in the proposed waterfront project area. The project will be subject to marine mammal monitoring during construction with implementation of best management practices (BMPs) as conditioned by Planning conditions 10-15. Additionally,

none of the Categorical Exemption exceptions, noted under section 15300.2, apply to the project.

B. The project will not be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood in that demolition/reconstruction of mixed use two story building of 7 hotel units and ground floor restaurant and coffee shop uses with reconstructed dock system at 801 Embarcadero are permitted uses within the zoning district and said structures comply with all applicable project conditions and City regulations and is consistent with the City’s Local Coastal Program. In addition, as shown on project plans C.

The project will not be injurious or detrimental to property and improvements in the neighborhood and the general welfare of the City in that the proposed hotel use, new restaurant, coffee shop, outdoor dining, reconstructed side-tie dock and gangway along with public plaza will provide a visitor-serving recreational opportunity which will provide additional benefit and improvement to a visitor-serving commercial use and is consistent with the character of the existing development.

Waterfront Master Plan Findings
A. The proposed project makes a positive contribution to the visual and public accessibility to the bay while increasing and maintaining commercial fishing industry:

1. Meets the Waterfront plan height limit and maximum building coverage, bulk, and scale requirements in that the proposed project does not exceed the maximum height allowed and interesting articulation breaks up the bulk and scale, and complies with roof sloping requirements.

2. In the case of granting height greater than 17 feet, the proposed project also provides significant public benefit pursuant to the Planned Development Overlay zone requirements in that the proposed project is providing significant public benefit in the form of a 15 foot wide Harborwalk where 10 foot is the requirement, a second floor public viewing deck, publicly accessible dock, and creation of public plaza improvements and event space.

3. The proposed project provides the amenities identified in the WF Plan, facilitates pedestrian visual and physical access to the waterfront, and takes advantage of outward views and characteristics of the topography in that the buildingincluding a 2 nd level open public viewing deck, adding new public coastal access signage, improved overall commercial signage aesthetics through the sign program proposed for the new building, provides overnight accommodations, and preserves scenic vistas at the street ends which enhances public amenities in this areas with the creation of the public plaza. The open second floor public viewing deck enhances the views as seen from the bluff top looking across the building towards the bay.

4. The proposed project makes a positive contribution to the working fishing village character and quality of the Embarcadero area in that the new project will add to the pedestrian orientation with outdoor dining area, public plaza improvements, which will maintain and enhance views of the bay.

5. The proposed project recognizes the pedestrian orientation of the Embarcadero and provides an interesting and varied design that will enhance the pedestrian experience in that the new building will open up to the passing pedestrian through creation of 15 foot Harborwalk/bayside lateral access where none currently exists.

6. The project gives its occupants and the public some variety in materials and/or application in that the building will consist of composite wood and shiplap siding, corten panels and standing seam metal roof and the outdoor dining area will be bordered by drought tolerant landscaping in an attractive planter area.

7. The project contains the elements of harmony, continuity, proportion, simplicity, and balance, and its appearance matches its function and the uses proposed in that the new structure will provide more horizontal and vertical articulation, provide bay views with the second level public viewing deck, and creation of 15-foot wide Harborwalk/bayside lateral access all of which provides articulation that is consistent with the character of the waterfront.

8. The proposed project does not diminish, either directly or by cumulative impact of several similar projects, the use, enjoyment, or attractiveness of adjacent buildings and provides a visual and pedestrian transition to its immediate neighbor in that the existing and new construction is in keeping with the architectural style, massing, materials, scale, and use of its surroundings.

Planned Development Overlay Finding
A. The Planning Commission finds the project as conditioned with the provision of public benefits including 15 foot Harborwalk where 10 foot is otherwise required, second floor public viewing deck, publicly accessible dock, and creation of public plaza improvements and event space in the adjacent street end constitutes greater than normal benefits and warrants modification of standards to allow a reduction in the second floor front setback, a small encroachment into the required diagonal view corridor at the southwest building corner, allow projecting pub signs as shown on project plans on the east and north elevation to be located less than 30 feet apart, less than 15 feet from edge of façade, and less than the minimum 4 square feet in size if desired by the applicant, and also to allow building height up to 25 feet where otherwise 17 feet would be the standard building height.

Architectural Consideration
A. As required by Ordinance Section 17.48.200 the Planning Commission finds that the architectural treatment and general appearance of all proposed structures and open areas are in keeping with the character of the surrounding areas, are compatible with any design themes adopted by the city, and are not detrimental to the orderly and harmonious development; of the city or to the desirability of investment of occupation in the area.

Design Review Finding
A. Pursuant to 2022 Zoning Code Chapter 17.38, the Planning Commission finds that the overall design of the project including its form, scale, massing, site plan, exterior design, and landscaping will implement the General Plan Vision for Community Character Areas for the particular area in which it is located as well as complement the natural and built features of surrounding properties and incorporate sustainable development features.

B. The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.

C. Project details, materials, signage and landscaping, are internally consistent, fully integrated with one another, and used in a manner that is visually consistent with the proposed architectural design.

D. The design of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the intended character of the area.

E. Hardscape areas are designed and developed to buffer surrounding land uses; compliment pedestrian-oriented development; enhance the environmental quality of the site, including minimizing stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious development.

F. Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, avoid creating glare, and conform to dark sky principles.

G. Landscaping is designed to be compatible with and enhance the vision for the Community Character Area in which the development is located as well as the architectural character and features of the buildings on site.

Downtown Waterfront Strategic Plan Finding
A. The Planning Commission finds that the project as proposed is consistent with the Waterfront Specific Design Guidelines in the 2018 Downtown Waterfront Strategic Plan as evaluated in the staff report. The project redesigns the lease site with the demolition and reconstruction of the existing two story building and improves the view corridor and improves overall public views through to the Bay. The project proposes design materials consistent with the fishing village character of the community and consistent with the materials of the adjacent lease site. The project proposes diagonal view corridors, and provides 15 feet of Harborwalk bayside lateral access where none currently exists. The project proposes a nautical design theme through the proposed commercial signage. The project as conditioned includes enhanced amenities such as a new public plaza, benches and informational signs, and the project also proposed appropriate lighting to encourage safety and comfort, but with downcast, shielded lighting fixtures.

Section 2. Action. The Planning Commission does hereby approve Conditional Use Permit #CUP22-09 subject to the following conditions:

STANDARD CONDITIONS
A. This permit is granted for the land described in the staff report dated December 11, 2023, for the project at 801 Embarcadero depicted on plans dated November 1, 2023, on file with the Community Development Department, as modified by these conditions of approval, and more specifically described as follows: Site development, including all buildings and other features, shall be located and designed substantially as shown on Planning Commission approved plans submitted for CUP22-09, unless otherwise specified herein.

B. Inaugurate Within Two Years: Unless the construction or operation of the structure, facility, or use is commenced not later than two (2) years after the effective date of this Resolution and is diligently pursued, thereafter, this approval will automatically become null and void; provided, however, that upon the written request of the applicant, prior to the expiration of this approval, the applicant may request up to two extensions for not more than one (1) additional year each. Any extension may be granted by the City’s Community Development Manager (the “Director”), upon finding the project complies with all

applicable provisions of the Morro Bay Municipal Code (the “MBMC”), General Plan and certified Local Coastal Program Land Use Plan (LCP) in effect at the time of the extension request.

C. Changes: Minor changes to the project description and/or conditions of approval shall be subject to review and approval by the Community Development Director. Any changes to this approved permit determined, by the Director, not to be minor shall require the filing of an application for a permit amendment subject to Planning Commission review.

D. Compliance with the Law: (a) All requirements of any law, ordinance or regulation of the State of California, the City, and any other governmental entity shall be complied with in the exercise of this approval, (b) This project shall meet all applicable requirements under the MBMC, and shall be consistent with all programs and policies contained in the LCP and General Plan for the City.

E. Hold Harmless: The applicant, as a condition of approval, hereby agrees to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the applicant's project; or applicants failure to comply with conditions of approval. Applicant understands and acknowledges the City is under no obligation to defend any legal actions challenging the City’s actions with respect to the project. This condition and agreement shall be binding on all successors and assigns.

F. Compliance with Conditions: The applicant’s establishment of the use or development of the subject property constitutes acknowledgement and acceptance of all Conditions of Approval. Compliance with and execution of all conditions listed hereon shall be required prior to obtaining final building inspection clearance. Deviation from this requirement shall be permitted only by written consent of the Director or as authorized by the Planning Commission. Failure to comply with any of these conditions shall render this entitlement, at the discretion of the Director, null and void. Continuation of the use without a valid entitlement will constitute a violation of the MBMC and is a misdemeanor.

G. Compliance with Morro Bay Standards: This project shall meet all applicable requirements under the MBMC, and shall be consistent with all programs and policies contained in the LCP and General Plan of the City.

H. Conditions of Approval: The Findings and Conditions of Approval shall be included as a full-size sheet in the Building Plans.

BUILDING CONDITIONS:

A. PRIOR TO ISSUANCE OF A BUILDING PERMIT:

1. Building permit plans shall be submitted by a California licensed architect or engineer when required by the Business & Professions Code, except when otherwise approved by the Chief Building Official.

2. The owner shall designate on the building permit application a registered design professional who shall act as the Registered Design Professional in Responsible Charge.

The Registered Design Professional in Responsible Charge shall be responsible for reviewing and coordinating submittal documents prepared by others including phased and staggered submittal items, for compatibility with design of the building.

3. The owner shall comply with the City’s Structural Observation Program. The owner shall employ the engineer or architect responsible for the structural design, or another engineer or architect designated by the engineer of record or architect responsible for the structural design, to perform structural observation as defined in Section 220. Observed deficiencies shall be reported in writing to the owner’s representative, special inspector, contractor and the building official. The structural observer shall submit to the building official a written statement that the site visits have been made and identify any reported deficiencies that, to the best of the structural observer’s knowledge, have not been resolved.

4. The owner shall comply with the City’s Special Inspection Program. Special inspections will be required by Section 1704 of the California Building Code. All Special Inspectors shall first be approved by the Building Official to work in the jurisdiction. All field reports shall be provided to the City Building Inspector when requested at specified increments in order for the construction to proceed. All final reports from Special Inspectors shall be provided to the Building Official when they are complete and prior to final inspection.

5. Mitigation measures for natural occurring asbestos require approval from San Luis Obispo County Air Pollution Control District.

6. A soils investigation performed by a qualified professional shall be required for this project.

All cut and fill slopes shall be provided with subsurface drainage as necessary for stability; details shall be provided. Alternative, submit a completed City of Morro Bay soils report waiver request.

7. BUILDING PERMIT APPLICATION. To apply for building permits submit three (3) sets of construction plans to the Building Division.

8. The Title sheet of the plans shall include:
a. Occupancy Classification(s)
b. Construction Type
c. Maximum height of the building allowed and proposed
d. Floor area of the building(s)
e. Fire sprinklers proposed or existing
f. Minimum building setback allowed and proposed
All construction will conform to the 2022 California Building Code (CBC), 2022 California Residential Code (CRC), 2022 California Fire Code (IFC), 2022 California Mechanical Code (CMC), 2022 California Plumbing Code (CPC), 2022 California Electrical Code (CEC), 2022 California Energy Code, 2022 California Green Building Code (CGBC), Title 14 and 17 of the Morro Bay Municipal Code.
(Code adoption dates are subject to change. The code adoption year is established by application date of plans submitted to the Building Division for plan review.) B. CONDITIONS TO BE MET DURING CONSTRUCTION:

BUILDING DIVISION:

1. SITE MAINTENANCE. During construction, the site shall be maintained so as to not infringe on neighboring property, such as debris and dust.

2. ARCHAEOLOGICAL MATERIALS. In the event unforeseen archaeological resources are unearthed during any construction activities, all grading and or excavation shall cease in the immediate area and the find left untouched. The Building Official shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, Native American, or paleontologist, whichever is appropriate. The qualified professional shall evaluate the find and make reservations related to the preservation or disposition of artifacts in accordance with applicable laws and ordinances. If discovered archaeological resources are found to include human remains, or in any other case when human remains are discovered during construction, the Building Official shall notify to county coroner. If human remains are found to be of ancient age and of archaeological and spiritual significance, the Building Official shall notify the Native American Heritage Commission. The developer shall be liable for costs associated with the professional investigation.

3. FOUNDATION SETBACK VERIFICATION: Prior to the placement of concrete and upon completed form installation, a licensed surveyor is required to measure and record the distance from the proposed foundation walls to the established lot lines. The contractor shall submit these findings in letter format to the building inspector upon the request for a foundation inspection. Letter shall specify the findings of front, sides and rear yard setbacks as defined in Title 17 of the MBMC. The Building Official shall have discretion on a case-by-case basis for some lot types.

4. BUILDING HEIGHT VERIFICATION: Prior to roof sheathing or shear wall inspection, a licensed surveyor is required to measure and record the height of the structure. The contractor shall submit this finding in letter format to the building inspector upon the request for roof sheathing/shear wall inspection. Letter shall specify the recorded height of structure as defined in Title 17 of the MBMC. The Building Official shall have discretion on a case-by-case basis for some site-specific projects.

5. EXISTING BUILDINGS: Where windows are required to provide emergency escape and rescue openings, replacement windows shall comply with the maximum sill height requirements of section R310.2.2 and the minimum opening area requirements of section R310.2.1 of the 2022 California Residential Code.

C. CONDITIONS TO BE MET PRIOR TO FINAL INSPECTION AND ISSUANCE OF CERTIFICATE OF OCCUPANCY:

BUILDING DIVISION:

1. Prior to Building Division final approval all required inspections from the other various divisions must have been completed and verified by a city inspector. All required final inspection approvals must be obtained from the various departments and documented on the permit card.

2. Prior to building division final approval and request for final inspection, all required inspections from the other various divisions and departments must be completed and verified by a city inspector. All required final inspection approvals must be obtained from the various departments and documented on the permit card. This permit card shall then be turned into the building division for scheduling of the final building inspection.

3. Any as-built drawings that were required by the building inspector or plans examiner must be submitted for approval prior to the request for final inspection.

4. If structural observations were required, the final structural observation report shall be submitted to the building division prior to issuance of the certificate of occupancy or final inspection approval.

5. If special inspections were required, the final special inspection report shall be submitted to the building division prior to the issuance of the certificate of occupancy or final inspection approval.

6. Final soils summary report from the geotechnical representative indicating compliance with the required conditions set forth in the soils report.

7. Final T-24 energy reports (Certificates of Installation).

Fire Department Conditions:
1 Fire Protection Systems and Equipment. An approved automatic fire sprinkler system shall be provided throughout this project, pursuant to Morro Bay Municipal Code, Section 14.60.200.

2. Submit all plans and specification sheets for the required automatic fire sprinkler system to the Fire Department for review and approval prior to installation. Sprinkler plans shall be submitted prior to issuance of a Building Permit. The sprinkler system shall be in accordance with NFPA Standard 13. All Marine floating docks and gangway construction shall be in accordance with Morro Bay Municipal Code, Chapter 14.52 and 2007 California Fire Code (Section 905), a Class III Standpipe System is Required for the proposed Floating Dock.

3. Fire Alarms. Plans and specifications for the automatic fire sprinkler system and fire alarm system shall be submitted to the Fire Department for review and approval. (CFC 1001.3 and 1001.4) The fire sprinkler and alarm systems shall be supervised by a central station and constructed in accordance with NFPA 72.

4. Elevator Car to Accommodate Ambulance Stretcher. Where elevators are provided, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretched 24- inches by 84-inches with not less than 5-inch radius corners, in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life).

The symbol shall not be less than 3-inches high and shall be placed inside on both sides of the hoist way door frame. (MBMC 14.08.090)
Public Works Conditions:

The following Public Works conditions shall be satisfied prior to Building Plan submittal:

1. Lease Line Adjustment: A lease line adjustment is required to extend western lease line due to the proposed lease boundary line adjustments and requires payment of fees, a legal description and lease exhibit created by a licensed surveyor, a City Council Resolution approving the lease line adjustment, and a signed agreement recorded with the County. (MBMC 8.14.020)

2. Right of Way: A Special Encroachment Permit Agreement is required for structures and new design items within the city right way (where public parking current exists). (MBMC

8.14.020)

3. Stormwater Management: The City has adopted Low Impact Development (LID) and Post Construction requirements. All proposed projects must complete the “Performance Requirement Determination Form” to determine if any requirements should be submitted.

The requirements can be found in the Stormwater management guidance manual on the City’s website: https://www.morrobayca.gov/DocumentCenter/View/11828/MBStormwater-Management-MAIN-Manual (MBMC 14.48.140)

4. Frontage Improvements: The installation of frontage improvements and upgrades to deteriorated frontage improvements are required. Show the installation of a City standard driveway approach per detail B-6, 8-foot minimum sidewalk per detail B-5, curb and gutter per B-1, and curb ramps per Caltrans detail A88A. Show and label 18” asphalt cutback at all portions of curb and gutter to be replaced. (MBMC 14.44.020)

5. Frontage Improvements: Spot elevations on Topographic Map suggest sidewalk crossslope exceeds 2%. Show on plans replacement of all nonconforming sidewalks with ADA compliant sidewalks per Caltrans DIB 82-06 4.3.5(1).

6. Sewer Lateral: Indicate and label if private sewer lateral pipe will be replaced or to remain in place. If the existing sewer lateral is proposed to remain in place, then perform a video inspection of the lateral (from the clean-out at structure to the connection at the sewer mainline pipe) and submit to Public Works via flash drive, prior to building permit plan approval. Requirements for the sewer video inspection can be located on the City’s website at the following location: https://www.morrobay.ca.us/DocumentCenter/View/13500/Private-Sewer-Line-Video-Requirements.

Lateral shall be upgraded, repaired or replaced as required to prohibit inflow/infiltration.

All repairs or replacements identified from sewer video, shall be noted on approved set of plans, prior to plan approval. (MBMC 14.07.030)

7. Sewer Backwater Valve: Indicate and label sewer backwater valve on plan. A backwater valve, extended to and accessible from grade for maintenance, shall be installed on every Building sewer. Exception: Installation of backwater valve shall not be required when, to the satisfaction of Building Official, it is determined that the intent and purpose of this section is otherwise met. (MBMC 14.07.010.C).

8. Erosion and Sediment Control Plan: For small projects less than one acre and less than 15% slope, provide a standard erosion and sediment control plan. Show on plans the control measures to provide protection against erosion of adjacent property and prevent sediment or debris from entering the City right of way, adjacent properties, any harbor, waterway, or ecologically sensitive area. Guidelines for the control plan may be found on the City’s website at the following location:
https://www.morrobayca.gov/documentcenter/view/462

9. Water Meter: Indicate on plans location and sizes of both water meter and water lateral.

Coordinate sizes with Fire Sprinkler plans as necessary. (MBMC 13.04.010 &

14.04.010.C)

10. Water Backflow Prevention Device: Verify and label all new or existing water backflow preventers. Water backflow preventer devices are required for fire water systems, irrigation systems (on a dedicated water meter), systems which may change in character of use (commercial rentals, etc.), gray water systems, or any plumbing system which has cross-connections or the ability to allow water of deteriorated sanitary quality to enter the public water supply. Add note to plan that device is required to be an approved domestic water backflow prevention device. (MBMC 13.08.040)

11. Grading and Drainage: Indicate on plans the existing and updated contours, drainage patterns, spot elevations, finish floor elevation and all existing and proposed drainage pipes and structures. Clarify how runoff around structure will be directed to City right-ofway. (CBC 107.2.1)

12. Utilities: Show all existing and proposed locations of the sewer lateral, water service, and water and sewer mains on the building plans. Include sizes where appropriate. Note the location of all overhead utilities and construction underground service entrances per the CBC.

13. Debris Barrier: A Floating Debris Barrier shall be installed around the waterside perimeter of the construction site and maintained throughout the duration of the project. Note the beginning and end termini of the Floating Debris Barrier on Construction Plans. Silt screens and/ or straw waddles may be needed to prevent demolition/repair debris and sediments from entering the bay in the area of the piling repairs. The location of screens and waddles in this area should also be noted on the plans.

14. Flood Zone Requirements: A Flood Hazard Development Permit is required. The City’s Flood Hazard Prevention Ordinance describes the requirements to obtain this permit.

Pertinent requirements include, but are not limited to:
a) Per Section 14.72.050 A.3.a., new or substantial improvement construction, shall have the lowest floor (including basement) elevated two feet above the base flood elevation. Elevation data shall be based on NAVD 1988.
b) Submit a FEMA Elevation Certificate which will indicate the base flood elevation to be used with the proposed construction drawings. (Prior to Final Sign-off, submit an Elevation Certificate to indicate the finish elevations of the completed building.) c) Verify that all mechanical and electrical machinery and controls (heating, A/C, etc.) is above BFE or flood proofed.

Add the following Notes to the Plans:

1. Any damage, as a result of construction operations for this project, to City facilities, i.e. curb/berm, street, sewer line, water line, or any public improvements shall be repaired at no cost to the City of Morro Bay.

2. No work shall occur within (or use of) the City’s Right of Way without an encroachment permit. Encroachment permit application and requirements are available on the City’s website at the following location: https://www.morro-bay.ca.us/197/PublicWorks. • A standard encroachment permit shall be required for the proposed driveway; the driveway shall comply with B-9 (Driveway Ramps: Size & Location). • A sewer encroachment permit shall be required for any repairs or installation of a sewer lateral within the City right-of-way or within a utility easement. • If a construction dumpster is used, the dumpster location shall be on private property, unless allowed by a temporary encroachment permit within the City right-of-way.

Planning Conditions:

1. A Coastal Development Permit shall be submitted to the Community Development Department prior to issuance of a building permit.

2. Inspection: The applicant shall comply with all City conditions of approval and conditions imposed by the California Coastal Commission and obtain final inspection clearance from the Planning Division at the necessary time in order to ensure all conditions have been met.

3. Bayside Lateral Public Accessway (Harborwalk). The bayside lateral access, also known as the Harborwalk, shall maintain a minimum 15-foot wide coastal access with open unobstructed access at all times with no tables or dining encroachments in order to maximize public access. Any uses that obstruct the lateral access such as private uses or barriers including furniture, planters, ropes, or restaurant seating within the 15 foot lateral access shall be prohibited.

4. Floating dock. The floating dock shall be publicly available for general public pedestrian access and either short-term or long-term use by recreational or commercial boats. Signs discouraging the public from walking on the docks during daylight hours are prohibited.

The dock shall be open to the general public during at least daylight hours (i.e. one hour before sunrise to one hour after sunset).

5. Dock material as shown on Project Plans dated November 1, 2023 shall be revised with the building plan submittal to be composite decking material in lieu of fiberglass decking in order to have consistent materials pursuant to the DWSP design guidelines unless otherwise required by the preconstruction eelgrass survey and the California Eelgrass Mitigation Policy (CEMP).

6. The second floor public view deck as part of the public benefit shall be made open and available to the public during daylight hours.

7. Historical interpretive sign copy shall be reviewed and approved by the Community Development Director prior to issuance of the building permit.

8. Twenty five percent of hotel rooms shall be set at rates equal to the City’s area low-cost threshold pursuant to LUP Policy LU-6.5 or as otherwise approved consistent with the coastal development permit. The low cost threshold would be established based on the City’s Lower Cost Visitor Serving Accommodations Technical Memorandum, or Smith Travel Research data or not to exceed 75 percent of the prior year’s statewide average daily rate.

9. The diagonal view corridors at southwest and southeast building corners shall be maintained with no furniture item or table umbrellas to exceed 30 inches in height per the Waterfront Master Plan. No podium, hostess stand or station shall be allowed within the required view corridor.

10. Eelgrass – Applicant shall be subject to the California Eelgrass Mitigation Policy (CEMP) which requires that a pre-construction survey shall be completed within 30-60 days prior to issuance of a building permit. Post-construction survey shall be completed within 30 days of construction completion or as otherwise determined by the National Marine Fisheries Service (NMFS) in order to determine amount of impact if any and CEMPrequired annual reporting and mitigations. Any eelgrass habitat shall be documented and reported to the Community Development Director. If the report identifies a reduction in eelgrass coverage then a plan shall be prepared to identify the appropriate mitigations necessary and in line with the specifications for mitigation of eelgrass habitat as provided for in the California Eelgrass Mitigation Policy, dated October 2014 or successor guiding document.

11. A Marine Wildlife Contingency Plan shall be developed and approved by the City of Morro Bay prior to the initiation of pile driving activities. This plan shall describe specific methods that will be used to reduce pile-driving noise. Power to the pile driver shall be ramped up to allow marine wildlife to detect a lower sound level and depart the area before full-power noise levels are produced. The plan shall identify a USFWS-approved biologist to monitor all construction within the water-lease area who shall be retained by the applicant. The

plan shall describe on-site marine wildlife monitoring and reporting requirements as well as identify specific conditions when the biological monitor shall be allowed to stop work, such as observance of a marine mammal within 100 feet of the project area. The biologist shall be responsible to monitor for compliance with all environmental mitigation measures, and regulatory permit conditions (as applicable). The approved biological monitor shall be present onsite during construction and shall have the authority to stop construction if any individuals of southern sea otter are seen within 100 feet of the project area. Construction will be allowed to resume after sighted otters have left the 100-foot radius of the project area. The species shall not be disturbed or forced from the project site by equipment, noise, or other disruptive activity. The monitor will have discretionary authority to temporarily halt the project if it is determined that the otter, or other marine mammal, could be affected by the project, even if the animal is beyond the 100-foot boundary. All construction crew employees shall be informed on the requirements of this condition.

12. A project-specific Oil Spill Response and Recovery Plan that includes specifics on reporting and response procedures, available on-site equipment and contracted services, and responsibilities shall be completed and approved prior to the initiation of construction activities. Specifically, the project shall include the following Best Management Practices (BMPs) and shall be included on building plans submitted for approval:
a. No refueling of equipment without adequate containment and spill response equipment. The barge shall have only double contained fuel storage below decks, with the spill containment and clean up kits on-site and easily accessible. Spill containment and clean up kits shall include the following:
b. 150 feet Absorbent Boom 200 square feet Absorbent Tarp (for use during pile driving operations)
c. Barrel Absorbent Pads
d. Container Absorbent Granules
e. Rainwater runoff pollution from equipment stored on deck shall be prevented through ongoing equipment maintenance and appropriate double containment. f. The work area shall be contained within a boom to prevent debris from falling into the water.
g. All equipment fueling shall take place on the barge, with containment in-place. No refueling between vessels shall occur.
h. An Absorption Tarp shall be placed underneath any portable equipment while in use.
i. No equipment shall be permitted to enter the water with any petroleum products. j. All equipment used during pile driving operations shall be in good condition without fuel or oil leakage.
k. Should any equipment begin to leak, that equipment shall be removed immediately from the barge and repaired or replaced.
l. All vessels shall have portable, regularly serviced sanitation equipment. No overboard discharge is permitted.

13. Prior to issuance of a building permit, a pile driving plan and hydroacoustical noise mitigation plan shall be submitted to the Community Development Director to ensure that underwater noise generated by pile driving activities is minimized to the maximum extent feasible and does not exceed: (1) an accumulated 187 dB SEL as measured 5 meters from the source; and (2) peak dB above 208 dB as measured 10 meters from the source as determined by the Fisheries Hydroacoustic Working Group. In the instance anything other than a vibratory hammer is to be used for pile driving activities, the plan shall provide for a hydro-acoustical monitor to ensure that underwater noise generated by pile driving activities does not exceed such limits. The plan shall identify the type of method used to install pilings. Vibratory hammers shall be used where feasible; if another method is used,

a bubble curtain shall be employed to contain both noise and sediment. The plan shall also provide for additional acoustical BMPs to be applied if monitoring shows underwater noise above such limits (including, but not limited to, alternative pile driving methods (press-in pile placement, drilling, dewatered isolation casings, etc.) and additional noise dampening measures (sound shielding and other noise attenuation devices).

14. Netting or fencing around and underneath the project site shall be installed to catch and remove debris released during and after construction.

15. To reduce potential turbidity-associated impacts, silt screens should be used when and where they will be effective. The relatively high tidal currents within Morro Bay could reduce the effectiveness of silt screens and should be considered prior to placing of these screens.

16. Exterior lighting fixtures shall include specifications on the building plans submittal for approval consistent with Zoning Code section 17.14.090 that ensure exterior lighting is cut-off, shielded, or downward fixtures and is between 2600 and 3500 Kelvin and has a CRI of 85 or greater.

17. A minimum of three trash cans with self-closing lid or other bird deterrent as approved by the Community Development Director shall be identified on plans to be included with the building permit submittal.

18. A 4-8 capacity public bike rack shall be installed on the site and placed so as not to impede public pedestrian flow. Location and brand of bike rack shall be included with the building permit submittal. Bike rack shall be consistent with other City facilities or as otherwise approved by the Community Development Director.

19. Two benches available for general public use shall be located in the general public plaza area.

20. Building plans submitted for approval shall meet all accessibility requirements to both adjacent lease site and public ways and match the grades without requirement for handrails providing a smooth transition between lease sites.

Planning Commission conditions 21 and 22 added on December 19, 2023:

21. Exterior stairs along the south elevation shall be adjusted so there is clear 10-foot wide vertical access with minimum 8 foot clearance height.

22. The alternate second floor plan which shows two hotels rooms facing the bay as presented at the December 19, 2023 Planning Commission meeting shall be incorporated into the revised plan set for City Council CUP review.

23. Signage shall be added to entrance of public view deck and at street level announcing public access. Form and design of signage shall be consistent with the approval public coastal access signs as approved by the California Coastal Commission. Final public access signs shall be included and shown on the building permit plans and shall denote all signage locations.
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24. A railing not to exceed 42 inches in height shall enclose the outdoor dining tables located on the west side of the building to prevent tables from encroaching into the required 15 foot Harborwalk lateral access. Design of the railing shall be included on building permit plans and approved by the Community Development Director.

PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting thereof held on this 23rd day of January, 2024, on the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSE:

CARLA WIXOM, Mayor
ATTEST
DANA SWANSON, City Clerk

RESOLUTION NO. PC 19-23

A RESOLUTION OF THE MORRO BAY PLANNING COMMISSION FOR COMBINED CONCEPT/PRECISE PLAN CONDITIONAL USE PERMIT APPROVAL (#CUP22-09) FOR

DEMOLITION AND RECONSTRUCTION OF TWO-STORY WITH BASEMENT MIXED-USE BUILDING INCLUDING RESTAURANT, COFFEE SHOP, BREWING AREA, 7 UNIT HOTEL,

OUTDOOR DINING, RECONSTRUCTION OF NEW SIDE-TIE DOCK AND GANGWAY,

MASTER SIGN PROGRAM APPROVAL, HARBORWALK AND PUBLIC ACCESS IMPROVEMENTS, INCLUDING REMOVAL OF 11 PUBLIC PARKING SPACES IN STREETEND FOR CREATION OF NEW PUBLIC PLAZA, AT 801 EMBARCADERO, LIBERTINE BREWING
WHEREAS, the Planning Commission of the City of Morro Bay conducted a public hearing at the Morro Bay Veteran’s Hall, 209 Surf Street, Morro Bay, California, on December 19, 2023, for the purpose of considering combined Concept Plan/Precise Plan approval of Conditional Use Permit #CUP22-09 and forwarded a favorable recommendation with conditions to the City Council for approval; and
WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing.

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Morro Bay as follows:

Section 1: Findings. Based upon all the evidence, the Commission makes the following findings:

California Environmental Quality Act (CEQA)
A. That for purposes of the California Environmental Quality Act, Case No. CUP22-09 is categorically exempt under Section 15302, Class 2b where under replacement of reconstruction of commercial structure with a new structure of substantially the same, size, purpose, and capacity is allowed for which the proposed Harborwalk Plaza project would quality for an exemption. In addition, an eelgrass survey was performed on October 16, 2022 which found no eelgrass growing in the proposed waterfront project area. The project will be subject to marine mammal monitoring during construction with implementation of best management practices (BMPs) as conditioned by Planning conditions 10-15. Additionally, none of the Categorical Exemption exceptions, noted under section 15300.2, apply to the project.

Conditional Use Permit Findings
A. The project will not be detrimental to the health, safety, morals, comfort and general welfare of the persons residing or working in the neighborhood in that demolition/reconstruction of mixed use two story building of 7 hotel units and ground floor restaurant and coffee shop uses with reconstructed dock system at 801 Embarcadero are permitted uses within the zoning Attachment 2

district and said structures comply with all applicable project conditions and City regulations and is consistent with the City’s Local Coastal Program. In addition, as shown on project plans B. The project will not be injurious or detrimental to property and improvements in the neighborhood and the general welfare of the City in that the proposed hotel use, new restaurant, coffee shop, outdoor dining, reconstructed side-tie dock and gangway along with public plaza will provide a visitor-serving recreational opportunity which will provide additional benefit and improvement to a visitor-serving commercial use and is consistent with the character of the existing development.

Waterfront Master Plan Findings
A. The proposed project makes a positive contribution to the visual and public accessibility to the bay while increasing and maintaining commercial fishing industry:
a. Meets the Waterfront plan height limit and maximum building coverage, bulk, and scale requirements in that the proposed project does not exceed the maximum height allowed and interesting articulation breaks up the bulk and scale, and complies with roof sloping requirements.
b. In the case of granting height greater than 17 feet, the proposed project also provides significant public benefit pursuant to the Planned Development Overlay zone requirements in that the proposed project is providing significant public benefit in the form of a 15 foot wide Harborwalk where 10 foot is the requirement, a second floor public viewing deck, publicly accessible dock, and creation of public plaza improvements and event space.
c. The proposed project provides the amenities identified in the WF Plan, facilitates pedestrian visual and physical access to the waterfront, and takes advantage of outward views and characteristics of the topography in that the buildingincluding a 2nd level open public viewing deck, adding new public coastal access signage, improved overall commercial signage aesthetics through the sign program proposed for the new building, provides overnight accommodations, and preserves scenic vistas at the street ends which enhances public amenities in this areas with the creation of the public plaza. The open second floor public viewing deck enhances the views as seen from the bluff top looking across the building towards the bay.
d. The proposed project makes a positive contribution to the working fishing village character and quality of the Embarcadero area in that the new project will add to the pedestrian orientation with outdoor dining area, public plaza improvements, which will maintain and enhance views of the bay.
e. The proposed project recognizes the pedestrian orientation of the Embarcadero and provides an interesting and varied design that will enhance the pedestrian experience in that the new building will open up to the passing pedestrian through creation of 15 foot Harborwalk/bayside lateral access where none currently exists. f. The project gives its occupants and the public some variety in materials and/or application in that the building will consist of composite wood and shiplap siding, corten Attachment 2

panels and standing seam metal roof and the outdoor dining area will be bordered by drought tolerant landscaping in an attractive planter area. g. The project contains the elements of harmony, continuity, proportion, simplicity, and balance, and its appearance matches its function and the uses proposed in that the new structure will provide more horizontal and vertical articulation, provide bay views with the second level public viewing deck, and creation of 15-foot wide Harborwalk/bayside lateral access all of which provides articulation that is consistent with the character of the waterfront.
h. The proposed project does not diminish, either directly or by cumulative impact of several similar projects, the use, enjoyment, or attractiveness of adjacent buildings and provides a visual and pedestrian transition to its immediate neighbor in that the existing and new construction is in keeping with the architectural style, massing, materials, scale, and use of its surroundings.

Planned Development Overlay Finding
A. The Planning Commission finds the project as conditioned with the provision of public benefits including 15 foot Harborwalk where 10 foot is otherwise required, second floor public viewing deck, publicly accessible dock, and creation of public plaza improvements and event space in the adjacent street end constitutes greater than normal benefits and warrants modification of standards to allow a reduction in the second floor front setback, a small encroachment into the required diagonal view corridor at the southwest building corner, allow projecting pub signs as shown on project plans on the east and north elevation to be located less than 30 feet apart, less than 15 feet from edge of façade, and less than the minimum 4 square feet in size if desired by the applicant, and also to allow building height up to 25 feet where otherwise 17 feet would be the standard building height.

Architectural Consideration
A. As required by Ordinance Section 17.48.200 the Planning Commission finds that the architectural treatment and general appearance of all proposed structures and open areas are in keeping with the character of the surrounding areas, are compatible with any design themes adopted by the city, and are not detrimental to the orderly and harmonious development; of the city or to the desirability of investment of occupation in the area.

Design Review Finding
A. Pursuant to 2022 Zoning Code Chapter 17.38, the Planning Commission finds that the overall design of the project including its form, scale, massing, site plan, exterior design, and landscaping will implement the General Plan Vision for Community Character Areas for the particular area in which it is located as well as complement the natural and built features of surrounding properties and incorporate sustainable development features.

B. The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.

C. Project details, materials, signage and landscaping, are internally consistent, fully integrated with one another, and used in a manner that is visually consistent with the proposed architectural design.

D. The design of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the intended character of the area.

Attachment 2

E. Hardscape areas are designed and developed to buffer surrounding land uses; compliment pedestrian-oriented development; enhance the environmental quality of the site, including minimizing stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious development.

F. Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, avoid creating glare, and conform to dark sky principles.

G. Landscaping is designed to be compatible with and enhance the vision for the Community Character Area in which the development is located as well as the architectural character and features of the buildings on site.

Downtown Waterfront Strategic Plan Finding
A. The Planning Commission finds that the project as proposed is consistent with the Waterfront Specific Design Guidelines in the 2018 Downtown Waterfront Strategic Plan as evaluated in the staff report. The project redesigns the lease site with the demolition and reconstruction of the existing two story building and improves the view corridor and improves overall public views through to the Bay. The project proposes design materials consistent with the fishing village character of the community and consistent with the materials of the adjacent lease site. The project proposes diagonal view corridors, and provides 15 feet of Harborwalk bayside lateral access where none currently exists. The project proposes a nautical design theme through the proposed commercial signage. The project as conditioned includes enhanced amenities such as a new public plaza, benches and informational signs, and the project also proposed appropriate lighting to encourage safety and comfort, but with downcast, shielded lighting fixtures.

Section 2. Action. The Planning Commission does hereby approve Conditional Use Permit #CUP22-09 subject to the following conditions:

STANDARD CONDITIONS

1. This permit is granted for the land described in the staff report dated December 11, 2023, for the project at 801 Embarcadero depicted on plans dated November 1, 2023, on file with the Community Development Department, as modified by these conditions of approval, and more specifically described as follows: Site development, including all buildings and other features, shall be located and designed substantially as shown on Planning Commission approved plans submitted for CUP22-09, unless otherwise specified herein.

2. Inaugurate Within Two Years: Unless the construction or operation of the structure, facility, or use is commenced not later than two (2) years after the effective date of this Resolution and is diligently pursued, thereafter, this approval will automatically become null and void; provided, however, that upon the written request of the applicant, prior to the expiration of this approval, the applicant may request up to two extensions for not more than one (1) additional year each. Any extension may be granted by the City’s Community Development Manager (the “Director”), upon finding the project complies with all applicable provisions of the Morro Bay Municipal Code (the “MBMC”), General Plan and Attachment 2

certified Local Coastal Program Land Use Plan (LCP) in effect at the time of the extension request.

3. Changes: Minor changes to the project description and/or conditions of approval shall be subject to review and approval by the Community Development Director. Any changes to this approved permit determined, by the Director, not to be minor shall require the filing of an application for a permit amendment subject to Planning Commission review.

4. Compliance with the Law: (a) All requirements of any law, ordinance or regulation of the State of California, the City, and any other governmental entity shall be complied with in the exercise of this approval, (b) This project shall meet all applicable requirements under the MBMC, and shall be consistent with all programs and policies contained in the LCP and General Plan for the City.

5. Hold Harmless: The applicant, as a condition of approval, hereby agrees to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the applicant's project; or applicants failure to comply with conditions of approval. Applicant understands and acknowledges the City is under no obligation to defend any legal actions challenging the City’s actions with respect to the project. This condition and agreement shall be binding on all successors and assigns.

6. Compliance with Conditions: The applicant’s establishment of the use or development of the subject property constitutes acknowledgement and acceptance of all Conditions of Approval. Compliance with and execution of all conditions listed hereon shall be required prior to obtaining final building inspection clearance. Deviation from this requirement shall be permitted only by written consent of the Director or as authorized by the Planning Commission. Failure to comply with any of these conditions shall render this entitlement, at the discretion of the Director, null and void. Continuation of the use without a valid entitlement will constitute a violation of the MBMC and is a misdemeanor.

7. Compliance with Morro Bay Standards: This project shall meet all applicable requirements under the MBMC, and shall be consistent with all programs and policies contained in the LCP and General Plan of the City.

8. Conditions of Approval: The Findings and Conditions of Approval shall be included as a full-size sheet in the Building Plans.

BUILDING CONDITIONS:

A. PRIOR TO ISSUANCE OF A BUILDING PERMIT:

1. Building permit plans shall be submitted by a California licensed architect or engineer when required by the Business & Professions Code, except when otherwise approved by the Chief Building Official.

2. The owner shall designate on the building permit application a registered design professional who shall act as the Registered Design Professional in Responsible Charge.

The Registered Design Professional in Responsible Charge shall be responsible for Attachment 2

reviewing and coordinating submittal documents prepared by others including phased and staggered submittal items, for compatibility with design of the building.

3. The owner shall comply with the City’s Structural Observation Program. The owner shall employ the engineer or architect responsible for the structural design, or another engineer or architect designated by the engineer of record or architect responsible for the structural design, to perform structural observation as defined in Section 220. Observed deficiencies shall be reported in writing to the owner’s representative, special inspector, contractor and the building official. The structural observer shall submit to the building official a written statement that the site visits have been made and identify any reported deficiencies that, to the best of the structural observer’s knowledge, have not been resolved.

4. The owner shall comply with the City’s Special Inspection Program. Special inspections will be required by Section 1704 of the California Building Code. All Special Inspectors shall first be approved by the Building Official to work in the jurisdiction. All field reports shall be provided to the City Building Inspector when requested at specified increments in order for the construction to proceed. All final reports from Special Inspectors shall be provided to the Building Official when they are complete and prior to final inspection.

5. Mitigation measures for natural occurring asbestos require approval from San Luis Obispo County Air Pollution Control District.

6. A soils investigation performed by a qualified professional shall be required for this project.

All cut and fill slopes shall be provided with subsurface drainage as necessary for stability; details shall be provided. Alternative, submit a completed City of Morro Bay soils report waiver request.

7. BUILDING PERMIT APPLICATION. To apply for building permits submit three (3) sets of construction plans to the Building Division.

8. The Title sheet of the plans shall include:
a. Occupancy Classification(s)
b. Construction Type
c. Maximum height of the building allowed and proposed
d. Floor area of the building(s)
e. Fire sprinklers proposed or existing
f. Minimum building setback allowed and proposed
All construction will conform to the 2022 California Building Code (CBC), 2022 California Residential Code (CRC), 2022 California Fire Code (IFC), 2022 California Mechanical Code (CMC), 2022 California Plumbing Code (CPC), 2022 California Electrical Code (CEC), 2022 California Energy Code, 2022 California Green Building Code (CGBC), Title 14 and 17 of the Morro Bay Municipal Code.
(Code adoption dates are subject to change. The code adoption year is established by application date of plans submitted to the Building Division for plan review.) B. CONDITIONS TO BE MET DURING CONSTRUCTION:

BUILDING DIVISION:

Attachment 2

1. SITE MAINTENANCE. During construction, the site shall be maintained so as to not infringe on neighboring property, such as debris and dust.

2. ARCHAEOLOGICAL MATERIALS. In the event unforeseen archaeological resources are unearthed during any construction activities, all grading and or excavation shall cease in the immediate area and the find left untouched. The Building Official shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, Native American, or paleontologist, whichever is appropriate. The qualified professional shall evaluate the find and make reservations related to the preservation or disposition of artifacts in accordance with applicable laws and ordinances. If discovered archaeological resources are found to include human remains, or in any other case when human remains are discovered during construction, the Building Official shall notify to county coroner. If human remains are found to be of ancient age and of archaeological and spiritual significance, the Building Official shall notify the Native American Heritage Commission. The developer shall be liable for costs associated with the professional investigation.

3. FOUNDATION SETBACK VERIFICATION: Prior to the placement of concrete and upon completed form installation, a licensed surveyor is required to measure and record the distance from the proposed foundation walls to the established lot lines. The contractor shall submit these findings in letter format to the building inspector upon the request for a foundation inspection. Letter shall specify the findings of front, sides and rear yard setbacks as defined in Title 17 of the MBMC. The Building Official shall have discretion on a case-by-case basis for some lot types.

4. BUILDING HEIGHT VERIFICATION: Prior to roof sheathing or shear wall inspection, a licensed surveyor is required to measure and record the height of the structure. The contractor shall submit this finding in letter format to the building inspector upon the request for roof sheathing/shear wall inspection. Letter shall specify the recorded height of structure as defined in Title 17 of the MBMC. The Building Official shall have discretion on a case-by-case basis for some site-specific projects.

5. EXISTING BUILDINGS: Where windows are required to provide emergency escape and rescue openings, replacement windows shall comply with the maximum sill height requirements of section R310.2.2 and the minimum opening area requirements of section R310.2.1 of the 2022 California Residential Code.

C. CONDITIONS TO BE MET PRIOR TO FINAL INSPECTION AND ISSUANCE OF CERTIFICATE OF OCCUPANCY:

BUILDING DIVISION:

1. Prior to Building Division final approval all required inspections from the other various divisions must have been completed and verified by a city inspector. All required final inspection approvals must be obtained from the various departments and documented on the permit card.

2. Prior to building division final approval and request for final inspection, all required inspections from the other various divisions and departments must be completed and Attachment 2

verified by a city inspector. All required final inspection approvals must be obtained from the various departments and documented on the permit card. This permit card shall then be turned into the building division for scheduling of the final building inspection.

3. Any as-built drawings that were required by the building inspector or plans examiner must be submitted for approval prior to the request for final inspection.

4. If structural observations were required, the final structural observation report shall be submitted to the building division prior to issuance of the certificate of occupancy or final inspection approval.

5. If special inspections were required, the final special inspection report shall be submitted to the building division prior to the issuance of the certificate of occupancy or final inspection approval.

6. Final soils summary report from the geotechnical representative indicating compliance with the required conditions set forth in the soils report.

7. Final T-24 energy reports (Certificates of Installation).

Fire Department Conditions:
1 Fire Protection Systems and Equipment. An approved automatic fire sprinkler system shall be provided throughout this project, pursuant to Morro Bay Municipal Code, Section 14.60.200.

2. Submit all plans and specification sheets for the required automatic fire sprinkler system to the Fire Department for review and approval prior to installation. Sprinkler plans shall be submitted prior to issuance of a Building Permit. The sprinkler system shall be in accordance with NFPA Standard 13. All Marine floating docks and gangway construction shall be in accordance with Morro Bay Municipal Code, Chapter 14.52 and 2007 California Fire Code (Section 905), a Class III Standpipe System is Required for the proposed Floating Dock.

3. Fire Alarms. Plans and specifications for the automatic fire sprinkler system and fire alarm system shall be submitted to the Fire Department for review and approval. (CFC 1001.3 and 1001.4) The fire sprinkler and alarm systems shall be supervised by a central station and constructed in accordance with NFPA 72.

4.. Elevator Car to Accommodate Ambulance Stretcher. Where elevators are provided, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretched 24- inches by 84-inches with not less than 5-inch radius corners, in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life).

The symbol shall not be less than 3-inches high and shall be placed inside on both sides of the hoist way door frame. (MBMC 14.08.090)
Public Works Conditions:

The following Public Works conditions shall be satisfied prior to Building Plan submittal:

1. Lease Line Adjustment: A lease line adjustment is required to extend western lease line Attachment 2

due to the proposed lease boundary line adjustments and requires payment of fees, a legal description and lease exhibit created by a licensed surveyor, a City Council Resolution approving the lease line adjustment, and a signed agreement recorded with the County. (MBMC 8.14.020)

2. Right of Way: A Special Encroachment Permit Agreement is required for structures and new design items within the city right way (where public parking current exists). (MBMC

8.14.020)

3. Stormwater Management: The City has adopted Low Impact Development (LID) and Post Construction requirements. All proposed projects must complete the “Performance Requirement Determination Form” to determine if any requirements should be submitted.

The requirements can be found in the Stormwater management guidance manual on the City’s website: https://www.morrobayca.gov/DocumentCenter/View/11828/MBStormwater-Management-MAIN-Manual (MBMC 14.48.140)

4. Frontage Improvements: The installation of frontage improvements and upgrades to deteriorated frontage improvements are required. Show the installation of a City standard driveway approach per detail B-6, 8-foot minimum sidewalk per detail B-5, curb and gutter per B-1, and curb ramps per Caltrans detail A88A. Show and label 18” asphalt cutback at all portions of curb and gutter to be replaced. (MBMC 14.44.020)

5. Frontage Improvements: Spot elevations on Topographic Map suggest sidewalk crossslope exceeds 2%. Show on plans replacement of all nonconforming sidewalks with ADA compliant sidewalks per Caltrans DIB 82-06 4.3.5(1).

6. Sewer Lateral: Indicate and label if private sewer lateral pipe will be replaced or to remain in place. If the existing sewer lateral is proposed to remain in place, then perform a video inspection of the lateral (from the clean-out at structure to the connection at the sewer mainline pipe) and submit to Public Works via flash drive, prior to building permit plan approval. Requirements for the sewer video inspection can be located on the City’s website at the following location: https://www.morrobay.ca.us/DocumentCenter/View/13500/Private-Sewer-Line-Video-Requirements.

Lateral shall be upgraded, repaired or replaced as required to prohibit inflow/infiltration.

All repairs or replacements identified from sewer video, shall be noted on approved set of plans, prior to plan approval. (MBMC 14.07.030)

7. Sewer Backwater Valve: Indicate and label sewer backwater valve on plan. A backwater valve, extended to and accessible from grade for maintenance, shall be installed on every Building sewer. Exception: Installation of backwater valve shall not be required when, to the satisfaction of Building Official, it is determined that the intent and purpose of this section is otherwise met. (MBMC 14.07.010.C).

8. Erosion and Sediment Control Plan: For small projects less than one acre and less than 15% slope, provide a standard erosion and sediment control plan. Show on plans the control measures to provide protection against erosion of adjacent property and prevent sediment or debris from entering the City right of way, adjacent properties, any harbor, waterway, or ecologically sensitive area. Guidelines for the control plan may be found on the City’s website at the following location:
https://www.morrobayca.gov/documentcenter/view/462
Attachment 2

9. Water Meter: Indicate on plans location and sizes of both water meter and water lateral.

Coordinate sizes with Fire Sprinkler plans as necessary. (MBMC 13.04.010 &

14.04.010.C)

10. Water Backflow Prevention Device: Verify and label all new or existing water backflow preventers. Water backflow preventer devices are required for fire water systems, irrigation systems (on a dedicated water meter), systems which may change in character of use (commercial rentals, etc.), gray water systems, or any plumbing system which has cross-connections or the ability to allow water of deteriorated sanitary quality to enter the public water supply. Add note to plan that device is required to be an approved domestic water backflow prevention device. (MBMC 13.08.040)

11. Grading and Drainage: Indicate on plans the existing and updated contours, drainage patterns, spot elevations, finish floor elevation and all existing and proposed drainage pipes and structures. Clarify how runoff around structure will be directed to City right-ofway. (CBC 107.2.1)

12. Utilities: Show all existing and proposed locations of the sewer lateral, water service, and water and sewer mains on the building plans. Include sizes where appropriate. Note the location of all overhead utilities and construction underground service entrances per the CBC.

13. Debris Barrier: A Floating Debris Barrier shall be installed around the waterside perimeter of the construction site and maintained throughout the duration of the project. Note the beginning and end termini of the Floating Debris Barrier on Construction Plans. Silt screens and/ or straw waddles may be needed to prevent demolition/repair debris and sediments from entering the bay in the area of the piling repairs. The location of screens and waddles in this area should also be noted on the plans.

14. Flood Zone Requirements: A Flood Hazard Development Permit is required. The City’s Flood Hazard Prevention Ordinance describes the requirements to obtain this permit.

Pertinent requirements include, but are not limited to:
a) Per Section 14.72.050 A.3.a., new or substantial improvement construction, shall have the lowest floor (including basement) elevated two feet above the base flood elevation. Elevation data shall be based on NAVD 1988.
b) Submit a FEMA Elevation Certificate which will indicate the base flood elevation to be used with the proposed construction drawings. (Prior to Final Sign-off, submit an Elevation Certificate to indicate the finish elevations of the completed building.) c) Verify that all mechanical and electrical machinery and controls (heating, A/C, etc.) is above BFE or flood proofed.

Add the following Notes to the Plans:

1. Any damage, as a result of construction operations for this project, to City facilities, i.e. curb/berm, street, sewer line, water line, or any public improvements shall be repaired at no cost to the City of Morro Bay.

2. No work shall occur within (or use of) the City’s Right of Way without an encroachment permit. Encroachment permit application and requirements are available on the City’s website at the following location: https://www.morro-bay.ca.us/197/PublicWorks. • A standard encroachment permit shall be required for the proposed driveway; the Attachment 2

driveway shall comply with B-9 (Driveway Ramps: Size & Location). • A sewer encroachment permit shall be required for any repairs or installation of a sewer lateral within the City right-of-way or within a utility easement. • If a construction dumpster is used, the dumpster location shall be on private property, unless allowed by a temporary encroachment permit within the City right-of-way.

Planning Conditions:

1. A Coastal Development Permit shall be submitted to the Community Development Department prior to issuance of a building permit.

2. Inspection: The applicant shall comply with all City conditions of approval and conditions imposed by the California Coastal Commission and obtain final inspection clearance from the Planning Division at the necessary time in order to ensure all conditions have been met.

3. Bayside Lateral Public Accessway (Harborwalk). The bayside lateral access, also known as the Harborwalk, shall maintain a minimum 15-foot wide coastal access with open unobstructed access at all times with no tables or dining encroachments in order to maximize public access. Any uses that obstruct the lateral access such as private uses or barriers including furniture, planters, ropes, or restaurant seating within the 15 foot lateral access shall be prohibited.

4. Floating dock. The floating dock shall be publicly available for general public pedestrian access and either short-term or long-term use by recreational or commercial boats. Signs discouraging the public from walking on the docks during daylight hours are prohibited.

The dock shall be open to the general public during at least daylight hours (i.e. one hour before sunrise to one hour after sunset).

5. Dock material as shown on Project Plans dated November 1, 2023 shall be revised with the building plan submittal to be composite decking material in lieu of fiberglass decking in order to have consistent materials pursuant to the DWSP design guidelines unless otherwise required by the preconstruction eelgrass survey and the California Eelgrass Mitigation Policy (CEMP).

6. The second floor public view deck as part of the public benefit shall be made open and available to the public during daylight hours.

7. Historical interpretive sign copy shall be reviewed and approved by the Community Development Director prior to issuance of the building permit.

8. Twenty five percent of hotel rooms shall be set at rates equal to the City’s area low-cost threshold pursuant to LUP Policy LU-6.5 or as otherwise approved consistent with the coastal development permit. The low cost threshold would be established based on the City’s Lower Cost Visitor Serving Accommodations Technical Memorandum, or Smith Travel Research data or not to exceed 75 percent of the prior year’s statewide average daily rate.

9. The diagonal view corridors at southwest and southeast building corners shall be maintained with no furniture item or table umbrellas to exceed 30 inches in height per the Waterfront Master Plan. No podium, hostess stand or station shall be allowed within the required view corridor.

Attachment 2

10. Eelgrass – Applicant shall be subject to the California Eelgrass Mitigation Policy (CEMP) which requires that a pre-construction survey shall be completed within 30-60 days prior to issuance of a building permit. Post-construction survey shall be completed within 30 days of construction completion or as otherwise determined by the National Marine Fisheries Service (NMFS) in order to determine amount of impact if any and CEMPrequired annual reporting and mitigations. Any eelgrass habitat shall be documented and reported to the Community Development Director. If the report identifies a reduction in eelgrass coverage then a plan shall be prepared to identify the appropriate mitigations necessary and in line with the specifications for mitigation of eelgrass habitat as provided for in the California Eelgrass Mitigation Policy, dated October 2014 or successor guiding document.

11. A Marine Wildlife Contingency Plan shall be developed and approved by the City of Morro Bay prior to the initiation of pile driving activities. This plan shall describe specific methods that will be used to reduce pile-driving noise. Power to the pile driver shall be ramped up to allow marine wildlife to detect a lower sound level and depart the area before full-power noise levels are produced. The plan shall identify a USFWS-approved biologist to monitor all construction within the water-lease area who shall be retained by the applicant. The plan shall describe on-site marine wildlife monitoring and reporting requirements as well as identify specific conditions when the biological monitor shall be allowed to stop work, such as observance of a marine mammal within 100 feet of the project area. The biologist shall be responsible to monitor for compliance with all environmental mitigation measures, and regulatory permit conditions (as applicable). The approved biological monitor shall be present onsite during construction and shall have the authority to stop construction if any individuals of southern sea otter are seen within 100 feet of the project area. Construction will be allowed to resume after sighted otters have left the 100-foot radius of the project area. The species shall not be disturbed or forced from the project site by equipment, noise, or other disruptive activity. The monitor will have discretionary authority to temporarily halt the project if it is determined that the otter, or other marine mammal, could be affected by the project, even if the animal is beyond the 100-foot boundary. All construction crew employees shall be informed on the requirements of this condition.

12. A project-specific Oil Spill Response and Recovery Plan that includes specifics on reporting and response procedures, available on-site equipment and contracted services, and responsibilities shall be completed and approved prior to the initiation of construction activities. Specifically, the project shall include the following Best Management Practices (BMPs) and shall be included on building plans submitted for approval:
a. No refueling of equipment without adequate containment and spill response equipment. The barge shall have only double contained fuel storage below decks, with the spill containment and clean up kits on-site and easily accessible. Spill containment and clean up kits shall include the following:
b. 150 feet Absorbent Boom 200 square feet Absorbent Tarp (for use during pile driving operations)
c. Barrel Absorbent Pads
d. Container Absorbent Granules
e. Rainwater runoff pollution from equipment stored on deck shall be prevented through ongoing equipment maintenance and appropriate double containment. f. The work area shall be contained within a boom to prevent debris from falling into the water.

Attachment 2

g. All equipment fueling shall take place on the barge, with containment in-place. No refueling between vessels shall occur.
h. An Absorption Tarp shall be placed underneath any portable equipment while in use.
i. No equipment shall be permitted to enter the water with any petroleum products. j. All equipment used during pile driving operations shall be in good condition without fuel or oil leakage.
k. Should any equipment begin to leak, that equipment shall be removed immediately from the barge and repaired or replaced.
l. All vessels shall have portable, regularly serviced sanitation equipment. No overboard discharge is permitted.

13. Prior to issuance of a building permit, a pile driving plan and hydroacoustical noise mitigation plan shall be submitted to the Community Development Director to ensure that underwater noise generated by pile driving activities is minimized to the maximum extent feasible and does not exceed: (1) an accumulated 187 dB SEL as measured 5 meters from the source; and (2) peak dB above 208 dB as measured 10 meters from the source as determined by the Fisheries Hydroacoustic Working Group. In the instance anything other than a vibratory hammer is to be used for pile driving activities, the plan shall provide for a hydro-acoustical monitor to ensure that underwater noise generated by pile driving activities does not exceed such limits. The plan shall identify the type of method used to install pilings. Vibratory hammers shall be used where feasible; if another method is used, a bubble curtain shall be employed to contain both noise and sediment. The plan shall also provide for additional acoustical BMPs to be applied if monitoring shows underwater noise above such limits (including, but not limited to, alternative pile driving methods (press-in pile placement, drilling, dewatered isolation casings, etc.) and additional noise dampening measures (sound shielding and other noise attenuation devices).

14. Netting or fencing around and underneath the project site shall be installed to catch and remove debris released during and after construction.

15. To reduce potential turbidity-associated impacts, silt screens should be used when and where they will be effective. The relatively high tidal currents within Morro Bay could reduce the effectiveness of silt screens and should be considered prior to placing of these screens.

16. Exterior lighting fixtures shall include specifications on the building plans submittal for approval consistent with Zoning Code section 17.14.090 that ensure exterior lighting is cut-off, shielded, or downward fixtures and is between 2600 and 3500 Kelvin and has a CRI of 85 or greater.

17. A minimum of three trash cans with self-closing lid or other bird deterrent as approved by the Community Development Director shall be identified on plans to be included with the building permit submittal.

18. A 4-8 capacity public bike rack shall be installed on the site and placed so as not to impede public pedestrian flow. Location and brand of bike rack shall be included with the building permit submittal. Bike rack shall be consistent with other City facilities or as otherwise approved by the Community Development Director.

Attachment 2

19. Two benches available for general public use shall be located in the general public plaza area.

20. Building plans submitted for approval shall meet all accessibility requirements to both adjacent lease site and public ways and match the grades without requirement for handrails providing a smooth transition between lease sites.

Planning Commission conditions added on December 19, 2023:

21. Exterior stairs along the south elevation shall be adjusted so there is clear 10-foot wide vertical access with minimum 8 foot clearance height.

22. The alternate second floor plan which shows two hotels rooms facing the bay as presented at the December 19, 2023 Planning Commission meeting shall be incorporated into the revised plan set for City Council CUP review.

PASSED AND ADOPTED by the Morro Bay Planning Commission at a regular meeting thereof held on this 19th day of December, 2023 on the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Chairperson William Roschen
ATTEST
Scot Graham, Secretary
The foregoing resolution was passed and adopted this 19th day of December, 2023.

Attachment 2

EMBARCADERO

SUBJECT PROPERTY

HARBOR ST

MORRO BAY BLVD

PACIFIC ST

MARKET AVE
A.

1. 2.

3. 4.

5. 6.

7. B.

C.

D.

E.

F.

G.

H.

I.

J.

K.

ALL WORK SHALL CONFORM TO: (A) THE MINIMUM STANDARDS OF THE LATEST

EDITION OF THE INTERNATIONAL BUILDING CODE AND ALL RELATED DOCUMENTS PUBLISHED BY THE I.C.C. WHICH HAVE BEEN ADOPTED BY THE LOCAL GOVERNING AGENCY; (B) ALL REGULATIONS AND ORDINANCES OF ALL LOCAL GOVERNING AGENCIES; (C) ANY SPECIAL CONDITIONS REQUIRED BY THE LOCAL GOVERNING AGENCIES; AND (D) ALL CALIFORNIA STATE CODE AMENDMENTS (BUILDING STANDARDS CODE) TITLE 24
ALL CODES REFERENCED SHALL BE CALIFORNIA EDITIONS. THE CODES REFERENCED IN THESE PLANS ARE AS FOLLOWS:
2019 CALIFORNIA RESIDENTIAL CODE (CRC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA FIRE CODE (CFC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CALIFORNIA GREEN CODE (CGC)
CALIFORNIA STATE ENERGY CONSERVATION STDS. (TITLE 24)

ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED BY THE CONTRACTOR FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY

DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE

WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ARCHITECT'S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO, HE SHALL BE PROCEED AT HIS OWN RISK.

OMISSIONS FROM THE DRAWINGS AND SPECIFICATION OR THE MISDESCRIPTION OF

THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE

DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY PERFORMED, SHALL

NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR

MISDESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.

DIMENSIONS SHOWN SHALL TAKE PRECEDENCE OVER DRAWING'S SCALE OR PROPORTION. LARGER SCALE DRAWINGS SHALL TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS.

THE CONTRACTOR SHALL FOLLOW ALL APPLICABLE INDUSTRIAL SAFETY REGULATIONS. THE LOCAL GOVERNING AGENCY, THE ARCHITECT, AND THE OWNER SHALL NOT BE RESPONSIBLE FOR ENFORCING SAFETY REGULATIONS.

THE ARCHITECT OF RECORD SHALL BE RESPONSIBLE FOR REVIEWING AND

COORDINATING ALL SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING

DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. 2019 CBC APPENDIX CHAPTER 107.3.4

NO HAZARDOUS MATERIALS SHALL BE STORED AND / OR USED WITHIN THE BUILDING, WHICH EXCEED THE QUANTITIES LISTED IN CHAPTER 27 OF THE 2019 CFC CONTRACTOR TO NOTIFY OWNER PRIOR TO COMMENCING WITH ANY WORK.

CONTRACTOR SHALL CONFORM TO ANY REQUIREMENTS FOR NOISE AND DUST CONTROL TRASH, STORAGE, WORK HOURS, SITE ACCESS, SIGNAGE, ETC. AS DIRECTED BY THE OWNER.

CONTRACTOR IS RESPONSIBLE FOR SCHEDULING INSPECTIONS BY THE BUILDING DEPT. AND OTHER AGENCIES AS REQUIRED.

PRIOR TO ISSUANCE OF THE BUILDING PERMIT, THE GENERAL CONTRACTOR SHALL

SUBMIT A SOLID WASTE RECYCLING PROGRAM TO THE BUILDING DEPARTMENT FOR REVIEW AND APPROVAL. THE PROGRAM SHALL ADDRESS AND INCLUDE, BUT IS NOT NECESSARILY LIMITED TO: CONCRETE WASTE, GYPSUM BOARD, WOOD, METAL AND EXCESS EXCAVATION MATERIALS.

THE APPROVED PROJECT ALLOWED TO BE CONSTRUCTED BY THE BUILDING PERMIT SHALL CONFORM TO THE FIRE SAFETY PLAN REQMTS. AS DEEMED NECESSARY BY THE FIRE DEPT HAVING JURISDICTION FOR THE BLDG PERMIT. PRIOR TO BEGINNING

CONSTRUCTION THE PROPERTY OWNER SHALL READ THE FIRE SAFETY PLAN

ISSUED BY THE FIRE DEPT AND BECOME FULLY AWARE OF ALL NECESSARY FIRE

PROTECTION REQMTS AS MANY OF THESE FIRE PROTECTION REQMTS MAY

REQUIRE THE INSTALLATION OF FIRE SPRINKLERS / SPECIAL SAFETY GLAZED

WINDOWS / SPECIAL DRIVEWAY-ROADWAY REQMTS AND OTHER SPECIAL

CONSTRUCTION

DIMENSION

WI WROUGHT IRON

FIN FINISH

RO ROUGH OPENING
FURRED

FOUNDATION

FLOOR JOIST
RWD
RS
RM

REDWOOD

ROUGH SAWN
ROOM
FND
FURR
FJ

FHWS FLATHEAD WOOD
FO

FLR FLOOR

FACE OF

FTG FOOTING

FLUOR FLUORESCENT

EQ EQUAL

POLYVINYL CHLORIDE

REINFORCEMENT

REFRIGERATOR

PREFABRICATED

FLATHEAD MACHINE

REDWOOD
R
RD
PR
PVC

RADIUS/RISER

ROOF DRAIN
PAIR
FHMS
RDWD
REFR
REQD
REINF

REQUIRED

EW EACH WAY

FINISH FLOOR

FIXED GLASS

FORCED AIR UNIT
FG
EXT
FF
FAU

EXTERIOR
PREFAB
(E) EXISTING

OVERFLOW SCUPPER

OUTSIDE DIAMETER

PROPERTY LINE
OS
OC

OH OVERHEAD

ON CENTER ENCLOSURE

PERFORATE

OPENING
PLYWD
PL

PLYWOOD

ENCL OD
PERF
OPG
DN
DR
DOWN
DOOR

DISHWASHER

EJ EXPANSION JOINT
ELEC
EA
DW
EACH

ELECTRICAL

WIN WINDOW
WR

WP WATERPROOF
WWM
WWF

WELDED WIRE MESH

WELDED WIRE FABRIC

WATER RESISTANT

NOT TO SCALE

NOT IN CONTRACT

COLD WATER
CENTER

N NORTH
CW
CTR

NATURAL

OBSCURE
O/
NO
NTS
OVER
NUMBER
NAT
OBS
NIC

CTSK COUNTERSINK

DS DOWNSPOUT
DIAG
DBL
DIA
DIM
DOUBLE

DIAMETER

DIAGONAL

OTHERWISE

WD WOOD
W/O
WH
WC
W/
VIF

WITHOUT

WATER HEATER

WATER CLOSET

VERIFY IN FIELD
WITH

MANUFACTURER

MISCELLANEOUS

MEDICINE CABINET

MACHINE BOLT

COMP COMPOSITE SHINGLES
MAX

CONSTRUCTION

COUNTER SINK

CASEMENT
MISC
MTL
MFG
MECH
MIN
METAL

MECHANICAL

MINIMUM
CONST
CSMT
CSK
MEDIUM
MB
MED

MC CERAMIC TILE

CONTINUOUS
CO
CT
CONT
CONC

COL COLUMN

CONCRETE

CLEANOUT

MAXIMUM

TV TELEVISION

TEMPERED GLASS

TOP OF SHEATHING
TMPR
TOS

TOP OF PLATE
UNO
TYP
THK

UNLESS NOTED

TYPICAL
THICK
TOPL

TOP TOP OF PARAPET
LAM
LAV
JST

LAMINATE

LAVATORY
JOIST

CB CATCH BASIN

CONTROL JOINT

CLR CLEAR
CAB
CJ
CLG

CABINET

CEILING

MATL MATERIAL

CMU CONCRETE MASONRY

INSUL INSULATION

T&B TOP & BOTTOM

TOP OF MASONRY
STRUCT

T TREAD

STRUCTURAL
TOM

TOP OF BEAM
T&G
TC
TO

TRASH COMPACTOR

TONGUE AND GROOVE
TOP OF
TOB

AIR CONDITIONING

HEATING/VENTILATING/

ALUM ALUMINUM

AFF ABOVE FINISH FLOOR

ADJ ADJACENT
HVAC

HW HOT WATER
HTR
IN
HGT
INCH
HEATER
HEIGHT

INT INTERIOR SKYLIGHT

SHWR SHOWER

SIM SIMILAR

SHTG SHEATHING
SKL
SLDG
STOR
STL
SQ
SL

STORAGE

SLIDER (WINDOW)

SLIDING
SQUARE
STEEL

GYPSUM BOARD

GALVANIZED STEEL

GLU LAM BEAM

GARBAGE DISPOSAL

AIR CONDITIONING
CL
∅
@

CENTERLINE

DIAMETER
ANGLE
AT
A/C

AC ASPHALT CONCRETE
GB
GD
GYP
GLB
GS
GYPSUM

GA GAUGE
HDR
HB
HEADER

HOSE BIBB

AB ANCHOR BOLT

SHELVING
SHELF
SHEET
S&P
SH
SEL
SS

SHELF AND POLE

STAINLESS STEEL

SINGLE HUNG
SELECT
SHLV
SHLF
SHT

SF SQUARE FEET
SCREW
SCREW
UNIT

BOBM BOTTOM OF BEAM

BO BOTTOM OF

BLDG BUILDING
BLKG
BLK

BD BOARD
BLOCK

BLOCKING

BM BEAM

BOF BOTTOM OF FRAMING

BO BOTTOM OF

PEMB PRE-ENGINEERED

METAL BUILDING

OWNER FURNISHED,

CONTRACTOR

INSTALLED
OFCI

MATERIAL NUMBER

COLOR DESIGNATION
#?

KEYNOTE NUMBER
101 DOOR NUMBER
100 WINDOW NUMBER

DETAIL NUMBER

DRAWING SHEET
1 A101
SIM
A101
1 SIM DETAIL NUMBER

DRAWING SHEET

GRID NUMBER

ELEVATION

ROOM NUMBER

ROOM AREA
W1 WALL TYPE
1 1

A TRUE NORTH
(N)

CONSTRUCTION
(E) CONSTRUCTION

TO BE REMOVED
(E) TO REMAIN

LINE ABOVE

LINE BELOW

PROPERTY LINE

VIEW DIRECTION
(N) 1-HR

CONSTRUCTION

CEILING HEIGHT

CEILING FINISH

CEILING MATERIAL
FIN
1'-0"
MAT
N

ROOM NAME
101
150 SF

PROPERTY SETBACK /

EASEMENT
OWNER:

CALIFORNIA COASTAL INVESTMENTS,
LLC
2436 BROAD ST

SAN LUIS OBISPO, CA
TEL: 805-544-5583
REP: ERIC NEWTON
EMAIL: [email protected]
ARCHITECT:

OUTLIER
1381 FILBERT AVE

CHICO, CA
TEL: 805.791.7610
REP: TREVOR MILLER, AIA
EMAIL: [email protected]

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:11 PM
A0.1 COVER SHEET
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

LIBERTINE MB RENOVATION

INTERIOR AND EXTERIOR IMPROVEMENTS
801 EMBARCADERO, LEASE SITES 86 AND 86W

MORRO BAY, CA

VICINITY MAP

GENERAL NOTES

ARCHITECTURAL ABBREVIATIONS

SYMBOL LEGEND

THE PROJECT AS CONFIGURED EXCEEDS THE SETBACK REQUIREMENT AT SECOND FLOOR ALONG THE
EMBARCADERO STREET FRONTAGE, EXCEEDS THE 17 FOOT HEIGHT, AND THE VIEW CORRIDOR 45 DEG
ANGLE AT THE SW BUILDING CORNER. HOWEVER, SIGNIFICANT PUBLIC BENEFIT HAS BEEN...

THE SOUTH LEASE LINE GOING WEST/EAST WILL BE ADJUSTED 10 FOOT TO THE SOUTH AND WEST TO
INCLUDE THE HARBORWALK AND COASTAL ACCESS IMPROVEMENTS IN TO THE LEASE SITE.

SITE IMPROVEMENTS INCLUDE A NEW 15 FOOT HARBORWALK ACCESS IMPROVEMENTS WITH NEW

PILINGS, CONTINUOUS COASTAL ACCESS FROM BOTH NORTH AND SOUTH ENDS, LOWER DOCK AREA

WITH RAMP, EMBARCADERO PUBLIC IMPROVEMENTS BOTH ON THE LEASE SITE AND ADJACENT CITY...

THE UPDATED RESTAURANT WILL INCLUDE OUTDOOR DINING AT THE EAST/WEST SIDES, AREAS FOR

LIVE MUSIC, COVERED OUTDOOR DINING, ADA IMPROVEMENTS, KITCHEN/BAR UPGRADES AND A CONFERENCE/EVENT SPACE. THE SECOND LEVEL 7 UNIT HOTEL/VACATION RENTAL WILL HAVE PRIVATE...

THIS PROJECT WILL DEMOLISH THE MAJORITY OF AN EXISTING 4677 SF TWO STORY BUILDING WITH BASEMENT AND RECONSTRUCT INTO A 5206 SF MIXED-USE BUILDING(529 ADDITIONAL SF)

FEATURING

AN UPDATED RESTAURANT WITH INDOOR/OUTDOOR DINING, UPGRADED BASEMENT AREA, NEW COFFEE SHOP, NEW 7 UNIT HOTEL, NEW SECOND LEVEL VIEWING DECK, NEW PUBLIC DOCK, AND SIGNIFICANT SITE IMPROVEMENTS.

SCOPE OF THIS PROJECT INCLUDES THE FOLLOWING

PROJECT DESCRIPTION

DIRECTORY

SPRINKLERS Y Y
NO. UNITS (1)

BAR/RESTAURANT
(1)

BAR/RESTAURANT
(1) COFFEE SHOP
(7) HOTEL ROOMS
NO. STORIES 2 WITH BASEMENT 2 WITH BASEMENT

CONSTRUCTION TYPE V-B V-B
OCCUPANCY A-2 A-2, B, R-1

EXISTING PROPOSED

BUILDING SUMMARY

WEST N/A - WATER

SOUTH PLAZA (RESTAURANT / RETAIL)

EAST RESTAURANT / RETAIL

NORTH RESTAURANT / RETAIL

ADJACENT USES

AVERAGE NATURAL GRADE
BUILDING HEIGHT ABOVE A.N.G. 25'-0"
SIDE [PROJECT SOUTH] 0'-0" 10'-2"
SIDE [PROJECT NORTH] 0'-0" 0'-0"
REAR [WATER] 10'-0" 15'-1"
FRONT [STREET] 5'-0"... 5'-4"

SETBACKS EXISTING ALLOWED ACTUAL
TOTAL 3409 SF 80% 88% SLOPED
4:12 MIN. AREA 3026 SF
"FLAT" AREA 383 SF 3026 / 3409 =
.887

ROOF SLOPES
TOTAL 172 SF 205 SF
POTTED PLANTS AT 2ND FLOOR 0 SF 118 SF
PLANTERS AT 1ST FLOOR 172 SF 87 SF

LANDSCAPE AREA
FLOOR AREA RATIO (FAR) 1.12 1.25 1.05
2ND FLOOR BUILDING AREA
OVER LAND PORTION 2,777 SF 2,433 SF
1ST FLOOR BUILDING AREA
OVER LAND PORTION 3,304 SF 4,100 SF
LAND PORTION OF PARCEL 5,430 SF 6,200 SF

FLOOR AREA RATIO (FAR) CALCS

SQUARE FOOTAGE OF BUILDING
OVER WATER (2ND FLOOR) 1,047 SF 544 SF

SQUARE FOOTAGE OF BUILDING
OVER WATER (1ST FLOOR) 1,047 SF 1,047 SF
WATER PORTION OF PARCEL 1,957 SF 2,235 SF
2ND FLOOR COVERAGE (2,777 / 3,800)
= 73.1%
(2,433 / 4,340) =

56.1%
2ND FLOOR AREA OVER LAND
PORTION 2,777 SF 2,433 SF

ALLOWED FIRST FLOOR
COVERAGE 3,800 SF 4,340 SF
1ST FLOOR COVERAGE (3,304/5,430)
= 60.8%
(0.7 x 5,430)
= 3,857 SF
(70%)
(4,100/6,200) =

66.1%
1ST FLOOR BUILDING AREA
OVER LAND PORTION 3,304 SF 4,100 SF
LAND PORTION OF PARCEL 5,430 SF 6,200 SF

LOT COVERAGE CALCS

EXISTING ALLOWED PROPOSED

COASTAL ZONE Y

FLOOD ZONE ZONE AE

FIRE ZONE N/A

LOCAL ZONING
WF/PD/S.4

WATER FRONT, PLANNED DEVELOPMENT,

DESIGN CRITERIA
LOCAL CODE MORRO BAY MUNICIPAL CODE, TITLE 17

LOCAL JURISDICTION MORRO BAY, SLO COUNTY
LEGAL DESCRIPTION CY MB PM 3/10 PAR 20 (LS 86)
APN 066-322-008

CODE ANALYSIS
HISTORIC PARKING CREDITS AVAILABLE 79
TOTAL SPACES REQUIRED 66.9
TOTALS
TOTAL 2
35' TIE DOWN AREAS 2 2
1 SPACE PER 35' OF TIE DOWN AREA

BOAT SLIPS
TOTAL 7.7
.1 * 7 .7
(7) UNITS 1 x 7 7
1 SPACE PER UNIT PLUS 1 SPACE FOR EACH 10 ROOMS
HOTEL
TOTAL 7.8
REAR PATIO DINING 261 2.2
FRONT PATIO DINING 676 5.6
1 SPACE PER 120 SF OF CUSTOMER AREA

UNCOVERED OUTDOOR DINING
TOTAL 49.4
BANQUET 324 5.4
COFFEE SHOP 553 9.2
COVERED OUTDOOR DINING 751 12.5
DINING 1338 22.3
1 SPACE PER 60 SF OF CUSTOMER AREA

RESTAURANT

REQUIRED PARKING CALCULATIONS

PARKING ANALYSIS

LOADING
10' x 35' Loading Zone 1
TOTAL PARKING PROVIDED 1
NO. DESC. DATE
HALL 293 SF
HOTEL SERVICE 86 SF
KING STUDIO #2 311 SF
KING STUDIO #1 354 SF
STANDARD STUDIO #1 286 SF
STANDARD STUDIO #2 271 SF
KING STUDIO #4 313 SF
MOBILITY SUITE #1 357 SF
KING STUDIO #3 327 SF
LEVEL 2
HOTEL ENTRY 256 SF
BAR 261 SF
OUTDOOR PATIO 676 SF
COVERED DINING 751 SF
MEN'S RR 124 SF
WOMEN'S RR 138 SF
WASTE 151 SF
ENTRY 237 SF
MAIN DINING AREA 1,338 SF
BANQUET / MEETING 324 SF
KITCHEN 552 SF
COFFEE SHOP 553 SF
LEVEL 1
STORAGE 77 SF
MECH. 117 SF
BREWING AREA 640 SF
COLD STORAGE 300 SF

BASEMENT

AREA SQUARE FOOTAGE

OCCUPANCY AREA TABLE
TOTAL CHANGE -- 770 SF

LAND PORTION OF
SITE 5,430 SF 6,200 SF

EXISTING PROPOSED

IMPERVIOUS SURFACE
NOTE: WE ARE PROPOSING A LEASE LINE ADJUSTMENT, THE EXTENTS OF WHICH ARE INDICATED ON THE PROPOSED SITE PLAN, SHEET A1.1. ALL CALCULATIONS ARE BASED ON THE PROPOSED LEASE LINE ADJUSTMENT. - HEIGHT EXCEPTION: PROPOSED BUILDING EXCEEDS 17FT
- PROPOSED BUILDING SHALL NOT EXCEED 25FT
- 2ND FLOOR SETBACK AT STREET FRONTAGE/RIGHT OF WAY
- 10FT REQUIRED, 0FT PROPOSED, TO MAINTAIN TWO-STORY VOLUME

SIMILAR TO EXISTING BUILDING
- FRONT FACE IS BROKEN UP BY BALCONY/AWNING
- MINOR VIEW CORRIDOR ENCROACHMENT AT SOUTHWEST CORNER
- LEASE LINE ADJUSTMENT MITIGATES MUCH OF THE CONCERN
- ADDITIONAL GLAZING AT SOUTHWEST CORNERS MAINTAINS VIEW

THROUGH BUILDING

REQUESTED EXCEPTIONS
- METERED ELECTRICAL CONNECTIONS AT THREE LOCATIONS ACROSS PLAZA
- METERED WATER CONNECTIONS AT TWO LOCATIONS ACROSS PLAZA - REMOVAL OF HARDSCAPE AND ASPHALT PAVING AT PLAZA AREA - CONCRETE CURB TRANSITIONS AND STABILIZED DG SURFACING

ACROSS PLAZA AREA
- RECONFIGURE CURB DI DRAINAGE THROUGH PLAZA AREA
- PERFORM ANY ADDITIONAL IMPROVEMENTS REQUESTED BY CITY PAID

FOR BY ADJACENT LEASE SITES OR CITY, CAN BE PERFORMED DURING

THE CONSTRUCTION PHASE

ADDITIONAL PUBLIC BENEFITS WITH APPROVAL TO USE PLAZA FOR PUBLIC CONCERTS:
- ADD'L 5FT HARBORWALK WIDTH (APPROX 300 SF)
- PUBLIC ACCESS TO NEW PRIVATE DOCK
- LIMITED PUBLIC ACCESS TO 2ND FLOOR VIEW DECK
- PUBLIC SIDEWALK/GUTTER IMPROVEMENTS ALONG EMBARCADERO

STREET ALONG WIDTH OF PROPOSED PLAZA
- NEW LOADING/DROP-OFF AREA
- DESIGN FOR PUBLIC PLAZA

PROPOSED SIGNIFICANT BENEFITS
TOTAL SHEETS: 18
A9.2 PROJECT IMAGES
A9.1 PROJECT IMAGES
A8.1 SIGNAGE
A7.1 SCHEDULES
A6.1 SECTIONS
A5.2 ELEVATIONS WITH CONTEXT
A5.1 BUILIDNG ELEVATIONS
A4.1 FLOOR AND ROOF PLAN
A2.2 FLOOR PLANS
A2.1 DEMO PLAN
A1.4 LIGHTING PLANS
A1.3 LANDSCAPE PLANS
A1.2 FRIDAY / SATURDAY PROPOSED CONCERT LAYOUT PLAN
A1.1 SITE PLAN
A1.0 SURVEY
A-2 CONSTRUCTION PLAN / SECTION A-A
A-1 SITE PLAN / GENERAL NOTES
A0.1 COVER SHEET

ARCHITECTURAL

SHEET INDEX
THIS PROJECT WILL DEMOLISH THE MAJORITY OF AN EXISTING 4677 SF TWO STORY BUILDING WITH BASEMENT AND RECONSTRUCT INTO A 5206 SF MIXED-USE BUILDING (529 ADDITIONAL SF)

FEATURING AN UPDATED RESTAURANT WITH INDOOR/OUTDOOR DINING, UPGRADED BASEMENT AREA, NEW COFFEE SHOP, NEW 7 UNIT HOTEL, NEW SECOND LEVEL VIEWING DECK, NEW PUBLIC DOCK, AND SIGNIFICANT SITE IMPROVEMENTS.

THE UPDATED RESTAURANT WILL INCLUDE OUTDOOR DINING AT THE EAST/WEST SIDES, AREAS

FOR LIVE MUSIC, COVERED OUTDOOR DINING, ADA IMPROVEMENTS, KITCHEN/BAR UPGRADES AND A CONFERENCE/EVENT SPACE. THE SECOND LEVEL 7 UNIT HOTEL/VACATION RENTAL WILL HAVE PRIVATE PATIOS WITH ACCESS FROM THE SECOND LEVEL VIEWING DECK.

SITE IMPROVEMENTS INCLUDE A NEW 15 FOOT HARBORWALK ACCESS IMPROVEMENTS WITH NEW

PILINGS, CONTINUOUS COASTAL ACCESS FROM BOTH NORTH AND SOUTH ENDS, LOWER DOCK

AREA WITH RAMP, EMBARCADERO PUBLIC IMPROVEMENTS BOTH ON THE LEASE SITE AND

ADJACENT CITY PARCEL, NEW PASSENGER LOADING AND DROP OFF ZONE, AND PLAZA IMPROVEMENTS.

THE SOUTH LEASE LINE GOING WEST/EAST WILL BE ADJUSTED 10 FOOT TO THE SOUTH AND WEST TO INCLUDE THE HARBORWALK AND COASTAL ACCESS IMPROVEMENTS IN TO THE LEASE SITE.

THE PROJECT AS CONFIGURED EXCEEDS THE SETBACK REQUIREMENT AT SECOND FLOOR ALONG THE EMBARCADERO STREET FRONTAGE, EXCEEDS THE 17 FOOT HEIGHT, AND THE VIEW CORRIDOR 45 DEG ANGLE AT THE SW BUILDING CORNER. HOWEVER, SIGNIFICANT PUBLIC BENEFIT HAS BEEN PROVIDED TO MITIGATE FOR THESE MODIFICATIONS THAT ARE REQUESTED.

REFER TO SURVEY SHEET ~24'-7 1/2" 25'-0" 0'-0" 1'-0" ~24'-7 1/2" ~2'-0" 5'-0" AVG 1'-0" ~15'-8" 15'-8" 2022 2022 2022 2022 2022 2022 2022 2022 10'-2"
0'-0"
15'-1"
5'-4"
25'-0" 1'-0" 15'-8"25'-0" ACTUAL
1ST FLR
ACTUAL
2ND FLR 15'-8" 5'-4" 1'-0" 33'-2" D1 D2S1 DOCK/PILE PLAN - SITE PLAN & GENERAL NOTES DOCK/PILE PLAN - CONSTRUCTION PLAN A2.3 LIBERTINE MORRO BAY A NEW MIXED USE BUILDING LIBERTINE MORRO BAY A NEW COMMERCIAL AND HOSPITALITY BUILDING (ALLOWED 70%) 70% OF ALLOWED 1ST FLOOR BUILDING COVERAGE)
(ALLOWED 70%) 418 BROADWAY

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯ LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
ARCHITECT:

HAB DESIGN GROUP
330 S HALCYON RD
ARROYO GRANDE, CA 93420
805-544-4334
REP: C.J. HORSTMAN, AIA
EMAIL: [email protected] DESIGN BY: 5,430 SF 3,800 (3,800 / 5,430)
= 70%
(2,433 / 3,800)
= 64% 1,957 SF 5,430 1.14 5'-0" AVG 5'-0"... 2'-9" 26'-0" 2023-11-01 Attachment 3

PART OF MARINE PROPOSAL NOT PART OF MARINE PROPOSAL

PROJECT
SITE
NORTH

VICINITY MAP

NO SCALE
MORRO BAY BLVD.

HIGHWAY 1
HIGHWAY 41
MARINA ST.

PROJECT SITE
MAIN ST.

EMBARCADERO
M
O
R
R
O
B
A
Y

VICINITY PHOTO
END TERMINI OF FLOATING DATE 1-10-22 GOOGLE EARTH

DEBRIS BARRIER LOCATED AT
HIGH

TIDE LINE

SHORE CONTROL LINE

SHORE CONTROL LINE

LEGAL DESCRIPTION

OWNERS------------ CALIFORNIA COASTAL INVESTMENT LLC
2436 BROAD ST. SAN LUIS OBISPO, CALIF.
805 544-5583 ERIC NEWTON

SITE ADDRESS------- 801 Embarcardero

MORRO BAY, CALIF
LEASE SITES------- 86 W
Morro Bay, California

COUNTY OF SAN LUIS OBISPO, CALIFORNIA
APN. ----------------- 066-322 008
ZONE---------------- H. WF. (PD/S.4)

PROPOSED IMPROVEMENTS
INSTALL MORROBAY HARBORWALK 15' WIDE.

INCLUDING NEW HANDRAIL
REPLACE AND INSTALL 7 NEW 16" STEEL PILES.

SLEEVE 3 EXISTING PILINGS

INSTALL NEW STEEL SUPPORT BEAMS

ENLARGE AND REPLACE EXISTING DEMOLISHED DOCK W/ NEW FLOATING MAIN FLOAT

INCLUDING NEW MARINE UTILITY PEDESTALS
CONNECT FLOATING MAIN FLOAT TO ADJACEENT FLOAT, INSTALL NEW 10'

VERTICAL HARBORWALK ACCESS TO ADJACENT STREET END
REMOVE AND RELOCATE NEW H.C. ACCESSIBLE GANGWAY
EXTEND EXISTING WATER LEASE 15' TO THE WEST AND 7'-4" TO THE SOUTH

GENERAL NOTES
NOTE!

ALL WORK SHALL BE COMPLETED IN

A GOOD WORKMANSHIP MANNER
CONTRACTOR SHALL HAVE ON SITE 2022
COPY OF C.B.C.., ALL WORK SHALL COMPLY
W/ 2022 C .B.C.,

CITY OF MORRO BAY, CODES AND REQUIREMENTS,CONDITIONS OF APPROVAL

CALIFORNIA COSTAL COMMISSIONS STANDARD AND SPECIAL CONDITIONS,

ARMY CORPS OF ENGINEERS AND REGIONAL WATER QUALITY CONTROL BOARD

CONTRACTOR SHALL NOTIFY ARCHITECT

AND OWNER PRIOR TO CHANGES OF CONSTRUCTION
FOR APPROVAL.

CONSTRUCTION COORDINATOR SHALL BE

PAUL GILLEN
495 Embarcadero 93442 805 772 -7472

THE CONSTRUCTION COORDINATORS INFORMATION

SHALL BE POSTED ON SITE

STORAGE OF CONSTRUCTION MATERIAL AND EQUIPMENT

STAGING AREA SHALL BE LOCATED INLAND

CONSTRUCTION PRACTICES SHALL BE AS REQUIRED BY

CITY OF MORRO BAY CODES AND REQUIREMENTS, CALIFORNIA COASTAL COMMISSION CONDITIONS OF APPROVAL.

SILT SCREENS SHALL BE PLACED WITHIN THE AREA OF ALL IN-WATER

CONSTRUCTION OR DISTURBANCE TO REDUCE POTENTIAL TURBIDITY ASSOCIATED IMPACTS. ALL CONSTRUCTION SHALL OCCUR WITHIN THE PROJECT FOOTPRINT.

NOTE!

SPECIAL OBSERVATIONS FOR MARINE MAMMALS BY QUALIFIED PERSONAL

SHALL BE REQUIRED DURING PILING DRIVING INSTALLATION
NOTE! PILINGS SHALL BE EMBEDDED MIN20' OR REFUSAL

AS PER SPECIAL INSPECTION & OBSERVATION
AND APPROVED BY PROJECT ARCHITECT (SEE S-1)

ARCHITECT SHALL SUBMIT REPORT TO CITY OF THE INSTALLATION OF PILES

FOLLOWING INSTALLATION OF THE PILINGS
NOTE! A POST MEETING REPORT SHALL BE PROVIDED

TO PLANNING TO DOCUMENT THAT TRAINING OCCURRED

FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION
SHALL BE IN ACCORDANCE WITH 2022
CALIFORNIA FIRE CODE CHAPTER 33, THIS CHAPTER

PERSCRIBES MINIMUN SAFEGUARDS FOR CONSTRUCTION

ALTERATIONS AND DEMOLITION OPERATIONS TO PROVIDE

REASONABLE SAFETY OT LIFE AND PROPERTY

FROM FIRE DURING SUCH OPERATIONS

CONSTRUCTION PRACTICES SHALL BE AS REQUIRED BY

CITY OF MORRO BAY CODES AND REQUIREMENTS, CALIFORNIA COASTAL COMMISSION CONDITIONS OF APPROVAL.

ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY

WITH ALL CONDITIONS OF THE PERMIT THROUGHOUT THE

CONSTRUCTION OF THE PROJECT,

ALL CONTRACTORS AND SUBCONTRACTORS SHALL APPLY
(BMP) BEST MANAGEMENT PRACTICES THROUGHOUT

COURSE OF CONSTRUCTION

UNOBTRUSIVE FENCING SHALL BE INSTALL

TO PROVIDE AND PROTECT THE PUBLIC FROM
ENTERING CONSTRUCTION AREA.

RESTRICTION TO PUBLIC ACCESS WHEN

CONSTRUCTION IN PROGRESS ONLY
flood
ebb

MORRO BAY

CHANNEL LINE
6'-3"

SHORE CONTROL LINE

VICINITY PHOTO

INDEX TO SHEETS
A-1 SITE PLAN GENERAL NOTES
A-2 CONSTRUCTION PLAN/SECTION
A-3 CITY CONDITIONS
A-4 COASTAL CONDITIONS
A-5 A.C.E. CONDITIONS

EXISTING WATER LEASE LINE

PROPOSED NEW WATER LEASELINE

APPROXIMATE LOCATION

OF FLOATING/DEBRIS TURBIDITY

BARRIER/ CONSTRUCTION AREA
. "Construction fencing proposed around shoreside
lease site area for the dock construction. All work
will be performed in the water. There will be no
closures of the pedestrian accessways around the
project site during construction. for maximum of 45
days "

END TERMINI OF FLOATING

DEBRIS BARRIER LOCATED AT
HIGH

TIDE LINE
0 TIDE LINE -4 -2 -8 -6
-10 -16'
-4 -2 -16' -10 -8 -6
0 TIDE LINE

ELEVATION
-10 -8 -6
-4 0 TIDE

ELEVATION
+4
-8
10'-0"
MIN.

EXISTING WATER LEASE LINE

PUBLIC ACCESS

PUBLIC ACCESS

EXISTING HARBOR WALK
SCALE 1" = 10'-0"

MARINA SITE PLAN

TRUE NORTH

PROJECT
NORTH
0 5' 10' 15' 20'

NEW HARBOR WALK

NEW FLOATING MAIN DOCK

NEW GANGWAY
59'-4"
65'-0"

PROPOSED NEW WATER LEASELINE

EXISTING WATER LEASE LINE
A sign that states "Caution: due to fluctuation
of water elevation, this dock/pier is only accessible
between tidal elevations of +7' to 0. use with caution, to be located @ top of gangway access .

HARBOR CENTER
Caution:
due to fluctuation of water elevation,
this dock/pier is only accessible
between tidal elevations of +7' to 0.
use with caution.

SIGNAGE SHALL BE 24" WIDE X 18" HIGH METAL SIGN
W/ IMAGES MOUNTED FLAT ON 4X4 POST
w/ white background & blue lettering

GRAYS INN
1 GRAYS INN

PUBLIC FLOATING DOCK TO REMAIN
OPEN DURING DAYLIGHT HOURS 1
HOUR BEFORE SUNRISE TO 1 HOUR
AFTER SUNSET TO BE LOCATED @

TOP OF PUBLIC ACCESS GANGWAY
SIGNAGE SHALL BE 24" WIDE X 18" HIGH METAL SIGN
W/ IMAGES ON CHAIN GUARD w/ white background
& blue lettering
SECURITY SIGN @ TOP OF 2 GANGWAY

PUBLIC FLOATING
DOCKS

COASTAL ACCESS
3 INTERPRETIVE SIGNAGE DEPICITING

COMMERCIAL AND

SPORTFISHING IN MORRO BAY

WORKING WATERFRONT

HISTORICAL INFORMATION
as supported by
City of Morro Bay & C.C.C.
4 SITE INFORMATION -

LEASE INFORMATION
EXISTING WATER LEASE (1957 S.F.)

PROPOSED
TOTAL LEASE AREA 8435. S.F.

EXISTING MAIN FLOAT AREA ------------- (416 S.F.)

INSTALL NEW STEEL/EPOXY
PILING ------------------------------------------------ 7 EXISTING DECKING---------- 587 S.F
PROPOSED HARBOR WALK----`1360.S.F..

BUILDING USE --MIX USE GROUP B-2/

TYPE ----------------------------------V
-
PROPOSED WATER LEASE (2235 S.F.)
ENCASE OR SLEEVE EXISTING 16" DIA.PILES --3
MARINA INFORMATION .

EXISTING FLOAT LENGTH-------------------- 52- LF.

PROPOSED SLIP LENGTH----=========- 52 LF.

PROPOSED MAIN FLOAT AREA ----------- (416 S.F. )

PUBLIC BOARDWALK TO REMAIN OPEN
24 HOURS A DAY to be located upcoast &
downcoast & entrance to courtyard
OPEN 24

HOURS A DAY
SIGNAGE SHALL BE 24" WIDE X 18" HIGH METAL SIGN
W/ IMAGES MOUNTED FLAT ON 4X4 POST w/
white background & blue lettering
4 2
4 1
4 3
A-1 SITE PLAN GENERAL NOTES

MORRO BAY

HARBORWALK
15'-0"
EXISTING LAND LEASE 5430 S.F..

PROPOSED LAND LEASE 6200 S.F..

SHEET
OF 6 SHEET

LAND/SEA INTERFACE
GENE DOUGHTY-ARCHITECT 1-805-772-8436

LIBERTINE OFFSHORE DEVEOPMENT
SCALE: AS NOTED
DRAWN: GD C
The plans, specifications, ideas and
designs incorporated herein, are
instruments of service prepared for
the construction of the work shown
hereon and are the property of
Land/Sea Interface and
shall not be used in whole or in
part for any other project without
authority of Gene Doughty
Land/Sea Interface C 18794 800 EMBARCADERO, MORRO BAY, CALIF FOR
ERIC NEWTONNEWTON CONSTRUCTION & MANAGEMENT, INC.
1-18-23
4-6-23
EXPIRES 10-31-23
4-6-23
D1
Attachment 3

25'
20'
LEVEL 2
10'
LEVEL 1
0'

BASEMENT
-8'

PROPOSED NEW STRUCTURE

EXISTING BASEMENT
EXISTING FLOOR ELEVATION 14.06'

HARBORWALK
ELEVATION 12.76'

EXISTING REVETMENT
O TIDE
+ 3' WATER LINE

NEW GANGWAY
NEW 8' MAIN FLOAT w/

NEW SUPPORT BRACKETS
NEW 42' handrail to
match adjacent

NEW STEEL BEAMS

ENCASE OR SLEEVE
(E) TREATED PILES
FRP 50% GRATING
20'-0"
MIN. 20' EMBEDMENT
0 5' 10' 15' 20'
NEW STEEL16"
DIA. PILING

SECTION A-A
SCALE 1" = 10'-0"

END TERMINI OF FLOATING

DEBRIS BARRIER LOCATED AT
HIGH

TIDE LINE

SHORE CONTROL LINE
SCALE 1" = 10'-0"

APPROXIMATE LOCATION

OF FLOATING/DEBRIS TURBIDITY

BARRIER/ CONSTRUCTION AREA

UNOBTRUSIVE FENCING SHALL BE INSTALL

TO PROVIDE AND PROTECT THE PUBLIC FROM
ENTERING CONSTRUCTION AREA.

RESTRICTION TO PUBLIC ACCESS WHEN

CONSTRUCTION IN PROGRESS ONLY
. "Construction fencing proposed around shoreside
lease site area for the dock construction. All work
will be performed in the water. There will be no
closures of the pedestrian accessways around the
project site during construction. for maximum of 45
days "
0 TIDE LINE

CONSTRUCTION PLAN

TRUE NORTH

PROJECT
NORTH
0 5' 10' 15' 20'
flood
ebb

MORRO BAY

CHANNEL LINE
6'-3"

SHORE CONTROL LINE
EXISTING HARBOR WALK 12.76ELEV. EXISTING BUILDING

EXISTING FLOATING MAIN FLOAT

EXISTING GANGWAY
8'-0"

NEW FLOATING MAIN FLOAT

EXISTING PUBLIC STREET END OBSERVATION PIER

EXISTING FLOATING TIE-UP DOCK
10'-0"

EXISTING LEASE LINE

EXISTING LEASE LINE

PROPOSED NEW LEASE LINE

PROPOSED NEW LEASE LINE
15'-0"
7'-4"

NEW SUPPORT STEEL BEAMS

SLEEVE OR ENCASE

EXISTING PILINGS NEW STEEL PILINGS

EXISTING

TREATED

WD PILINGS
-4 -2 -8 -6 -10
-16'
-2 0 ELEVATION -10 -8 -6 -4
-16'

END TERMINI OF FLOATING

DEBRIS BARRIER LOCATED AT
HIGH

TIDE LINE EXISTING CONCRETE FOUNDATION

EXISTING FOUNDATION
joist @ 24" o.c.

FRP GRATING
W/ 50% LIGHT

PENTRATION
NEW 30' X4' A.D.A GANGWAY

NEW STEEL

PILINGS
A A
A-2 A-2
A-2

CONSTRUCTION PLANSECTION A-A

SHORE CONTROL LINE

EXISTING PILING EPOXY ENCASEMENT

NO SCALE

EXISTING TREATED WD CAP

NEW STEEL BEARING PLATE

SLEEVE EXISTING DETERIORATED

TREATED WD PILING W/ NEW
16" DIA X -.375

EPOXY COATED STEEL COLUMN
MIN 20' EMBEDMENT

INTO NATIVE SOIL

NEW STEEL COATED BEARING PLATE
MIN 20' EMBEDMENT

INTO NATIVE SOIL

NEW COATED STEEL BEAM

NEW EPOXY COATED STEEL PILING

SLEEVE (E)

TREATED PILING

NEW STEEL PILING

NO SCALE

NO SCALE

MUD LINE MUD LINE
SHEET
OF 6 SHEET

LAND/SEA INTERFACE
GENE DOUGHTY-ARCHITECT 1-805-772-8436

LIBERTINE OFFSHORE DEVEOPMENT
SCALE: AS NOTED
DRAWN: GD C
The plans, specifications, ideas and
designs incorporated herein, are
instruments of service prepared for
the construction of the work shown
hereon and are the property of
Land/Sea Interface and
shall not be used in whole or in
part for any other project without
authority of Gene Doughty
Land/Sea Interface C 18794 800 EMBARCADERO, MORRO BAY, CALIF FOR
ERIC NEWTONNEWTON CONSTRUCTION & MANAGEMENT, INC.
1-18-23
4-6-23
EXPIRES 10-31-23
4-6-23
D2
Attachment 3

EMBARCADERO RD

MORRO BAY BLVD TOPOGRAPHIC MAP PROPOSED BUILDING
CORNER (LOWESTGRADE FOUND): ~12.11
HIGHEST GRADEFOUND:14.10
EXISTING FINISHFLOOR: 14.06
PER HARBORWALKPLAZA SET:HARBORWALKELEVATION SET AT:12.53 PER HARBORWALKPLAZA SET: THRESHOLDELEVATION:12.72
PER HARBORWALKPLAZA SET: THRESHOLDELEVATION:12.72
HIGHEST GRADE AT BUILDING FOOTPRINT: 14.10'LOWEST GRADE AT BUILDING FOOTPRINT: 12.11'DIFFERENCE: 14.10'-12.11' = 1.99'AVERAGE NATURAL GRADE (ANG): 13.10'MAX BLDG HEIGHT: 25' ABOVE ANG = 25' + 13.10' = 38.10' EXISTING SEWER LATEREAL TOREMAIN, OR BE UPGRADED BASED ONVIDEO INSPECTION RESULTS MORRO BAY STAMP AREA¯\_(ツ)_/¯ S1
Attachment
3

DN
DN

R R O B A Y

MORRO BAY
BLVD

MORRO BAY
PIER
GUTTER

CONC CURB AND

TOP CMP

10.06'
BANK
TOP OF
LINE
APPROX. WATER

NEIGHBORING
RIDGE ELEV:

31.46'

NEIGHBORING
PARAPET ELEV: 36.15

NEIGHBORING
RIDGE ELEV:

29.51'
36 37
S
WV
WV
WV
FH
GM
GM
GM
12 12
12 12
12 12
13 138

11.93 CHK PT 135 fdchslx
135

11.94 fdchslx

FDPIERSPIKE
156

12.04 FD MAG&TIN RWLSS CONTROL

11.81 GREEN MARK

12.17 BLUE T MARK

12.04 GAS T 2" PLA

12.09 GAS

12.04 GAS

12.04 GAS

12.24 BLUE T MARK

12.15 SSMH

12.13 GREEN MARK

12.13 GAS MARK

12.19 WV

12.17 WV

12.16 GASV

12.06 WV

11.87 PAC BELL BOX AP

11.87 PAC BELL BOX AP

11.92 PAC BELL BOX AP

11.90 PAC BELL BOX AP

11.99 CATV BOX

11.82 12.22

12.04 AC

11.74 C

11.62 FL

11.83 FL

11.98 C

12.21 AC

12.17 AC

12.16 C

12.05 FL

12.23 STRE

12.15 STRE

11.93 AC

11.70 FL

11.73 C

11.67 AC

11.96 AC

12.28 12.28
TC AP

11.85 C EP

11.67 TC FL

11.70 C

11.69 11.94
AC

11.78 AC

11.36 C

11.25 FL

10.83 FL CB

11.05 CB

11.07 CB

10.85 FL CB

11.28 C

11.13 C

11.18 C

11.32 C

11.17 FL

11.27 C

11.77 AC

11.54 C

11.41 FL

11.52 C

11.51 C

11.47 12.04
STR

12.49 FW AP

12.44 FS

12.40 CAP

12.55 WATER MARK

12.52 FH

37.34 RIDGE

37.01 RIDGE

36.15 PARAPIT

31.46 RIDGE

13.87 DECK LINE

14.08 .15B

10.97 DECK 2 AP

9.19 TOP
(E) PUBLIC DOCK
(E) RAMP

PROPERTY LINE

PROPERTY LINE
(N) PATIO

EMBARCADERO ROAD

MORRO BAY
(E) PUBLIC PIER
(N) SIDEWALK TO

HARBORWALK

CONNECT (E)

SIDEWALK TO (N)

HARBORWALK ACCESS
(N) LOADING
/

DROP OFF

HARBORWALK PLAZA
833 EMBARCADERO
ROSE'S
725 EMBARCADERO
142' - 4"

WATER LEASE
49' - 3 1/2"

LAND LEASE
93' - 1"

CONNECT (E) SIDEWALK TO
(N) HARBORWALK ACCESS
(N) VIEWING DECK
6' PRIVACY SCREEN FOR

HOTEL GUESTS
(N) SOLAR PANELS
(N) OUTDOOR DINING,

REFER TO FLOOR
PLANS
63' - 5"

PUBLIC PLAZA

STABALIZED DECOMPOSED GRANITE
11' - 5 1/2"
13' - 10"

STAIR TO VIEWING DECK
(PROPOSED OVER LEASE LINE)
(N) CURB, GUTTER

HOTEL GUEST ACCESS WAY

ADJACENT BUILDING CIRCULATION
51' - 5 1/2"
(N) DOCK
4:12
4:12
(N) RAISED PLANTER
BEDS, REFER TO A1.2
(E) ADJACENT DOCK

STUB OUT WATER AND

POWER FOR FUTURE PLAZA
USE
(E) GANGWAY

PUBLIC HARBORWALK

PATH OF TRAVEL
8' - 0"

PUBLIC HARBORWALK

PATH OF TRAVEL
(N) BUILDING OUTLINE

FLUSH TRANSITION TO CONNECT TO

EXISTING HARBORWALK AT
EXISTING DECK ELEVATION OF 12.53'

FLUSH TRANSITION TO

CONNECT TO EXISTING

HARBORWALK

LIVE MUSIC
PLAY
AREA

LIGHT BOLLARDS,
REFER

TO LIGHTING PLAN
4' - 10 1/2"
8' - 0"
6' - 1 1/2"
0'-0" SETBACK

AVERAGE

REQUESTED LEASE

LINE ADJUSTMENT
8' - 0"
8' - 1 1/2"
(E) SIDEWALK (NOT A PART)
8' - 0"
8' - 0"
7' - 9 1/2"

OUTLINE OF ROOF
ABOVE
8' - 0"
(E) HARBORWALK
15' - 8" 18' - 3"
18' - 9 1/2"
5' - 4 1/2"
59' - 4 1/2"
5' - 4 1/2"
10"
10' - 3"
10' - 2 1/2"

SETBACK
7' - 4 1/2"

EXISTING PROPERTY

LINE LOCATION
SIGN # 4
SIGN #8
SIGN #1
SIGN #2
SIGN #5
SIGN #3
SIGN #6
SIGN #7
(E) BLDG OUTLINE

REMOVE (E) DECK, FENCE AND

TRASH ENCLOSURE
(N) GANGWAY

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:13 PM
A1.1 SITE PLAN
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185
1/8" = 1'-0"
PROPOSED SITE PLAN 1 0' 5' 10' 20'
N

SITE PLAN GENERAL NOTES
A.

B.

REFER TO SIGNAGE SHEETS A-1 AND A8.1 FOR MORE INFORMATION

ON SIGNS

OUTLINE OF EXTENTS OF EXISTING BUILIDNG SHOWN DASHED IN

RED AS INDICATED
NO. DESC. DATE

EDGE OF (N) WALL BELOW
EDGE OF ROOF EAVE 33'-2 1/2" 2ND FLR SETBACK
C. PLAZA DESIGN AND CONSTRUCTION DETAILS BY PROPOSER.

D. NO PROPOSED STRUCTURE, FURNITURE OR SIMILAR COMPONENTS

WITHIN THE PUBLIC PLAZA OR VIEW CORRIDORS SHALL EXCEED
30" IN HEIGHT
8' - 0"
5'-0"

37.5 SF 7'-6"

EXISTING LEASE

LINE TO BE MOVED

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

R I D G E R I D G E
4:12
4:12
4:12
4:12 1/4:12
(E) BLDG OUTLINE EDGE OF (N) WALL BELOW

EDGE OF ROOF EAVE
SIGN #8

PROPOSED WATER

LEASE TO EDGE OF

DOCK SETBACK AWNING AWNING

INSTALLATION OF CITY STANDARD
DRIVEWAY APPROACH PER DETAIL B-6
(N) LOADING
/

DROP OFF
4'-0"
18” ASPHALT CUTBACK AT ALL PORTIONS
OF CURB AND GUTTER TO BE REPLACED.
8-FOOT MINIMUM SIDEWALK PER DETAIL B-5,
CURB AND GUTTER PER B-1 2% MAX CROSS
SLOPE
PER DETAIL B-1
ALLEY CROSS SECTION DETAIL 2

NOT TO SCALE

MATCH GRADES TO HARBOR

WALK PROJECT ALONG
ALEY- DO NOT EXCEED 5%

SLOPE IN DIRECTION OF
TRAVEL OR 1% CROSS
SLOPE.
2 A6.1
2 A6.1
TYPICAL IN ALLEY A1.1

SPECIAL ENCROACHMENT PERMIT AGREEMENT SHALL BE OBTAINED

AND RECORDED FOR THE ONGOING MAINTENANCE OF THE PUBLIC

PLAZA, AFTER BUILDING PERMIT APPROVAL AND PRIOR TO FINAL INSPECTION.

E.

MORRO BAY STAMP AREA¯\_(ツ)_/¯ SIGN #6 &
SIGN #5 SIGN #9 SIGN #4 SIGN #7
SIGN #8

LIBERTINE MORRO BAY
801 EMBARCADERO
LEASE SITES 86 & 86W

MORRO BAY, CA
C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD

SETBACK AWNING AWNING

INSTALLATION OF CITY STANDARD
DRIVEWAY APPROACH PER DETAIL B-6
(N) LOADING
/

DROP OFF
4'-0"
18” ASPHALT CUTBACK AT ALL PORTIONS
OF CURB AND GUTTER TO BE REPLACED.
8-FOOT MINIMUM SIDEWALK PER DETAIL B-5,
CURB AND GUTTER PER B-1 2% MAX CROSS
SLOPE
PER DETAIL B-1
ALLEY CROSS SECTION DETAIL 2

NOT TO SCALE

MATCH GRADES TO HARBOR

WALK PROJECT ALONG
ALEY- DO NOT EXCEED 5%

SLOPE IN DIRECTION OF
TRAVEL OR 1% CROSS
SLOPE.
2 A6.1
2 A6.1
TYPICAL IN ALLEY A1.1

SPECIAL ENCROACHMENT PERMIT AGREEMENT SHALL BE OBTAINED

AND RECORDED FOR THE ONGOING MAINTENANCE OF THE PUBLIC

PLAZA, AFTER BUILDING PERMIT APPROVAL AND PRIOR TO FINAL INSPECTION.

E.

SIGN #6 &
SIGN #5 SIGN #9 SIGN #4 SIGN #7
SIGN #8

ENCROACHMENTS OVER THE SOTHERN LEASE LINE REQUIRE A
SPECIAL ENCROACHMENT AGREEMENT WITH PUBLIC WORKS. ENCROACHMENT PERMIT SEE ENCROACHMENT PERMIT NOTES 3'-5 1/4" 65'-0"
2023-11-01
Attachment 3

DN
DN
(E) PUBLIC DOCK
(E) RAMP

PROPERTY LINE

PROPERTY LINE
(N) PATIO

MORRO BAY
(E) PUBLIC PIER

HARBORWALK PLAZA
833 EMBARCADERO
ROSE'S
725 EMBARCADERO
142' - 4"

WATER LEASE
49' - 3 1/2"

LAND LEASE
93' - 1"
(N) VIEWING DECK
63' - 5"

PUBLIC PLAZA

STABALIZED DECOMPOSED GRANITE
11' - 5 1/2"
13' - 10"

HOTEL GUEST ACCESS WAY
51' - 5 1/2"
(N) DOCK
4:12
4:12
(E) ADJACENT DOCK
(E) GANGWAY
8' - 0"
4' - 10 1/2"
6' - 1 1/2"

AVERAGE
8' - 1 1/2"
(E) SIDEWALK (NOT A PART)
8' - 0"
8' - 0"
7' - 9 1/2"
8' - 0"
(E) HARBORWALK

TEMPORARY / REMOVABLE STAGE

POWER UNDERGROUND BOX POWER UNDERGROUND BOX

POWER UNDERGROUND BOX

SECURITY /

SCREENING

ENTRANCE

BARRICADE

BARRICADE

BARRICADE

SECURITY /

SCREENING

ENTRANCE

SECURITY /

SCREENING

ENTRANCE
15' - 8" 18' - 3"
18' - 9 1/2"
5' - 4 1/2"
59' - 4 1/2"
5' - 4 1/2"
10"
10' - 3"
10' - 2 1/2"

SETBACK
7' - 4 1/2"

EXISTING PROPERTY

LINE LOCATION
SIGN # 4
SIGN #8
SIGN #1
SIGN #2
SIGN #5
SIGN #3
SIGN #6
SIGN #7
(E) BLDG OUTLINE

REMOVE (E) DECK, FENCE AND

TRASH ENCLOSURE
(N) GANGWAY

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:15 PM
A1.2 FRIDAY / SATURDAY PROPOSED CONCERT LAYOUT PLAN
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185
1/8" = 1'-0"
PROPOSED SITE PLAN 1 0' 5' 10' 20'
N

SITE PLAN GENERAL NOTES
A.

B.

C.

D.

E.

REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR ALL IMPROVEMENTS

REFER TO CIVIL FOR FINISH FLOOR ELEVATIONS
A CONCRETE LANDING IN ACCORDANCE WITH CBC 11B-404 SHALL BE VERIFIED AT EACH BUILDING EGRESS.

ALL PROPERTY LINES, EASEMENTS AND BUILDINGS, BOTH EXISTING AND PROPOSED ARE SHOWN ON THIS SITE PLAN. REFER TO CIVIL

SIDEWALK AND/OR WALKWAY AREAS TO REMAIN FREE AND CLEAR OF ANY

OBSTRUCTIONS AND TO ALLOW FOR SAFE PASSAGE OF THE GENERAL PUBLIC. ANY CONSTRUCTION FENCING SHALL BE BEHIND THE PROPERTY LINE. ALL CONSTRUCTION-RELATED DEBRIS TO BE PLACED ON PRIVATE PROPERTY.

NO. DESC. DATE

SEQUENCING QUEUE / ENTRY

EVENT AREA

ENTRY/ EXIT POINT

ENTRY/ EXIT POINT

NO LIMIT TO COASTAL

ACCESS PERMITTED ENTRY/

EXIT POINT PUBLIC WAY

EVENT PLAN EVENT PLAN NOTES & LEGEND

PORTABLE CROWD BARRIER CONTROLLED ENTRY POINT/ EXIT

ENTRY/ EXIT
POINT 2
SIG
SIGN #1

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

SETBACK
(N) LOADING
/

DROP OFF
MORRO BAY STAMP AREA¯\_(ツ)_/¯ LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

DN
DN
1 A6.1
4 A6.1
2 A6.1
3 A6.1

PROPERTY LINE

EMBARCADERO
ROAD
MORRO
BAY
52' 0"

HARBORWALK PLAZA
833 EMBARCADERO
ROSE'S
725 EMBARCADERO
(N) NATIVE PLANTINGS,

KEPT LOW TO MAINTAIN

VIEW CORRIDOR
PLANT 1
PLANT 2
PLANT 3
PLANT 4
PLANT 5
PLANT 8
PLANT 0
PLANT 6
PLANT 7
PLANT 9

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:16 PM
A1.3 LANDSCAPE PLANS
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185
1/8" = 1'-0"

PROPOSED LANDSCAPE PLAN
1 CONNECT TO LOW FLOW IRRIGATION SYSTEM

PLANTING SCHEDULE

KEY DESCRIPTION MATURE HEIGHT COUNT
Plant 0 KALANCHOE PUMILA (FLOWER DUST PLANT) 12" HT. x 24" WIDE 9 Plant 1 AGAVE BRACTEOSA (SQUID AGAVE) 12" HT. x 18" WIDE 8 Plant 2 PELARGONIUM PELTATUM L'ELEGANTE (L'ELEGANTE

GERANIUM)
12" HT. x 18" WIDE 4
Plant 3 ERIGERON GLAUCUS (SEASIDE DAISY) 12" HT. x 18" WIDE 6 Plant 4 TEUCRIUM LUCIDREYS (GERMANDER) 12" HT. x 24" WIDE 2 Plant 5 CAREX COMANS 'BRONZE' (BRONZE HAIR SEDGE) 12" HT. x 30" WIDE 13 Plant 6 SALVIA SONOMENSIS (CREEPING SAGE) 12" HT. x 30" WIDE 8 Plant 7 SCAEVOLA ALBIDA 'MAUVE CLUSTER' (FAIRY FAN

FLOWER)
6" HT. x 36" OR MORE 8
Plant 8 APTENIA CORDIFOLIA (RED APPLE) 12" HT. x 24" OR MORE 8 Plant 9 LAVANDULA 'HIDCOTE SUPERIOR' (ENGLISH

LAVENDER)
16" HT. x 18" WIDE 5

PLANTING LEGEND
0' 8' 16' 4'2' 32'
N
NO. DESC. DATE

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610 LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

R I D G E R I D G E
4:12
4:12
4:12
4:12 1/4:12
MORRO BAY STAMP AREA¯\_(ツ)_/¯
8' - 0"
0 1/2"
1/2"
1 1/2"
8' - 0"
8' - 0"
- 9 1/2"
8' - 0"

SECURITY /

SCREENING

ENTRANCE

RRICADE

RRICADE

SECURITY /

SCREENING

ENTRANCE
5' - 4 1/2"
SIGN #5
SIGN #3
SIGN #6
TRY/

T POINT

PUBLIC WAY

RY/ EXIT
NT
(N) LOADING
/

DROP OFF
(N) NATIVE PLANTINGS,

KEPT LOW TO MAINTAIN
VIEW CORRIDOR LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

DN
DN

PROPERTY LINE

HARBORWALK PLAZA
833 EMBARCADERO
ROSE'S
725 EMBARCADERO
3 3
3 3
2 2
2 3
1 11
111
1 33
3333
11 33
11 111
11 2
1 EMBARCADERO
ROAD
MORRO
BAY
11 44
4 4
4 4
4 LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:17 PM
A1.4 LIGHTING PLANS
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185
1/8" = 1'-0"

PROPOSED LIGHTING PLAN
2 REFER TO ELEVATIONS FOR PRECISE LOCATION

LIGHTING FIXTURE SCHEDULE
SYMBOL MARK DESCRIPTION MODEL MANUF. COUNT
1 9" W x 6"H WALL SCONCE, 8W ATLANTIS
1646SK-LED
HINKLEY 21
2 6" W x 16"H WALL SCONCE, 11W ATLANTIS
1648SK-LED
HINKLEY4
3 COMPACT WALL-MOUNT SIGNAGE
SPOTLIGHT, 19W
BEGA 77 702 HINKLEY 13
4 30" LED BOLLARD, 8W ATLANTIS 15602SK HINKLEY7
0' 8' 16' 4'2' 32'
N
NO. DESC. DATE

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610 LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS. 1 1 3 3

R I D G E R I D G E
4:12
4:12
4:12
4:12 1/4:12
MORRO BAY STAMP AREA¯\_(ツ)_/¯

LIBERTINE MORRO BAY
801 EMBARCADERO
LEASE SITES 86 & 86W

MORRO BAY, CA
C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

UP
DN
DN
DN

EXISTING WALLS TO BE REMOVED AND DISPOSED OF, CONTRACTOR

TO VERIFY ALL LOAD-BEARING CONDITIONS AND PROVIDE
TEMPORARY SHORING IN NECESSARY. CONTACT ARCHITECT IF ANY PROBLEMS BECOME APPARENT DURING DEMOLITION WORK.
(E) ELEV

STORAGE

PROPERTY LINE
52' 0"
142' 0"
142' 0"

TO BE REMOVED, TYP

FOOTPRINT OF
LEVEL 1 ABOVE

CONTRACTOR TO UTILIZE

EXISTING FOUNDATION WALLS TO

THE MAXIMUM EXTENT FEASIBLE
(E) DINING AREA
MECH

WOMEN MEN
(E) ELEV

WALK-IN

REFRIDGERATOR

KITCHEN
BAR
ELEC

PROPERTY LINE
52' 0"
52' 0"
142' 0"
142' 0"

EXTERIOR DECK
TO BE REMOVED, TYP.

LEVEL 2 ABOVE

PERIMETER WALL TO REMAIN

REMOVE WINDOWS

REMOVE (E) BAY WINDOWS

PROPERTY LINE
52' 0"
52' 0"
142' 0"
142' 0"

EVENT/ RESTAURANT AREA

OUTDOOR
DINING

RETAIL OFFICE APARTMENT

EXISTING DECK
TO BE

REMOVED

REMOVE EXTERIOR WALLS

PERIMETER WALL TO REMAIN

REMOVE EXTERIOR WALLS

REMOVE EXTERIOR
WALLS

REMOVE EXTERIOR
WALLS

PROPERTY LINE

PROPERTY LINE

EMBARCADERO ROAD

MORRO BAY
142' 0"
(E) SIDEWALK
52' 0"
52' 0"
142' 0"
142' 0"

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:18 PM
A2.1 DEMO PLAN
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

DEMOLITION GENERAL NOTES
A.

B.

C.

D.

E.

F.

G.

H.

I.

J.

K.

L.

M.

N.

O.

P.

ALL WORK SHALL CONFORM TO ALL REGULATIONS, CODES AND
ORDINANCES ADOPTED BY THE STATE AND LOCAL GOVERNING AGENCIES;

ANY SPECIAL CONDITIONS REQUIRED BY STATE AND/OR LOCAL
GOVERNING AGENCIES; AND ALL REGULATIONS AND ORDINANCES
REQUIRED BY FEDERAL GOVERNING AGENCIES. CODE REFERENCED IN THIS SUBMITTAL: 2007 CALIF. BLDG CODE

ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED BY THE

CONTRACTOR FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE FIELD CONDITIONS. ANY DISCREPANCIES AND UNEXPECTED

CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THESE

DRAWINGS SHALL BE BROUGHT TO THE DESIGNERS ATTENTION
IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED.

DIMENSIONS SHOWN SHALL TAKE PRECEDENCE OVER DRAWING SCALE OR PROPORTION. LARGER SCALE DRAWINGS SHALL TAKE PRECEDENCE

OVER SMALLER SCALE DRAWINGS

WHERE DEMOLITION IS INDICATED, CONTRACTOR SHALL DISCONNECT AND CAP ALL UTILITIES, ELECTRICAL CONDUITS, ETC. PER CODE, WHERE SUCH ITEMS ARE NOT INDICATED TO BE REUSED. CAP ALL ABANDONED PENETRATIONS ABOVE FINISHED CEILING.

CONTRACTOR TO NOTIFY OWNER PRIOR TO COMMENCING WITH ANY WORK. CONTRACTORS SHALL CONFORM TO ANY REQUIREMENTS FOR

NOISE AND DUST CONTROL, TRASH, STORAGE WORK HOURS, SITE ACCESS, ETC. AS DIRECTED BY THE OWNER.

CONTRACTOR IS RESPONSIBLE FOR REPAIR, REPLACEMENT OR CLEAN UP

OF ANY DAMAGE CAUSED BY THEIR WORK TO ANY PORTION OF EXISTING IMPROVEMENTS.

CONTRACTOR IS RESPONSIBLE FOR COORDINATION AND SCHEDULING OF

INSPECTIONS BY THE BUILDING DEPARTMENT AND OTHER AGENCIES AS REQUIRED.

REMOVE FROM SITE AND LEGALLY DISPOSE OF REFUSE, DEBRIS,

RUBBISH, AND OTHER MATERIALS RESULTING FROM DEMOLITION
OPERATIONS. THE SITE SHALL BE LEFT BROOM CLEAN. COORDINATE DISPOSAL LOCATION W/ PROPERTY MANAGEMENT.

ARRANGE AND PAY FOR DISCONNECTING, REMOVING AND CAPPING UTILITY SERVICES WITHIN AREAS OF DEMOLITION. DISCONNECT AND STUB-OFF.

CAP OFF EXISTING PLUMBING, ELECTRICAL, AND MECHANICAL NOT UTILIZED IN NEW SCHEME PER CODE AND CLEAR OF NEW WORK: CAP

ABANDONED FLOOR/CEILING PENETRATIONS BELOW FINISH FLOOR OR ABOVE CEILING.

CLOSE OPENINGS IN EXTERIOR SURFACES TO PROTECT EXISTING WORK FROM WEATHER AND EXTREMES OF TEMPERATURE AND HUMIDITY.

REMOVE, CUT, AND PATCH WORK IN A MANNER TO MINIMIZE DAMAGE AND

TO PROVIDE A MEANS OF RESTORING PRODUCTS AND FINISHES TO ORIGINAL CONDITION.

REFINISH VISIBLE EXISTING SURFACES TO REMAIN IN RENOVATED ROOMS

AND SPACES, TO SPECIFIED CONDITION FOR EACH MATERIAL, WITH A NEAT TRANSITION TO ADJACENT FINISHES. PATCHES SHOULD NOT BE

VISIBLE FROM A DISTANCE OF FIVE FEET OR GREATER

WHERE NEW WORK ABUTS OR ALIGNS WITH EXISTING, PERFORM A SMOOTH AND EVEN TRANSITION. PATCHED WORK TO MATCH EXISTING ADJACENT WORK IN TEXTURE AND APPEARANCE.

WHEN FINISHED SURFACES ARE CUT SO THAT A SMOOTH TRANSITION

WITH NEW WORK IS NOT POSSIBLE, TERMINATE EXISTING SURFACE

ALONG A STRAIGHT LINE AT A NATURAL LINE OF DIVISION AND MAKE RECOMMENDATION TO DESIGNER/ENGINEER.

DO NOT REMOVE OR ALTER STRUCTURAL COMPONENTS WITHOUT
WRITTEN APPROVAL.

DEMOLITION LEGEND
1/16" = 1'-0"
EXISTING BASEMENT PLAN DEMO 1 1/16" = 1'-0"EXISTING LEVEL 1 DEMO 2 1/16" = 1'-0"
EXISTING LEVEL 2 DEMO 3
1/16" = 1'-0"
EXISTING SITE PLAN DEMO 5
1/16" = 1'-0"
EXISTING ROOF PLAN DEMO 4
0' 8' 16' 4'2' 32' 0' 8' 16' 4'2' 32'
0' 8' 16' 4'2' 32' 0' 8' 16' 4'2' 32'
0' 8' 16' 4'2' 32'
N
N
N
N
N
PARKING LOT TO BE UTILIZED DURING NO. DESC. DATE BUILDING CONSTRUCTION

PLAZA RENOVATION TO BE

COMPLETED CONCURRENTLY WITH

SITE IMPROVEMENTS

ACCESS ALONG ROSE'S WILL REMAIN

TO PROVIDE ACCESS TO HARBORWALK

AND PUBLIC DOCK AREA

TEMPORARY FENCING DURING CONSTRUCTION

TEMPORARY FENCING DURING CONSTRUCTION TEMPORARY FENCING DURING CONSTRUCTION

STRUCTURAL ANALYSIS SHALL BE PROVIDED

PRIOR TO APPROVAL OF BUILDING PERMIT

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯ LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

DN
UP
UP
4 A5.1
1 A5.1
3 A5.1
2 A5.1

PROPERTY LINE

HARBORWALK
PLAZA
ø 5' - 0"
ø 5' - 0"
ø 5' - 0"
ø 5' - 0"
ø 5' - 0"
553 SF

COFFEE SHOP
111
552 SF

KITCHEN
110
324 SF

BANQUET /

MEETING
104
1338 SF

MAIN DINING
AREA
105
237 SF
ENTRY
103

MENS WOMENS
751 SF

COVERED DINING
102
676 SF

OUTDOOR PATIO
101
261 SF
BAR
106
272
SF

BAR SEATING
BAR

BAR SEATING
151 SF
WASTE
109

BALCONY BALCONY ABOVE
ABOVE

AWNING ABOVE
22' - 8 1/2"
14' - 1" 16' - 11"
15' - 1" 32' - 0 1/2"
41' - 8" 19' - 9"
9' - 11 1/2" 27' - 11"
14' - 11 1/2"
16' - 3" 11' - 8 1/2"
24' - 0 1/2"
44' - 11"
8' - 7 1/2"
9' - 11 1/2"
7' - 10 1/2"
8' - 0 1/2"
17' - 2"
AWNING
ABOVE
102B
102C
111B
111A
110A
111C 109A
103
112C
112A
105D
104
105B
105C
105A
102A
101
102
103
104
123 122 121
119
112 111 110
115 114 113
423
116
118
117
124
100
106
256 SF

HOTEL ENTRY
112
109B
105
1 A6.1
4 A6.1
2 A6.1
3 A6.1
38' - 6 1/2" 23' - 3 1/2"
25' - 2 1/2" 23' - 0 1/2"
48' - 3"
125
112
110B
109 108 107

MOVABLE STAGE FOR LIVE MUSIC MOVABLE STAGE FOR LIVE MUSIC 4 A5.1
1 A5.1
3 A5.1
2 A5.1
52' 0"
52' 0"
142' 0"
142' 0"
300 SF

COLD STORAGE
001
640 SF

BREWING AREA
003
117 SF
MECH.
004
LEVEL 1 ABOVE
35' - 0 1/2"
48' - 3"
7' - 9 1/2" 22' - 9"
18' - 0" 15' - 2"
7' - 7 1/2"
15' - 3"
19' - 7"
13' - 7"
002
004
001
77 SF

STORAGE
002
1 A6.1
4 A6.1
2 A6.1
3 A6.1

PROPOSED WALL ASSEMBLY

EXISTING WALL ASSEMBLY

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:19 PM
A2.2 FLOOR PLANS
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

FLOOR PLAN GENERAL NOTES
A.

B.

C.

D.

E.

F.

THERE SHALL BE NO DIRECT SURFACE FLOW DRAINAGE ACROSS THE PUBLIC SIDEWALK. CONTRACTOR TO VERIFY EXISTING UNDER

SIDEWALK DRAINAGE IS WORKING PROPERLY AND REPLACE OR

REPAIR AS NECESSARY

WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME
SPREAD CLASSIFICATION IN CBC TABLE 803.9

ALL 'PRIMARY' EXTERIOR DOORS SHALL HAVE CONTINUOUS

PERIMETER VINYL WEATHER STRIPPING, ADA COMPLIANT FLOOR

PROOF SILLS AND NONABSORBENT FLOOR AND WALL FINISHES
WITHIN AT LEAST 2 FEET AROUND AND PERPENDICULAR TO SUCH OPENINGS.

THIS ENTIRE BUILDING AND FACILITY SHALL BE IN COMPLIANCE WITH 2019 CBC CHAPTER 11B ACCESSIBILITY TO PUBLIC BUILDINGS.

INSTALLATION OF NFPA 13 FIRE PROTECTION SYSTEM IS REQUIRED

AND SHALL BE INSTALLED IN ACCORDANCE WITH CURRENT ADOPTED BUILDING AND FIRE CODES.

FOR DOOR ADA SIGNAGE REQUIREMENTS REFER TO GENERAL NOTES ON A0.2 AND DETAILS ON SHEET A0.05
1/8" = 1'-0"
PROPOSED LEVEL 1 1
1/8" = 1'-0"
PROPOSED BASEMENT 2
0' 4' 8' 2'1' 16'
0' 4' 8' 2'1' 16'
N
N

WALL LEGEND
NO. DESC. DATE
2022
UP
UP
4 A6.1
4 A6.1
2 A6.1
1 A6.1
2 A6.1
1 A6.1

LAUNDRY
LINEN

SUMP/EQ
DRY STORAGE ELEC. / COMM
EQ.

STORAGE
COLD

BREWING AREA

CHASE ABOVE

CHASE ABOVE

CHASE ABOVE
1,100 SF STORAGE / MECH
875 SF
LEVEL 1 ABOVE
DN
UP
DN
4 A6.1
4 A6.1
2 A6.1
1 A6.1
2 A6.1
1 A6.1
UP 7'-8"
HOTEL
ENTRY

COFFEE SHOP

SCULLERY
WASTE

KITCHEN

RESTAURANT
ENTRY

COVERED DINING
BAR

MEN'S RR WOMEN'S RR

MOVABLE STAGE FOR LIVE MUSIC
BAR

BANQUET & MEETING

OUTDOOR PATIO

MAIN DINING AREA

MOVABLE STAGE FOR LIVE MUSIC

MOVABLE STAGE FOR LIVE MUSIC
553 SF
751 SF
324 SF
212 SF
668 SF
324 SF
1338 SF
261 SF
110 SF
676 SF

AWNING ABOVE

AWNING ABOVE

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯ LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

DN
DN
DN
4 A5.1
1 A5.1
3 A5.1
2 A5.1
142' 0"
4:12
4:12
(N) SOLAR PANELS, TYP
1 A6.1
4 A6.1
2 A6.1
3 A6.1

0.25:12

ELEVATO R
KING STUDIO #3
205

MOBILITY SUITE
#1
206
KING STUDIO #4
203

STANDARD
STUDIO #2
204

STANDARD
STUDIO #1
208

MOBILITY SUITE
209
KING STUDIO #2
207

HOTEL SERVICE
202
HALL
201

ROLL-IN
SHOWER
4 A5.1
1 A5.1
3 A5.1
2 A5.1

LINE OF
ROOF
ABOVE
AWNING
ABOVE

ROOF ABOVE
14' - 11" 12' - 0" 13' - 1" 15' - 0" 13' - 9" 12' - 0" 13' - 9" 15' - 1"
15' - 7"15' - 7"
15' - 1"
15' - 7"15' - 7"15' - 7"

ROLL-IN
SHOWER

UNIT PRIVACY

SCREENING
14' - 3" 8' - 9"
5' - 6"
13' - 0"
206A 205A
204A 203A
203D
209A 208A 207A
209B 208B 207B 206B 205B 204B 203B
201
209C 208C 207C 206C 205C 204C 203C
202
67' - 6 1/2"
24' - 5"
20' - 1"
4' - 1 1/2"
209D
10' - 10" 8' - 6 1/2" 9' - 8 1/2" 3' - 8" 9' - 4 1/2" 10' - 11 1/2" 9' - 7 1/2" 8' - 6 1/2" 10' - 1 1/2" 203
209 208 207 206 205 204
210
211

OPEN TO
BELOW
1 A6.1
4 A6.1
2 A6.1
3 A6.1
8' - 9" 0"
42' - 10" 18' - 5" 60' - 11 1/2"
122' - 2 1/2"
9' - 4" 13' - 0"
5' - 0"

PROPOSED WALL ASSEMBLY

EXISTING WALL ASSEMBLY

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:21 PM
A4.1 FLOOR AND ROOF PLAN
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

ROOF GENERAL NOTES
A.

B.

PROVIDE ADEQUATE ROOF SLOPE FOR DRAINAGE (¼ ” PER FOOT, MIN.) OR SUBMIT DEFLECTION AND PONDING CALCULATIONS.

RADIANT BARRIER TO BE INSTALLED IN ACCORDANCE WITH THE T24 ENERGY REPORT.
1/8" = 1'-0"

PROPOSED ROOF PLAN
1 1/8" = 1'-0"
PROPOSED LEVEL 2
2 FLOOR PLAN GENERAL NOTES
A.

B.

C.

D.

E.

F.

THERE SHALL BE NO DIRECT SURFACE FLOW DRAINAGE ACROSS THE PUBLIC SIDEWALK. CONTRACTOR TO VERIFY EXISTING UNDER

SIDEWALK DRAINAGE IS WORKING PROPERLY AND REPLACE OR

REPAIR AS NECESSARY

WALL AND CEILING MATERIALS SHALL NOT EXCEED THE FLAME
SPREAD CLASSIFICATION IN CBC TABLE 803.9

ALL 'PRIMARY' EXTERIOR DOORS SHALL HAVE CONTINUOUS

PERIMETER VINYL WEATHER STRIPPING, ADA COMPLIANT FLOOR

PROOF SILLS AND NONABSORBENT FLOOR AND WALL FINISHES
WITHIN AT LEAST 2 FEET AROUND AND PERPENDICULAR TO SUCH OPENINGS.

THIS ENTIRE BUILDING AND FACILITY SHALL BE IN COMPLIANCE WITH 2019 CBC CHAPTER 11B ACCESSIBILITY TO PUBLIC BUILDINGS.

INSTALLATION OF NFPA 13 FIRE PROTECTION SYSTEM IS REQUIRED

AND SHALL BE INSTALLED IN ACCORDANCE WITH CURRENT ADOPTED BUILDING AND FIRE CODES.

FOR DOOR ADA SIGNAGE REQUIREMENTS REFER TO GENERAL NOTES ON A0.2 AND DETAILS ON SHEET A0.03
0' 4' 8' 2'1' 16'
0' 4' 8' 2'1' 16'
N N

WALL LEGEND
NO. DESC. DATE
A2.23
357 SF
327 SF

MOBILITY SUITE
#1
#1
354 SF
286 SF
311 SF
271 SF
313 SF
293 SF
DN
DN 4
A6.1 4A6.1 2
A6.1 1A6.1 2
A6.1 1A6.1
COMMON
LOBBY
ART

STORAGE
SUITE

MOBILITY
SUITE
KING
SUITE

MOBILITY
SUITE

STANDARD
SUITE

MOBILITY
SUITE
KING
SUITE

STANDARD
SUITE
KING

UNIT PRIVACY SCREENING
357 SF 285 SF 357 SF 295 SF 295 SF
285 SF 295 SF
1/8" = 1'-0"
PROPOSED LEVEL 2
2 0' 4' 8' 2'1' 16'
N

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610 LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

R I D G E R I D G E
4:12
4:12
4:12
4:12 1/4:12
1/8" = 1'-0"

PROPOSED ROOF PLAN
1 0' 4' 8' 2'1' 16'
N
1/8" = 1'-0"
PROPOSED LEVEL 2
2 0' 4' 8' 2'1' 16'
N
PROPOSED ROOF PLAN 1
MORRO BAY STAMP AREA¯\_(ツ)_/¯

LIBERTINE MORRO BAY
801 EMBARCADERO
LEASE SITES 86 & 86W

MORRO BAY, CA
C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
DN
DN
COMMON
LOBBY
ART

STORAGE
SUITE

MOBILITY
SUITE
KING
SUITE
KING
SUITE

STANDARD
SUITE
KING

UNIT PRIVACY SCREENING
357 SF 295 SF 295 SF
285 SF 295 SF
SUITE

MOBILITY
384 SF
SUITE

STANDARD
250 SF
Attachment 3

LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"

PROPERTY LINEPROPERTY LINE

ADJACENT
RAISED

CORRIDOR
PUBLIC

CONCOURSE

DESIGN TBD
1 A
4 E
2 B
4 E
4 G
4 D BLADE SIGN BLADE SIGN
4:12
A8.1
1 4
A6.1
3 A6.1
4 J
4:12
(E) BUILDING OUTLINE
3 I
4 G

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

5.10'

38.55'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"
23' - 2 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"

PROPERTY
LINE

PROPERTY
LINE

ADJACENT
RAISED

CORRIDOR
4 J
4 E
3 I
4 E
4 D
6 F
4:12
4 A6.1
3 A6.1
4:12
(E) BUILDING OUTLINE

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

5.10'

38.55'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"

LINE OF ADJACENT CORRIDOR
HOTEL
ENTRY
4 J
2 B
A5.1
5 4
G
4 H
A8.1
2 A8.1
7 1
A6.1
2 A6.1
MATERIAL TRANSITION @

LOCATION OF ADJACENT

BUILDING
MATERIAL TRANSITION @

LOCATION OF ADJACENT

BUILDING
GRADE
(E) BUILDING OUTLINE

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

5.10'

38.55'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"
2 B
4 J
4 D
1 A
6 F
2 B
1 A
4 E
4 H
4 G
4 G
A8.1
3 A8.1
4 A8.1
5 A8.1
8 1
A6.1
2 A6.1

PANO DOORS TO OPEN

CORNER SIGHTLINES

GLASS SECTIONAL ROLL-UP DOORS

TO RESTRICT OPEN SEATING AREA
3 I

12.72'
GRAD
E
(E) BUILDING OUTLINE

AVERAGE

NATURAL GRADE

13.10' 0' - 4 1/2"

23.10'

33.10'

38.10'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"

5.10'
MAX. ALLOWED

BLDG HEIGHT

38.55' 25' - 6"
FIBERON COMPOSITE WOODLOOK RAIN SCREEN SIDING OR

SIMILAR

CORTEN RUSTWALL

CORTEN PANELS OR

SIMILAR

FIBERON CEMENT

FIBER SMOOTH SHIPLAP

SIDING OR SIMILAR

STAINLESS

STEEL CABLE
RAILING W/ 2x2

STEEL POSTS
AND 1x4 STEEL
CAP

MILGARD DARK BRONZE

WINDOW FRAMES OR

SIMILAR

METAL SALES

STANDING SEAM ROOF

OR SIMILAR

METAL SALES METAL PANEL

SIDING OR SIMILAR
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"

HARBORWALK

PROFILE IN FRONT
A8.1
6 AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:27 PM
A5.1 BUILDING ELEVATIONS
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

MATERIAL TYPES

CODE DESCRIPTION

A COMPOSITE WOOD-LOOK RAINSCREEN SIDING, VERTICAL

ORIENTATION

B STEEL PANELS, TILE VERTICALLY

C CORRUGATED METAL PANEL SIDING

D STEEL AWNING FRAMING

E STEEL HANDRAIL ASSEMBLY

F WOOD PRIVACY SCREENING

G FABRICATED ALUMINUM

H ALUMINUM DOOR/WINDOW FRAMING

I CEMENT FIBER SMOOTH SHIP LAP SIDING

J STANDING SEAM ALUMINUM ROOFING

MATERIAL COLORS

CODE DESCRIPTION
1 NATURAL WOOD-LOOK FINISH
2 CORTEN STEEL, NATURAL FINISH
3 PAINT, SW 7070 "SITE WHITE" OR SIM.
4 BLACK, FACTORY OR PAINT FINISH
5 METAL SALES "OLD TOWN GREY" OR SIMILAR
6 NATURAL WOOD ACCENT, STAINED TO COMPLIMENT
1/8" = 1'-0"
EAST EXTERIOR ELEVATION 1 1/8" = 1'-0"WEST EXTERIOR ELEVATION 2 1/8" = 1'-0"
NORTH EXTERIOR ELEVATION 3
1/8" = 1'-0"
SOUTH EXTERIOR ELEVATION 4

MATERIAL BOARD
1/4" = 1'-0"
HOTEL ENTRY 5

BLADE SIGN
0' 4' 8' 2'1' 16' 0' 4' 8' 2'1' 16'
0' 4' 8' 2'1' 16'
0' 4' 8' 2'1' 16' 0' 2' 4' 1' 8'
NO. DESC. DATE
1 2
3 5
6 7
7 4
4 22.72' 32.72' 38.10' 22.72' 32.72' 38.10' 22.72' 32.72' 38.10' 22.72' 32.72' 38.10' 22.72' 32.72' 38.10' 25'-0" 25'-0" 25'-0" 25'-0" 25'-0"

4.72' 4.72' 4.72' 4.72' PROPOSED LEASE LINE PROPOSED LEASE LINE 2 B
4 J
4 D
4 G
A8.1
3 1
A6.1
7 1
HOTEL
ENTRY
2 B
A5.1
5 4
H
1 A6.1
4 4
4 1
3 4
5 6
7 8

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯
30' MIN
PUB SIGN (4) PUB SIGN (5)
8 5 9
6 3
1 7
8 LIBERTINE MORRO BAY
801 EMBARCADERO
LEASE SITES 86 & 86W

MORRO BAY, CA
C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"

PROPERTY LINEPROPERTY LINE

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"

PROPERTY LINEPROPERTY LINE

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

PROPOSED BUILIDNG HEIGHT
24' - 7 1/2"

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:33 PM
A5.2 ELEVATIONS WITH CONTEXT
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185
1/4" = 1'-0"
EAST EXTERIOR ELEVATION W. CONTEXT
1 0' 2' 4' 1' 8'
1/4" = 1'-0"

WEST EXTERIOR ELEVATION
2 0' 2' 4' 1' 8'
NO. DESC. DATE

22.72' 32.72' 38.10' 22.72' 32.72' 38.10' 25'-0" 25'-0"

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610 LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯

LIBERTINE MORRO BAY
801 EMBARCADERO
LEASE SITES 86 & 86W

MORRO BAY, CA
C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"
4 A6.1
3 A6.1

HOTEL SERVICE HALL

ENTRY BANQUET / MEETING
MECH. BREWING AREA

ELEVATOR

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

5.10'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"
4 A6.1
3 A6.1
STANDARD STUDIO #2

OUTDOOR PATIO COVERED DINING COFFEE SHOP

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

5.10'

PROPOSED BUILIDNG HEIGHT
24' - 7 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"
1 A6.1
2 A6.1
KING STUDIO #4 STANDARD STUDIO #2 KING STUDIO #3 MOBILITY SUITE #1

COFFEE SHOP KITCHEN WASTE
HALL

HOTEL ENTRY

COLD STORAGE

WOMENS MENS BAR
KING STUDIO #2 STANDARD STUDIO #1 MOBILITY SUITE

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

5.10'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"
LEVEL 1 FF
0' - 0"
LEVEL 2
10' - 0"
ROOF
20' - 0"

BASEMENT
-8' - 0"

PROPOSED BLDG
HEIGHT
25' - 0"
1 A6.1
2 A6.1

MAIN DINING AREA ENTRY
BREWING AREA MECH.

COVERED DINING OUTDOOR PATIO

AVERAGE

NATURAL GRADE
0' - 4 1/2"
MAX. ALLOWED

BLDG HEIGHT
25' - 6"

12.72'

13.10'

23.10'

33.10'

38.10'

38.55'

5.10'

PROPOSED BUILDING HEIGHT
24' - 7 1/2"

LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:39 PM
A6.1 SECTIONS
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

SECTION GENERAL NOTES
A.

B.

C.

D.

CONCRETE SLAB AND FOOTINGS ARE SHOWN DIAGRAMMATIC AND SHALL NOT BE USED FOR CONSTRUCTION. CONTRACTOR SHALL REFER TO

FOUNDATION PLAN AND FOUNDATION DETAILS FOR EXACT SIZE,
LOCATION AND OTHER REQUIREMENTS.

CONTRACTOR SHALL PROVIDE MOISTURE BARRIER (WATERPROOFING,

BUILDING PAPER, SHEET METAL AND APPROVED MATERIALS WHERE STUDS ARE ADJACENT TO RETAINING WALLS OR EXPOSED CONCRETE.

PROVIDE 24 GA. GS FLASHING AT ALL WALL AND ROOF PENETRATIONS, VALLEYS AND BUILT-UP CRICKETS IN ACCORDANCE WITH 2019 CBC 1508 & 1509

AIR INFILTRATION AND INSULATION SHALL BE COORDINATED WITH AND MEET THE CA ENERGY CODE. SHOW AND SPECIFY THE R-VALUE OF ALL REQUIRED INSULATION IN WALLS, CEILINGS AND FLOORS.
1/8" = 1'-0"
LATERAL SECTION 1
1 1/8" = 1'-0"
LATERAL SECTION 2
2 1/8" = 1'-0"
LONGITUDINAL SECTION 1
3 1/8" = 1'-0"
LONGITUDINAL SECTION 2
4 0' 4' 8' 2'1' 16' 0' 4' 8' 2'1' 16'
0' 4' 8' 2'1' 16'
0' 4' 8' 2'1' 16'
NO. DESC. DATE

MECHANICAL SCREENING

4.72' 22.72' 32.72' 38.10' 25'-0"

4.72' 22.72' 32.72' 38.10' 25'-0"

4.72' 22.72' 32.72' 38.10' 25'-0"

4.72' 22.72' 32.72' 38.10' 25'-0"
2022

MECHANICAL SCREENING LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610 LICENSED
A

RCHITECT

ST A T E
O
F
C
A
L
I

FO RN I A
12/31/2023

RENEWAL DATE
TREVOR
D
MILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯
HIGH TIDE WATER LEVEL LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3

W
A1

FULL LITE ENTRY
B

FLUSH ENTRY
H
D

INTERIOR FLUSH

COMMERCIAL
J

OVERHEAD PANEL
H
W
C

GLAZED SLIDER ENTRY
H
W
G

INTERIOR BI-FOLD
F

INTERIOR FLUSH
H

INTERIOR POCKET
I

FOLDING PANEL
E

INTERIOR FLUSH
A2

DOUBLE FULL LITE ENTRY
1 FIXED PANEL

HDR HGT
H
W
H
W
2 CASEMENT
3 SLIDER
4 PASS THROUGH
5 CASEMENT
P

PASS THROUGH

W/ SHELF

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

SHEET NUMBER
APP #
DATE
APN #
SHEET
TITLE

REVISION HISTORY

JOB TITLE

TREVOR MILLER, AIA
CA. LIC. # 38116
DRAWN
BY:

CHECKED
BY:

JOB #
1/20/2023 5:35:40 PM
A7.1 SCHEDULES
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185

DOOR LEGEND

WINDOW LEGEND

DOOR SCHEDULE

NO TYPE

DOOR FRAME SIZE DETAILS

FIN MATL TYPE FIN W H THK HEAD JAMB THSHLD RATING REMARKS

BASEMENT
001 D FF ST AL FF 3' - 0" 6' - 8" 0' - 1 3/8"
002 D FF ST AL FF 3' - 0" 6' - 8" 0' - 1 3/8"
004 D FF ST AL FF 3' - 0" 6' - 8" 0' - 1 3/8"
Y 0' - 0" 7' - 0"
LEVEL 1 FF
102A A1 DB AL AL DB 3' - 0" 8' - 0" 0' - 1 3/8" G2
102B AL DB 12' - 0" 8' - 0" 0' - 1 1/2"
102C AL DB 12' - 0" 8' - 0" 0' - 1 1/2"
103 A2 DB AL AL DB 6' - 0" 8' - 0" 0' - 1 3/4" G2
104 A1 DB AL AL DB 3' - 0" 8' - 0" 0' - 1 3/8" G2
105A I FF AL AL DB 9' - 0" 7' - 0" 0' - 3 1/8" G2
105B I FF AL AL DB 9' - 0" 7' - 0" 0' - 3 1/8" G2
105C I FF AL AL DB 9' - 0" 7' - 0" 0' - 3 1/8" G2
105D D PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
109A D PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
109B J PTX AL AL DB 7' - 0" 7' - 0" 0' - 0 1/2"
110A D PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
110B 3' - 0" 6' - 8" 0' - 1 3/4"
111A A2 FF AL AL FF 6' - 0" 8' - 0" 0' - 1 3/8" G2
111B A1 DB AL AL DB 3' - 0" 8' - 0" 0' - 1 3/8" G2
111C D PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
112 A1 DB AL AL DB 3' - 0" 7' - 0" 0' - 1 3/4" G2
112A A1 DB AL AL DB 3' - 0" 7' - 0" 0' - 1 3/4" G2
112C B PT ST AL PT 3' - 0" 6' - 8" 0' - 1 3/4"
LEVEL 2
201 A2 DB AL AL DB 6' - 2 1/4" 6' - 8 1/4" 0' - 1 3/4" G2 202 D PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
203A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
203B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
203C G PT WD WD PT 3' - 0" 6' - 8" 0' - 1 1/2"
203D A1 DB AL AL PT 3' - 0" 7' - 0" 0' - 1 3/8" G2
204A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
204B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
204C G PT WD WD PT 2' - 6" 6' - 8" 0' - 1 1/2"
205A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
205B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
205C G PT WD WD PT 3' - 0" 6' - 8" 0' - 1 1/2"
206A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
206B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
206C G PT WD WD PT 3' - 0" 6' - 8" 0' - 1 1/2"
207A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
207B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
207C G PT WD WD PT 3' - 0" 6' - 8" 0' - 1 1/2"
208A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
208B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
208C G PT WD WD PT 2' - 6" 6' - 8" 0' - 1 1/2"
209A B PT ST AL DB 3' - 0" 6' - 8" 0' - 1 3/4"
209B H PT WD WD PT 3' - 0" 6' - 8" 0' - 1 3/8"
209C G PT WD WD PT 3' - 0" 6' - 8" 0' - 1 1/2"
209D C DB AL AL DB 6' - 0" 7' - 0" G2

WINDOW SCHEDULE

NO TYPE

FRAME SIZE

HDR HGT

DETAILS

MATL FIN W H HEAD JAMB SILL GLAZING REMARKS
LEVEL 1 FF
100 1 WD FF 6' - 0" 3' - 0" 7' - 2"
101 1 WD FF 2' - 6" 8' - 0" 8' - 0"
102 1 WD FF 2' - 6" 8' - 0" 8' - 0"
103 1 WD FF 2' - 6" 8' - 0" 8' - 0"
104 1 WD FF 2' - 6" 8' - 0" 8' - 0"
105 1 WD FF 2' - 6" 8' - 0" 8' - 0"
106 P WD PT 8' - 0" 5' - 0" 8' - 0"
107 1 WD FF 3' - 0" 8' - 0" 8' - 0" G2
108 1 WD FF 3' - 0" 8' - 0" 8' - 0" G2
109 1 WD FF 3' - 0" 8' - 0" 8' - 0" G2
113 1 WD FF 3' - 9" 5' - 0" 7' - 0"
114 1 WD FF 3' - 9" 5' - 0" 7' - 0"
115 1 WD FF 3' - 0" 5' - 0" 7' - 0"
116 2 WD FF 3' - 0" 5' - 0" 7' - 0"
117 P WD PT 6' - 0" 3' - 1" 7' - 0"
118 P WD PT 3' - 6" 3' - 1" 7' - 0"
119 1 WD FF 2' - 0" 8' - 0" 8' - 0"
121 1 WD FF 3' - 0" 8' - 0" 8' - 0" G2
122 1 WD FF 3' - 0" 8' - 0" 8' - 0" G2
123 1 WD FF 3' - 0" 8' - 0" 8' - 0" G2
124 P WD PT 3' - 6" 3' - 0" 7' - 0"
125 1 WD FF 2' - 0" 7' - 0" 7' - 0" G2
423 2 WD FF 3' - 0" 5' - 0" 7' - 0"
LEVEL 2
203 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"
204 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"
205 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"

ROOM FINISH SCHEDULE

NO ROOM NAME FLR

BASE WALLS CEILING WAINSCOT

MATL FIN REMARKS

NORTH EAST SOUTH WEST

MATL FIN MATL FIN MATL FIN MATL FIN HGT FIN MATL WALL MATL FIN HGT Not Placed
210 FIRST FLOOR 8' - 0"

BASEMENT
001 COLD STORAGE 7' - 4 3/4"
002 STORAGE 8' - 0"
003 BREWING AREA 8' - 0"
004 MECH. 8' - 0"
LEVEL 1 FF
101 OUTDOOR PATIO 10' - 0"
102 COVERED DINING 9' - 0"
103 ENTRY 9' - 0"
104 BANQUET / MEETING 9' - 0"
105 MAIN DINING AREA 9' - 0"
106 BAR 9' - 0"
107 MENS 9' - 0"
108 WOMENS 9' - 0"
109 WASTE 9' - 0"
110 KITCHEN 9' - 0"
111 COFFEE SHOP 9' - 0"
112 HOTEL ENTRY 8' - 0"
LEVEL 2
201 HALL 10' - 0"
202 HOTEL SERVICE 10' - 0"
203 KING STUDIO #4 10' - 0"
204 STANDARD STUDIO #2 10' - 0"
205 KING STUDIO #3 10' - 0"
206 MOBILITY SUITE #1 10' - 0"
207 KING STUDIO #2 10' - 0"
208 STANDARD STUDIO #1 10' - 0"
209 MOBILITY SUITE 10' - 0"

DOOR NOTES

STN STAIN, COORDINATE COLOR WITH OWNER

P PAINT, COORDINATE COLOR WITH OWNER

CODE CEILING FINISH

WD STAIN GRADE TONGUE & GROOVE WOOD

UF UNFINISHED, EXPOSED STRUCTURE
GB58 5/8" GYPSUM WALL BOARD

CODE CEILING MATERIAL
PT4 PAINT, LEVEL 4 GYP. BD. FINISH
NOTE: CONTRACTOR TO COORDINATE PAINT COLOR WITH OWNER UNLESS NOTED BELOW

CODE WALL FINISH
CT GLAZED CERAMIC TILE OVER HARDIE-BACKER, COORDINATE STYLE WITH...

GB58X 5/8" TYPE 'X' GYPSUM WALL BOARD
GB58M 5/8" GYPSUM WALLBOARD, MOISTURE RESISTANT W/ FIBERGLASS TAPE AND 'SETTING TYPE' COMPOUND
GB58 5/8" GYPSUM WALL BOARD

CODE WALL MATERIAL

WD STAIN GRADE WOOD, VERIFY SHAPE WITH OWNER

CT GLAZED CERAMIC TILE BASE OVER HARDIE-BACKER, COORDINATE STYLE WITH OWNER

CODE BASE MATERIAL
WD WOOD FLOORING. COORDINATE TYPE AND STYLE WITH OWNER. WOOD

FLOORING SHALL BE INSTALL IN ACCORDANCE WITH THE MANUFACTURE'S

INSTRUCTIONS AND THE METHODS OUTLINED IN THE NWFA'S INSTALLATION GUIDELINES MANUAL.

LAM LAMINATE, COORDINATE STYLE WITH OWNER

XC EXPOSED CONCRETE
CT MOSAIC TILE, SHALL BE 2"X2," FACE SIZE BY 1/4" THICK, UNGLAZED PORCELAIN, SQUARE EDGE WITH A STATIC COEFFICIENT OF FRICTION OF .6 OR LESS

CODE FLOOR MATERIAL

MATERIAL CODES
R1 EXISTING TO REMAIN

REMARKS

COORDINATE WITH OWNER

DOOR HARDWARE
G2 DUAL PANE, LOW-E. TEMPERED
G1 DUAL PANE, LOW-E

GLAZING TYPES
PTX PAINTED, EXTERIOR GRADE. COORDINATE WITH OWNER.

DB DARK BRONZE, MATTE FINISH

FF FACTORY-FINISH

ST STEEL

AL ALUMINUM

VL VINYL

MATERIALS AND FINISHES
NOTE: COORDINATE ALL COLORS AND STYLES WITH OWNER

DOOR AND WINDOW CODES
REFER TO NOTES ON SHEET A0.3 AND A0.5

PLUMBING FIXTURES TO MEET CALGREEN MANDATORY MEASURES
PLUMBING FIXTURE...

DESCRIPTION MANUF. MODEL
LEVEL 1 FF

COFFEE SHOP
16" Watercloset TBD TBD
Accessible Sink, Faucet, and Counter
Accessible Grab Bars
MENS
16" Watercloset TBD TBD
Accessible Sink, Faucet, and Counter
Urinal TOTO UT447
WOMENS
16" Watercloset TBD TBD
16" Watercloset TBD TBD
Accessible Sink, Faucet, and Counter
LEVEL 2
KING STUDIO #2
16" Watercloset TBD TBD
Sink basin and Faucet
60" Bathtub with Fixtures
KING STUDIO #3
16" Watercloset TBD TBD
Sink basin and Faucet
60" Bathtub with Fixtures
KING STUDIO #4
16" Watercloset TBD TBD
Sink basin and Faucet
60" Bathtub with Fixtures

MOBILITY SUITE
16" Watercloset TBD TBD
Sink basin and Faucet
Roll-In Tub with Accessible Fixtures
MOBILITY SUITE #1
16" Watercloset TBD TBD
Sink basin and Faucet
Roll-In Tub with Accessible Fixtures
STANDARD STUDIO #1
16" Watercloset TBD TBD
Sink basin and Faucet
60" Bathtub with Fixtures
STANDARD STUDIO #2
16" Watercloset TBD TBD
Sink basin and Faucet
60" Bathtub with Fixtures
A.

B.

C.

D.

E.

LOCKING DEVICES AT EXIT DOORS SHALL HAVE A PLAINLY MARKED AND READILY DISTINGUISHABLE MESSAGE PANEL INDICATING WHETHER THE LOCK IS IN THE "OPEN" OR "LOCKED" POSITION.

MANUALLY OPERATED EDGE OR SURFACE-MOUNTED FLUSH BOLTS AND SURFACE BOLTS OR

ANY OTHER TYPE OF DEVICE THAT MAY BE USED TO CLOSE OR RESTRAIN THE DOOR OTHER THAN BY OPERATION OF THE LOCKING DEVICE SHALL NOT BE USED. WHERE EXIT DOORS ARE

USED IN PAIRS AND APPROVED AUTOMATIC FLUSH BOLTS ARE USED, THE DOOR LEAF HAVING

THE AUTOMATIC FLUSH BOLTS SHALL HAVE NO DOORKNOB OR SURFACE-MOUNTED THE

UNLATCHING OF ANY LEAF SHALL NOT REQUIRED MORE THAN ONE OPERATION

ALL EXTERIOR DOORS SHALL BE WEATHERSTRIPPED
HAND ACTIVATED DOOR OPENING HARDWARE SHALL BE CENTERED BETWEEN 34" AND 44" ABOVE THE FLOOR. LATCHING AND LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH

ARE IN A PATH OF TRAVEL SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE

HARDWARE, PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TO

PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE LOCKED EXIT DOORS SHALL OPERATE AS ABOVE IN EGRESS DIRECTION.

INTERIOR AND EXTERIOR THRESHOLDS SHALL BE NO HIGHER THAN 1/2 INCH ABOVE THE ADJACENT FLOOR LEVELS. EACH EXPOSED EDGE OF THRESHOLDS IS REQUIRED TO BE BEVELED OR SLOPED AT AN ANGLE NOT TO EXCEED 45 DEGREES SO THAT NO VERTICAL CHANGE OF ELEVATION EXCEEDS 1/4 INCH.

F.

G.

H.

THERE SHALL BE A FLOOR OR LANDING ON EACH SIDE OF A DOOR THAT SHALL NOT BE MORE THAN 1/2 INCH LOWER THAN THE THRESHOLD OF THE DOORWAY. ALL LANDINGS SHALL BE LEVEL EXCEPT FOR EXTERIOR LANDINGS WHICH MAY HAVE A SLOPE NOT TO EXCEED 1/4 INCH PER FOOT.

MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5 LBS. FOR EXTERIOR DOORS AND 5 LBS. FOR INTERIOR DOORS, SUCH PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGED DOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS.

COMPENSATING DEVICES OR AUTOMATIC DOOR OPERATORS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS. WHEN FIRE DOORS ARE REQUIRED, THE MAXIMUM EFFORT TO OPERATE

THE DOOR MAY BE INCREASED TO THE MAXIMUM ALLOWABLE BY THE APPROPRIATE ADMINISTRATIVE AUTHORITY, NOT TO EXCEED 15 LBS.

THE BOTTOM 10 INCHES OF ALL DOORS EXCEPT AUTOMATIC AND SLIDING DOORS SHALL HAVE A

SMOOTH UNINTERRUPTED SURFACE TO ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION. WHERE NARROW FRAME DOORS ARE USED, A 10 INCH HIGH SMOOTH PANEL SHALL BE INSTALLED ON THE PUSH SIDE OF

THE DOOR, WHICH WILL ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION.

I.

J.

K.

L.

M.

BARS, GRILLES, GRATES, OR SIMILAR DEVICES PLACED OVER EXIT DOORS, SHALL BE OPERABLE

FROM THE INSIDE WITHOUT THE USE OF A KEY, TOOL, OR ANY SPECIAL KNOWLEDGE OR EFFORT. SUCH BARS, GRILLES, GRATES, OR SIMILAR DEVICES SHALL BE EQUIPPED WITH AN

APPROVED RELEASE DEVICE FOR USE BY THE FIRE DEPARTMENT ONLY ON THE EXTERIOR SIDE

FOR THE PURPOSE OF FIRE DEPARTMENT EMERGENCY ACCESS, WHEN REQUIRED BY THE AUTHORITY HAVING JURISDICTION.

ALL GLAZING IN DOORS SHALL BE TEMPERED GLASS, EXCEPT WHERE FIRE-RATED DOORS ARE SCHEDULED, IN WHICH CASE WIRE-GLASS SHALL BE USED.

SIGN ADJACENT TO MAIN EXIT DOORS SHALL STATE: "DOORS TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED" WITH 1 INCH HIGH CONTRASTING LETTERS.

DOOR DETAILS REFERENCED MAY NOT NECESSARILY SHOW HARDWARE SMOKE SEALS ETC.

REFER TO RATING AND HARDWARE GROUP FOR WEATHERSTRIPPING, DOOR BOTTOMS OR SMOKE SEAL REQUIREMENTS.

ALL DOOR MANEUVERING CLEARANCES AT MANUAL SWING DOORS MUST COMPLY WITH DETAIL 24/A0.5

WINDOW SCHEDULE

NO TYPE

FRAME SIZE

HDR HGT

DETAILS

MATL FIN W H HEAD JAMB SILL GLAZING REMARKS
206 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"
207 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"
208 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"
209 5 AL 5' - 11 1/2" 4' - 11 1/2" 7' - 0"
210 4 AL 2' - 11 1/2" 4' - 11 1/2" 7' - 0"
211 3 AL 3' - 0" 2' - 0" 7' - 0"
NO. DESC. DATE

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

TREVOR MILLER, AIA
CA. LIC. # 38116

TREVOR MILLER, AIA
418 BROADWAY
CHICO, CA 95926
[email protected]
805.791.7610

LICENSED ARCHITECT

ST A T E O F C A L I FO RN I A
12/31/2023

RENEWAL DATE

TREVORDMILLER
C-38116

THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND ARE THE

PROPERTY OF OUTLIER/TREVOR MILLER ARCHITECT (OTLR), ALL COMMON COPYRIGHT AND OTHER PROPERTY RIGHTS RESERVED.

THIS DOCUMENT SHALL NOT BE DUPLICATED, COPIED, DISCLOSED,

OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER

THAN THE SPECIFIC PROJECT FOR WHICH IT HAS BEEN PREPARED,

OR ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING
THE EXPRESS WRITTEN CONSENT OF OTLR. VISUAL CONTACT WITH

THIS DOCUMENT SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF
ACCEPTANCE OF THESE RESTRICTIONS.

MORRO BAY STAMP AREA¯\_(ツ)_/¯ LIBERTINE MORRO BAY 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA C.J. HORSTMAN
C-37646
REN 1/31/25

ARCHITECTS

DESIGNERS

CREATIVE SOLUTION HUNTERS
330 S. HALCYON ROAD
ARROYO GRANDE, CA 93420
HABGROUP.NET
805-544-4334

ARCHITECT OF RECORD
2023-11-01
Attachment 3