Morro Bay City Council
August 13, 2024

CITY OF MORRO BAY
City Council Regular Meeting Agenda

Tuesday, August 13, 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

4.d Subcommittee Reports

1. Water Reclamation Facility & Morro Bay / Cayucos Sanitary District JPA

2. Morro Bay Power Plant (Vistra)

3. Offshore Wind Energy

4. Downtown Design District

5. RECOGNITION AND PRESENTATIONS

5.a Morro Bay Chamber of Commerce Quarterly Review

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:
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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.
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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.
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Please refrain from public displays or outbursts such as unsolicited applause, comments or cheering.
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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.
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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.

7.a Approval of Minutes
(City Clerk)
Recommended Action
Approve as submitted.

1. June 25, 2024 - Special Closed Session Meeting 5

2. July 10, 2024 - Special Closed Session Meeting 7

3. July 23, 2024 - Special Closed Session Meeting 9

7.b Adoption of Resolution No. 52-24 Authorizing the Public Works Director to Sign Planning Loan Amendments
11 (Public Works Department)
Recommended Action
Adopt Resolution No. 52-24 authorizing the Public Works Director to Sign Planning Loan Amendments.

7.c Status Update on Substantial Completion for the Water Tank Rehabilitation Project; and, Authorize Funding Reallocation Back to Water Fund
18 (Public Works Department)
Recommended Action

1. Receive and file this status update on substantial completion.

Authorize reallocation back to the Water Fund of remaining unexpended project funds not necessary for project completion.

2. 7.d Determination of Public Convenience or Necessity for ABC License - 501 Embarcadero Road, Estero Inn
24 (Community Development Department)
Recommended Action
Make the Determination of Public Convenience or Necessity to approve the request to allow sales of alcohol for off sale beer and wine type 42 license for Estero Inn at 501 Embarcadero Road; and direct staff to provide the applicant with a letter of support.

8. PUBLIC HEARING ITEMS

8.a Adoption of Resolution No. 53-24 approving Major Revision #MAJ24- 001 to Conditional Use Permit #CUP22-09 at 801 Embarcadero for redevelopment of the Libertine Brewing site (Lease site 86/86W) and public access improvements
27 (Community Development Department)

Recommended Action
Adopt Resolution No. 53-24, for approval of Major Revision #MAJ24- 001 to Conditional Use Permit (CUP) #CUP22-09 to remove the City Council added condition to defer public plaza improvements and require the proposed public plaza be added prior to final occupancy to be consistent with Coastal Commission conditions placed on the Coastal Development Permit (CDP), located at 801 Embarcadero.

9. BUSINESS ITEMS

9.a Professional Services Agreement for Hydrogeologic Support for the Recycled Water Program at the Morro Basin Extraction Well Project 96 (Public Works Department)
Recommended Action
Authorize the City Manager to execute:

An agreement with GSI Water Solutions, Inc. (GSI) to provide Injection Well Design and Construction Support Services for the Recycled Water Program in an amount not to exceed $493,225, which includes a 10% contingency budget executable by the City Manager.

1. An agreement with GSI to provide Design and Construction Support Services for the Morro Basin Extraction Well project in an amount not to exceed $184,352, which includes a 10%
contingency budget executable by the City Manager.

2. 10. COUNCIL DECLARATION OF FUTURE AGENDA ITEMS

11. ADJOURNMENT
The next Regular Meeting will be held on August 27, 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.

1 MINUTES - MORRO BAY CITY COUNCIL

CLOSED SESSION MEETING
June 25, 2024, 3:00 p.m.

City Hall Conference Room
595 Harbor Street, Morro Bay, CA 93442
Members Present: Mayor Carla Wixom
Council Member Zara Landrum
Council Member Laurel Barton
Council Member Cyndee Edwards
Council Member Jennifer Ford
Staff Present: City Attorney Chris Neumeyer
Legal Counsel Joan Pugh Newman
_____________________________________________________________________

1. ESTABLISH QUORUM AND CALL TO ORDER
Mayor Wixom called the meeting to order at 3:02 p.m. with all but Council Member Barton present. Council Member Barton joined the meeting at 3:05 p.m.

2. SUMMARY OF CLOSED SESSION ITEMS

3. CLOSED SESSION PUBLIC COMMENT
Mayor Wixom opened public comment; seeing none, the public comment period was closed.

4. THE COUNCIL WILL CONVENE IN CLOSED SESSION

4.a CONFERENCE WITH LABOR NEGOTIATORS
City Designated Representative: Chris F. Neumeyer, City Attorney Unrepresented employee, as defined by Government Code subdivision 54957.6: City Manager

4.b PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Conduct an employee evaluation of the City Manager pursuant to Government Code section 54957

4.c CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code subdivision 54956.9(d)(2): One Matter

2 5. 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.

6. ADJOURNMENT
The meeting adjourned at 4:34 p.m.

Respectfully submitted,
/s/ Dana Swanson, City Clerk

1 MINUTES - MORRO BAY CITY COUNCIL

CLOSED SESSION MEETING
July 10, 2024, 3:00 p.m.

City Hall Conference Room
595 Harbor Street, Morro Bay, CA 93442
Members Present: Mayor Carla Wixom
Council Member Zara Landrum
Council Member Laurel Barton
Council Member Cyndee Edwards
Council Member Jennifer Ford
Staff Present: City Manager Yvonne Kimball
City Attorney Chris Neumeyer
Community Development Director Airlin Singewald
Legal Counsel Danny Aleshire
_____________________________________________________________________

1. ESTABLISH QUORUM AND CALL TO ORDER
Mayor Wixom called the meeting to order at 3:02 p.m., with all members present.

2. SUMMARY OF CLOSED SESSION ITEMS

3. CLOSED SESSION PUBLIC COMMENT
Mayor Wixom opened public comment for items on the agenda.  Nicole Dorfman, Morro Bay, was concerned a Community Benefits Agreement with Vistra was being discussed in closed session and suggested it be a public hearing.
 Nattalia Merzoyan, Morro Bay, agreed with Ms. Dorfman and felt too many closed session meetings were being held on issues that should include the public.

End of public comment.

4. THE COUNCIL WILL CONVENE IN CLOSED SESSION

4.a PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Conduct an employee evaluation of the City Manager pursuant to Government Code section 54957

2 4.b CONFERENCE WITH REAL PROPERTY NEGOTIATOR -
GOVERNMENT CODE SECTION 54956.8
Property: Assessor Parcel No. 066-331-046, 1290 Embarcadero Property Negotiators: Vistra Corp.; Morro Bay Power Company, LLC Agency Negotiators: Yvonne Kimball, City Manager; Airlin Singewald, Community Development Director; and Chris Neumeyer, City Attorney Under Negotiation: Price and Terms of Payment - Community Benefits Agreement

5. RECONVENE IN OPEN SESSION
The City Council reconvened in Open Session on July 23, 2024. City Attorney Neumeyer reported the City Council met in closed session on July 10, 2024 to consider two matters. No legally reportable action was taken.

However, in the interests of transparency the Council asked that a “report out” be made on otherwise confidential information for Item No. 4.b.

Item No. 4.b concerned Council review under Govt Code 54956.8 with staff of a potential community benefits agreement with Vistra Energy after they sent a proposal to City. A potential community benefits agreement includes potential real estate transactions, such as the deeding of Lila Keiser park to the City and joint real estate ventures to generate City income, as well as other related potential benefits.

No commitments were made. No final action was taken on any agreement or contract with Vistra Energy. Rather, the Council conferred with City staff on a non-binding, tentative response to Vistra Energy’s proposed community benefits agreement to continue the conversation.

Vistra Energy was informed that the City may amend the response subject to further City staff review and public input. The Council will seek community feedback and input on the community benefits agreement subsequent to the initial rounds of non-binding and tentative discussions. Furthermore, no community benefits agreement will be approved without being agendized at a public Council meeting for review and discussion.

6. ADJOURNMENT
The meeting adjourned at 6:50 p.m.

Respectfully submitted,
/s/ Dana Swanson, City Clerk

1 MINUTES - MORRO BAY CITY COUNCIL

CLOSED SESSION MEETING
July 23, 2024, 4:00 p.m.

City Hall Conference Room
595 Harbor Street, Morro Bay, CA 93442
Members Present: Mayor Carla Wixom
Council Member Zara Landrum
Council Member Laurel Barton
Council Member Cyndee Edwards
Council Member Jennifer Ford
Staff Present: City Manager Yvonne Kimball
City Attorney Chris Neumeyer
Public Works Director Greg Kwolek
Harbor Business Coordinator Lori Thompson
_____________________________________________________________________

1. ESTABLISH QUORUM AND CALL TO ORDER
Mayor Wixom called the meeting to order at 4:01 p.m. with all but Council Member Barton present. Council Member Landrum participated in the meeting remotely pursuant to the "just cause" provisions of Assembly Bill (AB) 2449.

Council Member Barton joined the meeting at 4:07 p.m.

2. SUMMARY OF CLOSED SESSION ITEMS

3. CLOSED SESSION PUBLIC COMMENT
Neal Maloney, Morro Bay Oyster Company, commented on the long-term financial effects of COVID and shared his plan for business upgrades and expansion.

The public comment period was closed.

4. THE COUNCIL WILL CONVENE IN CLOSED SESSION

4.a CONFERENCE WITH REAL PROPERTY NEGOTIATOR -
GOVERNMENT CODE SECTION 54956.8
Property: Lease Site 144/144W, 1287 Embarcadero, Morro Bay Oyster Co.

Property Negotiators: Neal Maloney, Morro Bay Oyster Co., LLC

2 Agency Negotiators: Lori Thompson, Harbor Business Coordinator; Yvonne Kimball, City Manager; Chris Neumeyer, City Attorney Negotiations: Price and Terms of Payment

4.b CONFERENCE WITH REAL PROPERTY NEGOTIATOR -
GOVERNMENT CODE SECTION 54956.8
Property: APN 066-331-032, -033, and -034; 160 and 180 Atascadero Road and 1700 Embarcadero
Property Negotiator: Cayucos Sanitary District
Agency Negotiators: Greg Kwolek, Public Works Director; Yvonne Kimball, City Manager; Chris Neumeyer, City Attorney
Negotiations: Price and Terms of Payment

5. 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.

6. ADJOURNMENT
The meeting adjourned at 5:26 p.m.

Respectfully submitted,
/s/ Dana Swanson, City Clerk

Prepared By: __GK___________ Dept Review:_ _GK_____
City Manager Review: ___YK_______ City Attorney Review: ___AXL______ Staff Report
TO: Honorable Mayor and City Council DATE: August 8, 2024 FROM: Gregory Kwolek, Public Works Director
SUBJECT: Adoption of Resolution No. 52-24 Authorizing the Public Works Director to Sign Planning Loan Amendments

RECOMMENDED ACTION
Adopt Resolution No. 52-24 Authorizing the Public Works Director to Sign Planning Loan Amendments.

FISCAL IMPACT
The $10,300,000 Planning Loan has already been fully drawn down. Executing the Planning Loan Amendment will have a positive financial impact on the Sewer Operating Fund since it lowers the Planning Loan’s interest rate from 1.7% to 0.9%, increases the loan repayment period by 20 years thereby decreasing the annual payments from $1.1M to approximately $400K, and defers the loan repayment start date by 37 months.

BACKGROUND/DISCUSSION
In order to execute the City’s original planning loan amendment, the City Council passed Resolution No. 80-15 to designate the City’s Public Works Director as “authorized representative” to sign and file the SRF Planning Loan Application and the subsequent SRF Planning Loan Agreement. Resolution No. 80-15, however, did not specifically authorize the “authorized representative” to sign amendments to the SRF Planning Loan Agreement.

As a cleanup measure, City staff now seeks City Council approval and authorization for the Public Works Director, as the City’s “authorized representative”, to sign amendments to the SRF Planning Loan. This will allow Public Works Director to sign the SRF Planning Loan amendment recently sent to the Public Works Director for signature on July 31, 2024. This amendment makes the following changes to the $10.3 million SRF Planning Loan to match the terms of the SRF Construction Loan Amendment No. 1, or specifically:
 Decreases the loan’s interest rate from 1.7% to 0.9% to align with the terms of the SRF Construction Loan
 Increases the loan repayment period from 10 years to 30 years to align with the terms of the SRF Construction Loan
 Defers the start of repayment from August 2024 to September 2027  Extends the work completion date from November 1, 2019, to September 30, 2026 City Staff believes these changes to the terms of the SRF Planning Loan to be favorable to the City and the City’s ratepayers.

AGENDA NO: 7.b
MEETING DATE: August 13, 2024

ATTACHMENT(S)

1. Proposed Resolution No. 52-24

2. Adopted Resolution No. 80-15

RESOLUTION NO. 52-24

RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF MORRO BAY, CALIFORNIA

AUTHORIZING THE DIRECTOR OF PUBLIC WORKS TO EXECUTE

SRF PLANNING LOAN AMENDMENTS

THE CITY COUNCIL
City of Morro Bay, California
WHEREAS, over the course of the Water Reclamation Facility (the “Project”), the City of Morro Bay (“City”) has pursued grant and loan opportunities to minimize the cost impacts of the Project on the City’s ratepayers; and
WHEREAS, the State of California State Water Resources Control Board (SWRCB) made State Revolving Fund (SRF) loan funding available for the planning, permitting, and design of the Project; and WHEREAS, the SWRCB requires the City to authorize a designated representative to sign and file on behalf of the City an SRF Loan Application to obtain a loan to fund planning and design efforts for the Water Reclamation Facility; and
WHEREAS, the authorized representative is designated to provide the assurances, certifications and commitments required for the SRF Loan Application, including executing an SRF Loan Agreement with the SWRCB and any amendment or changes thereto; and WHEREAS, the authorized representative is designated to represent the City in carrying out the City’s responsibilities under the Loan Agreement, including certifying disbursement requests on behalf of the City and compliance with applicable state and federal laws; and WHEREAS, in order to fund the planning phase of the Water Reclamation Facility Program (WRF), the City Council approved Resolution 80-15 to authorize and direct the Public Works Director/City Engineer to sign and file, for and on behalf of the City, an SRF Loan Application with the SWRCB to obtain loan funding for the planning and design of the Water Reclamation Facility; and WHEREAS, Resolution 80-15 did not specially authorize the authorized representative to execute amendments to the SRF Planning Loan Agreement; and
WHEREAS, the City now seeks to execute an amendment to the Planning Loan Agreement, to the benefit of the City’s ratepayers, to decrease the loan’s interest rate from 1.7% to 0.9%, increase the repayment period from 10 years to 30 years, and defer the start of loan repayments from August 2024 to September 2027.
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NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro Bay, that he Public Works Director, as authorized representative, is hereby authorized to sign, for and on behalf of the City, an SRF Planning Loan Amendments with the State Water Resources Control Board.

PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting thereof held on the 13th day of August 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSE:

_______________________________________
CARLA WIXOM, Mayor
ATTEST:
______________________________
DANA SWANSON, City Clerk

Prepared By: ___AD_____ Dept Review: __GK__
City Manager Review: YK____ City Attorney Review: __CFN_ Staff Report
TO: Honorable Mayor and City Council DATE: July 30, 2024 FROM: Cindy Cecil, SE/CE – City Engineer
Austin Della, Senior Civil Engineer
SUBJECT: Status Update on Substantial Completion for the Water Tank Rehabilitation Project; and, Authorize Funding Reallocation Back to Water Fund

RECOMMENDED ACTION

1. Receive and file this status update on substantial completion.

2. Authorize reallocation back to the Water Fund of remaining unexpended project funds not necessary for project completion.

BACKGROUND
The Water Tank Rehabilitation project provides complete rehabilitation to the four Blanca Water Storage Tanks and two Kings Water Storage Tanks. Work included replacement of internal and external coatings, replacement of access ladders, handrails, railings, and the installation of OSHA required fall protection equipment. Additional features included new level gauges and seismic improvements at the Blanca Tanks.

The Water Rehabilitation Project had a total budget of $3,348,000 comprised of the follow City Council actions:

DISCUSSION
City Council awarded a construction contract to Superior Tank Solutions, Inc. (STS) in the amount of $2,039,268 to rehabilitate the Kings Tanks and Blanca Tanks . The City Council subsequently authorized additional contract changes totaling $768,233, for a total contract of $2,807,501. This work included the scope work mentioned above. It also includes warranty inspections for a one-year period after the conclusion of work for each tank, and a maintenance program for a 10-year period.

The City Council also authorized a contract and two contract amendments to Cannon Engineering Consultants (Cannon) for $147,131, for construction management to oversee STS as well as engineering services during construction. Finally, the City Council authorized a contract and one amendment for Advantage Technical Services (ATS) for $211,764 for quality assurance, including coatings inspections and underwater inspections. The table below shows the contracts and amendments for each project phase:

AGENDA NO: 7.c
MEETING DATE: August 13, 2024
Description Budget Allocation
FY 20/21 Budget Adoption $2,000,000.00
FY 21/22 Budget Adoption $748,000.00
FY 22/23 Budget Adoption $600,000.00
Total $3,348,000.00

2 Description Cost
Construction
STS Base Bid $2,039,268.00
STS Amendment No. 1- Contract Changes $213,514.00
STS Amendment No. 1- Contingency $112,981.00
STS Amendment No. 2- Contract Changes $346,738.00
STS Amendment No. 2- Contingency $95,000.00
Total $2,807,501.00
Construction management
Cannon Contract $106,708.00
Cannon Amendment No. 1 $30,373.00
Cannon Amendment No. 2 $10,050.00
Total $147,131.00
Inspection
Advantage Technical Services Contract $111,594.00
Advantage Technical Services Amendment No.2 $100,170.00 Total $211,764.00
Misc. Expenses $22,628.76
GRAND TOTAL $3,189,024.76
Below is a list of the tanks and their substantial completion dates.

Kings 2 (East) - 9/16/2022
Blanca 1 & 2 - 2/27/2023
Blanca 3 & 4 - 10/11/2023
Kings 1 (West) - 3/25/2024

CONCLUSION
Council is requested to receive and file this status update on the Water Tank Rehabilitation Project and to authorize reallocation back to the Water Fund of remaining unexpended project funds not necessary for project completion.

ATTACHMENTS

1. Notice of Substantial Completion

2. Post-Construction Photos

July 30, 2024
Steven Bishop
Operations Manager
Superior Tank Solutions, Inc
9500 Lucas Ranch Road
Rancho Cucamonga, CA 91730
Notice of Substantial Completion
Re: City of Morro Bay Kings Tanks and Blanca Tanks Rehabilitation Project, MB2021-U1-WATER Mr. Bishop,
Due to the nature of the agreement entered in on January 20th, 2022 between the City of Morro Bay and Superior Tank Solutions, Inc (Agreement) to perform and complete the work in accordance with the Contract Documents of project MB2021-U1-WATER (Project), this Notice of Substantial Completion is being provided separately and in advance of a final Notice of Completion. Upon full and final completion of all requirements of the Agreement, a Notice of Completion will be provided pursuant to Civil Code Section 3093.

Project work is considered substantially complete for each tank location as follows:

Tank Date of Substantial Completion
Kings Tank #2 September 16th, 2022
Blanca Tank #1 February 27th, 2023
Blanca Tank #2 February 27th, 2023
Blanca Tank #3 October 11th, 2023
Blanca Tank #4 October 11th, 2023
Kings Tank #1 March 25th, 2024
Outstanding work items include the warranty inspections of all tanks per 09971-3.A and 09973-3.A of the Technical Specifications and completion of the Tank Asset Management Project per 17819 of the Technical Specifications, requiring this Agreement to remain active until the full and final completion of all work.

Retention for outstanding warranty inspections will be withheld as follows, and may be billed upon completion of each warranty inspection and the acceptance of any resulting corrective work:

1. Blanca Tank 1 Warranty Inspection
a. Bid Item 24 = $3,712.65
b. Bid Item 29 = $822.50

2. Blanca Tank 2 Warranty Inspection
a. Bid Item 24 = $3,712.65
b. Bid Item 29 = $822.50

3. Blanca Tank 3 Warranty Inspection
a. Bid Item 25* = $4,455.75
b. Bid Item 30* = $822.50

4. Blanca Tank 4 Warranty Inspection
a. Bid Item 25* = $4,455.75
b. Bid Item 30* = $822.50

5. Kings Tank 1 Warranty Inspection
a. Bid Item 26 = $13,314.50
b. Bid Item 31 = $2,794.50

6. Kings Tank 2 Warranty Inspection
a. Bid Item 27 = $16,506.50
b. Bid Item 32 = $4,085.00
*Equivalent retention (totaling $10,556.50) to be withheld from Bid Item 46, as the applicable and comparable work under Bid Items 25 and 30 was removed from the scope of work when Bid Item 46 was awarded under Amendment #1 (CCO #1). Interior and exterior coating work were performed under Bid Item 46, in lieu of Bid Items 25 and 30, but a detailed Schedule of Values for Bid Item 46 is not available for reference or comparison.

The Tank Asset Management Program per 17819 of the Technical Specifications will be paid on an annual basis per the unit prices set forth by the Agreement. Retention for Bid Item 45 will be paid upon the completion of the Tank Asset Management Program.

Retention for all other work completed under this Agreement, totaling $71,557.32, may be billed upon receipt of an invoice, requesting the partial release of retention, and appropriate waivers.

Thank you,
Cynthia Cecil, SE
City Engineer
City of Morro Bay
Public Works Department
955 Shasta Avenue
Morro Bay, CA 93442

Kings 1 and 2 Tanks

Blanca Tanks

Prepared By: _KF________ Dept Review: AS_______
City Manager Review: __YK_____ City Attorney Review: _LNL__ Staff Report
TO: Honorable Mayor and City Council DATE: August 5, 2024 FROM: Airlin Singewald, Community Development Director
SUBJECT: Determination of Public Convenience or Necessity for ABC License – 501 Embarcadero Road, Estero Inn

RECOMMENDED ACTION
Make the Determination of Public Convenience or Necessity to approve the request to allow sales of alcohol for off sale beer and wine type 42 license for Estero Inn at 501 Embarcadero Road; and direct staff to provide the applicant with a letter of support.

ALTERNATIVES
City Council may choose to not make the Determination of Public Convenience or Necessity and reject the request to allow sales of alcohol for off sale beer and wine type 42 license at 501 Embarcadero Road.

FISCAL IMPACT
A Determination of Public Convenience or Necessity for an ABC license would allow the Estero Inn to sale beer and wine to their guests. These sales would be subject to sales tax.

BACKGROUND/DISCUSSION
In July 2024, the property owner of Estero Inn at 501 Embarcadero Road, requested a letter of support from the City of Morro Bay for approval from California Alcohol and Beverage Control (ABC) to allow alcohol sales at the location listed above.

According to the business owner, Estero Inn has maintained a #67 license with the ABC for the last 5+ years. This license allows them to provide beer and wine free of charge to their guests. The owner now wishes to modify their license to a #42 which would allow them to now sell beer and wine to their guests.

ABC has identified this area of the City as having an over concentration of alcohol sales licenses triggering a requirement for the applicant to obtain a letter of support from the City in favor of a Determination of Public Convenience and Necessity for issuance of the ABC license in this location.

CONSCLUSION
The hotel use serves visitors to Morro Bay and the request to allow the sale of beer and wine at the hotel is a reasonable ancillary use to the hotel. Both the Police and Community Development Departments have reviewed the request and found no reason to deny the sale of alcohol at this location. Staff has provided a letter of support (See Attachment 1) and recommends the City Council AGENDA NO: 7.d
MEETING DATE: August 13, 2024

direct the Community Development Director to sign and provide the applicant with the attached letter.

ATTACHMENT

1. Draft public convenience or necessity support letter

Chris Kostecka
Estero Inn Morro Bay
Estero Inn LLC
501 Embarcadero Rd.

Morro Bay, CA 93442
Dear Mr. Kostecka,
This letter provides support for you, the master leaseholder, applying for alcohol sales as follows:

1. Support for On-Sale beer and wine type 42 license.

Estero Inn LLC, 501 Embarcadero, Morro Bay 93442.

I reviewed the documents submitted by City of Morro Bay Community Development Department and I support the application of alcohol sales and license types at the above location.

The police department has no concerns or issues to express. This area of sales reports little to no calls for service related to the On-Sale of alcohol from this and/or other establishments in the area operating under a similar license. According to California Business Section Code 23824 the City of Morro Bay is requesting that this property should be given the ability to sell alcohol because it benefits the public and the area. This is a visitor serving area that will attract more guests and meet the needs of the public.

Please let me know if I can assist you further. Good luck with the new businesses.

Sincerely,
Amy Watkins
Chief of Police

Prepared By: ___ST____ Dept Review: ____AS_____
City Manager Review: __YK______ City Attorney Review: _LNL_ Staff Report
TO: Honorable Mayor and City Council DATE: August 6, 2024 FROM: Susana Toner, Assistant Planner
SUBJECT: Adoption of Resolution No. 53-24 approving Major Revision #MAJ24-001 to 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. 53-24, for approval of Major Revision #MAJ24-001 to Conditional Use Permit (CUP) #CUP22-09 to remove the City Council added condition to defer public plaza improvements and require the proposed public plaza be added prior to final occupancy to be consistent with Coastal Commission conditions placed on the Coastal Development Permit (CDP), located at 801 Embarcadero.

ALTERNATIVES
The City Council could choose to reject the resolution that removes the City Council added condition deferring public plaza improvements. This alternative would have the same effect as the recommended action, since the Coastal Commission’s CDP conditions prevail in the event of a conflict with the City’s CUP conditions.

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.

SUMMARY
The purpose of this item is to: 1) inform the public and Council of changes to the Libertine redevelopment project’s conditions of approval due to the California Coastal Commission’s (CCC’s) decision on the project’s Coastal Development Permit (CDP); and 2) for the Council to consider a resolution that would harmonize the City’s Conditional Use Permit (CUP) conditions with CCC’s CDP conditions for the project.

Due to the project’s location within the CCC’s original jurisdiction, the project required a CUP from the City and a separate CDP directly from the CCC. CCC Special Condition #8 states that the City’s CUP conditions remain in effect and, “…in the event of conflict between any such conditions imposed by the City and terms and conditions of this CDP, the terms and conditions of this CDP shall prevail.” The CCC’s CDP conditions are generally consistent with the City’s CUP conditions except for City AGENDA NO: 8.a
MEETING DATE: August 13, 2024

2 condition #25, which defers the construction of a public plaza within the existing parking lot area west of Embarcadero, adjacent to the project site. CCC’s Special Condition 1f, which requires construction of the plaza prior to occupancy of the proposed hotel, conflicts with an would prevail over the City’s condition #25.

Consistent with City CUP condition #26, the Coastal Development Permit was also conditioned by Coastal Commission to provide both an ADA parking space and a loading space along the frontage of the Embarcadero (CCC Special Condition 2e).

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 obtained approval of a CUP (combined Concept/Precise Plan) and Design Review approval for demolition/reconstruction from City Council on January 13, 2024, as well as obtained approval from the CCC on June 13, 2024. 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 mixeduse 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 zoning district, within the Waterfront Master Plan and the Downtown Waterfront Strategic Plan (DWSP) areas and is also within the CCC’s Original Jurisdiction. The Coastal Commission retains permitting authority for the related coastal development permit. The revision is to a City Council added condition to defer the public plaza improvements until a parking relocation plan is put in place.

The requested Major Revision would modify this condition to eliminate the deferral option and require the construction of the public plaza prior to final occupancy, consistent with conditions placed on the project by Coastal Commission during the Coastal Development Permit process.

3 PROJECT TIMELIE
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 No. 19-23 to forward a favorable recommendation with two added conditions to the City Council for final approval (Attachment 2). The Planning Commission also 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.

City Council originally reviewed the project on January 23, 2024 for final approval of the Concept/Precise Plan approval for the conditional use permit located in Tidelands.

At its January 23 meeting, the City Council adopted Resolution No. 08-24 to approve the Concept/Precise Plan with two added conditions regarding the public plaza improvements and where the improvements would fall in the phasing of the project, as shown below.

Existing Libertine building, street end, and
adjacent buildings

4 The conditions were added due to concern expressed about the loss of parking without a parking relocation plan in place, either through its own plan or through the update to the Waterfront Master Plan. The incoming update to the Waterfront Master Plan is planned to include a parking analysis for the Waterfront Area and relocation plan for the parking in the street ends. The relocation for parking in the street ends is consistent with the City’s certified Local Coastal Program (LCP) to prioritize pedestrian access to the coast.

The City has applied to the CCC for a $500,000 LCP grant to update the Waterfront Master Plan.

Staff is in discussions with CCC staff regarding the possibility of increasing the scope and budget for the grant to allow for a comprehensive analysis and additional public outreach. Staff anticipates returning to the Council with a revised grant application resolution to seek additional budget and expand the scope.

COASTAL COMMISSION CONDITIONS
The project is located within California Coastal Commission’s (CCC’s) original jurisdiction, and they retain the permitting authority for the associated Coastal Development Permit with the project. On June 13, 2024, the CCC approved the Libertine CDP on consent with 12 Special Conditions. CCC Special Condition #8 states that the City’s CUP conditions remain in effect and, “…in the event of conflict between any such conditions imposed by the City and terms and conditions of this CDP, the terms and conditions of this CDP shall prevail.” The CCC’s Special Conditions are generally consistent with and serve to reinforce the City’s CUP conditions, except Special Conditions 1 and 4f pertaining to the public plaza.

CCC Special Conditions 1 and 4f (shown below) require completion of the public plaza prior to occupancy. This condition conflicts with, and therefore, prevails over the City’s CUP condition #25 that allowed for deferral of the plaza.

5 The CCC determined the public plaza would be a better use for the street end than the parking that currently exists and found the proposed plaza to be consistent with the Coastal Act and required by Morro Bay’s Local Coastal Plan. Consistent with City CUP #26, the Coastal Development Permit was also conditioned by Coastal Commission to provide both an ADA parking space and a loading space along the frontage of the Embarcadero (Special Condition 2e).

Visual simulation of south elevation of proposed Libertine building at 801 Embarcadero with public plaza shown.

6 DISCUSSION:

As discussed at the January 23, 2024 City Council Meeting, the City Council added condition was put in place due to concern for the increase in parking demand by the project. The City evaluated the project’s parking requirements based on Historic parking credits and the amount of parking the proposed project would create. Coastal Commission calculated the parking demand slightly differently and used the existing uses in the building to calculate the current parking requirement and compared it to the proposed project’s parking requirement. Both ways of calculating parking (outlined below) reached the same conclusion that the project, as proposed, would not need to provide any parking mitigation.

Important to note is between City Council’s approval of the Conditional Use Permit and Coastal Commission’s approval of the Coastal Development Permit, the City’s Implementation Plan was certified by Coastal Commission (March 2024) and parking calculations would have been based on their respective Implementation Plans.

During the Conditional Use Permit Review, the required parking spaces calculated was 66.9 parking spaces; the Historic Parking Credits available for the site are 79 parking spaces. The proposed project did not produce any additional parking requirements to the Historic Parking credit; thus, no additional on-site parking or parking in-lieu fee is required.

17.27.050 Parking Reductions, F. Embarcadero District
Coastal Commission uses a similar method to the Historic Parking Credit system that the City uses, they use the lease-site’s existing uses. During Coastal Commission’s review of the Coastal Development Permit, the required parking spaces calculated for the proposed project were found to be approximately 40 parking spaces. Coastal Commission’s calculation of the existing parking requirement was 56 spaces, thus not requiring th eproject to provide additional on-site parking spaces or parking in-lieu fees.

Both methodologies of calculating the required parking reached the same conclusion, that no additional parking would be required for the project. Coastal Commission found that due to the decrease in demand by 16 parking spaces, the removal of the 11 parking spaces in the street end can be accounted for, until a relocation plan is put in place.

7 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 July 31, 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:

As conditioned, the City Council approved Conditional Use Permit conditions are inconsistent with Coastal Commission conditions on the Coastal Development Permit. Staff therefore recommends approval of MAJ24-001 to CUP22-09 to adopt a revised resolution approving the removal of City Council added condition #25 and require the construction of the public plaza prior to final occupancy consistent with conditions of the Coastal Commission approved Coastal Development Permit.

The project’s CUP and CDP require the applicant to initiate construction and complete substantial site work within 2 years of the approval date, unless time extensions are granted.

ATTACHMENTS:

1. City Council Resolution No. 53-24

2. City Council Resolution No. 08-24 (adopted January 23, 2024)

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

4. Plans/ Plan Reductions dated January 11, 2024
ONLINE DOCUMENTS:

1. Staff Report & attachments for the 6/13/2024 Coastal Commission Hearing Available at the following link: https://www.coastal.ca.gov/meetings/agenda/#/2024/6

2. Staff Report & attachments for the 1/23/2024 City Council Hearing available at the following link:https://pub-morrobay.escribemeetings.com/Meeting.aspx?Id=fd9bf628-898d-4e56-aaaf4fb2d88624bb&lang=English&Agenda=Agenda&Item=24&Tab=attachments

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

8 4. Staff report & attachments for the 2/01/2022 Conceptual Review PC meeting at the following link: https://www.morrobayca.gov/ArchiveCenter/ViewFile/Item/5840

RESOLUTION NO. 53-24

RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF MORRO BAY, CALIFORNIA
APPROVING MAJOR REVISION (#MAJ24-001) TO CONDITIONAL USE PERMIT APPROVAL (#CUP22-09) FOR THE REMOVAL OF CITY COUNCIL ADDED CONDITION TO

DEFER PROPOSED PUBLIC PLAZA IMPROVEMENTS FOR CONSISTENCY WITH

COASTAL COMMISSION APPROVED COASTAL DEVELOPMENT PERMIT, 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 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, the California Coastal Commission conducted a public hearing at the Inn at Morro Bay, 60 State Park Rd, Morro Bay, California, on June 13, 2024, for the purpose of considering the Coastal Development Permit for 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, the City Council conducted a public hearing at the Morro Bay Veteran’s Hall, 209 Surf Street, Morro Bay, California, on August 13, 2024 for the purpose of considering the Project for 801 Embarcadero, also known as the Libertine Brewing Company, to be consistent with conditions added to the Coastal Development Permit approved by the California Coastal Commission 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 or reconstruction of commercial structure with a new structure of substantially the same, size, purpose, and capacity is allowed for which the proposed Libertine 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 neighbourhood 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.

C. The Project will not be injurious or detrimental to property and improvements in the neighbourhood 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
D. 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 maximum building coverage, bulk, and scale requirements in that the proposed Project proposes interesting articulation to break 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 Waterfront 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.

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 because 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
E. 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
F. 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
G. Pursuant to 2022 Zoning Code Chapter 17.38, the Planning Commission finds that H. 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.

I. 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.

J. 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.

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

L. 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.

M. 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.

N. 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
O. 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 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 fullsize sheet in the Building Plans.

Building Division Conditions:

A. PRIOR TO ISSUANCE OF A BUILDING PERMIT:

9. 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.

10. 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.

11. 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.

12. 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.

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

14. 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.

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

16. The Title sheet of the plans shall include:

1. Occupancy Classification(s)

2. Construction Type

3. Maximum height of the building allowed and proposed

4. Floor area of the building(s)

5. Fire sprinklers proposed or existing

6. 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:

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

18. 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 palaeontologist, 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.

19. 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.

20. 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.

21. 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:

22. 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.

23. 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.

24. 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.

25. 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.

26. 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.

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

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

Fire Department Conditions:

29. 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.

30. 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.

31. 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.

32. 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:

33. 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)

34. 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).

35. 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/MB-StormwaterManagement-MAIN-Manual (MBMC 14.48.140)

36. 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)

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

38. 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.morro-bay.ca.us/DocumentCenter/View/13500/Private-SewerLine-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)

39. 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).

40. 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

41. 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)

42. 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 crossconnections 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)

43. 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-of-way. (CBC 107.2.1)

44. 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.

45. 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.

46. 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:

d) 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.
e) 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.morrobay.ca.us/197/Public-Works. f) A standard encroachment permit shall be required for the proposed driveway; the driveway shall comply with B-9 (Driveway Ramps: Size & Location). g) 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. h) If a construction dumpster is used, the dumpster location shall be on private property, unless allowed by a temporary encroachment permit within the City rightof-way.

Planning Division Conditions:

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

48. 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.

49. 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.

50. 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).

51. 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).

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

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

54. 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.

55. 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.

56. 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 CEMP-required 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.

57. 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.

58. 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.

59. 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).

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

61. 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.

62. 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 cutoff, shielded, or downward fixtures and is between 2600 and 3500 Kelvin and has a CRI of 85 or greater.

63. 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.

64. 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.

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

66. 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:

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

68. 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.

69. 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.

70. 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.
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City Council condition added on January 23, 2024:

71. Staff will investigate ability to place and ADA parking space along the frontage or within street end and/or a passenger drop off loading zone space with priority toward providing an ADA parking space.

PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting thereof held on this 13th day of August, 2024, on the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSE:

CARLA WIXOM, Mayor
ATTEST
DANA SWANSON, City Clerk

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 2'-9" 26'-0" 2023-11-01
Exhibit E

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
Exhibit E

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
Exhibit E

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
Exhibit
E

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
Exhibit E

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
Exhibit E

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
Exhibit E

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
Exhibit E

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
Exhibit E

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
2023-11-01 300 SF 700 SF 1300 SF
Exhibit E

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
Exhibit E

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
Exhibit E

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
Exhibit E

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
Exhibit E

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
Exhibit E

1' - 0"
1' - 6"
1' - 0"
1' - 6"
4"
4' - 8"
10' - 5"
1' - 6"
2' - 2"
4' - 0"
4' - 0"
1' - 6"
8"
8"
2' - 10"
4' - 7 1/2"
4' - 10 1/2"
2' - 4"
2' - 5"
9"
4" 4"
1' - 5"
3' - 2"
1' - 6"
1' - 6"
10' - 5"
6' - 4 1/2"
10' - 11"

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 5:43:29 PM
A8.1 SIGNAGE
006-322-008

LIBERTINE MORRO BAY
2022-05-20
--
TW TM 801 EMBARCADERO LEASE SITES 86 & 86W MORRO BAY, CA 20-185
1 1/2" = 1'-0"

SOUTH WALL BLADE SIGN
1 1/2" = 1'-0"

NORTH WALL BLADE SIGN
3/4" = 1'-0"

LIBERTINE MAIN SIGN
3/4" = 1'-0"

SOUTH WALL CIRCLE LOGO
3/4" = 1'-0"

EMBARCADERO MAIN SIGN
1 1/2" = 1'-0"

PRIVATE DECK LOFT SIGN
1 1/2" = 1'-0"

HOTEL ENTRY DOOR SIGN
3/4" = 1'-0"

NORTH WALL LOFT SIGN
NO. DESC. DATE
2 1
5 6
7 8
4 PRIMARY FACADE SIGNAGE

SQUARE FOOTAGE AND
PERCENTAGE:

PROPOSED PRIMARY FACADE AREA = 317SF
PRIMARY FACADE SIGNAGE = 12.57SF
(12.57 / 317) = .04 = 4%
TOTAL SIGN AREA ALLOWED:

PRIMARY FACADES MAY CONTAIN A MAXIMUM
PERMANENT SIGNAGE EQUAL TO 15% OF
FACADE AREA OR 120 SF, WHICHEVER IS LESS

ALLOWABLE SIGNAGE (WALL
SIGNS): 1 PER FRONTAGE
TOTAL PROPOSED: 103.4 SF
8 HOTEL ENTRY DOOR SIGN 2'-5" x 0'-9" 1.81 SF
7 PRIVATE DECK LOFT SIGN 4'-10.5" x 1'-6" 7.31 SF
6 NORTH WALL LOFT SIGN 10'-11" x 3'-2" 34.57 SF
5 NORTH WALL BLADE SIGN 1'-6" x 1'-0" 1.5 SF
4 SOUTH WALL BLADE SIGN 1'-6" x 1'-0" 1.5 SF
3 EMBARCADERO MAIN SIGN 4'-0" DIA. 12.57 SF
2 SOUTH WALL CIRCLE LOGO 4'-0" DIA. 12.57 SF
1 LIBERTINE MAIN SIGN 10'-5"x 2'-2" 22.57 SF
MARK SIGN TYPE DIMENSIONS TOTAL SQ. FT

SIGNAGE CALCULATIONS
3 * SIGN TO BE METAL EXTERIOR ILLUMINATED. ATTACH PER MANUFACTUR SPECIFICATIONS. * SIGN TO BE METAL EXTERIOR ILLUMINATED. ATTACH PER MANUFACTUR SPECIFICATIONS. * SIGN TO BE METAL EXTERIOR ILLUMINATED. ATTACH PER MANUFACTUR SPECIFICATIONS. * PRIMARY FACADE SIGN
* SIGN TO BE METAL. ATTACH PER MANUFACTUR SPECIFICATIONS. * SIGN TO BE METAL. ATTACH PER MANUFACTUR SPECIFICATIONS. * SIGN TO BE METAL EXTERIOR ILLUMINATED. ATTACH PER MANUFACTUR SPECIFICATIONS. * SIGN TO BE METAL. ATTACH PER MANUFACTUR SPECIFICATIONS. * SIGN TO BE METAL. ATTACH PER MANUFACTUR SPECIFICATIONS. 106.26 SF

PROPOSED SECONDARY FACADE

SIGNAGE

86.83 SF (EMBARCADERO) 2' x 2' 4 SF 2' x 2' 4 SF 2' 2' 2' 2' 16 SF 16 SF 4 5
6 7
2' - 4"
2' - 5"
9"
4" 4"
1' - 5"
1 1/2" = 1'-0"
HOTEL ENTRY DOOR SIGN 4
* SIGN TO BE METAL. ATTACH PER MANUFACTUR SPECIFICATIONS. 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)_/¯
PUB SIGN (LOFTS) 9PUB SIGN (COFFEE) WALL SIGN (LOGO SOUTH) WALL SIGN (LOGO EAST) WALL SIGN (LETTERS MAIN) WALL SIGN (LETTERS NORTH) WALL SIGN (LETTERS SECONDARY) WALL SIGN (LETTERS LOFTS) 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
Exhibit E

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 5:35:51 PM
A9.1 PROJECT IMAGES
006-322-008

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

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 5:35:52 PM
A9.2 PROJECT IMAGES
006-322-008

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

Prepared By: __DH___________ Dept Review:_ _GK_____
City Manager Review: ___YK_______ City Attorney Review: ___LNL____ Staff Report
TO: Honorable Mayor and City Council DATE: August 8, 2024 FROM: Gregory Kwolek, Public Works Director
Damaris Hanson, Utilities Division Manager
SUBJECT: Professional Services Agreements for Hydrogeologic Support for the Recycled Water Program and the Morro Basin Extraction Well Project.

RECOMMENDED ACTION
Authorize the City Manager to execute:

1. An agreement with GSI Water Solutions, Inc. (GSI) to provide Injection Well Design and Construction Support Services for the Recycled Water Program in an amount not to exceed $493,225, which includes a 10% contingency budget executable by the City Manager.

2. An agreement with GSI to provide Design and Construction Support Services for the Morro Basin Extraction Well project in an amount not to exceed $184,352, which includes a 10% contingency budget executable by the City Manager.

FISCAL IMPACT
Funding for Recommended Action 1 is included in the approved WRF Program budget of $9,424,174 for the Recycled Water Program. Currently, the City expects to cover these costs through a mixture of funding sources, including the awarded Environmental Protection Agency’s (EPA) Water Infrastructure Finance and Innovation Act (WIFIA) Loan, the State Water Resource Control Board’s (SWRCB) Clean Water State Revolving Fund (CWSRF) Loan, the United States Bureau of Reclamation’s (USBR) Title XVI Grant, and the California Department of Water Resources’ (DWR) Integrated Regional Water Management (IRWM) Grant.

Funding for Recommended Action 2 is included in the Capital Improvement Project for the Morro Basin Extraction Well project in the adopted FY 2023-24 ($500,000) and FY 2024-25 ($1,250,000) Budgets and requested as a future FY 2025-26 ($1,734,900) capital project appropriation in the FY 2024-25 One-Year Capital Improvements budget. In addition to the budgeted funding for the new Morro Basin Extraction Well, staff intends to review potential available grant programs (e.g. Bureau of Reclamation’s Drought Response Program: Drought Resiliency Projects, etc.) for opportunities to obtain outside funding for this project and reduce the costs to the City rate payers.

BACKGROUND/DISCUSSION
Recycled Water Program
The Recycled Water Program is a critical component of the City’s strategy to reduce its reliance on imported State Water Project (SWP) water and develop a reliable, resilient local water supply. The Recycled Water Program includes advanced treatment facilities (i.e., reverse osmosis and ultraviolet disinfection with advanced oxidation) at the Water Resources Center to treat the City’s wastewater and produce up to 825 acre-feet per year (AFY) of advanced purified water. The advanced purified water will be conveyed to the Morro Groundwater Basin (Morro Basin) for injection via a series of injection wells to augment groundwater replenishment and to offset potable water use to prevent AGENDA NO: 9.a
MEETING DATE: August 13, 2024

seawater intrusion and improve groundwater quality.

On November 14th, 2023, at a Joint Public Works Advisory Board (PWAB) and City Council Meeting, City Staff and the Recycled Water Program Team provided recommendations for implementation of the initial phase of the Recycled Water Program. These recommendations included construction of three (3) injection wells and recycled water connections for Lila Kaiser Park and Morro Bay High School, with the intent of meeting the following objectives:

1. Develop a local, drought proof water supply to reduce reliance on State Water and meet nearand long-term water supply reliability and resiliency needs.

2. Comply with the recycled water implementation requirements of the WRF Program Funding/Financing Agreements

3. Fulfill the City Council and Coastal Commission direction to incorporate Recycled Water as a component of the WRF Program
Included in the recommendations was approval of consultant agreements to support the implementation of initial phase of the recycled water program and to release a Request for Proposal (RFP) for design services for the injection wells and recycled water pipelines. The City Council approved City Staff’s recommendations and included an amendment for City Staff to contact the SWRCB to confirm the minimum recycled water implementation requirements for the WRF Program’s CWSRF Loan.

On February 27th, 2024, the City received a response letter from the CWSRF representatives formally documenting the minimum recycled water program implementation requirements. The response indicated that the City must construct indirect potable reuse facilities and a recycled water project capable of delivering 412.5 Acre-Feet per Year (AFY) within 5 years of completion of construction to comply with the terms of the CWSRF Loan Agreement. On March 12, 2024, City Staff and the Recycled Water Program Team presented the response letter from the SWRCB regarding the request for formal documentation of the minimum recycled water program implementation requirements to City Council.

With confirmation of the minimum implementation of the recycled water program, on May 6, 2024, City Staff and the Recycled Water Program Management Team released a Request for Proposals (RFP) for the procurement of hydrogeological design services for the injection wells design. A panel comprised of City Staff and the Recycled Water Program Manager reviewed a total of 2 responsive proposals. After conducting interviews with the responsive consultants, a recommended consultant was identified, and a proposed scope and fee estimate negotiated. Based on review of the submitted proposals and negotiations with the recommended consultant, staff recommends the City Council authorize the City Manager to execute an agreement with GSI to provide Injection Well Design and Construction Support Services in an amount not to exceed $493,225, which includes a 10% contingency budget executable by the City Manager. The detailed scope and fee estimate Injection Well Design and Construction Support Services can be found in Attachment 1, GSI Injection Well Design and Construction Support Services Agreement. If approved, Injection Well Design and Construction Support Services would initiate in August 2024 and continue through December 2026.

Morro Basin Extraction Well
Separately from the Recycled Water Program, the Morro Basin Extraction Well project was approved in the FY 23/24 budget as a Water Capital Improvement Project. Here is the link that explain the project in more detail: Capital Request | FY2024 Final Adopted Locked (cleargov.com). The Morro Wellfield Rehabilitation Project intends to address several potential vulnerabilities of the Morro Wellfield by implementing key infrastructure modifications/additions to increase water production capacity, improve operational efficiency, and provide long-term reliability for the City’s water production infrastructure. Currently, the project aims to rehabilitate the City’s six active wells and install one new well, though staff may recommend additional improvements upon completion of a

needs assessment of the wells. The improvements to the existing wells will include rehabilitation or replacement of each of the following components: 1) Electrical, Instrumentation and Control (EI&C); 2) mechanical infrastructure; and 3) site civil and structural. The project components for the new wells will include: 1) well siting; 2) well drilling; 3) well equipping; and, 4) connection to the Brackish Water Reverse Osmosis Facility.

A key component of the rehabilitation project is the construction of a new extraction well to improve the reliability of the Morro Basin Wellfield and overall resiliency of the City’s water supply portfolio. A number of the City’s current wells are approaching the end of their remaining useful life and some of them are experiencing water quality problems. A new extraction well will provide the City with the needed additional production capacity, improved water quality and enhanced reliability required to maintain the resiliency of its water system. To facilitate procurement of hydrogeologic support services for a new Morro Basin Extraction Well, staff included Morro Basin Extraction Well Design and Construction Support Services in the RFP for the Injection Well Design and Construction Support Services. Based on review of the submitted proposals and performance during the interviews, staff recommends that the City Council authorize the City Manager to execute an agreement with GSI to provide Morro Basin Extraction Well Design and Construction Support Services in an amount not to exceed $184,352, which includes a 10% contingency budget. The detailed scope and fee estimate for Morro Basin Extraction Well Design and Construction Support Services can be found in Attachment 2, GSI Morro Basin Extraction Well Design and Construction Support Services Agreement. If approved, Morro Basin Extraction Well Design and Construction Support Services would initiate in August 2024 and continue through December 31st 2026.

CONCLUSION
These agreements for hydrogeological services for consideration by the City Council are critical path items for completing the Recycled Water Program and improving the reliability of the Morro Basin Wellfield. Executing the Injection Well Design and Construction Support Services agreement is necessary to keep the Recycled Water Program on schedule to meet the deadlines set by WRF Program funding and financing agencies. Executing the Morro Basin Extraction Well Design and Construction Support Services is critical to improve the reliability of the Morro Basin Wellfield and overall resiliency of the City’s water supply portfolio.

Staff recommends the City Council authorize the City Manager to execute:

1. An agreement with GSI Water Solutions, Inc. (GSI) to provide Injection Well Design and Construction Support Services for the implementation of the Recycled Water Component of the Water Reclamation Facility Program in an amount not to exceed $493,225, which includes a 10% contingency budget executable by the City Manager.

2. An agreement with GSI to provide Morro Basin Extraction Well Design and Construction Support Services in an amount not to exceed $184,352, which includes a 10% contingency budget executable by the City Manager.

ATTACHMENTS

1. GSI Injection Well Design and Construction Support Services Agreement

2. GSI Morro Basin Extraction Well Design and Construction Support Services Agreement

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AGREEMENT FOR SERVICES

BETWEEN CITY OF MORRO BAY AND
GSI WATER SOLUTIONS, INC.

THIS AGREEMENT FOR SERVICES (“Agreement”) is made and entered into this thirteenth day of August, 2024 by and between City OF MORRO BAY, a California municipal corporation (“City”) and GSI WATER SOLUTIONS, INC., a Oregon corporation (“Consultant”). City and Consultant may be referred to individually as “Party” or collectively as “Parties.” In consideration of the mutual promises and covenants made by the Parties and contained herein and other consideration, the value and adequacy of which are hereby acknowledged, the Parties agree as follows:

ARTICLE 1. SERVICES OF CONSULTANT

1.1 Scope of Services. In compliance with all terms and conditions of this Agreement, Consultant shall provide those services specified in the “Scope of Services” attached hereto as Exhibit A and incorporated herein by this reference, which may be referred to herein as the “services” or “work” hereunder. As a material inducement to City entering into this Agreement, Consultant represents and warrants: a) all services set forth in the Scope of Services will be performed in a competent and satisfactory manner; b) all materials used for services will be both of good quality as well as fit for the purpose intended; and, c) Consultant shall follow the highest professional standards and practices in performing the services required hereunder.

1.2 Consultant’s Proposal. The Scope of Services shall include the scope of services or work included in Consultant’s proposal or bid, which shall be incorporated herein by this reference as though fully set forth herein. In the event of any inconsistency between the terms of such proposal or bid, and this Agreement, the terms of this Agreement shall govern. No other terms and conditions from Consultant’s proposal or bid, other than description of scope of services or work, shall apply to this Agreement, unless specifically agreed to by City in writing.

1.3 Compliance with Law. All services rendered hereunder shall be provided in accordance with all ordinances, resolutions, statutes, rules and regulations of City and any federal, State or local governmental agency having jurisdiction in effect at the time services are rendered.

City, and its officers, employees and agents, shall not be liable at law or in equity for failure of Consultant to comply with this Section.

1.4 Licenses, Permits, Fees and Assessments. Consultant shall obtain at its sole cost and expense such licenses, permits and approvals as may be required by law for the performance of the services required by this Agreement. Consultant shall have the sole obligation to pay for any fees, assessments and taxes, plus applicable penalties and interest, which may be imposed by law and arise from or are necessary for Consultant’s performance of the services required by this Agreement, and shall indemnify, defend and hold harmless City against any such fees, assessments, taxes, penalties or interest levied, assessed or imposed against City hereunder.

1.5 Additional Services and Compensation. City shall have the right at any time during the performance of the services, without invalidating this Agreement, to order extra work beyond that specified in the Scope of Services or make changes to the work by altering, adding to

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or deducting from said work. No such extra work may be undertaken unless a written order, consistent with both Section 9.4 as well as Morro Bay Municipal Code (“MBMC”) section

3.08.060 (and as amended), is first given by City to Consultant, incorporating therein any adjustment in the Contract Sum for the actual costs of the extra work and/or the time to perform this Agreement, which said adjustments are subject to the written approval of Consultant. It is expressly understood by Consultant that the provisions of this Section shall not apply to services specifically set forth in the Scope of Services or reasonably contemplated therein. Consultant hereby acknowledges that it accepts the risk that the services to be provided pursuant to the Scope of Services may be more costly or time consuming than Consultant anticipates and that Consultant shall not be entitled to additional compensation therefor. City may in its sole and absolute discretion have similar work done by other consultants.

1.6 Familiarity with Work. By executing this Agreement, Consultant represents and warrants Consultant: a) has thoroughly investigated and considered services to be performed, b) has carefully considered how services should be performed, and c) fully understands the facilities, difficulties and restrictions attending performance of services under this Agreement.

1.7 Software and Computer Services. If the Scope of Services includes the provision and/or installation of any software, computer system, or other computer technology, Consultant represents and warrants that it is familiar with and/or has inspected City’s current infrastructure, equipment, computer system and software and that the software, computer system, or other computer technology provided and/or installed by Consultant under this Agreement is compatible, and shall be fully functional, with such infrastructure, equipment, computer system and software of City. Consultant acknowledges that City is relying on this representation by Consultant as a material consideration in entering into this Agreement.

1.8 Prevailing Wages. If services include any “public work” or “maintenance work,” as those terms are defined in California Labor Code section 1720 et seq. and California Code of Regulations, Title 8, section 16000 et seq., and if the total compensation is $1,000 or more, Consultant shall pay prevailing wages for such work and comply with the requirements in California Labor Code section 1770 et seq. and 1810 et seq., and all other applicable laws.

1.9 Special Requirements. Additional terms and conditions of this Agreement, if any, which are made a part hereof are set forth in the “Special Requirements” attached hereto as Exhibit B and incorporated herein by this reference. In the event of a conflict between the provisions of Exhibit B and any other provisions of this Agreement, the provisions of Exhibit B shall govern.

ARTICLE 2. COMPENSATION AND METHOD OF PAYMENT

2.1 Contract Sum. Subject to any limitations set forth in this Agreement, City agrees to pay Consultant the amounts specified in the “Schedule of Compensation” attached hereto as Exhibit C and incorporated herein by this reference. The total compensation, including reimbursement for actual expenses, shall not exceed Four Hundred Ninety-Three Thousand Two Hundred Twenty-Five Dollars ($493,225) (“Contract Sum”), unless additional compensation is approved pursuant to Section 1.5. Compensation may include reimbursement, for actual and necessary expenditures, if both specified in the Schedule of Compensation, as well as approved by City in advance. The Contract Sum shall include the attendance of Consultant at all project

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meetings reasonably deemed necessary by City. Consultant agrees that if Consultant becomes aware of any facts, circumstances, techniques, or events that may or will materially increase or decrease the cost of the work or services, Consultant shall promptly notify the Contract Officer of said fact, circumstance, technique or event and the estimated increased or decreased cost related thereto.

2.2 Invoices. Unless some other method of payment is specified in Exhibit C, Schedule of Compensation, in any month in which Consultant wishes to receive payment, no later than the first business day of such month, Consultant shall submit to City, in a form approved by City’s Finance Director, an invoice for services rendered prior to the date of the invoice. By submitting an invoice for payment under this Agreement, Consultant is certifying compliance with all provisions of this Agreement. Except as provided in Sections 7.3, 7.4 and 7.5, City shall pay Consultant for all expenses stated thereon which are approved by City pursuant to this Agreement generally within thirty (30) days, and City will use its best efforts to make payment no later than forty-five (45) days, from the submission of an invoice in an approved form. In the event any charges or expenses are disputed by City, the original invoice shall be returned by City to Consultant for correction and resubmission. Review and payment by City for any invoice provided by Consultant shall not constitute a waiver of any rights or remedies provided herein or any applicable law. Each invoice is to include (unless otherwise specified by City): 1) line items for all personnel describing the work performed, the number of hours worked, and the hourly rate; 2) line items for all materials and equipment properly charged to the Services; 3) line items for all other approved reimbursable expenses claimed, with supporting documentation; and 4) line items for all approved subcontractor labor, supplies, equipment, materials, and travel properly charged to the Services.

ARTICLE 3. PERFORMANCE SCHEDULE

3.1 Time of Essence. Time is of the essence in the performance of this Agreement.

3.2 Term. Unless earlier terminated in accordance with Article 7 of this Agreement, this Agreement shall continue in full force and effect until completion of the services, which shall be no later than December 31st, 2026.

3.3 Schedule of Performance. Consultant shall commence the services pursuant to this Agreement upon receipt of a written notice to proceed and shall perform all services within the time period(s) established in the “Schedule of Performance” attached hereto as Exhibit D and incorporated herein by this reference.

3.4 Force Majeure. The time period(s) specified in the Schedule of Performance for performance of the services rendered pursuant to this Agreement shall be extended because of any delays due to unforeseeable causes beyond the control and without the fault or negligence of Consultant, including, but not restricted to, acts of God or of the public enemy, unusually severe weather, fires, earthquakes, floods, epidemics, quarantine restrictions, riots, strikes, freight embargoes, wars, litigation, and/or acts of any governmental agency, including City, if Consultant shall within ten (10) days of the commencement of such delay notify City in writing of the causes of the delay. City shall ascertain the facts and the extent of delay, and extend the time for performing the services for the period of the enforced delay when and if in the judgment of City

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such delay is justified. City’s determination shall be final and conclusive upon the Parties to this Agreement. In no event shall Consultant be entitled to recover damages against City for any delay in the performance of this Agreement, however caused, Consultant’s sole remedy being extension of this Agreement pursuant to this Section.

ARTICLE 4. COORDINATION OF WORK

4.1 Representative of Consultant. The representative of Consultant is Susan Haupt, President, who is authorized to act on Consultant’s behalf with respect to the work or services specified herein and to make all decisions in connection therewith. It is expressly understood that the experience, knowledge, capability and reputation of the representative was a substantial inducement for City to enter into this Agreement. Therefore, the representative shall be responsible during the term of this Agreement for directing all activities of Consultant and devoting sufficient time to personally supervise the services hereunder. For purposes of this Agreement, the representative may not be replaced nor may their responsibilities be substantially reduced by Consultant without the express written approval of City.

4.2 Contract Officer for City. The Contract Officer for City is Yvonne Kimball (or such person as may be designated by the City Manager). The Contract Officer shall be the primary person on behalf of City responsible for the administration of the Agreement. It shall be Consultant’s responsibility to assure that the Contract Officer is kept informed of both the progress of the performance of the services as well as any decisions which must be made by City.

4.3 Approvals from City. City approvals or actions, pursuant to the authority of this Agreement, are to be made (unless otherwise specified) either by the City Manager or by their delegate as provided for in writing.

4.4 Independent Contractor. Neither City, nor any of its officers, employees or agents, shall have any control over the manner or means by which Consultant, or its officers, employees, agents or subcontractors, perform the services required herein, except as otherwise set forth herein. Consultant shall perform all services required herein as an independent contractor of City and shall remain under only such obligations as are consistent with that role. Consultant shall not at any time or in any manner represent that it, or any of its officers, employees, agents or subcontractors, are officers, employees or agents of City. City shall not in any way or for any purpose become or be deemed to be a partner of Consultant in its business or otherwise or a joint venturer or a member of any joint enterprise with Consultant. Consultant shall not incur or have the power to incur any debt, obligation or liability whatever against City, or bind City in any manner. Consultant represents and warrants that the personnel used to provide services to City pursuant to this Agreement shall at all times be under Consultant’s exclusive control and direction.

No City employee benefits shall be available to Consultant, its officers, employees, agents or subcontractors, in connection with the performance of this Agreement. City shall not be liable for compensation or indemnification to Consultant, its officers, employees, agents or subcontractors, for injury or sickness arising out of performing services hereunder. In the event that Consultant or any officer, employee, agent, or subcontractor of Consultant providing services under this Agreement claims or is determined by a federal or state agency, a court of competent jurisdiction, or the California Public Employees’ Retirement System, to be classified as other than an independent contractor for City, then Consultant shall indemnify, defend, and hold harmless City

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for the payment of any and all assessed fines, penalties, judgments, employee and/or employer contributions, and any other damages and costs assessed to City as a consequence of, or in any way attributable to, the assertion that Consultant, or any officer, employee, agent, or subcontractor Consultant used to provide services under this Agreement, is/are employees of City.

4.5 Subcontracting or Assignment. The experience, knowledge, capability and reputation of Consultant, its principals and employees were a substantial inducement for City to enter into this Agreement. Therefore, without express written approval of City, Consultant shall not contract with any other entity to perform in whole or in part services required hereunder without express written approval of City, and neither this Agreement nor any interest herein may be transferred or assigned. No approved transfer shall release Consultant, or any surety or insured of Consultant, of any liability hereunder without express written consent of City.

ARTICLE 5. INSURANCE AND INDEMNIFICATION

5.1 Insurance Coverages. Prior to commencement of any services under this Agreement, and without limiting Consultant’s indemnification obligation to City, Consultant shall procure and maintain, at its sole cost and expense, in a form and content satisfactory to City, for the duration of the Agreement, primary policies of insurance of the type and amounts below, issued by an insurance company currently authorized by the Insurance Commissioner to transact business of insurance or is on the List of Approved Surplus Line Insurers in the State of California, with an assigned policyholders’ Rating of A- (or higher) and Financial Size Category Class VII (or larger) in accordance with the latest edition of Best’s Key Rating Guide, unless otherwise approved by City, which shall cover all elected and appointed officers, employees and agents of City. City reserves the right at any time during the term of the Agreement to change the amounts and types of insurance required by giving Consultant ninety (90) days advance written notice of such change.

If such change results in substantial additional cost to Consultant, City and Consultant may renegotiate Consultant’s compensation.
(a) Commercial General Liability Insurance. A policy of commercial general liability insurance, with coverage at least as broad as Insurance Services Office (“ISO”) form CG 00 01, written on a per occurrence basis for bodily injury, personal injury and property damage. Defense costs must be paid in addition to limits. Coverage for an additional insured shall not be limited to its vicarious liability. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted. Limits shall be no less than $1,000,000 per occurrence for all covered losses and no less than $2,000,000 general aggregate.
(b) Worker’s Compensation Insurance. A policy of worker’s compensation insurance in such amount as will fully comply with the laws of the State of California and which shall indemnify, insure and provide legal defense for Consultant against any loss, claim or damage arising from any injuries or occupational diseases occurring to any worker employed by or any persons retained by Consultant in the course of carrying out the work or services contemplated in this Agreement.
(c) Automobile Liability. A policy of comprehensive automobile liability insurance, at least as broad as ISO form CA 00 01, written on a per occurrence basis covering

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bodily injury and property damage in an amount not less than $1,000,000 combined single limit for each accident. Said policy shall include coverage for owned, non-owned, leased, hired cars and any automobile.
(d) Professional Liability. Professional liability insurance appropriate to Consultant’s profession. This coverage may be written on a “claims made” basis and must include coverage for contractual liability. Any policy inception date, continuity date, or retroactive date must be before the effective date of this Agreement. The professional liability insurance required by this Agreement must be endorsed to be applicable to claims based upon, arising out of, or related to services performed under this Agreement. The insurance must be maintained for at least five (5) consecutive years following the completion of Consultant’s services or the termination of this Agreement. During this additional 5-year period, Consultant shall annually and upon request of City submit written evidence of this continuous coverage. Limits shall be no less than $1,000,000 per claim and no less than $1,000,000 general aggregate. (e) Cyber Liability. Cyber liability insurance appropriate to Consultant’s profession and the services hereunder, written on a per occurrence basis, with limits not less than $1,000,000 per occurrence/loss, and $2,000,000 in the aggregate. Coverage shall be sufficiently broad to respond to the duties and obligations undertaken by Consultant pursuant to this Agreement and shall include, but not be limited to, claims involving: infringement of intellectual property; copyright; trademark; invasion of privacy violations; data breach; electronic information theft, loss, damage, destruction, alteration or misuse; release of private information; extortion; and, network security. The policy shall provide coverage for breach response costs, regulatory fines and penalties, and credit monitoring expenses, with limits sufficient to respond to these obligations.
(f) Excess Liability Insurance. Excess liability insurance may be used to satisfy the obligations herein. If excess liability insurance is used then the policy shall meet all the requirements herein and be at least as broad as the primary coverages set forth herein. Such policy shall: 1) include a drop down feature requiring the policy to respond if primary insurance that would otherwise have applied proves to be uncollectible in whole or in part for any reason; 2) be payable on behalf of wording as opposed to reimbursement; 3) have concurrency of effective dates with primary policies; 4) “follow form” to the underlying primary policies; and, 5) provide insureds, under primary policies required herein, shall be insureds under the excess liability policy. (g) Subcontractors. In the event Consultant subcontracts any portion of the work in compliance with Section 4.5 of this Agreement, Consultant shall either: 1) include each subcontractor as insureds under its policies of insurance required herein; or, 2) Consultant shall furnish to City all documentation, required in Article 5 for Consultant, for each subcontractor. All coverages for subcontractors shall include all of the requirements stated herein.

5.2 General Insurance Requirements.
(a) Proof of Insurance, Enforcement and Notice. No work or services under this Agreement shall commence until both Consultant has provided City with insurance certificates, endorsement forms and appropriate insurance binders evidencing the above insurance coverages, as well as said documentation is approved by City. City reserves the right to inspect

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complete, certified copies of, and endorsements to, all required insurance policies, at any time.

Any failure to comply with the reporting or other provisions of the policies including breaches or warranties shall not affect coverage provided to City. In the event any insurance policy required under this Agreement is cancelled or amended (and the insurance policy is not replaced pursuant to subsection (b) below), or does not comply with Article 5, then: 1) City has the right but not the duty to obtain insurance required herein and any premium paid by City will be promptly reimbursed by Consultant or City will withhold amounts sufficient to pay premium from Consultant payments; or, 2) City, notwithstanding any other provisions of this Agreement, may immediately terminate this Agreement. Consultant shall give City prompt and timely notice of claims made or suits instituted that arise out of or result from Consultant’s performance under this Agreement, and that involve or may involve coverage under any of the required insurance policies. (b) Cancellation/Amendment. All of herein required policies of insurance shall provide the insurance may not be amended or cancelled by insurer or any Party hereto without providing thirty (30) calendar days prior written notice (with exception of ten (10) calendar days prior written notice for nonpayment) to City. In the event any of said policies of insurance are amended or cancelled, Consultant shall, five (5) business days prior to the cancellation date, submit new evidence of insurance in conformance with this Agreement to City. (c) Additional Insureds. The commercial general liability policy provided for in Section 5.1(a) and the automobile liability policy provided for in Section 5.1(c) both shall name City and its elected and appointed officers, employees and agents (“City Parties”) as additional insureds and such coverage shall contain no special limitations on the scope of protection afforded to City and City Parties. A severability of interests provision must apply for all additional insureds ensuring that Consultant’s insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer’s liability, and policies of insurance shall not contain any cross-liability exclusions. (d) Primary, Subrogation, Contribution and Coverage. All of the above policies of insurance shall be primary insurance. The insurers for above policies, Consultant and any subcontractors are all deemed hereof to waive all rights of subrogation and contribution they may have against City or City Parties, and their respective insurers, and all insurance policies required herein shall be endorsed to waive such rights. Any insurance maintained by City or City Parties will apply in excess of, and not contribute with, Consultant’s insurance. If Consultant maintains broader coverage and/or higher limits than the minimum amounts provided herein, City requires and shall be entitled to the broader coverage and/or higher limits maintained by Consultant. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to City and City Parties. None of the coverages required herein will be in compliance with this Agreement if they include any limiting endorsement of any kind that has not been first submitted to City and approved of in writing. Requirements of specific coverage features or limits contained herein are not intended as a limitation on coverage, limits or other requirements, or a waiver of any coverage normally provided by any insurance. Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any Party or insured to be all inclusive, or to the exclusion of other coverage, or a waiver of any type.
(e) Limitations, Self- Insured Retention and Deductibles. Consultant agrees

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that requirements of Article 5 shall not be construed as limiting in any way the extent to which Consultant may be held responsible for the payment of damages to any persons or property resulting from Consultant’s activities or the activities of any person or persons for which Consultant is otherwise responsible nor shall it limit Consultant’s indemnification liabilities as provided in Section 5.3. All insurance policies must specify that where the primary insured does not satisfy any self-insured retention, any additional insured may satisfy the self-insured retention.

Any deductibles or self-insured retentions must be declared to and approved by City. At City’s option, either the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects City and City Parties, or Consultant shall procure a bond guaranteeing payment of losses and related investigations, claim administration, attorney’s fees, defense expenses and claims.

5.3 Indemnification.
(a) General Obligations. Consultant agrees, to the full extent permitted by law, to indemnify, defend and hold harmless City and its elected and appointed officers, employees and agents (each an “Indemnitee” and collectively, “Indemnitees”) against, and will hold and save them and each of them harmless from, whether actual or threatened, any and all actions, either judicial, administrative, arbitration or regulatory claims, damages to persons or property, losses, costs, penalties, obligations, errors, omissions or liabilities (herein “Claims or Liabilities”) that may be asserted or claimed by any person, firm or entity arising out of or in connection with the negligent performance of the work, operations or activities provided herein of Consultant, its officers, employees, agents, subcontractors, or invitees, or any individual or entity for which Consultant is legally liable (each an “Indemnitor” and collectively, “Indemnitors”), or arising from Indemnitors’ reckless or willful misconduct, or arising from Indemnitors’ negligent performance of or failure to perform any term, provision, covenant or condition of this Agreement, and in connection therewith: 1) Consultant will defend any action or actions filed or threatened in connection with any such Claims or Liabilities, or at option of Indemnitee(s) will reimburse and pay for all costs and expenses, including legal costs and attorneys’ fees, incurred by Indemnitee(s) in connection therewith; and, 2) Consultant will promptly pay any judgment rendered against Indemnitee(s) for any such Claims or Liabilities, and will save and hold Indemnitee(s) harmless therefrom.
(b) Further Provisions. The indemnity obligation herein shall be binding on successors, assigns and heirs of Consultant and shall survive termination of this Agreement.

Consultant shall incorporate similar indemnity agreements as provided herein with its subcontractors, and if Consultant fails to do so Consultant shall be fully responsible to indemnify City hereunder therefor. Failure of City and/or City Parties (collectively “City” for solely this Section 5.3(b)) to monitor compliance with any of the indemnification provisions herein shall not be a waiver hereof. The indemnification provisions herein do not apply to claims or liabilities occurring as a result of City’s sole negligence or willful misconduct, but, to the fullest extent permitted by law, shall apply to claims and liabilities resulting in part from City’s negligence, except that design professionals’ indemnity hereunder shall be limited to claims and liabilities arising out of the negligence, recklessness or willful misconduct of the design professional. The indemnification provided herein includes Claims or Liabilities arising from any negligent or wrongful act, error or omission, or reckless or willful misconduct of Indemnitors in the performance of professional services hereunder. Payment of invoices by City is not a condition precedent to enforcement of the indemnity obligation herein. In the event of any dispute between

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Consultant and City, as to whether liability arises from the sole negligence or willful misconduct of City, Consultant will be obligated to pay for City’s defense until such time as a final judgment has been entered adjudicating City as solely negligent or responsible for willful misconduct.

Consultant will not be entitled in the absence of such a determination to any reimbursement of defense costs including but not limited to attorney’s fees, expert fees and costs of litigation. (c) Professional Liability. When the law establishes a professional standard of care for Consultant’s services, to the fullest extent permitted by law, Consultant shall indemnify, defend and hold harmless Indemnitees against, and will hold and save them and each of them harmless from, whether actual or threatened, any and all Claims and Liabilities, consistent with all obligations provided for in this Section 5.3, to the extent same are caused in whole or in part by any negligent or wrongful act, error or omission, or reckless or willful misconduct of Indemnitors in the performance of professional services under this Agreement.

ARTICLE 6. RECORDS, REPORTS AND RELEASE OF INFORMATION

6.1 Records. Consultant shall keep, and require subcontractors to keep, such ledgers, books of accounts, invoices, vouchers, canceled checks, reports, studies or other documents relating to the disbursements charged to City and services performed hereunder (“books and records”) as shall be necessary to perform the services required by this Agreement and enable City to evaluate the performance of such services. Any and all such books and records shall be maintained in accordance with generally accepted accounting principles, shall be complete and detailed, and shall be readily accessible. City shall have full and free access to such books and records at all times during normal business hours of City, including the right to inspect, copy, audit and make records and transcripts. Such books and records shall be maintained for a period of three (3) years following completion of the services hereunder. City shall have access to such books and records in the event any audit is required. Consultant shall fully cooperate with City in providing access to any and all Consultant records and documents if a public records request is made and disclosure is required by law including but not limited to the California Public Records Act.

6.2 Ownership of Documents. All drawings, specifications, maps, designs, photographs, studies, surveys, data, notes, computer files, reports, records, documents and other materials (“documents and materials”) prepared by Consultant, its officers, employees, agents and subcontractors in the performance of this Agreement shall be the property of City and shall be delivered to City upon request of City and/or upon the termination of this Agreement, and Consultant shall have no claim for further employment or additional compensation as a result of the exercise by City of its full rights of ownership, use, reuse, or assignment of the documents and materials hereunder. Consultant may retain copies of such documents and materials for its own use. Consultant shall have the right to use the concepts embodied therein. All subcontractors shall provide for assignment to City of any documents and materials prepared by them, and in the event Consultant fails to secure such assignment, Consultant shall indemnify City for all damages resulting therefrom. Moreover, with respect to any Consultant documents and materials that may qualify as “works made for hire” as defined in 17 U.S.C. § 101, such documents and materials are hereby deemed “works made for hire” for City.

6.3 Confidentiality and Release of Information. All information gained or work product produced by Consultant in its performance of this Agreement shall be considered

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confidential, unless such information is in the public domain or already known to Consultant.

Consultant shall not release or disclose any such information or work product to persons or entities other than City without prior written authorization from City. Consultant, its officers, employees, agents or subcontractors, shall not, without prior written authorization from City or unless requested by the City Attorney, voluntarily provide documents, declarations, letters of support, testimony at depositions, response to interrogatories or other information concerning the work performed under this Agreement. Response to a subpoena or court order shall not be considered “voluntary” provided Consultant immediately gives City notice of such court order or subpoena.

If Consultant, or any officer, employee, agent or subcontractor of Consultant, provides any information or work product in violation of this Agreement, then City shall have the right to reimbursement and indemnity from Consultant for any damages, costs and fees, including attorney’s fees, caused by or incurred as a result of Consultant’s conduct. As concerning, regarding or related to, in any way, this Agreement and the work performed thereunder: a) Consultant shall immediately notify City should Consultant, its officers, employees, agents or subcontractors be served with any summons, complaint, subpoena, notice of deposition, request for documents, interrogatories, request for admissions or other discovery request, court order or subpoena from any party; b) City retains the right, but has no obligation, to represent Consultant or be present at any deposition, hearing or similar proceeding; and, c) Consultant agrees to cooperate fully with City and to provide City with the opportunity to review any response to discovery requests provided by Consultant, however, this right to review any such response does not imply or mean the right by City to control, direct, or rewrite said response.

ARTICLE 7. ENFORCEMENT OF AGREEMENT AND TERMINATION

7.1 California Law. This Agreement shall be interpreted, construed and governed both as to validity and to performance of the Parties in accordance with the laws of the State of California. Legal actions concerning any dispute, claim or matter arising out of or in relation to this Agreement shall be instituted in the Superior Court of the County of San Luis Obispo, State of California, or any other appropriate court in such county, and Consultant agrees to submit to the personal jurisdiction of such court in the event of such action. In the event of litigation in a U.S.

District Court, venue shall lie exclusively in the Central District of California, in the County of San Luis Obispo, State of California.

7.2 Suspension, or Termination, Prior to Expiration of Term. This Section shall govern any termination of this Agreement except as specifically provided in Section 7.4 for termination for cause. City reserves the right to terminate or suspend this Agreement, or any portion hereof, at any time, for any reason, with or without cause, upon ten (10) days’ notice to Consultant, except that where termination or suspension is due to the fault of Consultant, the period of notice may be such shorter time as determined by City. Upon receipt of any notice of termination or suspension, Consultant shall immediately cease all services hereunder, unless the notice provides otherwise, or except such as specifically approved by City. Upon submittal of an invoice consistent with Section 2.2, Consultant shall be entitled to compensation for all services rendered prior to the effective date of the notice of termination or suspension and for any services authorized by City thereafter in accordance with the Schedule of Compensation, or such as may be approved

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by City, except as provided in Section 7.5. In event of termination, or suspension, without cause pursuant to this Section, there is no need to provide opportunity to cure pursuant to Section 7.3.

7.3 Default of Consultant and Opportunity to Cure. In the event that Consultant is in default under the terms of this Agreement, City shall not have any obligation or duty to continue compensating Consultant for any work performed after the date of default. Instead, City may give notice to Consultant of the default and the reasons for the default. The notice shall include the timeframe in which Consultant may cure the default. This timeframe is presumptively ten (10) days, but may be extended, or reduced, if circumstances warrant, as determined by City. During the period of time that Consultant is in default, City shall hold all invoices and shall, when the default is cured, proceed with payment on the invoices, without liability for interest. In the alternative, City may, in its sole discretion, elect to pay some or all of the outstanding invoices during the period of default. If Consultant does not cure the default by conclusion of noticed timeframe, City may immediately both terminate this Agreement with notice to Consultant as well as pursue the remedy in Section 7.4, without prejudice to any other remedy to which City may be entitled at law, in equity or under this Agreement. Any failure on the part of City to give notice of Consultant’s default shall not be deemed to result in a waiver of City’s legal rights or any rights arising out of any provision of this Agreement.

7.4 Termination for Default of Consultant. If termination is due to the failure of Consultant to fulfill its obligations under this Agreement, City may, after compliance with the provisions of Section 7.3, take over the work and prosecute the same to completion by contract or otherwise, and Consultant shall be liable to the extent that the total cost for completion of the services required hereunder exceeds the compensation herein stipulated (provided that City shall use reasonable efforts to mitigate such damages), and City may withhold any payments to Consultant for the purpose of set-off or partial payment of the amounts owed City therefor.

7.5 Retention of Funds. Consultant hereby authorizes City to deduct from any amount payable to Consultant (whether or not arising out of this Agreement) (i) any amounts the payment of which may be in dispute hereunder or which are necessary to compensate City for any losses, costs, liabilities, or damages suffered by City, and (ii) all amounts for which City may be liable to third parties, by reason of Consultant’s acts or omissions in performing or failing to perform Consultant’s obligation under this Agreement. In the event that any claim is made by a third party, the amount or validity of which is disputed by Consultant, or any indebtedness shall exist which shall appear to be the basis for a claim of lien, City may withhold from any payment due, without liability for interest because of such withholding, an amount sufficient to cover such claim. The failure of City to exercise such right to deduct or to withhold shall not, however, affect the obligations of Consultant to insure, indemnify, and protect City as elsewhere provided herein.

7.6 Waiver. Waiver by any Party to this Agreement of any term, condition, or covenant of this Agreement shall not constitute a waiver of any other term, condition, or covenant. Waiver by any Party of any breach of the provisions of this Agreement shall not constitute a waiver of any other provision or a waiver of any subsequent breach or violation of any provision of this Agreement. Acceptance by City of any work or services by Consultant shall not constitute a waiver of any of the provisions of this Agreement. No delay or omission in the exercise of any right or remedy by a non-defaulting Party on any default shall impair such right or remedy or be construed as a waiver. Any waiver by either Party of any default must be in writing and shall not be a waiver

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of any other default concerning the same or any other provision of this Agreement. Consultant acknowledges and agrees that any actual or alleged failure on the part of City to inform Consultant of non-compliance with any requirement of this Agreement imposes no additional obligations on City nor does it waive any rights hereunder. Payment to Consultant for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Consultant.

7.7 Rights and Remedies are Cumulative. Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the Parties are cumulative and the exercise by either Party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other Party.

7.8 Legal Action. In addition to any other rights or remedies, either Party may take legal action, in law or in equity, to cure, correct or remedy any default, to recover damages for any default, to compel specific performance of this Agreement, to obtain declaratory or injunctive relief, or to obtain any other remedy consistent with the purposes of this Agreement.

Notwithstanding any contrary provision herein, Consultant shall file a statutory claim pursuant to Government Code sections 905 et seq. and 910 et seq., in order to pursue a legal action under this Agreement.

7.9 Attorneys’ Fees. If either Party to this Agreement is required to initiate or defend or made a party to any action or proceeding in any way connected with this Agreement, the prevailing party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys’ fees. Attorneys’ fees shall include attorneys’ fees on any appeal, and a Party entitled to attorneys’ fees shall be entitled to all other reasonable costs for investigating such action, consultants’ fees, taking depositions and discovery and all other necessary costs the court allows which are incurred in such litigation. Such fees and costs shall be enforceable whether or not such action is prosecuted to judgment.

ARTICLE 8. INDIVIDUAL LIABILITY, CONFLICTS AND NON-DISCRIMINATION

8.1 Non-liability of City Officers and Employees. No officer or employee of City shall be personally liable to Consultant, or any successor in interest, in the event of any default or breach by City or for any amount which may become due to Consultant or to its successor, or for breach of any obligation of the terms of this Agreement.

8.2 Conflict of Interest. Consultant covenants that neither it, nor any officer or principal of its firm, has or shall acquire any interest, directly or indirectly, which would conflict in any manner with the interests of City or which would in any way hinder Consultant’s performance of services under this Agreement. Consultant further covenants that in the performance of this Agreement, no person having any such interest shall be employed by it as an officer, employee, agent or subcontractor without the express written consent of City. Consultant agrees to at all times avoid conflicts of interest or the appearance of any conflicts of interest with the interests of City in the performance of this Agreement. City, in its sole discretion, shall determine the existence of a conflict of interest and may terminate this Agreement in the event such a conflict of interest exists upon sending Consultant written notice describing the conflict.

No officer or employee of City shall have any financial interest, direct or indirect, in this

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Agreement nor shall any such officer or employee participate in any decision relating to this Agreement which affects their financial interest or the financial interest of any corporation, partnership or association in which they are, directly or indirectly, interested, in violation of any State statute or regulation. Consultant warrants that it has not paid or given and will not pay or give any third party any money or other consideration for obtaining this Agreement.

8.3 Covenant Against Discrimination. Consultant covenants that, by and for itself, its heirs, executors, assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, gender, sexual orientation, marital status, national origin, ancestry or other protected class in the performance of this Agreement. Consultant shall take affirmative action to insure that applicants are employed and that employees are treated during employment without regard to their race, color, creed, religion, sex, gender, sexual orientation, marital status, national origin, ancestry or other protected class.

ARTICLE 9. MISCELLANEOUS PROVISIONS

9.1 Notices. Any notice or other communication either Party desires or is required to give to the other Party or any other person in regards to this Agreement must be in writing and may be given either by (i) personal service, (ii) delivery by a reputable document delivery service, such as but not limited to, Federal Express, which provides a receipt showing date and time of delivery, or (iii) mailing in the United States Mail, certified mail, postage prepaid, return receipt requested, in the case of City addressed to City Clerk at City of Morro Bay, 595 Harbor Street, Morro Bay, CA 93442, and in the case of Consultant, to the person(s) at the address designated on the execution page of this Agreement. Either Party may change its address by notifying the other Party of the change of address in writing. Notice shall be deemed communicated at the time personally delivered or in seventy-two (72) hours from the time of mailing if mailed as provided in this Section.

9.2 Interpretation. The terms of this Agreement shall be construed in accordance with the meaning of the language used and shall not be construed for or against either Party by reason of the authorship of this Agreement, headings used, or any other rule of construction which might otherwise apply.

9.3 Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, and such counterparts shall constitute one and the same instrument.

9.4 Integration; Amendment. This Agreement including the attachments hereto is the entire, complete and exclusive expression of the understanding of the Parties as to the Agreement.

It is understood that there are no oral agreements between the Parties hereto affecting this Agreement, and this Agreement supersedes and cancels any and all prior and contemporaneous negotiations, arrangements, agreements and understandings, if any, between the Parties, concerning this Agreement, and none shall be used to interpret this Agreement. No amendment to or modification of this Agreement shall be valid unless made in writing and approved by Consultant and (consistent with, as amended, Chapter 3.08 of the MBMC) by City.

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9.5 Severability. Should a portion of this Agreement be declared invalid or unenforceable by a judgment or decree of a court of competent jurisdiction, such invalidity or unenforceability shall not affect any of the remaining portions of this Agreement which are hereby declared as severable and shall be interpreted to carry out the intent of the Parties unless the invalid provision is so material that its invalidity deprives either Party of the basic benefit of their bargain or renders this Agreement meaningless.

9.6 No Undue Influence. Consultant declares and warrants that no undue influence or pressure was used against or in concert with any officer or employee of City in connection with the award, terms or implementation of this Agreement, including any method of coercion, confidential financial arrangement, or financial inducement. No officer or employee of City has or will receive compensation, directly or indirectly, from Consultant, or from any officer, employee or agent of Consultant, in connection with the award of this Agreement or any work to be conducted as a result of this Agreement. Violation of this Section shall be a material breach of this Agreement entitling City to remedies in Section 7.4 and any and all remedies at law or equity.

9.7 Corporate Authority. The persons executing this Agreement on behalf of the Parties hereto warrant that (i) such Party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Agreement on behalf of said Party, (iii) by so executing this Agreement, such Party is formally bound to the provisions of this Agreement, and (iv) entering into this Agreement does not violate any provision of any other agreement to which said Party is bound. This Agreement shall be binding upon the heirs, executors, administrators, successors and assigns of the Parties.
[SIGNATURES ON FOLLOWING PAGE]

01181.0001/813182.1 D-1

EXHIBIT A

SCOPE OF SERVICES
I. Consultant will perform services described in Consultant’s Scope of Work ad Organization Chart attached hereto.

II. All work product is subject to review and acceptance by City, and must be revised by Consultant without additional charge to City until found satisfactory and accepted by City.

PROPOSAL: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 800 Quintana Road, Suite 2C, Morro Bay, CA 93442 www.gsiws.com Scope of Work – Injection and Monitoring Wells
We understand that the design and construction of the recycled water facilities (injection and monitoring wells) for the project are funded through a combination of funding from the U.S. Environmental Protection Agency’s Water Infrastructure Finance and Innovation Act, the State Water Resource Control Board’s Clean Water State Revolving Fund, the U.S. Bureau of Reclamation’s Title XVI, and DWR’s Integrated Regional Water Management programs. The IPR components of the project (injection wells and monitoring wells) are likely to be subject to unique grant-related project milestones and funding constraints The scope of work presented below is based largely on the scope provided by the City in the RFP. Text in italics indicates scope items added or modified by GSI from the scope of work defined in the RFP.

Task 1 – Project Management
GSI will provide project management services throughout the project, including communication, coordination, and project team and agency/stakeholder meetings.
▪ Project Coordination. We will coordinate activities of the internal project team members, including managing communications, providing work direction, monitoring subconsultant activities and progress, and preparing requested materials and deliverables.
▪ Project Controls. GSI will maintain the project schedule throughout the duration of the project to ensure that we hit project milestones to allow the City to meet the deadlines associated with its WRF Program funding/financing agreements. Furthermore, GSI will closely monitor project budget with respect to individual tasks and specifically itemize expenses, subconsultants and other project costs, as necessary. ▪ Team Meetings. We will prepare for and participate in meetings occurring every 2 weeks with the RWF Project Team (City Staff, RWF Project Manager, and other RWF Project supporting consultants). We have assumed that Julie Garofalo will attend these meetings twice monthly for the duration of the project, with less time-intensive support from Brian Franz, Dave O’Rourke, and/or Tim Thompson. ▪ External Agency/Stakeholder Meetings. GSI will prepare for and participate in external agency/stakeholder meetings, as necessary, to support completion of the project. GSI assumes four such meetings for planning and budgeting purposes.
▪ QA/QC. GSI will prepare a Quality Management Plan outlining the overall approach to managing quality for the project design and construction. The plan will adhere to GSI’s QA/QC Policy, which stipulates that all deliverables must be reviewed by a principal or senior-level employee that is qualified in the subject matter and has been involved with the task from the start, and documents that are authored by a principal or senior-level employee will undergo a peer review by another principal or senior-level team member.
▪ Invoicing and Progress Reports. GSI will prepare and provide monthly invoices and progress reports describing activities performed during that period.

Task 2 – Data Collection and Review
Task 2.1 – Data Review
The GSI Team will leverage City and consultant reports dating back to the 1980s collected during our development of the BOD Report. CHG is also familiar with archival reports and information dating back decades.

This past experience will enable us to streamline efforts on this task. For any additional data needed from the

SCOPE OF WORK: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 1
City or the RWF Project Team, GSI will prepare and manage any requests for information related to the project.

We will also conduct site visits to determine precise measurements and obtain photographs, as necessary.

GSI will review applicable engineering plans, hydrogeologic reports, municipal code requirements, industry standards, and records necessary to complete the hydrogeologic services for the project.

Task 2.2 – Geophysical Data Collection
CHG will conduct a geophysical investigation that will help define and delineate both the base of permeable sediments and alluvial stratigraphy associated with the site, which will inform the IPR project model and assist with injection/monitoring well field design. To accomplish this, two geophysical methods will be employed: an electrical resistivity tomography (ERT) method, which measures the relative resistance of lithologic units within the subsurface, and a passive seismic method (HVSR), which would look for velocity changes associated with lithologic changes in the subsurface, particularly the shift between the alluvium and the underlying Franciscan Formation bedrock. This work would be undertaken through a collaboration between CHG and California State Polytechnic University San Luis Obispo (Cal Poly).

The anticipated scope of work consists of the following tasks:
▪ Develop a Lidar Topography map of the area of investigation. ▪ Obtain any necessary City encroachment permits to conduct the geophysical investigation. ▪ Conduct electrical resistivity surveys (up to 6 lines – approximately 1,800 meters of total length). ▪ Conduct an HVSR passive seismic investigation with 40-60 points to supplement the ERT survey. ▪ Process all geophysical data to create figures illustrating results across the area of geophysical investigation.
▪ Produce a memorandum discussing the investigation and interpreted results.

Deliverable: Geophysical Investigation Memorandum, including figures illustrating the geophysical results and interpretation.

Task 3 – Preliminary Design and Contract Documents
The GSI Team will prepare the necessary construction contract documents for the project. These shall include well design plans, technical specifications, and cost estimates for the initial phase of the project, based on the well location recommendations and design criteria included in the Engineer’s Conceptual Design Report (to be provided by another consultant). This scope of work does not include detailed design for the full build-out phase of the project, which anticipates an injection capacity of over 800 AFY and installation of additional injection and monitoring wells. However, the design for the initial phase project shall consider the future expansion of the project.

Contract documents will be completed in two submittals: Draft and Final Bid Documents. Prior to each submittal, the work product will be reviewed and revised in accordance with the Quality Management Plan. Submittal of the Draft review documents will occur at a Project Review Workshop with the entire RWF Project Team in attendance.

The contents of the submittal will be presented to the City and the RWF Project Team to familiarize the group with the information being submitted and the design logic used in its preparation.

The design and contract documents for the initial phase of the project will include two injection wells and up to five monitoring wells. Each of the components of drilling project implementation detailed in the following sections may apply to both types of wells, while some may apply only to the injection wells but not the monitoring

SCOPE OF WORK: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 2
wells. An effort is made to maintain this differentiation in the following text. Budget estimates reflect the GSI Team’s best professional judgement of the requirements of each type of well installation.

Our team will provide technical specifications for the equipment and materials needed to construct the facilities listed above. GSI and CHG both have hydrogeologists licensed in the state of California to stamp the technical specifications. The front-end documents (e.g., supplementary special conditions, Division 0 specifications, etc.) will be provided by the City or a separate consultant.

Task 3.1 – Initial Draft Well Plans and Specifications
The GSI Team will prepare and submit initial draft plans and specifications design package for two injection wells and up to five monitoring wells.

Different well types will likely require different drilling methods and contractors. GSI will bid the different types of wells in the manner that most benefits the City from a cost savings and administrative standpoint. The draft design package will include plans and specifications as follows:
▪ Initial draft plans that include temporary construction layouts in plan view, and vertical profiles for each well showing standard details of well drilling, construction, and testing. Temporary construction layout sheets will include allowed work and staging areas, location of any assets that must be protected or restored, anticipated temporary pipeline routing to water sources and disposal points, location of key drilling equipment, and access locations.
▪ Initial draft technical specifications are anticipated to include subdivisions for the following:
▪ Well Disinfection
▪ Temporary Well Construction Facilities covered in combined specification ▪ Well Construction Sequence
▪ Conductor Casing
▪ Testing and Disposal of Drill Cuttings
▪ Well Geophysical Logging and Caliper Survey
▪ Final Well Design
▪ Temporary Stabilization of Pilot Hole
▪ Pilot Hole Drilling, Downhole Testing, and Reaming
▪ Drilling Fluid Management Methods
▪ Well Casings, Screens, and Accessories
▪ Testing of Casing and Screen Plumbness and Alignment
▪ Filter Pack, Fine Transition Sand, and Grout Seal
▪ Lost Boreholes and Borehole Destruction
▪ Well Development
▪ Aquifer Pump Testing
▪ Aquifer Injection Testing
▪ Video Camera Survey of Well
Task 3.2 – Initial Draft Plans and Specifications Workshop GSI will prepare and facilitate a workshop (in conjunction with CHG) with the entire RWF Project Team to review and discuss the initial draft well plans and specifications design package. GSI will generate a meeting agenda, any materials or exhibits necessary for the meeting, and will prepare meeting minutes for the workshop.

SCOPE OF WORK: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 3
Task 3.3 – Final Draft Well Plans and Specifications
After incorporating appropriate RWF Project Team input from the workshop and any changes identified during the internal QA/QC review, the GSI Team will prepare and submit final draft plans and specifications design package for two injection wells and up to five monitoring wells. The GSI Team will finalize construction/bid documents to generate clear, complete, cross-checked and bid-ready design documents. We will perform a final review to confirm compliance with all permitting, funding/financing, and other final coordination items, and make any minimal final revisions necessary to produce a set of final construction/bid documents. These final construction/bid documents will be delivered for advertisement after the RWF Project Team’s final approval.

Task 3.4 – Bid Phase Support Services
GSI will lead all bid phase services to support the project, including:
▪ Supporting distribution of plans and specifications to prospective bidders. ▪ Supporting the RWF Project Team in preparing addenda during the bidding period by answering technical questions as they relate to the project plans and specifications. ▪ Facilitating and leading a pre-bid meeting, which shall include a site walk to allow the prospective drilling contractors the opportunity to evaluate the site conditions. ▪ Responding to prospective bidder’s questions during the bidding phase and preparing bid addendums, as necessary.
▪ Facilitating a bid opening conference, reviewing submitted bids, and determining if bidders are qualified and responsive to the technical requirements of the bid package. ▪ Preparing a bid summary sheet and bid award recommendations.

Task 4 – Permitting Support
Task 4.1 – County Well Permitting Support
The GSI Team will assist the drilling contractor and RWF Project Team in obtaining well drilling permits from the San Luis Obispo County Environmental Health Division.

Task 4.2 – Water Discharge Permitting Support
The GSI Team will assist with the following permitting support tasks:
▪ Assisting the drilling contractor and RWF Project Team in obtaining discharge permits/approvals from the relevant regulatory agencies.
▪ Updating an existing National Pollutant Discharge Elimination System Permit to regulate discharge of well development water.
▪ Updating the Waste Discharge Requirement by adding the new wells to the existing injection program permit.

Task 5 – Construction Management
The GSI Team will provide construction management, owner’s representative services, and final design for two injection wells and up to five monitoring wells. Field service will be provided by the GSI Team on a critical path level. The GSI Team will provide part-time services for tasks requiring less supervision (e.g., reaming, mobilization), full-time equivalent during milestone phases (e.g., pilot borehole drilling), and round the clock coverage during critical stages (e.g., well construction).

SCOPE OF WORK: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 4
Task 5.1 – Pre-Construction Meeting
The GSI Team will plan and facilitate a pre-construction meeting with the City, the RWF Project Team, and the selected drilling contractor to review key issues within the contract documents, technical specifications, prior work done to date, hydrogeologic understanding, and project coordination and logistics. Agenda items will include required submittals, inspections, permitting, work schedule, invoicing, and communication protocols.

Task 5.2 – Construction Management
The GSI Team will provide construction management services during the well construction process to ensure that the hydrogeologic aspects of the project are carried out in a professional and efficient fashion. Construction management activities are anticipated to include the following:
▪ Review drilling contractor submittals.
▪ Provide daily email updates to the client.
▪ Participate in periodic phone/video conference calls and occasional onsite meetings. ▪ Review drilling contractor invoices to ensure accuracy and completeness. ▪ Review and response to drilling contractor Requests for Information. ▪ Review change order requests for legitimacy.
▪ Preparation of a final "punch list."
▪ Filing of essential paperwork, correspondence, and field notes.

Task 6 – Well Construction Oversight
The GSI Team will provide well construction oversight for the planned injection and monitoring wells. Much of the following text specifically addresses the injection wells and mirrors the RFP. It is anticipated that the monitoring wells will be installed using hollow stem auger drilling methods and will not require the detailed data collection that is required of the injection wells (i.e., no geophysical logs, alignment surveys, or aquifer testing), and slot size and filter pack size will likely be pre-designed based on injection well lithology). Fieldwork sequencing and budget estimates will reflect the different levels of effort associated with each type of well.

Task 6.1 – Conductor Installation
GSI will provide onsite field inspection during drilling and logging of the conductor borehole and installation of the conductor casings and sanitary cement seals, to ensure all materials are furnished and installed in accordance with technical specifications and regulatory requirements.

Task 6.2 – Pilot Borehole Drilling and Logging
GSI will provide part-time onsite field inspection and lithologic logging during drilling of the pilot borehole. Based upon data gathered during the sonic coring program, preliminary lithologic logs have been generated for the injection well sites. GSI will specify that the contractor collect formation samples at regular intervals to accurately characterize the borehole lithology. GSI will then review the contractor-collected samples for comparison with the sonic lithologic log. All drill cuttings will be logged using the Unified Soil Classification System. The lithologic log will be used in conjunction with the borehole geophysical data to select the screen interval design for the final well.

Task 6.3 – Geophysical Logging
Upon completion of the pilot borehole drilling, GSI will provide full-time onsite inspection of the geophysical borehole logging.

SCOPE OF WORK: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 5
Task 6.4 – Mechanical Grading Analysis
Using the sieve analysis results from formation samples collected from the sonic borings at the selected injection well locations, GSI will evaluate mechanical grain size (i.e., sieve) analysis to assess permeability, sand migration potential, and uniformity coefficients. The recent completion of the boring program using sonic coring methods to advance seven boreholes to the bedrock underlying the alluvium will allow for pre-design of the wells and contraction of the project schedule.

Task 6.5 – Preparation of Final Well Design
GSI will prepare final designs for the wells based on borehole lithology, geophysical logs, visual logging, mechanical grading analysis and other available information. Final well designs shall include at a minimum: well dimensions and depth, borehole diameter and depth, screen interval, slot size, and filter pack material and size.

Task 6.6 – Borehole Reaming
During reaming of the pilot borehole to the final design diameter(s) and depth(s), GSI will provide part-time field inspection services to ensure that the work is performed correctly, and that drilling fluid properties are maintained within the parameters defined by the technical specifications.

Task 6.7 – Installation of Casing, Screen, Filter Pack, and Annular Seal GSI will provide full-time field inspection services during installation of the casing, screen, appurtenances, filter pack, and annular seals to ensure that all materials are furnished and placed in accordance with the recommended design and technical specifications. GSI will carefully inspect the casing to ensure it meets all specifications and will also ensure the drilling rods are the correct type for the specific type of casing delivered.

As the filter pack and cement seal are being installed, GSI will track the volume placed against the volume calculated from the caliper log.

Task 6.8 – Well Development and Plumbness and Alignment Surveys GSI will provide part-time supervision and observation to monitor well development. Development methods and objectives will be specified in the technical documents, and are expected to include mechanical swabbing, chemical treatment, possibly chlorination, and other methods. Pumped-out development water will be closely monitored to measure water turbidity and sand content. Periodic specific capacity tests will document the effectiveness of each round of development, until no additional well productivity is achieved with additional development.

After development of the well is determined to be complete, the contractor will conduct the plumbness and alignment survey. GSI will review and provide approval based on the survey results.

Task 6.9 – Monitoring Well Siting and Regulatory Negotiations GSI anticipates that a significant effort will be required to select the sites for the planned monitoring wells. This task was not included in the RFP. It is possible that after discussions and negotiations with regulators it may not be necessary to construct five new monitoring wells. In addition, there are likely to be groundwater model runs recommended to determine that travel paths and residence times are compliant with the groundwater replenishment reuse project permit conditions. There may be iterative discussions and meetings with RWQCB and DDW staff before final monitoring well locations are approved. GSI will provide technical support and direction during these meetings.

SCOPE OF WORK: WELL DESIGN AND CONSTRUCTION SUPPORT SERVICES – INJECTION AND MONITORING WELLS GSI Water Solutions, Inc. 6
Task 7 – Injection Well Testing and Reporting
Task 7.1 – Aquifer Pumping Tests
After the well development process is complete, GSI will coordinate with the drilling contractor to perform aquifer pumping tests on the injection wells to determine well and aquifer characteristics. We do not anticipate that aquifer tests will be performed on the monitoring wells. The following aquifer pumping tests will be performed:
▪ A Step Drawdown Pumping Test (8 hours testing at three to four different pumping rates) ▪ Constant Rate Pumping and Recovery Test (24 hours of pumping followed by 18 hours of recovery) Toward the end of the constant rate test, GSI will coordinate with the drilling contractor to collect groundwater quality samples and arrange delivery to a California-certified laboratory for analysis of water quality constituents required by the Title 22 California Code of Regulations (Drinking Water/Recycled Water Related Statutes).

Task 7.2 - Preliminary Video Survey
GSI recommends that an initial video survey be performed on the well after the completion of the aquifer pumping test but prior to the injection test. The purpose of this video survey is to observe the well screen and confirm that there is no residual drilling mud visible in the screen, and that development and pump testing have successfully removed residual mud and fine-grained material from the screened section(s) of the well. This will provide confidence that the results of the injection tests are representative of the aquifer conditions and not affected by conditions in the well bore.

Task 7.3 – Aquifer Injection Tests
For the injection wells, the GSI Team will provide full-time inspection during all aquifer injection testing to confirm that injection rates are properly maintained and adjusted, and that quality data are being collected. The following aquifer injection tests will be performed for each injection well:
▪ 6-Hour Step Injection Head Test (testing three to four different injection rates). GSI recommends that this be expanded to an 8-hour effort with 4 2-hour injection steps lasting 2 hours each. ▪ 24-Hour Constant Rate Injection Head and Water Level Decay Test. GSI recommends that this injection test be extended to 7 days, so that the test encompasses one to two backflush cycles. If the injection test is extended to 7 days, it may not be necessary or practical to provide round-the-clock monitoring during the entire test period. It may be possible to outfit the injection equipment with telemetry so that test conditions may be monitored remotely, as was done with the 30-day injection test at IW-1. This will be discussed with the RWF Project Team prior to modifying the injection test plans.

Task 7.4 – Final Video Survey and Disinfection
Following the removal of the test pump and all ancillary downhole equipment and bailing of the bottom of the well, GSI will observe the final downhole video survey to document the post-construction condition of the well. and will also observe the final chlorination of the well to verify that approved disinfection materials, concentrations, and methods are used by the drilling contractor.

Task 7.5 – Analyze Aquifer Pumping and Injection Tests
For the injection wells, GSI staff will analyze the pumping rates associated water level data, and provide estimates of aquifer transmissivity, supplemental operational parameters, including design injection rates, shortand long-term injection head characteristics, and recommended injection valve settings.