HomeMy WebLinkAboutItem 2 - ARCH-0755-2019 (650 Tank Farm)Meeting Date: August 17, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT BACKGROUND
December 12, 2018: The Planning Commission reviewed and approved a resolution in support of the
650 Tank Farm Mixed-Use Project, Airport Area Specific Plan (AASP) Amendment, General Plan
Amendment, Conversion Impact Report, rezone, and the Initial Study/Mitigated Negative Declaration
(IS/MND) prepared for the project.
February 5, 2019: The City Council adopted a Resolution adopting the Final IS-MND for the 650 Tank
Farm Mixed-Use Project, Airport Area Specific Plan Amendment, General Plan Amendment, and the
associated Conversion Impact Report; and adopted an Ordinance changing the zoning of the subject
property from Business Park (BP-SP) and Medium Density Residential (R-2-SP) to Service Commercial
with the Specific Plan overlay (C-S-SP) to be consistent with the General Plan and Airport Area Specific
Plan, as amended.
The Planning Commission and the City Council’s previous review did not include review of
development plans for the project, which now require a recommendation by the Architectural Review
Commission and final approval by the Planning Commission.
2.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a mixed-use development that includes a 17,500 square foot, two-story
commercial structure, 249 residential units that are housed within 18, three-story structures, and a
4,325 square-feet single story clubhouse. The project is comprised of 20 structures, several parking
areas, recreational areas, pedestrian and vehicle access, and large landscaping areas. The project also
requests a third-floor creek setback exception to allow a 0-foot setback, where 10 feet is normally
required (see Attachment 1, Project Site Plan). The proposed project complies with or exceeds the
ground floor creek setback standard.
The residential component of the project would occupy a majority of the site and would include six
different building types. The mix of buildings are shown below in Table 1.
FROM: Shawna Scott, Senior Planner BY: Brandi Cummings, Contract Planner
Rachel Cohen, Associate Planner
PROJECT ADDRESS: 650 Tank Farm Road FILE NUMBER: ARCH-0755-2019
APPLICANT: Agera Grove Investments, LLC REPRESENTATIVE: RRM Design Group
____________________________________________________________________________________________________
For more information contact: Rachel Cohen at 781-7574 or rcohen@slocity.org
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Table 1: Residential Typology and Unit Mix
Building Building
Area
Building
Count
Unit Count
Per Building
Bedrooms Per
Unit Floor Area of Units
Building A 4,592 sf 3 4 2 1,616 sf
Building B 19,464 sf 5 24 Studio (12 units)
1 (12 units)
426 sf (studio)
630 sf (1 bedroom)
Building C 19,950 sf 2 21 2 890 sf
Building D 19,000 sf 1 2 2 890 sf
Building E 15,750 sf 1 19
1 (9 units)
2 (9 units)
3 (1 unit)
630 sf (1 bedroom)
890 sf (2 bedroom)
1,210 sf (3 bedroom)
Building F 6,888 sf 6 6 2 1,616 sf
Staff Conditions of Approval: City staff will be including conditions of approval that will result in
modifications to the applicant’s proposed site plan. The changes include:
1. Eliminate or relocate the eight on-site parking stalls located closest to the site access driveway
from Tank Farm Road to reduce potential for safety concerns.
2. Relocate the landscaped parkway along the Tank Farm Road frontage to the back of curb
between the vehicle traffic lane and pedestrian/bicycle facilities, instead of between the
elevated Class IV bikeway (protected bike lane) and sidewalk.
3. The right-in/right-out access driveway from westbound Tank Farm Road shall include a
dedicated right-turn pocket entering the site from westbound Tank Farm Road.
General Location: The project site is a 12.75-acre property,
located in the southern portion of the City of San Luis
Obispo. The property is located at 650 Tank Farm Road,
north of the intersection of Tank Farm Road and Santa Fe
Road.
Present Use: Mobile homes and storage
Zoning: Service Commercial, Conservation Open Space (C-S-
SP, C/OS-SP)
General Plan: Services and Manufacturing, Open Space
Surrounding Uses:
East: Orcutt Creek, parking for Damon-Garcia Sports
Fields and the SESLOC Federal Credit Union
West: Acacia Creek, gravel parking area
North: Damon-Garcia Sports Fields
South: Tank Farm Road
Figure 1: Subject Property
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3.0 PROPOSED DESIGN
Architecture: Contemporary
Design Details: Balconies, covered porches, ample windows
Materials: Brick and stone veneers, fine sand finished stucco, metal railings
Colors: The plans provide two different color schemes (see Attachment 1, Project Plans, Sheet A20).
Colors are generally neutral earth-tones that complement the stone and brick materials, including
white, beige, slate blues, and greys.
4.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Design
Guidelines of the AASP, and Community Design Guidelines (CDG) and 2) provide comments and
recommendations to the Planning Commission.
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
Figure 3: Elevation of commercial structure as seen from Tank Farm Road
Figure 2: Rendering of townhomes as seen from Damon-Garcia Sports Complex
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5.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, AASP, and CDG. Staff has identified the discussion items below related to consistency
with CDG Chapters 2 (General Design Principles), Chapter 3.1 (Commercial Project Design), and
Chapter 5 (Residential Project Design).
Table 2: Discussion Items
Highlighted Sections Discussion Items
Airport Area Specific Plan
Chapter 5 – Community Design
Goal 5.9 Architectural Character
The AASP calls for buildings whose architectural character will
contribute to the establishment of the Airport Area as an attractive,
high quality business center. Building designs should be simple,
expressive, and distinct and reference the area’s agricultural tradition.
The ARC should discuss whether the proposed architectural design
reflects this goal.
Goal 5.10 Scale and Massing
Buildings should be designed and articulated to give human scale,
create pedestrian areas that are protected from the elements, and
provide visual interest. The ARC should discuss whether the proposed
scale and massing of the structures contributes to a human scale design.
Goal 5.11 Building Heights
Projects in the AASP should be design with an overall development
profile that contributes to the unity and harmony of the planning area
when viewed as a whole, but also has enough variety to contribute
visual interest and avoid monotony. The ARC should discuss whether
the proposed building heights are consistent and complementary to the
AASP area as a whole.
Goal 5.12 Architectural Façade
and Treatment
Architectural detailing that gives buildings human scale, visual interest
and distinctiveness through the use of high-quality finishes and
materials that are harmoniously combined to unify individual buildings
and to ensure a consistent level of design quality. The ARC should
discuss whether the commercial building entries are clearly defined and
whether the proposed articulation provides visual interest and
decorative enhancement.
Goal 5.14 Materials and Colors
The AASP aims to achieve a unified identity through use of a
harmonious, but varied, palette of materials and colors that is
coordinated with landscape elements and signage. The ARC should
discuss whether the project provides a pallet of colors and materials
that are reflective of natural materials and tones that are found in the
surrounding landscape.
Goal 5.19 Lighting
Lighting levels should be low and should reflect the transition of urban
to rural. The AASP recommends that light standards be less than 12 feet
in height. The ARC should discuss the proposed lighting standards (see
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Attachment 2) and discuss whether the 16-foot-tall standards can
achieve a low level of lighting that also provides for public safety.
Community Design Guidelines
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S-SP and C/OS-SP, with
recreational uses to the north, commercial uses to the east and south,
and gravel parking area to the west. The CDG state that each project
should be designed with careful consideration of site character and
constraints and minimize changes to natural features. The ARC should
discuss how the project fits in with the best examples of appropriate
site design and architecture in the vicinity of the site. The ARC should
discuss whether the project site activities are logically oriented so that
the project will operate efficiently and effectively for all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The CDG states that “elevations which do not directly face
a street should not be ignored or receive only minimal architectural
treatment”; the ARC should discuss whether the proposed
development demonstrates a consistent use of colors, materials, and
detailing throughout all elevations of the buildings and whether any
additional variation is needed.
Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identity
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the development provides sufficient design
factors to contribute to neighborhood compatibility; design theme,
building scale/size, setbacks and massing, colors, textures, and building
materials.
Chapter 5 – Residential Project Design
§ 5.2 Subdivision Design and
General Residential Project
Principals
The CDG provides guidelines for new residential subdivisions to address
how residential subdivisions should relate to their surroundings. New
residential projects should be of a walkable scale and be pedestrian and
cyclist oriented. The ARC should discuss: whether the mixed-use
development is compatible with surrounding existing and planned
developments; integrates sufficient amenities and open space to create
a pedestrian-scale neighborhood, and; the appropriateness of the
building scale/size, setbacks and massing, colors, textures, and building
materials.
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§ 5.4 Multi-Family and Clustered
Housing Design
The CDG notes that if not properly designed, parking can dominate a
multi-family site, and open space may only be provided as “left over”
areas, unrelated to other project features, that are not usable for
outdoor activities, and expose residents to uncomfortable noise levels.
The guidelines in this Chapter call for privacy of adjacent residential
units, safe and convenient bicycle parking for each unit, landscaped
areas between parking areas and structures, and the use of balconies,
porches, and patios to add human scale to the structures. The ARC
should discuss whether the development provides sufficient design
factors to contribute to neighborhood compatibility; design theme,
building scale/size, setbacks and massing, colors, textures, and building
materials.
6.0 PROJECT STATISTICS
Table 3: Residential Typology and Unit Mix
Site Details Proposed Allowed/Required
Building Setbacks
Front Yard
Side Yard
Rear Yard
> 16 feet
~3 feet (east) and 35 feet (west)
12 feet
16 feet
None Required
None Required
Acacia Creek Setback 35 feet 35 feet
Orcutt Creek Setback ~ 50 feet 35 feet
Upper Story Step Back
Creek Frontage
Street Frontage
0 feet (exception requested)
n/a
10 feet along the third level1
Maximum Height of Structures 34.75 feet 36 feet
Density 196.5 242.4
Affordable Housing 20 units (moderate-income)
19 units (low and very-low income)
39 units
Building Coverage 23.6% 90%
Floor Area Ratio (FAR) 0.57 0.6
Minimum Landscaped Space 27.5% 10%
Signage
Number of Signs
Area of Signs
None proposed at this time
2 per tenant
200 square feet
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
438
41 EV Ready; 190 EV Capable
60 short-term/guest plus 479 in-unit
20
430
44 EV Ready; 215 EV Capable
537
22
Environmental Status A Mitigated Negative Declaration was adopted on February 5, 2019 (SCH
#2018111054)
1. Zoning Regulations Section 17.70.030 (E.3)
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7.0 ACTION ALTERNATIVES
6.1 Recommend consistency with Community Design Guidelines (CDG) and the Airport Area
Specific Plan (AASP). An action recommending consistency of the application will be
forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address further consistency with the CDG or the
AASP.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific CDG or AASP.
6.3 Recommend inconsistency with CDG or AASP. An action recommending inconsistency of
the application should reference inconsistency with the CDG or AASP.
8.0 ATTACHMENTS
1. Project Plans
2. Lighting Details
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650 TANK FARM MIXED-USEA10439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16TITLE SHEET650 TANK FARM - MIXED USESITETANK FARM ROADBROAD
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PROJECT DIRECTORYOWNER:LANDSTONE COMPANIES, LLCC/O AGERA GROVE INVESTMENTS, LLC401 CHAPALA STREET, SUITE 106SANTA BARBARA, CA 93101ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DARIN CABRALPHONE: (805)-543-1794EMAIL: DJCABRAL@RRMDESIGN.COMCIVIL ENGINEER:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: NOAH WALTERSPHONE: (805)-543-1794EMAIL: NGWALTERS@RRMDESIGN.COMLANDSCAPE ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: JAKE MINNICKPHONE: (805)-543-1794EMAIL: JRMINNICK@RRMDESIGN.COMPROJECT DESCRIPTIONTHE APPLICANT IS PROPOSING TO DEVELOP A NEW MIXED-USE PROJECT ON THE 12.72-ACRE SITE CONSISTING OF 249 RESIDENTIAL UNITS AND 17,500 SQUARE FEET OF COMMERCIAL SPACE. THE TWO-STORY COMMERCIAL BUILDING (BUILDING H), LOCATED CLOSEST TO TANK FARM ROAD, WILL INCLUDE TWO SEPARATE STRUCTURAL VOLUMES WITH LEASE SPACES SEPARATED BY A LOBBY.THE RESIDENTIAL USES WILL OCCUPY MOST OF THE SITE AND INCLUDE SIX BUILDING TYPES. THE 249 UNITS ARE DISTRIBUTED INTO 60 STUDIO UNITS, 69 ONE-BEDROOM UNITS, 119 TWO-BEDROOM UNITS, AND ONE THREE-BEDROOM UNIT.BUILDING TYPES A, B, C & F ARE ALL MARKET-RATE UNITS. TYPE A INCLUDES ALL TWO-BEDROOM TOWNHOMES WITH FOUR UNITS, EACH WITH TWO-CAR GARAGES (3 TOTAL BUILDINGS). BUILDING TYPE B INCLUDES A TOTAL OF 24 UNITS COMPRISED OF 12 ONE-BEDROOM UNITS AND 12 STUDIO FLATS (FIVE TOTAL BUILDINGS). BUILDING TYPE C INCLUDES ALL TWO-BEDROOM FLATS WITH 21 UNITS TOTAL (THREE TOTAL BUILDINGS). TYPE F INCLUDES ALL TWO-BEDROOM TOWNHOMES WITH SIX UNITS, EACH WITH TWO-CAR GARAGES (6 TOTAL BUILDINGS).BUILDING TYPES D AND E ARE DESIGNED TO SUPPLY HOUSING UNITS TO MEET THE PROJECT’S AFFORDABLE AND INCLUSIONARY HOUSING REQUIREMENTS. BUILDING TYPE D WILL INCLUDE 20 TWO-BEDROOM UNITS AND BE AFFORDABLE TO MODERATE INCOME HOUSEHOLDS. BUILDING TYPE E CONTAINS 19 AFFORDABLE UNITS CONSISTING OF FIVE ONE-BEDROOM UNITS, NINE TWO-BEDROOM UNITS, AND ONE THREE-BEDROOM UNIT. SPECIFIC DETAILS REGARDING THE AFFORDABLE HOUSING PROPOSAL WILL CONTINUE TO BE NEGOTIATED WITH THE CITY THROUGH THE PROJECT REVIEW PROCESS.A KEY FEATURE OF THE PROJECT IS A CONTINUOUS TRAIL ALONG THE WESTERN SIDE OF THE SITE ADJACENT TO ACACIA CREEK. A CLUBHOUSE (BUILDING G) WITH POOL IS PROVIDED NEAR THE MAIN ENTRY TO THE SITE, WHICH IS ACCESSED VIA THE COMMON DRIVEWAY ON THE ADJACENT PROPERTY TO THE EAST FROM TANK FARM ROAD AT THE MIND-BODY STOPLIGHT. OTHER SITE AMENITIES INCLUDE A TOT LOT, COMMUNITY GARDEN, AND SEATING AREAS IN OPEN SPACES.SHEET INDEXA1 TITLE SHEETA2 EXISTING CONDITIONSA3 PROPOSED SITE PLAN A4 BUILDING A - FLOOR/UNIT PLANS - 2-BED TOWNHOMESA5 BUILDING A - ELEVATIONS- 2-BED TOWNHOMESA6 BUILDING B - FLOOR/UNIT PLANS - STUDIOS/1-BEDSA7 BUILDING B - ELEVATIONS - STUDIOS/1-BEDSA8 BUILDING C & D - FLOOR/UNIT PLANS - 2 BED FLATSA9 BUILDING C & D - ELEVATIONS- 2-BED FLATSA10 BUILDING E - FLOOR/UNIT PLANS - INCLUSIONARY A11 BUILDING E - ELEVATIONSA12 BUILDING F - FLOOR/UNIT PLANS - 2 BED TOWNHOMESA13 BUILDING F - ELEVATIONSA14 BUILDING G - CLUBHOUSE FLOOR PLANA15 BUILDING G - CLUBHOUSE ELEVATIONSA16 BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORA17 BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORA18 BUILDING H - COMMERCIAL ELEVATIONSA19 SITE SECTIONSA20 COLOR AND MATERIAL SCHEMESA21 CARPORT & BIKE PARKING DETAILSC22 CIVIL SITE PLANC23 PRELIMINARY GRADING PLANC24 PRELIMINARY STORMWATER PLANL25 LANDSCAPE SITE PLANL26 WATER CALCULATIONS AND SHADE STUDYL27 TREE PLANL28 TRASH ENCLOSUREL29 PROPOSED CIRCULATION PLANE30 SITE LIGHTING PHOTOMETRIC PLANE31 SITE LIGTING PLANPROJECT STATISTICSZONINGC-S ZONINGPARCEL SIZE:12.72 ACRES (554,080 SF)APN:053-421-005ALLOWABLE DENSITY:242.4 (BASED ON 10.1 ACRES)BUILDING TYPE BUILDING AREABUILDINGCOUNTTOTAL AREABUILDING A- TOWNHOMES4,592 SF 3 13,776 SFBUILDING B - STUDIOS & 1-BED19,464 SF 5 97,320 SFBUILDING C - 2-BED FLATS19,950 SF 2 39,900 SFBUILDING D - AFFORDABLE (MODERATE)19,000 SF 1 19,000 SFBUILDING E - INCLUSIONARY15,750 SF 1 15,750 SFBUILDING F - TOWNHOUSE6,888 SF 6 41,328 SFBUILDING G - CLUBHOUSE4,325 SF 1 4,325 SFBUILDING H - COMMERCIAL17,500 SF 1 17,500 SFTOTAL 20 248,899 SFLANDSCAPE AREA(EXCLUDING SETBACK AREAS)93,623 SFLANDSCAPE AREA(IN SETBACKS)58,683 SFTOTAL LANDSCAPING152,306 SFMAX. ALLOWED HEIGHT:35’-0”MAX. PROPOSED HEIGHT:34’-9”OCCUPANCY TYPES & AREA:RESIDENTIAL227,074 SFUNIT TYPE D.U. CALC. DENSITY UNITS(60) STUDIOS .5 30 DU(69) 1-BED .66 46 DU(71) 2-BED FLATS 1 71 DU(48) 2-BED TOWNHOMES 148 DU(1) 3-BED 1.51.5 DUTOTAL196.5 DUGENERAL RETAIL17,500 SFVICINITY MAPPARKINGAUTO PARKINGCALCULATIONS(PER MUNICIPAL CODE, SECTION 17.72.040)SPACE COUNTPARKING REQUIRED:RESIDENTIAL60 1 SPACE / STUDIO6060 1 SPACE / 1-BED60110 1.5 SPACES / 2-BED16519 1 SPACE / AFFORDABLE19GUEST1/5 DU46GENERAL RETAIL1 SPACE / 300 SF58TOTAL REQUIRED PARKING: 408PARKING PROVIDED:SURFACE PARKING329GARAGE PARKING2 / TOWNHOME96TOTAL: 425EV READY PARKING:RESIDENTIALTOTAL PARKING REQ’D 350EVCS = 336 X 10%35GENERAL RETAILTOTAL PARKING REQ’D58EVCS = 58 X 10%6TOTAL EVCS REQ’D: 41EV CAPABLE PARKING:RESIDENTIALTOTAL PARKING REQ’D 350EVCS = 336 X 50%175GENERAL RETAILTOTAL PARKING REQ’D58EVCS = 58 X 25%15TOTAL EV CAPABLE REQ’D: 190MOTORCYCLE PARKINGCALCULATIONSPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 20PARKING PROVIDED:20BICYCLE PARKINGRESIDENTIALPARKING REQUIRED:PER SLO MUNICIPAL CODE:2 / UNIT 4601/ AFFORDABLE UNIT 19PROVIDED:IN UNIT BIKE STORAGE 479GUEST:1 / 5 UNITS (230 UNITS) 46PROVIDED:525REFER TO SHEET A19 FOR PROPOSED BIKE PARKING COMMERCIALPARKING REQUIRED:1 / 1,500 SF 12SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 10LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 3TOTAL PROVIDED:13BUILDING AREA SUMMARYBUILDING A - 2 BED TOWNHOMES2-BED TOWNHOME 4 UNITS (~1,616 SF EACH)GROUND FLOOR 1,531 SFSECOND FLOOR 1,531 SFTHIRD FLOOR 1,530 SFTOTAL 4,592 SFBUILDING B - STUDIOS & 1-BEDSSTUDIO 12 UNITS (~426 SF EACH)1-BEDROOM 12 UNITS (~630 SF EACH)GROUND FLOOR 6,488 SFSECOND FLOOR 6,488 SFTHIRD FLOOR 6,488 SFTOTAL 19,464 SFBUILDING C - 2-BED FLATS2-BEDROOM 21 UNITS (~890 SF EACH)GROUND FLOOR 6,650 SFSECOND FLOOR 6,650 SFTHIRD FLOOR 6,650 SFTOTAL 19,950 SFBUILDING D - 2 - BED FLATS (AFFORDABLE)2-BEDROOM 20 UNITS (~890 SF EACH)GROUND FLOOR 6,650 SFSECOND FLOOR 6,650 SFTHIRD FLOOR 5,700 SFTOTAL 19,000 SFBUILDING E - 1 & 2 - BED FLATS (INCLUSIONARY & AFFORDABLE)1-BEDROOM 9 UNITS (~630 SF EACH)2-BEDROOM 9 UNITS (~890 SF EACH)3-BEDROOM 1 UNIT (~1,210 SF EACH)GROUND FLOOR 5,250 SFSECOND FLOOR 5,250 SFTHIRD FLOOR 5,250 SFTOTAL 15,750 SFBUILDING F - 2 BED TOWNHOMES2-BEDTOWNHOME 6 UNITS (~1,616 SF EACH)GROUND FLOOR 2,296 SFSECOND FLOOR 2,296 SFTHIRD FLOOR 2,296 SFTOTAL 6,888 SFBUILDING G - CLUBHOUSEGROUND FLOOR4,325 SFBUILDING H - COMMERCIAL BUILDINGGROUND FLOOR8,750 SFSECOND FLOOR8,750 SFPROJECT STATISTICSCLUBHOUSE4,325 SFCONSTRUCTION TYPERESIDENTIAL:V-A & V-BCOMMERCIAL & REC BLDG:V-BNOTE: ALL BUILDING EXTERIOIR CONSTRUCTION METHODS AND MAERIALS SHALL COMPLY WITH CBC CH. 7A (WILDLAND URBAN INTERFACE)ATTACHMENT 1Item 2Packet Page 12
650 TANK FARM MIXED-USEA20439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)EXISTING CONDITIONSATTACHMENT 1Item 2Packet Page 13
TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE1TYPE1650 TANK FARM MIXED-USEA30439-02-LP1811 JUNE 20201” = 40’=0” (24X36 SHEET)02040 80PROPOSED SITE PLAN FCBAFAFFAFFCDGABCDEFHBBBBSITE PLAN1" = 40’ (24 X 36 SHEET)1BUILDING A - TOWNHOMESLEGENDBUILDING B - 1 BEDROOM AND STUDIO FLATSBUILDING C - 2 BEDROOM FLATSBUILDING D - AFFORDABLE HOUSINGBUILDING E - INCLUSIONARY & AFFORDABLE HOUSINGBUILDING F - TOWNHOMESGH91011BUILDING G - CLUBHOUSEBUILDING H - COMMERCIAL BUILDINGCOMMERCIAL TRASH ENCLOSURERESIDENTIAL TRASH ENCLOSUREPROJECT MONUMENT SIGN1011TANK FA
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D10109101010101010732 12CLUBHOUSE POOL121314151617PROPERTY LINEPROPOSED RIGHT OF WAYPROPOSED 7’ PUBLIC SIDEWALKTYPICAL DOUBLE LOADED PARKING: 60.1’ BAY WIDTH WITH 8.6’ WIDE STALLS15” FRONT SETBACK18SECONDARY ACCESS “RIGHT IN, RIGHT OUT”19FUTURE EVACUATION/BIKE/PEDESTRIAN CONNECTION TO ADJACENT PROJECTORCUTT CREEK1313131315181616ACACIACREEKACACIACREEK14171420SPECIAL PAVER TREATMENT201921TYPICAL SINGLE LOADED PARKING: 43.3’ BAY WIDTH WITH 8.6’ WIDE STALLS212121222212’ PUBLIC UTILITY EASMENT23243223SHORT TERM COMMERCIAL BIKE PARKING. REFER TO SHEET A2124COMMERCIAL ENTRY PLAZA WITH DINING TABLES FOR EMPLOYEE AND VISITOR USE2325CONCRETE, PEDESTRIAN PATH WITH ACCESS TO DAMON-GARCIA SPORTS FIELDS26EDGE OF RIPARIAN SETBACK. REFER TO CIVIL27TOP OF BANK. REFER TO CIVIL28POTENTIAL CARPORT25262727282828282828282828282827292929TOP OF BANK. REFER TO CIVIL3035’ CREEK SETBACK. REFER TO CIVILE292930303120’ CREEK SETBACK. REFER TO CIVIL31313235’’ RIPARIAN SETBACK. REFER TO CIVIL23SHORT TERM BIKE PARKING.REFER TO SHEET A21 FOR ADDITIONAL INFORMATIONSSRRATYPE1ATTACHMENT 1Item 2Packet Page 14
4' - 10 1/2"25' - 0"11 7/8"GARAGEENTRYENTRYGARAGEPORCHPORCHPORCHPORCHFIRE RISER ROOMLONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGE25' - 0"??BED 210'-1" x 10'-0"BED 111'-4" x 13'-9"BATH 2HALLWICBATH 1W/DSTORAGELIVINGPDRHALL650 TANK FARM MIXED-USEA40439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING A - FLOOR/UNIT PLANS - 2-BED TOWNHOMESGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)3THIRD FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)5SECOND FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)4SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 1Item 2Packet Page 15
BUILDING A - ELEVATIONS- 2-BED TOWNHOMES650 TANK FARM MIXED-USEA50439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16FRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32” = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 1Item 2Packet Page 16
26' - 0 1/2"18' - 0"W/DLONG TERM BIKE STORAGE (VERTICAL)101' - 0"52' - 1"STUDIOSTUDIO1-BED1-BEDSTUDIOSTUDIO1-BED1-BEDFIRE RISER ROOMSTUDIOSTUDIO1-BED1-BEDSTUDIOSTUDIO52' - 1"1-BED1-BED101' - 0"26' - 4"25' - 9 3/4"W/D26' - 0 1/2"LONG TERM BIKE STORAGE650 TANK FARM MIXED-USEA60439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING B - FLOOR/UNIT PLANS - STUDIOS/1-BEDSGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2TYPICAL 1-BED UNIT PLAN - 672 SF1/4" = 1'-0" (24 X 36 SHEET)2TYPICAL STUDIO UNIT PLAN - 450 SF1/4" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 1Item 2Packet Page 17
650 TANK FARM MIXED-USEA70439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING B - ELEVATIONS - STUDIOS/1-BEDSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+34’-0” FFPROPOSED HEIGHT+35’-0” FFMAX HEIGHTATTACHMENT 1Item 2Packet Page 18
BED 112'-0" X 13'-0"BED 210'-0" X 11'-0"BATHBATHKITCHENLIVINGCOVERED PORCHLONG TERM BIKE STORAGE50' - 1"59 SFSTORAGEFOR RENT60 SFSTORAGEFOR RENT60 SFSTORAGEFOR RENT58 SFSTORAGEFOR RENT160' - 7"2-BED2-BED2-BED2-BED2-BEDWATER HEATERCLOSETFIRE RISER ROOM50' - 1"2-BED2-BED2-BED2-BED2-BED2-BED2-BEDSTORAGE STORAGESTORAGE160' - 2 1/4"650 TANK FARM MIXED-USEA80439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING C & D - FLOOR/UNIT PLANS - 2 BED FLATSGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2TYPICAL 2-BED UNIT PLAN - 950 SF1/4" = 1'-0" (24 X 36 SHEET)3ATTACHMENT 1Item 2Packet Page 19
650 TANK FARM MIXED-USEA90439-02-LP1811 JUNE 2020BUILDING C & D - ELEVATIONS- 2-BED FLATSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 1Item 2Packet Page 20
1-BED51' - 1"129' - 6 1/8"2-BED1-BED2-BED 2-BED1-BEDSTORAGEFIRE RISER ROOM51' - 3 3/4"135' - 4 7/8"2-BED2-BED1-BED1-BED2-BED1-BED3-BEDLIVINGKITCHENBEDCLOSETBATHW/DBALCONYLONG TERM BIKE STORAGE -VERTICALKITCHENLIVING BEDMASTERBATHBATHWALK INW/DBALCONYLONG TERM BIKE STORAGE -VERTICAL650 TANK FARM MIXED-USEA100439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING E - FLOOR/UNIT PLANS - INCLUSIONARY SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ONE-BEDROOM UNIT PLAN - 672 SF1/4" = 1'-0" (24 X 36 SHEET)3TWO-BEDROOM UNIT PLAN - 950 SF1/4" = 1'-0" (24 X 36 SHEET)4ATTACHMENT 1Item 2Packet Page 21
650 TANK FARM MIXED-USEA110439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING E - ELEVATIONSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 1Item 2Packet Page 22
5' - 4"24' - 6"1' - 9 1/2"GARAGEENTRYENTRYGARAGEPORCHPORCHPORCHFIRE RISER ROOMLONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGE154' - 1"27' - 1"GARAGEGARAGEGARAGEGARAGEPORCHPORCHPORCH??26' - 10 7/8"154' - 4"26' - 8 3/4"148' - 10 3/8"BED 210'-1" x 10'-0"BED 111'-4" x 13'-9"BATH 2HALLWICBATH 1W/DLIVINGPDRHALL650 TANK FARM MIXED-USEA120439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING F - FLOOR/UNIT PLANS - 2 BED TOWNHOMESGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)3THIRD FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)5SECOND FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)4SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 1Item 2Packet Page 23
650 TANK FARM MIXED-USEA130439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING F - ELEVATIONS+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32” = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4ATTACHMENT 1Item 2Packet Page 24
FIRE RISER ROOM650 TANK FARM MIXED-USEA140439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE FLOOR PLANGROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 1Item 2Packet Page 25
650 TANK FARM MIXED-USEA150439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE ELEVATIONSFRONT ELEVATION3/16” = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2REAR ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+14’-2” FFT.O. ROOF+22’-1” FFPROPOSED HEIGHT+35’-0” FFMAX HEIGHTATTACHMENT 1Item 2Packet Page 26
COMMERCIAL LEASESPACECOMMERCIAL LOBBYCOMMERCIAL LEASESPACEELEVATOR115'-2"48'-0"99' - 3"45' - 2"FIRE RISER ROOM650 TANK FARM MIXED-USEA160439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 1Item 2Packet Page 27
COMMERCIAL LEASESPACELOBBYELEVATORCOMMERCIAL LEASESPACE650 TANK FARM MIXED-USEA170439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORSECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 1Item 2Packet Page 28
650 TANK FARM MIXED-USEA180439-02-LP1811 JUNE 2020BUILDING H - COMMERCIAL ELEVATIONSFRONT ELEVATION1/8" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION1/16" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION1/16" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+34’-9” FFPROPOSED HEIGHT+35’-0” FFMAX PROPOSEDATTACHMENT 1Item 2Packet Page 29
650 TANK FARM MIXED-USEA190439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16SITE SECTIONSATTACHMENT 1Item 2Packet Page 30
650 TANK FARM MIXED-USEA200439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16COLOR AND MATERIAL SCHEMESFAABBCGDDEEFGFACIA BOARDPAINTED KELLY MOORE CATHEDRAL STONEPAINTED PLASTERKELLY MOORE OYSTER BAYPAINTED PLASTERKELLY MOORE ANCESTRAL WATERPAINTED PLASTERKELLY MOORE METAL CHIBRICKENDICOTT FACE BRICKDARK IRONSPOTSTONEEL DORADO CLIFFSTONE - WHITEBARKWINDOW TRIMPAINTED KELLY MOORE TITANIUM GRAYCOLOR SCHEME AABCDEFGFACIA BOARD & STONE TRIMPAINTED KELLY MOORE BROWN BEARPAINTED PLASTERKELLY MOORE WHITEST WHITEPAINTED PLASTERKELLY MOORE THUNDER CATPAINTED PLASTERKELLY MOORE FOSSILBRICKPACIFIC CLAY ROCKIES SERIES SALTILLOSTONEEL DORADO CLIFFSTONE - WHITEBARKWINDOW TRIMPAINTED KELLY MOORE PEBBLE BEACHCOLOR SCHEME BCBUILDING B - FRONT ELEVATION (SHOWN IN COLOR SCHEME B)3/16” = 1'-0" (24 X 36 SHEET)1BRICK TRIMPAINTED KELLY MOORE CATHEDRAL STONEBRICK & STONE TRIMPAINTED KELLY MOORE METAL CHIHHHATTACHMENT 1Item 2Packet Page 31
650 TANK FARM MIXED-USEA210439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16CARPORT & BIKE PARKING DETAILS123PROPOSED CARPORTN.T.S.1PHOTOVOLTAIC PANELLEGENDGALVANIZED STEEL CANTILEVER SUPPORT ARMGALVANIZED STEEL TRIM11234GALVANIZED STEEL COLUMN4METALGALVANIZED STEELMATERIALSSOLARPV PANELANGLE OF CARPORT ROOF TO BE DETERMINED BY BAJA CONSTRUCTION TO MAXIMISE SOLAR ORIANTATION.PROPOSED SHORT-TERM BIKE PARKINGN.T.S.2TYPE 1 BIKE RACK: 4-BIKE CAPACITYTYPE 2 BIKE RACK: 6-BIKE CAPACITYPROPOSED LONG-TERM BIKE PARKINGN.T.S.3TYPE 3 BIKE RACK: 2-BIKE CAPACITYTYPE1TYPE2TYPE 1 BIKE RACK (12) 4-BIKE 48 SPACESTYPE 2 BIKE RACK (2) 6-BIKE 12 SPACES60 TOTAL SHORT-TERM BIKE SPACESATTACHMENT 1Item 2Packet Page 32
PROPOSED 6'CONCRETEPEDESTRIAN PATH650 TANK FARM MIXED-USEC220439-02-LP1920 FEBRUARY 20201” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)CIVIL SITE PLANATTACHMENT 1Item 2Packet Page 33
650 TANK FARM MIXED-USEC230439-02-LP1920 FEBRUARY 2020PRELIMINARY GRADING PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 1Item 2Packet Page 34
650 TANK FARM MIXED-USEC240439-02-LP1920 FEBRUARY 2020PRELIMINARY STORMWATER PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 1Item 2Packet Page 35
TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACESTYPE 2 BIKE RACK (5) 3-BIKE 15 SPACES25 TOTAL BIKE SPACES650 TANK FARM MIXED-USEL250439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)LANDSCAPE SITE PLANPROPOSED CARPORTN.T.S.1ATTACHMENT 1Item 2Packet Page 36
A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TOMONITOR THE IRRIGATION WATER AND MANAGE DAILY WATERCONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACHHYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATEDON SEPARATE HYDROZONES, SO THAT ONCE ESTABLISHED, WATERCAN BE REGULATED IN A MORE EFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITHVEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATIONSYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATEMODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT | CA LICENSE NUMBER #6426IRRIGATION & PLANTING DESIGN CRITERIAAS WILL BE IRRIGATEDE ESTABLISHED, WATERANNER.ER IRRIGATION.ENED WITHWITH THE IRRIGATIONCEED THE STATENANCE(MWELO).26TERUB, AND GROUNDCOVER AREAE HYDROZONES, SO THAT ONCEULATED IN A MORE EFFICIENT MAG WILL RECEIVE DRIP OR BUBBLEGROUNDUTILITIES WILL BE SCREE.AT THIS PLANT PALETTE COUPLEDCRIBED ABOVE WILL MEET OR EXCER EFFICIENT LANDSCAPE ORDINCHITECT| CA LICENSE NUMBER #642ALL TREE, SHRON SEPARATCAN BE REGUALL PLANTINGALLABOVEGVEGETATIONICERTIFY THASYSTEM DESCMODEL WATExxJJAKE MINNICKLANDSCAPE ARWILL BE USED TOAGEDAILYWATERENTS FOR EACHSIGN CRITERIA'SMART CONTROLLER' WTIONWATERANDMANE MINIMUM REQUIREMEPLANTING DESSENSING,EIRRIGATON TO THE.ION & A WEATHER SMONITORTHCONSUMPTIOHYDROZONEIRRIGATMAXIMUM APPLIED WATER ALLOWANCE (MAWA):ESTIMATED TOTAL WATER USE (ETWU):SHADE STUDYEXISTING MATURE EUCALYPTUSSTAND TO REMAIN, TYP.EXISTING MATURE EUCALYPTUSSTAND TO REMAIN, TYP.TANK FARM ROADTANK FARM ROADSUMMER AT 9:00AMSUMMER AT 3:00PMTHIS STUDY ANALYZES THE APPROXIMATESHADE PATTERN CAST DURING THE SUMMERAT 9:00AM AND 3:00PM TO SHOW THEAVERAGE SHADING OF THE PARKING LOTAND DRIVE AISLES. ALL EXISTING ANDPROPOSED CONDITIONS WEREINCORPORATED INTO THIS STUDY FORACCURACY. THE RESULTS SHOW THAT ANAVERAGE OF 50% OF THE PARKING LOTAND DRIVE AISLES WILL BE SHADEDTHROUGHOUT THE DAY.650 TANK FARM MIXED-USEL260439-02-LP1811 JUNE 20201/8” = 1’-0” (24X36 SHEET)048 16WATER CALCULATIONS AND SHADE STUDYATTACHMENT 1Item 2Packet Page 37
109111223458761141315282927192620-25161718313034-3733323843-4546425853-5491-9352124TANK FARM RDRV STORAGE AREAMOBILE HOME,TYPICALRIPARIAN TREEDRIPLINE, TYPICAL.NOT PART OF THISSCOPETREE 161. LASTTAGGED TREETOP OF BANK,TYPICALEXISTING PALMTREE, TYPICALEXISTING TREE,TYPICALTOP OF BANK,TYPICAL1. ALL EXISTING TREE RELATED INFORMATION PER ARBORISTREPORT BY RRM DESIGN GROUP, DATED 10/08/2019.2. PROPOSED SITE PLAN INCLUDES REPLACEMENT TREEQUANTITIES EXCEEDING A 1:1 MITIGATION RATIO TO THETREES PROPOSED FOR REMOVAL.3. APPROXIMATELY 56% OF THE SPECIMENS INVENTORIEDARE LARGE SHRUBS, BUT HAVE BEEN CLASSIFIED AS TREESBASED ON THE CITY OF SAN LUIS OBISPO'S DEFINITION OFA TREE. SEE /,*867580/8&,'80 (GLOSSY PRIVET)SPECIMENS IN THE EXISTING TREE INVENTORY TABLE.4. ALL TREES LOCATED WITHIN THE PROJECT BIOLOGISTDESIGNATED RIPARIAN AREAS DEFINED IN THEBIOLOGICAL RESOURCE ASSESSMENT BY RINCONCONSULTANTS, DATED FEBRUARY 2018, ARE TO REMAIN.TREES LOCATED IN THE RIPARIAN AREAS ARE LOCATEDOUTSIDE OF THE DEVELOPMENT ENVELOPE FOR THISPROJECT AND HAVE BEEN EXCLUDED FROM THE SCOPEOF WORK.NOTESEXISTING SITE PLAN650 TANK FARM MIXED-USEL270439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)TREE PLANATTACHMENT 1Item 2Packet Page 38
SIDE ELEVATION - TRASH ENCLOSURENOTES:1. FINISHES OF CMU WALL, WOOD, ROOF, AND HARDWARE TOMATCH CORRESPONDING ARCHITECTURAL FINISHES.2. ENTRANCE TO SIDE ACCESS ENCLOSURE WILL OCCUR ONEITHER SIDE DEPENDING ON SITE LOCATION.FRONT ELEVATION - TRASH ENCLOSURESLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE6'-0"8'-0"10'-0"PRECAST CONCRETE CAPWOOD POSTCORRUGATEDMETAL ROOFCMU BLOCK WALL4 CU YD BINWOOD POSTCORRUGATEDMETAL ROOFPRECAST CONCRETE CAPCMU BLOCK BSPLIT-FACE BLOCK8x8x16 HALF-SCORE9'-1"6" ALL SIDESSTEEL GATE FRAMEBARREL HINGEWOOD PANELSCMU BLOCK APRECISION BLOCK8x8x16 STANDARD4 CU YD BINORGANICSORGANICS18'-5"10'-7"(2) DOUBLE SWING GATESROOF POST3'-5"PLAN VIEW - TRASH ENCLOSURE (SIDE ACCESS OPTION)CMU WALLROOF OUTLINEGATE POST6'-7"10'-7"(2) DOUBLE SWING GATESROOF POSTCMU WALLROOF OUTLINEGATE POST5'-4"6'-7"4 CU YD BIN4 CU YD BINPLAN VIEW - TRASH ENCLOSURE (REAR ACCESS OPTION)8'-0"650 TANK FARM MIXED-USEL280439-02-LP1811 JUNE 20201/2” = 1’-0” (24X36 SHEET)012 4TRASH ENCLOSUREATTACHMENT 1Item 2Packet Page 39
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dExistingEasementConnection to Damon-GarciaSports FieldsSesloc670 Tank FarmNeighboring DevelopmentBroad StreetMindBodyPEDESTRIAN AND BIKE CIRCULATIONPEDESTRIAN CIRCULATIONPROPOSED ROAD650 TANK FARM MIXED-USEL290439-02-LP1811 JUNE 2020PROPOSED CIRCULATION PLANATTACHMENT 1Item 2Packet Page 40
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DBUILDING E19 UNITSBUILDING C121 UNITSBUILDING D20 UNITSBUILDING C221 UNITSS6S6S6S6S6S6S1S1S1S1S6S4S6S3B@16'S1S1S1S1S1S1S6 S6S5@8'S3A@16'S6S2@16'S2@16'@16'S2@16'@16'@16'S2@16'S3B@16'S3B@16'S5@8'S3A@16'@16'@16'S3A@16'S3A@16'LEGENDLED PARKING POLE LIGHTLED BOLLARDLED POST TOPLED WALL LIGHT650 TANK FARM MIXED-USEE300439-02-LP1811 JUNE 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGHTING PHOTOMETRIC PLANATTACHMENT 1Item 2Packet Page 41
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S3AS3AS3AS3AS3BS3BS3BS3AS3AS3AS3S3AS3AS3AS3S3BS3BS3BS2S2S2S3AS2S2S3BS3BS3AS3BS4S4S4S4S4S5S5S5S5S5S5S5S5S6S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S5S5S5S5S5S5S5S5S5S6S6S5S6S6S6S6S5S5S5S6S6S5S5S5S5S5S5S1S6S1S5S1S1S1S1S1S1S1S1S6S6S6S6S6S1S1S6S6S6S6S6S6S6S6S6S6S6S6S6S6@16'@16'@16'@16'@16'@16'@16'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@8'@8'COMMERCIALBUILDING (UNDERSEPARATE PERMIT)CLUBHOUSE(UNDERSEPARATEPERMIT)BUILDING B224 UNITSBUILDING B324 UNITSBUILDING B124 UNITSBUILDING B524 UNITSBUILDING B424 UNITSBUILDING A14 UNITSBUILDING A24 UNITSBUILDING A34 UNITSBUILDING A44 UNITSBUILDING A54 UNITSBUILDING A124 UNITSBUILDING A114 UNITSBUILDING A104 UNITSBUILDING A74 UNITSBUILDING A84 UNITSBUILDING A94 UNITSBUILDING A64 UNITSTANK F
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DBUILDING E19 UNITSBUILDING C121 UNITSBUILDING D20 UNITSBUILDING C221 UNITSS6S6S6S6S6S6S1S1S1S1S6S4S6S3B@16'S1S1S1S1S1S1S6S6S5@8'S3A@16'S6S2@16'S2@16'@16'S2@16'@16'@16'S2@16'S3B@16'S3B@16'S5@8'S3A@16'@16'@16'S3A@16'S3A@16'LIGHTING SITE PLANSCALE: 1" = 50'-0"E0-1031LEGENDLIGHTING BRANCH CIRCUITGENERAL SITE PLAN NOTESA. TRENCHING AND BACKFILLING FOR ALL CONDUIT SYSTEMS SHALL BE THERESPONSIBILITY OF THE ELECTRICAL CONTRACTOR. ALL CONDUITSSHALL HAVE MINIMUM COVER REQUIREMENTS AS SPECIFIED IN CEC 300-5.MORE STRINGENT DEPTH REQUIREMENTS MAY BE IMPOSED BY UTILITYCOMPANY AND / OR THIS SPECIFICATION. JOINT TRENCHING MAY BEUTILIZED WHERE PRACTICABLE AND WERE PERMITTED BY THISSPECIFICATION.B. LOCATIONS OF EXISTING UNDERGROUND (UG) UTILITY SYSTEMS SHALL BEDETERMINED BY CALLING UNDERGROUND SERVICE ALERT (USA). WHENPLANNING UNDERGROUND WORK, AND BEFORE YOU DIG, CONTACTUNDERGROUND SERVICE ALERT (USA) AT LEAST 48 HOURS PRIOR TOEXCAVATION (WEEKENDS EXCLUDED) FOR THE LOCATION OFUNDERGROUND GAS AND ELECTRIC LINES OR EQUIPMENT.C. MAINTAIN REQUIRED CLEARANCES FROM ALL SANITARY SEWER, WATERAND STORM DRAIN PIPING. REFER TO CIVIL PLANS FOR EXACTLOCATIONS AND DEPTHS OF PIPING.D. LIGHTING CONTROL WILL HAVE AUTOMATIC SCHEDULING CONTROLS PER2019 BUILDING ENERGY EFFIECIENCY STANDARDS SECTION 130.2 TOMEET THE FOLLOWING:1. AUTOMATIC SCHEDULING CONTROLS SHALL BE CAPABLE TOREDUCING THE OUTDOOR LIGHTING POWER BY AT LEAST 50PERCENT AND NOT MORE THAN 90 PERCENT, AND SEPARATELYCAPABLE OF TURNING THE LIGHT OFF, DURING SCHEDULE PERIODS.2. AUTOMATIC SCHEDULING CONTROLS SHALL ALLOW SCHEDULING OFA MINIMUM OF TWO NIGHTTIME PERIODS WITH INDEPENDENTLIGHTING LEVELS, AND MAY INCLUDE AN OVERRIDE FUNTION THATTURNS LIGHTING ON DURING ITS SCHEDULE DIM OR OFF STATE FORNO MORE THAN TWO HOURS WHEN AN OVERRIDE IS INITIATED.LED PARKING POLE LIGHTLED BOLLARDLED POST TOPLIGHTING FIXTURE SCHEDULETYPE ILLUSTRATIONMANUFACTURERCATALOG NO.VOLTAGEMAXVALAMPING MOUNTING DESCRIPTIONS1LITHONIA WDGE1 LED P2 30K80CRI VFMVOLT 15LED3000KWALLWALL LIGHTVISUAL COMFORT FORWARDOPTICS2LUMINIS MA21 L1W30R1 R3 MVOLT 38.3LED3000KPOLE, 6"CONCRETEBASE16' OVERALL POST TOP LIGHT,WITH 15'-6" POLETYPE 3 DISTRIBUTIONS3ALUMINISMA10 L1W30R1 R4BLCMVOLT38.3 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 4 DISTRIBUTIONS3BLUMINISMA10 L2W30R1 R4BLC -MSDMVOLT75 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 4 DISTRIBUTIONWITH BACK LIGHT CONTROL,"BLC" AND MOTION SENSORS4LUMINSMA10 L1W30R1 R2BLCMVOLT34 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 2 DISTRIBUTIONWITH BACK LIGHT CONTROL,"BLC"S5LUMINIS EC800 L1W18 R3 MVOLT22.2 LED3000KPOLE, 6"CONCRETEBASE8' OVERALL POST TOP WITH7'-6" POLE, TYPE 3DISTRIBUTIONS6LUMINISMA30 L1W12 R2MVOLT12.5 LED3000KCONCRETEBASELED BOLLARDA. ILLUSTRATIONS AND/OR DIMENSIONS AREAPPROXIMATIONS ONLY INTENDED TO REPRESENT BASICFIXTURE TYPE; DO NOT USE AS EXACT INFORMATIONSOURCE. REFER TO MANUFACTURER CUT SHEETS.B. EXACT LOCATIONS: BEFORE CONSTRUCTION, VERIFYWITH ARCHITECT EXACT LOCATIONS AND MOUNTINGHEIGHTS OF ALL LIGHT FIXTURES. SEE ARCHITECTURALREFLECTED CEILING PLANS AND ELEVATIONS ASAPPLICABLE.C. FIXTURE BRANCH CIRCUIT THROUGH-WIRING: VERIFYAND COMPLY WITH FIXTURE MANUFACTURERRESTRICTIONS AS DETERMINED BY UL. & NEC.D. FINAL PLACEMENT AND AIMING OF EXTERIORADJUSTABLE FLOOD OR SPOT FIXTURES SHALL BEDETERMINED AFTER DARK WITH OWNER OR ARCHITECTPRESENT. PREARRANGE TIME AND PROVIDETEMPORARY POWER AS REQUIRED.E. PROVIDE IN-GRADE UPLIGHTS WITH SURROUNDINGSLEEVE AND CRUSHED ROCK FOR PROPER WATERDRAINAGE AS RECOMMENDED BY MANUFACTURER.FIXTURES SHALL BE SEALED (HOT) PERMANUFACTURER'S REQUIREMENTS TO MINIMIZECONDENSATE IN FIXTURE.LIGHTING FIXTURESCHEDULE NOTESLED WALL LIGHTNOTE:FOR CLARIFICATION, SOME REQUIREDHOME RUNS HAVE NOT BEEN SHOWN.FIXTURE TYPELIGHTING PLAN / CIRCUITING LEGEND HP2A-1PANEL DESIGNATION- PROVIDE ALL BRANCH CIRCUIT WIRING FROM FIXTURES TO PANELS ASDESCRIBED BY CIRCUIT NUMBERS SHOWN.- PROVIDE ALL WIRING BETWEEN FIXTURES AND CONTROL DEVICES ASDESCRIBED IN REFERENCE NOTES AND/OR SHOWN BY SWITCHLEGDESIGNATIONS.- CONDUITS SHALL BE MINIMUM 3/4"C., MAX OF (3) BRANCH CIRCUITS PERCONDUIT. REFER TO PANEL SCHEDULES FOR WIRE SIZE- EXTEND 0-10V DIMMING FOR ALL EXTERIOR/SITE LIGHTING FIXTURES.CIRCUIT NUMBERS4650 TANK FARM MIXED-USEE310439-02-LP1811 JUNE 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGTING PLANATTACHMENT 1Item 2Packet Page 42
Packet Page 43
ATTACHMENT 2 - LIGHTING DETAILS
Lighting Detail 1
- wall mounted
- 8 foot height
Lighting Detail 2
- pole mounted
- 16 foot height
Lighting Detail 3
- pole mounted
- 16 foot height
Item 2
Packet Page 44
Lighting Detail 4
- pole mounted
- 8 foot height
Lighting Detail 5
- bollard style
- 31/2 foot height
Item 2
Packet Page 45
650 Tank Farm Road
ARCH-0755-2019
Review of the 650 Tank Farm Road –
Mixed Use Project
August 17, 2020
Applicant: Agera Grove Investments, LLC
Representative: RRM Design Group
Requested Feedback from ARC
◼Review the Project for Consistency with the Airport
Area Specific Plan Design Guidelines, Community
Design Guidelines, and other City standards
◼Provide Comments and Recommendations to the
Planning Commission
2
Project Location
3
Project
Site
Tank Farm Road
Tank Farm Road
Airport Area Specific
Plan area
C-S-SP
Project Description
◼12.75-acre site; part of approved AASP
◼Designated and zoned C-S (Service Commercial)
under AASP
◼Currently mobile homes and RV storage
◼Surrounding Uses
◼East: Orcutt Creek, parking for Damon-Garcia Sports
Fields, and the SESLOC Federal Credit Union
◼West: Acacia Creek, gravel parking area
◼North: Damon-Garcia Sports Fields
◼South: Tank Farm Road
4
Project Site Plan
5
Project Rendering
6
Building Elevations –2-Bed Townhomes (A)
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Building Elevations –Studios/1-Bed (B)
8
Building Elevations –2-Bed Flats (C & D)
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Building Elevations –1 & 2-Bed Flats (E)
10
Building Elevations –2-Bed Townhomes (F)
11
Building Elevations –Clubhouse (G)
12
Building Elevations –Commercial (H)
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Consistency with City Regulations
◼AASP is consistent with General Plan; therefore,
project consistency with AASP is the benchmark
◼Chapter 5 of AASP –Community Design
◼Goal 5.9. Architectural Character
◼Goal 5.10. Scale and Massing
◼Goal 5.1.1 Building Heights
◼Goal 5.12. Architectural Façade and Treatment
◼Goal 5.14. Materials and Colors
◼Goal 5.19 Lighting
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Consistency with City Regulations
◼Building height, setbacks, and number of affordable
units are consistent with C-S zone of the AASP
◼No signage proposed at this time
◼Materials and colors appear consistent with AASP
15
Consistency with City Regulations
◼Staff report correction –parking
16
Site Details Proposed Allowed/Required*
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
438
41 EV Ready; 190 EV Capable
60 short-term/guest plus 479 in-unit
20
430 408
44 41 EV Ready; 215 190 EV Capable
537
22 20
Discussion Items
◼Key Issues for Discussion
◼Is design consistent with AASP requirements?
◼Are materials and colors appropriate?
◼Is lighting appropriate?
◼Do the structures provide enough articulation?
◼Are there other design features that would
improve the project?
17
Recommendation/Next Steps
◼If ARC recommends approval to the Planning
Commission, this could be done with or without
conditions or further guidance
◼Planning Commission to consider project approval
based on ARC recommendations
18
Next Steps
Comments and Questions
19
Project Description
◼Mixed-Use Development
◼17,500 square-feet commercial
◼249 residential units
◼Overall 0.57 FAR
◼Building Height up to 36 feet
◼27.5% site landscaping
◼Parking
◼438 automobile spaces
◼20 motorcycle spaces
◼539 bicycle spaces
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Design Details
◼Contemporary architecture
◼Four-sided articulation
◼Outdoor seating areas, pool, and clubhouse
◼Tot lot, community garden, seating areas
◼Landscaped pedestrian pathways
◼Decorative paving and landscaping
◼Screened trash enclosures
◼Decorative lighting
21
Materials and Colors
◼Fine sand stucco
◼Brick and stone veneers
◼Metal railings
◼Two color schemes
◼Neutral earth tone colors complimentary to stone
and brick veneer
22
650 TANK FARM RD
ARCHITECTURAL REVIEW
PRESENTATION
Pam Ricci and Scott Martin
Presented by:
▪Project has been in City review process for 4.5 years
▪Entitlements received: General Plan Amendment &
Rezoning, Conversion Impact Report, IS/MND, & ALUC
finding of consistency with the ALUP
▪Goal tonight –recommendation that development plan
complies with the Community Design Guidelines
SITUATION & PROJECT HISTORY
Site plan
Focused on amenities –Central green spine and surrounding open space
PROJECT
CONTEXT
▪Adjacent Uses
▪Tank Farm frontage
▪Current Developments
▪Future Development
ARCHITECTURAL CONTEXT
A Special place in SLO
COMMERCIAL BUILDING
Tank Farm frontage
TOWNHOME DESIGN
APARTMENT DESIGN
STUDIOS AND 1BED
APARTMENT DESIGN
1 and 2 BED UNITS
APARTMENT DESIGN
2 BED UNITS
CLUBHOUSE
Aminity rich development, clubhouse at center
CLUBHOUSE
Amenity rich development, clubhouse at center
AMENITIES
Heavy focus on people space
COLOR AND MATERIALS