HomeMy WebLinkAboutItem 1 - ARCH-0227-2020 (1150 Laurel)Meeting Date: September 21, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of a remodel to an existing warehouse and office structure. The project
site is located at 1150 Laurel Lane within the Manufacturing (M) zone. The mixed-use project consists
of 100 new residential units within an existing structure. The existing structure will also provide 34,408
square feet of office space, 78,825 square feet of warehouse space, and the existing restaurant (Bang
the Drum) that is 4,200 square feet. Project includes exterior improvements to the existing structure
and a Sign Program to address the size and number of signs for various tenant spaces (Attachment 1,
Project Plans).
The project was recently approved to subdivide the existing 17.04-acre property into four separate
parcels on June 8, 2020 (SBDV-0081-2020). The subject development project has been proposed on
the largest remaining 10-acre parcel which contains the existing warehouse structure (Parcel 1).
General Location: The project site is located on an
existing 17.04-acre lot with direct access off of Laurel
Lane. The property is a downward sloping lot from east
to west, with an average cross slope of less than 3%.
Present Use: Warehousing
Zoning: Manufacturing (M-MU) with Mixed-Use
Overlay.
General Plan: Service Commercial
Surrounding Uses:
East: Multi-Unit Dwellings
West: Union Pacific Railroad
North: Bus Depot
South: Offices
2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: Flat roof system with solar panels, new paint, balconies, new residential entries, new
windows, new metal awnings, new signage, and the existing trellises
Materials: CMU wainscot, concrete panels, new stucco, new and existing corrugated metal
Colors: Primary grey and black, dark-red accent color, and black window frames and other site features
FROM: Shawna Scott, Senior Planner
PROJECT ADDRESS: 1150 Laurel Lane FILE NUMBER: ARCH-0227-2020
APPLICANT: Laurel Creek, LLC REPRESENTATIVE: Thom Jess, Architect
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0227-2020 & USE-0228-2020
1150 Laurel Lane
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3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide direction and
recommendations to the Community Development Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has not identified any discussion items or concerns related to consistency
with CDG Chapters 2 (General Design Principles), and Chapter 3.3 (Industrial Project Design). Staff has
identified the discussion item below related to consistency with the Sign Regulations 15.40.485 (Sign
Programs).
Highlighted Sections Discussion Items
Sign Regulations
§ 15.40.485 Sign Programs
Sign programs are required for new mixed-use projects in order to
establish ongoing sign requirements and to ensure the signage is
complementary and compatible with the development and surrounding
neighborhood or commercial district1. The ARC should discuss whether
the requested sign program for the eighteen signs with a total area of
1,351 sq. ft. (Project Plans Sheet A2.5 and A2.6) results in signage that
is compatible with the development, complementary to project
architecture, and coordinated among tenant spaces for consistency and
superior design. Staff recommends specific attention on the size,
placement, and proportion for Sign 1.
1 Sign Regulations §15.40.485. Sign Programs. … Sign programs create a coordinated set of standards for signs on properties
with multiple buildings or tenants and establish uniform sign design elements such as size, color, materials, lighting, and
placement on the property... Sign programs may supersede sections of these sign regulations (Sections 15.40.460 and
15.40.470). The purpose of sign programs is to provide for project specific designs and sign accommodations that take
into account compatible and appropriate signage which can be reviewed concurrently with the review of building designs
and site layout... In order to approve a sign program, the Community Development Director shall make findings that the
sign program results in signage that is compatible with the development, complementary to project architecture, and
coordinated among tenant spaces for consistency and superior design....
Figure 2: Renderings of project design from interior parking lots
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ARCH-0227-2020 & USE-0228-2020
1150 Laurel Lane
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5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks +150 feet 10 feet
Creek Setback +100 feet 20 feet
Maximum Height of Structures 33 feet 35 feet
Density 57.74 232.8
Affordable Housing 1 Unit 1 Unit
Building Coverage 35% 75%
Floor Area Ratio (FAR) 0.5 1.5
Signage**
Number of Wall Signs
Area of a Wall Sign
Maximum Cumulative Area
Maximum Height
1 per wall face per tenant
103-248 SF (Signs 1-5, 9, & 16)
1,351 SF
Highest point on Second Story
1 per wall face per tenant
100 SF
200 SF
Highest point on Second Story
Total # Parking Spaces
Bicycle Parking
Motorcycle Parking
448
254
23
367
254
19
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
section 15301 (Existing Facilities)
*2019 Zoning Regulations
**2019 Sign Regulations
6.0 ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). 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.
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.
6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending
inconsistency of the application should include recommended findings that cite the basis
for denial and should reference inconsistency with the General Plan, CDG, Zoning
Regulations or other policy documents.
7.0 ATTACHMENTS
7.1 Project Plans
Item 1
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DateScaleSheet24x36:11x17:Project #A0.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401NTSNTSA20048COVER SHEETLAUREL CREEK1150 LAUREL LANESAN LUIS OBISPO, CALIFORNIAItem 1Packet Page 4
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DateJULY 22, 2020SheetScaleA1.11" = 50' @ 11x171" = 25' @ 24x36SITE LOCATIONNORTHItem 1Packet Page 6
DateJULY 22, 2020SheetScaleA1.21" = 50' @ 11x171" = 25' @ 24x36ZONINGPROJECTNORTHACTUALNORTHZONINGM-MUMANUFACTURING - MIXED USE OVERLAYO-SOFFICE - SPECIAL CONSIDERATIONItem 1Packet Page 7
DateJULY 22, 2020SheetScaleA1.31" = 50' @ 11x171" = 25' @ 24x36SITE LAYOUT AND PROJECT DESIGN STANDARDS:1.LOCATION OF UNITS:GROUND FLOOR LIMITATIONS: RESIDENTIAL UNITS ON THE GROUND FLOOR ENHANCES THE PEDESTRIANENVIRONMENT AND CREATES A SENSE OF PLACENOISE: RESIDENTIAL UNITS ARE LOCATED AROUND THE PERIMETER OF THE WAREHOUSE STORAGE ANDSEPARATED FROM THE WAREHOUSE BY A CORRIDOR WITH A STC RATING OF 50. REFER TO THE NOISE STUDYINCLUDED FOR MORE INFORMATION.2.MECHANICAL SERVICE AND LOADING AREAS: THE LOADING DOCKS ARE SCREENED FROM RESIDENTIALVIEW WITH TALL HEDGES AND OTHER LANDSCAPE FEATURES.3.TRASH AND RECYCLING AREAS: TRASH ENCLOSURES WERE PLACED AROUND THE SITE IN LOCATIONS THATARE BOTH CONVENIENT TO THE RESIDENTIAL AND NONRESIDENTIAL USES. THE TRASH ENCLOSURES AREDESIGNED WITH A SOLID ROOF STRUCTURE SO SECOND FLOOR RESIDENTIAL WILL NOT LOOK DOWN ON THETRASH ENCLOSURES.4.LIMITATIONS ON USE:A. NO VEHICLE OR EQUIPMENT REPAIR IS PROPOSED WITHIN THE WAREHOUSEB. NO STORAGE OF FLAMMABLE LIQUIDS OR HAZARDOUS MATERIALS BEYOND THAT NORMALLY ASSOCIATED WITH A RESIDENTIAL USE IS PROPOSED WITHIN THE WAREHOUSE.C. NO MANUFACTURING OR INDUSTRIAL ACTIVITIES, INCLUDING BUT NOT LIMITED TO WELDING, MACHINING, OR ANY OPEN FLAME WORK IS PROPOSED WITHIN THE WAREHOUSE.D. NO USE THAT IS DETERMINED BY THE REVIEW AUTHORITY, TO BE INCOMPATIBLE WITH RESIDENTIALACTIVITIES AND/OR TO HAVE THE POSSIBILITY OF AFFECTING THE HEALTH OR SAFETY OF MIXED-USEDEVELOPMENT RESIDENTS DUE TO THE POTENTIAL FOR THE USE OF DUST, GLARE, HEAT, NOISE, NOXIOUSGASES, ODOR, SMOKE, TRAFFIC, VIBRATION, OR OTHER IMPACTS, OR WOULD BE HAZARDOUS BECAUSE OF MATERIALS, PROCESSES, PRODUCTS, OR WASTE TO BE PROPOSED WITHIN THE WAREHOUSE.DESIGN STANDARDS:1. THE INTERNAL COMPATIBILITY BETWEEN THE DIFFERENT USES IN TERMS OF NOISE, HOURS OF OPERATION,VEHICLE AND PEDESTRIAN CIRCULATION, ACCESS, USE OF OPEN SPACE, AND SIMILAR OPERATINGCHARACTERISTICS IS DEMONSTRATED IN THE FOLLOWING AREAS:- NOISE: SEE SEPARATE NOISE STUDY- HOURS OF OPERATION: REFER TO A1.0 FOR EXISTING BANG THE DRUM HOURS OF OPERATION. THETRUCKS AT THE LOADING DOCKS WILL COMPLY WITH CITY AND STATE CODES.- VEHICLE AND PEDESTRIAN CIRCULATION: REFER TO A2.1 AND A2.2- ACCESS: REFER TO A2.1 AND A2.2 FOR SITE ACCESS AND A3.1 FOR FIRST FLOOR PLAN- USE OF OPEN SPACE: SEE L-1 FOR LANDSCAPE PLAN SHOWING OPEN SPACE AND PROPOSED LANDSCAPE PLAN AND THE PROJECT RENDERINGS.2. THE WAREHOUSE AND RESIDENTIAL USES ARE SEPARATE AND DO NOT COMINGLE.- NOISE: SEE SEPARATE NOISE STUDY- ODORS: THERE ARE NO STRONG ODORS PRODUCED BY THE WAREHOUSE AND ALL TRASH FOR BOTHTHE WAREHOUSE, AND RESIDENTIAL ARE LOCATED IN DESIGNATED TRASH ENCLOSURES THROUGHOUTTHE SITE. THESE ENCLOSURES ARE SCREENED ON ALL SIDES WITH A CMU WALL AND A SOLID ROOF ISPROVIDED.- GLARE: HOURS OF OPERATION FOR THE LOADING DOCKS WILL COMPLY WITH CITY OF SAN LUISOBISPO ZONING REGULATIONS, SO THERE WILL BE NO CONCERN OF GLARE FROM THE LOADINGDOCKS TO THE RESIDENCES. ON THE FIRST FLOOR, THERE ARE LANDSCAPE BUFFERS BETWEEN THELOADING DOCKS AND THE RESIDENCES FOR VISUAL SCREENING.3. THE PROJECT IS LOCATED ADJACENT TO THE RAILROAD AND EXISTING TREES WILL REMAIN TO SCREEN NOISEFROM THE TRAIN. REFER TO THE EXTERIOR NOISE STUDY INCLUDED, WHICH SHOWS THAT THE BUILDINGSEXTERIOR WALL WORST CASE NOISE LEVEL IS 58 dBA. THIS EXTERIOR LEVEL WITH TYPICAL CONSTRUCTION ISSUFFICIENT TO PROVIDE INTERIOR NOISE LEVELS LESS THAN 45 dBA, THAT WILL NOT EXCEED THE STATE ANDLOCAL REQUIREMENTS FOR HABITABLE SPACES.4. THE RESIDENTIAL UNITS AROUND THE PERIMETER OF THE BUILDING ARE RESIDENTIAL IN NATURE THROUGH THEUSE OF ELEMENTS SUCH AS THE FOLLOWING:- RESIDENTIAL AWNINGS AT SECOND FLOOR BALCONIES- PRIVATE BALCONIES AND PATIOS- PRIVATE UNIT ENTRIES OFF A COMMON RESIDENTIAL CORRIDORRESIDENTIAL UNITS HAVE PRIVACY FROM OTHER USES THROUGH THE FOLLOWING:- LANDSCAPE SCREENING ON THE EXTERIOR BETWEEN RESIDENTIAL AND WAREHOUSE LOADING AREAS- PRIVATE RESIDENTIAL CORRIDORS OFF A COMMON LOBBY5. PLAZAS ARE PROVIDED ALONG THE NORTHERN BUILDING FRONTAGE, BOTH FOR SEATING AND INCLUDING ABBQ AREA. ACROSS THE NORTHERN DRIVE AISLE IS AN EXISTING BASKETBALL COURT AND EXISTINGVOLLEYBALL COURTS. TO THE WEST, WE PROVIDE A CREEK WALK THAT CONNECTS THE NORTHERN AMENITIESTO THE EXISTING BREWERY AND OUTDOOR SEATING TO THE SOUTH. FROM SOUTH FACING COMMERCIAL,PEDESTRIAN WALKWAYS CONNECT THE COMMON LOBBIES, THE EXISTING OPEN SPACE WITH EXTENSIVE TREECOVER AND ACROSS TO THE EXISTING BIKE & PEDESTRIAN PATH ALONG THE RAILROAD, WHICH CONNECTSTO DOWNTOWN.6.- SCALE: THE WAREHOUSE APARTMENTS DO NOT EXCEED THE EXISTING WAREHOUSE BUILDING HEIGHT,BUT THE PROPOSED DESIGN WILL PROVIDE A RESIDENTIAL NEIGHBORHOOD FEEL ADJACENT TO EXISTING RESIDENTIAL.- BUILDING DESIGN: THE PROPOSED FACADE BREAKS UP THE ELEVATIONS INTO A RESIDENTIAL SCALETO CREATE A SENSE OF PLACE IN THE COMMUNITY.- COLOR AND MATERIALS: THE COLORS AND MATERIALS OF THE PROJECT ARE COMPATIBLE WITH THEADJACENT RAILROAD DISTRICT.- ROOF STYLE: THE ROOF STYLE MAINTAINS THE EXISTING PARAPET STYLE, BUT THE RESIDENTIAL MASSINGVARIES FOR ELEVATION INTEREST.- LIGHTING: THERE IS A VARIETY OF FACADE DOWN LIGHTING PROVIDED FOR BOTH SIGNAGE AND TOILLUMINATE THE PEDESTRIAN PATHS. ALL SITE LIGHTING WILL BE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.- LANDSCAPING: A VARIETY OF EXISTING AND PROPOSED DROUGHT TOLERANT LANDSCAPING ISPROVIDED ON SITE.- SIGNAGE: A VARIETY OF SIGNAGE IS PROVIDED FROM DOWN LIT PAINTED SIGNAGE TO HALO LITSIGNAGE. ALL SIGNAGE WILL BE ILLUMINATED FOR VISIBILITY AT NIGHT, BUT LIGHTING OF SIGNAGE WILLBE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.PERFORMANCE STANDARDS:1.LIGHTING: THERE IS A VARIETY OF FACADE DOWN LIGHTING PROVIDED FOR BOTH SIGNAGE AND TO ILLUMINATE THE PEDESTRIAN PATHS. ALL SITE LIGHTING WILL BE NIGHT SKY FRIENDLY AND STAY WITHIN THE SITE BOUNDARIES.2.NOISE: SEE SEPARATE NOISE STUDY LOOKING AT THE WAREHOUSE AND RESIDENTIAL UNITS.3. AIR QUALITY AND ODORS: THERE ARE NO STRONG ODORS PRODUCED BY THE WAREHOUSE AND ALL TRASHFOR BOTH THE WAREHOUSE, AND RESIDENTIAL ARE LOCATED IN DESIGNATED TRASH ENCLOSURESTHROUGHOUT THE SITE. THESE ENCLOSURES ARE SCREENED ON ALL SIDES WITH A CMU WALL AND A SOLIDROOF IS PROVIDED.4. HOURS OF OPERATION:- THE COMMERICAL COMPONENT OF THE MIXED-USE PROJECT WILL COMPLY WITH CITY OF SAN LUISOBISPO ZONING REGULATIONS, SO NOT TO NEGATIVELY IMPACT THE RESIDENTIAL USES WITHIN THEPROJECT.5. RESIDENTIAL NOISE NOTICE: RESIDENTIAL TENANTS OF THE MIXED-USE PROJECT SHALL BE NOTIFIED IN WRITINGBEFORE TAKING UP RESIDENCE THAT THEY WILL BE LIVING IN AN URBAN-TYPE ENVIRONMENT AND THAT THENOISE LEVELS MAY BE HIGHER THAN A STRICTLY RESIDENTIAL AREA.PEDESTRIAN ACCESS:1.INTERNAL CONNECTIONS: A SYSTEM OF PEDESTRIAN WALKWAYS CONNECT ALL BUILDINGS ON SITE AS WELLAS PARKING LOTS, BICYCLE PARKING AREAS, OPEN SPACES AND SITE AMENITIES.2. TO CIRCULATION NETWORK: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1TO THE EXISTING PEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE. THEPROPOSED PROJECT ALSO CONNECTS TO THE EXISTING PEDESTRIAN AND BIKE PATH ALONG THE RAILROAD,WHICH CONNECTS THE SITE TO SINSHEIMER PARK AND DOWNTOWN.3. TO ADJACENT AREAS: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1 TOTHE EXISTING PEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE. THEPROPOSED PROJECT ALSO CONNECTS TO THE EXISTING PEDESTRIAN AND BIKE PATH ALONG THE RAILROAD,WHICH CONNECTS THE SITE TO SINSHEIMER PARK AND DOWNTOWN.4. TO TRANSIT: THE PEDESTRIAN NETWORK ON SITE CONNECTS FROM THE PROPOSED PARCEL 1 TO THE EXISTINGPEDESTRIAN PATH AND OUT TO THE PUBLIC WAY ALONG THE LAUREL LANE FRONTAGE FOR THE TRANSITSTOP.5. INTERIOR PEDESTRIAN WALKWAY DESIGN:- WALKWAYS ARE A MINIMUM OF 6 FT AND CONSTRUCTED OF CONCRETE.- WHERE A REQUIRED WALKWAY CROSSES DRIVEWAYS AND PARKING AREAS, THE PEDESTRIAN PATHWILL BE STRIPED WITH DETECTABLE WARNINGS ON EITHER END. WHERE A REQUIRED WALKWAY CROSSES LOADING AREAS, THE PEDESTRIAN PATH WILL BE LINED WITH DETECTABLE WARNINGS.- WHERE A REQUIRED WALKWAY IS PARALLEL AND ADJACENT TO AN AUTO TRAVEL LANE, DETECTABLEWARNINGS WILL BE USED.OBJECTIVE DESIGN CRITERIA:1.BUILDING ORIENTATION AND ENTRANCES:- ORIENTATION: THE WAREHOUSE BUILDING IS EXISTING AND SIGNAGE AND AWNINGS ARE USED TODIRECT TRAFFIC TO BOTH THE COMMERCIAL AND RESIDENTIAL LOBBIES.- NONRESIDENTIAL ENTRANCES: THE COMMERCIAL LOBBY IS DEFINED ON THE SOUTH SIDE FACING THEMAIN PARKING AREA WITH A LARGE EXISTING FACADE ELEMENT AND PROPOSED HALO LIT SIGNAGE.- TRANSITIONAL SPACE AT RESIDENTIAL ENTRIES: THE RESIDENTIAL LOBBIES WILL PROVIDE SIGNAGE ANDA SENSE OF ENTRANCE FOR THE RESIDENCE. THE RESIDENCES ARE ACCESSED FROM AN INTERNALCORRIDOR, AND BALCONIES AND RAISED PATIOS CREATE AN URBAN RESIDENTIAL NEIGHBORHOOD.2.BUILDING ARTICULATION: ALL FOUR SIDES OF THE PROPOSED BUILDING WILL HAVE FACADE ARTICULATION INTHE WAY OF MASSING BREAKS, MATERIAL AND COLOR CHANGES. AWNINGS AND BALCONIES WILL BE USEDTO ALSO ADD INTEREST TO THE ELEVATIONS.MIXED-USE DEVELOPMENT COMPLIANCE PER ZONING REGULATION 17.70.130Item 1Packet Page 8
DateJULY 22, 2020SheetScaleA1.41" = 50' @ 11x171" = 25' @ 24x36SAN LUIS GARBAGE COMPANY - LETTER OF SERVICEItem 1Packet Page 9
LAUREL CREEK WAREHOUSE (PARCEL 1)0'50'100'25'EXISTING TRASH ENCLOSUREEXISTING LANSCAPING (NO CHANGES PROPOSED)EXISTING LOT NOT PART OF SCOPE (PARCEL 3)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2)PROPERTY LINELAUREL LNPROPERTY LINE20'-0" CREEK SETBACK(E) BASKETBALL COURT(E) VOLLEYBALL COURT(E) TRANSFORMER(E) CRUX NOT A PARTSEWER EASEMENTCREEKUNION PACIFIC RAILROAD(E) CONNECTION TO BIKE PATH(E) FIRE PUMP HOUSEDateScaleSheet24x36:11x17:Project #A2.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 50'-0"1" = 100'-0"A20048EXISTING SITE PLANPROJECT NORTHACTUAL NORTHEXISTING ARCHITECTURAL SITE PLANItem 1Packet Page 10
LAUREL CREEK WAREHOUSE (PARCEL 1)0'50'100'25'(N)TRASH ENCLOSURETRASH ENCLOSUREEXISTING TRASH ENCLOSURE(N)TRASH ENCLOSUREEXISTING LANSCAPING (NO CHANGES PROPOSED)PATIO CONNECTOREXISTING LOT NOT PART OF SCOPE (PARCEL 3)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2)PROPERTY LINELAUREL LNPROPERTY LINE20'-0" CREEK SETBACK(E) BASKETBALL COURT(E) VOLLEYBALL COURT(E) TRANSFORMER(E) CRUX NOT A PARTSEWER EASEMENTA2.32A2.32A2.32UNION PACIFIC RAILROADCREEKWALKWAY(E)(4) MOTORCYCLE PARKING(8) MOTORCYCLE PARKING(11) MOTORCYCLE PARKING(E) CONNECTION TO BIKE PATHBBQ AMENITY AREA(E) FIRE PUMP HOUSE(4)EV STATIONS(24)EV STATIONS(10)EV STATIONS(123)EV CAPABLE6'-0"(102)INTERIOR BIKE LONG TERM STORAGEDateScaleSheet24x36:11x17:Project #A2.107/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 50'-0"1" = 100'-0"A20048CONCEPTUAL SITE PLANPROJECT NORTHACTUAL NORTHOVERALL PROPOSED CAMPUS SITE PLANNOTE:CAMPUS SHARED PARKING W/ FUTURE RECORDED PARKING AGREEMENTSFUTURE PARKING AGREEMENT INCLUDED W/PARCEL MAPItem 1Packet Page 11
1A5.31A5.11A5.51A5.7LAUREL CREEK WAREHOUSE 0'40'80'20'TRASH ENCLOSURETRASH ENCLOSURETRASH ENCLOSUREEXISTING LANSCAPING (NO CHANGES PROPOSED)PATIO CONNECTORLAUREL LNPROPERTY LINE21 BIKE LOCKERS42 LONG TERM BIKES28 BIKE LOCKERS56 LONG TERM BIKES26 SHORT TERM BIKES8 SHORT TERM BIKES7 SHORT TERM BIKES13 SHORT TERM BIKES20'-0" CREEK SETBACKA2.32A2.32(E) BASKETBALL COURT(E) VOLLEYBALL COURT(E) TRANSFORMER(E) CRUX NOT A PARTEXISTING LOT NOT PART OF SCOPE (PARCEL 3)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING PARKING NO PROPOSED CHANGES (PARCEL 2)CREEK(8) MOTORCYCLE PARKING(11) MOTORCYCLE PARKINGWALKWAYUNION PACIFIC RAILROAD(E) CONNECTION TO BIKE PATH(E) FIRE PUMP HOUSE(102)INTERIOR BIKE LONG TERM STORAGEDateScaleSheet24x36:11x17:Project #A2.207/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 40'-0"1" = 80'-0"A20048ENLARGED CONCEPTUAL SITE PLANPROJECT NORTHACTUAL NORTHARCHITECTURAL SITE PLANItem 1Packet Page 12
GALVANIZED SHEET METAL ROOFING9'-0"FRONT ELEVATION(2) 8'-0" HIGH METAL GATEC.M.U. BLOCK WALLSMOOTH FINISH AT EXTERIOR WALLS16'-0"16'-0"13'-6"12'-2"PLAN VIEW(2) 8'-0" HIGH METAL GATECURB STOP(6) ROOF POSTSIDEWALK CONNECTIONSLOPE 1% MIN.SLOPE 1% MIN.CONCRETE APRON SURFACERESIDENTIAL TRASH ENCLOSURECOMMERCIAL TRASH ENCLOSURE3 CU. YD.TRASH3 CU. YD.ORGANICS3 CU. YD.RECYCLING3 CU. YD.TRASH3 CU. YD.ORGANICS3 CU. YD.RECYCLING32'-0"10'-0"10'-0"9'-0"10'-0"1/4" 12"RIGHT ELEVATIONDateScaleSheet24x36:11x17:Project #A2.307/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/16" = 1'-0"1/8" = 1'-0"A20048SITE DETAILSTRASH ENCLOSURE (TYPICAL)Item 1Packet Page 13
A2.617SIGNAGE FOR LOBBY ENTRY -VERTICAL PAINTED W/ LIGHTINGA2.618HALO LIT SIGN ON AWNINGA2.51A2.56A2.57A2.52A2.58A2.59PAINTED SIGN PAINTED ON DOCK W/ LIGHTS IN AWNINGPAINTED ON DOCK W/ LIGHTS IN AWNINGHALO LIT SIGN POTENTIAL SIGN LOCATION IF REQUIRED -ROUGH IN SURFACE MOUNTA2.612A2.616A2.613A2.614A2.615HALO LIT SIGNHALO LIT SIGN ON AWNINGHALO LIT SIGN ON AWNINGHALO LIT SIGN ON AWNINGHALO LIT SIGN TYP. @ COMMERCIALA2.610HALO LIT SIGNSIGNAGE FOR LOBBY ENTRY - VERTICAL PAINTED W/ LIGHTINGA2.611DateScaleSheet24x36:11x17:Project #A2.407/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 20"-0"1" = 40"-0"A20048SIGNAGE PROGRAMSIGNAGE - (EAST) BUILDING ELEVATIONSIGNAGE - (NORTH) BUILDING ELEVATIONSIGNAGE - (SOUTH) BUILDING ELEVATIONSIGNAGE - (WEST) BUILDING ELEVATIONNOTE: COMMERCIAL SIDE ROUGH IN FOR HALO LIT SIGN ON AWNING AT ALL COMMERCIAL LOCATIONS ON FIRST FLOOR FOR FUTURE TENANTS -EVERY EXTERIOR COMMERCIAL DOORItem 1Packet Page 14
WH FIRST FLOOR0"4'-0"2'-0"5'-0"WH FIRST FLOOR0"T.O. SIGN22'-8"6'-0"3'-0"6"38'-6"5'-6"WH FIRST FLOOR0"T.O. SIGN27'-6"3'-0"11'-5"WH FIRST FLOOR0"T.O. SIGN12'-6"2'-6"11"16'-2"1'-6"WH FIRST FLOOR0"4'-0"2'-0"5'-9"WH FIRST FLOOR0"11'-5"3'-0"T.O. SIGN27'-6"WH FIRST FLOOR0"4'-0"2'-0"5'-10"WH FIRST FLOOR0"4'-0"2'-0"5'-9"WH FIRST FLOOR0"4'-0"2'-0"5'-9"LAUREL CREEK WAREHOUSESIGN 1SIGN 2-5SIGN 6SIGN 7SIGN 8SIGN 9SIGN 10SIGN 12SIGN 17SIGN 16SIGN 13SIGN 14SIGN 15SIGN 11SIGN 18NORTH SIGNAGE AREASURFACE SIGN #1248 SFSURFACE SIGN #2103 SFSURFACE SIGN #3115 SFSURFACE SIGN #4118 SFSURFACE SIGN #5118 SFSURFACE SIGN #6 35 SFSURFACE SIGN #7 35 SFSURFACE SIGN #8 42 SFSURFACE SIGN #9115 SFWEST SIGNAGE AREASURFACE SIGN #10 74 SFSURFACE SIGN #11 52 SFSOUTH SIGNAGE AREASURFACE SIGN #12 74 SFSURFACE SIGN #13 9 SFSURFACE SIGN #14 9 SFSURFACE SIGN #15 9 SFSURFACE SIGN #16134 SFEAST SIGNAGE AREASURFACE SIGN #17 9 SFSURFACE SIGN #18 52 SFDateScaleSheet24x36:11x17:Project #A2.507/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/16" = 1'-0"A20048SIGNAGE PROGRAMSURFACE SIGNAGE 2SURFACE SIGNAGE 1SURFACE SIGNAGE 6SURFACE SIGNAGE 8SURFACE SIGNAGESURFACE SIGNAGE 3SURFACE SIGNAGE 7SURFACE SIGNAGE 4SIGNAGE INFORMATIONSURFACE SIGNAGE 5SURFACE SIGNAGE 9SIGNAGE KEY PLANItem 1Packet Page 15
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1A6.0WAREHOUSESPACEWAREHOUSESPACE1A6.2PLCORRIDOR4CORRIDOR(E) PARKING LOTADDITIONAL BIKE LOCKERSONE BEDONE BEDNEW CONCRETE AT MOTORCYCLE PARKINGWAREHOUSESPACELAUREL LANEEXISTING LOT NOT A PART OF SCOPE (PARCEL 3)PLCORRIDORCORRIDOR(E) PARKING AND SIDEWALKPLLAUREL CREEK WAREHOUSEA6.1A6.2EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING LOT NOT PART OF SCOPE (PARCEL 3)DateScaleSheet24x36:11x17:Project #A6.107/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 20'-0"1" = 40'-0"A20048SITE SECTIONPROJECT SECTION - 1 - WEST SIDEPROJECT SECTION - 1 - EAST SIDEPROJECT SECTION KEY PLANItem 1Packet Page 39
2A6.01A6.1WAREHOUSESPACE(E) CRUXNOT A PART ONE BEDONE BEDLOBBYENTRANCE#1CORRIDOR(E) VOLLEYBALL COURT (E) LANDSCAPING NO CHANGES PROPOSEDEXISTINGOFFICEPLSLO RAILROAD SAFETY TRAILONE BEDSTO.LOBBYENTRANCE#3CORRIDORWAREHOUSESPACE(E) LANDSCAPING AND SIDEWALKS -NO CHANGES PROPOSEDPL(PARCEL 4)NO PROPOSED CHANGESLAUREL CREEK WAREHOUSEA6.1A6.2EXISTING PARKING NO PROPOSED CHANGES (PARCEL 4)EXISTING LOT NOT PART OF SCOPE (PARCEL 3)DateScaleSheet24x36:11x17:Project #A6.207/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011" = 20'-0"1" = 40'-0"A20048SITE SECTIONPROJECT SECTION - 2 - NORTH SIDEPROJECT SECTION - 2 - SOUTH SIDEPROJECT SECTION KEY PLANItem 1Packet Page 40
)()(*VARIES REFER TO OVERALL PLANS15'-0"6'-5"4'-4 1/2"4'-2 1/2"*VARIES REFER TO OVERALL PLANS30'-0"3'-11"18'-1"9'-7"3'-6"8'-1"8'-10"STUDIOW.I.C.BATHW/DBEDLIVINGBALCONYGUESTROOMDateScaleSheet24x36:11x17:Project #A7.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/4" = 1'-0"A20048UNIT PLANSUNIT PLANS - STUDIO UNITUNIT TYPETOTALSTUDIO13ONE BED84TWO BED3Grand total: 100100Item 1Packet Page 41
)()(30'-0"9'-10 1/2"3'-6"4'-3"12'-4 1/2"8'-2 1/2"1 BEDROOM15'-0"1'-0"*VARIES REFER TO OVERALL PLANS14'-0"*VARIES REFER TO OVERALL PLANS20'-0"BEDW.I.CLIVINGROOMBATHW/DBALCONYDateScaleSheet24x36:11x17:Project #A7.107/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/4" = 1'-0"A20048UNIT PLANSUNIT PLANS - ONE BEDROOM UNITUNIT TYPETOTALSTUDIO13ONE BED84TWO BED3Grand total: 100100Item 1Packet Page 42
)()(*VARIES REFER TO OVERALL PLANS30'-0"*VARIES REFER TO OVERALL PLANS30'-0"13'-5 1/2"16'-6 1/2"9'-5"10'-0"10'-1 1/2"6'-10"3'-1"6'-0"14'-1"9'-8"4'-0"4'-0"12'-4"2 BEDROOMBATH 1BATH 2LIVINGROOMBED 1BED 2W.I.C.W.I.C.W/DBALCONYDateScaleSheet24x36:11x17:Project #A7.207/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 934011/8" = 1'-0"1/4" = 1'-0"A20048UNIT PLANSUNIT PLANS - TWO BEDROOM UNITUNIT TYPETOTALSTUDIO13ONE BED84TWO BED3Grand total: 100100Item 1Packet Page 43
DateScaleSheet24x36:11x17:Project #A8.007/21/2020WAREHOUSE REMODEL1150 LAUREL LN., SAN LUIS OBISPO, CA 93401A20048COLORS & MATERIALSP3PAINTED STUCCOSMOOTH FINISHSHERWIN WILLIAMSSW 6254 "LAZY GRAY"C1CONCRETE MANSORY UNITM2COLORS AND MATERIALSP2M1P1M2M1EXISTING METAL SIDINGCORRUGATED METALGALVANIZEDC1P2METAL SIDINGCORRUGATED METAL PAINTEDSHERWIN WILLIAMSSW 6257 "GIBRALTAR"P2PAINTED EXTERIOR STUCCOTEXTURED FINISHSHERWIN WILLIAMSSW 7594 "CARRIAGE DOOR"P1EXISTING CONCRETE PANELPAINTEDSHERWIN WILLIAMSSW 6254 "LAZY GRAY"Item 1Packet Page 44
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Item #1
PUBLIC HEARING ITEM
1150 Laurel Lane (ARCH-0227-2020)
1.Development review of a mixed-use project within the manufacturing zone,
consisting of 100 new residential units within an existing structure.The existing
structure will also provide 34,408 square feet of office space,78,825 square feet
of warehouse space,and the existing restaurant that is 4,200 square feet.Project
includes exterior improvements to the existing structure and exceptions to the
Sign Regulations for the size and number of signs for various tenant spaces.
Project is categorically exempt from environmental review (CEQA).
Staff Presentation By:
Senior Planner, Shawna Scott & Associate Planner, Kyle Bell
Recommendation:
Review the proposed project in terms of its consistency with the Community Design
Guidelines,Sign Regulations,and applicable City Standards,and provide direction
and recommendations to the Community Development Director.
1150 Laurel Lane
ARCH-0227-2020
Design review of a remodel to an existing warehouse and office
structure to develop a mixed-use project consisting of 100 residential
units, 34,408 sf of office space, 78,825 sf of warehouse space, and
retention of existing 4,200-sf restaurant; project includes a proposed
sign program.
September 21, 2020
Applicant: Laurel Creek LLC
Recommendation
Review the proposed project in terms of its consistency
with the Community Design Guidelines and applicable
City Standards and provide direction and
recommendations to the Planning Commission.
Project Description
7
Adaptive re-use of an existing warehouse structure to
include;
◼100 new residential uses
◼34,408 square feet of office space
◼78,825 square feet of warehouse space
◼4,200 square foot restaurant (Bang the Drum)
◼Façade remodel of existing building
◼Sign Program
Building Design
8
Focused Design Review
9
Staff has identified only one discussion item for
consideration by the ARC related to consistency with Sign
Regulations:
The applicant has proposed a Sign Program for;
▪Eighteen signs
▪Total area of 1,351 SF
▪Seven Wall Signs that exceed 100 SF
Specific attention on the size, placement, and proportion of
Sign 1
Sign Program
10
Sign Program
11
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Planning
Commission.
Applicant Presentation By:
Thom Jess, Arris Studio
Pat Smith, West Pac Investments
Item #1
PUBLIC HEARING ITEM
1150 Laurel Lane (ARCH-0227-2020)