HomeMy WebLinkAbout03-01-2021 ARC Agenda Packet
Agenda
Architectural Review Commission
Monday, March 1, 2021
5:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the
City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating
to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will
be holding all public meetings via teleconference. There will be no physical location for the Public to view
the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Architecture Review Commission (ARC) are allowed to attend the meeting via
teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in ARC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• View the Webinar
➢ Registration URL: https://attendee.gotowebinar.com/register/7055337830184962573
➢ Webinar ID: 197-535-611
➢ Telephone Attendee: (562) 247-8422; Audio Access Code: 562-960-621
o Note: The City uses GotoWebinar to conduct virtual meetings. Please test your speakers and
microphone settings prior to joining the webinar. If you experience audio issues, check out this
YouTube tutorial to troubleshoot audio connection issues.
2. Public Comment - The ARC will still be accepting public comment for items within their purview. Public
comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401
➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will
be archived/distributed to members of the Advisory Body the day after the meeting. Emails will
not be read aloud during the meeting
• Verbal Public Comment
➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name,
the agenda item number you are calling about and leave your comment. The verbal comments must
be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved
as Agenda Correspondence. Voicemails will not be played during the meeting.
➢ During the meeting – Members of the public who wish to provide public comment can join the
webinar (instructions above). Once you have joined the webinar, please put your name and Item #
in the questions box. Your mic will be unmuted once Public Comment is called for the Item and
you will have 3 minutes to speak.
Architectural Review Commission Agenda for March 1, 2021 Page 2
CALL TO ORDER: Chair Allen Root
ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Mandi
Pickens, Micah Smith, Vice Chair Christie Withers, and Chair Allen Root
PUBLIC COMMENT PERIOD: The general public is encouraged to submit comments on any
subject within the jurisdiction of the Architectural Review Commission that does not appear on
this agenda. Although the Commission will not take action on items presented during the Public
Comment Period, the Chair may direct staff to place an item on a future agenda for discussion.
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meeting of February 1, 2021.
PUBLIC HEARINGS
NOTE: The action of the Architectural Review Commission is a recommendation to the
Community Development Director, another advisory body or to City Council and, therefore, is not
final and cannot be appealed.
2. Review of the commercial component of the Northwest Corner (NWC) mixed-use project
consisting of four buildings with a total of 61,000 square feet of commercial space, with an
Addendum to the Mitigated Negative Declaration previously adopted for the overall Northwest
Corner (NWC) mixed-use project site; Project address: 3985 Broad Street; Case #: ARCH-
0571-2020; Zone: C-C-SP-SF; Nick Tompkins, NKT Development LLC,
owner/applicant. (Brian Leveille – 40 minutes)
Recommendation: Review the proposed project in terms of its consistency with the Airport
Area Specific Plan (AASP) Guidelines, Community Design Guidelines (CDG), and Sign
Regulations and provide comments and recommendations to the Planning Commission.
3. Review of two new duplex buildings and associated site improvements to be constructed on a
residential site currently developed with a single-family dwelling and Accessory Dwelling Unit
(ADU); this project is categorically exempt from environmental review (CEQA); Project
address: 302 South Street; Case #: ARCH-0380-2020; Zone: R-2; Christina Pires,
applicant. (Brian Leveille/Walter Oetzell – 30 minutes)
Recommendation: Review the proposed project in terms of its consistency with the
Community Design Guidelines (CDG) and provide comments and recommendations to the
Planning Commission.
Architectural Review Commission Agenda for March 1, 2021 Page 3
COMMENT & DISCUSSION
4. Staff Updates
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, March 15, 202 1 at 5:00 p.m., via teleconference.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805) 781-7410.
Agenda related writings or documents provided to the City Council are available for public
inspection on the City’s website: http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, February 1, 2021
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
February 1, 2021 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Ashley Mayou, Micah Smith, Vice Chair Christie
Withers and Chair Allen Root
Absent: Commissioners Michael DeMartini and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meetings of December 7, 2020.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent), to approve the
Minutes of the Architectural Review Commission meeting of December 7, 2020.
Item 1
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Minutes – Architectural Review Commission Meeting of February 1, 2021 Page 2
PUBLIC HEARINGS
2. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
(Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-SP; Travis Fuentez,
owner/applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin, provided a PowerPoint presentation and responded to
Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
MAYOU, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent) to recommend that
the Planning Commission approve the project with the following recommendations:
• Consider designated parking for commercial activities during business hours and provide
adequate signage for navigation to parking areas.
• Recommend that the applicant consider alternative railing designs for the private
residential balconies to offer more privacy.
3. Review of new mixed-use project comprised of a new three-story structure with 10 two-
bedroom residential units and 934 square feet of commercial space, with surface parking and
associated site improvements. The project includes a 35% density bonus, a request to provide
eight residential parking spaces in tandem, and a request for exception from mixed-use
development standards to allow for one of the ground-floor residential units to be setback 40
feet from the front property line where a 50-foot setback is the standard. This project is
categorically exempt from environmental review (CEQA); Project address: 1131 Olive; Case
#: ARCH-0388-2020; Zone: C-T; Arris Studio Architects, applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Shawn Ridenhour, provided a PowerPoint presentation and
responded to Commissioner inquiries.
Item 1
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Minutes – Architectural Review Commission Meeting of February 1, 2021 Page 3
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent) to recommend
that the Community Development Director include the following as conditions of approval:
• Incorporate a 6-foot solid fence screening/noise attenuation at the back of the property
between the project and the highway
• Provide noise attenuation for buildings with respect to Highway 101, to be verified by a
noise study that shows compliance with the noise regulations in the Municipal Code
• Provide 50% minimum screening of railings at residential units
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:44 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, March 1, 2021 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2021
Item 1
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Meeting Date: March 1, 2021
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT BACKGROUND
The proposed project was originally submitted in March 2018 and included a seven-lot subdivision
(later revised to five lots; Tract [TR] 3115), an assisted living and memory care facility, and a
commercial center, which included a grocery store and six retail/restaurant spaces. That project was
reviewed by the Airport Land Use Commission on July 25, 2018 and September 19, 2018 and received
an Airport Land Use Plan consistency determination. On October 15, 2018, the Architectural Review
Commission reviewed the project and sent its recommendations to the Planning Commission, which
reviewed the project on April 10, 2019. The Planning Commission’s recommendation was introduced
initially to the City Council on May 7, 2019. A second hearing did not occur and neither the project
nor the environmental document was approved.
The applicant revised the project in February 2020 and moved forward with the assisted living and
memory care facility (the Westmont Living facility) as a separate project independent of the
commercial center. As no changes were proposed to the Westmont Living facility, that project
proceeded with final City Council hearing on September 15, 2020 . The commercial center project on
Lots 2-5 was conceptually introduced to the City Council at the hearing with the explanation that
future uses within this portion of the subdivision were being modified and a separate application
would be lodged. At that hearing, the City Council adopted an Initial Study/Mitigated Negative
Declaration (IS/MND) pursuant to the California Environmental Quality Act (CEQA). Though the
commercial center was not reviewed at this hearing, the IS/MND adopted by the City Council also
included environmental analysis of a conceptual commercial center within the area to be subdivided,
to assist in future CEQA streamlining and provide a more comprehensive evaluation of the
development of the entire site at build out. The City Council action also included an amendment to
the Airport Area Specific Plan (AASP) to change the specific plan designation of the commercial center
site from Business Park to Community Commercial to allow for a wider range of retail sales and
personal services that would serve communitywide needs.
In November 2020 the applicant submitted a revised project description and plan set for the
commercial center. Changes from the original March 2018 project include replacement of the grocery
store use with a medical office, a reduction in the amount of proposed retail/restaurant space, and
reconfiguration of the site layout. The height of the medical office is proposed at 42.5 feet with
architectural features up to 52 feet, which exceeds the 35-foot height limit (architectural features
FROM: Shawna Scott, Senior Planner BY: Brandi Cummings, Contract Planner
PROJECT ADDRESS: 3985 Broad Street FILE NUMBER: ARCH-0571-2020
APPLICANT: NKT TFB I, LLC REPRESENTATIVE: Oasis Associates, Inc.
____________________________________________________________________________________________________
For more information contact: Brandi Cummings at 805-786-2550 or brandi.cummings@swca.com
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allowed to 45 feet) of Community-Commercial designation.
The Airport Land Use Commission (ALUC) initially considered the March 2018 version of the
commercial center on August 15, 2018 and September 19, 2018. The ALUC found the project
consistent with the Airport Land Use Plan (ALUP) on September 19, 2018 via Section 2.7 (unique and
small-scale development) with a height limitation of 35 feet based on the proposed project height at
the time of application. On January 20, 2021 the ALUC determined that the proposed height increase
and site design modifications from the original proposal are consistent with the ALUP.
2.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a commercial center that includes 46,745 square feet of medical office
building slated for an Integrated Cancer Care Center (ICCC; outpatient treatment and education) and
15,000 square feet of retail/restaurant/office space amongst three individual building (5,000 square
feet each). Generally, the project is configured with the buildings located along the Broad Street and
Tank Farm Road street frontages with parking located primarily towards the center of the site (see
Attachment 1, Project Site Plan).
Access improvements have been reviewed and approved by the City Council’s review of the
subdivision plan and are not subject to this ARC review. Access to the project would include a north-
south driveway from Tank Farm Road that would be shared between the commercial center and the
Westmont Living facility and via a driveway from Broad Street a long the northern property line, which
would replace the existing SESLOC driveway and be shared access with SESLOC. Additional access to
the commercial center would be through the Westmont Living facility via a signalized intersection at
the Mindbody intersection that would connect to the Industrial Way/Broad Street signalized
intersection. The improvements to Broad Street would include accommodations for a future transit
stop (see Attachment 1).
Short- and long-term bicycle parking facilities are associated with each building, while electric vehicle
charging stations are scattered throughout the parking field. Pursuant to Tract 3115 conditions of
approval, the project will accommodate a transit turnout on Broad Street just south of the project
entry. Trash enclosures for solid waste, recyclables, green and food waste would be located
throughout the development.
Pedestrian access from the public sidewalk is provided at various locations along the two street
frontages. At the corner of Tank Farm Road and Broad Street, a pedestrian access leads to a large
exterior space and into the interior of the project. Pedestrian access from Broad Street is located to
the south of the ICCC. Internal walkways, some with trellis features, link the commercial center
buildings and connect to the Westmont Living facility and the SESLOC property.
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General Location: The commercial center would be
located on Lots 2-5 of Tract 3115, a 5.28-acre property,
located in the southern portion of the City of San Luis
Obispo. The property is located at 3985 Broad Street, at
the northwest corner of the Broad Street and Tank Farm
intersection.
Present Use: Vacant; mass grading of the site has been
approved per Tract 3115.
Zoning: Community Commercial with Special Focus
Overlay and Specific Plan Overlay (C-C-SF-SP)
General Plan: Community Commercial with Special Focus
Overlay
Surrounding Uses:
East: Marigold Shopping Center / Vons
West: Development underway for Westmont Living Facility
North: SESLOC Federal Credit Union
South: Mindbody, Edna Valley Market & Gas Station
3.0 PROPOSED DESIGN
Architecture: Contemporary
Design Details ICCC: Architecture defined with significant use of glass including floor-to-ceiling,
recessed areas that provide shadows/shading, cantilevered overhangs, natural lighting, glass façade
along Broad Street using varying shades of glazing, green trell is (living wall) to screen the medical
office radiation vault
Design Details Commercial Center: complementary to the ICCC design, metal parapet panels,
cantilevered overhangs and canopies, eaves, and trellises
Materials: Metal facia and siding, stucco, living vertical green screen, glass
Colors: The plans provide a mix of colors that would be used in the center (see Attachment 1, Project
Plans, Sheet CM-01). Colors are generally neutral earth-tones that complement the metal and stucco
materials, including greys, beiges, green, blue, and orange/red.
4.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Airport Area
Specific Plan (AASP) Guidelines, Community Design Guidelines (CDG), and Sign Regulations 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 1: Subject Property
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Figure 2: Commercial center as seen from Tank Farm Road and Broad Street intersection looking northwest
Figure 3: Commercial center as seen from the interior parking lot/Westmont Living facility looking southeast
Figure 4: ICCC as seen from Broad Street looking southwest
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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 Chapter 2 (General Design Principles) and Chapter 3.1 (Commercial Project Design).
Table 1 Discussion Items
Highlighted Sections Discussion Items
AASP Design Guidelines
Building Orientation and Setback
(Standards 5.1.1-5.1.4)
The AASP calls for a continuous, well-defined streetscape edge that
unifies and enhances the character of the development areas and that
supports pedestrian activity through its site planning and design.
Buildings are encouraged to front directly on a landscaped setback and
parking is encouraged to be located behind streets. The ARC should
discuss whether the project adequately supports pedestrian activity
and adds character and focus to the public domain.
Relationship to Open Space
(Standard A.1.1)
The AASP envisions a fully integrated open space network that is
enhanced by development that includes physical and visual connections
between developed areas and open space areas. The ARC should
discuss whether the proposed development is designed with adequate
building heights and sufficient separation between buildings to allow
for public views of open space and natural landforms, such as t he South
Hills, and whether the exterior areas (such as entrances and sitting
plazas) are designed to be attractive and comfortable outdoor
pedestrian use areas.
Architectural Character
(Goals 5.9 and 5.10)
The AASP does not identify a particular architectural style or character
for the area. The plan references the area’s rural agricultural heritage
in creating a cohesive design framework, and avoiding standard
industrial tract development, a historically themed development area,
or a single architectural style. Bold offsets and articulations of the wall
plane should be used to reduce the apparent overall building mass;
create a play of shadow; provide visual interest; and maintain a sense
of scale. Facades that face the public streets should human scale,
reduce the apparent mass of large buildings, to add visual interest and
avoid uniform, impersonal appearances. The ARC should discuss how
the proposed architecture of the commercial center compliments the
nature of the AASP and the existing surrounding development styles.
Building Heights
(Goal 5.11)
The AASP establishes building heights and calls for profiles that
contribute to the unity and harmony of the planning area when viewed
as a whole, but also have variety to contribute visual interest and avoid
monotony. The AASP identifies a 35-foot height limit for occupied
buildings and an additional 10 feet for non-occupied architectural
features (45 feet maximum). The medical office building (ICCC) is 42.5
feet in height with architectural features extending to 52 feet. The ARC
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should discuss if the ICCC building’s height and massing is compatible in
the with its surroundings in consideration of the building’s architecture.
Signs
(Goal 5.18)
The focus of signs in the AASP should be to communicate, identify, and
locate, rather than advertise and sell. Signs in the plan area should
emphasize simplicity and functionality. Signs should be visually
integrated with the contours, forms, colors and detailing of the
landscape design and the colors and materials of signs should reflect
the visual attributes of the buildings to which they refer. The total
square-footage of on-site signage is governed by the City’s Sign
Regulations.
Per Section 15.40.485 of the City’s Municipal Code, the applicant has
provided a Master Sign Program (Attachment 3) for consideration. The
Master Sign Program is meant to establish uniform sign design elements
such as size, color, materials, lighting, and placement.
The Master Sign Program proposes three monument signs (two on
Broad Street and one on Tank Farm Road) ranging from 69 to 93 square
feet each (256 square feet total). The medical office building would
contain three wall mounted signs, each up to 100 square feet in size.
Each of the three retail/restaurant buildings could house up to nine wall
mounted signs each, depending on the number of tenants (sign area
would be limited to 100 square feet total per tenant).
The ARC should review the Master Sign Program and discuss whether
the proposed signs are visually integrated with the development and
landscape as a whole, and whether they employ simplicity,
functionality, and are of appropriate scale.
CDG Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-C-SF-SP. 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
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detailing throughout all elevations of the buildings and whether any
additional variation is needed.
CDG Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.A.2 Overall Design
Objectives
The CDG identifies that the design of commercial projects should avoid
“boxy” structures with large, flat wall planes by articulating building
forms and elevations to create interesting roof lines, building shapes,
and patterns of shade and shadow. The ARC should discuss whether the
proposed development provides sufficient articulation to create an
interesting structure.
§ 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 vicini ty. 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 2: Project Statistics
Site Details Proposed Allowed/Required
Building Setbacks
Broad Street
Tank Farm Road
Interior
21.75 feet
18.75 feet
45 feet
16 feet
16 feet
None Required
Maximum Height of Structures 26 feet (retail/restaurant/office)
42.5/52 feet (ICCC; habitable/
architectural; exception requested)
35/45 feet
(habitable/architectural)
Inclusionary Housing The applicant has elected to pay in-lieu fees for inclusionary housing. In-
lieu fees are anticipated to be $155,000.
Floor Area Ratio (FAR) 0.27 2.0
Minimum Landscaped Space 16% 10%
Signage
Number of Signs
Area of Signs
A Master Sign Program has been
proposed
2 per tenant
100 square feet
unless approved otherwise
through a sign program
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
280
28 EV Ready; 70 EV Capable
40 short-term/16 long-term
14
273
27 EV Ready; 68 EV Capable
41 short-term/14 long-term
14
Environmental Status A Mitigated Negative Declaration
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Site Details Proposed Allowed/Required
was adopted on September 15, 2020
(SCH #2019049030); an Addendum
to the Mitigated Negative
Declaration is proposed to
document minor project design
changes including the height
increase.
7.0 ACTION ALTERNATIVES
6.1 Recommend approval based on consistency with Airport Area Specific Plan (AASP) Design
Guidelines and Standards, Community Design Guidelines (CDG), and Sign Regulations. 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 or the AASP. 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, AASP, Zoning Regulations or other policy documents.
8.0 ATTACHMENTS
1.Project Plans
2.Master Sign Program
3.MND Addendum
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COVER SHEETPLANNINGPD-1 PROJECT DESCRIPTIONRE-01 COLOR RENDERINGRE-02 COLOR RENDERINGRE-03 COLOR RENDERINGSP-30 SITE PLANA-012 ELECTRIC VEHICLE &BICYCLE EXHIBITA-013 ENLARGED PLAZA PLANSCIVILC-1 PRELIMINARY GRADING PLANC-2 PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILSC-3 PRELIMINARY COMPOSITEUTILITY PLANLANDSCAPEL1 LANDSCAPE PLANBUILDING 1A-0 GENERAL INFOA-1 1st FLOOR PLANA-2 2nd FLOOR PLANA-3 3rd FLOOR PLANA-4 ROOF PLANA-5 ELEVATIONSA-6 ELEVATIONSA-7 PERSPECTIVE VIEWA-8 PERSPECTIVE VIEWA-9 PERSPECTIVE VIEWA-10 SECTIONSA-11 DETAILSA-12 SIGNAGEA-13 SIGNAGEA-14 COLOR BOARDSHEETINDEXBUILDING 2A102 BUILDING-2 FLOOR PLAN A132 BUILDING-2 ROOF PLANA202 BUILDING-2 ELEVATIONSA302 BUILDING-2 WALL SECTIONSBUILDING 3A103 BUILDING-3 FLOOR PLANA133 BUILDING-3 ROOF PLANA203 BUILDING-3 ELEVATIONSA303 BUILDING-3 WALL SECTIONSBUILDING 4A104 BUILDING-4 FLOOR PLANA134 BUILDING-4 ROOF PLANA204 BUILDING-4 ELEVATIONSA304 BUILDING-4 WALL SECTIONSTR-01 TRASH ENCLOSURECM-01 COLOR MATERIAL BOARDARCHITECTURAL & DEVELOPMENT REVIEW %52$'675((7SAN LUIS OBISPO, CALIFORNIANOVEMBER 6, 2020NWC TANK FARM ROAD & BROAD STREET35 Hugus Alley, Suite 200Pasadena, CA 91103T: 626.583.8348Contact: Ken McKentlyE-mail: ken@mckently.comARCHITECT3427 Miguelito Court. San Luis Obispo, CA 93401T: 805.541.4509 Contact: Scott WrightE-mail: scott@oasisassoc.comLANDSCAPE ARCHITECT2624 Airpark Drive, Santa Maria, CA 93455T: 805.934.5767 Contact: Lori SpeerE-mail: lori@dbaengineers.comCIVIL ENGINEER3427 Miguelito Court. San Luis Obispo, CA 93401T: 805.541.4509 Contact: C.M. FlorenceE-mail: cmf@oasisassoc.comPROJECT PLANNEROWNER / APPLICANTNKT TFB I, LLC684 Higuera Street, Suite B. San Luis Obispo, CA 93401T: 805.541.9004 Contact: Nick TompkinsE-mail: nick@nktcommercial.comARCHITECT762 Higuera Street, Suite#212San Luis Obispo, CA 93401T: 805.541.3848Contact: Brian StarrE-mail: Brian@sdgarchitects.comAttachment 1Item 2Packet Page 13
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'Application Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the NWC II Commercial Project 3895 Broad Street, San Luis Obpiso 06 November 2020 II. PROJECT HISTORY Since 2005, the Business Park zoned subject properties have been included in the City’s Airport Area Specific Plan (AASP). While the land use concepts for the AASP have always been intended to meet multiple City goals, modifications to that vision can change over time. In that context, the Land Use and Circulation Element, updated in December 2014, recognized the need to change the zoning to facilitate development based upon changing market trends, while maintaining the essential blueprint for the area’s future. In March 2018, NKT Commercial and Westmont Living lodged a Planning application on the subject properties (660 Tank Farm Road (APN 053-421-004) and 3985 Broad Street (APN 053-421-003) to amend the Airport Area Specific Plan to reflect the General Plan vision and zoning change. The application also included proposed development of a senior living facility and a commercial center, including a seven (7)-lot vesting tentative tract map. The mixed-use project was reviewed by the Airport Land Use Commission (circa 2018 – 2019) and found to be in conformance with the Airport Land Use Plan. In 2019 the project was also reviewed by the Architectural Review Commission, the Planning Commission, and the City Council but final action was not taken. In February 2020, a revised project description was submitted to the City. The environmental document – a mitigated negative declaration was republished and released for public review. On September 15, 2020, the City Council approved the Westmont Living Facility development plan – a 133,656 square foot building including 139 living units and support services, along with amendments to the Airport Area Specific Plan, a five (5)-lot vesting tentative tract map – VTTM 3115, a creek exception and an exception to the right-of-way improvements on Tank Farm Road, the mitigated negative declaration, and an ordinance rezoning the properties from BP-SP to CC-SP-SF. See City Council Resolution No. 11166, (2020 Series) and Ordinance No. 1690 (2020 Series). The commercial project on the northwest corner of Broad Street and Tank Farm Road, was introduced to the City Council at the hearing with the explanation that a separate application would be lodged, accordingly. This Architectural Development Review application is the follow up to that introduction. The proposed commercial project is consistent with the approved rezoning, Specific Plan amendments, and Tract Map (VTTM 3115) and within the development thresholds established by the adopted mitigated negative declaration. II. PPROJECT TEAM A. PProperty Owner NKT TFB 1, LLC c/o Nick Tompkins 684 Higuera Street, Suite B San Luis Obispo, CA 93401 (805)-541-9004 B. AApplicant’s Agent OASIS ASSOCIATES, INC. c/o C.M. Florence, AICP 3427 Miguelito Court San Luis Obispo, CA 93401 (805) 541-4509 cmf@oasisassoc.com C. CCivil Engineer BETHEL ENGINEERING c/o Lori Speer, PE 2624 Airpark Drive Santa Maria, CA 93455 (805) 934-5767 lori@dbaengineers.com DD.. AArrcchhiitteecctt CCoommmmeerrcciiaall McKENTLY MALAK ARCHITECTS c/o Ken McKently, AIA 35 Hugus Alley Ste 200 Pasadena, CA 91103 (626) 583-8348 ken@mckently.com E. AArchitect IICCC STUDIO DESIGN GROUP c/o Brian Starr, AIA 762 Higuera Street #212 San Luis Obispo, CA 93401 (805) 541-3848 brian@sdgarchitects.com F. LLandscape Architect OASIS ASSOCIATES, INC. c/o Michael L. Cripe, ASLA 3427 Miguelito Court San Luis Obispo, CA 93401 (805) 541-4509 michael@oasisassoc.com G. BBiologist SAGE INSTITUTE, INC. c/o David K. Wolff 1320 Van Beurden, Ste 202-D4 Los Osos, CA 93402 (805) 434-2804 x 102 H. dwolff@sageii.com III. COMMERCIAL CENTER A. PProject Description The proposed commercial center occupies 5.28 acres1, located at the north west corner of Broad Street at Tank Farm Road. The approximately 61,745 square feet of commercial building area is comprised of the following. Table 1. Building Number, Square Footage & Description Building # Building SF Description 1 46,745 Integrated Cancer Care Center 2 5,000 Retail/Restaurant/Office 3 5,000 Retail/Restaurant/Office 4 5,000 Retail/Restaurant/Office B. SSite Plan Layout, Vehicular & Pedestrian Access Multiple points of access will serve the commercial center. These are consistent with the vesting tentative tract map and preliminary public improvement plans. These include access from Tank Farm Road via a north-south driveway shared with Westmont Living and a right-in/right-out driveway along the northern boundary which replaces the existing SESLOC driveway. This driveway also connects to the new access road approved with the tentative tract map. This road connects the Mindbody intersection to the intersection of Industrial Road and Broad Street. The site plan is configured with the buildings located along the street frontages and clustered at the corner to form a “street wall” with the parking located predominately behind the buildings. The proposed Integrated Cancer Care Center building is located in the northeast quadrant of the property with its entry/pick-up and drop off set on the building’s west side. The remaining buildings are held tight to the setback lines on the Broad Street and Tank Farm Road and are clustered at the corner. The building configurations create a variety of outdoor use areas and seating. 2 Pedestrian access from the public sidewalk is provided at numerous locations along the street frontages. At the “hard” corner of Tank Farm Road and Broad Street, a pedestrian access leads to a large exterior space and into the interior of the project. Pedestrian access from Broad Street is located to the south of the Cancer Care Center. Internal walkways, some with trellis 1 Lots 2 to 5 of Tract 3115. 2 The conceptual site plan depicts the parcel lines per the approved vesting tentative tract map 3115. features, link the commercial buildings and connect to Westmont Living and the SESLOC property. The requisite short- and long-term bicycle parking facilities are associated with each building, while electric vehicle charging stations are scattered throughout the parking field. Pursuant to the vesting tentative tract map conditions of approval, the project will accommodate a transit turnout on Broad Street just south of the project entry. Modern trash enclosures for solid waste, recyclables, green and food waste are strategically located. C. Architecture 1. IIntegrated Cancer Care Center The architecture for the Dignity Health Integrated Cancer Care Center (ICCC) is intended to express a clean, natural, and contemporary aesthetic that conveys "state-of-the-art” knowledge, equipment, treatment, and care to patients. Solid corner elements are punctuated with deep recessed glazed areas that add shadow while providing solar shading. Providing a direct connection to exterior views of the surrounding town and hills through floor-to-ceiling windows offers a tranquil and healing environment for patients and health-care providers. Large, cantilevered overhangs tilt up slightly to admit as much natural light as possible and include large view areas of sky while providing solar control. The corner of the proposed ICCC, viewed by drivers approaching from downtown, is a three-story glass facade that conveys “transparency" to the healing activities inside. The glass curtain wall is actually a unique “mosaic” using varying shades of glazing. The other building elevations include broad overhangs and solar screening that will provide a variety of shadow and depth in the building appearance. Subject to much more solar exposure, these other elevations include horizontal louvers offset from the glazing wall that filter the solar impact while still providing views of the hillsides. These louvers also add visual scale and texture to the facade. The large radiation vault on the southwest corner of the Cancer Center includes a green screen trellis that will make the entire radiation structure a living wall. 2. CCommercial Buildings The design of the three corner commercial buildings is proposed to incorporate a mix of uses including: medical office, personal services, retail shops and restaurants. The buildings are sited tight to the setbacks on the Broad Street and Tank Farm Road frontages and open up to frame a large dining terrace located at the corner of the site. The commercial buildings have been designed with architectural details and materials that reference the ICCC building and reinforce common thematic elements across the overall project design. The mix of solid massing and transparent sections of the elevations, metal parapet panels and horizontal cantilevered elements are designed to tie with the details of the ICCC. Building finishes and colors have also been selected to complement the ICCC materials palette. Horizontal eaves and trellises with tall sections of storefront infill and wrap corners; opening up to the interior spaces. The cantilevered canopies provide solar shading and cover, as well as bringing a more delicate level of detail and shadow to the elevations. Tenant signage is set apart from the building fascia and will be pin mounted on the horizontal canopies. On the southerly side of Building 3 the cantilevered canopy extends out to become a full trellis that pairs with a freestanding trellis on the opposite side of the terrace. It is envisioned that these trellises will be fitted with adjustable fabric panels that can be extended and contracted to allow seasonal shading control and all-weather use of the space. D. LLandscape Architecture The landscape concept is designed to create a “softscape” character consistent with San Luis Obispo’s vernacular landscape that is characterized by the natural, ornamental, and agricultural landscapes. The City of San Luis Obispo planning documents, such as the Airport Area Specific Plan and Community Design Guidelines informed the design to meet City goals, while Attachment 1Item 2Packet Page 14
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'creating a project specific attractive and sustainable landscape that complements and is consistent with neighboring urban landscapes. Plantings along streets will employ a relatively simple palette of trees, shrubs, and ground covers for continuity with the character of the local urban landscape. New sidewalks along Broad Street and Tank Farm Road include a 5-foot to > 7-foot landscaped parkway. Between the new sidewalk and the proposed building is a landscaped area ranging in size from 16- to 33-feet in width. Trees and shrubs are selected to frame views, highlight building entries, complement building form and scale, and screen less interesting site features, such as trash enclosures and utilities. The pedestrian promenade and dining terrace will include enhanced pavement, as well as planter pots and seating groupings organized to allow a flexible mix of dining and gathering areas. Plant material has been selected for drought-tolerance and to provide a variety of forms, leaf color and texture, and flower color to create variety and interest throughout the year, especially where adjacent to pedestrian pathways and gathering areas. Plant material has been located to respond environmental factors and provide cooling of ambient temperatures, by shading outdoor gathering areas and sun-exposed south- and west-facing building walls. Plant species are selected for compatibility with local microclimatic conditions and to assure long-term sustainability, an attractive appearance, and to reduce water use and maintenance needs. Irrigation system design will adhere to the City of San Luis Obispo Model Water Efficient Landscape Ordinance (MWELO) and Water Efficient Landscape Standards by utilizing fully automatic “Smart” controllers, low-flow irrigation systems design which separates hydrozones and incorporates flow sensors and rain shutoff capabilities. Appropriate soil amendments, fertilizers, and mulch will be utilized to provide root zone health and to improve the water holding capacity of the soil. E. DDrainage As post-construction stormwater management is a key component of all projects, the proposed commercial center has been designed to manage stormwater runoff from the four (4) proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage facilities. The impervious areas on site have been design with slopes and gradients to direct stormwater through a storm drain system that will route the stormwater to the two (2) proposed underground storage facilities. The attached Storm Water Control Plan (See Appendix A) has been prepared to demonstrate how the underground storage facilities will treat and retain the 95th percentile storm event on site, while managing the peak flows for the 2-year through 10-year storm event. The proposed stormwater system has been designed to comply with the City of San Luis Obispo’s Post-Construction Storm Water Requirements (PCR) that requires that the post-developed flows not exceed those of the pre-developed conditions. In addition to the PCRs, an additional drainage study was completed to support how the proposed storm drain system meets the City of San Luis Obispo’s Retardation Basin Capacity Standards. The study confirms that the post-developed construction peak flows for larger storm events do not exceed those of the pre-developed conditions. (See Appendix B) F. UUtilities The proposed commercial center, consisting of four (4) buildings, will have domestic water, recycled water, sewer, and fire services. See the Composite Utility Plan/ C-3, Bethel Engineering, for layout. Water and sewer line easement are identified consistent with the approved vesting tentative tract map 3115. The specific buildings and related services are noted below Table 2. Water Meter, Fire Service, & Sewer Service Building ## H20 Service & MMeetteerr SSiizzee Details 1 2-inch/2-inch Tie-in to the ex. 12-inch water main in Broad Street 2 1-inch/1-inch Tie-in to the ex. 12-inch water main in Broad Street 3 2-inch/(2) 1-inch Tie-in to the ex. 12-inch main in Tank Farm Road. (1) service line to be manifolded for (2) meters for (2) potential tenants. 4 1-inch/1-inch Tie-in to the ex. 12-inch main in Tank Farm Road. All Buildings 1-inch recycled Tie-in to the ex. main in Tank Farm Road to service all landscape irrigation requirements Building # Fire Service Details 1 & 2 6-inch w/DC BFP Tie-in to the ex. 12” water main in Broad Street and split service to each building 3 & 4 6-inch w/DC BFP Tie-in to the ex. 12” water main in Tank Farm Road and split to service each building In addition to the domestic water line services, the proposed development includes a consolidated sewer lateral, as noted below, with 4-inch laterals servicing each, as noted below. Building # Sewer Service Details 1 - 4 6-inch shared lateral Tie-in to the ex. 18-inch sewer main in Tank Farm Road and distribute to each building. NOTE: The utility plan includes an 8” sewer line to service SESLOC’s proposed future building. The sewer easement in favor of SESLOC was required by the vesting tentative tract map condition of approval #13, however the project applicant will construct the sewer lateral as part of this site development to avoid future site disruption when SESLOC develops. G. BBiological resources The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously disturbed). The site has been previously developed with buildings, etc., as recent as 2003, and dating back to 1937. The residential development at 3985 Broad Street appears to have been vacant between 2004 and 2013 when buildings were removed, and the surface was cleared leaving only the non-native trees. A demolition and tree removal permit have been submitted to demolish the existing vacant residence at 660 Tank Farm Road and remove the site trees as authorized with the approval of VTTM 3115. An approved soil stockpile has been placed on the southwest corner of the property. An ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach enters the site through a 24-inch culvert in the northeast corner of the property (across from the Marigold Center entry of Broad Street) and flows long the northern property line. . The property is bordered by urban development on the north, east, and south sides with residential development to the west. A Biological and Wetland Resources Assessment was provided for the environmental review completed with the Specific Plan Amendment and VTTM 3115 approvals. The assessment documented existing conditions and evaluated the potential for direct or indirect potentially significant impacts on biological or wetland resources or adverse effect on any rare, threatened, or endangered plant or wildlife species. The adopted MND includes biological and wetland mitigation measures applicable to the site development. The AASP acknowledges and supports the “re-use and regeneration of both the natural and built environments”. The tract improvements include the enhancement of the riparian corridor and replacement of a small wetland removed to enable the entry off Broad Street. Based on the existing conditions of the site and the mitigation measures of the adopted MND for the tract improvements, the proposed project would not result in any substantial adverse effects on biological, botanical, wetland, or riparian habitat resources. IIV. PROJECT PROCESSING & APPROVALS a. EEntitlements The proposed Commercial Center will undergo review as a Major Architectural Review. Since the project is over 10,000 SF this is development requires Planning Commission review and approval, with the Architectural Review Commission providing recommendations. The subject property has been a part of recent City action and approval as discussed below. The proposed project is consistent with these recent approvals and entitlements. The application also includes a Master Sign Program for the Commercial Center. (See Appendix C) b. EEnvironmental Determination From an historical perspective, the Land Use and Circulation Element (LUCE) update was supported by an Environmental Impact Report [(EIR) 2035 Land Use & Circulation Update, Final Program EIR, September 2014, SCH#2013121019]. The program EIR included the subject property - Site ‘R’ and anticipated a mix of uses. The proposed project is consistent with the identified and intended project outlined in the LUCE EIR and was used to inform the subsequent environmental analysis. An initial study has been prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative Declaration (MND) was prepared and approved by the City Council on September 15, 2020. Mitigation measures were established in the areas of Air Quality, Biological, Cultural Resources/Tribal Cultural Resources, Greenhouse Gas, Noise, and Transportation to reduce potential impacts to less than significant. The project’s compliance with mitigation measures and tract conditions of approval are addressed in Appendix D. CC. Airport Area Specific Plan (AASP) While the Land Use & Circulation Element (LUCE) update included the subject properties and the subsequent change in land use classification, these changes were recently codified via a General Plan Amendment and Council approval of an ordinance rezoning and amending the AASP designation from Business Park (BP) to Community Commercial with a special focus overlay (C-C-SP-SF). The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map as a Special Focus Area #123, and is further iterated by a zoning designation of Community Commercial with Special Focus Overlay (C-C-SF).4 Development of this site is consistent with the General Plan Land Use Element description – Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-acre site will be used as a mixed-use site, providing for a mix of uses as described under the Community Commercial and Office designations. The site will provide a strong commercial presence at the intersection. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner.” 5 The Special Focus area description was included into the AASP text amendment with development standards specific to the special focus area. The proposed commercial and medical development and uses are consistent with the intent of the Special Focus Area vision, amended AASP, underlying zoning. DD. AAASP Standards The City Council’s approval of the AASP amendment includes development standards (e.g., density, setbacks, building height, FAR, parking) applicable to the Special Focus Area, as provided in the following table. Where the AASP is silent on a specific development standard, the Zoning Regulations will apply. Table 3. Airport Area Specific Plan Development Standards Standard C--C--SP--SF Standard Project Compliance Maximum Density Per Airport Land Use Plan Minimum Yards (Setbacks) Building to Broad & Tank Farm street frontage Parking lots to Broad & Tank Farm street frontage Parking lots to interior property lines and adjacent parcels Building to interior property lines and adjacent parcels 15 feet 10 feet None None 9 9 N/A N/A Maximum Height 35 feet* * See Exceptions below Maximum coverage 75 percent 9 3 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857 4 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf 5 2014 General Plan Land Use Element- (8.13) Special Focus Area. Attachment 1Item 2Packet Page 15
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'Maximum floor area ratio 2.0 9 Standard Lot Dimensions See VTTM 3115 9 Minimum Parking Requirements Bank and Credit Union Office Medical Office Retail Sales & Personal Service Restaurant Uses Not Listed Type of Parking: ADA, Clean Air, Motorcycle & Bike 1 space per 300 SF 1 space per 500 SF 1 space per 300 SF 1 space per 300 SF 1 space per 100 SF of total restaurant area (including any food preparation/ service area) See Zoning Regulations See Zoning Regulations See parking calculation below 1. Maximum Building Height The proposed project includes three commercial buildings with a height of 26-feet at the tallest parapet. The ICCC building has a roof height of 42-feet 6-inches, with non-occupied architectural features up to a height of 52-feet. This application includes a building height adjustment request to accommodate the 3-story building height based on the following considerations. The Special-Focus (S-F) overlay zone authorizes “special design implementation to enhance the use and conditions of these areas.” The proposed height allows for efficient use of the property while accommodating the specific requirements of the ICCC. The previous Business Park zoning designation allowed a building height of 45-feet with non-occupied features of up to 52-feet. These heights are also compatible with the surrounding context. The adjacent SESLOC building reaches a height of 52 feet, while the offices to the south of the property include 2- and 3-story buildings. The proposed building height is consistent with the surrounding development. A request for an aeronautical study has been submitted to the Federal Aviation Administration (FAA). When complete, the FAA’s determination will be provided to the Airport Land Use Commission and County liaison to confirm that the height is compatible with the Airport Land Use Plan. 2. Parking Calculations: Parking calculations are provided in the table below. The parking provided can accommodate up to 11,000 SF of restaurant use, however the calculation below is based upon an expected mix of uses for the three commercial buildings. The provided parking includes ADA/Accessible, EV ready, and EV capable spaces. Fourteen (14) motorcycle parking spaces are provided long with forty (40) short-term bike rack spaces and sixteen (16) long-term bike storage spaces. (See Sheet A012 for vehicle and bicycle parking configurations and related information). Table 4. Parking Required/Provided Use/ Requirement Parking Calculation (use by building) Parking Spaces Required Medical Office: 1/300 SF Bldg 1 (ICCC): 46,745 SF Bldg 2: 5,000 SF Bldg 4: 5,000 SF 155.8 16.6 50 Restaurant: 1/100 SF Bldg 3: 5,000 SF 50 Total Parking Required 273 Spaces Total Parking Provided 280 Spaces D. Community Design Guidelines – Previous ARC Comments The design team has familiarized themselves with the goals and objectives of the San Luis Obispo Community Design Guidelines (Guidelines). As history is a good teacher, in October 2018, the ARC initially reviewed a project that included a commercial component along with the Westmont Living project and made recommendations based upon the Guidelines. The commercial component of that proposed project included a grocery store and five (5) retail commercial buildings (which was not ultimate perused to approved entitlement) The applicant responded to those recommendations and revised the project design in December 2018, as noted below. Assuming that the ARC and PC may have similar comments on the subject project, the following outlines the initial recommendations specific to the commercial component and how these recommendations apply to the revised project description. This information should help to focus the ARC, while reviewing the project. Note that several of the ARC directional items were specific to either the commercial center or the Westmont Living component, however these references were not explicitly included in the meeting minutes. The applicable component is noted after the item to provide context. ŽŵƉŽŶĞŶƚ͗ Et = Commercial Center Etͬt> = Sitewide or Circulation ARC Direction Item 15 Oct 2018 Applicant’s Response 20 Dec 2018 Revised project 06 Nov 2020 1.View pedestrian and bicycle connections “holistically”, taking into consideration community connectivity. (NWC/WL) Additional pedestrian connections have been added to the site design, see response comments below for more details. While the number of buildings and their configurations have changed, the project maintains connectivity from both Broad Street and Tank Farm Road. It has been designed to provide well-defined pedestrian access internal to the commercial center and via connections to the Westmont Living site. A new decomposed granite pedestrian pathway is a component of the Orcutt Creek enhancements. Enhanced bikeways are proposed for both Broad Street and Tank Farm Road and represent bend outs, protected intersections, mountable truck aprons, etc. 2.Show bike parking and EV stations dispersed over sites. (NWC/WL) Bike parking is distributed throughout the site, near building entrances. EV stations are also located at various location in the parking areas and identified on A-010 and A1.1. Bicycle parking is provided at each building with a total of (58) short- and long-term spaces provided where (48) are required. EV spaces are located throughout the parking field and include (28) EV Ready stalls and (70) EV Capable stalls. 3.Add pedestrian walk along western wetland/creek edge. (NWC/WL) See SP-1 for proposed decomposed granite pathway along creek edge. Orcutt Creek enhancements includes a DG pathway along the top of bank. 4.Internal paseo or plaza. (NWC) See SP-1 for plaza areas associated with Buildings 3 & 4 and Buildings 5 & 6. Substantial plaza areas have been created at the ICCC building, between commercial Buildings 2 & 3, west of Building 3, and between Buildings 3 & 4 marking the entry corner of Broad Street and Tank Farm Road. 5.Include internal sidewalks-paths of travel from street frontages to Grocery. (NWC) Additional pedestrian connections have been added. (See SP-1) Trellises where appropriate and feasible have been added along the connection paths (See TR-01 for design detail.) Sidewalks along the Broad Street and Tank Farm Road frontages are connected to the project via clearly delineated sidewalks, through plaza areas, and trellised walkways between the commercial center and Westmont Living. 6.Distinguish pedestrian walkway materials from surroundings. (NWC/WL) Enhanced pavement has been added throughout the parking field and woonerf, as wayfinding pedestrian paths. Enhanced pavement is included internal to the commercial center on all pedestrian access ways. 7.Include/add sidewalk along woonerf street – address conflict between truck loading and peds. (NWC/WL) A function of the woonerf design is to “share the road” and blur the hard delineations between various transportation modes. The delineated pedestrian crossings to the north and south of Building 1 provide access to the westerly sidewalk and the option of sidewalk travel for pedestrians. The woonerf design, separating the commercial center and Westmont Living, continues to be a design component of the project. The noted conflict no longer exists with removal of the grocery tenant. 8.Make sidewalk along Tank Farm Rd more pedestrian friendly (curvilinear, vertical elev). (NWC/WL) The 6 foot sidewalk along Tank Farm Road includes a 5 foot landscaped parkway, combined with the 15 (or more) feet of landscaped area on the project, the pedestrians will enjoy a “universal design” sidewalk with dappled sunlight thanks to street trees on both sides. The sidewalk is also buffered from the road and consistent the City’s and Airport Area Specific Plan’s design standards. See Sidewalk Section on SP-1. The configuration of both Broad Street and Tank Farm Road have been modified to include considerations for pedestrians and bicyclists. Direction for the design of both rights-of-way has been a collaborative process with the project design team and Public Works Transportation Manager. 9. Increase setbacks along Tank Farm Rd. (NWC) Setbacks are consistent with the Airport Area Specific standards which are 15-feet greater than that required by the underlaying zoning. Building setbacks reflect the AASP minimum 15-foot from both Tank Farm Road & Broad Street. 10. More variety in street trees along frontage. (NWC/WL) Street tree variety will continue to be consistent with City street tree standards Street tree varieties are consistent with the City’s street tree list and standards. 11. Consider use of canopies/arcades to tie buildings together. (NWC) The shopping center buildings are designed with entry awnings with a consistent design aesthetic. Trellised sections of walkways provide connection between the buildings. Outdoor patio spaces have remained open for flexibility of use and configuration by tenants. The architectural style of the commercial center buildings has changed to a more contemporary look. The four (4) buildings have been designed to create a visual and functional relationship with each other, thus creating opportunities for plazas and pedestrian areas. The design is further enhanced with pedestrian links between buildings, trellised sections of the walkways within the parking field, enhanced pavement treatments, and appropriate landscaping. 12. Address “billboard” architecture by revisiting bldg. elevations and signage. (NWC) Building faces no longer have any “billboard” function as all tenant signage is proposed as ledge signs on the metal canopies. The building elevations and vertical articulation are maintained to provide visual interest, highlight building entry points, and design character. The complete architectural redesign of the commercial center buildings eliminates any concern for “billboard” architecture. Signage, detailed in the project’s Sign Program, consists of monument, ledge, and wall mounted alternatives. 13. Define true sign program based on available sign areas. (NWC/WL) The project’s ledge signs for tenants complies with the City-wide sign regulations. The other monument signs (one for Westmont Living and one for the Shopping Center were included in the ARC reviewed designs. Please see the attached Sign Program. 14. Review setbacks of upper floors per Guidelines (over 14’ – step back upper floor). (NWC) Our understanding is that this comment was made in reference to Building 1 (anchor/grocer) of the shopping center. The section of the guidelines is provided here for reference: Community Design Guideline 3.2.D.4 ³9HUWLFDOZDOODUWLFXODWLRQ7KHKHLJKWof building walls facing streets or on-Based upon the change in architectural style, this comment no longer applies, while the Community Design Guidelines remain relevant. The ICCC building includes a generous 30-foot setback from Broad Street, where a 15-foot Attachment 1Item 2Packet Page 16
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'site pedestrian areas should be varied so that the vertical mass is divided into distinct, human-scaled elements. See Figure 3-16. a. Except on a pedestrian-oriented public street where buildings are at the back of the sidewalk, structures over 20 feet in height (typical for structures of two stories or more) should step-back the building mass at least five feet for the portions of the structure above 14 feet (or the height where an actual second story begins) to provide visual YDULDWLRQ´ Building 1 is a single-story structure with a roof height of ±19 feet in height. This building does not have a second story to accommodate a setback. The parapet and roof heights range from 22 to 34 feet. This style and design are consistent, appropriate, and typical for a well-designed and articulated retail anchor building. setback is normally required. Furthermore, the Broad Street elevation provides other vertical wall articulation using a variety of complimentary finish materials and a unique “mosaic” of glazing colors. 15. The “angled” building at the corner v. keeping with the straight street edges. (NWC) Community Design Guideline &E ³%XLOGLQJVPD\EHDQJOHGWRcreate interesting juxtapositions if there is a clear and desirable design JRDOWREHDFKLHYHG´ The angle of the corner building responds to a number of site design factors. The building responds to an existing easement on the corner while providing the greatest extent of street presence possible as an anchor of the corner. The soft angle of the building orientation does not appear catawampus in street view, yet the angle helps activate the street corner by providing direct pedestrian access into the center with street view of patio areas and connections to other buildings. The commercials buildings located at the corner of Broad Street and Tank Farm Road are now configured to be parallel to both street frontages. Their locations have created a substantial plaza feature at the corner with a plaza area also located between buildings 2 and 3. Ample pedestrian access from the street frontages is provided. The ICCC building, while required to be setback farther than the other commercial buildings, also runs parallel to Broad Street with pedestrian access provided on both the north and south sides of the building. 16. Toning down and simplifying the architecture, particularly the smaller buildings. (NWC) Building architecture has been maintained to provide vertical and horizontal articulation and human-scale detailing. The center’s overall design aesthetic provides a sense of consistency but with individual designs for each building. With the change in architectural style for all four (4) buildings, this comment is no longer applicable. E. Mapping As noted above, vesting tentative tract map 3115 has been approved by the City Council. The proposed project plans reflect the approved parcel configuration. The proposed project is consistent and compatible with the approved frontage improvements including sideways, driveway entries, creek setbacks & exceptions and internal circulation connections to the new Mindbody- Industrial road. Having been approved, review of these elements is not the focus of this development review submittal. NWC II Commercial Project 3895 Broad Street, San Luis Obpiso 06 November 2020 APPENDICES (bound & under separate cover) Appendix A Stormwater Control Plan Bethel Engineering, 06 November 2020 Appendix B Flood Control Drainage Study Bethel Engineering, 06 November 2020 Appendix C Master Sign Program McKently Malak Architects, 06 November 2020 Appendix D Mitigation Measures/Conditions of Approval Table Oasis Associates, Inc., 06 November 2020 Appendix E Preliminary Title Report Fidelity National Title Company, 08 October 2020 Appendix F Vesting Tentative Tract Map 3115 – as approved Bethel Engineering, 18 January 2020 Attachment 1Item 2Packet Page 17
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWESTCOLOR RENDERINGRE-01VIEWKEYPLANAttachment 1Item 2Packet Page 18
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56COLOR RENDERINGRE-02VIEW FROM PARKING LOT LOOKING SOUTHEASTKEYPLANVIEWAttachment 1Item 2Packet Page 19
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56COLOR RENDERINGRE-03VIEW FROM BROAD STREET LOOKING SOUTHWESTKEYPLANVIEWAttachment 1Item 2Packet Page 20
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56SITE PLANSP-30BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018Attachment 1Item 2Packet Page 21
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELECTRIC VEHICLE& BICYCLE EXHIBITA-012BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018Attachment 1Item 2Packet Page 22
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ENLARGED PLAZA PLANSA-013BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018FREE STANDING TRELLIS @ CORNER PLAZASCALE: 3/16” = 1’-0”4Attachment 1Item 2Packet Page 23
CITY SPECIFICATION NO.11/6/20DATE:PROJECT TITLE:PRELIMINARY GRADING PLANSHEET TITLE:C-1SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=30'PLAN FILE NO. / LOCATIONAttachment 1Item 2Packet Page 24
C-2CITY SPECIFICATION NO.11/6/20DATE:PROJECT TITLE:PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILSSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:PLAN FILE NO. / LOCATIONAttachment 1Item 2Packet Page 25
C-3CITY SPECIFICATION NO.11/6/20DATE:PROJECT TITLE:PRELIMINARY COMPOSITE UTILITY PLANSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=30'PLAN FILE NO. / LOCATIONAttachment 1Item 2Packet Page 26
NWC TANK FARM ROAD & BROAD STREETCITY OF SAN LUIS OBISPO, CANKT TFB I, LLCCONCEPTUAL LANDSCAPE PLAN11/6/20L-101BLDG. 4APPROVED WESTMONT SENIOR LIVING CENTEREXISTING SESLOC FEDERAL CREDIT UNIONBLDG. 3BLDG. 2BROAD STREETTANK FARM RD. BLDG. 1CANCER CARE CENTER153777121232168111211128826151021910101069961518151717151124419202020191912PRELIMINARY PLANT LISTCITY-APPROVED STREET TREES LOPHOSTEMON CONFERTUS / BRISBANE BOX 24” BOX L EVERGREEN. VERTICAL FORMPLATANUS X ACERIFOLIA ‘BLOODGOOD’ / LONDON PLANE 15 GAL M DECIDUOUS. LARGE CANOPYPISTACIA CHINENSIS / CHINESE PISTACHE 15 GAL L DECIDUOUS. ROUND FORM. PARKING LOT TREESKOELREUTERIA PANICULATA / GOLDENRAIN TREE 15 GAL M DECIDUOUS. FLOWERING. PISTACIA CHINENSIS / CHINESE PISTACHE 15 GAL L DECIDUOUS. ROUND FORM. MAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA 24” BOX M EVERGREEN. ROUND FORM.ULMUS PARVIFLORA ‘DRAKE’ / EVERGREEN ELM 15 GAL M SEMI-EVERGREEN. LARGE CANOPY PEDESTRIAN PLAZA TREESARBUTUS ‘MARINA’ / MARINA STRAWBERRY TREE 24” BOX L EVERGREEN. REDDISH BARK ACER PALMATUM / JAPANESE MAPLE 24” BOX M DECIDUOUS. PATIO TREE LAGERSTROEMIA INDICA / CRAPE MYRTLE 24” BOX L DECIDUOUS. FLOWERING PYRUS CALLERYANA ‘REDSPIRE’ / ORNAMENTAL PEAR 24” BOX M DECIDUOUS. FLOWERING MEDIUM SHRUBSLEUCADENDRON ‘SAFARI SUNSET’ / CONEBUSH 5 GAL L FLOWERING LOROPETALUM RUBRUM ‘HINES PURPLE LEAF’ / FRINGE FLOWER 5 GAL L BURGUNDY FOLIAGEOLEA ‘LITTLE JOHN’ / DWARF OLIVE 5 GAL L ROUND FORMPITTOSPORUM TENUIFOLIUM ‘SILVER SHEEN’ / KOHUHU 5 GAL M UPRIGHT GROWTHTEUCRIUM FRUTICANS /BUSH GERMANDER 5 GAL L GREY FOLIAGE SMALL SHRUBS CISTUS ‘SUNSET’ / MAGENTA ROCKROSE 5 GAL L FLOWERINGNANDINA DOMESTICA / HEAVENLY BAMBOO 5 GAL L REDDISH NEW GROWTH CORDYLINE ‘TORBAY DAZZLER’ / GRASS PALM 5 GAL L ACCENT DIANELLA TASMANICA ‘VARIEGATA’ / VARIEGATED FLAX LILY 5 GAL M SHADE TOLERANTWESTRINGIA FRUT. ‘MORNING LIGHT’ / VARIEGATED ROSEMARY 5 GAL L ROUND FORMORNAMENTAL GRASSES CALAMAGROSTIS × ACUT. ‘KARL FOERSTER’ / REED GRASS 5 GAL M TAN STALKSLOMANDRA LONGIFOLIA ‘BREEZE’ / BREEZE MAT RUSH 1 GAL L GREEN FOLIAGE PERENNIALS ANIGOZANTHOS SPS. / KANGAROO PAW 5 GAL L FLOWERINGLAVANDULA SPS. / LAVENDER 1 GAL L PURPLE FLOWERS. LOW WATER-USE KNIPHOFIA UVARIA / RED HOT POKER 5 GAL L FLOWERINGPHORMIUM VARIETIES / NEW ZEALAND FLAX 5 GAL L STRAP-SHAPED LEAVESROSA ‘FLOWER CARPET’ / FLOWER CARPET ROSE 5 GAL M FLOWERINGGROUNDCOVERCOPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L ROSMARINUS OFFICINALIS ‘PROSTRATA’ / TRAILING ROSEMARY 1 GAL L SOLLYA HETEROPHYLLA / AUSTRALIAN BLUEBELLS 1 GAL L TRACHELOSPERMUM JASMINOIDES / STAR JASMINE 1 GAL M *WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PLANT SPECIES. DEVELOPED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. SIZE WUCOLS* NOTES ABCDEFGHIJKLMNOPQRSTUVWXYABCEGFDHCONCEPT NOTESTHE CONCEPTUAL LANDSCAPE PLAN, CONCURRENT WITH THE PLANTING AND IRRIGATION CONSTRUCTION DOCUMENTS, PLAN INSTALLATION, RELATED SPECIFICATIONS AND NOTES, QUALIFIES THIS PROJECT AS ONE WHICH EMBRACES THE FOLLOWING CURRENT WATER CONSERVATION TECHNOLOGY AND METHODOLOGIES.PLANT MATERIAL WAS CHOSEN FOR ITS COMPATABILITY WITH THE MACRO/MICROCLIMATIC CONDITIONS OF THE REGION AND SITE; TOLERANCE OF WIND; TOLERANCE OF DROUGHT CONDITIONS; LONGEVITY; SCREENING CAPABILITIES; AND OVERALL ATTRACTIVENESS.IRRIGATION SYSTEM SHALL BE DESIGNED FOR MAXIMUM WATER EFFICIENCY AND SHALL INCLUDE AN AUTOMATIC CONTROLLER, BACKFLOW PREVENTION DEVICE, AND LOW-GALLONAGE HEADS FOR TURF AND LARGE GROUND COVER AREAS. A DRIP-TYPE SYSTEM SHALL BE USED WHERE APPROPRIATE. TREES SHALL BE IRRIGATED ON SEPARATE BUBBLER SYSTEMS.PLANT MATERIAL QUANTITIES, NARRATIVE SPECIFICATIONS, SITE DETAILS, AND MATERIAL DEFINITIONS WILL BE DETERMINED AND NOTED ON THE CONSTRUCTION DRAWINGS. SCALE: 1”=30’KEYNOTE LEGEND1 DECORATIVE VEHICULAR PAVING AT BUILDING DROP-OFF2 DECORATIVE PEDESTRIAN HARDSCAPE3 PEDESTRIAN SPINE CONNECTION THROUGH PARKING LOT 4 ARBOR WITH VINES, TYP.5 PRIVATE ENCLOSED HEALING GARDEN6 VINES ATTATCHED TO TRASH ENCLOSURE WALL 7 CANOPY SHADE TREES IN PARKING LOT 8 CITY-APPROVED STREET TREES9 BIKE LOCKER(S)10 BIKE RACK(S) WITH PROTECTIVE CANOPY, WHERE NEEEDED11 MONUMENT SIGN12 LOW-HEIGHT PERENNIALS AND GRASSES 13 BENCH WITH BACK14 LANDSCAPE POT(S) WITH COLORFUL PLANTINGS15 AT-GRADE PLANTER WITH SPECIMEN CANOPY TREE16 SEATING PATIO WITH TABLES AND BENCHES17 SEATING PLAZA WITH TABLES, BENCHES & LANDSCAPE POTS18 PERGOLA WITH RETRACTABLE SHADE CLOTH19 5’ SQ. PARKING LOT PLANTER WITH CANOPY SHADE TREE20 PEDESTRIAN CROSSWALK WITH ENHANCED PAVING21 PLANT SCREENING OF TRANSFORMER AND BACKFLOW #EXTERIOR LIVING SPACE FEATURESGROUNDCOVERCOPROSMA KIRKII / KIRK’S COPROSMA A1 GAL L ROSMARINUS OFFICINALIS ‘PROSTRATA’ / TRAILING ROSEMARY1 GAL L SOLLYA HETEROPHYLLA / AUSTRALIAN BLUEBELLS 1 GAL L TRACHELOSPERMUM JASMINOIDES / STAR JASMINE 1 GAL M *WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PPLUNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. WXYIKLJMPNOQSRWTUVYXAttachment 1Item 2Packet Page 27
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-0GENERALINFOBUILDING DATA: THE PROJECT CONSISTS OF A 46,785 SF MEDICAL SHELL BUILDING INCLUDING 2,925 SF RADIOLOGY TREATMENT VAULT TO BE INCLUDED IN FUTURE TENANT IMPROVEMENT PLANS.OCCUPANCY: B & I-2.1BUILDING TYPE: II-BBUILDING SETBACKS: FRONT (16 FT MIN REQ.) = 47'-3" (FROM BROAD ST. CURB)BUILDING HEIGHT: ROOF +42'-6" A.F.F.HVAC SCREEN/MANSARD RIDGE: +47'-6" A.F.F.STAIR/ELEVATOR VOLUMES: +52'-0" A.F.F.BUILDING AREA: 1ST FLOOR 17,565 SF(VAULT 2,925 SF) 2ND FLOOR 14,770 SF 3RD FLOOR 14,450 SF TOTAL 46,785 SFFIRE SPRINKLERS: YESAttachment 1Item 2Packet Page 28
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-11ST FLOORPLANA-9AA-5A-5A-6A-6BA-9RADIATION VAULTS65' x 45'1ST FLOOR17,565 SF0.00'ELECTRICAL/MPOEENTRYVESTIBULESHELL SPACESCALE: 1/16" = 1'-0"01632Attachment 1Item 2Packet Page 29
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-22ND FLOORPLAN2ND FLOOR14,770 SF14.5'VAULT ROOFBELOWSHELL SPACEA-6A-5A-5A-6A-9ABA-9SCALE: 1/16" = 1'-0"01632Attachment 1Item 2Packet Page 30
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-33RD FLOORPLAN3RD FLOOR14,450 SF29.0'SHELL SPACEA-5A-5A-6A-6A-9ABA-9SCALE: 1/16" = 1'-0"01632Attachment 1Item 2Packet Page 31
SCALE: 1/16" = 1'-0"Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-4ROOF PLAN01632ROOF42.5'MECHMECHFUTURE SOLARFUTURE SOLARFUTURE SOLARMECHMECHA-5A-5A-6A-6A-9ABA-9BA-9Attachment 1Item 2Packet Page 32
+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.HORIZONTAL BOX RIB PARAPETTAPERED STEEL CANOPY3" x 8" PAINTED METAL LOUVERSEXTERIOR PLASTER3/4" x 3/4" REVEALEXPANSION JOINTS TYP."GREEN SCREEN" MESH AT RADIATION VAULT. REFER TO LANDSCAPE PLAN.9'-4"13'-6"14'-6"14'-6"+51'-10" TOP OF PARAPET+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.9'-4"13'-6"14'-6"14'-6"+51'-10" TOP OF PARAPETIntegrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-5ELEVATIONSWEST ELEVATIONNORTH ELEVATIONSCALE: 1/16" = 1'-0"01632Attachment 1Item 2Packet Page 33
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-6ELEVATIONS+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.NICHIHA FIBER CEMENT WOOD SERIES "CEDAR"9'-4"13'-6"14'-6"14'-6"+51'-10" TOP OF PARAPETMOSAIC GLASS CURTAIN WALL, REFER TO SHEET A-15 FOR SPECIFICATIONSSOUTH ELEVATIONEAST ELEVATION (FACING BROAD STREET)9'-4"13'-6"14'-6"14'-6"+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.+51'-10" TOP OF PARAPETDASHED LINE INDICATES +6'-0" HIGH MASONRY WALL WITH PLASTER FINISH @ SECRET GARDENSCALE: 1/16" = 1'-0"01632Attachment 1Item 2Packet Page 34
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-7PERSPECTIVEVIEWVIEW FROM BROAD STREET FACING SOUTHAttachment 1Item 2Packet Page 35
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-8PERSPECTIVEVIEWVIEW FROM BROAD STREET FACING NORTHAttachment 1Item 2Packet Page 36
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-9PERSPECTIVEVIEWVIEW FROM ENTRY DRIVEWAY/PLAZAAttachment 1Item 2Packet Page 37
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-10SECTIONSFLOOR 1+0.0"FLOOR 2+14'-6"FLOOR 3+29'-0"ROOF+42'6"13'-6"14'-6"14'-6"MAX HEIGHT+52'-0"52'-0"ENTRYHVAC EQUIPMENT TYP.01632SECTION BFLOOR 1+0.0"FLOOR 2+14'-6"FLOOR 3+29'-0"ROOF+42'6"13'-6"14'-6"14'-6"MAX HEIGHT+52'-0"52'-0"RADIATION VAULTSHVAC EQUIPMENT TYP.01632SECTION ASCALE: 1/16" = 1'-0"Attachment 1Item 2Packet Page 38
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-11DETAILSBRONZE COLORED ROOF OVER NICHIHA FIBER CEMENT WOOD SERIES "CEDAR"TAPERED STEEL CANOPY3" X 8" PAINTED METAL LOUVERSBOX-RIB MECHANICAL SCREENSEGMENTED ALUCABOND FASCIA & SOFFIT3/4" X 3/4" ALUMINUM REVEALMULTI-TINT "MOSAIC" GLAZING"OPEN" METAL CORNER STOREFRONT GLAZING WITH SEGMENTED RETURNAttachment 1Item 2Packet Page 39
27'-9 1/2"23'-10 3/4"45'-1"41'-1"--Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-12SIGNAGEWEST ELEVATIONNORTH ELEVATION4'-0"21'-11"4'-0"21'-11"Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.Attachment 1Item 2Packet Page 40
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-13SIGNAGE46'-11 1/2"42'-11 1/4"EAST ELEVATION (FACING BROAD STREET)4'-0"21'-11"Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.3'-4"10'-0"1'-2"2'-6"4'-0" +10'-0" +8'-3" +1'-4 1/4"METAL SIDINGCOLOR: GRAPHITEBY: PAC-CLAD PETERSENFRONT ELEVATIONSIDE ELEVATIONSHEET METALTO MATCH COLOR: DE6366 SILVER SPOONBY: DUNN EDWARDSSMOOTH PLASTER FINISHPAINT: DET482 ALAMEDA OCHREBY: DUNN EDWARDSALUMINUM PANEL, WITHBACK LIT PUSH THRU LETTERS.SIGNAGE CABINETCONCRETE BASESTREET SIDEMONUMENT SIGNDIGNITY HEALTH MATERIAL SPECIFICATIONS:NOTE: NOT ALL SPECIFICATIONS MAY BE USEDPAINT:ORANGE - SHERWIN WILLIAMS LV3-5061193 OR APPROVED EQ.ANODIC BLACK - MATTHEWS MP41-335GRAY - MATTHEWS MP13915 SATIN FINISH.RED - MATCH PMS 485 PAINTVINYLS OPAQUE:ORANGE - 3M VT 15590 OVER 3M 7725-10 WHITE.DARK GRAY - AVERY UC-900-855-0WHITE - 3M 7725-10WHITE REFLECTIVE - 3M 680-10BLACK REFLECTIVE - 3M 680-85RED - 3M 7725-13 TOMATO REDVINYLS TRANSLUCENT:ORANGE - 3M VT 15590DUAL COLOR GRAY - 3M 3635-210 SILKSCREEN TO MATCH PMS 425RED - 3M 3632-43-LT. TOMATO REDWHITE - 3M 3632-20DIFFUSER - 3M 3635-70DIGNITY HEALTH NOTES:NOTE: NOT ALL NOTES MAY BE USED1. SYMBOL FACE TO BE .125" ALUMINUM PAINT FINISH EXTERIOR SURFACE ORANGE. SATIN FINISH. PAINT FINISH INTERIOR SURFACES WITH LIGHT ENHANCEMENT PAINT. USE ARTWORK PROVIDED BY DESIGNER.2. LETTER FACE TO BE .125" ALUMINUM PAINT FINISH EXTERIOR GRAY. SATIN FINISH. PAINT FINISH INTERIOR SURFACES WITH LIGHT ENHANCEMENT PAINT. USE ARTWORK PROVIDED BY DESIGNER.3. SYMBOL RETURNS TO BE .090" ALUMINUM. PAINT FINISH EXTERIOR SURFACES GRAY. SATIN FINISH. PAINT FINISH INTERIOR SURFACES WITH LIGHT ENHANCEMENT PAINT. USE ARTWORK PROVIDED BY DESIGNER.4. PAINT NECK OF "1" TO MATCH BUILDING COLOR.DIGNITY HEALTH SIGNAGE GENERAL NOTES:A. ALL PAINTS TO BE TWO-PART POLYURETHANE BY MATTHEWS. SEMI-GLASS FINISH UNLESS OTHERWISE NOTEDB. ALL FILM TO BE AVERY AND 3M UNLESS OTHERWISE STATED.C. ALL STEEL COMPONENTS TO BE PRIMED WITH ZINC INHIBITOR (DEVCON-Z OR APPROVED EQUAL).D. ALL STRUCTURAL COMPONENTS TO BE SIZED BY A LICENSED STRUCTURAL ENGINEER TO MEET OR EXCEED ALL LOCAL, STATE, AND NATIONAL CODES.E. ALL ELECTRICAL WORK TO MEET OR EXCEED U.L. REQUIREMENTS.F. ALL EXPOSED FASTENERS TO BE PAINTED TO MATCH CABINET.G. ELECTRICAL LEADS FROM THE BACK OF ILLUMINATED LETTERS TO BE A MINIMUM OF 6'-0" LONG AS MEASURED FROM THE BACK OF THE LETTER.Attachment 1Item 2Packet Page 41
Dignity Health Cancer Care Center Exterior Colors October 13, 2020 A.SW #7546 “Prarie Grass”Flat Exterior Finish Main Plaster BodyB.SW #0024 “Curio Gray”Flat Exterior FinishPlaster AccentC.SW #7710 “Brandywine”Semi-Gloss Exterior FinishStructural Steel SupportsF.“Clear Aluminum”Anodized FinishEast Elevation Glazing System andAlucobond “Facademaker” PanelsG.Nichiha Fiber Cement Wood Series “Cedar”Vintagewood Rough Sawn SidingAngled Canopy Eaves and East Elevation ElementD.SW #7019“Gauntlet Gray”Semi-Gloss Exterior FinishMetal Parapet & FaciasH.Vitro Architectural GlassPacifica, Solarblue, Azuria, Optigray, SolargrayMozaic Glass Curtain Wall SDG-2001Tank Farm Road and Broad Street, San Luis Obispo, CAPacifica SolarblueAzuria OptigraySolargrayE.“Dark Bronze”Anodized FinishWindow Frames, Louvers & FaciasIntegrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-14COLORBOARDAABCGDEGHFDCGAAEAttachment 1Item 2Packet Page 42
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56FLOOR PLANA-102BUILDING-2BIKE RACKS12.11.2018Attachment 1Item 2Packet Page 43
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56A-132ROOF PLANBUILDING-2NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 1Item 2Packet Page 44
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELEVATIONSA-202BUILDING-2Attachment 1Item 2Packet Page 45
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56WALL SECTIONSA-302BUILDING-2WEST ELEVATIONEAST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONABCDAttachment 1Item 2Packet Page 46
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56FLOOR PLANA-103BUILDING-3BIKE RACKS12.11.2018Attachment 1Item 2Packet Page 47
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56A-133ROOF PLANBUILDING-3NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 1Item 2Packet Page 48
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELEVATIONSA-203BUILDING-3Attachment 1Item 2Packet Page 49
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56WALL SECTIONSA-303BUILDING-3WEST ELEVATIONNORTH ELEVATIONSOUTH ELEVATIONEAST ELEVATIONABCDAttachment 1Item 2Packet Page 50
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56FLOOR PLANA-104BUILDING-4Attachment 1Item 2Packet Page 51
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ROOF PLANA-134BUILDING-4NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 1Item 2Packet Page 52
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELEVATIONSA-204BUILDING-4Attachment 1Item 2Packet Page 53
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56WALL SECTIONSA-304BUILDING-4EAST ELEVATIONNORTH ELEVATIONWEST ELEVATIONSIM.SOUTH ELEVATIONAABCDAttachment 1Item 2Packet Page 54
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56TRASH ENCLOSURE & MONUMENT SIGNTR-01TRELLIS ELEVATIONSSCALE: N.T.S.8MONUMENT SIGNSCALE: N.T.S.7Attachment 1Item 2Packet Page 55
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56COLOR MATERIAL BOARDCM-01BIKE RACKS04.25.2018BPAINT: DEC 759 HICKORYBY: DUNN EDWARDSGPAINT: DEC 745 CHAPARRALBY: DUNN EDWARDSMPAINT: DE6366 SILVER SPOONBY: DUNN EDWARDSCPAINT: DET 482 ALAMEDA OCHREBY: DUNN EDWARDSHPAINT: DEC 746 APACHE TANBY: DUNN EDWARDSDPAINT: DE 773 HEATHERBY: DUNN EDWARDSJPAINT: DET 507 GOTHIC REVIVAL GREENBY: DUNN EDWARDSEPAINT: DEC 795 GRAY PEARLBY: DUNN EDWARDSKPAINT: DEC 6376 LOOKING GLASSBY: DUNN EDWARDSFPAINT: DET 542 TRANQUIL SEASHOREBY: DUNN EDWARDSLPAINT: SW 7710 BRANDY WINEBY: SHERWIN WILLIAMS3STORE FRONTBY: ARCADIACOLOR:DARK BRONZE5STUCCO FINISHBY: HIGHLAND STUCCOFINISH: SMOOTH STEEL TROWEL PAINT: BY DUNN EDWARDS7GREEN SCREENBY: GREENSCREEN LANDSCAPEMODEL: MODULAR PANELSCOLOR: MATTE TEXTURE GREEN8WALL SCONCEBY: LUMINISCOLOR: GUN METALMODEL: SYRIOS -SY600LED 6” DOWN LIGHT9WALL SCONCE SERVICE DOORBY: BEGACOLOR: GUN METALMODEL: 33 224 WALL LUMINAIRE11PEDESTRIAN LIGHTSBY: LUMINISMODEL: ECLIPSE MAXI LED, EC871COLOR: GUN METALPOLE: PAA 412APAINT: DEC 757 RINCON COVEBY: DUNN EDWARDS6METAL TRELLIS FRAME /METAL TRELLIS IN FILLBY: GENERAL CONTRACTORFINISH: PAINTED STEEL TUBECOLOR: SW7710 BRANDY WINEBY: DUNN EDWARDS10TRELLIS LIGHTSBY: LIGHTWAYMODEL: PDSW-5 LEDCOLOR: SATIN BLACK12SLIDE ON WIRE CANOPYBY: ACADEMYMODEL: SLIDE ON WIRE CANOPYCOLOR: WHITE 1METAL SIDINGBY: PAC-CLAD PETERSENMODEL:HWP 12 PRECISION WALL PANELCOLOR: GRAPHITE2METAL FASCIABY: GENERAL CONTRACTORCOLOR: DE6376 LOOKING GLASS SEMI GLOSSBY: DUNN EDWARDS4STORE FRONT GLASSBY: ARCHITECTURAL GLASS PRODUCTSVITRO GLASSCOLOR: 1” CLEAR FLOAT GLASSAttachment 1Item 2Packet Page 56
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CALIFORNIAMASTER SIGN PROGRAMNOVEMBER 6, 2020NKT TFB 1, LLC684 Higuera Street, Suite BSan Luis Obispo, CA 93401T: 805.541.900435 Hugus Alley, Suite 200Pasadena, CA 91103Prepared by:Prepared for:13215TMA Attachment 2Item 2Packet Page 57
I. PURPOSE AND INTENTII. GENERAL PROPERTY OWNER / TENANT REQUIREMENTIII. PROHIBITED SIGNSIV. ILLEGAL SIGNSV. ABANDONED SIGNSVI. GENERAL SIGN TYPESVII. GENERAL PROVISIONS AND CONSTRUCTION REQUIREMENTSVIII. EXHIBITSPAGE33344478Attachment 2Item 2Packet Page 58
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM3I. PURPOSE AND INTENTTh e purpose of this Master Sign Program is to ensure that the signage in the commercial center refl ects the integrity and overall aesthetic value of the project. Conformity with this Program will be strictly enforced. Th e property owner and/or tenant, at the expense of the tenant, shall remove any non-conforming, illegal, and/or abandoned signs within thirty (30) days of tenants departure or notifi cation by the City. It shall be the property owners responsibility to ensure that all on-site signage is kept in good repair at all times. While the City of San Luis Obispo’s Sign Ordinance regulates all signage.this Master Sign Program is prepared to be site specifi c.Refer to City of San Luis Obispo’s Municipal Code Chapter 15.40 for Sign Regulations and Article X: Defi nitions within the regulations for a glossary of words and phrases.II. GENERAL PROPERTY OWNER / TENANT REQUIREMENTS1. Prior to manufacture, fabrication and/or installation of any sign, the tenant shall submit to property owner or property owner’s agent for written approval, three copies of detailed drawings. Th ese drawings shall include the building elevations to which the signs are to be attached; sign dimensions, graphics, location, color and method of attachment. Th is approval must be obtained prior to submittal to the City of San Luis Obispo.2. Property owner shall review and provide tenant with approval or disapproval. All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the sole right of the property owner.3. If Property owner disapproves or conditionally approves the detailed sign drawings, property owner shall note on a set of the sign drawings, or separately, the reasons for such disapproval or conditional approval, and thereaft er property owner, tenant and tenant’s sign contractor shall consult, as necessary, to achieve approvable sign drawings consistent with the approved concept design and this Master Sign Program.4. Prior to the manufacturing and installation of any sign, the tenant or his sign company shall obtain all appropriate permits from the City of San Luis Obispo.5. Tenant wall signs will be limited to the tenant’s name, logo, and /or logotype. Th e use of brand name logos will not be allowed on the sign unless it is specifi cally included in the tenant’s business name.6. In the event the tenant vacates his or her premise, it is their responsibility to patch all holes and paint surface(s) to match existing color of fascia. All holes shall be patched with like-kind material (i.e. stucco patch for stucco, no caulking allowed) In addition, the tenant shall provide a blank panel for any freestanding sign that was previously occupied.III. PROHIBITED SIGNS1. Paper, cardboard or Styrofoam signs, stickers or decals.2. Signs that block ingress or egress such as a a sandwich-board sign.3. Exposed fastenings and/or exposed raceways.4. Animated signs (i.e. changing colors, fl ashes, blinks) or other moving sign components.5. Free standing pole signs.6. Roof mounted signs.7. Any sign reasonably considered a public nuisance.8. Signs that produce smoke, sound or other emissions.9. Can signs.10. Advertising devices such as attraction boards, posters, banners, fl ags, bow/feather, streamers, blimps and balloons unless considered a permissable temporary sign as defi ned herein.11. Signs attached to trees.12. Any sign unlawfully installed, erected, or maintained.13. Signs on raceways.14. Banner signs unless approved by permit for temporary use.15. Any sign not allowed by the City of San Luis Obispo Sign Ordinance.Attachment 2Item 2Packet Page 59
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM4IV. ILLEGAL SIGNS1. Signs constructed, erected, painted, relocated, enlarged, altered or otherwise modifi ed without benefi t of a building permit are considered illegal and subject to removal.2. Property owners shall be responsible for removing illegal signs within 30 days from the date of City or landlord notifi cation. Removal of illegal tenant signs will be removed at tenant expense.V. ABANDONED SIGNS1. Abandoned signs shall include all sign categories and shall be considered those signs for which a tenant or business owner no longer occupies the site upon which the sign is located.2. Property owners shall be responsible for removing abandoned signs within 45 days of departure of the tenant or business at tenant’s expense.VI. GENERAL SIGN TYPESAll tenant proposed signage must be approved by Landlord/Property Owner and obtain a sign permit from the City of San Luis Obispo.WALL SIGNSTh e following standards are applicable to the construction and placement of wall signs:NumberTh e number of wall signs shall be limited to the following:1. For single tenants, maximum of one (1) wall sign for each building face is allowed, with a maximum of three (3) wall signs. 2. For multiple-tenants in one building, each tenant is allowed a maximum of two (2) wall signs. Wall Sign Location Th e location of wall signs shall be limited to the following:1. A wall sign shall be attached parallel to and in front of any exterior wall of a building and shall not protrude more than 12 inches from the wall of the building to which it is attached or attached to the top of the awning. 2. No wall sign shall project above the building parapet or eave line nor extend below the “Sign Placement Area” (as defi ned below). Wall signs shall not be higher than 25’-0” AFF., except for Building-1.3. Wall signs shall not be permitted on freestanding exterior walls or fences upon the property.Refer to Exhibits for specifi c sign locations.Wall sign area shall be limited to the following: See Exhibits for the allowed sign area per tenant and sign. Th e sign area is calculated by determining the number of square feet of the smallest rectangle(s) within which a sign face can be enclosed. Th e maximum length of a wall sign shall not exceed 80% of the horizontal length of linear frontage of the leased premises including front, sides and/or rear. Sign must maintain a clear 12” on each side. Th e maximum sign height of a wall sign shall not exceed 80% of the vertical distance of the * “Sign Placement Area”. Signs must maintain a clear of twelve (12) inches on each side. In no event shall the allowable letter height be required to be less than twelve (12) inches.* “Sign Placement Area” is the largest fl at and uninterrupted wall plane of either a primary or secondary façade, not to include windows. Attachment 2Item 2Packet Page 60
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM5Content. Th e content of a wall sign shall be limited to the business name and/or logo. Advertisement of products or business phone numbers or web sites shall not be contained within a wall sign.Fabrication Fabrication of wall signs shall conform to the following standards:1. Only individual channel letters, including reverse channel letters, and sculpted cabinet signs are permitted. Business names shall consist of internally illuminated channel or channel letters which are illuminated by a direct source of light which shall be approved by property owner at its sole discretion. Letters shall be industry standard acrylic or acrylic with translucent vinyl overlays. 2. Individual letters and sculpted panels shall be recessed, framed or otherwise decoratively defi ned to add relief to the sign design. Letters shall be push through or routed through.3. Exterior of letters to be coated in a color submitted to and approved by property owner, interior coated white. All returns shall be same color as face of letters or backing of the sign.4. Fabrication methods of wall signs other than those described shall be reviewed for consistency with the building architecture and the design guidelines found within this Master Sign Program.PROJECTING SIGNS (BLADE SIGNS) Th e following standards are applicable to the construction and placement of projecting signs:QuantityOne projecting sign per tenant in multi-tenant building allowed. Location1. Attached perpendicular to the exterior wall of building primary frontage.2. May not extend above building parapet or roof eave line of wall or structure to which projecting sign is attached.3. May not be supported by devices located on roof nor any area extending above building eave or parapet. 4. Must maintain clearance of 8 feet from grade of adjoining public right-of-way or sidewalk.5. Must maintain minimum distance of 10 feet between one another whether on same or separate parcels.6. Separate structures/tenant spaces with shared walls: must maintain minimum distance of 5 feet from property/lease line separating structures/tenant spaces.7. Freestanding buildings: must maintain minimum distance of 3 feet from edges of building’s exterior side wall or primary frontage or secondary frontage. 8. Not permitted on freestanding exterior walls, fences, or light fi xtures. Projecting Sign SizeMaximum of 6 square feet in sign area. Projection from building is minimum 2 feet and maximum 3 feet from building face.Attachment 2Item 2Packet Page 61
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM6PERMANENT WINDOW SIGNSAny sign placed upon window glazing or within 12 inches from the face of a window intended to be visible from the building’s exterior shall be considered a window sign. Window signs do not include business hours of operation. Window signs shall be subject to the following standards:1. A permit from the City of San Luis Obispo for all window signs shall be obtained prior to their installation.Window Sign AreaCannot cover more than 15% of the clear glass window area or 24 square feet, whichever is less. Th e sign area counts towards tenants allowable sign area.Maintenance1. Window signs shall be considered abandoned once the business or tenant to which they pertain no longer occupies the building or tenant space and thus shall be subject to regulations and processes outlined within the Abandoned Signs section of this Master Sign Program.2. Temporary window signs are specifi cally addressed under the Temporary Signs section of this Master Sign Program.PERMISSIBLE TEMPORARY SIGNS/BANNERS Th e following limitations shall be applicable to all temporary signs/banners:1. All signs/banners shall be constructed of plastic, vinyl, canvas, non-rigid or other weather resistant fl exible material. Paper, cardboard, clear plastic or other similar material shall not be permitted for banner fabrication.2. Temporary sign/banner shall not be used in lieu of a permanent sign.3. Temporary sign/banner shall only be allowed on the building frontage that is leased by the tenant.4. All banners shall be attached to an exterior building wall, located below the eave or roof parapet. No banners shall be permitted above the eave or roofl ine, on freestanding light fi xtures, ancillary buildings, vehicles, landscape features or plant materials. 5. A permit from the City of San Luis Obispo for all temporary signs/banners shall be obtained prior to their installation. Review of size, material, and location of the banner shall be conducted by the Planning Division.6. All temporary banners shall be clean and properly maintained. Torn, faded, sagging or detached banners shall be immediately removed, replaced or repaired.COMMERCIAL CENTER IDENTIFICATION SIGNTh e content of a multi-tenant freestanding sign shall be limited to the name of the center with the optional addition of a logo, character representation or other decorative feature as well as identifi cation of individual tenants. A maximum of six (6) tenants are allowed on the sign structure.Sign LocationCommercial center identifi cation sign shall not obstruct the line of sight of vehicles or pedestrians at the intersection unless an exception is granted by Public Works Director and / or Community Development Director.Sign HeightMaximum height of shopping center identifi cation sign is 16 feet, as measured from adjacent fi nished grade.QuantityOne commercial center identifi cation sign is allowed along Broad Street (MS-1) and another along Tank Farm Road (MS-2). See site plan for location.Sign Design1. Sign must be supported by a solid base equal to or greater than 60 percent of the sign width.2. A minimum of eight (8) inch letters may be used for the name of the center on multi-tenant freestanding signs.Attachment 2Item 2Packet Page 62
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM7BUILDING-1 MONUMENT SIGN Sign LocationSign shall not obstruct the line of sight of vehicles or pedestrians at the intersection unless an exception is granted by Public Works Director and / or Community Development Director.Sign HeightMaximum height of NPOVNFOUTJHO feet, as measured from adjacent finished grade.QuantityOne NPOVNFOU sign is allowed along Broad Street (MS-3). See site plan for location.Sign Design1. Sign must be supported by a solid base equal to or greater than 60 percent ofthe sign width.2. A minimum of eight (8) inch letters may be used for the name of the centeron freestanding signs.DIRECTIONAL SIGNS Directional Sign AreaDirectional signs shall not exceed twelve (12) square feet for ground mounted structures and wall mounted structures. All directional signs shall be placed entirely on private property and shall not extend into the public right-of-way, public alley or street.VII. GENERAL PROVISIONS AND CONSTRUCTION REQUIREMENTS1. Signs must be made of durable rust-inhibiting materials that are appropriateand complimentary to the building.2. Channel letters and logo sections to have a depth return of 4-5 inches forbuilding signs. Routed out aluminum panel with acrylic and vinyl back-up formonument signs.3. Electrical components must match the exact specifi cations of the approveddesign.4. Surface brightness of all illuminated materials shall be consistent in allletters. Light leaks will not be permitted. Refer to San Luis Obispo MC15.40.430Illumination for standards.5. All signage to be wired with high grade sleeved G.T.O. and have U.L. approved electro-bits.6. No exposed conduit or crossovers will be allowed.7. Underwriter’s Laboratory approved labels shall be affi xed to all electricalfi xtures. Fabrication and installation of electrical signs shall comply with allnational and local building and electrical codes.8. Penetrations into building walls, where required, shall be made waterproof.9. Th e City of San Luis Obispo Community Development Director shall havethe fi nal authority to interpret all provisions of this Master Sign Program.10. Any major modifi cation to the Master Sign Program shall require the priorreview and approval of a new master sign program approved by the City of SanLuis Obispo Community Development Director.Attachment 2Item 2Packet Page 63
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM8NXXSIGNAGE LOCATIONS - SITE PLANMAX SIGN AREA ALLOCATION PER TENANT:TENANTS 7,000 AND BELOW: 100 SFTENANTS 7,000 SF -15,000 SF: 150 SFTENANTS 15,000 AND ABOVE: 200 SF BUILDING 1: SIGN A: 100 SF SIGN B: 100 SF SIGN C: 100 SFBUILDING 2: TENANT A: 100 SF TENANT B: 100 SF TENANT C: 100 SFBUILDING 3: TENANT A: 100 SF TENANT B: 100 SF TENANT C: 100 SF BUILDING 4: TENANT A: 100 SF TENANT B: 100 SF TENANT C: 100 SFCOMMERCIAL CENTER ID SIGNMS-1: 93.3 SF EACH SIDEMS-2: 93.3 SF EACH SIDEMS-3: 69.0 SF EACH SIDETOTAL: 255.6 SFMONUMENT SIGNS (MULTI-TENANT)TENANT WALL SIGNLEGENDMS-1BUILDING #SIGN COUNT X X1A1C1B2B2C3A4A4B4C4E4F4D3B3C3D3E3F2E2F2D2AMS-3MS-1MS-2TANK FARM ROADBROAD STREETAttachment 2Item 2Packet Page 64
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM9COMMERCIAL CENTER ID SIGN - TWO SIDED WITHIN PLANTER (MS-1 & MS-2) PANEL PANEL SIGN PANEL AREA HT. WIDTH SIGN AREA SIGN PANEL 1 3’-4” 10’-0” 33.3 SF SIGN PANEL 2 2’-0” 10’-0” 20 SF SIGN PANEL 3 2’-0” 5’-0” 10 SF SIGN PANEL 4 2’-0” 5’-0” 10 SF SIGN PANEL 5 2’-0” 5’-0” 10 SF SIGN PANEL 6 2’-0” 5’-0” 10 SF PROPOSED TOTAL 93.3 SF EACH SIDE Tenant sign panel width and height is restricted to architecture/sign placement area and must maintain a clear 2” on each side. Signage is to be centered within sign panel.MONUMENT SIGNS (MS-1 & MS-2)SIDE ELEVATIONFRONT ELEVATIONAttachment 2Item 2Packet Page 65
3'-4"10'-0"1'-2"2'-6"4'-0"+10'-0"+8'-3"+1'-4 1/4"METAL SIDINGCOLOR: GRAPHITEBY: PAC-CLAD PETERSENSHEET METALTO MATCH COLOR: DE6366SILVER SPOONBY: DUNN EDWARDSSMOOTH PLASTER FINISHPAINT: DET482 ALAMEDA OCHREBY: DUNN EDWARDSALUMINUM PANEL, WITHBACK LIT PUSH THRU LETTERS.SIGNAGE CABINETCONCRETE BASESTREET SIDE13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM10Tenant sign panel width and height is restricted to architecture/sign placement area and must maintain a clear 2” on each side. Signage is to be centered within sign panel.MONUMENT SIGN (MS-3)SIDE ELEVATIONFRONT ELEVATIONMONUMENT SIGN - TWO SIDED WITHIN PLANTER (MS-3) PANEL PANEL SIGN PANEL AREA HT. WIDTH SIGN AREA SIGN PANEL 1 6’-10.75” 10’-0” 69.0 SF PROPOSED TOTAL 69.0 SF EACH SIDE Attachment 2Item 2Packet Page 66
46'-11 1/2"42'-11 1/4"21'-11"Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM11BUILDING 1 - ELEVATIONSKEYPLANNBuilding 1 Tenant is allowed:3 Wall Signs BUILDING 1 ELEVATIONS SIGN AREA MAX1A 86.76 SF1B 86.76 SF1C 86.76 SFTOTAL SIGN AREA ALLOWED FOR ALL SIGNS 300 SF1A1A1B1CEAST ELEVATION (FACING BROAD STREET)Wall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.1A1C1BAttachment 2Item 2Packet Page 67
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM12BUILDING 2 - ELEVATIONSKEYPLANNWEST ELEVATION (FACING PARKING LOT) NORTH ELEVATION (FACING PARKING LOT) EAST ELEVATION (FACING BROAD STREET)SOUTH ELEVATION (FACING TANK FARM ROAD)2F2A2B2C2D2E2D2E2C2B2A2FWall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.BUILDING 2 TENANT SIGN SIGN AREA MAXTENANT A 2A 50 SF 2B 50 SFTENANT B 2C 50 SF 2D 50 SFTENANT C 2E 50 SF 2F 50 SFBuilding 2 Tenants are allowed:2 Wall Signs and 1 Blade SignAttachment 2Item 2Packet Page 68
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM13BUILDING 3 - ELEVATIONSKEYPLANNWEST ELEVATION (FACING PARKING LOT) NORTH ELEVATION (FACING PARKING LOT) EAST ELEVATION (FACING BROAD STREET)SOUTH ELEVATION (FACING TANK FARM ROAD)3F3E3C3B3D3ABuilding 3 Tenants are allowed:2 Wall Signs and 1 Blade SignBUILDING 3 TENANT SIGN SIGN AREA MAXTENANT A 3A 50 SF 3B 50 SFTENANT B 3C 50 SF 3D 50 SFTENANT C 3E 50 SF 3F 50 SFWall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.3A3B3C3E3F3DAttachment 2Item 2Packet Page 69
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM14BUILDING 4 - ELEVATIONSKEYPLANNWEST ELEVATION (FACING PARKING LOT) NORTH ELEVATION (FACING PARKING LOT) EAST ELEVATION (FACING BROAD STREET)SOUTH ELEVATION (FACING TANK FARM ROAD)4F4A4B4C4E4DBuilding 4 Tenants are allowed the following:2 Wall Signs and 1 Blade SignBUILDING 4TENANT SIGN SIGN AREA MAXTENANT A 4A 50 SF 4B 50 SFTENANT B 4C 50 SF 4D 50 SFTENANT C 4E 50 SF 4F 50 SFWall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.4A4B4C4E4F4DAttachment 2Item 2Packet Page 70
Addendum #1 to the Initial
Study/Mitigated Negative Declaration
for the Northwest Corner Broad &
Tank Farm Mixed-Use Commercial /
Assisted-Living Center, San Luis
Obispo, California
FEBRUARY 2021
PREPARED FOR
City of San Luis Obispo
PREPARED BY
SWCA Environmental Consultants
Attachment 3Item 2
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ADDENDUM #1 TO THE INITIAL STUDY/MITIGATED
NEGATIVE DECLARATION FOR THE NORTHWEST CORNER
BROAD & TANK FARM MIXED-USE COMMERCIAL /
ASSISTED-LIVING CENTER, SAN LUIS OBISPO, CALIFORNIA
Prepared for
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
Attn: Tyler Corey, Principal Planner
Prepared by
SWCA Environmental Consultants
1422 Monterey Street, Suite C200
San Luis Obispo, CA 93401
(805) 543-7095
www.swca.com
SWCA Project No. 27640.18
February 2021
Attachment 3Item 2
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Addendum #1 to IS/MND for the Northwest Corner Project
i
CONTENTS
Introduction ........................................................................................................................................ 1
Purpose of Addendum ........................................................................................................................... 1
Project Revisions ................................................................................................................................... 2
Minor Technical Changes to the MND ................................................................................................. 2
Basis for Addnendum ............................................................................................................................ 4
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Addendum #1 to IS/MND for the Northwest Corner Project
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Addendum #1 to IS/MND for the Northwest Corner Project
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INTRODUCTION
On September 15, 2020, the City of San Luis Obispo (City) adopted a Mitigated Negative Declaration
(MND; SCH #2019049030) for the proposed Northwest Corner Broad & Tank Farm Mixed-Use
Commercial / Assisted-Living Center Project (Northwest Corner Project) and approved the project
entitlements (tentative tract map, development plan, Airport Area Specific Plan [AASP] amendment,
General Plan amendment, and rezone). The project includes a five (5)-lot subdivision on two parcels with
a combined area of approximately 10.07 acres. The General Plan amendment, Airport Area Specific Plan
amendment, and rezone changed the designations of the project site from Business Park (BP) to
Community Commercial with Special Focus Overlay (C-C-SF). Lot 1 of Vesting Tentative Tract Map
(VTTM) 3115 is currently under development with an assisted living and memory care facility on 4.79
acres. No development plan entitlements were submitted or approved for development on Lots 2 through
5, but the MND analyzed a conceptual commercial center on 5.28 acres, subject to future review and
entitlement actions. The applicant has now submitted development plans for a commercial center on Lots
2-5 with minor revisions from what was analyzed in the MND (see discussion below).
The commercial center project site is located within the AASP located at 3985 Broad Street, San Luis
Obispo, California 93401.
PURPOSE OF ADDENDUM
Pursuant to Section 21166 of CEQA and Section 15162 of the State CEQA Guidelines, when a lead
agency has adopted an MND for a project, a subsequent MND does not need to be prepared for the
project unless the lead agency determines that one or more of the following conditions are met:
1. Substantial project changes are proposed that will require major revisions of the previous MND
due to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects;
2. Substantial changes would occur with respect to the circumstances under which the project is
undertaken that require major revisions to the previous MND due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously identified
significant effects; or
3. New information of substantial importance that was not known and could not have been known
with the exercise of reasonable diligence at the time the previous MND was adopted shows any of
the following:
a. The project will have one or more significant effects not discussed in the previous MND;
b. Significant effects previously examined will be substantially more severe than identified
in the previous MND;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible, and would substantially reduce one or more significant effects of the project, but
the project proponent declines to adopt the mitigation measures or alternatives; or
d. Mitigation measures or alternatives that are considerably different from those analyzed in
the previous MND would substantially reduce one or more significant effects on the
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Addendum #1 to IS/MND for the Northwest Corner Project
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environment, but the project proponent declines to adopt the mitigation measures or
alternatives.
Preparation of an Addendum to an MND is appropriate when none of the conditions specified in Section
15162 (above) are present and some minor technical changes to the previously adopted MND are
necessary (see discussion below).
PROJECT REVISIONS
The MND analyzed a conceptual commercial center consisting of a medical office and retail/restaurant
space. Conceptual site plans showed that the proposed medical office would likely be a 45,000 square-
foot independent detached building located near the SESLOC property to the north that would house the
Dignity Health Comprehensive Cancer Center, an outpatient cancer treatment and education center. The
proposed retail/restaurant development was presumed to consist of three buildings for retail or restaurant
use totaling 15,000 square feet in three (3) independent detached buildings (5,000 square feet each).
The conceptual site plan for the commercial center that was analyzed in the MND was configured with
retail/restaurant buildings along the southeastern corner of the site, adjacent to the Tank Farm-Broad
Street intersection. The proposed medical office was located at the northeast corner of the site, across
from SESLOC and fronting Broad Street. Parking was anticipated to primarily be located at the interior of
the site, between the commercial center uses and the Westmont Living facility.
The applicant has now submitted development plans for a proposed commercial center on Lots 2-5
(“proposed project”). While the proposed project is consistent with the conceptual development that was
anticipated in the MND, the following minor project revisions have been made:
x The height of the medical office is proposed at 42.5 feet with architectural features up to 52 feet.
The MND assumed all structures would be 35 feet or less in height with architectural features not
exceeding 45 feet in height, consistent with the Community-Commercial designation.
x The size of the medical office is proposed at 46,745 square-feet, where the MND assumed a
maximum floor area of 45,000 square feet.
The site configuration of Lots 2-5 and all other commercial center details remain as previously analyzed.
MINOR TECHNICAL CHANGES TO THE MND
The minor proposed project revisions noted above are relevant to the Aesthetics and Airport Hazards
discussion areas of the MND.
Aesthetics. The MND determined that the proposed project would modify foreground views to the north
and northeast through the site, foreground and middle ground views as experienced from Tank Farm
Road, and foreground views from Broad Street. The MND cited the 2003 AASP FEIR which determined
that urbanization of the AASP would irreversibly change the visual character of the south end of the city
from that of a low density semi-rural area to a more intensely developed, suburban area. This change was
determined to be significant and unavoidable and a statement of overriding considerations was adopted by
the City Council. The MND did not identify any new or more significant aesthetic impacts beyond what
was identified in the 2003 AASP FEIR and no mitigation measures were required.
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Addendum #1 to IS/MND for the Northwest Corner Project
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The proposed height increase and floor area increase of the proposed project’s medical office building is
beyond the maximum building height of 35 feet (45 feet for architectural projections) of the Community-
Commercial designation. The additional height is requested with the intent to better fulfill the Land Use
Element Special Focus area objectives as follows:
x The building height accommodates the internal height requirements for the integrated cancer care
center (ICCC); a community medical resource.
x The Broad Street right-of-way is 100-feet ± wide. The proposed ICCC building at the north east
corner of the site is in an appropriate proportional scale to the width of the frontage road.
x The 3-story structure provides the needed operational floor area for the use within a smaller
footprint. This allows the ground level design to provide the connection features described in the
Special Focus area and specifically provides the following:
o A new bus turn-out;
o A grade separated bike lane;
o Sidewalks and internal pedestrian pathways;
o A pedestrian creek walk;
o A strong and active pedestrian ordinated design at the corner of Broad Street and Tank
Farm, and;
o Provision for the necessity of on-site parking.
The MND identified that placement of a single-story structures adjacent to the Tank Farm Road/Broad
Street intersection, would help ensure views of the hills are not lost while approaching the intersection or
turning north onto Broad Street. The proposed retail/restaurant buildings would be located adjacent to the
Tank Farm Road/Broad Street intersection and would be single-story (26 feet in height) and the additional
height of the medical office would not affect these views from the intersection.
As described in the MND, views of the site are generally blocked by the existing SESLOC building,
ornamental landscaping, and street trees when travelling south on Broad Street. Travelling north on Broad
Street, public views consist of street-frontage landscaping, commercial development, and shopping
centers, with intermittent views of the South Hills, which are predominately blocked by existing
eucalyptus trees on the project site. The additional height of the medical office (7 feet over what was
analyzed in the MND) would not alter this view experience and would be consistent with the height of the
SESLOC development to the north.
Additionally, the previous Business Park (BP) designation of the site that was analyzed in the 2003 AASP
FEIR allowed for heights up to 45 feet with architectural features up to 52 feet.
The proposed height increase would not be in conflict with applicable zoning and other regulations
governing scenic quality and no new or more severe impacts would occur beyond what was previously
analyzed in the MND and 2003 AASP FEIR.
Airport Hazards.The project site is located in the vicinity of the San Luis Obispo County Regional
Airport and the County Airport Land Use Plan (ALUP)area. The project site is subject to the City’s
Airport Overlay Zone (AOZ), which allows development based on the development standards for the
zone. On September 19th, 2018 the Airport Land Use Commission (ALUC) found the assisted living and
memory care facility (Lot 1) and grocery/shopping center (Lots 2-5) consistent with the ALUP based on a
series of findings and conditions that would render the project consistent with the ALUP. The MND
determined that because the conceptual commercial center was different from the grocery/shopping center
that was reviewed by ALUC, development on Lots 2-5 would require a new consistency finding with the
ALUP which could result in additional conditions from the ALUC. The MND determined that with
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Addendum #1 to IS/MND for the Northwest Corner Project
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incorporation of all conditions from the ALUC related to development on Lots 2-5, impacts would be less
than significant in terms of safety hazards to those living and working on the project site.
On January 20, 2021 the proposed project for Lots 2-5 was reviewed by the ALUC, which determined
that the proposed height increase and site design modifications are consistent with the ALUP, in part
because the additional height request was supported by a Federal Aviation Administration (FAA)
Determination of No Hazard to Air Navigation which determined that the proposed maximum height of
the commercial center would not exceed obstruction standards or be a hazard to air navigation. No new or
more severe impacts would occur beyond what was previously analyzed in the MND.
BASIS FOR ADDENDUM
In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has
determined that this Addendum to the adopted MND is necessary to document changes or additions that
have occurred in the project description since the MND was originally adopted. The changes proposed are
relatively minor in nature and, as documented above, would not result in any new significant
environmental effects or a substantial increase in the severity of previously identified significant effects.
Additionally, no new information of substantial importance that was not known and could not have been
known with the exercise of reasonable diligence at the time the previous MND was adopted has been
identified. The City has reviewed and considered the information contained in this Addendum and finds
that the preparation of subsequent CEQA analysis that would require public circulation is not necessary.
This Addendum does not require circulation because it does not provide significant new information that
changes the adopted MND in a way that deprives the public of a meaningful opportunity to comment
upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such
an effect. The City shall consider this Addendum with the adopted MND as part of the approval of the
commercial center project.
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Meeting Date: March 1, 2020
Item Number: 3
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 302 South St. FILE NUMBER: ARCH -0380-2020
APPLICANT: Cristina Pires
For more information contact Walter Oetzell, Assistant Planner at 781-7593 or woetzell@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
The applicant proposes to further develop a residential
site on the north side of South Street, between Beebee
Street and Exposition Drive, with two new residential
duplex buildings comprised of two dwellings each, with
associated site improvements. An additional Accessory
Dwelling Unit is proposed to be established by
conversion of an existing dwelling on the site, which,
together with an existing Accessory Dwelling Unit, will
result in a total of two Accessory Dwelling Units in
addition to the four proposed new dwellings.
Present Use: Residential (Single-Family Dwelling and
associated Accessory Dwelling Unit)
Zoning: Medium-Density Residential (R-2)
General Plan: Medium Density Residential
Surrounding Uses: (East, West, North, South): Single-family Residential, Multi-Family Residential.
2.0 PROPOSED DESIGN
Architecture: Contemporary
Materials: Stucco, corrugated metal, standing seam metal roof
Colors: White, Rust-Colored, Black
3.0 FOCUS OF REVIEW
The ARC’s role is to review the proposed project in terms of its consistency with the City’ Community
Design Guidelines (CDG). The project is subject to Moderate Development Review, and the Commission
will provide a recommendation to which will be forwarded to the Planning Commission (Zoning
Regulations § 17.106.040 (A) (1)). The project design is depicted in the Project Plans submitted with this
application, incorporated into this report as Attachment 1.
Community Design Guidelines: www.slocity.org/home/showdocument?id=2104
Figure 1: 302 South
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4.0 DISCUSSION ITEMS
4.1 Community Design Guidelines
The City’s Community Design Guidelines provide guidance on General Design Principles (Chapter 2) to
be considered in the design of all development, along with guidelines for Site Planning and Other
Design Details (Chapter 6), including landscaping and parking facilities, applicable to a wide range of
projects. More specific guidance for this project may be found in guidelines for Site and Building Design
(Chapter 2) Residential Project Design (Chapter 5), and Site Planning and Other Design Details
(Chapter 6) Relevant aspects of the project’s consistency with these guidelines is summarized in the
table below, particularly where further discussion of consistency is warranted.
Highlighted Sections Discussion Items
General Design Principles
§§ 2.1 & 2.2: Site and
Building Design
The site design exhibits similarities with developed residential sites in
the vicinity, in that it places residential dwellings in the front and the
rear portions of a long parcel fronting both Branch and South Streets
(note that access from South Street is discouraged for new
development, as described in Council Resolution 2596, Attachment 2
to this report). It differs from the predominant pattern in that four
primary and two accessory dwelling units are proposed, distributed
among three buildings, where most parcels are developed with two
primary single-family dwellings.
Figure 2: 302 South Street, Units 5 & 6, view from Branch St. (North Elevation)
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Architecturally, the contemporary design of the new buildings, and
extensive use of metal as a siding and roofing treatment, departs from
the more conventional residential architecture of the area, where
wood, stucco, and asphalt shingle roofing set the character. The
transition from the Branch Street frontage to the project is dominated
by an expansive permeable paver driveway area, does not reveal the
building entries, and provides only a small patch of landscaped area.
Discussion Items The Commission should consider how well the proposed design fits in
with the best examples of appropriate site design and architecture in
the vicinity of the site, and any appropriate direction to the applicant
as to opportunity for refinement of:
▪ the materials palette, for better consistency with the more
conventional architectural character of the neighborhood; and
▪ the transition to the project from the Branch Street frontage,
particularly the location and detailing of building entries, the extent
of paved area, and the selection and extent of landscape plantings
and associated features
Residential Project Design Guidelines
§ 5.2 H: Garages and
Carports
The arrangement of five parking spaces across the Branch Street frontage of
the project (two 2-car garages and one uncovered parking space in the
driveway) and the accompanying expanse of driveway area results in a
garage- and driveway-dominated street view.
§ 5.3 B: Building design As discussed in General Design Principles above, the design of proposed new
buildings introduces a contemporary form, detailing, and materials to a
neighborhood with a predominately conventional residential architectural
vernacular, rather than incorporating the traditional architectural
characteristics of existing houses in the neighborhood.
§ 5.4 C Multi-family
project architecture
These guidelines address the problems associated with higher density
developments through appropriate site planning, parking layout, circulation
patterns, building design, and landscaping.
Dwelling Unit Access Main entrances to individual units should be from adjoining streets, with
distinctive architectural elements and materials used to highlight primary
entrances. The proposed design hides unit entries at the side of the site and
buildings, and does not utilize any distinctive elements or materials to
highlight entrances.
Discussion Items The Commission should consider the dominance of the street view by
garages and driveway area, and lack of visibility or distinction of
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building entries, and any appropriate direction to the applicant as to
opportunity for refinement of:
▪ the placement and detailing of building entries so that they are
distinctive and more visible from the project frontage;
▪ landscaping and site features, such as planted areas, walkways, and
appropriately-scaled fencing, to reduce the dominance of the
garages and to highlight and enhance building entries;
▪ the placement and arrangement of required parking spaces to
reduce the dominance of vehicle parking in the project street view
Site Planning, Other Design Details
§ 6.1 F: Solid waste service
areas
Solid waste collection bins for the new dwellings are arrayed alongside Unit 2
in a location that is some distance from two of the units, and in a manner that
may generate unpleasant visual and odor impacts to Unit 2.
§ 6.2 Landscaping The proposed project design provides comparatively sparse landscaping for a
six-dwelling development. Such minimal landscaping does not enhance the
building architecture, provide aesthetic links and transitions within the site,
or shade, nor does it exhibit imaginative combinations of plantings and
hardscape, as encouraged by these guidelines.
§ 6.3: Parking Facilities The proposed parking layout exhibits an illogical arrangement wherein
parking for one building is provided within another building, and parking for
Unit 4 is placed on the South Street frontage, at a considerable distance from
the unit and requiring that the occupant of the unit walk immediately
adjacent to Unit 2 to access the space, compromising that unit’s privacy.
Bicycle parking for the new dwellings is not explicitly depicted or detailed,
beyond a general note on the Site Plan indicating eight bike parking spaces to
be provided between the two new buildings.
Discussion Items The Commission should consider whether the proposed landscaping
achieves the purposes set out in Community Design Guidelines, and
whether the solid waste collection area, and proposed parking layout
(including bicycle parking) are functionally effective. Provide direction
to the applicant as appropriate, where opportunity exists for
refinement of:
▪ the placement and screening of solid waste collection areas, for
convenience to the units served and to avoid deleterious impacts to
dwellings in the project;
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▪ the landscape design, to enhance landscaping and related site
features to achieve the City’s landscape design goals, particularly to
enhance the project appearance and building architecture, soften
the visual impact of buildings and paving, and provide imaginative
combinations of plantings and hardscape;
▪ the parking layout, to logically locate parking serving new dwellings
for convenience and to preserve privacy for units within the project,
including the appropriate placement of bicycle parking for new
dwellings.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Maximum Residential Density (density units) 2.5 2.52
Setbacks1
Front2
Side (West)
Side (East)3
Rear
15
9 to 12 feet
5 to 19 feet
(N/A – Existing)
20
8 to 11 feet
5 to 12 feet
(N/A)
Maximum Building Height
Units 3 & 4
Units 5 & 6
25 feet
28 feet
35 feet
35 feet
Max Lot Coverage 42% 50%
Minimum Lot Area 9,000 sq. ft. 5,000 sq. ft.
Parking Requirement (Mixed-Use Development)
Multi-Unit Residential
Vehicle Parking Spaces
(5 bedrooms @ 0.75 spaces per bedroom)
Bicycle – Long Term
4
8
4
8
Table Notes
1. Required setbacks are depicted on Schematic Elevation Drawings (Attachment 1, Sheets DP5 and DP6)
2. Exception to standard requested, pursuant to Front Setback Averaging provisions (Zoning § 17.70.170 (D) (1) (a); see
Setback Exhibit (Attachment 3)
3. Exception requested, to allow minor encroachment into side setback for small portion of building wall
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6.0 ACTION ALTERNATIVES
6.1 Continue review of the project with direction to the applicant and staff on pertinent issues.
This is the recommended action, to allow opportunity for the applicant to consider design
refinements to address the discussion items identified in this staff report.
6.2 Recommend that the Community Development Director find the project consistent with
applicable Community Design Guidelines, with any appropriate recommendations for
conditions to enhance consistency with those guidelines. This action is not recommended at
this time, as the project design exhibits inconsistency with design guidelines, as identified in
the discussion items above.
6.3 Recommend that the Community Development Director find the project to be inconsistent
with applicable Community Design Guidelines, citing reasons for the recommendation,
related to consistency with applicable design guidelines. This action is not recommended at
this time because opportunity exists to modify the project design for better consistency with
design guidelines, pursuant to Commission guidance and direction.
7.0 ATTACHMENTS
1. Project Plans
2. Council Resolution 2596
3. Site Setback Exhibit
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GRTRTGGRTRTGGRTGRT(E) LANDSCAPE5'-0"SETBACK(E) DRIVEWAY(E) SIDEWALKS O U T H S T R E E T(E) 12" TREE(E) 12" TREE(E) 20" TREE8'-6"5'-5"(86'-0" R.O.W.)(E) WATER METER TO BE UPGRADE TO 1" SERVICE5'-7"11'-0" ROW6"4'-0"13'-0" ROWEXISTING DRIVEWAYAPPROACH TO REMAINNEW N 0°03'00"W 82'-7"(E) NEIGHBORING DRIVEWAY APRON TO REMAIN15'-0" SETBACKNEW N 0°03'00"W 82'-7"30'-0" CENTERLINE OF ROADUNIT 5GARAGEUNIT 3GARAGE5'-6"SETBACK(E) 6'-0" WOOD FENCEEXISTINGUNIT 1302 SOUTHPROPOSED(2 BEDROOM ADU)NO PARKINGEXISTINGUNIT 2302ASOUTH(1 BEDROOM ADU)NO PARKINGB R A N C H S T R E E T(E) CONCRETE(E) CONCRETE(E) SIDEWALK(E) SIDEWALK8'-6"11'-2"UNIT 6PARKING(E) LANDSCAPE(E) POWER POLE(8) NEW BIKE PARKINGSPACESUNITS 5 & 6 TRASH PICKUP AREA(E) GATE12'-0"19'-0"11'-412"15'-612"27'-1012"NEW GATE12'-0"21'-1"PERMEABLEPAVERS16'-0" TO 2ND LEVEL20'-0" TO GARAGE17'-9" TO STAIR TOWERCONCRETE PERMEABLE GROUND COVERDROUGHT TOLERANT LANDSCAPENEW 15 GAL TREE PER CITY APPROVED LISTPERMEABLE PAVERSSAN LUIS OBISPO, CAVICINITY MAPSITEDP1TITLE SHEET AND SITE PLAN19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020BRANCH STREET - MINOR ARC APPLICATIONPROPOSED SITE PLAN3/32" = 1'-0"EXISTING SITE SUMMARYLOCAL ZONING:APN:LEGAL DESCRIPTION:003-739-001R-2 ADJACENT USE: BRANCH ST.NORTHSOUTHEASTWESTSOUTH STR2 RESIDENTIAL R2 RESIDENTIAL PROPOSED USE:EXISTING USE:SINGLE FAMILY HOME WITH ATTACHED ADULOT 13 IN BLOCK 7 OF SOUTHSIDE ADDITION OF THE CITY OF SAN LUISOBISPO, IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA, ACCORDING TO MAP RECORDEDDECEMBER 17, 1891 IN BOOK B, PAGE 36 OF MAPS, IN THEOFFICE OF THE COUNTY RECORDER OF SAID COUNTY.PROPOSED SITE SUMMARYEXISTING GROSS LOT AREA:DENSITY:PROPOSED USE:(4) RESIDENTIAL UNITS AND (2) ACCESSORY UNITSEXISTING USE:SINGLE FAMILY HOME WITH ATTACHED ADUPROPOSED VEHICLE PARKING: 5 BEDROOMS X 0.75 = 3.75 SPACES (4 SPACES PROVIDED) 9,180 SQ,FT, / 43,560 SQ.FT. = 0.21 (12) =2.53 UNITS PROJECT DESCRIPTIONSCOPE OF WORK TO INCLUDE CONVERTING EXISTING 302 SOUTH MAIN RESIDENCEINTO A 2 BEDROOM ADU. CONSTRUCTING A TWO STORY DUPLEX CONSISTING OF 2(1) ONE BEDROOM UNITS. AND CONSTRUCTING AN ADDITIONAL 2 STORY DUPLEXCONSISTING OF (1) 1 BEDROOM AND (1) 2 BEDROOM UNITS. THIS PROJECT SHALL BEIN CONFORMANCE WITH AB 881 SECTION 1.5. 65852.2.(E)(1)(D) AND READS: “NOT MORETHAN TWO ACCESSORY DWELLING UNITS THAT ARE LOCATED ON A LOT THAT HAS ANEXISTING MULTIFAMILY DWELLING, BUT ARE DETACHED FROM THAT MULTIFAMILY DWELLINGAND ARE SUBJECT TO A HEIGHT LIMIT OF 16 FEET AND FOUR FOOT REAR YARD AND SIDESETBACKS.”TITLE SHEET / PROPOSED SITE PLAN DP-1SHEET INDEXTOTAL: 10 SHEETSDP-2 UNIT 1 & 2 - EXISTING FLOOR PLANS TYPE , NO FIRE SPRINKLERS 2 BEDROOM RESIDENCE W/ ATTACHED ADUEXISTING USE:3 BEDROOM ADU RESIDENCEPROPOSED USE:1 STORY2 BEDROOMS - 1,122 SQ.FT. BUILDING AREA:BUILDING SUMMARYNUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 1DIRECTORYDUSTIN & CRISTINA PIRES302 SOUTH ST.SAN LUIS OBISPO, CA. 93401TEL: 805.710.9111OWNER:REP:CRISTINA PIREStinapires@yahoo.comEMAIL:9,180 SQ.FT. / 0.21 ACRESDP-5 UNIT 3 & 4 - PROPOSED ELEVATIONSDP-6REFER TO SITE PLAN FOR LOCATIONS. NADENSITY:TYPE , NO FIRE SPRINKLERS 1 BEDROOM ADUEXISTING USE:1 BEDROOM ADU (NO CHANGE)PROPOSED USE:1 STORY (NO CHANGE)560 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 2NADENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 580 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 30.5 UNITS DENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:2ND FLOOR WITHIN 2 STORY STRUCTURE 493 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 40.5 UNITS DENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 547 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 50.5 UNITSDENSITY:TYPE , FIRE SPRINKLERS 2 BEDROOM RESIDENCE PROPOSED USE:2 STORY 1ST FLOOR - 142 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 61.0 UNITSDENSITY:2ND FLOOR - 1,350 SQ.FT. TOTAL - 1,492 SQ.FT. DP-3 UNIT 3 & 4 - PROPOSED FLOOR PLANS DP-4 UNIT 5 & 6 - PROPOSED FLOOR PLANS UNIT 5 & 6 - PROPOSED ELEVATIONS(4) RESIDENTIAL UNITS AND (2) ACCESSORY UNITSDP-1.2 EXISTING SURVEYLANDSCAPE LEGENDPROPOSED EXCEPTIONS1. FRONT YARD SETBACK OF 15' TO ALIGN WITH THE AVERAGE FRONT SETBACK OF CURRENTRESIDENCES ON BRANCH STREET. NOTE: GARAGE DOORS WILL REMAIN AT 20' SETBACK TOALLOW AMPLE CAR CLEARANCE. THIS EXCEPTION WILL ALLOW OTHER FEATURES OF THE HOMETO REMAIN PROUD OF THE GARAGE WALL, WHILE STILL PRESERVING BACKYARD SPACE ANDMAINTAINING THE NATURAL FRONT SETBACK ESTABLISHED BY PREVIOUS HOMES ON BRANCHSTREET. 2. SIDE YARD SETBACK EXCEPTION ON THE SECOND STORY AT THE ENTRYWAY/STAIRCASE OF UNIT6 AND UNIT 4. THIS WOULD ALLOW FOR AN INTERIOR STAIRCASE AT UNIT 6 AND A MORE PRIVATEENTRY DOOR TO PROTECT NEIGHBOR PRIVACY AND POTENTIALLY SCREEN MECHANICALEQUIPMENT. WHILE UNIT 4 IS NOT AN INTERIOR STAIRCASE, THE SOLID RAIL DETAIL PROVIDESPRIVACY FOR THAT HOMEOWNER. IMAGINE WALKING INTO YOUR HOME WEARING A SKIRTWHERE PEOPLE CAN EASILY SEE THROUGH RAILING. THE ADJACENT LOT ON THAT END OF THEPROPOSED RESIDENCE IS ALSO AT AN UPSLOPE WHICH WOULD MAKE A SLIGHTLY HIGHERSETBACK MORE ACCEPTABLE. REFER TO ELEVATIONS FOR GRAPHIC REPRESENTATION.UNDER ZONING REGS 17.70.170, D., 2., E. THE FOLLOW ITEMS APPLY: I. WHEN THE PROPERTY THAT WILL BE SHADED BY THE EXCEPTED DEVELOPMENT WILL NOT BEDEVELOPED OR WILL NOT BE DEPRIVED OF REASONABLE SOLAR EXPOSURE, CONSIDERING ITSTOPOGRAPHY AND ZONING;II. WHEN THE EXCEPTION IS OF A MINOR NATURE, INVOLVING AN INSIGNIFICANT PORTION OF TOTALAVAILABLE SOLAR EXPOSURE;VI. WHERE NO SIGNIFICANT FIRE PROTECTION, EMERGENCY ACCESS, PRIVACY OR SECURITY IMPACTSARE LIKELY TO RESULT FROM THE EXCEPTION.PROPOSED BIKE PARKING:4 UNITS X 2 SPACES PER UNIT = 8 SPACES PROVIDED REFER TO SITE PLAN FOR LOCATIONS. LOT COVERAGE:(PROPOSED) 3,826 SQ.FT. / (EXISTING) 9,180 SQ.FT. = 42% COVERAGE FRONT YARD (IMPERVIOUS) PAVING: (PROPOSED) 80 SQ.FT. / (EXISTING) 1,000 SQ.FT. = 8% PAVING 35'-0" PER ZONINGMAX BLDG HEIGHT:15'-0" SINGLE STORY (NO CHANGE)UNIT 1 & 2 BLDG HEIGHT:24'-10" (REFER TO ELEVATIONS) UNIT 3 & 4 BLDG HEIGHT:27'-6" (REFER TO ELEVATIONS) UNIT 5 & 6 BLDG HEIGHT:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:DP-7 UNIT 3 & 4 - PROPOSED ELEVATIONSDP-8 UNIT 5 & 6 - PROPOSED ELEVATIONSDP-1.3 SITE GRADING, DRAINAGE, & UTILITY PLAN. ATTACHMENT 1Item 3Packet Page 85
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ROBERTSHEETDP1.2ATTACHMENT 1Item 3Packet Page 86
GRTRTGGRTRTGGRTGRTS O U T H S T R E E T(86'-0" R.O.W.)(E) WATER METER TO BE UPGRADE TO 1" SERVICENEW N 0°03'00"W 82'-7"(E) GAS SERVING UNITS 1 & 2 TO REMAINNEW N 0°03'00"W 82'-7"B R A N C H S T R E E TUNITS 5 & 6181.00 FF(E) POWER POLENEW UPGRADED SEWER LATERAL P.O.C. FOR NEW DRAINAGE TO TIEINTO EXISTING DRAINAGE SYSTEM(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAINSLOPESLOPESLOPESLOPESLOPESLOPEEXCEPT LIMITEDDRAINAGE FROM ADJACENTPROPERTIESEXCEPT LIMITEDDRAINAGE FROM ADJACENTPROPERTIESSLOPESLOPEUNITS 3 & 4180.50 FFUNITS 1 & 2180.25 FF181.25 NG180.65 NG179.57 NG178.00 FS177.13 NG(E) DRAINDP1.3GRADING, DRAINAGE, &UTILITY PLAN19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020GRADING, DRAINAGE, AND UTILTY PLAN3/32" = 1'-0"ATTACHMENT 1Item 3Packet Page 87
TRUENORTH13'-11"3'-334"10'-514"12'-0"27'-8"10'-1112"5'-012"25'-1012"9'-712"3'-10"14'-212"27'-8"12'-0"19'-712"8'-1"5'-312"2'-1012"13'-11"49'-912"7'-11"41'-1012"49'-912"1-107BEDROOM 11-106BATH1-105HALL1-102GREAT ROOM 1-103DINING 1-104KITCHEN1-108BEDROOM 22-104BEDROOM 2-103BATH2-102KITCHEN2-101GREAT ROOM 1-101ENTRYEXISTING 302A SOUTH (ADU)TO REMAIN AS-IS NO CHANGE.EXISTING 302 SOUTHTO BE CONVERTED TO (ADU)1-107BEDROOM 11-106BATH1-105HALL1-102GREAT ROOM 1-103NEW BEDROOM 31-104KITCHEN1-108BEDROOM 22-104BEDROOM 2-103BATH2-102KITCHEN2-101GREAT ROOM 1-101ENTRY1-109NEW PANTRYCONVERT EXISTING DININGROOM INTO 3RD BEDROOM13'-11"3'-334"10'-514"12'-0"27'-8"10'-1112"5'-012"14'-4"9'-712"3'-10"14'-212"27'-8"12'-0"19'-712"8'-1"5'-312"2'-1012"13'-11"49'-912"7'-11"41'-1012"49'-912"EXISTING 302A SOUTH (ADU)TO REMAIN AS-IS NO CHANGE.2'-912"8'-9"4'-412"4'-1112"(E) EGRESS WINDOW19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP2EXISTING & PROPOSED UNITS 1 & 2FLOOR PLANS0842116(EXISTING) UNITS 1 & 2 - 1ST FLOOR PLANS1/4" = 1'TYPE , NO FIRE SPRINKLERS 2 BEDROOM RESIDENCE W/ ATTACHED ADUEXISTING USE:3 BEDROOM ADU RESIDENCEPROPOSED USE:1 STORY (NO CHANGE) 2 BEDROOMS - 1,122 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 1NADENSITY:TYPE , NO FIRE SPRINKLERS 1 BEDROOM ADUEXISTING USE:1 BEDROOM ADU (NO CHANGE)PROPOSED USE:1 STORY (NO CHANGE)560 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 2NADENSITY:(PROPOSED) UNITS 1 & 2 - 1ST FLOOR PLANS1/4" = 1'R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:ATTACHMENT 1Item 3Packet Page 88
TRUENORTHW/DRANGEREFERW/DRANGEREFER10'-11"17'-1012"37'-112"8'-4"4'-0"14'-512"21'-512"20'-1"10'-11"22'-7"3'-712"37'-112"3-101ENTRY3-102GREAT ROOM3-103BATH3-104BEDROOM 3'-0"10'-11"17'-1012"37'-112"4'-812"21'-512"20'-1"3'-8"15'-7"33'-6"3-101ENTRY3-102GREAT ROOM3-103BATH3-104BEDROOM 3'-712"3'-3"11'-0"10'-1014"6'-714"2'-712"17'-512"4'-0"4'-0"2'-712"2'-712"EXTERIOR DECK19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP3PROPOSED UNITS 3 & 4FLOOR PLANS0842116UNIT 3 - 1ST FLOOR1/4" = 1'UNIT 4 - 2ND FLOOR 1/4" = 1'TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 580 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 3 0.5 UNITS DENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:2ND FLOOR WITHIN 2 STORY STRUCTURE 493 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 4 0.5 UNITS DENSITY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:ATTACHMENT 1Item 3Packet Page 89
TRUENORTHW/DRANGEREFERELEC.12'-11"12'-0"9'-1"24'-11"34'-0"22'-0"11'-612"5'-512"17'-0"41'-0"2'-0"17'-0"24'-0"41'-0"20'-1"13'-11"34'-0"14'-6"16'-612"3'-1112"35'-0"1'-4"5'-8"14'-3"4'-8"18'-11"19'-2"45'-9"24'-0"10'-112"11'-712"45'-9"19'-412"11'-112"3'-1112"34'-512"(PARKING FOR UNIT 5)5-101GARAGE (PARKING FOR UNIT 3)3-101GARAGE 6-101ENTRY5-104GREATROOM 5-102BEDROOM 5-103BATH6-202DINING6-201LIVING6-203KITCHEN6-204HALL6-205BATH6-208BEDROOM 26-206BEDROOM 1EXTERIOR DECK24'-10"1'-0"8"6-102BATHROOM12'-0"12'-0"20'-10"19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP4PROPOSED UNITS 5 & 6FLOOR PLANS0842116UNIT 5 - 1ST FLOOR 1/4" = 1'UNIT 6 - 2ND FLOOR 1/4" = 1'TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 547 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 5 0.5 UNITSDENSITY:TYPE , FIRE SPRINKLERS 2 BEDROOM RESIDENCE PROPOSED USE:2 STORY 1ST FLOOR - 142 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 6 1.0 UNITSDENSITY:2ND FLOOR - 1,350 SQ.FT. TOTAL - 1,492 SQ.FT. R3 RESIDENTIAL BUILDING OCCUPANCY:ATTACHMENT 1Item 3Packet Page 90
SECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET12'-10" (194.33')TOP OF PARPET18'-10" (200.33')SECOND FLOOR9'-6" (190.5')PLATE8'-0" (188.5')FIRST FLOORFINISH FLOOR2169910PLPLSECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET18'-10" (200.33')TOP OF PARPET12'-10" (194.33')SECOND FLOOR9'-6" (190.5')FIRST FLOORFINISH FLOORPLATE8'-0" (188.5')TOP OF PARAPET19'-6" (208.5')PLATE19'-6" (201.0')REQUESTED SETBACK EXCEPTIONR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.0202153PLPLR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.020REQUESTED SETBACK EXCEPTIONSECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET18'-10" (200.33')TOP OF PARPET12'-10" (194.33')SECOND FLOOR9'-6" (190.5')FIRST FLOORFINISH FLOORPLATE8'-0" (188.5')TOP OF PARAPET19'-6" (208.5')PLATE19'-6" (201.0')TOP OF PARPET18'-10" (200.33')2153SECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET12'-10" (194.33')TOP OF PARPET18'-10" (200.33')SECOND FLOOR9'-6" (190.5')PLATE8'-0" (188.5')FIRST FLOORFINISH FLOOR2153699ELEVATION REFERENCE NOTES1. 3 COAT STUCCO, SMOOTH FINISH, WHITE2. VERTICAL RIBBED METAL SIDING, (MATTE BLACK, NON REFLECTIVE)3. VERTICAL CORRUGATED METAL SIDING, (RUST COLORED, NON REFLECTIVE)4. STANDING SEAM METAL ROOFING, (WHITE, NON REFLECTIVE)5. MATTE BLACK WINDOWS6. MATTE BLACK DOORS7. BLACK SECTIONAL GARAGE DOOR W/ LITES8. ELECTRICAL SWITCH GEAR9. MATTE BLACK LED WALL SCONCE TO MEET DARK SKY STANDARDS10. LED RECESSED CANNED LIGHTING TO MEET DARK SKY STANDARDS19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP5UNIT 3 & 4SCHEMATIC ELEVATIONSNORTH ELEVATION3/16" = 1'-0"WEST ELEVATION3/16" = 1'-0"EAST ELEVATION3/16" = 1'-0"SOUTH ELEVATION3/16" = 1'-0"GENERAL LIGHTING NOTESA. ALL EXTERIOR LIGHTING PROPOSED SHALL BESHIELDED AND DIRECTED DOWNWARDS INTO THEDEVELOPMENT, FULLY CONTAIN DIRECT GLARE ON SITE,AND SHALL BE HOODED AND SHIELDED, ACCORDINGLY.B. LIGHT INTENSITY SHALL. BE NO MORE THANDETERMINED NECESSARY FOR SAFETY PURPOSES.C. LIGHT SOURCES SHALL BE OF ENERGY EFFICIENTDESIGN (E.G. SODIUM-BASED, METAL HALIDE, LED, ETC..)D. NON-GLARE LIGHTING SHALL BE USED THROUGHOUTTHE PROPOSED PROJECT.E. ANY SECURITY LIGHTING SHALL. BE SCREENED SUCHTHAT LIGHTS ARE NOT VISIBLE AT A DISTANCE OF 30FEET.A. R-2 ZONING MAXIMUM HEIGHT ABOVE NATURAL GRADE SHALL NOTEXCEED 35'-0"B. REFER TO SITE PLAN FOR SETBACK DIMENSIONS.C.EXTERIOR CONSTRUCTION MATERIAL SHALL COMPLY WITH THEIGNITION RESISTANT CONSTRUCTION STANDARDS IN CALIFORNIARESIDENTIAL CODE R327.D. ALL EXTERIOR MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BESCREENED OR INCORPORATED INTO THE DESIGN OF BUILDINGS SO ASNOT TO BE VISIBLE FROM THE PUBLIC RIGHT-OF-WAY OR ADJACENTRESIDENTIAL ZONES. EQUIPMENT TO BE SCREENED INCLUDES, BUT ISNOT LIMITED TO, ALL ROOF-MOUNTED EQUIPMENT, AIR CONDITIONERS,HEATERS, UTILITY METERS, CABLE EQUIPMENT, TELEPHONE ENTRYBOXES, BACKFLOW PREVENTIONS, IRRIGATION CONTROL VALVES,ELECTRICAL TRANSFORMERS, PULL BOXES, AND ALL DUCTING FOR AIRCONDITIONING, HEATING, AND BLOWER SYSTEMS. SCREENINGMATERIALS SHALL BE CONSISTENT WITH THE EXTERIOR COLORS ANDMATERIALS OF THE BUILDING. EXCEPTIONS TO THIS SECTION ARESUBJECT TO THE DIRECTOR’S REVIEW AND APPROVAL VIA DIRECTOR’SACTION (CHAPTER 17.108: DIRECTOR’S ACTION). IN GRANTING AREQUEST FOR AN EXCEPTION, THE DIRECTOR SHALL FIND SCREENING ISINFEASIBLE DUE TO HEALTH AND SAFETY OR UTILITY REQUIREMENTS.GENERAL NOTESATTACHMENT 1Item 3Packet Page 91
PLSECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')TOP OF PARPET19'-6" (208.5')3156224999PLPLR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.020SECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')TOP OF PARPET19'-6" (208.5')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')REQUESTED SETBACK EXCEPTION215371010SECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')TOP OF PARPET19'-6" (208.5')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')PLPLR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.020REQUESTED SETBACK EXCEPTION152231010SECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')TOP OF PARPET19'-6" (208.5')PL315246810ELEVATION REFERENCE NOTES1. 3 COAT STUCCO, SMOOTH FINISH, WHITE2. VERTICAL RIBBED METAL SIDING, (MATTE BLACK, NON REFLECTIVE)3. VERTICAL CORRUGATED METAL SIDING, (RUST COLORED, NON REFLECTIVE)4. STANDING SEAM METAL ROOFING, (WHITE, NON REFLECTIVE)5. MATTE BLACK WINDOWS6. MATTE BLACK DOORS7. BLACK SECTIONAL GARAGE DOOR W/ LITES8. ELECTRICAL SWITCH GEAR9. MATTE BLACK LED WALL SCONCE TO MEET DARK SKY STANDARDS10. LED RECESSED CANNED LIGHTING TO MEET DARK SKY STANDARDS19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP6UNIT 5 & 6SCHEMATIC ELEVATIONSNORTH ELEVATION3/16" =1'-0"WEST ELEVATION3/16" =1'-0"EAST ELEVATION3/16" =1'-0"SOUTH ELEVATION3/16" =1'-0"GENERAL LIGHTING NOTESA. ALL EXTERIOR LIGHTING PROPOSED SHALL BESHIELDED AND DIRECTED DOWNWARDS INTO THEDEVELOPMENT, FULLY CONTAIN DIRECT GLARE ON SITE,AND SHALL BE HOODED AND SHIELDED, ACCORDINGLY.B. LIGHT INTENSITY SHALL. BE NO MORE THANDETERMINED NECESSARY FOR SAFETY PURPOSES.C. LIGHT SOURCES SHALL BE OF ENERGY EFFICIENTDESIGN (E.G. SODIUM-BASED, METAL HALIDE, LED, ETC..)D. NON-GLARE LIGHTING SHALL BE USED THROUGHOUTTHE PROPOSED PROJECT.E. ANY SECURITY LIGHTING SHALL. BE SCREENED SUCHTHAT LIGHTS ARE NOT VISIBLE AT A DISTANCE OF 30FEET.GENERAL NOTESA. R-2 ZONING MAXIMUM HEIGHT ABOVE NATURAL GRADE SHALL NOTEXCEED 35'-0"B. REFER TO SITE PLAN FOR SETBACK DIMENSIONS.C.EXTERIOR CONSTRUCTION MATERIAL SHALL COMPLY WITH THEIGNITION RESISTANT CONSTRUCTION STANDARDS IN CALIFORNIARESIDENTIAL CODE R327.D. ALL EXTERIOR MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BESCREENED OR INCORPORATED INTO THE DESIGN OF BUILDINGS SO ASNOT TO BE VISIBLE FROM THE PUBLIC RIGHT-OF-WAY OR ADJACENTRESIDENTIAL ZONES. EQUIPMENT TO BE SCREENED INCLUDES, BUT ISNOT LIMITED TO, ALL ROOF-MOUNTED EQUIPMENT, AIR CONDITIONERS,HEATERS, UTILITY METERS, CABLE EQUIPMENT, TELEPHONE ENTRYBOXES, BACKFLOW PREVENTIONS, IRRIGATION CONTROL VALVES,ELECTRICAL TRANSFORMERS, PULL BOXES, AND ALL DUCTING FOR AIRCONDITIONING, HEATING, AND BLOWER SYSTEMS. SCREENINGMATERIALS SHALL BE CONSISTENT WITH THE EXTERIOR COLORS ANDMATERIALS OF THE BUILDING. EXCEPTIONS TO THIS SECTION ARESUBJECT TO THE DIRECTOR’S REVIEW AND APPROVAL VIA DIRECTOR’SACTION (CHAPTER 17.108: DIRECTOR’S ACTION). IN GRANTING AREQUEST FOR AN EXCEPTION, THE DIRECTOR SHALL FIND SCREENING ISINFEASIBLE DUE TO HEALTH AND SAFETY OR UTILITY REQUIREMENTS.ATTACHMENT 1Item 3Packet Page 92
19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP7UNIT 3 & 4SCHEMATIC PERSPECTIVESNW PERSPECTIVENTSSW PERSPECTIVENTSSE PERSPECTIVENTSNE PERSPECTIVENTSATTACHMENT 1Item 3Packet Page 93
19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP8UNIT 5 & 6SCHEMATIC PERSPECTIVESNW PERSPECTIVENTSSW PERSPECTIVENTSSE PERSPECTIVENTSNE PERSPECTIVENTSATTACHMENT 1Item 3Packet Page 94
RES,%,JTION NO. 2596 (1974 Serie ,,'
A RESOLUTION OF THE COUNCIL OF THE CITY OF
SA1 LUIS OBISPO ADOPTING A POLICY FOR
DEVELOPP•JENT ALONG SOUTH STREET.
i
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
The following policy concerning access to South Street
as recommended to the Council by the Planning Commission at
its meeting of April 2, 1974, is hereby adopted:
1. Access onto South Street should be restricted where
alternate means of access are available.
2. Creation of .lots that have access only on South
Street should be avoided.
3. Creation of substandard lots on South Street should
not be allowed.
4. Lots having frontage on both South Street and
another street should not be subdivided, except by the deep
lot provisions with all access onto a street other than
South Street.
On motion of Councilman Brown, seconded by Councilman
Gurnee, and on the following roll call vote:
AYES: Councilmen Brown, Graham., Gurnee, Norris
and Mayor Schwartz
NOES: None
ABSENT: None
the foregoing Resolution was passed and adopted this 15th day
of April, 1974.
ATTEST:
R 2596
ATTACHMENT 2Item 3
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ATTACHMENT 3Item 3Packet Page 96