HomeMy WebLinkAbout07-14-2021 PC Agenda Packet
Planning Commission
AGENDA
Wednesday, July 14, 2021, 6:00 p.m.
City Hall, 990 Palm Street, San Luis Obispo
The Planning Commission will resume in-person meetings on July 14, 2021 in the Council Chambers
at City Hall, 990 Palm Street, San Luis Obispo. We will no longer be using Zoom.
For Remote Viewing - Members of the public who wish to watch the meeting:1.
Televised live on Charter Cable Channel 20•
View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city•
View the City’s new Online Streaming Service:
https://www.slocity.org/government/mayor-and-city-council/agendas-and-minutes
•
To provide Public Comment - The Planning Commission will be accepting Public Comment in
the following ways:
2.
Mail or Email Public Comments received by 3:00 PM on the day of meeting•
Submit via email to advisorybodies@slocity.org•
U.S. Mail to City Clerk's Office at 990 Palm Street, San Luis Obispo, CA 93401•
All emails and letters will be archived/distributed to commissioners, however,
submissions after 3:00 p.m. on the day of the meeting may not be
archived/distributed until the following day. Emails and letters 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 to leave a voicemail; State and spell your name, reference the
agenda item number you are calling about, and leave your comment. Voicemails
are limited to 3 minutes. All voicemails will be forwarded to the commissioners and
saved as Agenda Correspondence. Voicemails will not be played during the
meeting.
•
Submit a video; Limited to 3 minutes, email your mp4 video to
advisorybodies@slocity.org or drop off a USB containing the video to the City
Clerk’s Office at 990 Palm Street, San Luis Obispo, CA 93401. Videos will be
forwarded to the commissioners and saved as Agenda Correspondence. Videos will
not be played during the meeting.
•
In-Person Public Comment during the meeting•
Submit a speaker card to the City Clerk prior to Public Comment being opened for
the item you would like to speak on.
•
Pages
1.CALL TO ORDER
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
At this time, people may address the Commission about items not on the
agenda. Comments are limited to three minutes per person. Items raised at this
time are generally referred to staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Planning Commission to pull an item for discussion. The public may
comment on any and all items on the Consent Agenda within the three-minute
time limit.
Recommendation:
To approve Consent Item 3a.
3.a.CONSIDERATION OF MINUTES 5
Minutes of the Planning Commission meeting of May 26, 2021.
4.PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this
agenda may be limited to considering only those issues raised at the public
hearing or in written correspondence delivered to the City of San Luis Obispo at,
or prior to, the public hearing. If you wish to speak, please give your name and
address for the record. Please limit your comments to three minutes; consultant
and project presentations limited to six minutes.
4.a.REVIEW OF THE DRAFT ENVIRONMENTAL IMPACT REPORT
(DRAFT EIR) PREPARED FOR THE 600 TANK FARM ROAD
PROJECT
9
Recommendation:
To receive and file all public testimony related to the Draft EIR.
4.b.REVIEW OF A CONDITIONAL USE PERMIT FOR A NEW CANNABIS
RETAIL STOREFRONT, SLO ROOTS, IN THE SERVICE
COMMERCIAL (C-S) ZONE
29
Recommendation:
Adopt a Resolution entitled, “A Resolution of the San Luis Obispo
Planning Commission granting a Conditional Use Permit for the
establishment and operation of a Cannabis Retail Storefront, to be
established in two phases, including a Categorical Exemption from
Environmental Review as represented in the Planning Commission
Agenda Report and attachments dated July 14, 2021 (3535 South
Higuera Street, USE-0142-2021).”
5.COMMENT AND DISCUSSION
5.a.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update on upcoming projects from Deputy Community
Development Director Tyler Corey.
6.ADJOURNMENT
The next Regular Meeting of the Planning Commission meeting is scheduled for
July 28, 2021 at 6:00 p.m. in the Council Chambers located at City Hall, 990
Palm Street, San Luis Obispo, California.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--
please see the Clerk
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.
Planning Commission regular meetings are televised live on Charter Channel
20. Agenda related writings or documents provided to the Planning Commission
are available for public inspection on the City’s website:
http://www.slocity.org/government/advisory-bodies. Meeting video recordings
can be found on the City’s website:
http://www.slocity.org/government/department-directory/city-clerk/on-demand-
meeting-videos
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, May 26, 2021
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, May 26, 2021 at 6:07 p.m., via teleconference, by Chair Robert Jorgensen.
ROLL CALL
Present: Commissioners Hemalata Dandekar, Mike Wulkan, Vice Chair Nicholas
Quincey, and Chair Robert Jorgensen
Absent: Commissioners Michael Hopkins, Steve Kahn, and Michelle Shoresman
Staff: Community Development Director Michael Codron, Deputy Community
Development Director Tyler Corey, Assistant City Attorney Markie
Jorgensen, and Deputy City Clerk Kevin Christian
1. CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY VICE CHAIR
QUINCEY, CARRIED 4-0-3 (Commissioner Hopkins, Kahn, and Shoresman absent)
to approve the Planning Commission Minutes of April 28, 2021.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Public Comments:
None
--End of Public Comment—
PUBLIC HEARINGS
2. Review of a Tentative Tract Map (Tract 3157) to create 23 residential lots on an
existing 4.98-acre site within the Low-Density Residential (R-1) zone. Project includes
the extension of Stanford Drive, which will connect to an extension of Cuesta Drive.
An Initial Study/Mitigated Negative Declaration is proposed (CEQA); Project
Address: 468 & 500 Westmont. Case #: SBDV-0169-2020 & EID-0170-2020; Alice
Jo Meinhold Survivors Trust/Andrew G. Meinhold, owner/applicant.
Page 5 of 165
Planning Commission Meeting Minutes
May 26, 2021
Page 2 of 3
Associate Planner Kyle Van Leeuwen presented the staff report and responded to
Commission inquiries with input given by Supervising Civil Engineer Hal Hannula,
Transportation Manager Luke Schwartz, and Community Development Director
Michael Codron.
Applicant representative, Katie Rollins, Canon Corporation, and Kevin Merk, project
biologist, provided a brief overview of the project and responded to questions raised.
Chair Jorgensen opened the public hearing.
Public Comment:
Maryann Stansfield
Becky Keehn
Robert Schroeter
Rayleen Wight
Genevieve Czech
Adolph Czech
Eileen Amaral
—End of Public Comment—
Chair Jorgensen closed the public hearing.
ACTION: MOTION BY VICE CHAIR QUINCEY, SECOND BY COMMISSIONER
WULKAN, CARRIED 4-0-3 (Commissioner Hopkins, Kahn, and Shoresman absent)
to continue this item to the June 23, 2021 Planning Commission meeting to allow for
completion of the environmental review period, incorporating all comments given
during the 5/26/2021 meeting, directing staff to work with the applicant to review
alternative grading concepts to preserve as many large trees as possible, and to
address concerns raised related to transportation and traffic impacts.
3. Review of the City’s Public Draft Parks + Recreation Blueprint for the Future: 2021-
2041 (Parks and Recreation Plan and General Plan Element Update) that will
supersede the 2001 Parks and Recreation Master Plan and General Plan Element. A
Negative Declaration of Environmental Impact pursuant to the California
Environmental Quality Act (CEQA) is recommended for the project; Project Address:
Citywide; Case #: GENP-1942-2018 & EID-0150-2021; Zone: Citywide; City of San
Luis Obispo, applicant.
Parks and Recreation Director Greg Avakian introduced the plan and Senior Planner
Shawna Scott presented the staff report and Mr. Avakian and Ms. Scott responded to
Commission inquiries.
Page 6 of 165
Planning Commission Meeting Minutes
May 26, 2021
Page 3 of 3
Chair Jorgensen opened the public hearing.
Public Comment:
None
--End of Public Comment—
Chair Jorgensen closed the public hearing.
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY
COMMISSIONER WULKAN, CARRIED 4-0-3 (Commissioner Hopkins, Kahn, and
Shoresman absent) to adopt a resolution entitled:
“A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE THE
PARKS AND RECREATION BLUEPRINT FOR THE FUTURE: 2021-2041 (PARKS
AND RECREATION PLAN AND GENERAL PLAN ELEMENT UPDATE) (GENP-
1942-2018, EID-0150-2021; CITYWIDE)”
COMMENT AND DISCUSSION
4. Agenda Forecast
Deputy Community Development Director Tyler Corey provided an update of
upcoming projects.
ADJOURNMENT
The meeting was adjourned at 9:46 p.m. The next scheduled Regular Meeting of the
Planning Commission for Wednesday, June 9 , 2021 has been cancelled. The following
Regular Meeting of the Planning Commission meeting is scheduled for June 23 ,
2021, 6:00 p.m., via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2021
Page 7 of 165
Page 8 of 165
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE DRAFT ENVIRONMENTAL IMPACT REPORT (DRAFT
EIR) PREPARED FOR THE 600 TANK FARM ROAD PROJECT DURING A 50-DAY
PUBLIC REVIEW PERIOD. THE MEETING IS AN OPPORTUNITY FOR CITY AND
CONSULTANT STAFF TO GATHER INFORMATION FROM THE PUBLIC REGARDING
THE
PROJECT ADDRESS: 600 Tank Farm BY: John Rickenbach, Contract Planner
Phone Number: 805-610-1109
Email: jfrickenbach@aol.com
FILE NUMBER: GENP-0814-2019; FROM: Shawna Scott, Senior Planner
SPEC-0407-2020; EID-0608-2020;
ARCH-0406-2021; SBDV-0407-2021
RECOMMENDATION
Receive public testimony and provide input to City staff and EIR consultant regarding any
additional analysis or data needed to adequately evaluate environmental issu e areas
within the Draft EIR. No action will be taken at this time.
SITE DATA
Applicant
Representative
Current General
Plan Designation
and Zoning
Proposed
General Plan
Designation and
Zoning
Site Area
Environmental
Status
Covelop, Inc.
Stephen Peck; Damien Mavis
Business Park (BP-SP) and
Conservation Open Space (C/OS-
SP) within the Airport Area
Specific Plan
Commercial Services (C-S-SP) and
Conservation Open Space (C/OS-
SP) within the Airport Area
Specific Plan
11.7 acres
A Draft EIR is now under public
review. The public review period
extends from June 15 to August 3,
2021.
Meeting Date: 7/14/2021
Item Number: 4a
Time Estimate: 45 Minutes
Page 9 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 2
SUMMARY
The proposed project is a 280-unit mixed use project on an 11.7-acre site generally north
of Tank Farm Road and west of Acacia Creek. The project entitlements would change
the land use designation and zoning from Business Park to Service Commercial with the
Specific Plan overlay (C-S-SP), which would allow a mixed-use project providing up to
280 residential units and up to 12,500 square feet of commercial -service/office uses
defined in AASP Table 4.3. The project also includes a 2,250 -square foot clubhouse
building with a 2,800-square foot patio area. In addition, various offsite transportation
improvements are not part of the development itself, but are required in order to facilitate
the project, and are therefore also evaluated in the Draft EIR . For additional project
details, please refer to Section 4.0 of this Agenda Report.
A Draft EIR has been prepared to analyze the effects of the project, and is available f or
review on the City’s website at:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2170
1.0 COMMISSION'S PURVIEW
The purpose of this public hearing is to receive a project update and provide a forum for
discussion of the Draft EIR during the public review period for the document. Both
Commission and public testimony at this public meeting should be focused on the con tent
of the Draft EIR, rather than the particular merits of the project itself. The Planning
Commission is not being asked to make a recommendation or take action on the project
at this time. The Commission will formally review the proposed project at a separate public
hearing after the 50-day public review period (June 15 to August 3, 2021) has closed, and
after input has been received from other advisory bodies, including the Tree Committee
and Architectural Review Commission. At that time, the Planning Commission will make
recommendations to the City Council regarding the Final EIR and the project itself.
2.0 SITE INFORMATION
The project site is located at 600 Tank Farm Road, 130 feet northeast of the intersection
of Tank Farm Road and Santa Fe Road, in the southern portion of the City of San Luis
Obispo. The conceptual site plan for the project depicts mixed -use development of two
parcels (Assessor Parcel Numbers [APN] 053-421-002 and 053-421-006) totaling
approximately 11.1 acres. The figure on the previous page shows the project site within
the local context. As shown, the project site also includes a 0.6 -acre portion of the existing
Tank Farm Road frontage and planned future Santa Fe Road alignment in addition to the
proposed improvements on APNs 053-421-002 and 053-421-006. Collectively, these
components comprise the project site for the purposes of the Draft EIR.
Page 10 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 3
Table 1: Site Information
Site Size ~11.7 acres (11.1 acres for development; 0.6 acres for offsite
improvements
Present Use &
Development
Undeveloped; automobile storage
Topography Flat
Access Tank Farm Road; proposed extension of Santa Fe Road
Surrounding Use/Zoning West: Commercial Service/Industrial (undeveloped Chevron
property in unincorporated SLO County)
North: PF (Damon Garcia Sports Field)
East: C/OS; C-S-SP (Acacia Creek and mobile home
park/planned residential beyond)
South: Recreation (Tank Farm Road and undeveloped land
beyond in unincorporated SLO County)
3.0 PREVIOUS ADVISORY BODY REVIEW
On April 21, 2020, the City Council approved the initiation of the project and authorized
the issuance of a Request for Proposals (RFP) for the preparation of an Environmental
Impact Report (EIR) for the project. The Council, with a vote of 5:0, provided direction to
the applicant and staff to work toward a Development Agreement to accomplish the
needed planning area infrastructure outlined in the AASP and maximize housing
opportunities for those individuals in geographic areas included in the City’s annual jobs -
housing balance analysis (Attachment 2, Council Initiation 4.21.20).
On July 16, 2020, the Active Transportation Committee (ATC) reviewed the conceptual
design of the project and by consensus provided 21 directional items regarding the
proposed bicycle and pedestrian connectivity and safety, as well as consistency with the
latest updates to the City’s Active Transportation Plan for the applicant to incorpora te into
the project design and associated materials (Attachment 3, ATC Report and Comments
7.16.20).
On August 17, 2020, the Architectural Review Commission (ARC) reviewed the
conceptual design of the project and by consensus provided nine directional it ems
regarding building orientation in relation to site access and private/common open space
areas, and provided comments on the architectural style of the project in terms of
compatibility between the different uses for the applicant to incorporate into th e project
design and associated materials (Attachment 4, ARC Report and Minutes 8.17.20).
On September 23, 2020, the Planning Commission (PC) reviewed the conceptual design
of the project and by consensus provided seven directional items regarding building
orientation in relation to Tank Farm Road, mixed-use development compatibility, and on-
site and off-site pedestrian and bicycle circulation for the applicant to incorporate into the
project design and associated materials (Attachment 5, PC Report and Minutes 9.23.20).
On December 9, 2020, the PC held a public scoping meeting to discuss the scope of the
EIR being prepared for the 600 Tank Farm Road Mixed-Use Project, no action was taken
(Attachment 6, PC Report and Minutes 12.9.20).
Page 11 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 4
Neither the proposed project nor the Draft EIR have yet been considered by other City
advisory bodies. The project will ultimately be reviewed by the Tree Committee, ARC,
and PC before being considered by the City Council. The project will also be reviewed
by the Airport Land Use Commission (ALUC) to determine whether it is in substantial
conformance with the Airport Land Use Plan (ALUP), which was recently updated on May
26, 2021.
4.0 PROJECT DETAILS
The proposed project is a 280-unit mixed use project on an 11.7-acre site, north of Tank
Farm Road, west of Acacia Creek. The project involves zoning-level entitlements: a
General Plan Map Amendment, a rezone of the property, a Specific Plan Amendment to
the Airport Area Specific Plan (AASP), a Minor Use Permit for a mixed -use project,
Conceptual Site Plan, Major Development Review, and a Tentative Parcel Map. Approval
of these entitlements would allow a final Development Plan (consistent with the
requirements of the granted entitlements), including grading permits, improve ment plans
and building permits to be handled by the City as ministerial approvals.
The project entitlements would change the land use designation and zoning from
Business Park to Service Commercial with the Specific Plan overlay (C -S-SP), which
would allow a mixed-use project providing up to 280 residential units and up to 12,500
square feet of commercial-service/office uses defined in AASP Table 4.3. The project
also includes a 2,250-square foot clubhouse building with a 2,800-square foot patio area.
Transportation improvements funded or constructed by this project include: (1) widening
Tank Farm Road along the project frontage (provid ing two westbound auto lanes,
protected bike lanes, curb/gutter, sidewalk and parkway on the north side of the street),
(2) construction of a roundabout at the intersection of Tank Farm Road and Santa Fe
Road (west), and (3) construction of a portion of the Santa Fe Road Extension north of
Tank Farm Road (including two travel lanes, sidewalks and protected bike lanes on t he
east side). The proposed grading, totaling approximately 29,000 cubic feet, would be
comprised of approximately 17,000 cubic yards of cut and an additional 12,000 cubic
yards of import. Stormwater would be captured in six bioretention areas.
The project is planned to be constructed in two phases. Phase 1 would include 124
multifamily residential units, the completion of Santa Fe Road along the project frontage,
completion of the shared-use bicycle/pedestrian path along Acacia Creek connecting
bicycles and pedestrians from Tank Farm to Damon -Garcia Sports Fields, construction
of the Tank Farm Road/Santa Fe Road (west) roundabout (north, west and east legs with
two westbound lanes and one eastbound lane), and the completion of the frontage
improvements along Tank Farm Road. Phase 2 would include 116 multifamily residential
units, 40 mixed-use units, and 12,500 square feet of commercial-service/office space,
and remaining project improvements.
Figure 1 shows the conceptual site plan for the proposed project.
Page 12 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 5
Figure 1. Proposed Project – Conceptual Site Plan
Page 13 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 6
Table 1 summarizes the proposed project characteristics, including the mix of residential
unit types and building area for the primary components of the project. The applicant
intends to provide a portion of the proposed units below the average size, consi stent with
the project objective to provide a variety of housing opportunities and affordability levels
(refer to the project objectives below). The proportion of units below average size would
be established through an applicant-proposed “affordable by design” housing plan, in
addition to inclusionary housing requirements. The inclusionary housing plan and an
“affordable by design” housing plan have not yet been submitted by the project applicant
but is not required to support the EIR analysis.
Please refer to Section 2.0 of the Draft EIR for a complete description of the proposed
project.
Table 1. Proposed Project Characteristics
Unit Occupancy
Type1 Size (sf) Units Residential
Area (sf)
Non-
Residential
Area (sf)
Acres
(net) Units/Acre2
R3 Occupancy
(1-, 2- and 3-beds)
750-1,450 140 154,000 n/a 6.5 21.7
R4 Occupancy
(studio, 1-, and 2-
bed)
600-925 100 85,700 n/a 2.9 34.7
Mixed Use
(studio and 1-bed)
450-625 40 21,500 12,500 1.5 26.3
Total 450-1,450 280 261,200 12,500 10.9 25.7
sf = square feet
1 Occupancy classification is the formal designation of the primary purpose of the building and pursuant to the
California Building Code, structures are classified with one or more occupancy groups. R3 occupancy are for
when the occupants are primarily permanent in nature, R4 occupancy is for a use type for more than 4 people
but no more than 16 who reside on a 24 hour basis and receive custodial care, Mixed Use occupancy contains
more than one occupancy group.
2 “Density Units” as defined by the City of San Luis Zoning Ordinance (Density Units are the number of
dwellings per net acre, based on dwelling size and number of bedrooms, i.e., studio unit under 600 square feet
equals 0.5 Density Units, while a two-bedroom unit equals 1.0 Density Units).
5.0 GENERAL PLAN GUIDANCE
The project site is located within the Airport Area Specific Plan (AASP) and is currently
designated Business Park (BP) with a small portion of the property within the
Conservation Open Space (C/OS) zone delineating a portion of Acacia Creek, which is
primarily located on the adjacent property to the east. The project entitlements would
change the land use designation under the General Plan and AASP from Business Park
to Service Commercial with the Specific Plan overlay (C -S-SP), which would allow a
mixed-use project providing up to 280 residential units and commercial-service/office
uses defined in AASP Table 4.3. No changes are proposed to the portion of the property
zoned C/OS.
6.0 CEQA PROCESS AND DRAFT EIR CONCLUSIONS
6.1 CEQA Process
City staff in conjunction with its consultants prepared an Initial Study pursuant to the
California Environmental Quality Act (CEQA), which documents and analyzes potential
environmental issue areas that needed to be further analyzed in an EIR. A Notice of
Page 14 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 7
Preparation (NOP) to prepare an EIR was sent to and posted by the State Clearinghouse
on November 24, 2020. The Initial Study is included as Appendix A of the Draft EIR, while
the NOP and responses to that document are included in Appendix B.
Section 1.0 of the Draft EIR describes the full legal basis for the conclusions in the Draft
EIR.
Under CEQA, a 45-day public review period of the Draft EIR is required. A Draft EIR was
prepared and released to the public on June 15, 2021. This started a 50-day public review
period that will end on August 3, 2021. This exceeds the minimum 45 -day review
requirement under CEQA.
CEQA does not require that a public meeting be held during the public review period, but
does encourage it. The practice of holding a public meeting on th e Draft EIR separate
from consideration of the other project entitlements allows for direct communication
between the reviewers and the lead agency and provides an opportunity for members of
the public to learn of the concerns of other people testifying ab out the project. Both
Commission and public testimony at this public meeting should be focused on the content
of the Draft EIR, rather than the particular merits of the project itself. The public meeting
represents an opportunity to:
1. Obtain additional information needed to properly evaluate identified issue areas;
2. Identify issue areas that may not be covered in the document; and
3. Provide an opportunity for the public to express environmental concerns.
The Final EIR will be a compilation of the Draft EIR and responses to comments received
regarding the Draft EIR from reviewing agencies, organizations, and individuals.
Responses to comments are a written evaluation of comments on the environmental
issues received from persons who reviewed the Draft EIR, including comments made at
this public workshop. The responses to comments will be prepared by the consultant and
reviewed by City staff. The Final EIR must be certified before an action to approve the
project can be made. The EIR is intended to serve as an informational document for the
public and City of San Luis Obispo decision-makers.
6.2 Draft EIR Contents and Conclusions
Based on the Initial Study and EIR Scoping process, the following issues were examined
in the Draft EIR:
Air Quality
Biological Resources
Cultural Resources and Tribal Cultural Resources
Energy
Greenhouse Gas Emissions
Hazards, Hazardous Materials, and Safety (includes transportation safety)
Hydrology and Water Quality
Land Use and Planning
Noise
Utilities and Service Systems
Page 15 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 8
The Draft EIR concludes that the project will result in significant and unavoidable impacts
related to:
Greenhouse Gas Emissions. Construction and operation of the proposed project
would generate temporary and long-term increases in GHG emissions. The
proposed project would conflict with the City of San Luis Obispo’s 2020 Climate
Action Plan (CAP) because project GHG emissions would exceed the efficiency
threshold provided in the 2020 CAP. A GHG Reduction program is required as
mitigation, but the effectiveness of reducing impacts below City thresholds is
uncertain. Note that City staff is currently working with the EIR consultant to refine
the methodology used for the GHG analysis, and the result could potentially alter
the conclusion of significance reported in the Draft EIR.
Hazards (Transportation Safety). The project would contribute to new pedestrian
demand along Tank Farm Road west of the project site, which does not have
dedicated pedestrian facilities. The potential increase in pedestrian demand would
result in a potential hazard to pedestrians. A bike path on Tank Farm Road near
the site and related safety signage are included as mitigation measures. However,
because of the uncertainty of right-of-way acquisition for the bike path, the Draft
EIR concludes that safety impacts are potentially unavoidable.
The EIR also finds that there will be significant impacts that can be mitigated to less than
significant in the categories of air quality, biological resources, cultur al resources,
hazards, hydrology and water quality, and noise. Other impacts related to air quality,
biological resources, energy, hazards, hydrology and water quality, land use, noise and
utilities were found to be less than significant. Table ES -1 at the beginning of the Draft
EIR summarizes the project’s impacts and mitigation measures.
7.0 NEXT STEPS
The Planning Commission is not being asked to make a recommendation or take action
on the project at this time. The Commission will formally review the proposed project at a
separate public hearing to be held once a Final EIR has been prepared based on
comments received during the 50-day public review period, which extends until August 3,
2021. These are the next steps in the planning process for the project:
Airport Land Use Commission review
Tree Committee review (can occur during public review period for the Draft EIR)
Architectural Review Commission review (can occur during public review period
for the Draft EIR)
Planning Commission review of the Final EIR and project, and recommendation to
the City Council (following the public review period for the Draft EIR)
City Council consideration of certification of the Final EIR, consideration of
adoption of CEQA Findings and Statement of Overriding Considerations, and
review and decision on the project.
Page 16 of 165
GENP-0814-2019; SPEC-0407-2020; EID-608-2020; ARCH/SBDV-406/407-2021 - 600 Tank Farm Road
Planning Commission Report – July 14, 2021
Page 9
ATTACHMENTS
A. The Draft EIR is available for review online at the following location:
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-2170
Hardcopies are also available for review at the Community Development Department
(919 Palm Street), City Hall (990 Palm Street) and the City-County Library (995 Palm
Street).
B. Conceptual Project Plans
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1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1CONCEPTUAL REVIEW PACKAGETITLE SHEETPROJECT STATISTICSPROJECT ADDRESS:600 TANK FARM ROADSAN LUIS OBISPO, CA 93401APN:053-421-006 & 053-421-002EXISTING ZONING:BP-SPPROPOSED REZONE:CSTOTAL SITE AREA:11.1 ACRES ALLOWED DENSITY:24 DU/ACREALLOWED DU: 266.4 DU UNIT MIX & DENSITYALLOWEDSTUDIO 0.5 DU/UNIT1-BED 0.66 DU/UNIT2-BED 1 DU/UNIT3-BED 1.5 DU/UNIT PROPOSEDTOTAL UNIT COUNT TOTAL DUSTUDIO 28 (28 X 0.5 ) = 14 DU1-BED 72 (72 X 0.66) = 47.52 DU2-BED 152 (152 X 1) = 152 DU3-BED 28 (28 X 1.5) = 42 DUTOTALS 280 UNITS 255.52 DUPARKINGREQUIRED (INCLUDING GUEST PARKING)STUDIO 1.2 SPACES/UNIT (28 X 1.2 ) = 33.6 SPACES1-BED 1.2 SPACES/UNIT (72 X 1.2) = 86.4 SPACES2-BED 1.7 SPACES/UNIT (152 X 1.7) = 258.4 SPACES3-BED 2.45 SPACES/UNIT (28 X 2.45) = 68.6 SPACESCOMMERCIAL 1 SPACE/300 SF (15,000 SF/300) = 50 SPACESTOTAL 497 SPACESPROPOSED(INCLUDING 8% REDUCTION457.2 SPACESPROVIDED 458 SPACESEV PARKINGREQUIRED RESIDENTIALREADY 10% OF REQUIRED 45 SPACESCAPABLE50% OF REQUIRED 224 SPACEPROPOSED RESIDENTIALREADY45 SPACESCAPABLE224 SPACEREQUIRED COMMERCIALREADY 10% OF REQUIRED 5 SPACECAPABLE 25% OF REQUIRED 13 SPACESPROPOSED COMMERCIALREADY5 SPACECAPABLE13 SPACESPROPOSED # OF BUILDINGSRESIDENTIAL 19MIXED USE 2TOTAL 21CS ZONING REGULATIONS (PER MUNICIPAL CODE SECTION 17.36.020)MAX. DENSITY24 UNITS/ACREMIN. SETBACKSFRONT 10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)INTERIOR SIDE AND REAR N/ACORNER LOT-STREET SIDE 10 FEET (BLDGS), WHERE NO BUILDING ADJOINS 5’-0” (PARKING LOTS)MAX. ALLOWABLE BLDG. HEIGHT35’-0”MAX. ALLOWABLE LOT COVERAGE75%MAX. ALLOWABLE FLOOR AREA RATIO1.5MIN. ALLOWABLE LOT AREA9,000 SFPage 19 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A2CONCEPTUAL REVIEW PACKAGEEXISTING CONDITIONSPage 20 of 165
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EXISTING TOPOF BANK35' TOP OF BANK AND EDGEOF RIPARIAN SETBACKPROPOSED INTERIM BULB-OUTIMPROVEMENTSPHASE 2PHASE 2PHASE 1RESRE0.45 ACRRLOT 411111111..17 ACRES1ES.1111R.1111111.17 ACR.17 ACR1.17 ACRESRESRR117ACR117ACRESSR1LOTLLLLLOOT5LLL5OTLLLLL5OT TLOT 5OT 5OT T 0.44 ACRESCCCACCAAACRESC0OOOOOTOOT9OT9OT 9OT 9OT 9OT 9LOLOLOLOLOLOTTTOOOOOOOOOOOOOOOOOOOOL00140ACR01.40 ACREC0 ACRACACCACRESS1.1.40 AACRCCRECRERRECRCRCCCCCAA000400.411.RES1.4...OOLOTOLOOLOT 7OTT 7LOTOOOTTLOOTOOOOOOLOOLLLOLLLOTTTLOOOOOT 77770.93 AAAAAAAAAAAAAAAAAAAAAAAAAAAA0.93 AA030000000ARESRRRRRRCCCCCCCCACCAAAAAAAAAAAAAAAAAAAAAAAAAAAARSAAAAAAAAAAAAAAAAAAAAAAAAALOT1TTTTTTTTTTOOOOOOOOOOOOOOOOOOOOLOOLOT 1LOTOLOTTTTTTTTTTTOOOOOOOOOOOOOOOOOOOOOOLOLOLOTO11T111111TCRESCSCCCCCCCCCCCCCCCCCCCCAAAAAAAAAAAAAAAAAAA1111CCCCCCCCCCCCCCCCCCCCACACAAAAAAAAAAAAAAAAA2 A2 A52255.5.5..11CCCCCCCCCCCCCCCCCCCCCCCCCCCCAAAAAAAAAAAAAAAAAAAAAAAAAAAA1111111111111111111111111111111111111111111111111111111111111111111111111111111111555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555555522LOTT2TO2TTTTTTTTTTTTTTL2222222222222LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL353533535353535353535353535353535353535353535353535353553535353553535535355333333335353553535535355353553333535355535355333535555353555353555555353553333553535533555353553350 ACRESA000001.991110 AAC90 AAA0000090000AOT3333333OTTOOOOOOOOOOOOOOOOOOOOOLOOOOLOLOLL33T333333TTOOOOOOOOTOOO330.92 ACRESSRESS0.0SLOT 1000000SSRESEEECRESCRRREACRESACREACRAR9 AC9.79 A070.7900.79 A79ESES0.70.79 0ACACREARECRESCRERESELOT 8OT8LLOLOLOTT 8888082ACRES00.82 ACRES0082ACRES0LOT 11LLOLLLLOT11LLOLLL0.46 ACRES46 ESLOT6LTFF = 177.0±FF = 180.0±FF = 174.5±FF = 173.0±FF = 171.0±FF = 170.0±FF = 165.5±FF = 166.0±FF = 170.0±FF = 174.0±FF = 163.0±FF = 172.5±FF = 172.5±FF = 163.0±FF = 163.0±FF = 177.5±FF = 180.0±FF = 163.0±FF = 160.0±FF = 157.0±FF = 157.0±FF = 158.0±FF = 155.0±FF = 154.0±FF = 154.0±FF =154.0±FF = 179.0±XXXXXXXXXXFFFXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXFFFFXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXX XXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXN:\1600\1622-01-LP19-600-Tank-Farm-Road-Due-Diligence-Assistance\Engineering\DesDev\Exhibits\SitePlan_021320.dwg, SHEET TITLE, Jun 08, 2021 11:43am, ngwalters0feet1001"=50'50150June 8, 2021PRELIMINARY CIVIL SITE PLAN600 TANK FARMC2PHASING TABLEPHASE 1 (LOTS 3-7)PHASE 2 (LOTS 1-2, 7-11)Page 21 of 165
^^^^^^^^^^^^WWWINTERIM ROW ACQUISITION= 15,610 sfINTERIM ACQUISITION = 4,000 sfEXISTING TRACT BOUNDARYAASP NOISECONTOURPROPOSED RIGHT OFWAY DEDICATIONPROPOSED RIGHT OFWAY DEDICATIONPROPOSED RIGHT OFWAY DEDICATIONINTERIM ROW ACQUISITION= 25,800 sf650 TANK FARMIMPROVEMENTS BY OTHERSXXXXXX
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11153.85XXXXXXX USXXXXXXXXXXXXXXXXXXXX06.36.3X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX1
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2'6.5'BIKE12'LANE12'LANE2'7'BIKE7'PARKWAY5'WALKWESTERLYPROPERTY LINECONSTRUCTIONBENCHULTIMATE SANTA FECENTERLINE14'LANE13'LANE2'7'BIKE7'PARKWAY5'WALKWESTERLYPROPERTY LINE13'LANE2'7'BIKE7'PARKWAY5'WALKULTIMATE SANTE FESECTIONINTERIM SANTE FESECTION0feet1001"= 50' 50150N:\1600\1622-02-RS20-600-Tank-Farm-Entitlements\Engineering\TTM\Exhibits\ROW Acq (Interim)_060721.dwg, RA-1, Jun 07, 2021 5:08pm, ngwaltersJune 7, 2021INTERIM ROW ACQUISITION600 TANK FARMRA-1Page 22 of 165
1622-01-LP19JUNE 4, 2021600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A5CONCEPTUAL REVIEW PACKAGECONCEPTUAL SITE PLANCREEK/RIPARIANSETBACKBIKE/PEDESTRIAN PATHCREEK/RIPARIAN SET BACKEXISTING CONNECTION TO BE DESIGNED AND APPROVED BY OTHERSRETENTION/DETENTION BASINBUILDBUILDDDBUILDDDDBBUILDDDUILDDBBUILDDDBUILDDIING 3ING 3ING 3ING 33ING 33ING 3TYPE CPPTYPE CPPPPTYPE CPEPPBBUILDBBUILDBBUILDBUILDBBUILDBUILDING 7NG 7NNN7ING 7NNNING 7NNN7ING 7NNNING 7NN7NNING 7NTYPE CTYPE CTYPE CTYPE CTYPE CBUILDBILLLBBUILDBLLBUILBBUILDBUILDLLLBBBUILDLBUILLBBBUILBUILDLBBUILDBUILDBUILDBUILDBUILBLING 4G4GGGGGGG4ING 4GGGGGING 4ING 4NGG4NNNGNGGING 4ING 4NINNNINING 4NTYPE CTYPTYPTYPYYPTYPE CTYPTYTYPETTTYPTYPTYPEPETYPE CTTYPE CPTTTYPETTYPEBBUILDDDDDDBUILDDDDDBBUILDDDDDBUILDDDDBBUILDDDDBUILDDDDINNNNNNG 5GINNNNG 5INNNNG 5NG 5INNNNNNG 55INNGNG 5NNNGTYPE DEEEETYPE DBBBBBUIBUILDUILDBUILDIIBBUIIIBBBBUILDBUILDIIBUILDBBBILLLBUILDBBBULBLLBBUILDLDING 6NG 6GGGGG6ING 6G6GGGGGGGING 6NG 6INGGGGGG6GGGGING 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1622-02-RS20APRIL 24, 2021600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A7ENTITLEMENTS PACKAGESITE SECTIONSSITE SECTION A-ASITE SECTION B-BPage 24 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A6CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC MIXED USE BUILDINGS PERSPECTIVEPage 25 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 4 RESIDENTIAL AREA BUILDINGS PERSPECTIVEPage 26 of 165
1622-01-LP19JUNE 19, 2020600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A CONCEPTUAL REVIEW PACKAGEC ARACTER SKETC R 3 RESIDENTIAL AREA BUILDINGS PERSPECTIVEPage 27 of 165
1622-01-LP19JUL 1 , 2020IMAGE N.T.S600 TANK FARM ROAD600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401A1EX IBITSBIC CLE CIRCULATION EX IBIT OPTION 1ADJACENT PROJECT PROPOSED BIKE/PEDESTRIAN CIRCULATIONPROPOSED PEDESTRIAN CIRCULATIONPROJECT PROPOSED PATHSPROJECT PROPOSED PATHSINTERIM CLASS II.CLASS IV AT FUTURE CHEVRON DEVELOPMENTFUTURE 800,000 SF COMMERCIAL PROJECTWETLAND MITIGATION AREAN Page 28 of 165
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A CONDITIONAL USE PERMIT FOR A NEW CANNABIS
RETAIL STOREFRONT IN THE SERVICE COMMERCIAL (C-S) ZONE. THE USE IS
PROPOSED TO BE ESTABLISHED IN TWO PHASES, BASED ON PHASED
IMPROVEMENTS TO TWO BUILDINGS ONSITE. THE 612-SQUARE FOOT FRONT
BUILDING WIL
PROJECT ADDRESS: BY: Kyle Van Leeuwen, Associate Planner
3535 South Higuera Street Phone Number: (805) 781-7091
Email: KVanLeeu@slocity.org
FILE NUMBER: USE-0142-2021 FROM: Shawna Scott, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment A) granting a Conditional
Use Permit allowing the establishment and operation of a Cannabis Retail Storefront
project at 3535 South Higuera, based on findings and subject to conditions.
SITE DATA
Applicant SLO CAL ROOTS LLC.
Representative Joel Snyder, Ten Over Studio
Zoning Service Commercial, Specific
Plan Overlay, Cannabis Business
Zone Overlay, (C-S-SP -CBZ)
General Plan Service and Manufacturing
Site Area 0.42 acre (18,431 s.f.)
Environmental
Status
Categorically Exempt, CEQA
Guidelines §15301 (Existing
Facilities)
SUMMARY
The applicant, SLO CAL ROOTS LLC, has submitted an application for a Conditional Use
Permit to allow the establishment and operation of a Cannabis Retail Storefront business,
as provided by Zoning Regulations §§ 17.10.020 (A) and 17.86.080 (E) (1) (a), at 3535
South Higuera Street (formerly auto repair).
Meeting Date: 7/14/2021
Item Number: 4b
Time Estimate: 60 Minutes
Page 29 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 2
The project proposes two phases based on phased improvements to two existing
commercial buildings onsite, which are being reviewed and will be considered by the
Director as part of a Minor Development Review (ARCH 0472-2020). Initially, minor
physical improvements to the smaller (612-sf) of two onsite buildings for retail sales are
proposed in phase one of improvements. Phase two would include the remodel of the
larger (2,695-sf) rear building and additional site improvements to facilitate retail sales.
Following completion of phase two, the smaller front building would be used as office
space and the larger rear building would be used for retail sales and additional office and
storage space.
Figure 1: SLOCAL Roots; Front Elevation (South Higuera St.)
1.0 COMMISSION PURVIEW
The Planning Commission’s role is to review the project in terms of its consistency with
the policies and standards set forth in the City’s General Plan and Zoning Regulations,
including specific standards for Cannabis Activities described in Zoning §17.86.080
(Cannabis).
Page 30 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 3
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Table 1: Site Information
Zoning C-S-SP-CBZ (Service Commercial within the Higuera Commerce
Park Specific Plan Overlay, and Cannabis Business Zone Overlay)
Site Size 0.42 acre (18,431 s.f.)
Present Use &
Development
Vacant (formerly Auto Repair)
Access South Higuera Street (Frontage Road Section)
Surrounding Use/Zoning East: C-S-SP -CBZ (Service Commercial – Vacant & Office use)
South: C-S-SP -CBZ (Service Commercial – Vehicle Services)
North: C-S-SP -CBZ (Retail Commercial Businesses – Solar
Supplier, Construction Services, Commercial Recreation)
West: C-S-S (Service Commercial – Construction Service, Retail
Sales)
2.2 Project Description
As shown in the project plans (Attachment B), the applicant proposes to convert two
existing commercial buildings into a Cannabis Retail Storefront business in two phases:
PHASE ONE (Building 1, Front)
386 square feet of retail space.
215 square feet employee lounge, kitchen, and restroom.
A secured rear parking area, with a six-foot tall opaque rolling security
gate for deliveries (for receipt of incoming product).
Customer parking area with five vehicle parking spaces (including ADA
spaces) and bicycle parking spaces.
Figure 2: Phase One Site Plan (Ten Over Studio 2021)
Page 31 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 4
PHASE TWO (Building 2, Rear).
1,997 square feet of retail space.
New 1,148 square foot mezzanine providing additional office space.
Delivery bay for deliveries and secure storage vault.
Customer parking area with 18 vehicle parking spaces (including ADA and
electric vehicle spaces) and bicycle parking spaces.
Front building converted to office and breakroom.
New rolling gate for additional security.
Landscaping improvements and signage.
Figure 3: Phase Two Site Plan (Ten Over Studio 2021)
2.3 Project Statistics
Table 2: Project Statistics
Item Phase One Phase Two
Proposed 1 Standard 2 Proposed 1 Standard 2
Parking Spaces
Total Vehicle 5 3 18 17
General Retail/Office
Storage Indoor
5 3 18
16 (1 per 300 sf)
1 (1 per 1,500 sf)
Electric Vehicle (EV) Parking NA NA 4 EV ready
space
9 EV capable
3 EV ready
space plus 50%
capable
Total Bicycle 1 rack 1 space 7 7
Bicycle 1 rack 1 short term 5 short term
2 long term
5 short term
2 long term
Notes: 1. Applicant’s project plans
2. Zoning Regulations Chapter 17.72
Page 32 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 5
3.0 PROJECT ANALYSIS
Staff has evaluated the proposed project for consistency with applicable General Plan
goals and policies, and for consistency with the regulations for Cannabis Activities set out
in the San Luis Obispo Municipal Code (SLOMC, Chapter 9.10) and Zoning Regulations
(§17.86.080).
3.1 Cannabis Regulations (SLOMC Ch. 9.10)
On May 22, 2018, the City Council adopted Ordinance No. 1647 amending the SLOMC
to add Chapter 9.10, establishing regulations for cannabis businesses for the protection
of the health, safety, and welfare of the residents of the City from the negative impacts of
illegal cannabis activity. The City requires that each commercial cannabis operator obtain
a Commercial Cannabis Operator Permit, and a Use Permit from the City, along with all
state permits and licenses (SLOMC §9.10.040). This Chapter sets the basic regulatory
framework for conduct of Cannabis Activities, including certain standards and limitations,
and provisions for Records and Reporting (§ 9.10.130), Inspection and Enforcement
(§9.10.140), Security Measures (§9.10.250), and Violation and Penalties (§9.10.280).
The applicant was qualified and received a Commercial Cannabis Operator Permit from
the City on March 23, 2020. After receiving approval of this Conditional Use Permit, the
applicant will be eligible to receive a Type 10 storefront retailer license from the California
Bureau of Cannabis Control.
The applicant will be required to display a copy of the commercia l cannabis operator
permit and state license in a location visible to the public and will be required to apply for
yearly renewal of the commercial cannabis operator permit prior to expiration. The
applicant will be required to maintain records in compliance with Municipal Code
§9.10.130 for review by the City and allow the City to perform unscheduled inspections
during business hours. Alcohol and tobacco sales and service are not proposed, and no
cannabis events are requested. No cannabis vending machines would be installed.
3.2 Zoning Regulations for Cannabis Activities (§17.86.080)
Ordinance No. 1647 also amended Zoning Regulations by adding §17.86.080
establishing land use requirements and development standards for cannabis activities,
limiting such activities to particular zones (see Figure 4) and imposing certain limitations
and restrictions on their operation, as discussed in further detail below.
Page 33 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 6
Figure 4: Cannabis Business Zone and Surrounding Uses
3.2.1 Operations Plan. The applicant submitted an Operations Plan that complies with
§17.86.080 (E) (4) (b) and includes an employee training plan, noise and light
management plan, waste management plan, and educational materials dissemination
plan. The project will be subject to California Green Energy Standards (Title 24) and is
not expected to result in excessive water, energy, or waste demand. Analysis of the
security plan, odor plan, and plan for restriction of access by minors are addressed in
more detail below. Excerpts of the Operations Plan are included as Attachment C.
3.2.2 Security. The applicant prepared a Security Plan that addresses both state -wide
regulations of the Bureau of Cannabis Control and concerns of the City Police Department
(§17.86.080 (E) (4) (b) (i)). The Security Plan prepared by the applicant for this application
was reviewed and approved by the City’s Police Department. It includes on -site security
guards, controlled access to the retail area, a secured delivery bay, and video cameras
that are accessible in real time by the City Police Department. The City Police Department
has approved security plans for both phases of operation.
3.2.3 Enforcement Priorities. The project includes measures that address enforcement
priorities for commercial cannabis activities, including restricting access to the public and
to minors and ensuring that cannabis and cannabis products are only obtained from and
supplied to other permitted licensed sources within the state and not distributed out of
state (§17.86.080 (E) (5) (e)).
Page 34 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 7
The applicant will prevent anyone from under the age of 21 from entering the retail facility
by reviewing valid government IDs at the entrance. The applic ant will post signs that
purchasing cannabis for minors is against the law and will not carry any products that are
packaged in a way that would be appealing to minors. In accordance with state law, the
applicant will be using an inventory management system that is compliant with the state’s
track-and-trace program, which is meant to ensure all products are derived from licensed
vendors and that all damaged or returned products are disposed of per state
requirements.
3.2.4 Cannabis Odors. Commercial cannabis activities are to be conducted in a manner
that prevents cannabis odors from being detected offsite (§17.86.080 (E) (5) (c)). The
applicant prepared an Odor Control Plan as part of their application packet, which
describes how product packaging reduces odor and air filtration using an activated
charcoal removes odor.
3.2.5 Hours of Operation. Hours of operation proposed by the applicant are between
10:00 a.m. and 8:00 p.m., consistent with Zoning Regulations §17.86.080 (E) (10) (v).
3.2.6 Location and Number of Facilities. Zoning Regulations require that Cannabis Retail
Storefront businesses be located at least 1,000 feet from schools (any level), public parks,
and playgrounds, at least 600 feet from any licensed daycare centers, and at least 300
feet from any residentially zoned area within the Cannabis Business Zone
(§17.86.080 (E) (10) (iii)). The project is in compliance with all distance standards to these
uses, as shown in the Figure 4 below.
Figure 5: Adjacency Map (Ten Over Studio 2021)
Page 35 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 8
Storefront retail sales are limited to three facilities within the City (§17.86.080 (E) (10) (b)
(ii)). The regulations also require that Cannabis Retail Storefront businesses be separated
at least 1,000 feet from other Cannabis Retail Storefront businesses (§17.86.080 (E) (10)
(b) (iv)).
Two other Cannabis Retail Storefront were approved by the Planning Commission on
November 13, 2019. Both locations, 280 Higuera Street and 2640 Broad Street, are more
than 1,000 feet from the subject site.
3.3 Parking
The project requires three parking spaces at completion of phase one and 17 spaces with
completion of phase two. The project includes two extra parking space with phase one
and one extra space in phase two, for a total of 18 off -street parking spaces. The parking
calculation is based on §17.72.030, which requires one parking space for every 300
square feet of general retail and office area, and one space for every 1,500 square feet
of indoor storage.
The project is required to provide 3 electric vehicle (EV) ready charging space and
additional EV capable spaces equal to 50% of the required vehicle parking spaces for the
site. The project is proposing to provide 4 EV ready charging space and 9 EV capable
spaces as part of the 18 total spaces being provided. These spaces will be installed with
phase two improvements.
3.4 Phasing
The use of the property for cannabis retail operations is proposed to be established in two
phases. The applicant has requested this phased approach in order to open for business
in a shorter time frame than what would be needed to execute all site improvements
needed. The cannabis operator permit awarded to SLO CAL Roots includes a stipulation
that business operations commence by a certain date. At the time of this report, the date
which SLO CAL Roots is required to start operations is December 23, 2021. Due to the
extent of improvements need for the site to be fully converted from an auto repair shop to
retail operations, the December 23, 2021, date is not realistically feasible. This is due in
part to delays caused by the Covid-19 emergency and the reduced availability of materials
and construction services currently being experienced across all types of property
development projects. Development review staff is in support of this pha sed approach,
with the understanding that phase one operations will be temporary. Staff has included
condition #8 in the draft resolution requiring the operator to be utilizing the main structure
for sales activities no later than one year after initial sales operations have commenced
and requiring sales in the front building to cease at that time, consistent with the applicants
stated timeline.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the preparation of environmental documentation
under the California Environmental Quality Act (CEQA). The project is consistent with
General Plan policies for the land use designation and is consistent with the applicable
zoning designation and regulations.
Page 36 of 165
USE-0142-2021 (3535 South Higuera Street)
Planning Commission Report – July 14, 2021
Page 9
The project consists of the operation of existing, private structures that involves negligible
expansion of use beyond existing and historical vehicle services uses, as described in
CEQA Guidelines § 15301 (Existing Facilities). Additionally, the project site is not on a list
of hazardous waste sites and does not contain a significant historical resource. The
property is less than one acre in size and is entirely surrounded by urban uses that have
no value as habitat for endangered, rare or threatened species as the site is located on
an existing developed property and is almost entirely paved. The site is served by required
utilities and public services.
5.0 CONCURRENCE
Staff comments provided during review of the proposed project are incorporated into the
presented evaluation and conditions of approval. As noted above, the Security Plan was
reviewed and approved by the City Police Department for both phases.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list
of additional information or analysis required.
6.2 Deny the item. Deny the project based on findings of inconsistency with State
law, the General Plan, Zoning Regulations, and/or other pertinent City
standards.
7.0 ATTACHMENTS
A. Draft Resolution
B. Project Plans
C. Operations Plan (Excerpts)
Page 37 of 165
Page 38 of 165
RESOLUTION NO. XXXX-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
GRANTING A CONDITIONAL USE PERMIT FOR THE ESTABLISHMENT
AND OPERATION OF A CANNABIS RETAIL STOREFRONT, TO BE
ESTABLISHED IN TWO PHASES, INCLUDING A CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN
THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED JULY 14, 2021
(3535 SOUTH HIGUERA STREET, USE-0142-2021)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on July 14, 2021 for the purpose of considering a Conditional Use Permit
application USE-0142-2021 for establishment and operation of a Cannabis Retail
Storefront; and
WHEREAS, notices of said public hearing were made at the time and in the
manner required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the
following findings in support of approval of the Conditional Use Permit:
1. The proposed use is consistent with Section 17.86.080 Zoning Regulations and
Chapter 9.10 of the Municipal Code because, as proposed, the use will not
negatively impact the residential uses in the neighborhood, is consistent with
adjacent businesses that have similar hours of operation, will not be located within
1,000 feet of any pre-school, elementary school, junior high school, high school,
public park or playground, within 600 feet of any licensed daycare center, within
300 feet of residential uses within the Cannabis Business Zone (CBZ), or within
1,000 feet of another cannabis retail storefront, and the business shall adhe re to
the City’s Noise Ordinance and conditions of approval.
2. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use;
b. Traffic generation and the provision of public and emergency vehicle (e.g.
fire and medical) access;
Page 39 of 165
Planning Commission Resolution No. PC-XXXX-21
USE-0142-2021 (3535 South Higuera Street)
Page 2
c. Public protection services (e.g. fire protection, police protection, etc.); and
d. The provision of utilities (e.g. potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and
disposal, etc.).
3. The project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the cannabis retail storefront
does not present a potential threat to the surrounding property and buildings. This
project is subject to Use Permit requirements, City regulations, and California
Building Code requirements designed to address health, safety, and welfare
concerns. Additionally, the applicant prepared a Security Plan that addresses both
state-wide regulations of the Bureau of Cannabis Control and concerns of the City
Police Department.
4. The cannabis retail storefront, as proposed, will comply with all the requirements
of State and City for the dispensing of cannabis, including dual licensure and
participation in an authorized track and trace program.
Section 2. Environmental Review. The project is categorically exempt from the
preparation of environmental documentation under the California Environmental Quality
Act (CEQA). The project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The
project consists of the operation of existing, private structures that involves negligible
expansion of use beyond existing and historical vehicle services uses, as described in
CEQA Guidelines § 15301 (Existing Facilities). Additionally, the project site is not on a list
of hazardous waste sites and does not contain a significant historical resource. The
property is less than one acre in size and is entirely surrounded by urban uses that have
no value as habitat for endangered, rare or threatened species as the site is located on
an existing developed property and is almost entirely paved. The site is served by required
utilities and public services.
Section 3. Action. The Planning Commission does hereby approve the use permit
application USE-0142-2021 for a cannabis retail-storefront dispensary project located at
3535 South Higuera Street subject to the following conditions:
1. The proposed use shall operate consistent with the project description and other
supporting documentation submitted with this application unless otherwise
conditioned herein, including, but not limited to: the Operations Plan; Chapter 9.10
of the City Municipal Code; and Section 17.86.080 (E) (5) (f) of the City Municipal
Code. This use permit shall be reviewed by the Community Development Director
if any reasonable written complaint is received from any citizen or from the Polic e
Department or upon receipt of evidence that the use is not in compliance with
conditions of approval and the Municipal Code. The Community Development
Director may refer the complaint to the Planning Commission at his/her discretion
and conditions of approval may be added, deleted, or modified or the use permit
Page 40 of 165
Planning Commission Resolution No. PC-XXXX-21
USE-0142-2021 (3535 South Higuera Street)
Page 3
may be revoked to ensure on-going compatibility between uses on the project site
and other nearby uses.
2. Any parking lot lighting installed on the site by the applicant shall be night sky
compliant. The Director of Community Development may modify this requirement
upon a determination that such lighting would not be conducive to the safety of the
public or would not meet the requirements of the California Building Code , while
maintaining consistency with the intent of the City’s Lighting and Night Sky
Ordinance.
3. The applicant shall obtain and maintain the commercial cannabis operator permit
and any appropriate state licenses.
4. The applicant shall pay all applicable current and future state and local taxes and
all applicable commercial cannabis fees and related penalties established by the
City Council, including but not limited to application, administrative review,
inspection, etc.
5. Minors and persons under the age of twenty-one on the premises, even if
accompanied by a parent or guardian or a person between the ages of eighteen
and twenty possessing a valid medical cannabis identification card shall be
prohibited from entering the cannabis retail storefront.
6. Outdoor storage of cannabis or cannabis products is prohibited.
7. Retail sales operations proposed to commence at the completion of “Phase One”
site improvements shall only occur within the smaller, 612 -square foot structure on
site (identified as Building 1). Sales operations from this structure shall take place
for no more than one year from time of initial occupancy, and sales operations shall
commence within the larger, 2,695-square foot structure (identified as Building 2)
by this date.
8. Prior to issuance of a building permit, the applicant shall record a Community
Benefits Agreement, in a form subject to the approval of the City Attorney.
9. The applicant shall defend, indemnify, and hold harmless the City and/or its
agents, officers, and employees from any claim, action, or proceeding against the
City and/or its agents, officers, or employees to attack, set aside, void, or annul the
approval by the City of this project, and all actions relating thereto, including but
not limited to environmental review (“Indemnified Claims”). The City shall promptly
notify the applicant of any Indemnified Claim upon being presented with the
Indemnified Claim, and City shall fully cooperate in the defense against an
Indemnified Claim.
Page 41 of 165
Planning Commission Resolution No. PC-XXXX-21
USE-0142-2021 (3535 South Higuera Street)
Page 4
On motion by __________________, seconded by ________________, and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of July 14, 2021.
_____________________________
Tyler Corey, Secretary
Planning Commission
Page 42 of 165
SLO CAL ROOTSDISPENSARYPHASED CONDITIONAL USE pERMIT PACKAGE 7/2/2021Prepared by TEN OVER STUDIOThe SLOCAL Roots Dispensary offers the unique opportunity to provide the City with a burgeoning wellness service. The featured living wall and climbing vine trellises bring the site’s landscaping in direct contact with the dispensary itself, hinting at the natural, healing nature of the products provided within its fresh, well-lit interiors. The large expanse of glass storefronts that span the buildings’ front elevations nod to the building’s current use as an auto-repair shop. The structures’ exterior color scheme and materials pay homage to the familiar surrounding hills that define the area as they draw inspiration from the silvery bark of the oaks as well as the goldenrod of the natural flora. The project will be built in two phases. Phase 1 will involve a minor interior remodel of Building 1 enabling it to operate as a temporary dispensary while the major remodel of the site and Building 2 takes place in Phase 2. Building 1 will then be remodeled into an office space at the end of Phase 2 ceasing to operate as a dispensary once Building 2 is operating as the permanent dispensary retail space.Page 43 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021T1.0PROJECT INFO & DATA T1.0PHASE I PARKING CALCULATIONS T1.1aPHASE II PARKING CALCULATIONS T1.1bSAN LUIS GARBAGE-WILL SERVE LETTER T1.2PRELIMINARY UTILITY PLAN C-2.1PHASE I SITE PLAN A1.0aPHASE I BUILDING 1 FLOOR PLAN A2.0aPHASE I BUILDING 1 ELEVATIONS A3.0aPHASE I SITE SAFETY & SIGNAGE PLAN A5.0aPHASE I DISPENSARY SAFETY PLAN A5.2aPHASE II LANDSCAPE PLAN L1.0bPHASE II PLANT SCHEDULE L1.1bPHASE II DEMO SITE PLAN A1.0bPHASE II SITE PLAN A1.1bPHASE II BUILDING 1 FLOOR PLAN A2.0bPHASE II BUILDING 2 MAIN LEVEL FLOOR PLAN A2.1bPHASE II MEZZANINE PLAN A2.2bBUILDING EXTERIOR ELEVATIONS A3.0bBUILDING EXTERIOR ELEVATIONS A3.1bCOLOR & MATERIALS A3.2bMODEL IMAGES A4.0-A4.4bSAFETY PLAN GENERAL NOTES A5.0bSITE SAFETY & SIGNAGE PLAN A5.1bDISPENSARY SAFETY PLAN A5.2bDISPENSARY UPPER FLOOR SAFETY PLAN A5.3bOFFICE SAFETY PLAN A5.4bindex720'RESIDENTIALAREA1000 FT. BUFFERPROJECT SITEADJACENCY DIAGRAMNote: No preschool, elementary school, junior high school, high school, public park, playground or licensed daycare center exist within 1000 ft. of the proposed site.The proposed project involves minor aesthetic updates to an existing 612 SF, 1-story office building, the remodel of a 3,687 SF 1st-story and 1,225 SF mezzanine level existing auto repair shop into a cannabis dispensary retail space with associated business offices. The project will include the addition of several parking spaces to the existing parking lot to meet the project’s parking requirements.PROJECT DESCRIPTIONPHASE 1 PHASE 2BUILDING 01 -OFFICEOCCUPANCYMBCONSTRUCTION TYPEVB VBSPRINKLER SYSTEMNONE NONESTORIES PROPOSED11HEIGHT PROPOSED14' 14'BUILDING AREA SF612 SF 612 SFBUILDING 02 - RETAILOCCUPANCYN/A MCONSTRUCTION TYPEN/A VSPRINKLER SYSTEMN/A NONESTORIES PROPOSEDN/A 1 + EXISTING MEZZANINEHEIGHT PROPOSEDN/A 20'BUILDING AREA SFN/A 3,867 SF + 1,225 SF MEZZANINE = 5,092 SF TOTAL3535 HIGUERA STREET SAN LUIS OBISPO, CA 93401APN053-256-007BUILDING 1 CURRENT USEBUSINESS OFFICEBUILDING 1 PROPOSED USEAFTER PHASE 1: TEMPORARY DISPENSARY, AFTER PHASE 2: OFFICE BUIBUILDING 2 CURRENT USEAUTO REAIR SHOP18431 SF .42 ACREMAX SITE COVERAGEALLOWABLE75%PROPOSED26%FARALLOWABLE1.5PROPOSED0.3HEIGHT LIMITALLOWABLE35'PROPOSED20'ADJACENT ZONESNORTHEASTSOUTHWESTSETBACKS:SIDENO SETBACK REQUIREDREARNO SETBACK REQUIREDPARKING DIMENSIONSTALL9' x 18.4' TYP. REFER TO SITE PLANPARKING BAY WIDTH: REFER TO SITE PLANZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINESLOT SIZEC-SNONENONEADDRESSBUILDING 2 PROPOSED USEAFTER PHASE 2: CANNABIS DISPENSARY (RETAIL)ALLOWED USE IN ZONEYENTITLEMENTS/USE PERMIT REQUIREDCUP, ARCC-SC-SC-SC-SLAND USE REQUIREMENTSBUILDING INFOPHASE I : 6.5 MONTHS FROM ENTITLEMENTS REVIEWS TO OPERATION DATE (DEC. 23, 2021)PHASE II: 18 MONTHS FROM RECEIPT OF PERMITPHASED TIMELINEPage 44 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021T1.1aPARKING REQUIRED USE AREA SF PARKING FACTOR SPACES REQUIREDCOMMERCIAL 612 SF 1 / 300 SF 3TOTAL 3TOTAL REQUIRED 3TOTAL PROVIDED 5BUILDING 01 USE ROOM NAME MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR BUSINESS RETAIL FLOOR 386BUSINESS BREAK ROOM 155BUSINESS RESTROOM 60TOTAL: 601 0 0AREA %: 0.00% 0.00%BUILDING 02 USE ROOM NAME MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR N/A N/A N/AMEZZANINE N/A N/A N/ATOTAL: 0 0 0AREA %: #DIV/0! #DIV/0!PARKING CALCULATIONSPHASE 1FLOOR AREASPHASE 1BICYCLE PARKING REQUIREDUNIT COUNT (OR SF) BUILDING 1RETAIL 612 SF 1 / 1000 SF 1 75% 1 25% 1TOTAL 1 1BUILDING 2N/AREQUIRED TOTAL 1 1PROVIDED TOTAL 1 1SHORT TERM LONG TERMTOTAL BICYCLEBICYCLE PARKING CALCULATIONSPHASE 1NOTE: EXISTING 5 PARKING SPACES TO REMAIN UNTIL PHASE IIPage 45 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021T1.1bPARKING REQUIRED USE AREA SF PARKING FACTOR SPACES REQUIRED BUSINESS 2,225 SF 1/300 SF8COMMERCIAL 2,205 SF 1 / 300 SF 8INDOOR STORAGE 1,035 SF 1/1,500 SF 1TOTAL 17TOTAL REQUIRED 17TOTAL PROVIDED 18ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIREDMIXED 1810% OF SPACES 2 (1 STD., 1 EV)REQ'D TOTAL 2PROVIDED TOTAL 1 VAN, 1 EV VANEV REQUIRED USE # OF SPACES EV FACTOR EV REQUIREDMIXED 183 EV READY SPACES MIN. PLUS 50% EV CAPABLE3 EV READY +1 EV VAN READY, 9 STANDARD EV CAPABLEREQ'D TOTAL 4 EV READY, 9 EV CAPABLEPROVIDED TOTAL1 VAN, 3 STD EV READY, 9 EV CAPABLECLEAN AIR USE # OF SPACES CLNR AIR FACTOR CLEAN AIR REQ'DMIXED 18 3 @ 26-50 SPCS 1REQ'D TOTAL 1PROVIDED TOTAL 1MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'DMIXED 18 1 / 20 @ 10+SPCS 1REQ'D TOTAL 1PROVIDED TOTAL 1BICYCLE PARKING REQUIREDUNIT COUNT (OR SF) BUILDING 1OFFICE 612 SF 1 / 2000 SF 1 25% 1 75% 1TOTAL 1 1BUILDING 2RETAIL 5092 SF 1 / 1000 SF 5 75% 4 25% 1TOTAL 4 1REQUIRED TOTAL 5 2PROVIDED TOTAL 5 2TOTAL BICYCLE SHORT TERM LONG TERMBUILDING 01 USE ROOM NAME MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR BUSINESS OFFICE 386BUSINESS BREAK ROOM 155BUSINESS RESTROOM 60TOTAL: 601 0 0AREA %: 0.00% 0.00%BUILDING 02 USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR MERCANTILE RETAIL FLOOR 1997BUSINESS OFFICE 258BUSINESSEMPLOYEE LOUNGE235MERCCANTILEVESTIBULE 94MERCANTILE ROOF ACCESS 21MERCANTILE RESTROOMS 90SECURE STORAGEVAULT 199SECURE STORAGEJANITOR 19SECURE STORAGEINTAKE 245SECURE STORAGEDELIVERY BAY 542TOTAL: 2695 0 986AREA %: 0.00% 36.59%MEZZANINE BUSINESS HALL 196BUSINESS OFFICES 952TOTAL: 1148 0 0AREA %: 0.00% 0.00%FLOOR AREASPHASE 2PARKING CALCULATIONSPHASE 2BICYCLE PARKING CALCULATIONSPHASE 2Page 46 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021T1.2 January 21, 2021 Jennifer Brennan 10 Over Studio, Inc. 539 Marsh St. San Luis Obispo, CA 93401 Re: 3535 S Higuera St. Jennifer San Luis Garbage Co. has reviewed the garbage and recycling plan for the project at 3535 South Higuera in San Luis Obispo. We approve Site Plan A1.0 for solid waste and recycling services. All bin enclosures must meet building standards established by the City of San Luis Obispo. The gates for the enclosures must open outward and there must be cane bolts added to keep the door secure when open. Holes will need to be drilled into the concrete for the cane bolts to drop in to. Truck access point and path of travel must be designed in a manner that will accommodate the solid waste and recycling collection vehicles. San Luis Garbage Co. reserves the right to require a waiver, release and hold harmless agreement for damages that may occur during normal collection activities. Peter Cron San Luis Garbage Co. 805.550.4089 pcron@wasteconnections.com Page 47 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021(E)%8,/',1*(E)%8,/',1*ADJACENT BUILDING(E) PARKING LOT PHASE 1 SECURE DELIVERYDROP-OFF ZONE ADJACENTBUILDINGA1.0aPHASE ISITE PLANSCALE: 1” = 20’-0”NSITE PLAN LEGENDKEYNOTES1. (E) MONUMENT SIGN TO REMAIN WITH TEMPORARY, NON-ILLUMINATED NEW BUSINESS LOGO2. (E) SITE TREE ON NEIGHBORING PROPERTY TO REMAIN3. (E) CONCRETE WHEEL STOPS TO REMAIN4. (E) CURB AND PLANTER TO REMAIN5. (E) STORM DRAIN TO REMAIN6. (E) SITE TREE TO REMAIN7. (E) TRASH ENCLOSURE AND AIR COMPRESSOR TO REMAIN8. (E) OPAQUE ROLLING SECURITY GATE TO REMAIN. 9. (N) BIKE RACK PER BIKE PARKING CALCULATIONS SHEET T1.1a(E) BUILDING(E) PROPERTY LINE (E) ROOF ABOVEPHASE I SITE PLAN NOTES1. ALL EXISTING PARKING TO REAMIN AS IS UNTIL PHASE 2. REFER TO PHASE 2 SITE PLAN FOR DETAILS. Page 48 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A2.0aPHASE Ibuilding 1 - floor planSCALE: 1/4” = 1’-0”NKEYNOTES1. (N) COUNTER AND UPPER CABINETS2. (N) SINK3. (N) REFRIGERATOR4. (N) BUILT-IN CASEWORK/SHELVING5. (N) LOCKABLE DISPLAY COUNTER6. (N) LOCKABLE STORAGE SAFE7. (N) LOCKABLE WASTE CONTAINER8. LINE OF (E) ROOF ABOVEACCESSIBLERESTROOM6)EMPLOYEELOUNGE & KITCHEN6)RETAIL6)Page 49 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A3.0aKEYNOTES1. (E) PAINTED STUCCO2. (E) PAINTED CMU WALL3. (N) MTL. DOOR TO REPLACE (E) DOOR 4. (E) WINDOW IN (E) WINDOW OPENING 5. (E) DOOROFFICE BUILDING 1 EAST ELEVATIONOFFICE BUILDING 1 SOUTH ELEVATIONSCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0”PHASE I BUILDING EXTERIOR ELEVATIONS OFFICE BUILDING 1 WEST ELEVATIONSCALE: 1/8” = 1’-0”1FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"22414321FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"242521FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"441Page 50 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A5.0aPHASE ISITE SAFETY & SIGNAGE PLANNSAFETY PLAN KEYNOTES1. (E) ROLLING GATE TO BE LOCKED DURING DELIVERIES.2. (E) 8’ HIGH CONCRETE BLOCK WALL3. SECURE DROP OFF ZONESYMBOL LEGENDSIGNAGE PLAN KEYNOTESA. (E) MONUMENT SIGN, TO BE REUSED FOR PHASE 1B. COMPANY LOGO ON WING WALL OF BUILDING, REFER TO DETAILS ON SHEET A6.0SCALE: 1” = 20’-0”SSSD5MP TURRET DOME CAMERA12MP 360° FISH EYE CAMERA4MP 2.8-12mm REGISTER ZOOM CAMERA8MP 180° CAMERASURVEILLANCE SYSTEM STORAGE DEVICE 123 4 5RETAILBUILDING 2OFFICEBUILDING 1ADJACENT BUILDINGADJACENTBUILDING(E) PARKING LOTBA132Page 51 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A5.1aPHASE ITEMPORARY DISPENSARY SAFETY PLANSCALE: 1/8” = 1’-0”NSYMBOL LEGENDSSSD5MP TURRET DOME CAMERA12MP 360° FISH EYE CAMERA4MP 2.8-12mm REGISTER ZOOM CAMERA8MP 180° CAMERASURVEILLANCE SYSTEM STORAGE DEVICE Page 52 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A6.0aPHASE I SIGNAGE PLANSCALE: 1/8” = 1’-0”KEYNOTES1. (N) BUILDING WALL LOGO2. (E) CONCRETE BASE3. (E) CONC. BLOCK MONUMENT SIGN WITH (N) NON ILLUMINATED TEMPORARY SIGNAGE WITH SLOCAL ROOTS NAME AND/OR LOGOWALL SIGN CALCULATION BUILDING 1ALLOWED SIGNAGE AREA: 15% OF BUILDING FACEFRONT WINDOW: 192 SFWINDOW SIGN: 11.25 SF11.25 / 192 SF =0.05=5%NOTE:MONUMENT SIGN TO BE TEMPORARY IN PHASE 1 USING EXISTING MONUMENT SIGN BASEBUILDING 2 - DISPENSARY MONUMENT SIGNMONUMENT SIGN CALCULATIONALLOWED MAX SIGN SQ FOOTAGE: 24PROPOSED MONUMENT SIGN SQ FOOTAGE: 24WINDOW SIGN: 55 / 628 SF =0.08 =8%FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"3'-6"2'-8"1MONUMENTSIGN14'-9" V.I.F.3'-0"V.I.F.32Page 53 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A1.0bSITE DEMO PLANSCALE: 1” = 20’-0”NKEYNOTES1. (E) MONUMENT SIGN TO BE REMOVED AND REPLACED 2. (E) SITE TREE ON NEIGHBORING PROPERTY TO REMAIN3. (E) CONCRETE WHEEL STOPS TO BE REMOVED AND REPLACED4. (E) CURB AND PLANTER TO REMOVED 5. (E) STORM DRAIN TO BE REMOVED AND REPLACED 6. (E) SITE TREE TO BE REMOVED AND BE REPLACED, SEE SHEET L1.0 FOR MORE INFORMATION 7. (E) TRASH ENCLOSURE AND GENERATOR TO BE REMOVED AND REPLACED IN AN ALTERNATE LOCATION, REFER TO SHEET A1.18. (E) ASPHALT PAVING TO BE REMOVED FOR NEW PLANTER, REFER TO LANDSCAPE SHEETS9. (E) ROLLING GATE TO BE REMOVED AND REPLACED 10. CONCRETE WALKWAY TO BE REMOVED TO CREATE SECURED VEHICLE ENTRY FOR DELIVERIES 11. (E) CONCRETE TO BE REMOVED AND REPLACED WITH (N) ADA SIDEWALK EXTENSION, SEE SHEET A1.1SITE PLAN LEGEND(E) BUILDING(E) PROPERTY LINE site demo plan notes 1. ASPHALT PARKING AREA TO BE RE-SEALED AND RE-STRIPED PER PROPOSED SITE PLAN ON SHEET A1.1(E) TO BE DEMOLISHED PHASE II(E)%8,/',1*(E)%8,/',1*ADJACENT BUILDING(E) PARKING LOTADJACENTBUILDINGPage 54 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A1.1bPHASE IISITE PLANSCALE: 1” = 20’-0”NKEYNOTES1. (N) CMU TRASH ENCLOSURE SHALL MEET CITY OF SLO ENGINEERING STANDARDS. 2. (N) ACCESSIBLE PARKING STALL3. (N) ACCESSIBLE EV STALL4. (E) CMU WALL5. (N) ROLLING GATE TO BE CLOSED DURING DELIVERIES.6. (N) POLE AND GATE LATCH7. (E) PAVING TO BE RE-STRIPED8. (N) CONCRETE WALKWAY9. (N) CONCRETE BLOCK WALL10. (N) BIKE PARKINGSITE PLAN LEGEND(N/E-#)S#C#VAN #AREA NOT IN SCOPE(E) BUILDINGS (E) PROPERTY LINEBUILDING SETBACKACCESSIBLE PATH OF TRAVEL(N) OR (E) SITE TREE TO REMAIN, REFER TO LANDSCAPE PLAN SHEET L1.0STANDARD PARKING STALL9’ WIDE X 18’-4” DEEP STANDARD PARKING STALL9’ WIDE X 16’ DEEP MIN. TYP. STANDARD ACCESSIBLE VAN STALL, 9’ WIDE X 18’-4” DEEP MIN. TYP. EVREADYRETAILBUILDING 2OFFICEBUILDING 1NOPARKINGNOPARKINGEVREADYEVCAPABLEEVCAPABLEADJACENT BUILDING(E) PARKING LOTMOTORCYCLEADJACENTBUILDINGRECYCLE TRASH ORG.(E-1)(N-1)(N-2)(N-6)(N-3) (N-4) (N-5)S5 S6S1 S2 C1 C2 S4S3 S7S9 S10 S11S8S12VAN 1 VAN 2 S13C3EVREADYEVREADYEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLE(F,D) (F,D)(F,D)(S)(F,D)EVCAPABLEEVCAPABLE(D)(S)EVCAPABLE52'-0"19'-6"52'-5" +\-52'-8"15'-0"SETBACK23'-8"47'-4"80'-4"53'-8"17'-2"20'-8"20'-10"10117412562161577811121318315'-2"9'-8"9'-0" TYP.8'-2"13'-0"36'-0"4'-6"TYP.19'-9"18'-4" TYP.20'-6"14'-2"5'-0"195'-0"MIN.1499'-0"TYP.5'-0"MIN.2010'-8"9'-0" TYP.16'-0" MIN.18'-4" MIN.(D)(S)(F)11. (N) CONCRETE SLAB12. (N) LANDSCAPING AREA13. (N) SECURE DROP OFF ENTRANCE 14. (N) MONUMENT SIGN, SHALL MEET 10’-0” STREET SETBACK REQUIREMENT 15. (N) GENERATOR LOCATION16. (N) MOTORCYCLE PARKING17. (E) FIRE HYDRANT18. (N) PAVEMENT FOR ADDITIONAL SITE PARKING 19. (N) ADA SIDEWALK EXTENSION PER CITY OF SLO ENGINEERING STANDARDS 20. LINE OF (E) CONCRETE TO REMAIN DUAL EV CHARGERSINGLE EV CHARGERFUTURE EV CHARGERPage 55 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021L1.0bPHASE IIlandscape PLANSCALE: 1” = 20’-0”NEVCAPABLENOPARKINGNOPARKINGEVREADYEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLE(E) PARKING LOTMOTORCYCLEADJACENTBUILDINGRETAILBUILDING 2OFFICEBUILDING 1123232KEYNOTES1. (N) DECOMPOSED GRANITE MULCH2. (N) CLIMBING VINES ON WALL3. (N) TALL HEDGE-TYPE WALL4. (N) STREET/SITE TREE, SEE SHEET LI.1 FOR MORE INFORMATION 5. (E) STREET TREE ON ADJACENT SITEPage 56 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021L1.1bTREESQTYBOTANICAL / COMMON NAMECONTREMARKS3 Gleditsia triacanthos inermis `Shademaster` / Shademaster Locust 24"box Size: to 45` Tall & up to 40` WideWUCOLS PF: .1-.33 Platanus x hispanica / London Plane Tree 24"box Size: 40-60` Tall & 40-50` WideWUCOLS PF: .4-.6SHRUBSQTYBOTANICAL / COMMON NAMESIZEREMARKS38 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita 1 gal Size: <1` Tall & 3-4` WideWUCOLS PF: .4-.682 Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 1 gal Size: 4-5` Tall & 2-3` WideWUCOLS PF: .4-.64 Clematis armandii / Evergreen Clematis 5 gal Size: Climbing to 15` Tall & WideWUCOLS PF: .4-.69 Furcraea foetida `Variegata` / Variegated False Agave 3 gal Size: 3-5` Tall & 6-8` WideWUCOLS PF: .1-.324 Hesperaloe parviflora `Perpa` TM / Brakelights Red Yucca 1 gal Size: 2-3` Tall & WideWUCOLS PF: .1-.332 Ligustrum japonicum / Japanese Privet 5 gal Size: 8-12` Tall & 6` WideWUCOLS PF: .4-.658 Lomandra longifolia `Roma 13` TM / Platinum Beauty Variegated Mat Rush 1 gal Size: 2-3` Tall & WideWUCOLS PF: .1-.323 Pittosporum tobira `Variegata` / Variegated Mock Orange 5 gal Size: 4-5` Tall & WideWUCOLS PF: .1-.37 Trachelospermum jasminoides / Star Jasmine Trellis 5 gal Size: Climbing to 15` Tall & WideWUCOLS PF: .4-.6SYMBOLDESCRIPTIONQTYCOMPACTED DECOMPOSED GRANITE MULCH 687 sf3" DEPTH, NON-STABILIZEDPHASE IIPLANT SCHEDULEPLANT photosPLANT SCHEDULElegendNTSShademaster Honey LocustFeather Reed GrassBrakelights Red YuccaVariegated Mock OrangeLondon Plane TreeEvergreen ClematisJapanese PrivetStar Jasmine TrellisEmerald Carpet ManzanitaVariegated False AgavePlatinum Beauty Variegated Mat Rush12/09/2020EXISTING LANDSCAPE AREA: 3,450 SFPOST CONSTRUCTION LANDSCAPE AREA: 3,475 SFPage 57 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A2.0bPHASE IIbuilding 1 - floor planSCALE: 1/4” = 1’-0”NKEYNOTES1. (N) COUNTER AND UPPER CABINETS2. (N) SINK3. (N) REFRIGERATOR4. (N) OFFICE DESKS5. (E) ROOF OVERHEAD6. (N) AWNING OVERHEADEMPLOYEELOUNGE & KITCHEN6)ADMINOFFICE6)ACCESSIBLERESTROOM6)Page 58 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A2.1bSCALE: 1/8” = 1’-0”83JANITOR 6)OFFICE6)TOTALRETAIL 6)SERVICE COUNTERINTAKE6) DELIVERY BAY6)VAULT 6)VESTIBULE 6)EMPLOYEELOUNGE6)SERVICE COUNTERADAW.C.6)W.C.6)KEYNOTES1. (N) BUILT-IN CASEWORK/SHELVING 2. (N) RECESSED WINDOWS3. (N) NON-CANNABIS DISPLAY SHELVES4. (N) ROOFTOP ACCESS LADDER5. (N) OVERHEAD ROLL-UP DOOR6. (N) ROOF CANOPY ABOVE7. (N) SECONDARY EXIT DOOR8. (N) LOCKABLE DISPLAY SERVICE COUNTER9. (N) MAIN ENTRY DOOR10. (N) STOREFRONT GLAZING11. (N) SECURED CANNABIS WASTE RECEPTACLE 12. (N) POTENTIAL ALTERNATE DOORPHASE II - building 2 FIRST floor planNPage 59 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A2.2bSCALE: 1/8” = 1’-0”'1OFFICE6)OFFICE6)OFFICE6)OFFICE6)OFFICE6)HALL 6)KEYNOTES1. (E) SKYLIGHTS TO REMAIN2. ROOFTOP ACCESS LADDER3. (N) PLANT WALL4. (N) RECESSED WINDOWS5. EDGE OF (N) DROPPED CEILINGPHASE II - building 2 MEZZANINE floor planNPage 60 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A3.0bKEYNOTES1. (N) AWNING2. (E) PAINTED CMU EXTERIOR WALL3. (N) METAL ENTRY DOOR4. (N) WINDOW IN (E) WINDOW OPENING5. (N) EXTERIOR HORIZONTAL WOOD SIDING6. (N) LOGO DECAL7. (N) MAIN STORE LOGO8. (N) STOREFRONT ASSEMBLY9. (N) SECTIONAL ROLL-UP DOOR10. (N) EXTERIOR VERTICAL WOOD SIDING11. (N) STOREFRONT LOGO DECALS12. (N) LIVING WALL OR FAUX LIVING WALLRETAIL BUILDING 2’S ADDITIONAL ELEVATIONS ARE SHARED WALLS WITH NEIGHBORING BUILDINGS. NO CHANGES WILL BE MADE TO THE ELEVATIONS. REFER TO SITE PLAN AND 3D IMAGES SHEETS OFFICE BUILDING 1 WEST ELEVATIONRETAIL BUILDING 2 WEST ELEVATIONSCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0”TOP OF ROOF20'-0"11010983119712TOP OF AWNING12'-7"FINISHED FLOOR0-'0" PHASE IIBUILDING EXTERIOR ELEVATIONS 5101FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"624Page 61 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A3.1bKEYNOTES1. (N) AWNING2. (E) PAINTED CMU WALL3. (N) MTL. DOOR TO REPLACE (E) DOOR 4. (N) WINDOW IN (E) WINDOW OPENING 5. (N) EXTERIOR HORIZONTAL WOOD SIDING6. (N) EXTERIOR VERTICAL WOOD SIDING7. (N) WINDOW IN (E) DOOR OPENING 8. (E) DOOROFFICE BUILDING 1 EAST ELEVATIONOFFICE BUILDING 1 SOUTH ELEVATIONSCALE: 1/8” = 1’-0”SCALE: 1/8” = 1’-0”72815FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"446PHASE II BUILDING EXTERIOR ELEVATIONS 643215FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"Page 62 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A3.2bWOOD SIDINGSEMI-TRANSPARENT SILVER STAINED WOODBAY TRIMSW 7401 VAN DYKE BROWNSTOREFRONTSW 6407 ANCESTRAL GOLDCANOPY FASCIASW 6258 TRICORN BLACKCMU WALLSSW 7562 ROMAN COLUMNPHASE IICOLOR AND MATERIALS Page 63 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A4.0bPage 64 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A4.1bPage 65 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A4.2bPage 66 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A4.3bPage 67 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A4.4bPage 68 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021PHASE IISAFETY PLAN GENERAL NOTESsafety plan general notes(FROM SAN LUIS OBISPO POLICE DEPARTMENT CANNABIS BUSINESS SECURITY PLAN REQUIREMENTS 09/12/19)1. ALL WINDOWS TO BE ABLE TO BE SECURED FROM THE INSIDE IN A MANNER THAT PREVENTS THEM FROM BEING OPENED FROM THE OUTSIDE.2. WINDOWS SHALL BE COVERED WITH A FILM OR COVERING ON THE INTERIOR SO THAT NO CANNABIS , CANNABIS RELATED PRODUCTS OR CANNABIS RELATED MOVEMENTS ARE VISIBLE FROM THE OUTSIDE. ALL WINDOWS (INTERIOR AND EXTERIOR) SHALL BE SHATTERPROOF GLASS, OR SAFETY FILM, OR SIMILAR PRODUCT TO PREVENT UNWANTED ENTRY TO THE PREMISES.3. ALL ROOF HATCHES SHALL BE CONSTRUCTED IN A WAY TO ELIMINATE ANY UNWANTED ACCESS FROM THE ROOF.4. ALL SKYLIGHTS SHALL HAVE THE SAME REQUIREMENTS AS GROUND LEVEL WINDOWS.5. ANY VENTILATION AIR DUCT WORK SHALL BE SEALED TO ELIMINATE ANY POSSIBLE INTRUSION INTO ANY CANNABIS FACILITY.6. ALL SECURITY FENCING SHALL BE OF SUFFICIENT HEIGHT AND DESIGN SO AS TO BE CLEAR FROM HOLES AND DAMAGE TO PREVENT A PERSON FROM CLIMBING THROUGH OR OVER.7. ALL NON-PUBLIC ACCESS ENTRY/EXIT DOORS SHALL ONLY BE OPENED BY USE OF A KEY OR OTHER APPROVED METHOD ON THE EXTERIOR OR BY REMOTE RELEASE FROM INSIDE THE BUSINESS 8. ALL EMERGENCY EXIT DOORS SHALL BE EASILY OPENED FROM THE INTERIOR BY WAY OF ADA COMPLIANT MECHANISM TO ALLOW IMMEDIATE AND UNINHIBITED EXIT FROM THE BUILDING IN THE CASE DF AN EMERGENCY.9. ALL EXTERIOR DOORS CONTAINING ANY AMOUNT OF GLASS SHALL HAVE THE SAME REQUIREMENTS AS EXTERIOR WINDOWS.10. ALL NON-PUBLIC ACCESS/ENTRY/EXIT DOORS SHALL BE EQUIPPED WITH A CLOSING MECHANISM THAT WILL AUTOMATICALLY CLOSE THE DOOR WHEN NOT HELD OPEN BY A PERSON. 11. ANY EXTERIOR DOOR USED BY EMPLOYEES TO ENTER ANY BUILDING WILL BE CONTROLLED USING A BIOMETRIC IDENTITY VERIFICATION OR SIMILAR INDIVIDUALIZED SECURITY LEVEL TYPE METHOD AS APPROVED BY THE POLICE DEPARTMENT.12. EXTERIOR DOORS NOT USED AS EMPLOYEE ACCESS OR DELIVERY DOORS WILL BE SECURED IN A FASHION SO THEY MAY NOT BE OPENED FROM THE EXTERIOR AND WILL BE DEEMED EMERGENCY EXIT DOOR ONLY.13. ALL EMERGENCY EXIT DOORS WILL BE EQUIPPED WITH AN AUDIBLE ALARM SYSTEM THAT IS MONITORED BY A CENTRAL ALARM COMPANY. ALL EMERGENCY EXIT ALARMS WILL REQUIRE THE DISPATCHING OF A POLICE OFFICER THE SAME AS A BURGLARY ALARM RESPONSE.14. ALL EMERGENCY EXIT DOORS SHALL BE SOLID CORE WOODEN OR SUBSTANTIAL METAL DOORS FEATURING HINGE-PIN REMOVABLE DETERRENCE. EMERGENCY EXIT DOORS SHALL HAVE LATCH GUARDS AT LEAST TWELVE INCHES (12”) IN LENGTH PROTECTING THE LOCKING BOLT AREA. LATCH GUARDS SHALL BE A MINIMUM OF 0.125-INCH THICK STEEL, AFFIXED TO THE EXTERIOR OF THE DOOR WITH NON-REMOVABLEBOLTS, AND ATTACHED SO AS TO COVER THE GAP BETWEEN THE DOOR AND THE DOOR JAMB FOR A MINIMUM OF SIX INCHES (6”) BOTH ABOVE AND BELOW THE AREA OF THE LATCH. 15. ALL EMPLOYEE ENTRANCE DOORS SHALL HAVE THE SAME HINGE PIN AND LATCH PROTECTION AS EMERGENCY DOORS.16 ALL ROLL UP AND DELIVERY DOORS WILL BE CONSTRUCTED OF MEDIUM TO HEAVY GAUGE METAL THAT WILL PREVENT A PERSON FROM EASILY GAINING ACCESS TO THE BUILDING WITHOUT THE USE OF HEAVY TOOLS. ROLL UP AND DELIVERY DOORS WILL BE CONSTRUCTED IN A WAY THAT THEY MAY ONLY BE OPENED FROM THE INTERIOR OF THE BUSINESS. ALL SHIPPING/RECEIVING AREAS SHALL BE CONDUCTED IN A SECURE, ENCLOSED AREA, NOT VISIBLE TO THE PUBLIC RIGHT OF WAY.17. ALL LIGHTING SHALL BE COMPLIANT WITH MUNICIPAL CODE 17.70.100 (LIGHTING AND NIGHT SKY PRESERVATION AND ANY OTHER APPLICABLE CODES REQUIRED BY THE CITY OF SAN LUIS OBISPO.A5.0bPage 69 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A5.1bPHASE IISITE SAFETY & SIGNAGE PLANEVCAPABLENOPARKINGNOPARKINGEVREADYEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLE(
(
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(
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(MOTORCYCLERECYCLE TRASH ORG.(E-1)(N-1)(N-2)(N-6)(N-3) (N-4)(N-5)RETAILBUILDING 2OFFICEBUILDING 1ADJACENT BUILDINGADJACENTBUILDING(E) PARKING LOTDCCBMIN.10'-0"A312NSAFETY PLAN KEYNOTES1. (N) ROLLING GATE TO BE CLOSED DURING DELIVERIES.2. (N) POLE AND GATE LATCH3. (N) SECURE DROP OFF ENTRANCESYMBOL LEGENDSIGNAGE PLAN KEYNOTESA. (N) MONUMENT SIGN, REFER TO DETAILS ON SHEET A6.0B. COMPANY LOGO ON WOOD WING WALL OF BUILDING, REFER TO DETAILS ON SHEET A6.0C. COMPANY LOGO DECAL ON STOREFRONT WINDOWS ON EITHER SIDE OF MAIN ENTRANCE DOOR, REFER TO DETAILS ON SHEET A6.0 D. MAIN BUILDING SIGN ON PARAPET WALL OF RETAIL BUILDING, REFER TO DETAILS ON SHEET A6.0 SCALE: 1” = 20’-0”SSSD5MP TURRET DOME CAMERA12MP 360° FISH EYE CAMERA4MP 2.8-12mm REGISTER ZOOM CAMERA8MP 180° CAMERASURVEILLANCE SYSTEM STORAGE DEVICE * ALL SITE SURVEILLANCE EQUIPMENT TO BE INSTALLED IN PHASE 1Page 70 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A5.2bPHASE IIDISPENSARY SAFETY PLANSCALE: 1/8” = 1’-0”NKEYNOTES1. (N) SECURITY PANEL2. (N) OVERHEAD ROLL-UP DOOR3. SIGNAGE WITH THE WORDING: “SMOKING, INGESTING, VAPING, EATING OR CONSUMING CANNABIS PRODUCTS ON SITE OR IN A PUBLIC PLACE IS PROHIBITED4. SIGN PROHIBITING PERSONS UNDER 21 OF AGE FROM ENTERINGSYMBOL LEGEND83JAN.OFFICERETAILVAULTVESTIBULEINTAKESERVICE COUNTERDELIVERY BAYEMPLOYEELOUNGESSSD5MP TURRET DOME CAMERA12MP 360° FISH EYE CAMERA4MP 2.8-12mm REGISTER ZOOM CAMERA8MP 180° CAMERASURVEILLANCE SYSTEM STORAGE DEVICE Page 71 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A5.3bPHASE II - MEZZANINEDISPENSARY SAFETY PLANSCALE: 1/8” = 1’-0”NSYMBOL LEGEND'123(172%(/2:OFFICEOFFICEOFFICE OFFICEOFFICE23(172%(/2:HALLSSSD5MP TURRET DOME CAMERA12MP 360° FISH EYE CAMERA4MP 2.8-12mm REGISTER ZOOM CAMERA8MP 180° CAMERASURVEILLANCE SYSTEM STORAGE DEVICE Page 72 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A5.4bPHASE II OFFICE SAFETY PLANSCALE: 1/8” = 1’-0”NSYMBOL LEGENDADMINOFFICEEMPLOYEELOUNGE & KITCHENACCESSIBLERESTROOMSSSD5MP TURRET DOME CAMERA12MP 360° FISH EYE CAMERA4MP 2.8-12mm REGISTER ZOOM CAMERA8MP 180° CAMERASURVEILLANCE SYSTEM STORAGE DEVICE * ALL BUILDING 1 SURVEILLANCE EQUIPMENT TO BE INSTALLED IN PHASE 1Page 73 of 165
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSLO CAL ROOTS DISPENSARY3535 s. higuera SAN LUIS OBISPO, CADATE: 7/2/2021A6.0PHASE II SIGNAGE PLANSCALE: 1/8” = 1’-0”KEYNOTES1. (N) WINDOW LOGO 2. (N) BUILDING WALL SIGN3. (N) BUILDING WALL LOGO4. (N) CONCRETE BASE5. (N) CONC. BLOCK MONUMENT SIGN WITH PLANTED WALL AND WHITE LETTERINGTOP OF ROOF20'-0"TOP OF AWNING12'-7"FINISHED FLOOR0-'0"10'-0"5'-6"3'-9"3'-0"84'-8"7'-5"12WINDOW SIGN CALCULATIONALLOWED SIGNAGE AREA: 15% OF WINDOWFRONT WINDOW: 190 SFWINDOW SIGNS: 22.5 SF22.5 / 190 SF =0.11=11%WALL SIGN CALCULATION - BUILDING 2ALLOWED SIGNAGE AREA: 15% OF BUILDING FACEFRONT WINDOW: 628 SFWINDOW SIGN: 55 SF55 / 628 SF =0.08 =8%1FINISHED FLOOR0-'0"TOP OF AWNING8'-8"TOP OF ROOF14'-0"3'-6"2'-8"38'-0"3'-0"54WALL SIGN CALCULATION BUILDING 1ALLOWED SIGNAGE AREA: 15% OF BUILDING FACEFRONT WINDOW: 192 SFWINDOW SIGN: 11.25 SF11.25 / 192 SF =0.05 =5%NOTE:ALL BUILDING SIGNAGE TO BE NON-ILLUMINATEDBUILDING 1 - DISPENSARYBUILDING 2 - OFFICE MONUMENT SIGNMONUMENT SIGN CALCULATIONALLOWED MAX SIGN SQ FOOTAGE: 24PROPOSED MONUMENT SIGN SQ FOOTAGE: 24WINDOW SIGN: 55 / 628 SF =0.08 =8%Page 74 of 165
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