HomeMy WebLinkAbout05-20-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
May 20, 2013 Monday 5:00 p.m.
ROLL CALL: Commrs. Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
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.
Any decision of the Architectural Review Commission
Council within 10 days of the action. Any persoi
Commission may file an appeal with the City Clerk.
Community Development Department, City Clerk's
(www.slocity.org), The fee for filing an appeal is $26
documentation.
is final unless appealed to the City
aggrieved by a decision of the
Appeal forms are available in the
office, or on the City's website
3 and must accompany the appeal
651 Tank Farm Road. ARC 26-13; Review of an approximately 60,000-square
foot building and site development plans including a four -level parking structure for
MindBody; BP-SP zone; Tank Farm Office Park LLC, applicant. (Continued from
April 1, 2013, ARC meeting) (Pam Ricci)
COMMENT & DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planner.- Pam Ricci
city of Meeting Date: May 20, 2013
An tuts oBis o Item Number: 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Final review of plans to develop an approximately 60,000 square -foot, two-story
office building large outdoor plaza, surface parking, and a four -level parking structure on a 3.5-
acre site for MindBody on the south side of Tani: Farm Road near its intersection with Broad
Street.
PROJECT ADDRESS: 651 Tank Farm Road BY: Pam Ricci, Senior Planner (781-7168)
E-mail: pricci@slocity.org
FILE NUMBER: ARC 26-13 FROM: Pam Ricci, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 6) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
Tank Farm Office Park LLC
Representative
RRM Design Group
Zoning
BP-SP (Business Park Specific
Plan)
General Plan
Business Park
Site Area
153,106 square feet (3.5 acres)
Environmental
Exempt from environmental
Status
review under Class 32 (Section
15332), Infill Development, of
the CEQA Guidelines.
SUMMARY
The applicant is proposing a new headquarters office building for Mind Body, a local business
that specializes in software programs for fitness studios. Initially, a total of 59,248 square Feet of
floor area is proposed within the office building with the ossibility of increasing the total floor
area to 64,022 square feet in the future. The company already -occupies much of the space within
the existing series of buildings to the immediate east. The new building has been sited and
oriented to have a symbiotic relationship with the adjacent development and ftmction as a
campus for the business. The applicant is also proposing a four -level parking structure
containing 373 spaces at the rear of the site to accommodate the demand of employees.
On April 1, 2013, the project was conceptually reviewed by the ARC and continued with 16
directional items focused on informational needs and responses to traffic study
recommendations. The applicant is seeking final approval of updated project plans from the
ARC.
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 5-20-13)
Page 2
1.0 COMMISSION'S PURVIEW
The project is a new office development, The ARC's role is to review the project in terms of its
consistency with the Community Design Guidelines (CDG) and Chapter 5 of the Airport Area
Specific Plan (AASP). Attachment A is the 4-1-13 ARC staff report which provides a detailed
project description and an analysis of the project's consistency with the applicable guidelines.
Relevant excerpts from the CDG & AASP are included in the analysis where pertinent.
Attachment 3 of the prior staff report contained excerpts from Chapter 5 of the AASP.
2.0 PROJECT ANALYSIS
When the project was reviewed conceptually on April 1st, the ARC indicated their overall support
for the main building design. The change to the trellis detailing at the northwest corner of the
main building was discussed as part of the presentation at that meeting and accepted. The
following paragraphs highlight a few of the remaining project elements that the ARC wanted
more information on before granting final approval to the project design.
2.1 Parking Structure
With conceptual review of the project, the elevations of the proposed four -level parking structure
were still very preliminary. The ARC's direction on terms of the parking structure was;
"Provide floor plans and elevations of the proposed parking structure. The design of
the structure shall be subordinate to the main building but complement it in terms of
colors, materials, and detailing. "
Figure 1. Conceptual Plans West View of Project showing Main Building & Parking Structure
Current plans show the parking structure with the same general footprint and location, but with
slightly fewer spaces — 373 now proposed; 390 previously shown. While the current elevations
are still somewhat sketchy, they are more detailed regarding proposed design elements and colors
(see Figure 2 below) and floor plans have also been provided,
Figure 2. Current Plans West View of Project showing Main Building & Parking Structure
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 5-20-13)
Page 3
Applicant's Response:
Parking structure will be subordinate to the main building but compliment it in color, material
and detailing by the following:
• Stair Tower will have a similar roof form and detailing to the exiting clerestory features of
the existing building.
• Glazing frame at stair tower will match building glazing.
• Vertical Concrete Column form will match the accent color of the building smooth metal
awnings with a similar smooth surface.
• Horizontal Banding walls will match the field walls of the building with matching paint color
and a matching stucco texture.
• Additional texture will be provided at the North side of the parking structure facing the plaza
with the proposal of a screen art piece showing the yoga image but providing visual semi -
transparency.
Staffs Analysis:
The location of the structure behind the main building and at the back of the site, along with its
overall height generally being lower than the offices, will minimize its visibility from street
views as well as meets the intent of the directional item to be clearly subordinate to the main
building. This is probably best illustrated by looking at the sections on Sheet 12 which provide
call -outs on overall heights of different features on the main building and the parking structure.
The highest portions of the butterfly roof over the building entry are at 45 feet and the
mechanical roof screen is at 39 feet. Most of the parking structure is at about 34 feet in height.
Having these taller features in the foreground along with the building's distance from the street
will mostly obscure views of the structure from adjacent streets to the casual observer.
The parking structure will be of poured -in -place concrete construction. As noted with the
applicant's response letter, the parking structure has incorporated details such as the glazing
frame and roof of the stair tower to add articulation and tie in with the main building, and also
included coordinated materials such as the horizontal stucco panels and metal railings in the stair
tower. Colors have also been selected to coordinate with the main building.
One issue that came up with the submittal of floor plans for the parking structure is the high
percentage of compact spaces proposed (125 compact spaces of the 373 parking spaces in the
parking structure or 33%) While this garage is being constructed for the employees of this
particular business and is not a public structure, the large number of congregated compact spaces
could be difficult for drivers to maneuver into. The concern is that if the spaces are not
functional, the higher number of spaces provided may not be properly utilized.
The Parking & Driveway Standards allow for the use of compact spaces in projects up to a
maximum of 40% for extenuating circumstances and with the approval of the ARC. Finding No.
5 is included which supports the use of compact spaces in the project not to exceed 33% of the
total spaces proposed because it helps maximize the number of parking spaces available to
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 5-20-13)
Page 4
employees in a private development which prevents the need for offsite parking and lessens
impacts to adjacent properties.
There are other details with the layout and bay widths of the parking structure that may change
with the development of structural and other more detailed working drawings for a building
permit. Since the project will have a much greater supply of parking spaces than required, staff
has determined that there is flexibility to work out these technical issues during plan check
review.
2.2 Signage
A preliminary sign program is included as a separate sheet in plans. The Sign Regulations do not
list specific standards for the Business Park zone, but the standards for the C-S zone have been
determined to be the most appropriate to apply to BP development projects. C-S zone standards
allow for two signs and a total of 200 square feet per tenant space.
Proposed signage includes 69 square feet of entry signage facing the plaza consisting of a 41
square -foot decorative logo mounted on upper clerestory windows and a 28 square -foot
"MindBody" identification sign mounted vertically on the canopy. Both signs will be
constructed of metal with illumination from building down -lighting.
The second sign is proposed on the trellis at the northwest corner of the building next to Tank
Farm Road. It is called out as being 51.2 square feet in area, but if the two sign components (i.e.
the logo and business name) were separately calculated, the sign would be about 27 square feet.
With the more conservative calculation, the total area of the two signs would be 120.2 square
feet. The key map shows a call -out for an additional sign on the northeast awning, but no
particular signage is currently proposed. This would be a location for future signage if another
tenant eventually leases spaces within the building.
Staffs Analysis:
Staff supports the two signs proposed as being appropriate in scale and design with the locations
on the building where they will be placed and a complementary addition to provide for business
identification. Finding No. 4 is provided in the attached resolution to allow the logo at the entry
at its proposed height between 27' and 34'. Typically wall signs are not allowed above 25 feet in
height. Reasons to support an exception here are that the sign faces the entry plaza, rather than
the street, and its design is more of an artistic element, than typical commercial copy. Staff s
recommendations on signage are reflected as Condition No. 5 in the attached resolution.
2.3 Lighting
Sheet 19 is a preliminary electrical plan which includes a schedule with different types of
lighting, including pole lights, wall -mounted fixtures, landscape bollards, and decorative up -
lights, and their locations. Fixture details have been provided and generally appear to be
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 5-20-13)
Page 5
compliant with the City's Night Sky Preservation standards. Staff will work with the applicant to
insure that decorative up -lights for plants and public art, as well as open sconces, are properly
directed and shielded. As part of the project presentation, staff and the applicant will provide
more information on the variety of lighting proposed. Of particular, concern will be the height
and lighting levels of fixtures on the parking structure's roof deck. Conditions 6-8 provide the
requirements and performance standards for lighting to be included in working drawings for a
building permit.
2.4 Trash and Storage Areas
An enclosure location is shown on the east side of the main project driveway just before the entry
to the parking structure. A detail is shown on Sheet 20. San Luis Garbage submitted a letter in
support of the location, size and design. Condition No. 10 is included regarding final details.
Staff suggests that the outer skin of the structure be stucco or a spilt -face block in colors to
coordinate with the buildings.
3.0 OTHER DEPARTMENT COMMENTS
Comments from the other departments have been incorporated into the recommended resolution
as conditions of approval.
4.0 ATTACHMENTS
1. Vicinity map
2. Applicant's responses to more substantive ARC directional items & revised project plans
3. 4-1-13 ARC follow-up letter & minutes
4. 4-1-13 ARC staff report & attachments
5. Updated MindBody Traffic Analysis
6. Draft Resolution
Included in ARC portfolios: 11" x 17" colored project plans
NO
0
PF
R-2-S P
VICINITY MAP
651 Tan
Attachment 1
-
101
BP-SP
File No. 26=13
k Farm
Attachment 2
NKT COMMERCIAL
ARC Response Letter
RRM Design Group
April 22th 2013
ARC Directional Item Response
Response to Directional Item 5:
Parking structure will be subordinate to the main building but compliment it in color,
material and detailing by the following:
• Stair Tower will have a similar roof form and detailing to the exiting
clerestory features of the existing building.
• Glazing frame at stair tower will match building glazing.
• Vertical Concrete Column form will match the accent color of the building
smooth metal awnings with a similar smooth surface.
• Horizontal Banding walls will match the field walls of the building with
matching paint color and a matching stucco texture.
• Additional texture will be provided at the North side of the parking
structure facing the plaza with the proposal of a screen art piece showing
the Yoga Image but providing visual semi transparency. (See PublicArt
Proposal below, contingent on art approval. If art is not approved the
Yoga pose will be located on a solid wall in place of the art).
Response to Directional Item 16:
Deliveries for the existing similar facility currently comes from small delivery vans or
trucks that use hand carts to transport the supplies into the building. This is expected to
be the case for the new facility. Deliveries will take place in the nearest parking area
that is intended as open plaza overflow area. This parking area is not for employee
parking and is to remain open for visitor parking, thus being open a majority of the time.
The drive has been widened to a 26' wide opening and the curbs at the corner have a
widened radius. This configuration is verified with a turning layout of a larger delivery
truck shown on the site plan, in the event that one needs to visit the site.
Other comments are addressed as part of the drawings in the submittal package.
Inclusionary Housing
This project will meet the inclusionary housing requirement through the payment of in -
lieu fees.
Public Art Proposal
This project proposes to privately provide the public art component as a part of the
project as shown in the application. The art component will be a texture and screening
device that provides a silhouette of the Yoga pose fabricated from plastic disks that
placed on a chain link screen to for the image. The remaining area of the open screen
will provide visual texture that is semi -transparent between the parking garage and the
plaza. The screen will be help off of the parking garage by 12"-18" with a metal post
that is mounted at the structural columns and beams of the parking garage.
If the concept is accepted by ARC the owner will proceed with seeking a designer and
installer of such a piece as the public art component in place of paying fees.
Green Building Narrative
LEED for Commercial Interiors will be used as a guideline for the project since a large
amount of strategies will be during the tenant improvement. The project will be
designed to achieve a minimum of Certification level, yet will aspire to reach the silver
or gold levels. The building will be commissioned by a third party commissioning Agent
and is being designed by LEED accredited professionals. Credits will be achieved based
on the following strategies:
• Sustainable Sites and Regional Priority — site will be located near services that
can be utilized by employees without requiring vehicular transportation such as
banks, grocery stores and restaurants. The building will house a cafeteria for the
purpose of providing food to employees to avoid the need to leave campus for
lunch.
• Water Efficiency— high efficiency fixtures will be used that are ultra low flow,
including waterless urinals.
• Energy and Atmosphere
o High efficiency lighting will be used, including the use of LED fixtures in
some areas.
o The exterior light system will have lighting controls at the exterior that
will reduce light provided on off peak hours. The building is designed to
maximize exterior light with placement of exterior glazing, and clerestory
glazing at the entry lobby and the raised monitor at the center of the
building. The interior light system lighting controls will reduce lighting
when exterior light provides what is needed.
o South Facing windows are shaded with an awning and balcony system to
reduce heat gain while providing natural light.
o Operable windows at both the low level office areas and the upper
clerestory allow for natural stack ventilation.
o A high efficiency variable air volume HVAC system will be used to provide
greater control and flexibility. Efforts will be made to transfer heat from
heat producing areas such as communication equipment rooms to areas
within the building that require it, such as workspace near North facing
windows to reduce heat loads.
o Equipment and appliances purchased will be high efficiency energy star
when possible.
• Indoor Environmental Quality —
o Operable windows provide natural ventilation and control for the user.
Training and conference rooms will have a movable exterior wall system
that will allow for maximum exterior access and ventilation when
desired.
o An indoor air quality management plan will be provided during
construction and before occupancy.
o Low Emitting materials will be utilized at the interior of the building,
including: paints and coatings, composite wood and agrifiber products,
and systems furniture and seating.
o Natural light will be provided at a large area of the building through the
use of the exterior glazing, entry lobby glazing and north facing clerestory
glazing at the center of the building.
Innovation and Design Process —The project is being designed by LEED
accredited professionals and will include and Educational Display of the
Sustainable features of the building.
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Attachment 3
city Of sAn lu i IS OBISPO
Community Development Department • 919..Palm Street, San Luis Obispo, CA 93401-3218
Nick Tompkins
Tank Farm Office Park LLC
684 Higuera Street, #B
San Luis Obispo, CA 93401
SUBJECT: ARC-C 26-13: 651 Tank Farm Road
Conceptual review of building and site development plans including
a four -level parking structure for. MindBody
Dear Mr. Tompkins:
The Architectural Review Commission, at its meeting of April 1, 2013, continued action
on your project to a date certain, May 20, 2013, with the following directional items:
1. Submit complete plans with all of the required information on the City's checklist
for final architectural approval.
2. Include detailed information on pedestrian pathways, lighting, location of backflow
prevention devices, and screening of mechanical equipment.
3. A sign program will be required either as a condition or as a part of the approval of
final plans. The sign program shall include information on the sizes, locations,
colors, materials, and types and illumination of signage proposed for the building
and the overall site. The wall sign at the main driveway entry may need to be
lowered or otherwise integrated with the building so that it is not over 25 feet in
height.
4. Submit a revised traffic analysis to reflect the changes from surface parking to the
parking structure. Additional review of the on -site circulation, connecting access
driveway(s), and access into and out of the parking structure should be included in
the final analysis.
5. Provide floor plans and elevations of the proposed parking structure. The design
of the structure shall be subordinate to the main building but complement it in
terms of colors, materials, and detailing.
6. Consider setting the building further back from the main access driveway to
accommodate the potential for one additional travel lane in the future. If on -site
circulation becomes congested, a dedicated right turn lane may provide significant
relief at this intersection. Future signal timing changes to accommodate on -site
congestion should not be expected.
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
Architectural Review Commission Meeting
April 1, 2013
ARC-C 26-13 (651 Tank Farm Road)
Page 2
7. Further lengthen the transition for the inbound traffic lane from Tank Farm Road.
8. Consistent with the recommendations of the traffic study, align the driveway aisle
at the rear of the property with the adjoining property to the east.
9. Show specific proposals for bicycle parking. Bike parking shall be located as
conveniently as most convenient auto parking and installed at highly -visible
locations that are as close to the main entry as possible.
10. Provide a utility plan that delineates the location of the property's existing and
proposed water meter(s), water services, and sewer laterals to the points of
connection at the City water and sewer mains. The site shall be plumbed for
recycled water so that it may be used for irrigation when it is available in the future.
11. Provide preliminary plans that show and note the existing and proposed frontage
improvements, street widening, utility undergrounding, proposed utilities, and lane
assignments.
12. Details of the design of the proposed trash and recycling enclosure shall be
submitted in both plan and elevation views. Plans shall include the size, capacity,
and location of the enclosure, consistent with the City's Solid Waste Enclosure
Standards. The final exterior finish and detailing of the enclosure shall coordinate
with the design of the building. The applicant shall secure a letter from San Luis
Garbage that the design is acceptable to them in terms of service standards.
13. Provide additional information in plans about sustainable project features.
14. Prepare a preliminary drainage and soils report.
15. Submit requested information from Fire and Building regarding code compliance of
plans.
16. Provide more information on how site deliveries would be handled.
If you have any questions, please contact me at (805) 781-7168.
Sincerely,
V
/ GGr+
Pamela Ricci, Al
Senior Planner
4'
Architectural Review Commission Meeting
April t, 2013
ARC-C 26-13 (651 Tank Farm Road)
Page 3
cc: County of SLO Assessor's Office
Mike Scott
RRM Design Group
3765 S. Higuera Street, Suite 102
San Luis Obispo, CA 93401
SLO Co. Farm Bureau, Inc.
651 Tank Farm Road
San Luis Obispo, CA 93401
ARC Minutes
April 1, 2013
Page 3
n motion by Commr. Palazzo seconded by Commr. Curtis to continue the -project to a
da uncertain with the directional items recommended by staff i ddition to the
follows
a. Modi Item # 11 to read: "Consider an alternative ich reorients proposed
Building to parallel Long Street with the storage and internal to the site and
screened b e building."
b. Modify Item 4 to read: "Move the ped trian access across the central
parking lot to alig with the entry to the hist is barn."
c. Eliminate Item # 16.
d. Modify Item # 17 to re "Revise th esign of exterior elements of the building
to appear as integral to th structu rather than "tacked on" features."
e. Modify Item # 18 to rea the proposed Tractor Supply building, add
articulation to the north (si and the east (Long Street) elevations of the
building."
f. Modify Item # 19 to r d: "Use variety of materials within the project to
articulate buildings. combination o mooth and precision block, along with
other materials, is onsidered acceptable.'
g. Add new direc ' nal Item: "Consider an a rnative to the proposed site plan
which retain he historic assemblage of buil i gs without juxtaposing the new
Building B '
AYES: Commrs. Curtis, Palazzo, Wynn, McCovey-Go and Duffy
NOESeT-
ANone
RECU: None
ABS Commrs. Hopkins and Ehdaie
e motion passed on a 5:0 vote.
Commr. Wynn and Vice -Chair McCovey-Good recused themselves from item #2 and
asked staff to present the agenda forecast.
2. 651 Tank Farm Road. ARC-C 26-13; Conceptual review of building and site
development plans including a four -level parking structure for MindBody; BP-SP
zone; Tank Farm Office Park LLC, applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending continuance of
the project to a date certain, May 20, 2013, with direction to staff and the applicant on
items to be addressed in plans submitted for final approval.
Commr. Curtis asked if the access road to the north will be a requirement and if a traffic
signal will be required at the project driveway with Tank Farm Road. Ms. Ricci indicated
the access road will be a requirement when the property to the north comes forward
with a development plan, although the exact alignment may differ from the graphic
included in the traffic study as it is very conceptual. She noted that a new traffic study
would be required for final ARC review to take into account the addition of the proposed
ARC Minutes
April 1, 2013
Page 4
parking structure. That study will ultimately provide more guidance on what type of
traffic control will be required at the intersection.
Rick Stollmeyer, owner of Mindbody, explained the company's growth and vision and
reasons for selecting San Luis Obispo as the company's headquarters. He noted that
the new building would include a cafeteria and dining facility, large meeting room, and a
daycare facility.
Scott Martin, applicant architect, went over the proposed project in detail including the
rationale for the main entry from the plaza. He explained that the trellis at the northwest
corner of the building would be modified to be more horizontal. He noted that the
architecture had a variety of influences including Asian, Railroad, and Industrial. He
added that the parking structure will be compatible yet subordinate to the main building.
Lief McKay, landscape architect, went over the landscaping plan of the plaza in detail.
Commr. Curtis questioned if there was an entrance for pedestrians along the Tank Farm
Road. Mr. Martin indicated that there were required exits but no entry element on the
street side for pedestrians.
Commr. Hopkins questioned if all the proposed windows were true. Mr. Martin stated
they were real and some were operable.
Commr. Palazzo questioned what the finish on the parking structure was. Mr. Martin
stated it would be concrete.
PUBLIC COMMENTS:
Hilding Larson, San Luis Obispo, voiced concern with the intersection and urged the
Commission to require a traffic signal as part of the approval of this project. He also
pointed out that plans should analyze delivery truck needs.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Palazzo voiced his overall support of the proposed project. He recommended
the parking structure include more texture to complement the architecture of the
adjacent building.
Commr. Hopkins supported the proposed project and building architecture. He stated
that this project design was synergistic with SESLOC and other projects in the vicinity.
Commr. Curtis supported the architectural design of the main building and
recommended that delivery needs should be studied further. He stated that the parking
ARC Minutes
April 1, 2013
Page 5
structure needs additional detail to soften the appearance, to conceal cars, and the
colors should harmonize with the main building.
Chairperson Duffy recommended that additional details be submitted regarding the
parking structure and building features such as eaves and canopies.
There were no further comments made from the Commission.
On a motion by Commr. Palazzo, seconded by Commr. Hopkins, to continue the project
to a date certain, May 20, 2013, with direction to staff and the applicant on items to be
addressed in plans submitted for final approval as recommended in the staff report with
the following changes (4:0): 1) Eliminate the third sentence of Item # 5; and 2) add a
directional item to provide more information on how site deliveries would be handled.
AYES: Commrs. Curtis, Palazzo, Hopkins, and Duffy
NOES: None
RECUSED: Commrs. Wynn and McCovey-Good
ABSENT: Commr. Ehdaie
The motion passed on a 4:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
reminded the ARC that the next regularly -scheduled meeting would be held on
April 22"d rather than April 15t".
Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 8:00 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on April 22, 2013.
Ryan Betz
Supervising Administrative Assistant
Attachment 4
city Of Meeting Date: April 1, 2013
sAn 1ui s ompo Item Number. 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of plans to develop an approximately 60,000 square -foot, two-
story office building large outdoor plaza, surface parking, and a four -level parking structure on a
3.5-acre site for MindBody on the south side of Tank Farm Road near its intersection with Broad
Street.
PROJECT ADDRESS: 651 Tank Farm Road BY: Pain Ricci, Senior Planner (781-7168)
E-mail: pricci@slocity.org
FILE NUMBER: ARC-C 26-13 FROM: Parn Ricci, Senior Planner
RECOMMENDATION: Continue the project to a date certain, May 20, 2013, with direction to
staff and the applicant on items to be addressed in plans submitted for final approval.
�Z II.M Do 11MVIr0
Applicant
Tank Farm Office Park LLC
Representative
RRM Design Group
Zoning
BP-SP (Business Park Specific
Plan)
General Plan
Business Park
Site Area
153,106 square feet (3.5 acres)
Environmental
Exempt from environmental
Status
review under Class 32 (Section
15332), Infill Development, of
the CEQA Guidelines.
a11eA,
The applicant is proposing a new headquarters office building for Mind Body, a local business
that specializes in software programs for fitness studios. The company has been very successful
and has clients worldwide. The new headquarters building will provide the additional space and
facilities that the company needs to accommodate its continuing growth. The company already
occupies much of the space within the existing series of buildings to the immediate east. The
new building has been sited and oriented to have a symbiotic relationship with the adjacent
development and function as a campus for the business.
The project has been scheduled for a conceptual review before the ARC to allow staff and the
applicant, to receive feedback prior to finalizing plans and returning for final approval. The
following analysis Ends that the plans are generally consistent with the policies, goals and
guidelines of the Airport Area Specific Plan and notes information needed for final ARC review.
rr_
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 2
1.0 COMMISSION'S PURVIEW
The project is a new office development. The ARC'S role is to review the project in terms of its
consistency with the Community Design Guidelines (CDG) and Chapter 5 of the Airport Area
Specific Plan (AASP). Relevant excerpts from the CDG & AASP are included in the analysis
where pertinent. .
2.0 PROJECT INFORMATION
2.1 Site Inform ation/Settin cF
Site Size
3.5 acres
Present Use & Development
SLO County Farm Bureau
Topography
Relatively flat
Access
Tank Farm Road driveway & access easement through
development to the east.
Surrounding Use/Zoning
North: BP-SP; vacant land, small commercial uses & R-2-SP; mobile
home park
South: BP-SP; business park & County land with commercial uses
East: BP-SP; office buildings & gas station with mini -mart
West: C-S-SP; commercial/industrial uses
Existing site development includes four separate buildings ranging in size from 2,490 square feet
to 11,702 square feet. Most of the site includes some type of hard surface of either asphalt,
concrete or highly compacted soil in the industrial yard areas. There is a small amount of
landscaping along the site's street frontage. All of these existing site buildings would be
demolished to accommodate proposed development.
2.2 Project Description
NKT Commercial is proposing to develop a new two-story building to be occupied by
MindBody. Initially, a total of 59,248 square feet of floor area is proposed within the office
building with the possibility of increasing the total floor area to 64,022 square feet in the future.
As noted in Table 2.3 below, the surface parking provided is based on the future 64,022 square
feet of floor area.
MindBody is planning on leasing the new building as their headquarters. The site is optimal for
the company since they plan to continue utilize the existing space that they occupy in the office
development to the immediate east. The building has been sited to function with the existing
development to the east as a campus. This will be effectuated through common driveways to link
parking and circulation as well as the provision of a public plaza behind the proposed building as
a gathering place for employees at the center of the campus.,
The applicant is also proposing a four -level parking structure at the rear of the site to
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 3
accommodate the demand of employees. Parking availability is at a premium on the adjacent
business park site where MindBody is currently located. The company has made arrangements
with the Airport Center to the south to provide off -site employee parking.
2.3 Proiect Statistics
Statistics
Item
Proposed'
Ordinance Standard 2
Street Yard
16 feet
16 feet
Max. Building Height - occupied
buildings (no more than 3
stories)
44 feet
45 feet
Max. Building Height - non-
occupied architectural features
44 feet
52 feet
Building Coverage (footprint)
42%
80%
Parking Spaces — surface lots
95
213 spaces (64,022 sf/300 = 213)
Parking Spaces — structure
390
Landscaping
24%
20%
Notes: 1. Applicant's project plans submitted March 13, 2013
2. Airport Area Specific Plan
3.0 PROJECT ANALYSIS
The applicant went through the pre -application process to make sure that there were no red flags
with the overall development plans and to get early feedback from the various City departments.
Plans have been well -received by City staff with relatively few issues raised. Since the pre -
application phase, the most significant addition to the plans was to add the four -level parking
garage at the back of the main headquarters building.
The site is located within the boundaries of the Airport Area Specific Plan (AASP). The AASP
includes Chapter 5 on Community Design. Selected excerpts from this chapter on site planning
and building design are included in Attachment 3. The AASP including the entire Chapter 5 is
available on the City's website at the following path; slocity.org>community
development>documents online>documents and codes>arport area specific plan.
The following paragraphs highlight a few keyelements of the site and building design of the
project that the ARC should discuss and provide direction to staff and the applicant.
3.1 Site Plan:
Consistent with guidelines for commercial development in the Community Design Guidelines
(CDG), Chapter 5 of the AASP includes many of the same guiding principles about having
buildings address the street, locating parking where it is less visible to street views, and
providing pedestrian linkages.
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 4
Site Planning & Organization Goal 5.1 calls for "A continuous, well-defined streeiscape edge
Mat unifies and enhances the character of the development areas and that supports pedestrian
activity through its site planning and design." Guidelines for Goal 5.1 include street orientation
of a building. Buildings are encouraged to front directly on the landscaped setback adjacent to
the street right of way and parking should be located behind or along the sides of the buildings.
Staff's Analysis:
The project is consistent with this goal
and guidelines by the office building's
�
placement at the back of a landscaped
setback paralleling the street (see Figure
= N B`oH� r,
1 - Site Plan to the right). As has been
pointed out, there are many positive
facets of the L-shaped building footprint
r
to provide an orientation toward and
connectivity with the office development
- z �-
to the east as a campus for Mind Body.
Croat 5.10 recommends that the building
placement create pedestrian areas that
# `t
are protected from the wind, but have'
appropriate sun exposure. " The
..
placement of the courtyard behind the
Figure 1 - Site Pla
building helps to reduce the impact of prevailing winds and the southern orientation of the space
is optimal for sun exposure.
3.2 Site Circulation
Currently site access is provided by two driveways
on the far west and east ends of the site. With the
proposed project, there would be a single driveway
on the west side of the property from Tank Farm
Road. The project driveway placement and width are
planned to align with a driveway/street on the north
side of Tank Farm Road that would ultimately
connect with the private local street that is planned
with the development of SESLOC new facilities on
that project's west side (see Figure 2 — Future Street
Connector). The long-range plan would be to
accommodate a future signal here.
Attachment 4 is a traffic analysis that in addition to
discussing the driveway alignment, trip generation,
and street volumes was prepared for the project
Figure 2 — Future Street
File ARC-C 26-13; 651 Tank Fann Road (MindPody Headquarters 4-1-13)
Page 5
which also makes some recommendations on on -site circulation. Public Works Transportation
staff has asked that the traffic analysis be updated prior to final architectural review to look at the
changes made to site circulation with the addition of the parking structure. The
recommendations for the revised traffic analysis and other recommendations to site circulation
are listed at the end of the report as directional items.
3.3 Building Design:
Main Office Headquarters Building
The contemporary building design predominantly has flat roofs, but utilizes low -slung roofs with
extended eaves to highlight the comers of the street elevation and the main entry facing the plaza
behind the building. Fully delineated elevations for all building sides have not been developed
yet, but preliminary elevations and perspectives of the main building are provided in the
conceptual plans.
Figure 3- Tank Farm Road Elevation
The steel -frame building will have infill wall framing with exterior surfaces of vertical and
horizontal steel siding and stucco. The elevations show buildings to be in earth tones of tan,
cream and gray. The applicant team will provide the Commission with a detailed presentation
regarding the evolution of the project design at the meeting and will have more information on
evolving decisions regarding proposed colors and materials including glazing. Sheet No. 6
includes a list of various design goals and guidelines and provides responses to how the proposed
building design is compliant. Some goals and guidelines from Chapter 5 of the AASP that are
noteworthy include:
* Goal 5.9 "Buildings whose architectural character will contribute to the establishment of
the Airport Area as an attractive, high quality business center."
Guidelines for Goal 5.9 state that building design should be varied and distinctive, while being in
harmony with context and local history. Guidelines also state an avoidance of repetitive and/or
stock design solutions.
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 6
* Goal 5.10 `{Building amassing that adds visual interest, maintains human scale, and
expresses building function."
Guidelines for Goal 5.10 state that buildings articulation should reduce overall massing, create a
play of shadow, provide visual interest and maintain a sense of scale.
• Goal 5.12 "Architectural detailing that gives haildings human scale, visual interest and
distinctiveness through the use of high quality finishes and materials that are
harmoniously combined to unify individual buildings and to ensure a consistent level of
design quality. "
Guidelines call for varied roof planes, highlighting entries, and screening rooftop equipment.
Staffs Analysis: The project architecture is distinctive and customized for the
applicant and the site. The earth tones of
building colors and the varied, materials
provide a building design that fits well on
this site and respects context. The
building avoids looking boxy because of
its unique footprint, the offsets in wall
surfaces and varied height of building
elements. The overall building massing is
reduced through the use of multiple
smaller masses and generous amounts of glazing
Figure 4 -- Entry Driveway View
One of the more distinctive elements
of the design is the dramatic roof
trellis on the northwest corner of the
building near the main driveway to
the site off of Tank Farm (see Figure
4 above). The trellis is characterized
by dual support posts and outriggers.
Another key element is the two-story
colonnade heralding the building
entry off the courtyard (see Figure 5
to the left). The entry feature
includes vertical posts, horizontal
cross members and extended roof
eaves with rafter tails.
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 7
Parking Structure
A four -level parking structure containing a total of 390 automobile spaces is proposed at the rear
of the site (see Figure 6 below). A pedestrian bridge is shown from the second level to the
balcony of the main structure. The bridge spans the surface parking lot that will be finished with
a combination of pavers and decorative concrete finishes and is set aside for visitor parking next
to the main outdoor plaza. The applicant elected to include the structure in plans to address
existing employee parking deficiencies and to acconunodate' future company growth.
Figure 6 — West 'View of Project showing Main Building & Proposed Parking Structure
Staffs Analysis: In terms of the structure's design, plans are very preliminary. The location of
the structure behind the main building and at the back of the site along with its overall height
being lower than the offices will minimize its visibility from street views, The design of the new
structure should be clearly subordinate to the main structure, but complement it in terms of
colors, materials, and detailing. The uses of landscaping or metal siding on structure panels to
complement those used on the main office building are two ideas.
Figure 7 — Structure with Landscaping Elements
3.4 Other Site Improvements:
Figure S — Structure with wooden "skin"
a. Signage: Preliminary locations for signage are shown on the two ends of the Tank Farm
elevation and over the plaza entry to the building, In general, signage appears
appropriately scaled and integrated with building elements. However, the wall sign at the
main driveway entry may need to be lowered or otherwise integrated with the building so
that it is not over 25 feet in height. A sign program will be required either as a condition
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 8
or as a part of the approval of final plans. The sign program shall include information on
the sizes, locations, colors, materials, and types and illumination of signage proposed for
the building and the overall site.
b. Lighting: Lighting locations and details are not yet shown on plans. With final review
of the project, this information will be required for wall -mounted fixtures as well as
landscape bollards and any pole lights. Lighting will need to comply with the City's
Night Sky Preservation Ordinance. Of particular, concern will be the height and lighting
levels of fixtures on the parking structure's roof deck.
c. Landscaping: The key element of the landscaping plan is the plaza area behind the
building. This has been carefully planned as an integral component of the MindBody
business's operations and an extension of the interior space. Beyond everyday plaza uses
as a place to relax an eat lunch, the company plans to utilize this space for fitness classes,
group meetings and special events. The area has a unique "zen island" design with grassy
mounds areas set within the hardscape to encourage both informal (using the grass) and
formal (benches) seating.
d. Trash and Storage Areas: An enclosure location is shown on the west side of the main
project driveway just before the entry to the parking structure. Precise dimensions and
design details, as well as the approval of the garage company, will be needed for final
review.
4.0 OTHER DEPARTMENT COMMENTS
The City's adopted Economic Development Strategic Plan (EDSP) made head of household job
creation a priority for the City. This application is for expansion of a local company inside City
limits that is creating head of household jobs in the Airport Area.
The jobs that will be created and preserved with this expansion meet the definition of head of
household jobs as set forth in the EDSP by offering benefits, career advancement opportunities
and requiring a college education or specialized technical knowledge. Many employees are
graduates of Cal Poly. With expansion projected annually through 2018, well beyond the
expansion of the facility, 72% of all jobs added will meet the head of household job
characteristics including salary.
Information needs and concerns with the project design from the other departments are included
in the directional items below.
5.0 RECOMMENDATION
Continue the project to a date a date certain, May 20, 2013, with the following directional items:
1. Submit complete plans with all of the required information on the City's checklist for
final architectural approval.
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 9
2. Include detailed information on pedestrian pathways, lighting, location of backflow
prevention devices, and screening of mechanical equipment.
3. A sign program will be required either as a condition or as a part of the approval of final
plans. The sign program shall include information on the sizes, locations, colors,
materials, and types and illumination of signage proposed for the building and the overall
site. The wall sign at the main driveway entry may need to be lowered or otherwise
integrated with the building so that it is not over 25 feet in height.
4. Submit a revised traffic analysis to reflect the changes from surface parking to the parking
structure. Additional review of the on -site circulation, connecting access driveway(s),
and access into and out of the parking structure should be included in the final analysis.
5. Provide floor plans and elevations of the proposed parking structure. The design of the
structure shall be subordinate to the main building, but complement it in terms of colors,
materials, and detailing. The uses of landscaping or metal siding on structure panels to
complement those used on the main office building are two ideas to soften the design.
6. Consider setting the building further back from the main access driveway to
accommodate the potential for one additional travel lane in the future. If on -site
circulation becomes congested, a dedicated right turn lane may provide significant relief
at this intersection. Future signal timing changes to accommodate on -site congestion
should not be expected.
7. Further lengthen the transition for the inbound traffic lane from Tank Farm Road.
8. Consistent with the recommendations of the traffic study, align the driveway aisle at the
rear of the property with the adjoining property to the east.
9. Show specific proposals for bicycle parking. Bike parking shall be located as
conveniently as most convenient auto parking and installed at highly visible locations
that are as close to the main entry as possible.
10. Provide a utility plan that delineates the location of the property's existing and proposed
water meter(s), water services, and sewer laterals to the points of connection at the City
water and sewer mains. The site shall be plumbed for recycled water so that it may be
used for irrigation when it is available in the future.
11. Provide preliminary plans that show and note the existing and proposed frontage
improvements, street widening, utility undergrounding, proposed utilities, and lane
assignments.
12. Details of the design of the proposed trash and recycling enclosure shall be submitted in
File ARC-C 26-13; 651 Tank Farm Road (MindBody Headquarters 4-1-13)
Page 10
both plan and elevation views. Plans shall include the size, capacity, and location of the
enclosure, consistent with the City's Solid Waste Enclosure Standards. The final exterior
finish and detailing of the enclosure shall coordinate with the design of the building. The
applicant shall secure a letter from San Luis Garbage that the design is acceptable to them
in terms of service standards.
13. Provide additional information in plans about sustainable project features.
14. Prepare a preliminary drainage and soils reports.
15. Submit requested information from Fire and Building regarding code compliance of
plans.
7.0 ATTACHMENTS
1. Vicinity map
2. Project Plans
3. AASP Chapter 5 excerpts
4. MindBody Traffic Analysis dated 3-4-13
Included in ARC portfolios: 11" x 17" colored project plans
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Attachment 4
MEMORANDUM
Date; March 4, 2013
To- Carol Florence, AICP
From: Joe rernandez, PE, AICP
Subject: Mind$ody'T'raffic Analysis
This memorandum summarizes the focused traffic analysis conducted for the proposed 34indBody expansion
in San Luis Obispo, CA. The purpose of the analysis was to determine the appropriate traffic control
measures and lane configurations for the prima>y driveway access point, and to recommend changes to site
access and circulation if necessary.
KEY FINDINGS
The primary driveway access point would require a traffic signal to provide acceptable traffic operations
under both existing and Nture conditions. Exiting volumes would require two lanes, one left turn lane with a
100' pocket and one shared thxough/tight turn lane. A single inbound lane is adequate.
The connection proposed between the new parking lot and the existing parking lots to the east should
reworked to flow directly into an aisle of parking and minimize unnecessary turns (see Figure 2). As shown
on Figure 2, the parking spaces along the primary driveway should be removed to nm+nimize conflicts between
entering/exiting traffic near the intersection and parking operations.
TRIP GENERATION AND DISTRIBUTION
The new bt ilding will serve as an expansion of the MindBody business, replacing the existing uses on the site,
Figure 1 shows the project trip distribution and assignment, with key assumptions discussed below.
Trip Generation
Table 1 shows the estimated trip generation for the new building. The building would generate 122 AM and
126 PM peak hour trips. The Single Tenant Office Building land use was selected as the most appropriate use
for the proposed building.
Number of i rips
AhS PM
Land Use Size Daily In Out Total In Out 'Total
S le'7mant Officr Build .1 60 kst' 699 109 1.3 122 19 107 1.26
1, t311 rand Use GMe 715
2. 4F= thousand square feet. Daily taps use average rue, AM and Piet us(-' fittu] curve Cyuations.
Source:'Trip Gentradon, 9th Edit an, fT l (2012) and Mr, 2013
Trip Dist"burton
The project°s peak hour trips were assigned to Tank Farm Road, with 30% going to/from the west and 70%
going to/from the east, These distribution percentages were developed by reviewing area travel patterns (via
traffic counts) and by running a select -zone analysis in the City's Travel Den3and Model.
(8o) 31f,-Ulol
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ANALYSIS RESULTS
Traffic operations at the entrance driveway were analyzed for AM and PM peak hours under Existing Plus
Project and Buildout Plus Project conditions. The key assulnprions and results are described below.
Traffc Shifts
The provision of a new controlled crossing (i.e. signal or roundabout) of Tank Farm Road would draw traffic
from adjacent parking lots via the planned connection at the south end of the parking lot. This shifted traffic
was estimated by observing turning patterns at the driveways serving the parcel immediately east of the
Project site.
Under buildout conditions, additional traffic shifts are expected due to the planned raised median on Broad
Street south of 'Tank Fa rn Road, This median would restrict left turns to and from the driveways serving the
adjacent parcel. Some of these drivers would shift to the projeces new driveway access point, while others
would make a u-turn at the Broad Street/Tank Farm Road intersection.
Exrsdng plus Project Caaditrons
The existing traffic on Tank Farm Road was added to the projeces traffic and the shifted traffic discussed
above to yield Existing plus Project Conditions. The traffic volumes at the driveway would warrant a signal
based on the peak hour signal warrant (Section 4C.04 of the lkfanual on Urlifotm Traffic Control De6ces).
Buildout plus Project Condirrons
Buildout conditions, were developed using the City's Travel Demand model as applied to other recent area
studies. Project traffic and shifted traffic were added to obtain Buildout plus Project traffic volumes- This
scenario assumes that the rndustriA Way Extension will form the north leg of the intersection, and that Tank
Farm Road will be widened to four lanes.
Table 2 summarizes the analysis results for the project driveway. Deuided calculation sheets are included as an
attachment.
Stop control, Signal Controe Roundabout}
Scenario Perk Hout Delay LOS Delay LOS Delay LOS
Existing plus Project
M i12.1 F 4.3 A 18.0 C
1'M >500 1' 12.0 B 41.4 E
13uildaut plus Project AM >500 F 166 B 21.6 C
PM >500 P 21.3 C 90.9 F
1. Side street stops main street free. Avcrag�; delay per vchicle and 1:0S reported for wotst mrivemrot.
2. 11CM 2000 avetsRe delay per vdiide and LOS rcportcd,
3. HCM 2010 2verage delay pervehicleand 1-05 r omd.
The City's Circulation Element calls for a minimum of LOS D operations. Undet side -street -stop control the
intersection operates unacceptably under all scenarios, while under signal Control the intersection operates
acceptably under all scenarios. Roundabout control results in unacceptable PXI operations under Existing and
Buildout conditions. A traffic signal is the recommended alternative.
ON -SITE ACCESS AND CIRCULATION
Figure 2 summarizes recommended changes to on -site access circulation.
Please do not hesitate to contact me if you have any questions or comments_
�rhvw.cCtranscansuluui*.cnan
Figure 1; Traffic Volume Summary
r
;-o-- 700(917)
Tank Farm Rd. 11() $)
603(900)�
93(18)�
4 T �
(A U)
r.
•- N r
*-200(62 )
-*-1375(1250)
196(51)
Tank Farm Rd
57(100)
20(1400)--0--
_
93(18)
01 m
�� rn
A! N N
MindBody Traffic Analysis
XX(YY) = ,AM(PM) Peak Hour
Traffic Volumes
- - - - = Future Roadway
(805) 316-0101
www.cctransconsuiring.com
Ky
March 2013
Figure 2; Circulation Recommendations
InstallT'r'11-l-ic Sicn:ll -
Eliminate parking for at least '.
100' from stop bar.
Widen driveway to include
two outbound lanes (one left,
,a-Q one shared through/right).
MindBody Traffic Analysis
Move access point or re -work
parking to eliminate zig-zag
movements. ;, ° •
f
(805)316-0101.
www.ccrransconsulring.com
• • = Vehicle Circulation
.. • •. • . Pedestrian Circulation
March 2013
Attachment 5
MEMORANDUM
Date. May 10, 2013
To- Carol Florence, AICP
1`rom'- Joe Fernandez, PE, AICP
Subject: Revised iVUndBody Traffic Analysis
This memorandum summatizes the focused traffic analysis conducted for the proposed MindBody expansion
in San Luis Obispo, CA. The analysis determines the appropriate traffic control measures and lane
configurations for the primary driveway access point and estimates traffic and parking conditions with the
prnjorr.. This updates the analysis dated March 4 2013, evaluating the revised site plan, the addition of a
parking structure, and provides additional detail regarding the need for a traffic signal.
KEY FINDINGS
The primary driveway access point would require a traffic signal to pruvide acceptable traffic operations
under both existing and future conditions. Exiting volumes would require two lanes, one 150' left turn Erne
and one shared through/right turn lane. A single inbound lane is adequate. The driveway is approximately
800 feet from Broad Street, which provides adequate intersection spacing outside of d-ie influence area of the
Tank Farm Road/Broad Street intersection.
Site access and circulation is adequate as proposed. The pedestrian connection between the proposed building
and the existing buildings should be clearly marred and direct. The proposed parking supply is adequate for
the anticipated growth on the campus.
TRIP GENERATION AND DISTRIBUTION
The initial traffic analysis dated March 4, 2013 estimated trip generation based on the square footage of thct
proposed building. While this is a standard approach fur estimating trips for office uses, it does not capture
the effects of adding cmployees to existing office space, not does it capture the trips associated with the new
parking structure. The current application notes that MindBody plans to add approximately 315 new
employees to its campus by 2018. These employees wr}uld work in the two existing; buildings occupied by the
company as well as the proposed 64,022 square foot building. In order to acCUminodate this growth, the
existing; medical 'Lnd real estate offices on the site would be displaced; this would affect driveway volurnes
serving die existing buildings, but would not affect the proposed driveway and therefore is not reflected in
Table 1. The trip generation estimates in this revised analysis are based an the: employee count, not square
footage, since it provides a more co-riservtiriveanalysis as described above. Figure 1 shows the trip
distribution, assignment, and turning movement volumes at the study intersection.
Additional on -site parking will eliminate the tweed for MindBody to provide off -site empluyee parking at the
Airport Center. Field observations of the Airport Cenret parking area were conducted to estiniate the pear
hoar traffic that would shift to the projec:r site if adequate parking was available.
Ttip Generation
Tablc: 1 shows the estimated vip generation associated wirh 3-15 new employees using the proposed driveway.
The new employees would generate 176 AM and 173 PM peak hour trips. The Single Ttriant Office Building
land use was selected as the most appropriate use far the proposed expansion. Table 1 also includes the grips
generared by drivers who currently park at the Airport Center but would shift to the new structure driveway.
This estimate was developed by counting the parking OCCLIpancy before and after the peal: hour to determine
the number of vehicles that artive/depart during the peak bour-
(KI15) 316-I.I 1 H I
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Table I., Trip
Generation
at Proposvd
Drivcwav
t
Nurnber ofTrips
AM
PM
Land Use Size
pally
In
Out Total
In
Out
Total
Sigg1t 7'0n-,1nt Uificc MlUi%- 3.15 employees
1166
157
19 176
26
147
173
AirNtrrc Center Pari uu* SNft3
150
30
i I 30
0
30
30
Total Trips Assigned to Drivewayl
1316
1 187
19 206
L(I
177
y03
1, D4111), 1011s twu it uni);L ratc, Alf And PNI use tituci CUMeq Ll Fl 0115,
2. IT12 I.aa(l l In [Jock 7I5
3. Bmutl ur 118r1111ix urcuptary counts; 109 .specs arc 17mvi(lcL.1 for Ml(tLIBLI(l)' Cmployces, micl
the peak obscrval occup nnry was
77 Ydllrlc<.
Soufcv: Trill Ckticindon, 9th r_dition, lTli (2012) liml CCXL; 2013
Trrp Distrrhvdon and Assignment
The project's peak hour trips were assigned to Tank Farm Road with 30% going to/from the west and 70`Ye
going to/from the east. These distribution percentages were developed by reviewing area travel patterns (-,na
traffic counts) and by running a select -zone analysis in the City's Travel Demand Model.
The rrips shown in Table 1 werc all assigned to the roadway network via the proposed driveway on Tank
Farm Road. In reality, some of these trips would use the existing driveways serving the campus. This
compensates for the fact that the 485-space structure would serve wore than 315 employees.
ANALYSIS RESULTS
Traffic operations at d7c entrance ddveway were anal'taed for AM and PM peak hours under Existing plus
Project and Buildout plus Project conditions. The existing traffic on Tank Farm Road was added to the
project's ttaffic and the shifted traffic discussed below} to yield Existing plus Project Conditions. No
improvements were assumed along; Tank Farm Road at the project frontage under Existing plus Prr,ject,
Conditions. Widening Tank Farm Road to four lanes at the project driveway would improve traffic
operations under this scenario.
Buildout conditions were developed using the City's Travel Demand Model as applied to other recent area
studies. Project traffic and shifted traffic were added to obtain $tdldout plus Proiect traffit volutnes. This
scenario assumes that the Industrial Way Extension will form the north leg of the intersection, and that Tank
Farm Road will be widened to four lanes.
Othcr key assumptions and results are described below,
Ttafi`ic ,Shifts
The provision of a new controlled crossing (i.e. signal Qr roundabout) of Tank Farm Road would draw traffic
froin adjacent parking lots via the planned connection at the south end of the parking lot This shifted traffic
was estimated by observing turning patterns at the driveways serving the parcel immediately east of the
project site.
Under huildour conditions, additional traffic shifts ate expected due to the planned raised median on Broad
Street south of Tank Farm Road. This median would restrict left turns to and from the driveways serving; the
adjacent parcel. Some of these drivers would shift to the project's new driveway access point, while: others
would make a u-turn at the Broad Street/Tank Farm Road intersection.
Table 2 summarizes the analysis results for the project driveway. Detailed calculatiun sheets are included as
Attachment 1- Because stop control and the roundabout showed unacceptable LDS F operations in the
March 4 analvsis, thev were excluded from this update.
(;�(Ii) 316-111(11.
WWNV.t.'rl r:11),,Cons ulting•co111
Table 2: Analys6 Results for Ptolect Drive way /Tardi,
Fami Road intetsectio-n
Scenario Peak Dour
Delay
LOST
AM
15.5
B
Existing plus Project
PM
18.2
B
AM
23,2
C
Buildout plus Project
PM
29.3
C
1, HCM 2000 avers a clela er,,,ehiele and L_OS reported with si nal control.
The results show« in Table 2 reflect conditions with protected left turns on all approaches, which show a
more conservative analysis than permissive phasing. The analysis does not assume that the .new signal would
he coordinated with the signal at broad Street/Tank 1~ann Road, as there was minimal benefit to coordinating
these signals and coordination on Tank Farm Read would preclude future coordination on Broad Street,
which carries higher volumes. The City's Circulation Element calls for a mi.ninsum of LOS D operations.
Under signal control the intersection operates acceptably under all scetiarios,
SIGNAL WARRANT/ACCESS MANAGEMENT ANALYSIS
The need for a traffic signal is determined based on criteria set forth in the Manual on Uniform Traffic
Control Deviceh (MUTCD). The MUTCD includes nine warrants, and at In, one must be mer to justify the
installation of a traffic signal. However, satisfaction of a warrant or warrants does not in itself require the
installation of a signal, other factors must be considered in an enVoeering study evaluating the potential
effects of a signal.
The peak hour signal warrant (Warrant 3, Section 4C.04) is evaluated here for the intersection of Tank Farm
Road and the project driveway. The MUTCO nores that this warrant is ottly applicable "in unusual. cases,
such as office complexes... that attract or discharge large numbers of vehicles over a short time." The
proposed office uses here meet these criteria, with more than 34°/b of the total. daily traffic expected during
the AM and PM peak hours. The peal: hour signal warrant is met under Existing plus Project PM and
Buildout plus Project PM conditions. The warrant calculation sheets are provided as Attachment 2.
Numerous factors beyond signal warrants
must be considered before installing a
traffic signal, including the potenrial
interaction between the planned signal
and nearby signals. The.!lrcessAfanagemoil
11'knenal (Transportation Research Board,
2003) recommends that driveways be
located outside of the functional Area of
major intersections. The functional area
includes the approaching and departing
legs of the intersection where vehicles
would be queuing, accelerating, or
decelerating, and is illustrated at right. A
review of the projected queues from the
Physical Area
4 Functional Atea
Tank Farm Ruad/Broad Street intersection show4 that the queues would not reach the proposed driveway.
Similarly, the queues from the driveway are not expected to spill back to the `rank Farm Road/Broad Street
intersection,
The functional area of the proposed driveway would overlap a number of nearby driveways to the east and
west. Sig-rializarion of the driveway would require turn prohibitions (such as conversion to right-in/right-nut
only) at these driveways to prevent turning; conflicts. This would result in some vehicles making a u-turn at
(805) 316-0101
kit\� u.ccrr mMct.rnxulll n�.r_�.� i��
the new signal to reach their final destination. Future redevelopmenr of the parcels between the project site
and Santa Fe road should evaluate the potential to connect these parcels with a collector roadway linldng
Santg Fe Road with the project driveway
in suiniriary, the proposed driveway meets the peak hour signal warrant and is not expected to encroach into
the Functional area of the Tank farm Road/Broad Street intersection. A signal is recornnhended at the
driveway, with turn restrictions at nearby driveways.
PAR JNG ANALYSIS
The existing parking for serving the Mind5ody campus does not provide adequare parking to serve the
parking demand, so some employees park off -site at the Airport Center parking lot and are shuttled to the
campus. The proposed parking structure would address this parl€ing shortage and would accommodate the
demand generated by future einployee growth so that the Airport Center parking and shuttle are not. needed.
This parking -analysis summariness expected parking conditions from a campus -wide perspective.
-Ex sting Parking,
The existing supply is 319 spares (210 in the main campus, 109 in the Airport Center lot), and the peak
observed demand is 285 spaces. There ate currently 409 employees occupying 108,000 squate feet of office
space on the site. This corresponds to a parkin, dem,uid rate of 0.70 spaces per employee, or 2.64 spaces per
1,000 square feet. ITF's 1'roki��.g Gewremrm report (411, Edition, 2010) provides peal: parl6ng demand rates of
.82 spaces per employee and 2.75 spaces per 1,000 square Feet for office uses in suburban locations.
ITN's rate per 1,000 square feet is 4% higher than the observed demand, and .ITE's rate per employee is 1.7`%i,
higher than the observed rate. The rattper cniployee is used ie) this analysis to estimate future dernand, as it is
more conservative and accounts for the fact that it.. is difficult to find the .last remaining spaces in large
parking lets.
Future Parking
The proposed project would add a 485,space parking structure to accommodate employee growth and
existing employees who currently park off -site, resWring in a total future supply of 695 spaces. Based on the
ITE peak demand equation, the future parking demand would be 602 spaces. Applying the existing parkin;
demand rare of 0.70 spaces per employee yields a future peak demand of 510 spaces.
The proposed parking supply is adequate, even when using a higher demand rate than is currently observed
on the site: and allowing fora circulation facr.or.
ON -SITE ACCESS AND CIRCULATION
The tecomtrienclations Front the March 4 arialysis have been incorporated Into the latest site plan. The
following rL!cornmeridations would improve on -site circuladon:
• The pedestrian connection between the proposed building and the existing buildings should be
clearly marked and direct.
• The connection to the parking lot to the east sfnuld be designed to ensure adequate sight clistanee
between cars exiting the parking structure and cars crossing from one parking lot to the other.
• A connection to the parcel to d-ie west should be provided ar the south. end of the parking lot
if/when that parcel redevelops to allow a coogolidated access point and minimize the number of
driveways frondrig Tank Farm Road.
Plcasc do .not hesitate to cehntact me if you have -,iny questions.
WNkW.CCI"r:u]sCOOS IlI:jII' .r ,I II
Enclosures:
Figure 1: Traffic Volume Surrunary
(805) 316-0101
ww%v.ccrrainseonSLiltitlg.crxiI
Figure 1: Traffic Volume Summary
r
r
700(917)
Tank Farm Rd.
r 171(21)
603(900)�
116(20)---*
a
C4
r r
(p l[]
'�117(62)
-*-1375(1250)
' Ink
}Ij
Farm
lank Farm Rd
157(84)
20(1400)--0-
116(20)
� rs
� sv r3
MindBody Traffic Analysis
XX(W = AM(PM) Peak Hour
Traffic Volumes
. = Future Roadway
April 2013
(805) 316-0101
www.cctransconsulting.com
•T 11 t19��
RESOLUTION NO. ####-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL DESIGN APPROVAL TO THE
MINDBODY PROJECT CONTAINING A 59,248 SQUARE -FOOT OFFICE
HEADQUARTERS BUILDING WITH THE POSSIBILITY OF A FUTURE
ADDITION WITH UP TO 64,022 SQUARE FEET & A 373-SPACE, FOUR -
LEVEL PARKING STRUCTURE FOR PROPERTY LOCATED
AT 651 TANK FARM ROAD (ARC 26-13)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 1, 2013, for conceptual review of Planning Application ARC 26-13,
an office headquarters and parking structure for MindBody; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on May 20, 2013, for the purpose of considering revised plans for final
approval; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff at said hearings.
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings.
1. As conditioned, the project's design is appropriate and will be compatible with surrounding
development.
2. The proposed use conforms to the General Plan, Airport Area Specific Plan, and meets
Zoning Regulations requirements.
3. The revised project design maintains consistency with the City's Community Design
Guidelines and Chapter 5, Community Design, of the Airport Area Specific Plan with
buildings whose architectural character will contribute to the establishment of the Airport
Area as an attractive, high quality business center.
4. The ARC supports an exception to the City's Sign Regulations to allow a logo mounted
above the plaza entry of the office building because the sign is for superior design, which
will not result in visual clutter meeting the intent and purpose of the regulations, because
the sign faces the entry plaza, rather than the street, and its design is more of an artistic
element, than typical commercial copy.
5. Consistent with the Parking & Driveway Standards, the ARC has approved the use of
compact spaces in the parking structure not to exceed 33% of the total spaces proposed
Resolution No. ARC-####-]3
651 Tank Farm Road, ARC 26-13
Page 2
because it helps maximize the number of parking spaces available to employees in a private
development which prevents the need for offsite parking and lessens impacts to adjacent
properties.
6. The project is categorically exempt under Class 32, Infill Development Projects, Section
15332 of the CEQA Guidelines.
SECTION 2. Action. The Architectural Review Commission hereby grants final approval
to the MindBody project (ARC 26-13), with incorporation of the following conditions:
Conditions:
1. Final project design and construction drawings shall be in substantial compliance with the
project plans as amended and approved by the ARC. A separate, full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions of
project approval as Sheet No. 2. Reference should be made in the margin of listed items as
to where in plans requirements are addressed. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. The color board for the project buildings presented at the meeting was supported by the
Architectural Review Commission. Any modifications to the approved palette shall be
reviewed and approved by the Community Development Director prior to issuance of a
building permit. Building colors shall be shown on the building elevations approved as
part of working drawings.
3. All stucco and plastered surfaces shall have a smooth hand -finished appearance to the
satisfaction of the Community Development Director and not be a sprayed -on type of
application. A sample of the finish shall be submitted prior to issuance of a building
permit.
4. Plans shall clearly show the details of all windows and storefronts to the satisfaction of the
Community Development Director.
5. The sign program for the project is approved subject to the following criteria:
a. To coordinate with building architecture and the type of land use, all signs shall be
fabricated of individual raised metal letters which are externally lit or have halo or
backlit letters.
b. No channel letters with plex faces or metal cabinet signs are allowed.
c. A third wall sign at the northeast corner awning of the building may be approved by the
Director if it is not larger than 30 square feet and meets the other approved sign
program criteria.
d. The Director may refer signage to the ARC if it seems excessive or out of character
with the project.
6. Parking lot poles and fixtures shall be shown on building permit plans and not exceed 21
feet in height measured from the parking lot surface to the bottom of the fixture. The
Resolution No. ARC-###4-13
651 Tank Farm Road, ARC 26-13
Page 3
selected fixture(s) shall be shielded to insure that light is directed downward consistent
with the requirements of the City's Night Sky Preservation standards contained in Chapter
17.23 of the Zoning Regulations. Cut -sheets of fixture details shall be submitted with
working drawings to confirm compliance with City standards.
7. Garage roof lights shall not exceed 12 feet in height from the approved finish grade to the
top of the fixture. Illumination levels at the finish grade directly below the fixtures shall not
exceed 10 footcandles. Roof light fixtures shall not be visible from any off -site location.
8. The locations of all wall -mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall -mounted lighting shall
complement building architecture. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures, and cut -sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall
be shielded to insure that light is directed downward consistent with the requirements of the
City's Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations. Details of all exterior light fixtures, including any service area lights, need to
be included as part of plans. A note shall be included on plans that "Lenses of exterior
wall -mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare."
9. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of proposed condensers and other mechanical equipment to be
placed on the roof to confirm that parapets and other roof features will adequately screen
them. A line -of -sight diagram shall be included to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
10. Final design details for the proposed trash and recycling enclosures shall be included in
working drawings for a building permit and shall be to the review and approval of the
Community Development and Utilities Departments. The ultimate design shall be
consistent with the Solid Waste Guidelines and coordinate with the exterior design of the
buildings. Either stucco or a spilt -face block in colors to coordinate with the buildings
could be used.
11. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
12. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
Resolution No. ARC-990-13
651 Tank Farm Road, ARC 26-13
Page 4
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities
and Community Development Directors.
13. The applicant shall provide for the professional, perpetual maintenance of all common area
including private driveways, drainage, parking lot areas, walls and fences, lighting, and
landscaping in a first class condition.
14. The overall site shall be maintained in a neat and orderly manner at all times. All plant
materials shall be maintained and replaced as necessary.
15. With plans submitted for a building permit, provide fire -resistance rating for exterior walls
requirements based on CBC Table 602 and maximum area of openings based on Fire
Separation Distance of Parking Structure to Property Line in conformance with Table
705.8.
16. The specific art proposals for the project shall return to the ARC for review at a later date
once developed by artists and approved by an art jury as overseen by the SLO Arts
Council.
Fire
17. Access shall be in accordance with Chapter 5 and Appendix D of the California Fire Code
(CFC). Access roads shall have an unobstructed width of not less than 26 feet and an
unobstructed vertical clearance of 13' 6". Access roads shall be designed and maintained
to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a
surface so as to provide all-weather driving capabilities. The permeable pavers shall
support the above weight. The fire access around the buildings shall be posted "NO
PARKING -FIRE LANE".
18. At least two fire hydrants capable of delivering a needed fire flow of 3625 gpm shall be
located on -site so that no point of an exterior wall is more than 300 feet from a hydrant.
One hydrant shall be within 40 feet of the pumper inlet of the parking garage, the second
may be on the adjacent property so long as there is a recorded agreement and the existing
hydrant provides coverage to within 300 feet of all exterior building walls.
19. Rooms or areas containing controls for air -handling systems, automatic fire -protection
systems, or other diction, suppression or control elements shall be identified for use by the
fire department and shall be located in the same area. A sign shall be provided on the door
to the room or area stating "Fire Sprinkler Riser" and "Fire Alarm Control Panel". Fire
sprinkler risers shall be located in a room with exterior door access. Show Riser room on
floor plans.
20. An approved NFPA 13 system will be required for this project. Shop Drawings and
Specifications shall be submitted for review and approval prior to installation. Fire main
and all associated control valves shall be installed per NFPA 24 Standards and City
Engineering standards. The Fire Department Connection shall be located along a fire
apparatus access. Show location of backflow protection device and FDC on site plan. In
Resolution No, ARC-####-] 3
651 Tank Farm Road, ARC 26-13
Page 5
addition, a combination fire standpipe will be required in each stairwell of the parking
garage.
Transportation
21. Long and short-term bicycle parking shall be provided on -site in accordance with Table 6.5
of the Zoning Regulations. Bicycle parking shall be installed at highly visible locations
that are as close to the main entrance of the destination as possible and located at least as
conveniently as the most convenient automobile parking space. Dimensioned locations and
details of the short and long-term bicycle parking shall be provided on the project's
construction plans including rack design, location, clearances and circulation for users in
compliance with manufacturers' standards. A minimum four foot wide path of travel shall
be provided to all bicycle parking spaces.
22. Traffic impact fees shall be paid for this development prior to building permit issuance.
Credit for removal of the existing buildings will be applied based on the use and/or areas of
the existing development.
23. The building plan submittal shall either show preservation of enough area to accommodate
a dedicated right turn lane for the exiting driveway or be modified to construct the
dedicated right turn lane as part of the project.
24. The applicant shall bond for design and construction of a traffic signal at the driveway
including any associated road widening on the north side of Tank Farm. The applicant shall
conduct a traffic signal warrant analysis 3 months after occupancy and every 12 months
thereafter for up to five years or until the City determines signalization is warranted. The
applicant may submit warrant analysis sooner and more frequently than required if they so
desire. If and when in the City's reasonable judgment signalization is warranted the
applicant shall design and install the traffic signal and other associated improvements.
25. If and when Signalization of the driveway occurs it may require turn restrictions for any
other driveways within 350' of the signal. The extent and type of restrictions will be
determined during design of the signal and shall include outreach to and input from the
effected properties.
Public Works
26. The architectural site plan, grading/drainage plan, and final landscape plans shall all be
reconciled to show common information consistently.
27. City records show existing Certificates of Compliance for several underlying lots. It is
expected that a LLA was processed in the County to adjust the boundaries of Tract 1993.
Existing underlying property lines shall be adjusted or otherwise merged prior to building
permit issuance.
28. The building plan submittal and improvement plans shall show compliance with the
Airport Area Specific Plan (AASP) for the ultimate street section and undergrounding of
overhead utility lines across the property frontage. New curb, gutter, and sidewalk,
Resolution No. ARC-09H-13
651 Tank Farm Road, ARC 26-13
Page 6
driveway approach and street paveout are required as part of this development in
accordance with the street sections approved in AASP and to the satisfaction of City. All
existing and proposed utilities shall be shown for reference. The improvements shall be
constructed in accordance with City Engineering Standards and Standard Specifications,
29. A separate public improvement plan may be required to show the extent and scope of work
within the public right-of-way. A separate public improvement plan review fee shall be
paid to the Public Works Department in accordance with the fee resolution in effect at the
time of plan submittal. The required improvements may be completed under a standard
encroachment permit. Record drawings shall be provided at the completion of the project.
30. The improvement plans shall clarify how the new driveway approach will tie into the
existing developed property to the West. The plan may need to project the proposed grades
and include additional off -site grades to clarify how the public sidewalk could transition
and continue across the frontage of the adjoining property.
31. The street improvements and drainage calculations shall clarify that adequate curb capacity
exists in Tank Farm Road to handle the proposed improved drainage. The plan and
analysis shall clarify whether additional off -site improvements are required to convey the
improved drainage.
32. The building plan submittal shall include a final drainage report and final plan details. The
plan and report shall clarify the proposed water quantity and water quality improvements
related to this project. The report and plan shall show and note compliance with the
Waterway Management Plan Drainage Design Manual, City Engineering Standard 1010.13,
Tier 3 Interim Low -Impact Development Standards, and the drainage provisions in Section
5 of the AASP. Additional passive drainage systems such as porous paving, vegetated
swales and flush curbs/landscape depressions should be used where practical in -lieu of
conventional collection and hard piped drainage improvements.
33. The final details of the proposed basin/infiltrator shall include the review and
recommendations from the project soils engineer. The final design shall incorporate
recommendations from the manufacture regarding sizing, access, maintenance, and
cleaning. An O & M manual shall be provided in conjunction with the final approval of the
system. A Private Stormwater Conveyance Agreement shall be recorded in a format
provided by the City prior to final inspection approvals.
34. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm
water discharges associated with a construction activity where clearing, grading or excavations
result in land disturbance of one or more acres. Storm water discharges of less than one acre, but
which is part of a larger common plan of development or sale, also requires a permit. Permits are
required until the construction is complete. To be covered by a General Construction Activity
Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of
Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board.
An application is required to the State Board under their recently adopted Stormwater Multi -
Application, Reporting, and Tracking System (SMARTS).
35. The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. The building plan submittal shall include a complete erosion
Resolution No. ARC-####-13
651 Tank Farm Road, ARC 26-13
Page 7
control plan in accordance with the SWPPP, Section 10 of the Waterway Management
Plan, and City Engineering Standards.
36. Include reference to the WDID number on the grading and erosion control plans for reference.
37. The architectural site plan, grading/drainage plan, and final landscape plans shall agree.
Any final direction from the ARC shall be incorporated into the respective plan sheets.
38. The final parking lot plans shall show and note compliance with the parking and driveway
standards. The plan shall include all signing, striping, and directional signs in accordance
with the Standards and to the satisfaction of the City. The parking summaries shall be
updated on the cover sheet of the plans to include the final mix of parking spaces including
accessible spaces, standard spaces, compact spaces, motorcycle spaces, and long-
term/short-term bike parking.
39. The final parking structure plans shall include all pertinent signing, striping, and directional
arrows in accordance with the parking and driveway standards and California Building
Code. The parking layout, space striping, and bay widths shall conform to the parking and
driveway standards unless exceptions are otherwise specifically approved. Some bay
widths serving the Compact spaces do not comply with current standards.
40. The building plan submittal shall include a revised and detailed site circulation plan. The
plan shall clarify the extent of any off -site improvements to provide for a better transition
to the adjoining drive aisle. The plan should consider moving the circulation to the next
southerly drive aisle located within Tract 1993 (Creekside Commercial) to better align with
the existing exit lane assignments at Broad Street.
41. All required common driveway or access agreements shall be recorded prior to building
permit issuance. It appears from the circulation plan for the secondary exit to Broad Street
that vehicles will be crossing over three underlying properties.
42. The building plan submittal shall show the location of potential driveway connections for
the improved property located to the West of the proposed parking lot, structure, and main
drive aisle. The project shall include an easement offer or reciprocal access agreement to
allow for future access to the main drive aisle and future signalized intersection.
43. City permit records indicate that the septic tanks were abandoned for both 651 and 675
Tank Farm. The plumbing code only requires the pumping and filling of tanks and not the
removal of the tank or adjoining leach field. The demolition plans shall show any existing
water well, septic tank, and leach field for reference. The demo plans and/or building plans
shall include all pertinent plan notes related to the retention and/or abandonment of any
existing private water well and private waste disposal system. The septic tank and/or leach
fields shall be abandoned in accordance with recommendations from the soils engineer.
Utilities
44. With plans submitted for a building permit, the following in formation shall be submitted:
Resolution No. ARC-####-] 3
651 Tank Farm Road, ARC 26-13
Page 8
a. The applicant shall submit a plan that delineates the location of the property's existing
and proposed water meter(s), water services, and sewer laterals to the points of
connection at the City water and sewer mains.
b. The project site is within the City's Water Reuse Master Plan area, however the City's
recycled water distribution system may not be extended to the project's Tank Farm Road
frontage for a few years. Applicant shall design to the standards described in the City's
Procedures for Recycled Water Use so that recycled water may be used for irrigation of
the site's landscape when it is available in the future.
c. Utility Plan shall include 8-inch recycled water main in Tank Farm Road along the
parcel's frontage.
On motion by Commissioner , seconded by Commissioner
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 20th day of May, 2013,
Pam Ricci, Secretary
Architectural Review Commission