HomeMy WebLinkAbout08-19-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
August 19, 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.
MINUTES: Minutes of August 5, 2013. Approve or amend.
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 city of residence. 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 is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk's office, or on the City's website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
1. 120 Tank Farm Road. ARC/MOD 18-13; Review of site and building design
changes to the previously -approved Long Bonetti Ranch project including a new
building for Tractor Supply and consideration of an addendum to update the
previously -adopted Mitigated Negative Declaration; M-SP zone; PB Companies,
applicant. (Marcus Carloni)
COMMENT & DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planner: Marcus Carloni
city of Meeting Date: August. 19, 2013
san tUIS OBISPO
Item Number-, 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of site and building design changes to the previously -approved long Bonetti
Ranch project including a new building for Tractor Supply and consideration of an addendum to
update the previously -adopted Mitigated Negative Declaration
PROJECT ADDRESS: 120 Tank Farm
3897 S. Higuera Street
BY: Marcus Carloni, Assistant Planner
Phone Number: 781-7176
email: mearlonl@slocity.org
slocity.org
FILE NUMBER: ARC 18-13 FROM: Pam Ricci, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1 ) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
PB Companies
Representative
Steve Rigor, Arris Studio Architects
Zoning
M-SP (Manufacturing — Higuera
Commerce Park Specific Plan)
General Plan
Services & Manufacturing
Site Area
-5.56 Acres
Environmental
Mitigated Negative Declaration
Status
(MND) approved by City Council
(ER 170-07) on April 21, 2009.
Addendum to ER 170-07 prepared
to update approved MND and
attached herein.
SUMMARY
The applicant is proposing site and building modifications to the previously approved Long-
Bonetti Ranch project. The submitted plans focus on enlarging Building F as a new location for
Tractor Supply; a business providing home, farm, and agricultural maintenance products.
On April 1, 2013, the project was conceptually reviewed by the ARC and continued with 29
directional items focused on modifications to the site plan and building design. The applicant is
seeking final approval of updated project plans from the ARC.
ARC 18-13 (120 Tank Farm)
Page 2
1.0 COMMISSION'S PURVIEW
The project is a modification to the approved Long-Bonetti Ranch project (modified buildings
and site design). The ARC conceptually reviewed 'the project on April 1, 2013 and provided
directional items to the applicant on design changes. The ARC's role is to review the applicant's
response to ARC direction and the redesigned project's consistency with the Community Design
Guidelines (CDG) and the Architectural Guidelines of the Higuera Commerce Park Specific
Plan.
An Addendum to the approved Mitigated Negative Declaration (MND) was prepared to update
the project description and impact analysis based on the revised project design since the MND
was certified (Attachment 8). The Addendum needs to be reviewed and considered along with
the ARC's review of the final design, but does not require recirculation or a new public review
period because the revised project does not result in any new impacts not previously analyzed in
the adopted MND.
The April 1, 2013 conceptual review staff report (Attachment 7, Conceptual Review Staff
Report) provides a detailed project description and an analysis of the project's consistency with
the applicable guidelines.
2.0 PREVIOUS REVIEW
The entitlement process for the project, which originally received final ARC approval on
February 17, 2010, is provided below.
CHC Approval PC Approval Council Approval ARC Approval Time Extension
August 24, 2009 March 11, 2009 April 21, 2009 February 17, 2010 January 2, 2013
Modification
to site with
Listed Historic
Resource
Review Approve
Specific Plan Specific Plan
amendments amendments
ARC Conceptual
April 1, 2013
Direction on
modification Final
to original Approval
project
Architectural
review &
approve CHC
findings
Extends ARC
approval to
February 17,
2014
ARC 18-13 (120 Tank Farm)
Page 3
4.0 PROJECT ANALYSIS
When the project was reviewed conceptually on April 1, 2013, the ARC provided 29 directional
items to the applicant (Attachment 3, ARC Directional Items/Applicant Response). The
directional items focused on modifications to the site plan and building design. The below
paragraphs highlight the significant directional items, providing the applicant's response and
staff s analysis of said response.
4.1 Site Plan
Directional Items 3 and 5 through 15 are related to site planning (for specific directional item
language see Attachment 3, ARC Directional Items/Applicant Response). The following
represents the applicant's response to ARC direction:
1. Building Placement (Response to Directional Item #6). Increased the setback of the
Tractor Supply building (Building F) from the Long Street property line to 30+ feet
(Attachment 4, Project Plans, Sheet A-3.1).
Staff Analysis: The revised location of the proposed Tractor Supply building
now meets setback standards of the Higuera Commerce Park Specific Plan and is
consistent with ARC direction.
2. Corner Feature (Response to Directional Item #8). Revised the relationship of
Building F (the Tractor Supply building) and Building E to provide an enhanced corner
feature at the Tank Farm Road and Long Street intersection (Attachment 4, Project
Plans, Sheets A-2.1, 3.0, 4.3, & 5.3). The corner feature is enclosed by split face block
patio walls with pergola and trellis features and includes a fountain. A walkway
between buildings F and E brings pedestrians central to the site, in place of the former
loading area.
Staff Analysis: The revised corner feature provides a pleasing aesthetic
appearance for this corner of the site and a functional outdoor space for users of
the site, similar to the design of the previously approved plans (Attachment 5,
Previous Approved Plans, Sheet L-1.1 & A1.2). The revised design is consistent
with ARC direction.
3. Loading Area (Response to Directional Item #9). Relocated the loading area to the
rear of the Tractor Supply building (Attachment 4, Project Plans, Sheets A-2.2, 4.3, &
5.3) and finished the loading area with split face block and wrought iron.
Staff Analysis: The new location and screening measures for the loading area
and trash enclosure is consistent with ARC direction. The loading area is now at a
less visually prominent location and is designed to be architecturally integrated
ARC 18-13 (120 Tank Farm)
Page 4
with the building (6-foot split face block wall with 2-feet of wrought iron atop).
Although a truck docked in the loading area will exceed the height of the loading
area wall, the applicant has indicated truck deliveries usually do not exceed two
times per week (potentially three times per week around holidays and with
seasonal changes). Additionally, the area around the loading dock will be
significantly landscaped and the applicant proposes to finish the delivery truck
loading road (adjacent to the outdoor sales area) with turf block or lawn to
minimize the amount of apparent hardscape (Attachment 4, Project Plans, Sheet
A-2.2).
4. Outdoor Sales Area (Response to Directional Item #10). Screened the outdoor sales
area by increasing the setback of the outdoor sales area to 29 feet from the Long Street
property line and providing 8-foot wide landscape planters on either side of a turf block
delivery truck loading road (Attachment 4, Project Plans, Sheet A-2.2). The outdoor
sales area will be encompassed by an 8-foot tall wrought iron screening fence
(Attachment 4, Project Plans, Sheets A-2.1, 4.3, & 5.5).
Staff Analysis: The increased setback of the outdoor sales area and large
landscape planters help to screen the outdoor sales area; however, the open design
of the vertical picket wrought iron fence may not be sufficient to adequately
screen the outdoor sales area if the pickets are spaced too far apart.
Condition of approval #6 ensures the spacing of pickets will not exceed 4 inches
with a picket width no smaller than 1.5 inches. Condition of approval #8 ensures
items stored in the outdoor sales area, which may exceed the height of the
proposed screening fence, are adequately screened. Condition of approval #7
ensures the landscape areas adjacent to the outdoor sales area provide plants of
sufficient density, size, and spacing to adequately screen the outdoor sales area.
Additionally, condition of approval #5 recommends providing equally spaced
split face block pillars to disrupt the monotony of the outdoor sales area wrought
iron fence.
5. Pedestrian Routes (Response to Directional Items 12 through 15). Revised pedestrian
access from the Tractor Supply building, across the central parking lot, to align with the
historic barn (Attachment 4, Project Plans, Sheet A-2.1). Parking lot pedestrian routes
are now delineated by a color change and enhanced paving similar to the previously
approved plans (Attachment 5, Previously Approved Plans, Sheet L-1.1). Several
parking spaces adjacent to the Tractor Supply building's entrance have been removed
to create a formal pedestrian entrance.
Staff Analysis: Consistent with ARC direction, pedestrian access through
parking areas is now delineated by changes in color/texture of paving material
and the main access through the central parking area aligns with the historic barn.
ARC 18-13 (120 Tank Farm)
Page 5
The parking areas are now connected to the Tractor Supply building's entrance
through the formal pedestrian entrance.
The goal of Directional Item #12 is to ensure the on -site pedestrian circulation
system connects to the Long Street sidewalk at least once for every 200 linear
feet. However, project plans indicate a gap of 285 linear feet where the on -site
pedestrian circulation system does not connect to the Long Street sidewalk
because of the Tractor Supply outdoor sales area.
The applicant has indicated a gate through the outdoor sales area can be provided
(allowing pedestrian access through the outdoor sales area) but is not preferred for
security reasons. Staff finds that the pedestrian connection to the Long Street
sidewalk is adequate with the proposed pedestrian access between the Tractor
Supply building and Building E, which is at a location that is in closer proximity
to most of the project's buildings.
4.2 Building Design
Directional Items 16 through 22 are related to building design (for specific directional item
language see Attachment 3, Directional Items/Applicant Response). The applicant has provided
a new design for the Tractor Supply building which incorporates elements and massing from the
historic barn and farm house. The following highlights the applicant's response to ARC
direction:
1. General Design (Response to Directional Item #17). The design team moved away
from the originally approved design and pulled more elements and massing from the
historic barn and the farm house. The basic massing references the layout of the farm
house and roof massing from the historical barn (Attachment 4, Project Plans, Sheets
A4.2, 4.3, and 5.1 - 5.4).
(Response to direction item #7) Building E's roof has been redesigned for compatibility
with the new design of the Tractor Supply building's barn -style roof. Building E now
incorporates a split face block base (Attachment 4, Project Plans, Sheets A-4.2, 4.3, 5.1
and 5.2)
Staff Analysis: The proposed design for Buildings F (Tractor Supply) and E
incorporate a variety of roof types (pitched, flat, mansard) with elements that
complement the historic barn. Consistent with ARC direction, features no longer
appear "tacked -on" but are designed to be integral with one another.
2. Tractor Supply building (east and north elevation) (Response to Directional Item
#18). Added a tower element adjacent to the pedestrian path to reflect the main entry
ARC 18-13 (120 Tank Farm)
Page 6
element and increased the parapet height at the loading area with a mansard roof
element between the towers (Attachment 4, Project Plans, Sheets A-4.3 (rear) & 5.3).
To the north elevation, architectural elements were added from the front (west)
elevation including clerestory windows, decorative recesses and wall plane changes at
areas of material change (Attachment 4, Project Plans, Sheets A-4.3 (side)).
Materials (Response to Directional Item #19). The main material proposed for the
Tractor Supply building (Building F) is split face concrete block with precision block
accents. Horizontal and vertical metal siding with a split face block base will be used
on architectural projections and precision block is utilized inside decorative recesses
(Attachment 4, Project Plans).
Staff Analysis: (Tractor Supply Building/Materials). Consistent with ARC
direction, the east (rear) and north (side) elevations are now well articulated
(Attachment 4, Project Plans, Sheets A-4.3 & 5.3). Added articulation is
accomplished through changes in roof style (pitched, mansard, parapet) and
incorporating recesses with material variety (split face block/precision block,
vertical/horizontal corrugated metal stucco, and windows).
3. Tractor Supply Building Storefront Glazing (Response to Directional Item #20).
Added upper windows to all elevations of the Tractor Supply building to allow for
additional natural light to enter the building.
Staff Analysis: To all elevations the applicant has added functional clerestory
windows within recessed areas of the fagade. A small landscape planter is
provided within the recessed area below the windows (Attachment 4, Project
Plans, Sheets A-5.1, 5.2 & 5.4). The applicant has indicated functional full height
storefront glazing is not feasible for the Tractor Supply building because the
storefronts would look onto display shelving/storage; similar to the reason many
large-scale suppliers (i.e. Farm Supply, Home Depot, Costco) do not have
additional storefront glazing. Staff finds the added glazing to be consistent with
the overall approved project design.
4. Tractor Supply Building Tower Element (Response to Directional Items 21 & 22).
Revised tower features to complement the Tractor Supply building's redesigned main
entry feature with clerestory windows.
Staff Analysis: Previously the design of the Tractor Supply building included a
tower feature like the tower feature used on the site's other approved buildings
(Attachment 5, Previously Approved Plans, Sheet A2.4). The Tractor Supply
building now proposes unique tower features which incorporate roof elements
ARC 18-13 (120 Tank Farm)
Page 7
from the historic barn yet still complement the towers used on the sites other
approved buildings (Attachment 4, Project Plans, Sheets A-5.3, 4.2, &4.3).
4.3 Parking
The previously approved site plan included 39,000 square feet of building area and provided 222
parking spaces (5.69 spaces per 1,000 square feet). The new design proposes 37,350 square feet
of cumulative floor area (52,350 if including the outdoor sales area) and provides 198 parking
spaces' (5.25 spaces per 1,000 square feet or 3.74 spaces per 1,000 square feet if including
outdoor sales area).
Staff Analysis: The proposed design incorporates sufficient parking for the site as
detailed in the table below. The table assumes buildings A, B, C, E, and K will be
occupied by office or retail tenants. Parking provided is well in excess of the minimum
requirement and the site can accommodate future uses which may have a more
demanding parking requirement. This is beneficial since on -street parking surrounding
the site is limited to a few spaces on Long Street.
Building
Square
Assumed
Required
Footage
Parking Rate
Parking
A
5,000
:1/300
17
B
3,000
1/300
10
C
4,200
1/300
14
E
3,000
1/300
10
F (Tractor Supply)
19,250
-
42
Office
800
1/300
3
Warehouse
2,500
1/2,000
1
Indoor Soles
15,000
1/500
30
Outdoor Sales
15,000
:1/2,000
8
K
2,900
1/300
10
103
Required Total Parking
196
Proposed Total Parking
94
Parking Provided in Excess
of Minimum Requirement
4.4 Signage
The applicant has provided a preliminary sign program (Attachment 4, Project Plans, Sheets A-
7.0 through A-7.5). The sign program includes two monument signs finished with split face
block and smooth plaster. Each monument will include five signs per face. The program
1 The parking calculation shown on Attachment 4, Project Plans, sheet A-1 is incorrect. Recalculation by the
applicant indicates 198 parking spaces are proposed.
ARC 18-13 (120 Tank Farm)
Page 8
proposes 6 signs totaling 352 square feet for Buildings F (Tractor Supply) and 4 signs (2 per
tenant) totaling 176 square feet for Building E. The sign program also indicates sign types are to
be internally illuminated individual reverse channel letters (i.e. halo -lit signage) or externally
illuminated lettering.
Staff Analysis: The ARC should continue consideration of the Sign Program and
provide the following direction to the applicant for modifications to the sign program;
1. For all signage indicate the following in the sign program;
a. Maximum lettering height
b. Maximum rows of lettering
c. Sign construction material
2. Further refine the design of the monument signs to provide higher quality
signage. Consider signage complementary to the historic Long-Bonetti Farm
sign along South Higuera Street.
3. Provide further separation between monument signs by moving the proposed
monument sign adjacent to Building F to the sites westernmost entry
adjacent to Building C.
4. On the proposed monument signs indicate the following;
a. Signage location for each building
b. Individual sign letter material and backing material/color
5. Reduce sign clutter on the Tractor Supply Building by;
a. Removing the secondary sign from the east elevation and reducing
the size of the Tractor Supply Co. sign (Attachment 4, Project Plans,
Sheet A-7.3, rear/east elevation)
b. Removing the westernmost secondary sign from the north elevation
(Attachment 4, Project Plans, Sheet A-7.3, side/north elevation)
c. Removing the sign from the south elevation (Attachment 4, Project
Plans, Sheet A-7.2)
ENVIRONMENTAL REVIEW
On April 21, 2009, the City Council adopted a Mitigated Negative Declaration (MND) of
environmental impact for the previously approved project on the site (ARC/ER 170-07). A copy
of the mitigation measures approved with the adopted MND is provided with Attachment 8,
Addendum to ER 170-07.
Section 15164 of the CEQA Guidelines allows a lead agency to prepare an addendum to a
previously adopted Negative Declaration if only minor additions are necessary and none of the
conditions in Section 15162 calling for preparation of a subsequent EIR or Negative declaration
have occurred.
ARC 18-13 (120 Tank Farm)
Page 9
The proposed modifications are generally consistent with the originally approved Long Bonetti
Ranch project (ARC/ER 170-07); therefore, no additional mitigation measures were deemed
necessary. All previously adopted mitigation measures from ER 170-07 will continue to apply to
the project and an addendum to ER 170-07 is recommended for adoption (Attachment 8,
Addendum to ER 170-07).
5.0 OTHER DEPARTMENT COMMENTS
Comments from the other departments have been incorporated into the recommended resolution
as conditions of approval and/or code requirements.
6.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. ARC Directional Items/Applicant Response
4. Reduced Size Project Plans
5. Previously Approved Plans
6. Higuera Commerce Park Specific Plan Architectural Guidelines
7. April 1, 2013 ARC Conceptual Review Staff Report (without attachments)
8. Addendum to ER 170-07
Included in Committee member portfolio: Project Plans
Available at ARC Hearing: Colors and Materials Board
Attachment 1
RESOLUTION NO. #### -13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL DESIGN APPROVAL TO MODIFICATIONS TO
THE APPROVED LONG-BONETTI RANCH PROJECT (ARC 170-07) WITH AN
ADDENDUM TO UPDATE THE PREVIOUSLY APPROVED MITIGATED NEGATIVE
DECLARATION (ER 107-07) FOR PROPERTY LOCATED AT 120 TANK FARM
ROAD AND 3897 SOUTH HIGUERA STREET (ARC/MOD 18-13)
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, pursuant to a proceeding instituted under ARC 18-13, John
Belsher and Ryan Petetit applicants; 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 August 19, 2013, for the purpose of considering revised plans for final
approval; and
WHEREAS, notices of said public hearing 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. The proposed scale and design of the buildings will be compatible with the neighborhood
since it complies with relevant property development standards, does not significantly alter
solar access to adjacent uses, and is of a similar height and size to other buildings within the
vicinity.
2. The project is consistent with goals contained in the City's Community Design Guidelines,
which dictate specific design standards for commercial development within the City.
3. The project is consistent with the Higuera Commerce Park Specific Plan since the project
includes design elements, development standards, and preservation of significant Long-
Bonetti Ranch structures as specified in the specific plan.
4. A Mitigated Negative Declaration (MND) of environmental impact was approved by the City
Council on April 21, 2009. The Architectural Review Commission (ARC) finds and
determines that the project's MND as updated by the Addendum dated August 19, 2013
adequately addresses the potential significant environmental impacts of the proposed project
Resolution No. ####-13
ARC/MOD 18-13
Page 2
in accordance with the California Environmental Quality Act and the City's Environmental
Guidelines, and reflects the independent judgment of the Commission. The ARC has
reviewed and considered the information contained in this Addendum in its consideration of
the final project design and finds that the preparation of a subsequent EIR is not necessary,
based on the following:
a. None of the circumstances included in Section 15162, which require a subsequent
MND have occurred, specifically:
i. The project changes do not result in new environmental impacts.
ii. The circumstances under which the project is undertaken will not require
major changes to the MND.
iii. The modified project does not require any changes to previously approved
mitigation measures.
b. The proposed modifications are generally consistent with the originally approved
Long Bonetti Ranch project (ARC 170-07).
c. The proposed scale and design of buildings will be compatible with surrounding
uses as found by the City's Architectural Review Commission with their review
of project plans and are consistent with the City's General Plan, Higuera
Commerce Park Specific Plan, Zoning Regulations, and Community Design
Guidelines.
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the design of the project (ARC 18-13), with incorporation of the following
conditions:
1-nnrlitinne.
1. All applicable mitigation measures, conditions of approval, and code requirements from SPA
170-07 (City Council Resolution No. 10075, 2009 Series) and ARC 170-07 (CHC approval:
August 24, 2009 and ARC approval: February 17, 2010 Resolution No. 1003-10) shall be
incorporated herein as conditions of approval. If a previous condition is modified with this
approval, the latter condition shall supersede the former wording of the condition.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall 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.
3. The building plan submittal shall include any proposed campus phasing plan. The scope of
required improvements for any proposed phase shall be approved to the satisfaction of the
Community Development Department and Public Works Department.
Resolution No. ####-13
ARC/MOD 18-13
Page 3
4. A historic preservation work program and timeline for restoration, reconstruction, and
maintenance of the residence, water tower, barn, granary building, and primary landscape
features shall be included with plans submitted for a building permit and shall be approved
by the Community Development Director prior to issuance of said permit.
5. The sign program shall return for review by the Architectural Review Commission. Project
signs shall be designed to be compatible with the architecture of proposed buildings and to
complement the site's historic setting relating to the Long-Bonetti Ranch. The revised sign
program shall include the following items;
1. For all signage indicate the following in the sign program;
a. Maximum lettering height
b. Maximum rows of lettering
C. Sign construction material
2. Further refine the design of the monument signs to provide higher quality
signage. Consider signage complimentary to the historic Long-Bonetti Farm sign
along South Higuera Street.
3. Provide further separation between monument signs by moving the proposed
monument sign adjacent to Building F to the sites westernmost entry adjacent to
Building C.
4. On the proposed monument signs indicate the following;
a. Signage location for each building
b. Individual sign letter material and backing material/color
5. Reduce sign clutter on the Tractor Supply Building by;
a. Removing the secondary sign from the east elevation and reducing the
size of the Tractor Supply Co. sign.
b. Removing the westernmost secondary sign from the north elevation.
Removing the sign from the south elevation.
6. The proposed wrought iron screening fence around the outdoor sales area shall incorporate
equally spaced split face block pillars to disrupt the monotony of the proposed fence.
7. The pickets for the proposed wrought iron screening fence shall be no less than 11/2 inches
wide and spaced no greater than four inches apart.
8. Landscaping on all sides adjacent to the proposed outdoor sales area shall utilize plants of
sufficient density, size (no less than four feet in height), and spacing (no greater than three
foot spacing) to screen the outdoor sales area, to the satisfaction of the Community
Development Director.
9. Items in the outdoor sales area that may exceed the height of the proposed screening fence
shall be placed adjacent to the Tractor Supply Building or otherwise screened from view to
the satisfaction of the Community Development Director.
10. As shown on plans, the pedestrian entrance to the Tractor Supply Building and pedestrian
routes through parking areas shall be delineated by a color change and enhanced paving,
Resolution No. ####-13
ARC/MOD 18-13
Page 4
consistent with plans approved by ARC Resolution No. 1003-10 (ARC 170-07).
11. The previously approved project (ARC 170-07) included parking lot shade structures with
solar panels atop. A solar array, equivalent to the previously approved project, shall be
placed atop the Tractor Supply building and shall be screened from public view.
12. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether
on the ground, on the structure or elsewhere, shall be screened from public view with
materials architecturally compatible with the main structure. A line -of -sight diagram shall be
included in plans submitted for a building permit to confirm that proposed screening will be
adequate. Gas and electric meters, electric transformers, and large water piping systems
(backflow prevention devices) shall be completely screened from public view with approved
architectural features and/or landscape plantings. All backflow prevention devices and
double check assembly valves shall be located inside the building or screened with a
combination of structure and landscaping to the satisfaction of the ARC and the City Fire
Chief. If located outside, backflow devices shall be painted green.
13. The project shall comply with the Night Sky Preservation Ordinance (Zoning Regulations
Chapter 17.23) and the following conditions shall apply. Details of lighting fixtures shall
return to staff for review and approval, either prior to, or along with, the plans submitted for a
building permit. The locations of all lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. The lighting schedule for buildings 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 Section
17.23.050 of the Zoning Regulations. Details of all exterior light fixtures, including site
lighting and 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."
14. A complete landscape plan consistent with ARC approval 170-07 shall be submitted with the
building permit application. All street yard areas shall be completely landscaped with
drought tolerant shrubs and groundcover plants that are suited to the San Luis Obispo area.
The existing street trees shall remain and new street trees shall be planted if necessary to
meet code requirements. The following guidelines shall be utilized in preparing a landscape
plan:
a) Nursery stock size of trees shall be 24-inch box size or greater. Trees shall be
planted 30 feet on center (or as approved by Community Development) within the
street yard area.
b) Gooundcover plants shall be incorporated for all landscape areas in combination
with mulch to retain soil moisture.
c) Where feasible, non articulated wall areas shall be planted with non deciduous
climbing vines that can achieve significant wall coverage.
d) All landscape shall be installed prior to occupancy.
Resolution No. ####-13
ARC/MOD 18-13
Page 5
Public Works Department
15. The building plan submittal shall show and label all existing and/or proposed public and
private easements for reference. The easements shall include but are not limited to the
existing offer of dedication for public street purposes, public pedestrian easement, street tree
easements, public utility easements, and the sewer easement.
16. The building plan submittal shall include complete site, utility, grading, drainage, and public
improvement plans in accordance with the overall campus plan approvals and the latest
proposed modifications.
17. Unless otherwise approved for deferral by the Public Works Department, the public
improvement plans, including median and street design on Tank Farm Road, shall be
approved prior to building permit issuance. Unless otherwise deferred, the public
improvements shall be constructed and receive final inspection approvals prior to building
occupancy.
18. The building plan submittal and final drainage report shall show and note compliance with
the Interim Low Impact Development Standards for a Tier III project. This project was
previously entitled through the ARC process. This modification as presented does not affect
the previous approval date. As such, this project is not subject to the latest Regional Water
Quality Control Board Post -Construction Stormwater Regulations.
19. The building plan submittal shall include truck circulation plans for on -site and off -site truck
circulation and maneuverability. The main truck access to the loading dock off of Long
Street shall clarify the proposed and/or anticipated truck size. The turning template shall
honor the existing parking lanes on Long Street. The final driveway approach widths and on -
site improvements may need to be adjusted accordingly.
Transportation Department
20. The required street and median design shall consider the most current traffic modeling, lane
widths, and lane configurations related to the Tank Farm Road and South Higuera
intersection. The plan shall show the existing right-of-way, existing offers of dedication, and
any additional or amended pedestrian and/or street easements. Any easements shall be
recorded prior to permit issuance if applicable.
Utilities Department
21. Landscape irrigation for the project shall utilize recycled water, which is available in South
Higuera Street. The irrigation system shall be designed and constructed per the City's
Procedures for Recycled Water Use available at the link below:
http://www.slocity.org/utilities/dowrdoad/reuseprocedures.pd
Resolution No. ####-13
ARC/MOD 18-13
Page 6
Code Requirements
The following code requirements are included for information purposes only. They serve to give
the applicant a general idea of other City requirements that will apply to the project. This is riot
intended to be an exhaustive list as other requirements may be identified during the plan check
process.
Fire Department
1. 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 20 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.
2. Approved address numbers shall be placed on all new buildings in such a position to be
plainly visible and legible from the street fronting the property. Numbers shall be a
minimum of 5" high x 1/2" stroke and be on a contrasting background.
3. Water Supplies shall be in accordance with Sections 508 of the CFC. An approved water
supply capable of providing the required fire flow for fire protection is required. The fire
flow shall be determined using Appendix B of the CFC.
4. 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 for each building. Show
Riser room on floor plans.
5. A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Rooms with a key to
the room.
6. Fire protection systems shall be installed in accordance with the CFC and the California
Building Code. An approved NFPA 13 system will be required for each building in 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. If one on -site fire main is used to serve this project, an FDC will be required for each
building.
7. Buildings undergoing construction, alteration or demolition shall be in accordance with
Chapter 14 of the CFC.
Resolution No. ####-13
ARC/MOD 18-13
Page 7
Building Department
8. Construction permit applications submitted prior to January 1, 2014 shall be in conformance
to 2010 California Building Code (CBC) based on 2009 IBC
9. Accessible route of travel between public way and accessible building entrances and
accessible site facilities including trash enclosures shall conform to CBC 113313.1.1.1,
111413.1.2, 1127B, 1129B
10. Exterior walls between buildings shall conform to CBC Section 705.
Utilities Department
11. A utility plan shall be provided with plans submitted for a building permit and shall include
the following:
a. Delineate 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. Frontage improvements shall include provision of a recycled water main in
Tank Farm Road.
b. If the property has an existing sewer lateral that is proposed to be reused, submittal of
a video inspection will be required for review and approval of the Utilities
Department during the Building Pen -nit Review process. If a new lateral is proposed,
any existing lateral serving the property must be abandoned per City standards.
12. The landscape and irrigation plans need to be in compliance with the City's Municipal Code
Chapter 17.87 and Engineering Standards. The requirements can be found online at:
ttp:/www.s ocity.org/uh sties ownload/engstandardsnewland.pdf .
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 19th day of August, 2013
Pam Ricci, Secretary
Architectural Review Commission
VICINITY MAP I File No. 18=13
120 TANK FARM
Attachment 3
T U D 1 0
ARCHITECTS
July 8, 2013
Mr. Marcus Carloni
Community Development Department
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
RE: ARC-C 18-13: 120 Tank Farm Road
Site & Building design changes to the previously -approved Long Bonetti Ranch.
Dear Marcus -
Thank you for preparing such a detailed and accurate staff report for the Long Bonetti Ranch
project. I hope the attached response letter will assist you in writing the staff report for our upcoming
ARC hearing in August. Following are responses to the ARC's April conceptual review.
Planning
1. As conditioned in the original architectural approval for the project (ARC 170-01, Resolution No.
1003-10) and again with the time extension dated January 2, 2013, provide a historic
preservation work program and timeline for restoration, reconstruction, and maintenance of the
residence, water tower, barn, granary building, and primary landscape features.
Response: The development team is working on this and will have a plan in place prior to
permit iss uance
2. Submit complete plans with all of the required information on the City's checklist for final
architectural approval.
Response: As described in our June 13rh email, we have provided everything outlined in that
email and have included the color board with this letter.
3. Include detailed information on pedestrian pathways, lighting, location of backflow prevention
devices, and screening of mechanical equipment.
Response: Sheet A-2.1 provides information on the pedestrian pathways: Sheet A-6.0 shows
how the mechanical units will be screened by the parapets. The Backflow prevention devices
will be located with fire department input during construction and will be screen as allowed.
Light will match what was originally approved.
4. 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 buildings and the overall site. Project signs shall be
designed to be compatible with the architecture of proposed buildings and to complement the
site's historic setting relating to the Long-Bonetti Ranch.
Response: Sheets A7.0 thru A7.5
Provide sign program for the Tractor Supply building F and the adjacent shop building E. These
were the only buildings we are proposing on modifying with this application.
1540 MARSH STREET, STE. 150 � SAN LUIS OBISPO, CA 93401 P P: 805/547.2240 n F: 805,1547.2241 M
ARR[SSTUpIQARCH.corri
5. Provide a parking calculation for the proposed Tractor Supply business which provides square
footages of the following: office area, indoor sales area, warehouse & outdoor sales area.
Response: Sheet A-1, under Project Statistics
6. A portion of the proposed Tractor Supply building encroaches into the minimum street yard
setback from Long Street. Revise plans to comply with setback standards (20 feet minimum
required).
Response: Refer to sheet A-2.1 & A-2.2. We have shifted the building forward so it no longer
encroaches within the building setback. Refer to Sheet A-3.1 for additional information
7. Provide floor plans and elevations for proposed Building E.
Response: Refer to sheet A-3.0 for the floor plans and Sheets A-4.2 & A-4.3 for building
elevations. We also provided perspectives of this building on Sheets A-5.1. A-5.2 & A-5.3
S. Revise plans (Buildings E and F) to provide a corner feature with a relationship to the Tank
Farm/Long Street corner similar to the design of the previously approved plans.
Response: The Design team has done a number of improvements including:
• Relocated loading area to back of building, along Long Street
• Increased separation between buildings E & F to allow for a pedestrian
access from the corner of Long Street & Tank Farm Road
• Provided different, yet complimentary, tower features that frame the
pedestrian pathway between the buildings
• Provided a trellis gateway feature to further define and invite pedestrians to
utilize this path to access the center.
9. Relocate the loading area to the rear of the proposed Tractor Supply building and provide
adequate screening from street and off -site views, to the maximum extent feasible. The loading
area shall be architectural integrated with the design of the building.
Response: Refer to Sheets A-2.2, A-3.1, A-4.3, A-5.3 & A-5.5.
Loading area has been relocated to the Long Street side of the building. To break up rear
elevation, we provided architectural relief and upper windows. Added a mix of masonry and
wrought iron fencing to screen the loading area along with ample landscape area to screen
and provide a soft transition between the road/sidewalk and building.
10. Provide screening proposals for the proposed outdoor sales area. Screening walls/fences shall be
solid, attractive, two-sided, and designed for low maintenance with materials and/or colors
complimentary to the building.
Response: Refer to sheets A-5.3 & A-5.5
At the loading area, we provided a mix of masonry and wrought iron fencing to screen the
loading area. In the outdoor sales, we provided a wrought iron fence to provide security for the
outdoor sales and ample landscaping to provide a soft screening of the actual sales area
11. Consider an alternative which reorients proposed Building F to parallel Long Street with the
storage yard internal to the site and screened by the building.
Response: As requested, we tried to re -orient the building; however, this is still the best building
orientation that presents a short building face that is viewed from Long Street. Our design also
uses smaller buildings to further screen this larger building from view from the street, which
meets the intent of the city's design guidelines.
1540 MARSH STREET, STE, 150 SAN LUIS OBISPO, CA 93401 P: 805/547.2240 P: 805/547.2241 M, ARRISST DK)ARCH.com
12. Revise pedestrian access to the Long Street sidewalk to ensure the on -site pedestrian circulation
system connects to the Long Street sidewalk at least once for every 200 linear feet.
Response: Sheet A-2, l a gate can be provided from Long Street to go with vehicular gate. We
prefer to have guests enter through the main entry so we can maintain a secure shopping
environment.
13. Provide pedestrian routes from parking areas delineated by changes in the color and/or texture
of paving material.
Response: Provided a pedestrian connection that is more in line with the access between
buildings E & F that is in alignment with the existing historical barn.
14. Move the pedestrian access across the central parking lot to align with the entry to the historic
barn.
Response: Provided a pedestrian connection that is more in line with the access between
buildings E & F that is in alignment with the existing historical barn.
15. Remove parking spaces adjacent to the proposed Tractor Supply building's entryto connect the
parking area pedestrian walkways to the building's entrance. This pedestrian entrance should
use the same change in color and/or paving material texture as the pedestrian walkways.
Response: Sheet A-2.1 & A-3.1
Provided as requested
16. Consider an alternative to the proposed site plan which retains the historic assemblage of
buildings without juxtaposing the new Building B.
Response: Building B is under the previous approvals and no additional design work is
proposed for buildings on that portion of the site. We are only adjusting buildings E & F.
17. On the proposed Tractor Supply building, revise the design of exterior elements of the building to
appear as integral to the structure rather than "tacked on" features.
Response: Refer to sheets A-4.2, A-4.3 and A-5.1 thru A-5.4
As requested by the ARC, we moved away from the originally approved design and pulled
more elements and massing from the historic barn and the farm house. All the elements now
tie in with the main building and present a more agrarian style building. The basic massing
pulls from the layout of the farm house and pulls roof massing from the historical barn
18. On the proposed Tractor Supply building, add articulation to the north (side) and the east (Long
Street) elevations of the building.
Response: Sheet A-4.3 & A-5.3
At the east side (Long Street), we added elements that tie into the new design, flowing with the
agrarian theme. These include a refined tower element adjacent to the pedestrian path to
reflect the main entry element and increasing the parapet height at the loading area. These
elements bookend the new mansard roof element that ties this elevation together.
At the north side, we carried architectural elements that start on the front around to the north
side. High windows, pop -outs and change in CMU material help break up this elevation. The
doorway to the outdoor sales area also has a small roof over it to add additional interest. The
tricky issue with this elevation is that half of it is within the outdoor sales area so we wanted to
make this elevation have some detail but not go over the top and risk making it look busy.
1540 MARSH STREET, STE. 150 W SAN LUIS OBISPO, CA 93401 R! P: 805/547,2240 F: 8051547,2241 9, ARRISS WO >ARCH.coen
19, Use a variety of materials within the project to articulate buildings. A combination of smooth and
precision block along with other materials is considered acceptable.
Response: Colorboard & Sheet A-4.2 & A-4.3
Building F's main building is split face block with precision face accents. The architectural
projections that break up the massing of this building will be metal siding with a split face base.
Decorative accents and recesses are further enhanced with precision face masonry that is an
alternate color to further break up the building mass
Building E is all metal siding with split face masonry base.
20. On the proposed Tractor Supply building, provide additional storefront glazing consistent with the
project's other approved building styles.
Response: Sheet A-4.2, A-4.3, A-5.1, A-5.2 and A-5.4
Added upper windows to allow for additional natural light to enter the building.
21. On the proposed Tractor Supply building, revise the tower element to be consistent with the
towers used on the project's approved buildings (four divided windows above the metal awning
with additional divided windows below).
Response: Sheet A-4.3 & A-5.3
Tower has been revised to complement the main entryfeoture. Added upper windows to allow
additional natural light to enter the space, but removed the shed like roof to replace with a
gabled roof, influenced by the historical barn
22, On the proposed Tractor Supply building, wrap windows around the west corner of the tower
onto the northwest portion of the tower (adjacent to the buildings entry) similar to the approved
design for Building C.
Response: Sheet A-4.3 & A-5.3
Tower has been revised to complement the main entry feature. Added upper windows to allow
additional natural light to enter the space, but removed the shed like roof to replace with a
gabled roof, influenced by the historical barn
Public Works/Transportation
23. Revise the site plan to show compliance with the previous ARC conditions of approval prior to
establishing approval for the proposed modifications and any potential conditions of approval.
The most important component related to traffic circulation and future street improvements at
General Plan build -out is the required building setbacks from the current right-of-way lines.
Response: Requested this information. Site plan has adequate room for future right-of-way
lanes.
24. Revise the site plan to remove on -site parking within the first 40 feet of the Tank Farm driveways to
ensure entering vehicles will not queue onto Tank Farm Road.
Response: Sheet A-2.1 - Revised as requested. Provided dimensions on site plan to clarify
1540 MARSH STREET, STE. 150 Qj SAN LUIS OBISPO, CA 93401 P. 805/547.2240 F: 805/547,2241 P ARRISSTUDIOARCH.:' om
25. The applicant and tenants should understand that the traffic modeling for General Plan build -out
indicates that widening will be required along both Tank Farm Road and South Higuera Street to
accommodate additional turn lanes through the intersection. Access to Tank Farm Road will be
limited to right -in and right -out movements only. Future outbound traffic needing to go east on
Tank Farm Road will need to circulate to the South Higuera Street exit, Long Street exit, or
potentially South Higuera Street to Hind Lane to Long Street.
Response: We understand that we may have right in right out access onto Tank Farm and we
also understand that a left and right turns onto Tank Farm will be possible from Long Street.
26. Provide the current right-of-way, building setbacks, and the delineation of the future right-of-way
related to the proposed widening for reference.
Response: Requested this information. Site plan has adequate room for future right-of-way
lanes.
27, Provide a description of the proposed operations and circulation for the outdoor storage,
display, and sales area. The final ARC resolution may include conditions of approval regarding
access through the gate to Long Street.
Response: Sheet A-2.1 & A2.2
Provided gates at Outdoor Sales Area. Traffic will enter this area from the common parking lot
on the west side progress through the outdoor area and exit through the east gate onto Long
Street.
2& Although not required, the applicant should consider an additional access driveway to Long
Street at the end of the parking aisle between Building K and the outdoor sales area. If
proposed, the final ARC plans should include the existing and opposing off -site driveway location
for reference. It is preferred that opposing driveways align rather than be offset.
Response: Sheet A-2.1
We thought this was a great suggestion and added this driveway on our current site plan.
Fire/Building
29. Include information in plans to address the code requirements provided by the Fire and Building
Departments.
Response: Construction plans will comply with current code requirements and is proposed to
be fully sprinkler-ed
Please look over responses provided above and contact me if you have any questions or
comments.
Sincerely,
Arris Studio Architects
Steve Rigor
1540 MARSH STREET, STE. I50 01 SAN LUIS OBISPO, CA 93401 U P: 805/547.2240 F. 805/547,2241 ul ARRISSTUD1�'3ARCH,<.
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Attachment b
ARCHITECTURAL GUIDELINES FOR
HIGUERA COMMERCE PARK
Site Planning
Building Mass and Design
Landscape Development
Signing
A. Site Plan
1. Orient buildings to minimize wind at entries and work bays.
2. Orient buildings to take maximum advantage of active and passive solar
opportunities.
3. Provide defined pedestrian access from street and parking lot to major
buildings.
4. Vehicle parking at front of lot between building and street should be
avoided.
5. Use zero lot line building placement whenever possible. Narrow strips
between buildings and property lines are generally not acceptable.
6. Site plan should encourage water conservation (i.e. ley minimizing runoff
and retention of on -site drainage).
7. Building placement/site design should allow for all necessary site uses
with a minimum of conflict.
8. Material transitions shall occur logically. Concrete curbs, mow strips, and
paving/walks shall provide variety of ground plane textures with safety
and ease of maintenance.
9. Use of fences and walls should be minimized except where required for
screening outdoor storage. When proposed, walls/fences shall be solid,
attractive, two-sided, and designed for low maintenance with materials
and/or colors complimentary to building.
23
10. Utility meters, roof -mounted equipment and utility pads and boxes should
be screened.
B. Building Design
1. Large roof and wall planes unrelieved by shadow or textural interest are
generally not acceptable.
2. Building design should be unified and emphasize single, larger scale
structures rather than multiple small, detached structures on site.
3. All roof mounted equipment including HVAC units, shall be screened as
an integral part of design. Solar collectors need not be screened but
shall comply with "Guidelines for Roof -Mounted Solar Collectors"
available at Community Development Department.
4. No specific architectural designs or styles or materials are endorsed for
Higuera Commerce Park, however compatibility with adjacent sites and
structures is required. The commission encourages innovation in
design and materials appropriate to commercial/industrial uses.
C. Landscape Development
1. All parking areas shall be screened from public streets with 3-foot high
continuous berm and/or shrub/hedge planting.
2. Interior yards need not be landscaped unless required by the Architectural
Review Commission. However, all parking lots shall be landscaped with
ground cover, shrubs, and trees for color, texture, shade, and for safe
pedestrian/vehicular orientation.
3. Drought -resistive landscape plantings with low maintenance
characteristics are encouraged. California native plants are especially
encouraged within Higuera Commerce Park.
4. Plantings should be selected and placed to reinforce and enhance
pedestrian scale and character along interior street frontages. Trees
which provide shade canopies or seasonal color are encouraged.
5. Plantings shall be selected for their natural (unpruned) ability to screen
undesirable views and wind, control and direct solar exposure, and
complement functional needs of site.
24
D. Signs
1. Project directory and tenant signing is generally required and should be
integrated with building design for maximum safety, convenience, and
design compatibility.
2. Low monument signs are encouraged for all tenant and directory signs.
Pole signs should be avoided.
3. Sign colors, materials and design should match or complement building
design and materials.
25
� � r
13�'o x��
��° city o
sAn Us oBispo
Meeting D,-afee April 11, 2013
25
Item Number. 1
ARCHITECTURAL REWIEW COMMISSION AGENDA REPORT
SUBJECT- Review of building and site plan modifications to the previously approved Long-
Bonetti Ranch project.
PROJECT ADDRESS. 120 Tank Farni BY- Marcus Carloni, Assistant Planner
Phone Number: 781-7176
e-mail: mcarloni@slocity.org
FILE NUMBER: ARC-C 13-13 FROM. Pam Ricci, Senior Planner
RECOMMENDATION: Continue the project to a date uncertain with direction to staff and the
applicant on items to be addressed in plans submitted for final approval.
SITE DATA
Applicant
PP Companies
Representative
Steve Rigor, Arris Studio Architects
Zoning
M-SP (Manufacturing - Higuera
Commerce Park Specific Plan)
General Plan
Services & Manufacturing
Site Area
-5.56 Acres
Environmental
Mitigated Negative Declaration
Status
approved by City Council on April
21, 2009. Final plans for the
proposed modifications will
require further environmental
analysis.
SUMMARY
On February 1, 2013, the applicant submitted plans (Attachment 2) for conceptual review of site
and building modifications to the previously approved Long-Bonetti Ranch project (Attachment
3, Previously Approved Plans). The submitted plans focus on enlarging building F as a new
location for 'tractor Supply; a business retailing home; farm, and agricultural maintenance
products.
Staff has conducted an analysis of the conceptual project (section 4.0) and provided directional
items (section 7.0) for consideration and architectural Review Commission (ARC) discussion
with the purpose of providing feedback to the applicant prior to finalizing plans and returning for
final approval.
ARC-C IS- 13 (120 Tank Farm)
Page 2
1,0 COMMISSION'S PURVIEW
The purpose of conceptual review 'before the ARC is to offer feedback to the applicant as to
whether the project design is headed in the right direction before plans are further refined for
formal review. The ARC's role is to review the project in ten-ns of its consistency with the
Community Design Guidelines (CDG) and the Architectural Guidelines of the Higuera
Commerce Park Specific plan.
2.0 PREVIOUS REVIEW
The applicant is proposing to modify a previously approved project as discussed in section 3.2
and 4.0 of this report. The entitlement process for the project, which received final ARC approval
on February 17, 2010, is provided below.
..... _....... ........
Modification
... ...........
Architectural
Extends ARC
Review
to site with
Approve
review &
approval to
Specific Plan
Listed Historic
Specific Plan
approve CHC
February 17,
amendments
amendments
Resource
findings
j 2014
"11220.:031 pCail■ tellt >•] tiLL:I.II":d;l[t] 11
3.1 Site Information/Settinb
Site Size
5.56 acres (total)
Present Use & Development
Historic Lang-Bonetti Ranch buildings
Topography
Relatively flat
Access
Primary: Tank Farm Road
Secondary: Front Tribune Property
Surrounding Use/Zoning
North: M-SP; Tribune parking lot and Tribune building
South: C-S & C-S-PD; Commercial uses
East: M-SP; Fitness/manufacturing uses
West: R-2-S; Residential (Silver City Mobile Home Park)
This proposed development site consists of three separate sites: 1) approximately 2.17-acre
parcel at the corner of South Higuera Street and Tank Farm Road (with the historic Long-
Bonetti Ranch structures) 2) an approximately 2.25-acre vacant parcel at the corner of Tank
Farr Road and Long Street, and 3) a 1.14-acre vacant site on Long Street adjacent to the
Tribune News property, The properties are all within the Higuera Conimerec Park Specific
Plan. The total Specific Plan area consists of approxii-Ilately 80 acres and includes a
customized set of land uses and development standards that are unique to this vicinity.
Primarily, the specific plan requires larger lot Sizes and is designed to accommodate
ARC-C 18-13 (120 Tank Farm)
Page 3
industrial and warehouse uses. However, in the vicinity of the historic Long-Bonetti Ranch
property, the Specific Plan allows for smaller lot sizes and retail, restaurant and service land
use types. It is primarily designed to maintain compatibility with the existing historic
structures and to complement adjacent residential and retail uses that already exist in this
vicinity.
3.2 Project Description
On February 17, 2010, the ARC approved a project at the subject location which included 11
new buildings with approximately 43,000 square feet (SF), of cumulative floor area with
reconstruction or rehabilitation of the existing historic structures (barn, water tower,
windmill, sign, and residence). The site's new buildings were approved as a Contemporary
Agrarian style utilizing HardiePlank siding, corrugated metal roofing, metal awnings, shed
roofs, divided light windows, and exposed rafter tails. The project was designed to achieve
LEED Silver certification through the use of natural ventilation, natural daylighting, recycled
building materials, use of photovoltaics (on buildings and carports), and the proposed use of
native landscaping.
On February 1, 2013, the applicant submitted plans for site and building modifications to the
previously approved project. The submitted plans focus on enlarging Building F (approved:
4,000 SF, proposed: 19,250 SF) as a new location for Tractor Supply. The Tractor Supply
building is designed for consistency with the project's approved Contemporary Agrarian style
utilizing consistent colors and materials and a tower feature similar to the design of
previously approved buildings on the site.
The proposal also includes outdoor sales area for Tractor Supply, removal of Buildings D, G,
H, 1, and J, and decreasing the size/modifying the footprint of Building E. Incorporating the
larger Tractor Supply building into the site plan also required modifications to vehicle and
pedestrian circulation.
3.3 Project Statistics
Statistics
Item
Proposed'
Ordinance Standard 2
Street Yard
153 to 37 feet
No building adjoins: 10 feet
Building 5 20 feet tall: 15 feet
Building > 20 feet tall: 20 feet
Max. Building Height
30 feet
35 feet
Building Coverage (footprint)
—15%
50%
Parking Spaces
213 spaces
Insufficient info. provided to determine
Landscaping
Not provided
15% minimum
Notes: 1. Applicant's project plans submitted February 1, 2013
2. Higuera Commerce Park Specific Plan
3. Minor encroachment for corner of building, see directional items.
ARC-C 18-13 (120 Tank Farm)
Page 4
4.0 PROJECT ANALYSIS
The purpose of conceptual review before the ARC is to offer feedback to the applicant as to
whether the project design is headed in the right direction before plans are further refined for
formal review. The project would return to the ARC for a comprehensive analysis at a later date.
The site is located within the boundaries of the Higuera Commerce Park Specific Plan (HCPSP).
The HCPSP includes Architectural Guidelines on page 23 (Attachment 4). Staff has used the
Architectural Guidelines of the HCPSP and Community Design Guidelines (CDG) to review the
proj ect.
At the conclusion of the report, staff has provided draft directional items as a starting point for
discussion of the project. The following paragraphs highlight a few key elements of the site and
building design of the project that the ARC should discuss and provide direction to staff and the
applicant.
4.1 Site Plan
The applicant's significant site plan modifications from the previously approved plans
include (see attachment 2, Project Plans and attachment 3, Previously Approved Plans):
1) Increasing the size of Building F (approved: 4,000 SF, proposed: 19,250 SF);
2) Adding outdoor sales area for Building F;
3) Decreasing the size of Building E and modifying the footprint;
4) Removal of Buildings D, G, H, I & J; and
5) Parking orientation parallel to South Higuera Street.
Staff Analysis:
The proposed Tractor Supply building, while three times larger than adjacent buildings on
site, is situated with consideration of neighboring development, consistent with the
Community Design Guidelines (CDG)1. The building is situated away from Tank Farm
and South Higuera closer to similar scale neighboring buildings (Kennedy Fitness, San
Luis Sourdough, and the Tribune); while the site's smaller buildings are situated to South
Higuera and Tank Farm and will ultimately provide a transitional foreground to the larger
building.
The Tractor Supply building (Building F) and Building E present an important
relationship to the Tank Farm/Long Street corner. The current design presents this corner
feature with the back of a trash enclosure/loading area and the Tractor Supply building's
corner concrete block wall (Attachment X, Project Plans, sheets A 2.1 & 4.0 `rear view').
1 Community Design Guidelines Chapter 3.LC- la: Consider neighboring development. Each development proposal
should demonstrate consideration for the existing conditions on and off the site including the following: a) The
uses on, and site layout of neighboring properties.
ARC-C 18-13 (120 Tank Farm)
Page 5
The applicant should revise the Tractor Supply building and Building E to provide a more
pleasing aesthetic appearance for this corner of the site, similar to the previously
approved project (Attael-nuent 3, Previously Approved plans, sheet A1.2 'north-west).
Consistent with the CDG, the loading area should be relocated to the rear of the building
so as not to interfere with pedestrian traffic and be adequately screened.
i
fLx
Z
h
do
Tank Farm Road
Approved Tank FarialLang Street Cor•rzer (2-17-2010)
q
j!
f l Z
Tank Farm Road
Proposed Taub Farm/Long Street Corner (4-I-2013)
Consistent with the CDG and Pliguera Commerce Park Architectural Guidelines, parking
remains central to the site and is designed for limited visibility from the street and for
shared use of all site buildings. Landscape trees in the central parking area are limited due
to the use of carport -style photovoltaic panels, used in the previously approved design
(Attachment 3, Previously Approved Plans, sheet A1.2).
4.2 Outdoor Sales Area
North of the Tractor Supply building would be a fenced outdoor sales/storage area for
materials and equipment. A patron would drive through this area to have their vehicle loaded
with purchased items.
2 Community Design Guidelines Chapter 3.1.C-2nu: Loading facilities should not be located at the front of buildings
where they will interfere with customer and cmptoyee traffic and be difficult to adequately screen. 'These facilities
are usually more appropriate at the rear of buildings; however, loading areas should not look like an afterthought.
They should be screened from street and off -site views to the maximum extent feasible, and shall be architecturally
inte-rated with the design of the building,
3 Higuera Conunerce Park Architectural Guidelines A4: Vehicle parking at front of lot between building and street
should be avoided.
4 Community Design Guidelines Chapter 3.1.C-2i: The visual impact of parking lots should be nunimized by
locating these facilities to a portion of the site least visible from the street and by providing adequate screening and
parking lot landscaping.
ARC-C 18-13 (120 Tank 7Fann)
Page 6
Staff Analysis:
Fencing material and screening proposals
for the outdoor sales area have not been
provided and are included as directional
items for the applicant to provide for final
ARC review. for compliance with the
Higuera Commerce Park Architectural
Guidelines, "walls/fences screening
outdoor storage shall be solid, attractive,
two-sided, and designed for low
maintenance with materials and/or colors
complementary to the building." An image
from Galt, CA Tractor Supply showing the
outdoor sales/storage area is provided at
right. The proposed outdoor sales area
should be screened and/or reoriented to
reduce its visibility fi-om Tank farm Road.
43 Site Circulation
The applicant proposes site access from Tank farm. Load, with secondary access across the
Tribune property off of Long Street and South Higuera Street; same as previously approved
plans (see attachment 2, Project flans and attachment 3, Previously Approved Plans).
Another central driveway to the site off of Long Street was previously approved and is
currently shown on plans. The Tractor Supply building's proposed outdoor sales area would
have a fenced pass -through driveway at this location to allow loading of materials purchased
by patrons. Public Works has recommended Condition 26 to "consider an additional access
driveway to Long Street at the end of the parking aisle between Building K and the outdoor
sales area" to address the impact of fencing off this driveway.
Specific uses arc not proposed for the site other than the proposed Tractor Supply business,
whose customers would likely drive to the site. A majority of those customers would park in
the central parking area and walk to their destination. While the Tractor Supply business by
its nature is auto -dominated, other uses for the site such as retailers and restaurants could
generate a higher volume of pedestrian and bike trips.
Staff Analysis -
Generally, the west and south portions of the site are consistent with the previously
approved plans in tennis of site access and circulation (vehicular/pedestrian). The
central/northem portion of the site (see gray highlight Attachment 2, sheet A2.1) has
reoriented parking and pedestrian circulation to accommodate the larger Tractor Supply
ARC-C 18-13 (120 Tank Farm)
Page 7
building. The reorientation no longer provides the quality of pedestrian circulation
established by the previously approved site plan. The east
portion of the site (Tractor Supply building and outdoor
sales area) has an area of approximately 280 linear feet
which does not connect the onsite pedestrian circulation
systern to the off -site public sidewalk' (image at right),
inconsistent with the CDG. The design should include
pedestrian access through this area.
The central parking area is now parallel to the proposed
Tractor Supply building and does not include defined
pedestrian routes to the adjacent buildings. The project
should provide for improved pedestrian circulation from the
central parking area to adjacent buildings, and especially to
280 it
L�
the proposed Tractor Supply building. For compliance with the CDG and Higuera
Commerce park Architectural Guidelines, the project should provide pedestrian routes
from parking areas delineated by changes in the color and/or texture of paving materials I
and/or the parking aisles should be oriented perpendicular to the proposed Tractor Supply
building's entry to allow pedestrians to walk parallel to moving cars. Additionally, some
of the parking spaces adjacent to the Tractor Supply building's entry should be removed
to connect the walkways in the parking lot to the building's entrance. This pedestrian
entrance should use the same change in color or paving material texture as the pedestrian
walkways.
4.4 Building Design
The applicant plans to modify the design of Buildings E and F (proposed Tractor Supply).
The project plans focus on the proposed Tractor Supply building and do not include detailed
information for Building E. The requirement for the submittal of plans for Building E is
included as a directional item.
The project's architectural style remains Contemporary Agrarian, as previously approved.
The proposed Tractor Supply building is designed to be consistent with the approved
architectural style of the site. Building wall surfaces will include HardiePlank
5 Conviitanity Design Guidelines Chapter 3.I .C-2j: Projects should connect the on -site pedestrian circulation system
to the off -site public sidewalk at least once in each 200 linear feet of sidewalk adjacent to project.
6 Conuir unity Design Guidelines Chapter 6.3 D-1: Pedestrian access. Parking lots should be designed to help direct
pedestrians comfortably and safely to building entrances. 1. walkways should be clearly delineated by changes in
the color or texture of paving materials.
7 Higuera Conunlerce Park Architectural Guidelines A.3: Provide defined pedestrian access from street and parking
lot to major buildings.
8 Community Design Guidelines Chapter 6.3 D-2: Parking lot aisles should generally be oriented to run
perpendicular to the building's entry to allow pedestrians to walk parallel to moving cars. This strategy also
minimizes the need for the pedestrian to cross parking aisles and landscaped areas.
ARC-C 18-13 (120 Tank F=R)
Rage 8
horizontal/vertical siding, vertical corrugated metal siding, and concrete block. The roofing
material will be corrugated metal. The design incorporates a tower feature which is included
in the design of the other approved building styles on the site. Additionally, the building
includes metal awnings and metal trellises with climbing vines. (See attachment 2, Project
]Mans and attachment 3, Previously Approved Mans).
Proposed west (front) elevation
Staff Analysis:
The proposed Tractor Supply building incorporates plainly parapet roofs with fewer
pitched roofs as compared to other approved building styles (Attachment 3, Previously
Approved Plans). The design provides articulation, however, the south (side), east (rear),
and north (side) views of the structure appear "boxy" (image below) which is discouraged
by the CDG9 (Attachment 2, Project Plans, sheets A3.2 — 4.0). The design should
incorporate more pitched roof
elements for consistency with the
approved building styles on -site and
to reduce the "boxy" appearance
"wv � 1 143 € ��
Additionally, the applicant should "� � M��i'
3
revise the g design of the building's i� '�'
g a t r
covered entry feature which appears
"tacked -on" to the wall plane rather
than appearing as an integral part of
the structure (inudve above).
9 Coinmanity Design Guidelines Chapter 3.1.A-2: Avoid "boxy" structures with large; flat wall planes by
articulating building forms and elevations to create interesting rooflinles, building shapes, and. patterns of shade and
shadow.
ARC-C 1g-13 (120 Tank Farm)
Page 9
The colors and materials of the proposed 'Tractor Supply building are consistent with
other approved building styles on the site, with the exception of the concrete block which
is not used on the other approved buildings, The north (side) elevation is a monolithic
concrete block wall. For compliance with the CDG, the north (side) elevation
(Attachment X, Project Plans, sheet A3.3) should provide articulation and materials
consistent with the proposed buildings west, south, and east elevations10.
Proposed north (side) elevation
Additionally, for consistency with the
CDG1' directional items would have the
applicant provide additional storefront
glazing on the proposed Tractor Supply
building to be consistent with the other
approved building styles on the site. The
tower element provides a inetal trellis with
climbing vines, a metal awing and four
divided windows. However, the tower
element should be revised for consistency
with the tower elements used on the
project's approved buildings which
provide four divided windows above the
metal awning with additional divided.
windows below. Also, the windows
should wrap the comer of the tower onto
the west portion of the tower (adjacent to
the buildings entry) similar to the design
for Building C (Attachment 3, previously
Approved Plans, sheet A2.3).
Previously cipproved tower element for Building F
r.0� F,00F
Proposed toi-ver element for Building F
10 Conununity Design Guidelines Chapter- 3. i .E-3: Design consistency. Designs should demonstrate a consistent use
of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly face a
street should not be ignored or receive only minimal architectural treatment. Each building should look like the
same building from all sides.
11 Conununity Design Guidelines Chapter 3.1.C-2g: Multiple buildings in a single project should be designed to
create a visual and functional relationship with one another.
ARC-C 18-13 (120 TankFann)
Page 10
5.0 OTHER DEPARTMENT COMMENTS
Information needs and concerns with the project design from the other departments are included
in the directional items below.
6.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
7.0 RECOMMENDATION
Continue the project to a date uncertain with the following directional items:
Planning
1. As conditioned in the original architectural approval for the project (ARC 170-01,
Resolution No. 1003-10) and again with the time extension dated January 2, 2013,
provide a historic preservation work program and timeline for restoration, reconstruction,
and maintenance of the residence, water tower, barn, granary building, and primary
landscape features.
2. Submit complete plans with all of the required information on the City's checklist for
final architectural approval.
3. Include detailed information on pedestrian pathways, lighting, location of backflow
prevention devices, and screening of mechanical equipment.
4. 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 buildings and the
overall site. Project signs shall be designed to be compatible with the architecture of
proposed buildings and to complement the site's historic setting relating to the Long-
Bonetti Ranch.
5. Provide a parking calculation for the proposed Tractor Supply business which provides
square footages of the following: office area, indoor sales area, warehouse & outdoor
sales area.
ARC-C 18-13 (120 Tank Farm)
Page 11
6. A portion of the proposed Tractor Supply building encroaches into the minimum street
yard setback from Long Street. Revise plans to comply with setback standards (20 feet
minimum required).
7. Provide floor plans and elevations for proposed Building E.
8. Revise plans (Buildings E and F) to provide a corner feature with a relationship to the
Tank Farm/Long Street corner similar to the design of the previously approved plans.
9. Relocate the loading area to the rear of the proposed Tractor Supply building and provide
adequate screening from street and off -site views, to the maximum extent feasible. The
loading area shall be architectural integrated with the design of the building.
10. Provide screening proposals for the proposed outdoor sales area. Screening walls/fences
shall be solid, attractive, two-sided, and designed for low maintenance with materials
and/or colors complimentary to the building.
11. Consider reorienting the outdoor sales area to reduce its visibility from Tank Farm Road.
12. Revise pedestrian access to the Long Street sidewalk to ensure the on -site pedestrian
circulation system connects to the Long Street sidewalk at least once for every 200 linear
feet.
13. Provide pedestrian routes from parking areas delineated by changes in the color and/or
texture of paving material.
14. Consider revising the parking aisles to provide a perpendicular orientation to the
proposed Tractor Supply building's entry to allow pedestrians to walk parallel to moving
cars.
15. Remove parking spaces adjacent to the proposed Tractor Supply building's entry to
connect the parking area pedestrian walkways to the building's entrance. This pedestrian
entrance should use the same change in color and/or paving material texture as the
pedestrian walkways.
16. On the proposed Tractor Supply building, add pitched roof elements consistent with the
projects approved building styles to reduce the building's "boxy" appearance.
17. On the proposed Tractor Supply building, revise the design of the covered entry feature to
appear as an integral portion of the structure rather than a "tacked -on" feature.
18. On the proposed Tractor Supply building, add articulation to the north (side) elevation.
ARC-C 18-13 (120 Tank Farm)
Page 12
19. On the proposed Tractor Supply building, remove or substantially limit the use of
concrete block as an exterior finish material and provide materials consistent with the
buildings west, south, and east elevations.
20. On the proposed Tractor Supply building, provide additional storefront glazing consistent
with the project's other approved building styles.
21. On the proposed Tractor Supply building, revise the tower element to be consistent with
the towers used on the project's approved buildings (four divided windows above the
metal awning with additional divided windows below).
22. On the proposed Tractor Supply building, wrap windows around the west corner of the
tower onto the northwest portion of the tower (adjacent to the buildings entry) similar to
the approved design for Building C.
Public Works/Transportation
23. Revise the site plan to show compliance with the previous ARC conditions of approval
prior to establishing approval for the proposed modifications and any potential conditions
of approval. The most important component related to traffic circulation and future street
improvements at General Plan build -out is the required building setbacks from the current
right-of-way lines.
24. Revise the site plan to remove on -site parking within the first 40 feet of the Tank Farm
driveways to ensure entering vehicles will not queue onto Tank Farm Road.
25. The applicant and tenants should understand that the traffic modeling for General Plan
build -out indicates that widening will be required along both Tank Farm Road and South
Higuera Street to accommodate additional turn lanes through the intersection. Access to
Tank Farm Road will be limited to right -in and right -out movements only. Future
outbound traffic needing to go east on Tank Farm Road will need to circulate to the South
Higuera Street exit, Long Street exit, or potentially South Higuera Street to Hind Lane to
Long Street.
26. Provide the current right-of-way, building setbacks, and the delineation of the future
right-of-way related to the proposed widening for reference.
27. Provide a description of the proposed operations and circulation for the outdoor storage,
display, and sales area. The final ARC resolution may include conditions of approval
regarding access through the gate to Long Street.
28. Although not required, the applicant should consider an additional access driveway to
Long Street at the end of the parking aisle between Building K and the outdoor sales area.
ARC-C 18-13 (120 Tank Farm)
Page 13
If proposed, the final ARC plans should include the existing and opposing off -site
driveway location for reference. It is preferred that opposing driveways align rather than
be offset.
Fire/Building
29. Include information in plans to address the code requirements provided by the Fire and
Building Departments.
8.0 ATTACHMENTS
1. Vicinity map
2. Reduced Size Project Plans
3. Previously Approved Plans
4. Higuera Commerce Park Specific Plan Architectural Guidelines
Included in Committee member portfolio: project plans
Attachment 8
Addendum to Initial Study ER 170-07
For Modifications to the Approved Long Bonetti Ranch
August 19, 2013
(New City File No.: ARC 18-13)
1. Project Title:
Long-Bonetti Ranch Modification Project
2. Lead Agency Name and Address:
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
3. Contact Person and Phone Number:
Marcus Carloni
(805) 781-7176
4. Project Location:
3897 South Higuera Street and 120 Tank Farm Road
5. Project Sponsor's Name and Address:
PB Companies
412 Marsh Street
San Luis Obispo, CA
6. General Plan Designation:
Services and Manufacturing
7. Zoning:
Manufacturing with Higuera Commerce Park Specific Plan Overlay (M-SP)
8. Description of the Project:
The project is a modification of a previously approved project which involved an
amendment to the Higuera Commerce Park Specific Plan to modify the list of
allowable uses and to modify the minimum lot size to allow smaller lots. The
amendment was designed to accommodate a new commercial project which
included 11 new buildings with approximately 39,000 square feet of cumulative floor
area with reconstruction or rehabilitation of the existing historic structures (barn,
water tower, windmill, sign, and residence).
Addendum to Initial Study ER 170-07
Long Bonetti Ranch Modifications (City File No. ARC 18-13)
Page 2
The applicant is now requesting approval from the Architectural Review Commission
to perform site and building modifications to a portion of the previously approved
project. The submitted plans focus on enlarging Building F (approved: 4,000 SF,
proposed: 19,250 SF) as a new location for Tractor Supply Company. The proposal
also includes outdoor sales area for Tractor Supply, removal of Buildings D, G, H, I,
and J, and decreasing the size/modifying the footprint of Building E. Incorporating
the larger Tractor Supply building into the site plan also requires minor modifications
to on -site vehicle and pedestrian circulation. Overall, the proposed modifications
decrease the cumulative floor area of buildings by 1,650 square feet and decrease
provided parking spaces by 26, as compared to the originally approved project.
The proposed modifications are found consistent with the originally approved Long
Bonetti Ranch project, therefore, no additional mitigation measures were deemed
necessary. All previously adopted mitigation measured from ER 170-07 will continue
to apply to the project.
9. Project Entitlements Requested:
The applicant has applied for architectural review of project plans, and an
environmental determination for historic resources which includes acceptance of an
Addendum to the previously approved Negative Declaration with Mitigation
Measures.
10. Surrounding Land Uses and Settings:
Site Size
5.56 acres (total)
Present Use & Development
Historic Long-Bonetti Ranch buildings
Topography
Flat
Access
Primary: Tank Farm Road
Secondary: From Tribune Property & Long Street
Surrounding Use/Zoning
North: M-SP; Tribune parking lot and Tribune building
South: C-S & C-S-PD; Commercial uses
Fast: M-SP; Fitness/manufacturing uses
West: R-2-S; Residential (Silver City Mobile Home Park)
This proposed development site consists of three separate sites: 1) approximately
2.17-acre parcel at the corner of South Higuera Street and Tank Farm Road (with
the historic Long-Bonetti Ranch structures) 2) an approximately 2.25-acre vacant
parcel at the corner of Tank Farm Road and Long Street, and 3) a 1.14-acre vacant
site on Long Street adjacent to the Tribune News property. The properties are all
within the Higuera Commerce Park Specific Plan. The total Specific Plan area
consists of approximately 80 acres and includes a customized set of land uses and
development standards that are unique to this vicinity. Primarily, the specific plan
requires larger lot sizes and is designed to accommodate industrial and warehouse
uses. However, in the vicinity of the historic Long-Bonetti Ranch property, the
Specific Plan allows for smaller lot sizes and retail, restaurant and service land use
Addendum to Initial Study ER 170-07
Long Bonetti Ranch Modifications (City File No. ARC 18-13)
Page 3
types. It is primarily designed to maintain compatibility with the existing historic
structures and to complement adjacent residential and retail uses that already exist
in this vicinity.
11. Other public agencies whose approval is required (e.g. permits, financing
approval, or participation agreement):
None
12. Previous Environmental Review
On April 21, 2009, the City Council adopted a Mitigated Negative Declaration (MND)
of environmental impact for the previously approved project on the site (ARC/ER
170-07). A copy of the mitigation measures approved with the adopted MND is
attached.
Section 15164 of the CEQA Guidelines allows a lead agency to prepare an
addendum to a previously adopted Negative Declaration if only minor additions are
necessary and none of the conditions in Section 15162 calling for preparation of a
subsequent EIR or Negative declaration have occurred.
DETERMINATION
In accordance with Section 15164 of the CEQA Guidelines, the City of San Luis Obispo
has determined that this addendum to Initial Study ER 170-07 is necessary to document
changes or additions that have occurred in the project description since the initial study
was originally prepared. The Community Development Director has reviewed and
considered the information contained in this addendum, and recommendations of the
Cultural Heritage Committee from its February 25, 2013 public hearing. The
Community Development Director finds that the preparation of a subsequent MND is not
necessary because:
1. None of the following circumstances included in Section 15162 of the CEQA
Guidelines have occurred which require a subsequent MND:
a. The project changes do not result in new or more severe environmental
impacts.
b. The circumstances under which the project is undertaken will not require
major changes to the MND.
c. The modified project does not require any substantive changes to
previously approved mitigation measures.
2. The proposed modifications are generally consistent with the originally approved
Long Bonetti Ranch project (ARC 170-07).
3. The proposed scale and design of buildings will be compatible with surrounding
uses with the review and approval of project plans by the City's Architectural
Addendum to Initial Study ER 170-07
Long Bonetti Ranch Modifications (City File No. ARC 18-13)
Page 4
Review Commission, consistent with the City's General Plan, Zoning
Regulations, Higuera Commerce Park Specific Plan, and Community Design
Guidelines.
Attached:
Attachment A: List of previously adopted mitigation measures dated April 21, 2009
(City Council Resolution No. 10075, 2009 Series).
ATTACHMENT A
RESOLUTION NO. 10075 (2009 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO
APPROVING AMENDMENTS TO THE HIGUERA COMMERCE PARK
SPECIFIC PLAN FOR PROPERTY AT 3897 SOUTH HIGUERA STREET AND
120 TANK FARM ROAD SPA/ER 170-07
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
March 11, 2009 pursuant to a proceeding instituted under application SPA/ER 170-07, Long
Street Farm 1.I,C, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 21,
2009 for the purpose of considering Application SPA/ER 170-07; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Council has reviewed and considered the Negative Declaration of
environmental impact for the project as prepared by staff and reviewed by the Planning
Commission; and
WHEREAS, the Council has duly considered all evidence, including the recommendation
of the Planning Commission, testimony of interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE 11' RESOLVED, by the Council of the City of San Luis
Obispo as follows:
Section 1, Environmental Determination. The City Council finds and determines that the
project's Mitigated Negative Declaration adequately addresses the potential significant
environmental impacts of the proposed project entitlements in accordance with the California
Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent
judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration
incorporating all of the mitigation measures listed below into the project:
Mitigation Measures:
1. A. Construction Phase _Mitigation. Temporary impacts from the project including, but not
limited to, excavation and construction activities and vehicle emissions from heavy duty
equipment have the potential to create dust and emissions that exceed air quality standards for
temporary and intennediatc periods unless mitigation measures recommended by the APCD are
R 10075
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 2
incorporated including but not limited to:
a. Reduce the amount of the disturbed area where possible,
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust
from leaving the site. Increased watering frequency would be required whenever wind speeds
exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible,
c. All dirt stock pile areas should be sprayed daily as needed,
d. Permanent dust control measures identified in the approved project revegetation and
landscape plans should be implemented as soon as possible following completion of any soil
disturbing activities,
e. Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading should be sown with a fast germinating native grass seed and watered until
vegetation is established,
f. All disturbed soil areas not subject to revegetation should be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the APCD,
g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as
possible. In addition, building pads should be laid as soon as possible after grading unless
seeding or soil binders are used,
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site,
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should
maintain at least two feet of freeboard (minimum vertical distance between top of load and top
of trailer) in accordance with CVC Section 23114,
j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site, and
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads. Water sweepers with rcclaimed water should be used where feasible.
a) No significant grading shall occur in the location noted as a potential underground
oil plume site.
1. B. Operational Phase Mitigation
a. Provide on -site bicycle parking. One bicycle parking space for every 10 car parking spaces
is considered appropriate.
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 3
b. Provide on -site eating, refrigeration and food vending facilities to reduce employee
lunchtime trips.
c. Provide preferential carpool and vanpool parking spaces.
d. Provide shower and locker facilities to encourage employees to bike and/or walk to work,
typically one shower and three lockers for every 25 employees.
e. Increase the building energy efficiency rating by 10% above what is required by Title 24
requirements. This can be accomplished in a number of ways (increasing attic, wall, or floor
insulation, installing double pane windows, using efficient interior lighting, etc.).
Discretionary Measures (include all feasible measures from the following list)
Site Design Mitigation for this Commercial Project
a. Increase street shade tree planting.
b. Increase shade tree planting in parking lots to reduce evaporative emissions from parked
vehicles.
c. Provide on -site banking (ATM) and postal services.
d. Provide on -site child care facilities for employees.
e. Implement on -site circulation design elements in parking lots to reduce vehicle queuing
and improve the pedestrian environment with designated walkways.
f Provide pedestrian signalization and signage to improve pedestrian safety.
Transportation Demand Mitigation
a. If the project is located on an established transit route, improve public transit accessibility
by providing a transit turnout with direct pedestrian access to the project or improve existing
transit stop amenities.
b. Provide incentives to employees to carpool/vanpool, take public transportation,
telecommute, walk, bike, etc by implementing the Transportation Choices Program. The
applicant should Contact SLO Regional Rideshare at 541-2277 to receive free consulting
services on how to start and maintain a program.
c. Provide Transportation Choices Program information centers on 41ternative transportation
modes at the site (i.e. a transportation kiosk). Contact SLO Regional Rideshare for
appropriate materials at 541-2277.
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 4
d. Employ or appoint an Employee Transportation Coordinator.
e. Implement an APCD approved Trip Reduction Program.
f. Provide for shuttle/mini bus service.
g. Increase the quality of existing bicycle routes/lanes or add bicycle routes/lanes which
access the project.
h. Implement compressed work schedules.
i. Implement a telecommuting program.
j. Implement a lunch-time shuttle to reduce single occupant vehicle trips.
k. Participate in an employee "flash pass" program, which provides free travel on transit
buses.
1. Include teleconferencing capabilities, such as web cams or satellite linkage, which will
allow employees to attend meetings remotely without requiring them to travel out of the area.
m. If the development is a large grocery store or large retail facility, provide home delivery
service for customers.
Energy Efficiency Measures
a. Shade tree planting along southern exposures of buildings to reduce summer cooling
needs.
b. Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star(A)
rating to reduce summer cooling needs,
c. Use built-in energy efficient appliances, where applicable.
d. Use double -paned windows.
e. Use low energy parking lot and street lights (e.g. sodium).
f. Use energy efficient interior lighting.
g. Use low energy traffic signals (e.g. light emitting diode).
h. Install door sweeps or weather stripping if more energy efficient doors and windows are
not available.
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 5
i. Install high efficiency or gas space heating.
j. Replace diesel fleet vehicles with cleaner fueled low emission vehicles (e.g. school buses,
transit buses, on and off road heavy duty vehicles, lighter duty trucks and passenger vehicles).
k. Retrofit existing equipment to reduce emissions through methods such as catalyzed diesel
particulate filters, diesel oxidation catalysts, or other approved technologies.
Monitoring Program: Construction phase air quality mitigation measures are monitored by
the Air Pollution Control District (APCD), through a complaint based enforcement system.
The requirements listed above are noted on the project plans and the City Building Inspector
and Public Works Inspector for the project are instructed to contact APCD in the event of a
probable violation. Members of the public can also call APCD if they are concerned about
dust or other emissions from a construction site.
Mitigation Measures: Cultural Resources
2. An architectural historian shall be retained by the project applicant in order to provide
specific direction to the restoration, reconstruction and treatment of historic structures,
landscape and site features. A detailed report that provides project recommendations on the
treatment of these features shall be submitted prior to final architectural review of the project.
3. The Proposed project and any reconstruction, repair, or new additions to existing
structures shall be consistent with the Historic Preservation Agreement for the property and
consistent with the Secretary of Interior Standards.
Mitigation Measures: Hazards
4. A Site and Task Specific Safety Plan is required to be submitted to the City of San Luis
Obispo for review and approval by the Fire Department Hazmat Coordinator prior to any
grading or construction activities. The purpose of this plan is to evaluate future construction
documents and provide safety information for workers on -site regarding hazards that may be
encountered during work on the project. No further study of site contamination is required.
The safety plan shall be based on the January 7, 1997, report by England and Associates titled
"Health and Safety Plan: Crude Oil Hazard and Material Handling, Tank Farm Road
Pipeline Leak Site"
Mitigation Measures: Etydrology and Water Quality
5. The proposed project shall comply with post -development stormwater treatment in
accordance with City of San Luis Obispo Standard 101013. Complete details, detail references
and plan notes for the proposed Best Management Practices and improvements necessary to
provide reasonable stormwater treatment shall be provided with the final drawings for
Architectural Review. The conceptual site plan, civil plans, utility plans, and landscape plans
shall be revised to recognize all proposed treatment measures. The plans may include but are
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 6
include but are not limited to infiltration, detention and settling, biofiltration, filtration, and
flow -through separation.
6. The Water Quality Board State Construction Permit will require dischargers to replicate
the pre -project runoff water balance (for this permit, defined as the amount of rainfall that ends
up as runoff) for the smallest storms up to the 85`h percentile storm event (or the smallest
storm event that generates runoff, whichever is larger). Depending upon the time of
application to record the parcel map and/or timing to complete the construction of public
improvements, the project may be subject to the new Board regulations.
Mitigation Measures: 'Transportation/Traffic
7. Prior to the issuance of building pen -nits to develop new commercial buildings, the
project shall be required to pay traffic impact fees based on the site's Specific Plan allowed
uses which allow for more intensive development than the typical Industrial zoning.
8. A minimum of one off-street loading zone measuring a minimum of 12 ft x 40 ft. shall
be provided on each parcel.
9. The project is required to design and install project frontage improvements which
include landscaped medians on Tank Farm Road and drainage, bicycle, and pedestrian
improvements (including pedestrian countdown heads) at the South Higuera/Tank Farm Road
intersection to bring the intersection into compliance with current standards and accommodate
the site's development intensification.
10. On -site pedestrian circulation shall be provided between Parcel 1 and the Tribune site
and between Parcels 2 and 3.
11. To ensure entering vehicles will not queue onto Tank Farm Road, location of on -site
parking within close proximity to the Tank Farm driveways shall be designed to the approval
of the City Public Works Director.
12. The applicant may be required to pay their fair share of the cost to: 1) signalize the
intersection of Long/Tank Farm; or 2) develop a round about at the intersection.
13. 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.
14. Long and short-term bicycle parking shall be provided in accordance with Table 6.5 of
the Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the
rear tire resting at floor level. Peak racks (Peakracks.com) or inverted "U" racks can be used
for short term bicycle parking. Inverted "U" racks used for short-term parking shall comply
with City Engineering Standard 7930 and the City's Community Design Guidelines which
identify minimum clearances from other features. Dimensioned details of the short and long-
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 7
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.
15. To minimize traffic impacts, a trip reduction plan and implementation program is
required. The plan and program may be submitted by individual employers or coordinated
into a cooperative transportation management program for some or all of the tenants in the
development. The plan shall include: a) designation of a coordinator to administer the
program; b) carpool and transit information; c) incentives for employees to use alternative
transportation including secure bicycle storage, showers and dressing rooms, and employer -
paid subsides to employees using public transit, or other measures to approval of the Public
Works Director.
16. Future tenants shall be notified that the intersection at Long/Tank Farm is not planned
for signalization.
Section 2. Specific _Plan_ Amendment „Approval & Findings. The Amendments to the
Higuera Commerce Park Specific Plan included as part of City Application No. SPA 170-07,
which amends the Specific Plan as shown on the attached Exhibit A, is hereby approved, based on
the following findings and conditions:
Findings:
1. The Planning Commission finds and determines that the project's Mitigated Negative
Declaration adequately addresses the potential environmental impacts of the proposed project,
and reflects the independent judgment of the Commission.
1 The proposed specific plan amendment is consistent with General Plan Land Use Element
policies regarding the Services and Manufacturing land use district zoning, which designate
such districts for loeations that are appropriate to accommodate a variety of service, office and
light manufacturing uses in addition to restaurants.
3. The proposed specific plan amendment will facilitate implementation of the Historic
Preservation Agreement that was recorded for the property and will help to stimulate
redevelopment of underutilized properties within vicinity.
4. The proposed specific plan amendment responds to the current development pattern of the
vicinity and updates an antiquated component of the specific plan to accommodate the
demands of commercial development while responding to the need to preserve and restore the
existing historic structures.
Action:
The Commission hereby recommends approval of a specific plan amendment to modify the
allowed land uses and lot sizes within a portion of the Special Industrial zone of the Higuera
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 8
Commerce Park Specific Plan and adoption of said Mitigated Negative Declaration (SPA/ER
170-07), as shown on attached Exhibit A including:
Conditions:
1. The map exhibits within the Higuera Commerce Park Specific Plan shall be revised to
clearly indicate the "Long-Bonetti Ranch" properties as a sub area within the Special Industrial
district. The land uses that are normally allowed within the Special Industrial district shall be
allowed in addition to the "sub -area" conditionally allowed uses noted in Exhibit A.
2. Minimum lot frontage and width within the sub -area shall be consistent with the City's
Subdivision Regulations for the C-S and M zone.
3. Prior to final amendments to the specific plan, the "Shops at Long-Bonetti Ranch" project
shall receive architectural review and the tentative subdivision map to acquire a portion of the
Tribune property shall be recorded.
Upon motion of Vice Mayor Settle, seconded by Council Member Carter, and on the
following vote:
AYES: Council Members Ashbaugh, Carter and Marx, Vice Mayor Settle and
Mayor Romero
NOES: None
ABSENT: None
The foregoing resolution was adopted this 2151 day of April 2009.
Mayor David F. Romero
ATTEST:
Audrey I -load er
City Clerk
APPROVED AS TO FORM:
-- ZanP. Lowell----------. -- - --
City Attorney
ATT&PMENT A
xhib
Resolution No. 10075 (2009 Series) it
Page 9
Page 6, Higuera Commerce Park Specific Plan
Conditional es For the parcels along the northern side of Tank Farm Road between
Lon Street and South Hi uera Street and a portion of the Tribune Parcel ad'acent to
Long Street the following land uses may be allowed with approval of an administrative
use__permi t.
LvizS�/1 a ,�tt: a ..l building 1.,.
z'
• Retail sales of furniture and_furnishings.
• Produce stands, outdoor sales of agricultural products (seasonal produce and
flowers).
• Florists (pottery and gift shops)
• Retail sales, groceries, liquor and specialty foods, bakery, (less than 10,000 sq.
• Retail Sales —,Specialties*
• Retail Sales -outdoor sales of buildings and landscape materials, (nursery).
• Catering.
• Wine Tasting.
• Restaurants, sandwich shops, take-out food, etc.
• Business and Service Of ices
• Processing Offices
• Production and Administrative Offices
• Professional offices except those that provide direct services to consumers and rel
Von downtown services.
• Medical Service -Doctor office (when the o(ice meets the findings established in MC
17.22. table 9. note 12) _ —.... _. .
* Allowed only usesto ether permitted uses TGeneral and specialty
retail sales may be allowed only when the cumulative floor area o ' all general or
speciallN retail usesremains less than 50% of the floor area o_f__all land uses _with_ in the
parcels alon Tank Farm Road between Lon Street and T g g South Higuera Street.
Page 7, Higuera Commerce Park Specific Plan
2. Lot Area
All lots in the northern 50 acres, Service Commercial zone, shall have a minimum area of 12,000
square feet but shall not exceed a maximum area of five acres, Each lot in the sowhei5i 8 d_.. s r
the special industrial area shall be at least 1,75 acres with the exception of the sub -area for
the Long-Bonetti Ranch which may have lots of any size or shape as long as they conform with_the
Subdivision Regulations for the Manufacturing zone. The artwngemew of leis shall 1,, as shown
e, r,,, r r en the r. eJ l,, rA , Condominiums and airspace subdivisions of any size may be
approved pursuant to City ,Subdivision Regulations.
3. Minimum Lot Frontage and Width
The minimum lot frontage and width in the northern 50-acre subdivision shall be 80 feet. The
ATTACHMENT A
Resolution No. 10075 (2009 Series)
Page 10
minimum lot.frontage and width in the seutheffi 8 aeres the special industrial Sffb-area shall be
200 feet.
Resolution No. 10075 (2009 Series)
Page 11
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Higuera Commerce Park
Specific Plan Amendment 170-07
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ya0 HIND
TANK FARM
®Long-Bonetti ranch Sub area subject to list of conditionally
allowed uses and reduced minimum lot size.
ATTPIVT A
Page 2
DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 5, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
Staff: Senior Planner Pam Ricci and Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of July 15, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Kitch Barnicale was concerned with the review process for Item #1. She believed that
new notices should have been sent out for the hearing tonight and she expressed
concerns for the quality of the PDFs posted on-line. She also noted that it would be
helpful to have plans that were to scale.
Pam Ricci noted that it was not required to re -notice an agenda item that was continued
to a date certain as was the case with Item #1 on tonight's agenda. She added that the
continuance was to allow the ARC to further review project details, and the big picture
issues with the project's scale, siting, and design had been resolved at the July 15tn
hearing. She mentioned that the City is continuing to work on improving the quality of
the reports and attachments posted on-line and appreciated the feedback.
PUBLIC HEARINGS:
1. 1404 Chorro Street. ARC 76-12. Applicant Devin Gallagher and Representative
Jeff Schneidereit, Architect.
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the draft resolution (Attachment 1) which grants final approval to the project, based on
findings, and subject to conditions which she outlined.
Draft ARC Minutes
August 5, 2013
Page 2
The project architect Jeff Schneidereit and applicant Devin Gallagher described the
proposed project materials in detail showing samples of the roofing tiles and gabions
rocks and responded to Commission questions.
Commr. Hopkins questioned how the dry -stacking technique worked with the gabion
wall. Jeff Schneidereit responded that stacking helps to avoid voids that can be created
by random rock placement. Devin Gallagher added that the dry -stacked gabion wall
looks more like a natural rock wall.
PUBLIC COMMENTS:
Kitch Barnicale noted concerns regarding the construction process and potential
impacts to the adjacent Vista Grande project where she lives.
Pam Ricci noted that Condition No. 10 was added to be very explicit about the
requirements for an updated geotechnical report and that the recommendations of that
report would be reflected in construction drawings.
COMMISSION COMMENTS:
The Commission found that the applicant's proposals for fiberglass windows and two-
piece roof tiles on the edges with S-tile fields were acceptable; their discussion focused
on the gabion wall details.
Chair Duffy was uncomfortable approving the proposed gabion wall in a historical
district. He indicated that he could support a continuation of the stucco wall including a
curvilinear form.
Commr. Curtis supported the gabion wall and noted that it might be a benefit in
accommodating site moisture flow.
The Commission agreed to add wording to the landscaping condition to have the final
wall design along Pismo Street approved by the Community Development Director.
On a motion by Commr. Palazzo, seconded by Commr. Ehdaie, to adopt the draft
resolution granting final approval to the promect as recommended with the following
modifications to conditions:
1. Add a new sentence to the end of Condition No. 6 which reads: "The final
design of the stone retaining wall alonq Pismo Street shall be at the approval of
the Community Development Director and have a stacked stone appearance."
2. Delete Condition No. 4.
3. Modify the third sentence of Condition No. 10 to read: "The Geotechnical
Report shall contain specific analysis and recommendations to ensure that
rouect construction will not result in adverse impacts to the slo a stabilit
existinq site improvements, or structures of the adjacent ro erties."
Draft ARC Minutes
August 5, 2013
Page 3
AYES: Commrs. Palazzo, Ehdaie, Wynn, McCovey-Good, Hopkins, Curtis, and
Duffy
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast
Pam Ricci gave an agenda forecast for the August 19tn meeting noting that the
Long-Bonetti Ranch project was scheduled. Commrs. Palazzo and Duffy noted
that they would be absent. Ms. Ricci indicated that the September 9tn meeting
would be cancelled but that there would be a meeting on the following Monday,
September 16cn
3. Commission:
Vice -Chair McCovey-Good mentioned that a new Measure Y committee was being
formed. Pam Ricci noted that she would be sending out more information to the
Commission via e-mail regarding this committee and suggested that ARC
members send it out to others that might be interested in being involved.
The Commission further discussed the issue brought up under public comment of
not re -noticing for items continued to a date certain. The Commission agreed that
this situation comes up rarely, but that it may be best to either re -notice or send out
an email to those who participated in the initial meeting.
ADJOURNMENT: The meeting adjourned at 6:20 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary