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Home My WebLink AboutItem 4b. ARCH-0253-2021 (1035 Madonna) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: AGRICULTURAL HERITAGE AND LEARNING CENTER IN THE SAN LUIS RANCH SPECIFIC PLAN, WHICH CONSISTS OF THE REHABILITATION OF TWO HISTORICALLY SIGNIFICANT STRUCTURES, THE PRESERVATION OF REMNANTS OF THE GRANDSTAND VIEWING BARN, AND FOUR NEW STRUCTURES INCLUDING PROJECT ADDRESS: 1035 Madonna Rd BY: John Rickenbach, Contract Planner Phone Number: (805) 610-1109 Email: jfrickenbach@aol.com FILE NUMBER: ARCH-0253-2021 FROM: Shawna Scott, Senior Planner RECOMMENDATION Review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines (CDG), Sign Regulations, and provide comments and recommendations to the Planning Commission. 1.0 PROJECT DESCRIPTION AND SETTING The project is the “Agricultural Heritage and Learning Center” as envisioned in the San Luis Ranch Specific Plan, which was adopted in 2017. The applicant calls the proposed development the San Luis Farms and Marketplace, but it is often more commonly re ferred to as the “Ag Heritage Center”. It would be located on the site designated for the Ag Heritage Center development concept, within the 53 -acre AG-zoned portion of the San Luis Ranch Specific Plan. Consistent with what is described in the specific plan, the project consists of a farm market, restaurant, general retail and agricultural processing buildings (Attachment A, Project Plans). Pursuant to mitigation requirements in the Final Environmental Impact Report (EIR), the project was originally intended to relocate and incorporate three historic structures from the Dalidio Ranch, but one of those structures—a grandstand viewing barn—was severely damaged in a fire in February 2019. Consequently, the project now will incorporate the two intact relocated historic buildings, including the ranch house and barn, which will be rehabilitated and used as part of the development. The project also includes the stabilized remains of Meeting Date: 9/20/2021 Item Number: 4b Time Estimate: 30 Minutes Figure 1: Subject Property Page 31 of 84 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 the damaged historic grandstand viewing barn, which is an important visual and historic component of the project. The balance of the AG zoned area within the specific plan will be maintained as a working farm with associated ag support structures and farm roads. General Location: The project site is located in the east-central portion of the 131-acre San Luis Ranch Specific Plan area, generally southwest of Dalidio Drive, and west of Highway 101. Access will be via the planned extension of Froom Ranch Way. Present Use: Vacant Land Zoning: Agriculture (AG) General Plan: Agriculture (San Luis Ranch Specific Plan) Surrounding Uses: (all within the SLRSP) East: Agriculture West: Planned residential North: Planned Hotel and Commercial Retail South: Agriculture 2.0 PROJECT INFORMATION Figure 2 (below) shows the location of proposed development in the context of surrounding development, both existing and planned within San Luis Ranch. Figure 2: Ag Heritage Center in Surrounding Context Page 30 of 82 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 Figure 3 (below) shows the proposed layout of the Ag Heritage Center in more detail, including the location of three historic structures associated with the San Luis Ranch complex, which is described in detail in Section 4.5 of the Final EIR for the San Luis Ranch project. The original complex included a variety of structures, some dating to the early 20th century. The nine structures included three single-family residences, a garage/shed, a smaller shed, the main barn, a large equipment storage building, a warehouse, and the former spectators’ barn/viewing stand, which was converted to farm use. Consistent with the intent of the required mitigation measures included in the San Luis Ranch Final EIR, three of the most significant structures have been relocated to the project site, including a residence, the hay barn, and a surviving wall of the racetrack viewing stand, which was destroyed in a fire in February 2019. All new buildings within the proposed development are intended to be architecturally consistent with the relocated historic structures and reflect an agricultural theme. Figure 4 on the following page shows the overall development concept, and how the three relocated historic structures will be integrated into the overall architectural design. Figure 3: Ag Heritage Center Proposed Layout Page 31 of 82 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 The following summarizes the proposed architectural details of buildings within the complex. Architecture: Draws from Farmhouse and Modern Agrarian elements, with design as described in Section 3.7.3 of the Specific Plan (Attachment B, Agricultural Heritage Facilities and Learning Center Design Guidelines). Design details: As described in Section 3.7.3 of the Specific Plan. Details include numerous agricultural architectural elements, outdoor seating areas, pedestrian pathways, and thematically decorative lighting and signage. Design is intended to highlight agricultural themes in the context of historic agricultural uses, and to be consistent with neighboring residential development planned under the San Luis Ranch Specific Plan. Lighting features are intended to avoid spi llover and are downward oriented to preserve the night sky and minimize potential impacts related to aircraft operations. Materials: Wood, metal roofs, with wood and metal trim and details. Colors: Grays, wood tones, and back trim, consistent with agriculturally themed architecture. Building elevations for the proposed market, restaurant, agriculture processing facility, and retail uses within the historic barn are shown on pages 11, 14, 17 and 20 of the applicant’s submittal (Attachment A). Colors and materials for these facilities are included on pages 12, 15, 18 and 21 of the same packet. Figure 4: Development rendering showing historic structures. View is south. Page 32 of 82 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan Design Guidelines, and Community Design Guidelines (CDG), and Sign Regulations (see links below); and 2) provide comments and recommendations to the Planning Commission. San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=15833 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Sign Regulations: https://www.slocity.org/home/showdocument?id=2116 4.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development should be evaluated based on its consistency with the San Luis Ranch Specific Plan, and CDG. Notably, upon its adoption the Specific Plan and accompanying guidelines were found to be consistent with the General Plan, and the guidelines contained in the Specific Plan were found to be consistent with the CDG. Therefore, consistency with the Specific Plan is the key consideration for ARC with respect to this project. In certain instances, the Specific Plan defers to other existing City regulations, and these are noted below. Staff has identified the discussion items below related to consistency with relevant provisions of the Specific Plan (Chapter 3: Table 3-10, Agriculture Development Standards; Neighborhood Form, Section 3.6, Sign and Monument Development Standards; Section 3.7.3, Agricultural Heritage Facilities and Learning Center Design Guidelines; Section 3.8, Architectural Style Reference Guide; and Section 3.9, Plant Palette. For reference, this staff report includes a discussion of the applicability of portions of the CDG (Chapter 2, General Design Principles; Section 7.3, Historic Resource Preservation). Highlighted Sections Discussion Items San Luis Ranch Specific Plan Chapter 3 – Neighborhood Form Table 3-10: Agriculture Development Standards The proposed project conforms with allowed size, building height, setback, landscaping, and lighting requirements for the AG zone. The ARC should also evaluate for compliance with other architectural and design standards of the Specific Plan. Sheet 1 of the applicant’s submittal provides a summary of design-related information in the context of various City regulations. Section 3.6: Sign and Monument Sign Development Standards Specific Plan Table 3-11 describes standards for signs allowed in the Ag Heritage Center development. Since the conceptual signage plan is being provided along with development plans in order to allow for concurrent evaluation of signs with building design and site layout, the Sign Regulations allow flexibility from standards as a Sign Program. Sign Programs are encouraged for new development projects since they provide an opportunity to ensure are complementary with the surrounding neighborhood or commercial district. A conceptual signage plan is included on Sheets 35-40 (Attachment A), which shows monument, directional, Page 33 of 82 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 and neighborhood signage. Conceptual building signs are also shown on Sheets 12, 15 and 21 (Attachment A). Signs should be evaluated for compatibility with architecture and coordination among tenant spaces. It should be noted that once the project is approved a formal sign program will be used on an ongoing basis for staff to review for consistency with applicable regulations. Section 3.7.3: Agricultural Heritage Facilities and Learning Center Design Guidelines This section provides general guidance for site planning and design, building form, building elements, lighting, signs, building materials, exterior colors, visual elements, landscaping, and fencing. Proposed design information related to these issues is summarized on Sheet 2, but shown in more detail on Sheets 5 -21, 25, 26 and 28-35 (Attachment B). As proposed, the project appears to be consistent with the intent of the Design Guidelines in the Specific Plan. Section 3.8: Architectural Style Reference Guide This project is designed with a Modern Agrarian architectural theme, which is described in Section 3.8.4. This section provides guidance on massing, building form and composition, materials, colors, and various architectural features. The ARC should focus on consistency with these guidelines. Proposed building elevations and the integration of historical elements into architecture are shown on Sheets 10-28 (Attachment A). Section 3.9: Plant Palette Section 3.9 discusses the appropriate plant palette to be used in project landscaping, with a focus on native and drought-tolerant plants. Table 3-12 provides a plant list, which ARC can refer to in order to determine consistency. The project’s proposed landscaping and plant palette information may be found on Sheets 29-32. The proposed trees are consistent with those included in the Specific Plan. Community Design Guidelines Chapter 2: General Design Principles The Specific Plan was previously found to be consistent with the City’s Community Design Guidelines. However, the CDG provides a framework upon which the Specific Plan builds, and provides additional direction with respect to basic design issues. The project appropriately applies the General Design Principles of the CDG, notably that it integrates agricultural elements to fit the setting, is thematically unified and functional. Buildings appear to be well- proportioned, and consistent with the scale of historic structures that have been relocated to the site for reuse. Section 7.3: Historic Resource Preservation The project integrates historic ranch structures into the design, which is an integral part of its overall function and form. The Cultural Heritage Committee (CHC) is evaluating the design as a separate review to ensure it complies with applicable regulations related to cultural resources. Page 34 of 82 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 5.0 PROJECT STATISTICS Site Details Proposed Requirement Land Use Designation AG AG Setbacks Front: 20 feet Side: 10 feet Rear: 20 feet Front: 20 feet Side: 10 feet Rear: 20 feet (per SLR Specific Plan Table 3-10) Building Height 35 feet (see building elevations on Sheets 10, 11, 14, 17 and 20) 35 feet; historic structures may be as much as 45 feet (Per SLR Specific Plan Table 3-10) Lot Coverage 23.5% 80% maximum (per SLR Specific Plan Table 3-7) Public Art Various agriculturally themed sculptures and features; locations shown on Sheet 31 Public art only required for commercial portion of SLRSP; project subject to Municipal Code 17.70.140. Parking Automobile spaces Bicycle Parking Motorcycle Parking 78 24 4 (see Sheet 1) 61 (1 per 500 SF per SLR Specific Plan) 12 (per municipal code; 20% of required vehicle parking) 4 (per municipal code) Environmental Status An Addendum to the Certified Final Environmental Impact Report (FEIR) for the San Luis Ranch Specific Plan has been prepared to address updated information related to the significance of the Spectators Barn/Viewing Stand and the change in mitigation approach based on the structure’s destruction in the 2019 fire (link: https://www.slocity.org/home/showpublisheddocument/31027/6376688536 41101713). Page 35 of 82 Item 4b ARCH-0253-2021 Architectural Review Commission Report – September 20, 2021 6.0 ACTION ALTERNATIVES 6.1 Recommend the Planning Commission find the project consistent with the San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, and City Sign Regulations. The Architectural Review Commission’s recommendation will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the San Luis Ranch Specific Plan Design Guidelines and Community Design Guidelines. 6.2 Continue the project hearing to a date certain or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for de nial and should reference inconsistency with the General Plan, San Luis Ranch Specific Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS A – Project Plans B – San Luis Ranch Agricultural Heritage Center Design Guidelines Page 36 of 82 SLO RANCH FARMS AND MARKETPLACE11046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACETITLE SHEETSLO RANCH FARMS AND MARKETPLACEPROJECT DIRECTORYOWNER:COASTAL COMMUNITY BUILDERS, INC.330 JAMES WAY, SUITE 270PISMO BEACH, CA 93448CONTACT: JACOB GROSSMANEMAIL: JACOB@CCB1.NETPHONE: (805)-556-3060 x 109ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: RANDY RUSSOM PHONE: (805)-543-1794EMAIL: RWRUSSOM@RRMDESIGN.COMPROJECT ADDRESS:FROOM RANCH ROADAPN:053-153-010PROJECT DESCRIPTIONAGRICULTURAL HERITAGE AND LEARNING CENTER AS ENVISIONED IN THE SAN LUIS SPECIFIC PLAN. PER THE SPECIFIC PLAN, THE PROJECT CONSISTS OF A FARM MARKET, RESTAURANT, GENERAL RETAIL AND AG PROCESSING BUILDINGS. PER SPECIFIC PLAN CLUTURAL RESOURCE MITIGATION MEASURE, CR-1 (A), AND (C) THE PROJECT ALSO INCORPORATED REHABILITATION OF TWO RELOCATED HISTORIC BUILDINGS, THE WOOD HOUSE AND THE WOOD BARN. THE PROJECT STABILIZES AND MAINTAINS FOR VIEWING, THE REMAINS OF THE HISTORIC GRANDSTAND VIEWING BARN. AS A WHOLE, THESE THREE COMPONENTS REPRESENT THE CULTURAL LEARNING CENTER PORTION OF THE PROJECT. THE BALANCE OF THE AG ZONED AREA WILL BE MAINTAINED AS A WORKING FARM WITH ASSOCIATED AG SUPPORT STRUCTURES AND FARM ROADS. THE FARM PLAN WILL BE A SEPARATE DOCUMENT SUBMITTED PRIOR TO OCCUPANCY.NO VARIANCES OR EXCEPTIONS ARE REQUESTED.ALL HISTORIC REHABILITATION TO BE IN COMPLIANCE WITH THE SECRETARY OF INTERIORS GUIDELINES FOR TREATMENT OF HISTORIC STRUCTURES. A FINAL REHABILITATION PLAN WILL BE DEVELOPED WITH PAULA CARR / SWCA IN COMPLIANCE WITH CULTURAL RESOURCE MITIGATION MEASURES CR-1 (A), AND (C). REFER TO THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021 FOR ADDITIONAL PROPOSED REHABILITATION INFORMATION. THE ATTACHED SWCA POST FIRE APPROACH MEMORANDUM DATED MARCH 11, 2021 ADDRESSES THE REVISED MITIGATION MEASURES TO ADDRESS COMPLIANCE WITH THE PROJECT EIR.THE CENTER MEETS ALL PARKING REQUIREMENTS AND IS ACCESSED FROM FROOM RANCH ROAD INCLUDING A CONNECTION TO THE CLASS-1 BIKE PATHSHEET INDEX1 TITLE SHEET2 CONFORMANCE MATRIX3 OVERALL SITE PLAN4 BIRDSEYE VIEW5 ILLUSTRATIVE SITE PLAN6 COURTYARD VIEW 1 7 COURTYARD VIEW 28 WALL VIEW9 ARCHITECTURAL SITE PLAN10 SITE SECTION11 MARKET - BUILDING ELEVATIONS12 MARKET - COLOR & MATERIALS13 MARKET - FLOOR PLANS14 RESTAURANT- BUILDING ELEVATIONS15 RESTAURANT - COLOR AND MATERIALS16 RESTAURANT - FLOOR PLANS17 AG PROCESSING - BUILDING ELEVATIONS18 AG PROCESSING - COLOR AND MATERIALS19 AG PROCESSING - FLOOR PLANS20 RETAIL AND HISTORIC BARN - BUILDING ELEVATIONS21 RETAIL AND HISTORIC BARN- COLOR AND MATERIALS22 RETAIL AND HISTORIC BARN- FLOOR PLANS23 HISTORIC FARM RELATIONSHIP PLAN24 CULTURAL HERITAGE LEARNING CENTER 25 HISTORIC HOUSE - COLOR AND MATERIALS26 HOMAGE TO HISTORIC VIEWING BARN27 AGRICULTURE CONSERVATION28 ACCESSORY AGRICULTURE STRUCTURES29 LANDSCAPE INSPIRATION IMAGES30 LANDSCAPE INSPIRATION IMAGES31 LANDSCAPE SITE PLAN32 CONCEPTUAL PLANT SCHEDULE33 SITE FURNISHINGS INSPIRATION BOARD34 TRASH ENCLOSURE AND WATER CALCULATIONS35 SIGNAGE SITE PLAN36 BUILDING SIGNAGE ELEVATIONS37 BUILDING SIGNAGE ELEVATIONS38 HISTORIC HOUSE SIGNAGE39 SITE SIGNAGE40 BUILDING SIGNAGE41 GRADING AND DRAINAGE42 SITE IMPROVEMENTS AND UTILITIES43 STORM WATER CONTROL PLANPROJECT STATISTICSZONINGAG PER SPECIFIC PLAN TABLE 3-9PARCEL SIZE:52.53 ACRESBUILDING GROSS AREA31,236 SFMARKET BUILDING4,529 SF TOTALPRODUCE MARKET 2,591 SFRETAIL/HARD PRODUCE 1,938 SFRESTAURANT BUILDING4,695 SFCONDITIONED SPACE 3,317 SFCOVERED OUTDOOR 1,378 SFAG PROCESSING BUILDING9,841 SFRETAIL/HISTORIC BARN9,469 SF TOTALNEW RETAIL BUILDING 6,531 SFGLASS ATRIUM 600 SFREHABILITATED HISTORIC BARN2,338 SFHISTORIC WOOD HOUSE2,608 SFFIRST FLOOR 1,898 SFSECOND FLOOR 710 SFPLAZA AREA38,987 SFPERMEABLE 10,777 SFIMPERMEABLE 28,210 SFLANDSCAPE AREA38,089 SFIMPERVIOUS SURFACE:74,684 SFMAX. ALLOWED HEIGHT:35 FT.MAX. PROPOSED HEIGHT:35 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT20’ >20’SIDE10’ 10’REAR20’ 20’CONSTRUCTION TYPE:VBALLOWED PROPOSEDLEARNING CENTER:3,000 SFWOOD HOUSE 1,898 SFATRIUM 600 SFTOTAL PROPOSED:2,498 SFMARKET FARM STAND:3,000 SFMARKET BUILDING:2,591 SFFOOD SERVICES:5,000 SFRESTAURANT BUILDING:4,695 SFAG PROCESSING CENTER:10,000 SFAG PROCESSING BUILDING:9,841 SFAG ACCESSORY BUIDLINGS:10,000 SF10,000 SFGENERAL RETAIL:15,000 SFMARKET BUILDING: 1,938 SFWOOD BARN 1,344 SFRETAIL BUILDING 7,113 SFTOTAL PROPOSED:10,395 SFVICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED1/500SF PER SPECIFIC PLAN 61PARKING PROVIDED78EV REQUIRED# 0F TOTAL SPACES (76-100) 5EV PROVIDEDPER CALGREEN 5.106.5.3.35MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 4PARKING PROVIDED:4BICYCLE PARKINGPARKING REQUIRED:PER MUNICIPAL CODE: 17.72.070 B TABLE 3.6SHOPPING CENTER USE 20% OF REQUIRED VEHICLE PARKING61 SPACES X 20%= 12SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 12LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 3TOTAL PROVIDED:15MADONNA RDOCEANAIRE DRDALIDIO DRSITESITEHWY 1AG SITESITESITESSITEFIRE DEPARTMENT1. EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A FOR EXPOSURE TO WILDLIFE “IGNITION RESISTANT”. ANY REUSE OF WOOD MATERIALS FOR EXTERIOR APPLICATION SHALL HAVE “1-HOUR FIRE RATED” UNDERLAYMENT.2. PROVIDE FIRE SPRINKLERS FOR ALL STRUCTURES INCLUDING EXISTING WOOD BARN THAT IS ATTACHED TO THE NEW STRUCTURE.3. PROVIDE FIRE HYDRANTS WITHIN 300 FEET OF ALL EXTERIOR WALLS OF STRUCTURES.Page 37 of 82 SLO RANCH FARMS AND MARKETPLACE21046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACECONFORMANCE MATRIXUSE PERMIT REQUIREMENTS USE REGULATIONSAgricultural EventsAIncludedAgricultural heritage & learning centerAIncludedAgricultural retail salesAIncludedAnimal keepingAIncludedBeer/wine/spirits production facilityAIncludedCaretaker quartersAConsidered (possible)Catering serviceAIncludedCommercial recreation facility - outdoorAIncludedCommunity gardenAIncludedCrop production and processingAIncludedGeneral retail - 15,000 sf or lessAIncludedGrazingAConsidered (possible)Greenhouse/plant nursery, commercialAConsidered (possible)Library, museums (Heritage Learning Center)AIncludedLiquor store/alcohol salesAIncludedOutdoor/BBQ/grill, accessory to restaurantAIncludedOutdoor/temporary/seasonal salesAIncludedParking facility - temporaryAConsidered (possible)Produce standAIncludedPublic assembly facilityAConsidered (possible)Farm to table restaurantAIncludedSpecial eventAConsidered (possible)Wine/local beer tasting roomAIncludedTable 3-9 Agricultural (AG) Allowed UsesUSEZone AGAll buildings and proposed uses (tenants) conform with allowable uses in Table 3-9Allowable Uses See Table 3-9All buildings and proposed uses (tenants) conform with allowable uses in Table 3-9DEVELOPMENT POTENTIALLearning Center3,000 sf maximumProposed building square footages are at or below allowed maximum.Market/Farm Stand3,000 sf maximumProposed building square footages are at or below allowed maximum.Ag Processing Center10,000 sf maximumProposed building square footages are at or below allowed maximum.Food Services 5,000 sf maximumProposed building square footages are at or below allowed maximum.Ag Accessory Structures10,000 sf maximum with no structure greater than 1,500 sfProposed building square footages are at or below allowed maximum.General Retail 15,000 sf maximumProposed building square footages are at or below allowed maximum.BUILDING HEIGHTBuilding Height35' maximum; Historical structures may exceed height limit up to 45' max.Max proposed building height is 35'SETBACKSStreet Front20' minimumBuildings conform to SP setbacksSide10' minimumBuildings conform to SP setbacksRear20' minimumBuildings conform to SP setbacksOTHERAutomobile Parking1 space per 500 sf Min.Bicycle ParkingSee SLOMC Section 17.16.060 IncludedLandscapingSee Table 3-12 IncludedLightingAll lighting shall be downward focused except for ambient string-style patio lightsIncludedSignsSee Table 3-11 IncludedFences/Walls/HedgesSee SLOMC Section 17.16.050 Considered (possible)ArchitectureShall conform with design guidelines in Section 3.73 herinIncludedTable 3-10 Agriculture Development StandardsSITE PLANNING AND DESIGNSite design should consider the highly visible character of this site and place loading/ delivery/back of house uses in various inconspicuous locations.Achieved, deliveries are in non-visable parking lot areas & behind restaurant. Particular attention paid to view from freeway.Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101.Achieved. Four-sided architecture incorporatedSite design should incorporate pedestrian walkways, outdoor seating, and landscape areas.Achieved. Site plan is based on indoor-outdoor design with permanent outdoor seating and fire pits.Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place.Achieved, plaza designed for distinct sense of placeBuilding forms, materials, and finishes should reflect the agrarian heritage of the site.AchievedMurals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the apearance and create visual interest.Achieved, see rear of Market and Retail buildingA series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. Achieved, Agricultural Heritage Facilities and Learning Center is forefront, prominent and connected.A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining.Achieved, permanent benches, tables, picnic area, fire pits and shade structures are proposed.Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project's architectural character.Achieved, provisions for bicyclists and public art are proposed.Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center.Achieved, central plaza stage located in front of Agricultural Heritage CenterLighting should be designed to provide ambiance, saftey, and security without unnecessary spillover or glare onto adjacent properties.Achieved, lighting is focused downwardBuilding light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site.Achieved, barn lighting and gooseneck lighting proposed on buildingsSigns should be in scale with and in proportion to the primary building façade so that the signs do not dominate the apperance.Achieved, signs are in scale and in style per specific planTable 3.7.3 Agricultural Heritage Facilities and Learning Center Design GuidelinesBuilding materials should consist of authentic materials commonly associated wit the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided.Achieved, building material is conistent with farm and agrarian styleExterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized.Achieved, color schemes are consistent with farm and agrarian styleDifferent colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. Achieved, different colors utilizedLandscaping will be comprised of the plants listed in Table 3-12.Achieved, plant palette conforms to table 3-12Fencing should reflect an agrarian theme with wood and metal materials. Wood fecnces with metal mesh (hog wire) and split rail fences are encouraged. Barbed wire fencing should not be used.Achieved, wood, hog wire, and split rail fencing used. No barbed wire fencing proposed.Trees and shrubs should be located and spaced to allow for mature and long-term growth.Achieved, noted on landscape plansTrees should be selected based on performace basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, Achieved, drought tolerant trees, fruiting trees, shade trees used. Focused on color and contrast and minimizing liter.Vines and potted plants should be incorporated to provide wall, column, and post texture and color as well as for accentuating entryways, courtyards, and sidewalks.Achieved, vines on buildings and fencing included. Planting used to accentuate pathways and entrywaysPlantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities.Achieved, less desirable areas are turcked away from public view and screened with plantingNOTE: SUPPLEMENTAL CONDITIONS MATRIX PROVIDEDPage 38 of 82 SLO RANCH FARMS AND MARKETPLACE31046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEOVERALL SITE PLANPROJECT SITESEE AG HERITAGE SITE PLAN SHEET 9AG ACCESSORY BUILDINGSREFERENCE SHEET 28REFER TO ON-SITE AND OFF-SITE AG CONSERVATION EASEMENT, ON AGRICULTURE CONSERVATION SHEET 27EXISTING AG ROAD EASEMENT. FINAL FARM PLAN WITH CITY FARM TO BE SUBMITTED PRIOR TO OCCUPANCYBIO SWALE EASEMENTPage 39 of 82 SLO RANCH FARMS AND MARKETPLACE41046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEBIRDSEYE VIEWPage 40 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE5ILLUSTRATIVE SITE PLAN01020 401” = 20’-0” 24X36 SHEETRESTAURANT BUILDINGMARKET BUILDINGHISTORIC HOUSECOMMUNITY GARDENPLOTSAG PROCESSINGRETAILATRIUM GALLERYGRAVEL PATH / LOADINGANIMAL PENSHISTORIC WOOD BARNHOA MAINTAINED COMMUNITY GARDEN21,780 SFAG LANDAG LANDSMALL OWNER PLOTSAG LANDHISTORIC VIEWING BARN WALLPage 41 of 82 SLO RANCH FARMS AND MARKETPLACE61046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACECOURTYARD VIEW 1 1SITE PLANNTSPage 42 of 82 SLO RANCH FARMS AND MARKETPLACE71046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACESITE PLANNTSCOURTYARD VIEW 22Page 43 of 82 SLO RANCH FARMS AND MARKETPLACE81046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEWALL VIEW3SITE PLANNTSPage 44 of 82 SLO RANCH FARMS AND MARKETPLACE91046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEAG LANDAG LANDCENTRAL PLAZAVIEW PLAZARAMP AND STAIRSAG PROCESSING9,841 SFRETAIL7,113 SFHISTORIC WOOD BARN2,287 SFRESTAURANT4,695 SFMARKET4,529 SFHISTORIC HOUSE1,898 SFTRASH ENCLOSUREEXISTING SITE IMPROVEMENTS BEYOND LINECROSSWALK TO CLASS ONE BIKE PATHTRASH ENCLOSUREBIKE PARKINGFIRE HYDRANTSHORT TERM DELIVERY PARKINGEV PARKINGPARKING37 SPACESPARKING43 SPACESARCHITECTURAL SITE PLAN01020 401” = 20’-0” 24X36 SHEETBERM AND GRADE CHANGEBUILDING SETBACK LINEBARN FACADESERVICE AREAGRAVEL PATH / AG LANDANIMAL PENSHISTORIC VIEWING BARN WALLSMALL OWNER PLOTSBIKE PARKINGLONG-TERM BIKE STORAGERKIRKINGNGEV PEV PARARRESTAURANT DELIVERYPEDESTRIAN CONNECTION TO HOTEL221COMMUNITY GARDENPLOTS40,000 SFHOA MAINTAINED COMMUNITY GARDEN21,780 SFATRIUM /LEARNING CENTER600 SF1PG. 10PUBLIC ARTOPPORTUNITYPUBLIC ART OPPORTUNITYPUBLIC ART OPPORTUNITYPG. 10PG. 10PG. 10LEGEND:EV CAPABLE PARKINGEV READY PARKINGACCESSIBLE PARKING300’-0” FROM FIRE HYDRANT “ Page 45 of 82 SLO RANCH FARMS AND MARKETPLACE101046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE3/16” = 1’-0” (24X36 SHEET)048 16SITE SECTIONRETAIL BUILDINGBURNT WALL VIEWING PLATFORM MAIN ENTRYMARKET BUILDINGRESTAURANT BUILDINGAG PROCESSING BUILDINGMARKET BUILDINGCENTRAL PLAZACENTRAL PLAZARESTAURANT BUILDINGSECTION 1SECTION 234’-3”0’-0”MAX HEIGHTFINISH FLOOR0’-0”MAX HEIGHTFINISH FLOOR35’-0”Page 46 of 82 SLO RANCH FARMS AND MARKETPLACE111046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEMARKET - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHT35’-0”35’-0”MAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONPage 47 of 82 Image LocationFGWINDOWBLACK STEEL-LOOKDOORSBLACK OVERHEAD DOORSSLO RANCH FARMS AND MARKETPLACE121046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEMARKET - COLOR & MATERIALSAAAABBCBGFD1D2D1D2EECLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTSIGNAGESW 7069 IRON ORETRIMCLEAR COAT WOOD-LOOKSIGNAGESW 3503 WHITE BIRCHFIBER CEMENT SIDINGSHERWIN WILLIAMSSW 7102 WHITE FLOURROOFOLD TOWN GRAY AEP STANDING SEAMCNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 48 of 82 2498 SFBACK OFHOUSE98994 SFAHAARDOPROODUCE#1915 SFHARDPRODUCE#250' - 6"100' - 0"2' - 0"40' - 0"8' - 6"23' - 8"52' - 0"24' - 4"SLO RANCH FARMS AND MARKETPLACE131046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEMARKET - FLOOR PLANSPRODUCE MARKET: RETAIL /HARD PRODUCE: TOTAL GROSS SQUARE FEET: 2,591SF1,9384,529 SFPRODUCE MARKET 2,591 SFRETAIL/ HARD PRODUCE #1942 SFRETAIL/HARD PRODUCE #2996 SFPage 49 of 82 SLO RANCH FARMS AND MARKETPLACE141046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACERESTAURANT- BUILDING ELEVATIONS34’-3”34’-3”34’-3”34’-3”MAX HEIGHTMAX HEIGHTMAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/ SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/ EAST ELEVATIONPage 50 of 82 SLO RANCH FARMS AND MARKETPLACE151046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEABCEFGABCCGDEFRESTAURANT - COLOR AND MATERIALSAFWINDOWBLACK STEEL-LOOKLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTTRIMCLEAR COAT WOOD-LOOKVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 2819 DOWNING SLATEROOFZINCALUMEAEP STANDING SEAMDOORSBLACK OVERHEAD DOORSSIGNAGESW 7069 IRON OREDNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 51 of 82 COLD STOR.KEGWOMENMENDRY STOR.ELEC.RISERKITCHENHOSTBARDINING AREADINING AREAOOUTSIDE DINING1' - 2"6' - 0"12' - 0"20' - 0"12' - 0"6' - 0"57' - 2"50' - 0"36' - 0"12' - 0"98' - 0"SLO RANCH FARMS AND MARKETPLACE161046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACERESTAURANT - FLOOR PLANSGROSS SQUARE FEET: 4,695NOTE: PROPOSED CONCEPTUAL LAYOUTDINING AREA DINING AREA HOSTBAR KEG OUTSIDE DINING KITCHENCOLD STOR. DRY STOR. WOMEN MEN ELEC. RISERPage 52 of 82 SLO RANCH FARMS AND MARKETPLACE171046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEAG PROCESSING - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHT35’-0”35’-0”MAX HEIGHTMAX HEIGHTFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEPOTENTIAL FOR BACK ROLL-UP DOORS TO BECOME WINDOWS Page 53 of 82 ABCDEFGWINDOWBLACK STEEL-LOOKLIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTSIDINGRECLAIMED WOOD-LOOKTRIMCLEAR COAT WOOD-LOOKVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 2844 ROYCROFT MIST GRAYROOFZINCALUMEAEP STANDING SEAMDOORSBLACK OVERHEAD DOORSSLO RANCH FARMS AND MARKETPLACE181046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEDFABCGBAG PROCESSING - COLOR AND MATERIALSAEGNOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A.Page 54 of 82 633 SFWINE BARS1741 SFBREWERY19' - 6"26' - 0"94' - 10"140' - 4"3' - 0"2' - 0"73' - 0"2' - 0"80' - 0"65' - 0"6' 0"75' - 4"'4"17' - 8"60' - 4"1574 SFCIDERMAKER920 SFCOFFEEROASTER316 SFVENDOR316 SFVENDORSLO RANCH FARMS AND MARKETPLACE191046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEAG PROCESSING - FLOOR PLANSGROSS SQUARE FEET: 9,481 SFNOTE: USES ARE CONCEPTUAL PER ALLOWED USES DEFINED IN SPECIFIC PLAN, REFER TO SHEET 2COFFEE ROASTER 920 SFCIDER MAKER 1,574 SFBREWERY 1,741 SFWINE BARS 633 SFVENDOR 316 SFVENDOR 316 SFPage 55 of 82 SLO RANCH FARMS AND MARKETPLACE201046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACE35’-0”35’-0”MAX HEIGHTMAX HEIGHTRETAIL AND HISTORIC BARN - BUILDING ELEVATIONS35’-0”35’-0”MAX HEIGHTMAX HEIGHTHISTORIC VIEWING BARN WALLHISTORIC BARNFRONT/ NORTH ELEVATIONBACK/SOUTH ELEVATIONSIDE/ WEST ELEVATIONSIDE/EAST ELEVATIONPage 56 of 82 A1A2BCDEFHG1G2WINDOWBLACK STEEL-LOOKNO GRIDS ON BACK WINDOWSCONCRETE BASEBOARD FORM CONCRETELIGHTINGBLACK GOOSENECKBARNLIGHT ELECTRICDARK SKY COMPLIANTVERTICAL FIBER CEMENT SIDINGSHERWIN WILLIAMSSW 7102 WHITE FLOURBARN WOOD SIDING RECLAIMED HAY BARN MATERIAL ACCENT METALSHERWIN WILLIAMSSW 7069 IRON OREROOFZINCALUMEAEP STANDING SEAMROOFCORRUGATED METALDOORSBLACK OVERHEAD DOORSDOORSBYPASS GLASS DOORSSLO RANCH FARMS AND MARKETPLACE211046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEDDDEFRETAIL AND HISTORIC BARN- COLOR AND MATERIALSBBHG2CA1A1A1A2A2G1NOTE:EXTERIOR CONSTRUCTION MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A. REUSE OF WOOD MATERIALS FOR EXTERIOR APPLICATION SHALL HAVE 1-HOUR FIRE RATED UNDERLAYMENT.Page 57 of 82 63 SFLONGTERM BIKESTORAGE20 SFRISER1377 SFRETAIL 51346 SFRETAIL 4720 SFRETAIL 3860 SFRETAIL 21344 SFRETAIL 1724 SFRETAIL 7742 SFRETAIL 641' - 8"28' - 0"67' - 0"74' - 6"11' - 4"303 SFMEN302 SFWOMENEQEQ10' - 0"56' - 0"8' - 6"EQEQ600 SFHALL429 SFHALL52 SFELEC.148' - 0"74' - 6"8' - 6"55' - 0"11' - 0"SLO RANCH FARMS AND MARKETPLACE221046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACETOTAL GROSS SQUARE FEET: NEW RETAIL BUILDING:GLASS ATRIUM:RELOCATED & REHABILITATED HISTORIC WOOD BARN: RETAIL:GLASS ATRIUM:PUBLIC RESTROOMS:MECHANICAL AND STORAGE:9,469 SF6,531 SF600 SF2,338 SF7,600 SF600 SF605 SF135 SFRETAIL AND HISTORIC BARN- FLOOR PLANSRETAIL 41,346 SFRETAIL 2860 SFGLASS ATRIUM CONNECTION600 SFVIEWING DECK FOR HISTORIC BARN WALLINTERPRETIVE DISPLAYINTERPRETIVE DISPLAYRETAIL 11,344 SFMEN303 SFWOMEN302 SFELEC.52 SFRISERRETAIL 3720 SFRETAIL 51,377 SFRETAIL 6742 SFRETAIL 724 SFGLASS ATRIUM TRANSITION PER SWCA RECOMMENDATIONS AND CONSISTENT WITH STATE STANDARDSGALLERY DISPLAY IN ATRIUMNEW RETAIL BUILDINGBUILDING AREAUSE AREARELOCATED AND REHABILITATED HISTORIC BARNLONG TERM BIKE STORAGEPage 58 of 82 SLO RANCH FARMS AND MARKETPLACE231046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEHISTORIC FARM RELATIONSHIP PLANRELOCATED AND REHABILITATED RELOCATED HISTORIC WOOD BARN PER MITIGATION MEASURE SWCA CR-1(A).NATURALIZED LANDSCAPE SURROUNDING HISTORIC STRUCTURES PER SWCA RECOMMENDATIONS PER MITIGATION MEASURE CR-1WALL VIEWING TERRACE WITH INTERPRETIVE DISPLAYSNOTE:BUILDING DOCUMENTATION, RELOCATION, AND REHABILITATION TO BE CONDUCTED IN COMPLIANCE WITH CULTURAL RESOURCE MITIGATION MEASURE CR-1 (A), CR-(B), AND CR-1(C) AS MODIFIED THROUGH SWCA POST FIRE MITIGATION APPROACH MEMORANDUM DATED MARCH 11, 2021. REFER TO THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021 FOR ADDITIONAL PROPOSED REHABILITATION INFORMATION. REMAINING FIRE DAMAGED WALL OF HISTORIC VIEWING BARNRELOCATED AND REHABILITATED HISTORICAL WOOD HOUSE TO SERVE AS LEANING AND INTERPRETIVE CENTER PER MITIGATION MEASURE SWCA CR-1(A).MAINTAIN HISTORIC HOUSE ORIENTATIONCULTURAL HERITAGE LEARNING CENTERPROPOSED PLANSCALE: NTSHISTORIC PLANSCALE: NTSCONNECTING GLASS ATRIUM; DISPLAY GALLERY PER MITIGATION MEASURE SWCA CR-1(C).NOTE: ORIGINAL HISTORIC BUILDING ORIENTATION PER SAN LUIS RANCH MAP SURVEYPage 59 of 82 223 SFCLASSROOM52' - 0"8' - 0"14' - 0"14' - 8"15' - 4"2' - 5"11' - 0"1' - 2"16' - 10"7' - 8"2' - 0"2' - 0"14' - 1"7' - 0"192 SFSTORE/INFORMATION239 SFRECEPT./OFFICE415 SFEXHIBITS85 SFVESTIBULEPORCH225 SFMEETING/SECONDARYCLASSROOMC.C.7 SFC.142 SFHALL63 SFR.R.FLOOR PLANSCALE: 1/8” = 1’-0”CLASSROOMRECEPTION/ OFFICEEXHIBITSLOUNGEBUILDING AREANOTE: FINAL INTERPRETIVE DISPLAY DETAILING THE HISTORY OF SAN LUIS RANCH COMPLEX TO BE DEVELOPED. DISPLAY TO INCLUDE IMAGES AND DETAILS FROM THE HABS DOCUMENTATION AND ANY COLLECTED RESEARCH PERTAINING TO THE HISTORY OF THE PROPERTY. THE CONTENT SHALL BE PREPARED BY A QUALIFIED ARCHITECTURAL HISTORIAN OR HISTORIAN WHO MEETS THE SECRETARY OF THE INTERIOR’S PROFESSIONAL QUALIFICATION STANDARDS FOR HISTORY.INTERIOR TO BE REHAVILITATED PER SCWA CR-1 (A).INFORMATIONAL DISPLAYS TO BE INCORPORATED PER CULTURAL RESOURCE MITIGATION MEASURE CR-1(C) AS MODIFIED PER SWCA POST FIRE MITIGATION APPROACH MEMORANDUM DATED MARCH 11, 2021. ADDITIONAL REHABILITATION INFORMATION FOUND IN THE ATTACHED SWCA SOIS CONFORMITY MEMORANDUM DATED JUNE 2, 2021.PORCH: 134 SFRECEPTION/OFFICE: 239 SFSTORE/INFORMATION: 192 SFEXHIBITS: 415 SFCLASSROOM: 223 SFMEETING/SECONDARY: 225 SFRESTROOM: 63 SFVESTIBULE: 85 SFSLO RANCH FARMS AND MARKETPLACE241046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACECULTURAL HERITAGE LEARNING CENTER Page 60 of 82 SLO RANCH FARMS AND MARKETPLACE251046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACETRIMSHERWIN WILLIAMSSW 7102 WHITE FLOURACCENTSHERWIN WILLIAMSSW 6502 LOCH BLUEWALL LIGHTURBAN AMBIANCEUHP1153SIDINGCOLOR TO BE DETERMINED AT TIME OF EXPLORATORY SANDING AND FURTHER RESEARCHSHERWIN WILLIAMSSW 6673 BANANA CREAMROOFTIMBERLINE WEATHERED WOODGAF ASPHALT SHINGLESHISTORIC HOUSE - COLOR AND MATERIALSABCDCBCBBAACCEDEPage 61 of 82 SLO RANCH FARMS AND MARKETPLACE261046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEHOMAGE TO HISTORIC VIEWING BARNRELOCATED AND REHABILITATED WHITE BARNATRIUM GALLERYRELOCATED AND REHABILITATED WHITE BARNREUSED EXISTING “BURNT WALL” ATRIUM GALLERY ENTRANCEATRIUM GALLERYEXAMPLES OF INTERPRETIVE DISPLAY IMAGERYINTERPRETIVE DISPLAYSREUSE OF EXISTING “BURNT WALL” FACADE OF VIEWING BARN FOR INTERPRETIVE DISPLAY.Page 62 of 82 /HJHQG+DELWDWV)DUPODQGDFUHV5LSDULDQDFUHV5RDGVDFUHV5XGHUDODFUHV2IIVLWH0LWLJDWLRQ3DUFHO'UDLQDJHm6DQ/XLV5DQFK2IIVLWH$JULFXOWXUDO&RQVHUYDWLRQ(DVHPHQW0DS&HQWHU:16DQ/XLV2ELVSR&DOLIRUQLD%LRORJLFDO6XUYH\'DWH )HHW/RV2VRV9DOOH\5RDGLEGEND:ON-SITE AGRICULTURAL CONSERVATION AREA: 48.85 ACRESAG CONSERVATION AREA DEDICATED PRIME FARMLANDTOTAL ON-SITE CONSERVATION AREA 48.85 ACRESCAL TRAN DEDICATIONS#1 4.91 ACRES#2 1.08 ACRES#3 .30 ACRESLOT 10 (42.56 ACRES)AG. ACCESSORY BUILDING AREA 0.5 ACRESPRIME FARMLAND 42.06 ACRESPROVIDEDON-SITE 42.06 ACRESOFF-SITE 24.50 ACRESTOTAL PRIME FARMLAND PROVIDED66.56 ACRESSLO RANCH FARMS AND MARKETPLACE271046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEAGRICULTURE CONSERVATIONVVEXISTING AG ROAD EASEMENTBIO SWALE EASEMENTAGRICULTURE EASEMENT; 1/2 ACRE MAX. FINAL STRUCTURE LOCATIONS TO BE SUBMITTED WITH FARM PLANAGRICULTURE CONSERVATION EASEMENTREQUIRED MITIGATION MEASURE AG-1: 59.356 ACRESNOTE:REFERENCED FROM BASE LINE DOCUMENTATION REPORT FOR SAN LUIS RANCH ONSITE AGRICULTURAL EASEMENT BY ALTHOUSE AND MEADE, INC DATED NOV 2019 FOR SAN LUIS RANCH OFFSITE PARCEL APN 067-121-022FARMLANDNOT TO SCALENOT TO SCALEOFF-SITE AGRICULTURAL CONSERVATIONON-SITE AGRICULTURAL CONSERVATIONNOTE:REFERENCED FROM BASE LINE DOCUMENTATION REPORT FOR SAN LUIS RANCH OFFSITE AGRICULTURAL EASEMENT BY ALTHOUSE AND MEADE, INC DATED OCT 2018 FOR SAN LUIS RANCH OFFSITE PARCEL APN 067-181-101ADDITIONAL 30 ACRES OF PRESERVED AGRICULTURAL OPEN SPACE HAS PREVIOUSLY BEEN PROVIDED THROUGH AN OPEN-SPACE EASEMENT IN FAVOR OF THE CITY OF SAN LUIS OBISPO RECORDED ON 11-29-2018, DOCUMENT 2018049254 AND DESCRIBED AS EXHIBIT “B·1” LEGAL DESCRIPTION AGRICULTURE AND CONSERVATION EASEMENT AREA THAT REAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA BEING THE NORTHEASTERLY 30.00 ACRES OF THE PROPERTY DESCRIBED IN THE DEED TO GARY ESAJIAN RECORDED JANUARY 18, 2006, AS DOCUMENT NUMBER 2006-003672 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, THE NORTHEASTERLY LINE OF SAID 30.00 ACRES TO BE THE SOUTHWESTERLY LINE OF THE PROPERTY DESCRIBED IN THE DEED TO THE COUNTY OF SAN LUIS OBISPO RECORDED APRIL 19, 1979, IN VOLUME 2147, AT PAGE 788, OF OFFICIAL RECORDS OF SAN LUIS OBISPO COUNTY, CALIFORNIA AND THE SOUTHWESTERLY LINE OF SAID 30.00 ACRES TO BE PARALLEL WITH SAID NORTHEASTERLY LINE.ADDITADDITADDITIOIOIONNNAL 30AL 30AL 30ACRACRACREEESOFSOFSOFPRPRPREEESSSEEERVRVRVEEEDDADAADDITIONAL OPEN SPACE NOTE: NO MORE THAN SIX ACRES TO BE USED FOR COMMUNITY GARDEN PLOTS, INTERACTIVE SEASON FARMING, TENANT FARM TO TABLE, ANIMAL PENS, AND EDUCATIONAL CROPS.Page 63 of 82 SLO RANCH FARMS AND MARKETPLACE281046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEACCESSORY AGRICULTURE STRUCTURES01020 401” = 20’-0” 24X36 SHEETAGRICULTURE BUILDINGS10,000 SF TOTALEXISTING AG ROADAGRICULTURE EASEMENT; 1/2 ACRE MAX. FARM ROAD LOCATION IS APROXIMATE AND WILL BE IDENTIFIED IN FINAL FARM PLAN TO BE SUBMITTED NOTE: IMAGES REPRESENT EXAMPLES, FINAL DESIGNS TO BE SUBMITTED Page 64 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE29LANDSCAPE INSPIRATION IMAGESPage 65 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE30LANDSCAPE INSPIRATION IMAGESPage 66 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE31LANDSCAPE SITE PLAN01020 401” = 20’-0” 24X36 SHEETPERMEABLE PEDESTRIAN PAVERSTRASH ENCLOSUREPEAK BIKE RACKS SINGLE SIDED 6- BIKE CAMPUS RACKPEDESTRIAN SITE LIGHTINGRAISED PLANTERELEVATED WOODEN STAGE WITH OVERHEAD PERGOLA STRUCTURE AND CURRENT EVENTS SIGN35’ TALL WINDMILLVINTAGE TRACTOR OR FARM THEMED SCULPTUREPOSSIBLE LOCATION FOR A PUBLIC ART FEATURE PAINTED STEEL OVERHEAD STRUCTURE WITH GLULAM BEAMS AND STRING LIGHTINGPAINTED STEEL OPEN-AIR GREENHOUSE STRUCTURE WITH DINING SEATING AND STRING LIGHTING OVER A DECORATIVE CONCRETE PATIOGALVANIZED STEEL WATER TOWEROUTDOOR WRAP AROUND BARHOGWIRE FENCE WITH VINESMONUMENT SIGNAGEPEDESTRIAN CONNECTION TO HOTELCONCRETE SEAT WALL13’ X 76’ BOCCE COURT WITH OYSTER SHELL PLAYING SURFACESITE BENCHCONCERT PATIO WITH DECOMPOSED GRANITE SURFACING, RAISED PLANTERS, POLE MOUNTED STRING LIGHTING, AND FIRE PITS5’ X 8’ KIOSK LOCATION, TYPICAL OF 5STAIRS AND ACCESSIBLE RAMP FOR ACCESS TO AGRICULTURAL FIELDS AND WALKING PATH TO CONNECT THE VIEW PATIOS WITH THE ANIMAL PENS AND COMMUNITY GARDEN AREAMONUMENT STAIR ACCESS TO BURNT BARN WALL AND RACETRACK HOMAGE AREAHOA COMMUNITY GARDEN PLOTS AND RESTAURANT FARM-TO-TABLE GARDEN PLOTSPICNIC AREAANIMAL PEN, TYPICAL OF 4FENCED SYNTHETIC TURF PLAY AREA WITH NATURAL LOG AND BOULDER FEATURES PERMEABLE VEHICULAR PAVERSASPHALT PAVINGCOLORED CONCRETE PAVINGSYNTHETIC TURFGRAVEL PATH1h1h1h1h1i2i1a1a1a1s1p2p2p3p3p1s2s1p3s3s4s5s6s6s2s5s4s2a2a2i2i1i1i2h2h2h2h3h3h3h4h4h4h4h5h5h5h6h6h6h6h6hDESIGN KEYHARDSCAPESITE INFRASTRUCTURESITE AMENITIESSITE STRUCTURESPUBLIC ART OPPORTUNITIES3a3a4a4a4a5a6a6a6a7a7a8a9a10a10a11a12a13a14a13a14a12a12a11a9a8a5a3p3pPage 67 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE32CONCEPTUAL PLANT SCHEDULETREES ARBUTUS X `MARINA` / ARBUTUS STANDARD 24” BOX CITRUS SPP. 15GALDIOSPYROS KAKI ‘FUYU’ / FUYU PERSIMMON 15 GALERIOBOTRYA DEFLEXA / BRONZE LOQUAT 24”BOXFEIJOA SELLOWIANA / PINEAPPLE GUAVA 15 GALGINKGO BILOBA / MAIDENHAIR TREE 24” BOXOLEA EUROPAEA / OLIVE 24” BOXPISTACIA CHINENSIS / CHINESE PISTACHE 24”BOXPLATANUS ACERIFOLIA / LONDON PLANE TREE 24” BOXPUNICA GRANATUM ‘ANGEL RED’/ POMEGRANATE 15 GALPYRUS CALLERYANA ‘ARISTOCRAT’ / FLOWERING PEAR 24” BOXQUERCUS AGRIFOLIA / COAST LIVE OAK 24” BOXULMUS PARVIFOLIA / CHINESE ELM 24” BOX SHRUBSACHILLEA MILLEFOLIUM / COMMON YARROW 5 GAL AEONIUM CANARIENSE / AEONIUM 3 GALAGAVE ATTENUATA `NOVA` / BLUE CLONE 5 GALAGAVE X `BLUE FLAME` / BLUE FLAME AGAVE 5 GALALYOGYNE HUEGELII `SANTA CRUZ` / BLUE HIBISCUS 15 GALANIGOZANTHOS X `BIG RED` / KANGAROO PAW 1 GALANIGOZANTHOS X `YELLOW GEM` / KANGAROO PAW 1 GALCALLISTEMON VIMINALIS `LITTLE JOHN` / DWARF BOTTLEBRUSH 5 GALCHONDROPETALUM TECTORUM `EL CAMPO`/ CAPE RUSH 1 GALDIETES BICOLOR / FORTNIGHT LILY 1 GAL DODONAEA VISCOSA `PURPUREA` / PURPLE HOPSEED BUSH 5 GAL LANTANA CAMARA `RADIATION` / RADIATION LANTANA 5 GAL LAVANDULA ANGUSTIFOLIA `HIDCOTE` / HIDCOTE LAVENDER 1 GALLEUCADENDRON X `SAFARI SUNSET` / CONEBUSH 5 GALLOMANDRA LONGIFOLIA `BREEZE` / DWARF MAT RUSH 1 GALMUHLENBERGIA RIGENS / DEER GRASS 5 GALNEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT 1 GAL OLEA EUROPAEA `LITTLE OLLIE` / LITTLE OLLIE OLIVE 5 GALPENSTEMON `MARGARITA BOP` / BEARD TONGUE 1 GAL PHLOMIS FRUTICOSA / JERUSALEM SAGE 5 GALPHORMIUM X `MARGARET JONES` / MARGARET JONES FLAX 5 GALRHAPHIOLEPIS INDICA `BALLERINA` / INDIAN HAWTHORN 1 GALROSMARINUS OFFICINALIS `TUSCAN BLUE` / ROSEMARY 5 GALTHYMUS VULGARIS / CREEPING THYME 1 GAL VINE BOUGAINVILLEA X `BARBARA KARST` / BOUGAINVILLEA 15 GAL VITIS CALIFORNICA `ROGERS RED` / CALIFORNIA GRAPE 15 GALVITIS VINIFERA / WINE GRAPE 15 GALCONCEPTUAL PLANT SCHEDULE Page 68 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE33SITE FURNISHINGS INSPIRATION BOARDPEDESTRIAN/PARKING LOT LIGHTSPEAK BIKE RACKS - CAMPUS RACKBOLLARD LIGHTSSIGN LIGHTSEXTERIOR LIGHTING: Outdoor lighting systems shall be designed and installed to comply with CalGreen section 5.106.8. Refer to Landscape Site Plan (Sheet 31) for locations.Page 69 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE34TRASH ENCLOSURE AND WATER CALCULATIONS1RQ5HVLGHQWLDO 5HF\FOHG:DWHU(7RLQFKHV\HDU2YHUKHDG/DQGVFDSH$UHDIW'ULS/DQGVFDSH$UHDIW6/$IWIW+\GUR]RQH3ODQW:DWHU8VH7\SHORZPRGHUDWHKLJK=RQH /RZ=RQH 0RGHUDWH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH=RQH0$:$ (7:8 5HF\FOHG:DWHU3URMHFW$OORZHG)XOO0$:$+&)+XQGUHG&XELF)HHWSHU\HDU$FUHIHHWSHU\HDU*DOORQV+$7RWDO/$6DQ/XLV2ELVSR0D[LPXP$SSOLHG:DWHU$OORZDQFH(VWLPDWHG7RWDO:DWHU8VH3)[+$IW,((QWHU,UULJDWLRQ7\SH6/$6/$3ODQW)DFWRU3)+\GUR]RQH$UHD+$IWWATER CALCULATIONSPLANTING DESIGN CRITERIA:THE PLANT PALETTE ABOVE IS COMPRISED OF MEDITERRANEAN PLANT MATERIAL KNOWN TO THRIVE IN THE LOCAL CLIMATE AND SOIL CONDITIONS. 25% OR LESS OF THE PLANT MATERIAL WILL REQUIRE MODERATE WATER, AND THE REMAINDER WILL REQUIRE LOW TO VERY LOW WATER ONCE ESTABLISHED. THIS PLANT PALETTE COUPLE WITH THE IRRIGATION SYSTEM WILL MEET OR EXCEED THE STATE AND LOCAL STANDARDS FOR WATER CONSERVATION THROUGH WATER EFFICIENT LANDSCAPE IRRIGATION DESIGN. A COMPLETED WORKSHEET FOR MAXIMUM APPLIED WATER ALLOWANCE AND ESTIMATED TOTAL WATER USE CALCULATIONS IS PROVIDED ABOVE.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATION WATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACH HYDROZONE. ALL TREES, SHRUBS AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATE HYDROZONES WITH DRIP OR BUBBLER IRRIGATION, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MORE EFFICIENT MANNER.THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).IRRIGATION PLAN WILL USE RECYCLED WATER PURPLE PIPE.PLANTING & IRRIGATION DESIGN STATEMENTSIDE ELEVATION - TRASH ENCLOSUREFRONT ELEVATION - TRASH ENCLOSURESLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE8'-0"PRECAST CONCRETE CAPWOOD POST AND BEAM SIZEDPER STRUCTURAL. PAINT ALLEXPOSED WOOD KELLYMOORE BROWN BEAR TOMATCH ARCHITECTURECORRUGATEDMETAL ROOFCMU BLOCK WALLRECYCLING4 CYSTEEL GATE FRAMEBARREL HINGEWOOD PANELS. PAINT TOMATCH ARCHITECTUREORGANICS18'-5"ROOF POSTPLAN VIEW - TRASH ENCLOSURE (SIDE ACCESS OPTION)CMU WALLROOF OUTLINEPLAN VIEW - TRASH ENCLOSURE (F.O.G. STORAGE OPTION)8'-0"(2) DOUBLESWING GATESGATE POSTTRASH4 CYORGANICSRECYCLING4 CYTRASH4 CYF.O.G.STORAGE(2) DOUBLESWING GATESROOF POSTCMU WALLROOF OUTLINEGATE POST25'-6"(2) SINGLESWING GATESAIRVOL BLOCK (A) 60B620CAIRVOL BLOCK (B)20-101TRASH ENCLOSURESSSSSSBIKE RACK SPECIFICATIONSPage 70 of 82 SLO RANCH FARMS AND MARKETPLACE351046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACESIGNAGE SITE PLANRESTAURANT BUILDINGMARKET BUILDINGHISTORIC HOUSEAG PROCESSINGRETAILHISTORIC WOOD BARNB2B3B4B5B6B1B1A3A2A1A3C1C1C1C1C1C1C1C1C1C1C1C1C1C1C1C1D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1C2C2C2C2C2C2C2C2C2C2D2D2D2D2D2D2D2D2D2D1D1NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. Page 71 of 82 RETAIL AND HISTORIC BARN - BUILDING ELEVATIONSB4SLO RANCH FARMS AND MARKETPLACE361046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGE ELEVATIONSMARKET - BUILDING ELEVATIONSB1B1C1C1C1C1C1C1C1C1C1C1C1C1NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. C2C2C2C2C2D2D2D2D2D2D2D2D2D2D2D2B6SIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATED2Page 72 of 82 AG PROCESSING BUILDINGB3SLO RANCH FARMS AND MARKETPLACE371046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGE ELEVATIONSSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEC2D1D1D1D1D1D1D1D1D1D1D1D1D1D1D1C2C2C2C2C2C2NOTE:POTENTIAL SIGNAGE PLACEMENT SUGGESTIONS SHOWN, NOT ALL LOCATIONS ARE ANTICIPATED TO BE USED. ACTUAL LOCATIONS TO BE DETERMINED BASED ON TENANT MIX. RESTAURANT- BUILDING ELEVATIONSC1B2D1D1Page 73 of 82 SLO RANCH FARMS AND MARKETPLACE381046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEHISTORIC HOUSE SIGNAGEMAIN CULTURAL HERITAGE LEARNING CENTER SIGNAGEBLADE SIGNAGEPage 74 of 82 SLO RANCH FARMS AND MARKETPLACE391046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACEA1A2A3A3SITE SIGNAGE2’-6” W6’-6” W5’-0” H3’-0” HDIRECTIONAL SIGNAGERESIDENTIAL (NG-10, NG-23, NG-30) SUBDIVISION ENTRY MONUMENT: 1 per street frontage, 20SF, max height as approved by ARC. Shall be located in a landscaped planter typically at neighborhood entrance. Monument sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470. DIRECTORY SIGN: 1 each per street frontage, 20SF, no applicable maximum height. Wall signs shall be located over building entrances. Directory sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470.RECLAIMED WOODMETAL LETTERINGNOT TO SCALENOT TO SCALENOT TO SCALERECLAIMED WOODSIGN LIGHTSSTONE BASEENTRY MONUMENT SIGNAGESIGNAGE LEGENDSIGNAGE KEY MAPSIGN AND MONUMENT DEVELOPMENT STANDARDSMETAL LETTERINGSTONE BASE10’-0” W1’-6” HRECLAIMED WOODMETAL LETTERING STONE BASENEIGHBORHOOD SIGNAGEENTRY MONUMENTDIRECTIONAL SIGNAGENEIGHBORHOOD SIGNAGENOTES:1. ALL SIGNAGE IS LOCATED OUTSIDE OF VEHICULAR SITE LINES2. SIGNS ARE CONSISTENT WITH SAN LUIS RANCH MASTER DEVELOPER PLANSA1A2A3Page 75 of 82 SLO RANCH FARMS AND MARKETPLACE401046-18-RS2010 JUNE 20211/8” = 1’-0” (24X36 SHEET)048 16 SLO RANCH FARM S & M ARKETPLACEBUILDING SIGNAGEBUILDING SIGNAGEREFER TO BUILDING COLOR MATERIALS FOR PROPOSED FINISHESMARKET BUILDING: TOTAL SFRESTAURANT BUILDING: TOTAL SFRETAIL & HISTORIC BARN BUILDING: TOTAL SFTENANT BLADE SIGNAGESIGNS SHALL BE LOCATED OVER OR ADJACENT TO BUILDING ENTRANCES.LED LIGHTING MAY BE INCORPORATED INTO SIGNS. SIGNS MAY NOT EXCEED 9” DTENANT SIGNAGESIGNS SHALL BE LOCATED OVER BUILDING ENTRANCES.DARK SKY COMPLIANT LED SIGNAGE LIGHTINGMARKET BUILDING SIGNAGEWOOD AND STEELDIMENSIONS: 5’-6”H x 14’W77 SF (QTY 2)COLOR: BLACK OR WHITERESTAURANT BUILDING SIGNAGETEXT SIZE: 12” HDIMENSIONS: 1’H x 15’L15 SFCOLOR: BLACK OR WHITEAG PROCESSING BUILDING SIGNAGEDIMENSIONS: 6’H x 16’L96 SFRETAIL & HISTORIC BARN BUILDING SIGNAGETEXT SIZE: 2’-6”DIMENSIONS: 2’6”H x 25’L63 SFCOLOR: BLACK OR WHITEROUND OR RECTANGULAR BLADE SIGNAGERECTANGLE DIMENSIONS: 28”H x 46”L, 8 SFROUND DIMENSIONS: 24” DIA., 4 SFSTOREFRONT SIGNAGETEXT SIZE: 12” MAX.DIMENSIONS: 1’6”H x 10’L, 15 SFAWNING SIGNAGE8” TEXT SIZEDIMENSIONS: 8”H x 10’L, 7.5 SFCOLOR: BLACK OR WHITEVERTICAL BLADE SIGNAGEDIMENSIONS: 1’ W x 5’H, 5 SFIF USED, MUST MEET ACCESSIBLE REQUIREMENTSRETAIL & HISTORIC BARN BUILDING SIGNAGETEXT SIZE: 8”HDIMENSIONS: 8” x 12’-6”9 SFCOLOR: BLACK OR WHITERETAIL & HISTORIC BARN BUILDING SIGNAGEDIMENSIONS: XX’ H x XX’ LXX SFSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATEB1B2B3B4B5B6C1D1D2C2TYPE BUILDING SQUARE FEETB1 MARKET BUILDING 154 SFB2 RESTAURANT BUILDING 15 SFB3 AG PROCESSING BUILDING 96 SFB4 RETAIL & HISTORIC BARN BUILDING63 SFB5 HISTORIC HOUSE 9 SFTOTAL SF 337 SFSIGN TO BE DETERMINED AND SUBMITTED FOR REVIEW AT A LATER DATETYPE QTY SQUARE FEETC1 13 104 MAX SFC2 10 50 SFTOTAL SF 154 MAX SFTYPE QTY SQUARE FEETD1 10 150 SFD2 7 52.5 SFTOTAL SF 152.5 SFPage 76 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE411” = 30’-0” (24X36 SHEET)01530 600 30 60 1201” = 60’-0” (12X18 SHEET)GRADING AND DRAINAGEPage 77 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE42SITE IMPROVEMENTS AND UTILITIESNOTE: SHADED AREA REPRESENT EXISTING IMPROVEMENTS FROM APPROVED TRACT 3096 IMPROVEMENT PLANS.Page 78 of 82 SLO RANCH FARMS AND MARKETPLACE1046-18-RS2010 JUNE 2021 SLO RANCH FARM S & M ARKETPLACE43STORM WATER CONTROL PLANNOTE: EROSION CONTROL PLAN TO BE SUBMITTED WITH CONSTRUCTION DOCUMENTSPage 79 of 82 Page 80 of 82 3-40 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | July 18, 2017 Adopted | August 21, 2018 Amended 3.7.3. Agricultural Heritage Facilities and Learning Center Design Guidelines The following design guidelines apply to the Agricultural Heritage Facilities and Learning Center within San Luis Ranch. Site Planning and Design a. Site design should consider the highly visible character of this site and place loading/delivery/back of house uses in various inconspicuous locations. b. Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101. c. Site design should incorporate pedestrian walkways, outdoor seating, and landscape areas. d. Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place. e. Building forms, materials, and finishes should reflect the agrarian heritage of the site. f. Murals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the appearance and create visual interest. g. A series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. h. A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining. i. Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project’s architectural character. j. Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center. k. Lighting should be designed to provide ambiance, safety, and security without unnecessary spillover or glare onto adjacent properties. l. Building light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site. m. Signs should be in scale with and in proportion to the primary building facade so that the signs do not dominate the appearance. n. Building materials should consist of authentic materials commonly associated with the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided. o. Exterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized. Building materials such as barn wood are consistent with character of this building Site design of highly visible areas reflects mountain viewsheds Pedestrian promenades link various uses Site amenities such as a public gardens complement the project’s character Page 81 of 82 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | July 18, 2017 Adopted | August 21, 2018 Amended 3-41 p. Different colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. q. Landscaping will be comprised of the plants listed in Table 3-12. r. Fencing should reflect an agrarian theme with wood and metal materials. Wood fences with metal mesh (hog wire) and split rail fences are encouraged. Barbed wire fencing should not be used. s. Trees and shrubs should be located and spaced to allow for mature and long-term growth. t. Trees should be selected based on performance basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, minimizing root intrusion, and providing color and contrast. u. Vines and potted plants should be incorporated to provide wall, column, and post texture and color, as well as for accentuating entryways, courtyards, and sidewalks. v. Plantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities. Agricultural Heritage Facilities and Learning Center Concept The Agricultural Heritage Facilities and Learning Center includes a learning center, market/farm stand, agricultural processing center, food services, and agricultural accessory structures. This community and visitor serving cultural destination will provide a venue for locally grown and produced products, educational and hands-on learning opportunities, and seasonal community gathering spaces. With a major portion of the site remaining in agricultural production, agricultural operations will be supported by an appropriately scaled agricultural processing center and a limited number of accessory structures. Historic structures identified on-site will be integrated into the site plan design as part of the Agricultural Heritage Facilities and Learning Center, as directed by a qualified Historic Architect, then through a Historical Structure Relocation Plan, as specified in Mitigation Measure CR-1. Archival documentation of the historic structures on-site and informational displays of historic resources will also be completed and included in the site plan when appropriate. Page 82 of 82