HomeMy WebLinkAboutItem 4b. 130 High Street (ARCH-0535-2021)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A 1,813-SF WAREHOUSE ADDITION AND ADDITION OF AN
AMMONIA DIFFUSION TANK, RECEIVER TANK, AND COOLING TOWER TO THE
EXISTING 3,743-SF GLACIER ICE WAREHOUSE FACILITY
PROJECT ADDRESS: 130 High Street BY: Kyle Van Leeuwen, Associate Planner
Phone Number: (805 781-7091)
Email: Kvanleeu@slocity.org
FILE NUMBER: ARCH-0535-2021 FROM: Shawna Scott, Senior Planner
RECOMMENDATION
Review the proposed project in terms of consistency with the Community Design
Guidelines (CDG) and applicable City Standards and provide comments and
recommendations to the Community Development Director.
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes a 1,813-square foot warehouse addition, and addition of
an ammonia diffusion tank, receiver tank, and cooling tower to the existing 3,743-square
foot Glacier Ice warehouse facility. The addition would facilitate the production of ice on
site. The proposed addition would have a maximum height of 31 feet, with other sections
of the addition being 18 and 19.5 feet in height. The existing Glacier Ice warehouse is a
legal non-conforming structure, which has no setback along the Pismo Street frontage
where a ten-foot setback is currently required. The existing structure has a maximum
height of 19 feet. The project proposes to remove and replace two existing street trees
along the High Street frontage.
General Location: The 21,494-square
foot project site is triangle shaped and
bordered on all sides by public streets:
High Street, Pismo Street, and Walker
Street. The subject property contains the
warehouse and office structure, and
parking and truck loading areas. The site
has driveways for property access along all
three street frontages
Zoning: Service Commercial, Mixed-Use
Overlay (C-S-MU)
General Plan: Service and Manufacturing
Meeting Date: 10/4/2021
Item Number: 4b
Time Estimate: 40 Minutes
Figure 1: Subject Property
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Item 4b
ARCH-0535-2021
Architectural Review Commission Report – October 4, 2021
Surrounding Uses:
East: Bakery & Single-Family Residential
Northwest: Warehousing
South: Retail, Restaurant, Personal Service
2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: Industrial, flat rooflines, widows or spandrel panels, walls and landscaping
for screening
Materials: Raised concrete foundations, vertical and horizontal metal wall panels
Colors: Tahoe Blue and Old Town Grey
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the
Community Design Guidelines (CDG) and applicable City Standards and 2) provide
comments and recommendations to the Community Development Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Figure 2: Elevation of project design and current site as seen from High Street (south).
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Item 4b
ARCH-0535-2021
Architectural Review Commission Report – October 4, 2021
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed remodel must be consistent with the requirements of the General Plan,
Zoning Regulations, and CDG. Staff has identified the discussion items below related to
consistency with CDG Chapters 2 (General Design Principles) and 3 (Commercial and
Industrial Project Design).
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Front Setbacks
High Street (19.5-foot wall height)
High Street (31-foot wall height)
Pismo Street
Walker Street
10 feet
15 feet
No Setback**
10 feet (Trash Structure)
10 feet
15 feet
10 feet
10 feet
Maximum Height of Structures 31 feet 35 feet
Max Lot Coverage 26% 75%
Environmental Status
Categorically exempt from environmental review
under CEQA Guidelines Section 15301 (Existing
Facilities).
*2019 Zoning Regulations
**Existing Legal-Nonconforming Structure, Conforming Additions Allowed (§17.92.020 (E))
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.2.C & D– Attention to
detail & material selection
The project proposes vertical and horizontal articulation
through wall offsets and use of material and material
orientation. The ARC should review and discuss if the
project achieves vertical and horizontal articulation and
if the external treatments provide durability and
authenticity, as well as beauty.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.A. Overall design
objectives for commercial
projects
The project includes primarily rectilinear forms. The
ARC should review and discuss if the project avoids
appearing “boxy” by articulating the building form and
creating building shapes with shade and shadow (2).
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Item 4b
ARCH-0535-2021
Architectural Review Commission Report – October 4, 2021
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the
application will be forwarded to the Community Development Director for final
action. This action may include recommendations for modifications and/or
conditions to address consistency with the Community Design Guidelines.
6.2 Continue the project hearing. An action continuing the project hearing to a date
certain, or uncertain, 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 denial and should reference
inconsistency with the General Plan, CDG, Zoning Regulations or other policy
documents.
7.0 ATTACHMENTS
A – Project Plans ARCH-0535-2021
B – Materials Board ARCH-0535-2021
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PARKIN
G FHH I G H S T R E E T(60'-0" RIGHT OF WAY)W A L K E R S T R E E T(50'-0" RIGHT OF
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AY)P I S M O S T R E E T(50'-0" RIGHT OF WAY)UPUPEXISTINGCOOLER WAREHOUSEEXISTINGOFFICEN 88° 32' 57" W 300.06'N 55° 06' 19" E 241.74'S 34° 52' 41" E 177.83'PROPOSEDADDITION10'-0"SETBACK15'-0" SETBACKT01EXISTINGSTAIRSEXISTING SIDEWALKEXISTING SIDEWALKEXISTING SI
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ALK EXISTINGSTREET TREETO REMAINEXISTINGDRIVEWAYEXISTINGDRIVEWAYEXISTINGDRIVEWAYEXISTINGDRIVEWAYREPLACE LANDSCAPINGEXISTINGAC PAVEDPARKING LOTPROPOSED18' HIGH SCREEN WALLPROPOSEDCOOLING TOWER ON5'-0" HIGH STEEL PLATFORMEXISTINGTRUCK DOCKWITH CANOPY ABOVEEXISTING CONCRETEDOCK RAMPEXISTINGSTREET TREE TO REMAINREMOVE PORTIONOF EXISTINGCONCRETE DOCKEXISTINGLANDSCAPINGEXISTINGLANDSCAPINGEXISTINGSTREET TREE TO REMAINEXISTINGSTREET TREE TO REMAINEXISTING 6' HIGHCHAIN LINK FENCEEXISTING 6' HIGHCHAIN LINK FENCEEXISTINGSTREET TREETO REMAINEXISTING 6' HIGHCHAIN LINK FENCEEXISTINGAC PAVEDPARKING LOTELEVATIONS/PD2.0ELEVATIONE/PD2.0T0403PROPOSEDTRASH ENCLOSURE PERCITY OF SAN LUIS OBISPOSOLID WASTEDIAGRAM 8.04-D-2EXISTINGSTREET TREE TO REMAIN10'-0"15'-0"0506070818'-6"10'-0"9'-0"9'-0"9'-0"EXISTINGCONCRETE CURBRESTRIPE EXISTINGPARKINGEXISTINGWATER WELL5'-0"18'-6"PROPOSEDACCESSIBLE LIFT5'-10"EXISTING D
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REMOVEEXISTINGSTREET TREE18'-0"RE-STRIPE EXISTINGDRIVE-THROUGHPARKING SPACESEXISTING CONCRETECURB AND GUTTER+/- 75'-3" SETBACKREMOVE EXISTINGTRASH ENCLOSUREEXISTING CONCRETECURB AND GUTTER11'-3"SETBACK+/- 61'-3" SETBACKEXISTINGROLLING GATEEXISTING GATE TO BE ALTERED ASREQUIRED TO ACCOMMODATE NEWELECTRICAL TRANSFORMER LOCATIONREPLACE EXISTING DRIVEWAYRAMP AS PER CITY OF SLOSTANDARD DRAWING 2110RE-STRIPEEXISTINGACCESSIBLEPARKINGREPLACE EXISTING DRIVEWAYRAMP AS PER CITY OF SLOSTANDARD DRAWING 211002PROPOSEDFIRE SPRINKLER RISERINSIDE FIRE SPRINKLERROOMPROPOSEDSTREET TREEPROPOSEDRECEIVER TANK ON5'-0" HIGH STEEL PLATFORMPROPOSED6"Ø STEEL BOLLARDSPROPOSEDELECTRICAL SERVICE METEREXISTING STREET TREETO REMAINEXISTING CONCRETECURB AND GUTTEREXISTINGFIRE HYDRANTPROPOSED PAD MOUNTEDELECTRICAL TRANSFORMEREXISTINGSTREET TREE TO REMAINPROPOSEDSTREET TREEREMOVEEXISTINGSTREET TREEPROPOSEDBACKFLOWPREVENTERDSDSREMOVE EXISTINGELECTRICAL BUILDINGPROPOSED EMERGENCYAMMONIA DIFFUSION TANKON 5'-0" HIGH STEEL PLATFORMAll designs and other information on these drawings are for useon this specific project and shall not be used otherwise withoutthe expressed written permission of Omni Design Group, Inc.Written dimensions on these drawings shall take precedenceover scaled dimensions. Contractors shall verify and beresponsible for all dimensions and conditions on this job andthis office shall be notified in writing of any variations from thedimensions or conditions shown in these drawings.PROJECT NUMBER: 1261-01DATE: SEPTEMBER 14, 2021SHEET TITLE:SHEET NUMBER:email: omni@odgslo.comPROJECT:GLACIER ICECOMPANYADDITION130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAOWNER:TONY HORZEN130 HIGH STREETSAN LUIS OBISPO, CALIFORNIACOVER SHEET ANDCONCEPTUALSITE PLANPD1.0SCALE: 1/16" = 1'-0"CONCEPTUAL SITE PLANNORTHPROPERTY INFORMATION:ADDRESS 130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAASSESSORS PARCEL NUMBERS 002-502-001PARCEL SIZE 21,494 SQUARE FEET (+/- 0.50 ACRES)ZONING (CITY OF SAN LUIS OBISPO) C-S SERVICE COMMERCIALMU MIXED USECBZ CANNABIS BUSINESS ZONESITE INFORMATION:MAXIMUM LOT BUILDING COVERAGE 75%MAXIMUM FLOOR AREA RATIO 1.5MAXIMUM BUILDING HEIGHT 35 FEETMINIMUM SETBACKSFRONT 15 FEET (BUILDING TALLER THAN 20 FEET HIGH)10 FEET (BUILDING LOWER THAN 20 FEET HIGH)INTERIOR AND SIDE 0 FEETCORNER LOT (STREET SIDE) 15 FEET (BUILDING TALLER THAN 20 FEET HIGH)PARKING LOTS AND SIGNS 5 FEET (EXCEPT AT INTERIOR AND SIDE)BUILDING INFORMATION:EXISTING OFFICE 603.3 SQUARE FEETEXISTING COOLER WAREHOUSE 3,140.7 SQUARE FEETPROPOSED WAREHOUSE ADDITION 1,813.0 SQUARE FEETTOTAL BUILDING AREA5,557 SQUARE FEETPARKING REQUIREMENTS:(CITY OF SAN LUIS OBISPO ZONING, TITLE 17)LIGHT MANUFACTURING 1 SPACE PER 1,000 SQUARE FEETOFFICE 1 SPACE PER 300 SQUARE FEETLOADING SPACE <10,000 SQUARE FEET = NOT REQUIREDPARKING CALCULATIONSEXISTING OFFICE 603.3 SQUARE FEET / 300 = 2.0 PARKING SPACESEXISTING MANUFACTURING 3140.7 SQUARE FEET / 1,000 = 3.1 PARKING SPACESPROPOSED ADDITION 1,813 SQUARE FEET / 1,000 = 1.8 PARKING SPACESREQUIRED PARKING SPACES7 PARKING SPACESPROVIDED PARKING SPACES 7 PARKING SPACES(6 STANDARD SPACES)(1 VAN ACCESSIBLE SPACE)SITE AREAS:SITE AREA 21,494 SQUARE FEETBUILDING COVERAGEEXISTING BUILDING TO REMAIN 3,744 SQUARE FEETPROPOSED BUILDING ADDITION 1,813 SQUARE FEETTOTAL BUILDING COVERAGE 5,557 SQUARE FEET (25.9%)EXISTING IMPERVIOUS TO REMAIN 15,396 SQUARE FEET (72%)EXISTING LANDSCAPE AREA TO REMAIN 3,321 SQUARE FEET (15.5%)LANDSCAPE AREA REMOVED 474.5 SQUARE FEET (2%)IMPERVIOUS AREA REPLACED 2,302.5 SQUARE FEET (10.5%)PLUMBING CALCULATIONS: (2019 CPC TABLE 422.1)OFFICES (B): 603.6 SQUARE FEET / 200 = 3.0 OCCUPANTSMANUFACTURING (F-1): 4,970.7 SQUARE FEET / 2,000 = 2.5 OCCUPANTSTOTAL OCCUPANTS = 6.0 OCCUPANTS (3 MEN, 3 WOMEN)REQUIRED FIXTURES (BASED ON MAIN BUILDING OCCUPANCY GROUP F)SECTION 422.2 SEPARATE FACILITIES, EXCEPTION (2): IN OCCUPANCIES WITH A TOTALOCCUPANT LOAD OF 10 OR LESS, INCLUDING CUSTOMERS AND EMPLOYEES, ONETOILET FACILITY, DESIGNED FOR USE BY NO MORE THAN ONE PERSON AT A TIME, SHALLBE PERMITTED FOR USE BY BOTH SEXES.UNISEX FIXTURES REQUIRED: 1 WATER CLOSET0 URINALS1 LAVATORYSHOWERS REQUIRED: 0DRINKING FOUNTAIN: 1SERVICE SINK REQUIRED: 1PROVIDED FIXTURES (BASED ON MAIN BUILDING OCCUPANCY GROUP F)UNISEX FIXTURES PROVIDED: 1 WATER CLOSET1 LAVATORYDRINKING FOUNTAIN: 1SERVICE SINK: 1PROJECT DATA14VICINITY MAP11PROJECT SITE130 HIGH STREETSAN LUIS OBISPO, CALIFORNIASCALE: NOT TO SCALEGLACIER ICE COMPANYWAREHOUSE ADDITION130 HIGH STREET, SAN LUIS OBISPO, CALIFORNIA 93401HIGH STREETHIGUERA STREETHIGHWAY 101PISMO STREETBUCHON STREETSOUTH STREETPACIFIC STREETxNEW 1,813 SQUARE FOOT ADDITION TO EXISTING ICE DISTRIBUTION FACILITY(GLACIER ICE COMPANY) TO HOUSE NEW ICE MAKING EQUIPMENT.xNEW ACCESSIBLE LIFT UP TO FINISH FLOOR ELEVATION(+/- 4'-0" ABOVE FINISH GRADE).xNEW EXTERIOR COOLING TOWER AND RECEIVER TANK FOR AMMONIAREFRIGERANT COOLED ICE MAKING EQUIPMENT.xNEW 18'-0" HIGH MECHANICAL SCREEN WALL ALONG HIGH STREET.xNEW CMU TRASH ENCLOSURE.xPLANNING STATEMENT: NO EXCEPTIONS OR VARIANCES ARE FROM THE PROPERTYDEVELOPMENT STANDARDS ARE PROPOSED WITH THIS PROJECT.xSHEET INDEX:PD1.0 COVER SHEET AND CONCEPTUAL SITE PLANPD2.0 CONCEPTUAL FLOOR PLANPD3.0 CONCEPTUAL ELEVATIONSC1.0 PRELIMINARY GRADING AND DRAINAGE PLANL1.0 CONCEPTUAL LANDSCAPE PLANPROJECT DESCRIPTION21CONCEPTUAL PERSPECTIVEPage 165 of 171
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PARKINGWHEXISTINGRECEPTIONEXISTINGOFFICE
EXISTINGOFFICEEXISTINGRESTROOMEXISTING WAREHOUSEEXISTING 4'-0" FINISH FLOOR ELEVATIONPROPOSED 52'-10" ADDITIONEXISTING 55'-11" BUILDINGPROPOSED 58'-4" ADDITION2'-4"20'-0"35'-11"9'-9"43'-1"EXISTING 30'-4" BUILDINGEVAPORATIVECONDENSERTOWERMECHANICALSCREEN WALLPROPOSEDCONCRETE WALKWAYEXISTING DOCKPARKING SPACEEXISTING DOCKPARKING SPACEUPEXISTINGLOADING DOCKUPICE MAKERFUTUREICE MAKERFUTUREICE MAKERFUTURECOMPRESSORCOMPRESSOR27'-0"31'-4"BAGGINGRECEIVER TANKICE MAKERROOMBAGGINGROOMPROPOSED6"Ø BOLLARDSELECTRICALSERVICE AND METEREXISTINGCONCRETE DOCKPROPOSED42" HIGH GUARDRAILPROPOSEDACCESSIBLE LIFTPROPOSEDFIRE SPRINKLER RISERPROPOSEDBACKFLOW PREVENTERFIRE RISERROOMEMERGENCY AMMONIADIFFUSION TANKPROPOSED FLOOR PLANNORTHAll designs and other information on these drawings are for useon this specific project and shall not be used otherwise withoutthe expressed written permission of Omni Design Group, Inc.Written dimensions on these drawings shall take precedenceover scaled dimensions. Contractors shall verify and beresponsible for all dimensions and conditions on this job andthis office shall be notified in writing of any variations from thedimensions or conditions shown in these drawings.PROJECT NUMBER: 1261-01DATE: SEPTEMBER 14, 2021SHEET TITLE:SHEET NUMBER:email: omni@odgslo.comPROJECT:GLACIER ICECOMPANYADDITION130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAOWNER:TONY HORZEN130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAPROPOSEDFLOOR PLANSCALE: 1/8" = 1'-0"PD2.0Page 166 of 171
PROPOSED FINISH FLOOR (TO MATCH EXISTING)+/- 4'-0"PROPOSED MECHANCIAL SCREEN+/- 18'-0"EXISTING FINISH FLOOR+/- 4'-0"EXISTING ROOF+/- 19'-1"EXISTING ROOF+/- 13'-0"MAXIMUM ALLOWABLE ROOF HEIGHT35'-0"PROPOSED MAXIMUM ROOF HEIGHT+/- 31'-0"EXISTINGMETAL FASCIA AND TRIMCOLOR 'TAHOE BLUE'PROPOSED CONCRETEFOUNDATION WALLEXISTING CONCRETEFOUNDATION WALLPROPOSED PARAPET+/- 19'-6"EXISTING BUILDING TO REMAINPROPOSED ADDITIONEXISTINGMETAL WALL PANELCOLOR 'OLD TOWN GRAY'PROPOSED STOREFRONTWINDOWS OR SPANDREL PANELSPROPOSEDHORIZONTAL METAL WALL PANELCOLOR 'TAHOE BLUE'PROPOSEDVERTICAL METAL WALL PANELCOLOR 'OLD TOWN GRAY'PROPOSED MECHANICAL SCREEN WALL WITHVERTICAL METAL WALL PANELCOLOR 'OLD TOWN GRAY'PROPOSEDHORIZONTAL METAL WALL PANELCOLOR 'TAHOE BLUE'PROPOSEDVERTICAL METAL WALL PANELCOLOR 'OLD TOWN GRAY'EXISTING6'-0" HIGH CHAIN LICK FENCE TO REMAINPROPOSEDACCESSIBLE LIFTPROPOSED42" HIGH GUARDRAILEXISTING FINISH FLOOR+/- 4'-0"EXISTING ROOF+/- 19'-1"EXISTING CANOPY+/- 16'-0"PROPOSED FINISH FLOOR (TO MATCH EXISTING)+/- 4'-0"PROPOSED MECHANICAL SCREEN+/- 18'-0"MAXIMUM ALLOWED ROOF HEIGHT35'-0"EXISTING CONCRETEFOUNDATION WALLPROPOSED METAL WALL PANELPROPOSEDCOOLING TOWEREXISTINGMETAL WALL PANELCOLOR 'OLD TOWN GRAY'PROPOSED MECHANICAL SCREEN WALL WITHVERTICAL METAL WALL PANELCOLOR 'OLD TOWN GRAY'PROPOSED MAXIMUM ROOF HEIGHT+/- 31'-0"PROPOSED PARAPET+/- 19'-6"PROPOSED ADDITIONEXISTING BUILDING TO REMAINPROPOSEDVERTICAL METAL WALL PANELCOLOR 'OLD TOWN GRAY'EXISTINGMETAL FASCIA AND TRIMCOLOR 'TAHOE BLUE'PROPOSED CONCRETEFOUNDATION WALL+/- 22'-0"HEIGHT TO BE VERIFIED WITH MANUFACTURER+/- 11'-0"HEIGHT TO BE VERIFIEDWITH MANUFACTURERPROPOSEDAMMONIA TANKPROPOSEDEMERGENCY AMMONIADIFFUSION TANKPROPOSED6"Ø BOLLARDSPROPOSEDHOLLOW METALEXTERIOR DOOR+/- 20'-6"HEIGHT TO BE VERIFIEDWITH MANUFACTURERSOUTH ELEVATION (HIGH STREET ELEVATION)EAll designs and other information on these drawings are for useon this specific project and shall not be used otherwise withoutthe expressed written permission of Omni Design Group, Inc.Written dimensions on these drawings shall take precedenceover scaled dimensions. Contractors shall verify and beresponsible for all dimensions and conditions on this job andthis office shall be notified in writing of any variations from thedimensions or conditions shown in these drawings.PROJECT NUMBER: 1261-01DATE: SEPTEMBER 14, 2021SHEET TITLE:SHEET NUMBER:email: omni@odgslo.comPROJECT:GLACIER ICECOMPANYADDITION130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAOWNER:TONY HORZEN130 HIGH STREETSAN LUIS OBISPO, CALIFORNIACONCEPTUALELEVATIONSSCALE: 1/8" = 1'-0"SEAST ELEVATIONSCALE: 1/8" = 1'-0"PD3.0Page 167 of 171
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HORIZONTAL METAL WALL PANELMATERIALS BOARDMBAll designs and other information on these drawings are for useon this specific project and shall not be used otherwise withoutthe expressed written permission of Omni Design Group, Inc.Written dimensions on these drawings shall take precedenceover scaled dimensions. Contractors shall verify and beresponsible for all dimensions and conditions on this job andthis office shall be notified in writing of any variations from thedimensions or conditions shown in these drawings.PROJECT NUMBER: 1261-01DATE: SEPTEMBER 21, 2021SHEET TITLE:SHEET NUMBER:email: omni@odgslo.comPROJECT:GLACIER ICECOMPANYADDITION130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAOWNER:TONY HORZEN130 HIGH STREETSAN LUIS OBISPO, CALIFORNIAMETAL WALL PANELCOLOR: METAL SALES 'OLD TOWN GREY'(OR EQUAL)METAL WALL PANELCOLOR: METAL SALES 'TAHOE BLUE'(OR EQUAL)CONCRETE FOUNDATIONSTOREFRONT FRAMINGCOLOR: KAWNEER 'CLEAR ANODIZED'(OR EQUAL)GUARDRAILCOLOR: METAL SALES 'TAHOE BLUE'(OR EQUAL)EXISTINGCHAIN LINK FENCEEXISTING METAL PANELCOLOR: METAL SALES 'OLD TOWN GRAY'(TO BE FIELD VERIFIED)COLOR: METAL SALES 'TAHOE BLUE'VERTICAL METAL WALL PANELCOLOR: METAL SALES 'OLD TOWN GREY'METAL WALL PANEL, TYPICALMETAL SALES 'IC-72' (OR SIMILAR)(OR EQUAL) (OR EQUAL)STOREFRONTKAWNEER 'TRIFAB 451' (OR SIMILAR)Page 171 of 171