HomeMy WebLinkAboutItem 4a. 4600 Broad St. (ARCH-0029-2021)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A NEW SINGLE-STORY 3,711 SQUARE FOOT
CONVENIENCE STORE AND SERVICE STATION WITH 10 FUELING STATIONS AND
24-HOUR SERVICE.
PROJECT ADDRESS: 4600 Broad Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
Email: kbell@slocity.org
FILE NUMBER: ARCH-0029-2021 FROM: Rachel Cohen, Senior Planner
APPLICANT: Kelly Harrison REPRESENTATIVE: Bob Tomaszewski
RECOMMENDATION
Review the proposed project in terms of its consistency with the Airport Area Specific
Plan, Community Design Guidelines and provide comments and recommendations to the
Community Development Director.
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of a new, one-story commercial development consisting of
a 3,711 square foot convenience store a 3,581 square foot fueling station canopy (with
10 fueling stations), and a sign program (Attachment A, Project Description). The project
site is located in the Commercial Services (C-S-SP) zone, within the recently annexed
East Airport Area, and the parcel is located within the Airport Area Specific Plan (AASP).
A minor use permit is required to establish a service station within the C-S-SP zone, which
is being reviewed concurrently with this application. The proposed project includes site
improvements such as site access upgrades, and associated landscaping to
accommodate the new structures (Attachment B, Project Plans).
General Location: The 1.10-acre
project site is vacant and located on the
corner of Broad Street and Farmhouse
Road. With direct access from Broad
Street and Farmhouse Road. The
project site has an average cross slope
of less than 5%.
Zoning and General Plan: Service &
Manufacturing (C-S-SP) within the
Airport Area Specific Plan.
Surrounding Uses:
East: (C-S-SP) Vacant
West: County Airport
North: (C-S) Vehicle Services
South: (C-S-SP) Office and Restaurant
Meeting Date: 3/21/2022
Item Number: 4a
Time Estimate: 30 Minutes
Figure 1: 4600 Broad Street Project Site
Page 13 of 223
Item 4a
4600 Broad – ARCH-0029-2021
Architectural Review Commission Report – March 21, 2022
2.0 PROPOSED DESIGN
Architecture: Contemporary
Design details: Flat roofs, metal awnings & cornice, bulkhead, and anodized aluminum
storefronts.
Materials: Metal awnings & cornice, brick veneer, stucco, and corrugated metal.
Color: Primary color red flashed thin brick, accent colors grey and charcoal.
3.0 FOCUS OF REVIEW
The Architectural Review Commission’s (ARC’s) role is to review the proposed project in
terms of consistency with the Airport Area Specific Plan (AASP), Community Design
Guidelines, Sign Regulations and applicable City Standards and 2) provide comments
and recommendations to the Community Development Director concerning the proposed
project design, focusing on building architecture and layout.
4.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan,
Zoning Regulations, AASP, Community Design Guidelines (CDG), and Sign Regulations.
Staff has identified the discussion items below related to consistency with the CDG
Chapter 2 (General Design Principles), Chapter 3.4 (Guidelines for Specific Commercial
and Industrial Uses), Chapter 6 (Site Planning and Other Design Details), the AASP
Chapter 5 (Community Design), and the Sign Regulations Section 15.40.485 (Sign
Programs).
Sign Regulations – Section 15.40.470 (Sign Standards by Sign Type)
Figure 2: Rendering from beneath the canopy.
Page 14 of 223
Item 4a
4600 Broad – ARCH-0029-2021
Architectural Review Commission Report – March 21, 2022
§ 15.40.485 Sign
Programs
The project provides a total of 7 signs, (2 wall signs, 3 canopy signs,
and 2 monument signs), where 2 wall signs are typically permitted. All
signs are consistent with the size limitations and dimension
requirements of the Sign Regulations, except for the monument signs
which are 40 square feet, where normally limited to 24 square feet. The
ARC should evaluate the proposed sign package and provide feedback
on whether the proposed signage is consistent and compatible with the
intended use and similar project in the vicinity.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Corner Street Yard
Side Yard
Parking Lots
128 feet
126 feet
8 feet
13 feet
16 feet
15 feet
0 feet
5 feet
Pump Island Setbacks
Street Yard
Cantilevered Roofs
53 feet
47 feet
15 feet
5 feet
Maximum Height of Structures 22.5 feet 36 feet
Max Lot Coverage
Hardscape
Landscape
15.2%
68%
25%
75%
90%
10%
Floor Area Ratio 0.152 0.6
Hours of Operation 24 Hours 7:00 AM to 10:00 PM
Affordable Housing In-lieu fee On-site or In-Lieu fee
Public Art In-lieu fee On-site or In-Lieu fee
Vehicle and Bicycle Parking
Number of Vehicle Spaces
EV Ready Spaces
EV Capable Spaces
23
2
8
15
2
8
Highlighted
Sections Discussion Items
Chapter 3 – Section 3.4 (Guidelines for Specific Commercial and Industrial Uses)
§ 3.4.D - Service
Stations
The CDG state that service stations should provide gas pump canopies
toward the rear of the property and screened by the main building. The
ARC should discuss the orientation of the gas canopy along the street
frontage and discuss the architectural quality of the canopy as viewed
from the public right-of-way.
Page 15 of 223
Item 4a
4600 Broad – ARCH-0029-2021
Architectural Review Commission Report – March 21, 2022
Bicycle Spaces
Short-term
Long-term
4
3
1
4
3
1
Motorcycle Parking 2 2
Environmental Status Categorically exempt from environmental review under CEQA
Guidelines section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations & AASP (2020)
Sign Program Proposed Allowed/Required*
Number of Signs 7 2
Cumulative Area of Signs 190.2 sq. ft. 200 sq. ft.
Wall Signs
Size
2
20.24 sq. ft.
2
100 sq. ft.
Monument Signs
Size
Height
2 (1 per street)
40 sq. ft.
6 feet
2 (1 per street)
24 sq. ft. (each)
6 feet
Canopy Signs (wall signs)
Size
3
23.24 sq. ft.
2
100 sq. ft.
*2019 Sign Regulations
6.0 ACTION ALTERNATIVES
6.1 Recommend findings of consistency with the AASP, Community Design
Guidelines, and Sign Regulations. An action recommending approval of the
application based on consistency with Community Design Guidelines will be
forwarded to the Community Development Director for final action. This action
may include recommendations for conditions to address consistency with the
Community Design Guidelines.
6.2 Continue the project to a hearing date certain, or uncertain. An action
continuing the application should include direction to the applicant and staff on
pertinent issues.
6.3 Recommend findings of inconsistency with the AASP, Community Design
Guidelines or Sign Regulations. An action recommending denial of the
application should include findings that cite the basis for denial and should
reference inconsistency with the General Plan, Community Design Guidelines,
Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
A – Project Description
B – Project Plans
Page 16 of 223
ConservFuel Development Plan Application
Project Description & City Policy Consistency Narrative
December 10, 2021 (revised 1-6-2022)
Applicant: Dynamic Real Estate Partners
Representative: RRM Design Group
Project Addresses: 4640 Broad Street
APNs: 053-412-023
Existing Zoning: C-S, Service Commercial
Site Location:
The project 2.09-acre site is located on the northeast corner of Farmhouse Lane and Broad Street near
San Luis Obispo Airport. The development site for this project is 1.17 acres. A parcel map is proposed to
divide the site into separate parcels. The eastern property would be available for a future development
project.
The project site slopes moderately from east to west around 6%. It is currently vacant and generally
covered by annual grasses with no significant trees.
Proposed Development
The proposed project includes the construction of a new single-story convenience store with 3,711
square feet of floor area. The building would be set back about 128 feet from Broad Street. The front
portion of the site would be developed with a fueling station consisting of five fuel stations with two-
sided gasoline pumps (10 total). A 3,581 square-foot rectangular canopy would cover the fuel stations.
The site plan provides for through access for fueling trucks and parking spaces for customers in front of
the store. 15 parking spaces are required for the use based on the convenience floor area (no separate
parking is required by code for the fueling component); a total of 23 parking spaces are provided,
exceeding the minimum requirement. A dedicated loading space (12’ x 25’) is included on the north side
of the parking lot.
Impact Fees
The applicant understands that the project will be assessed a range of different impact fees. Specifically,
City staff directed that the affordable housing and public art proposals be included in the project
description.
1)Affordable Housing – The applicant will pay an in-lieu fee to meet this requirement estimated at
$30,000.
2)Public Art - The applicant will pay an in-lieu fee to meet this requirement estimated at $2,500.
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ConservFuel Development Plan Summary
Page 2
Needed Entitlements
1) Architectural Review (Moderate) – For Moderate Development Review, the Architectural
Review Commission shall conduct a public hearing and forward its recommendations to the
Director. The Director shall consider the recommendations but shall not be bound by them in
taking final action on the application.
An analysis of the project’s consistency with the Community Design Guidelines is provided later
in this narrative.
2) Minor Use Permit
1. Allow a convenience store in the C-S zone
The project will comply with all the standards for convenience stores listed in 17.86.090
B of the Zoning Regulations. The proposed 3,711 square feet of building floor area is
below the 4,500 square-foot threshold. The applicant would like to be open 24 hours a
day and formally request these hours as part of the use permit.
2. Allow the concurrent sales of motor fuel and beer and wine
The project will comply with all the use regulations for concurrent sales of motor fuel
and beer and wine convenience stores listed in 17.86.060 B of the Zoning Regulations.
Consistency with the Zoning Regulations
A. Convenience Store Standards - The project is consistent with all the standards for convenience
stores listed in 17.86.090 B of the Zoning Regulations as follows:
1. Maximum Size. Gross floor area shall not exceed 4,500 square feet per business. Floor area
for any accessory residential use shall not be counted toward the allowed store floor area.
Applicant’s response: The proposed 3,711 square-foot building is below the 4,500 square-
foot gross floor area threshold.
2. Height, Setback, and Lot Coverage. Convenience stores shall comply with the height,
setback, and coverage requirements for the underlying zone, except that stores in
residential zones shall comply with standards for the C-N zone.
Applicant’s response: The project complies with applicable property development standards
for the C-S zone including building height, setbacks, and coverage. The proposed height of
22.5 feet is below the 25-foot limit. The proposed lot coverage of 15.1% is below the 75%
limit. The proposed building is set back from adjacent streets by 128 feet, 3 inches from
Broad Street and 125 feet, 6 inches from Farmhouse Lane. The fuel pump canopy is set back
47 feet, 4 inches from Broad Street and 79 feet, 6 inches from Farmhouse Lane. All street
yard setbacks are far in excess of the 15-foor street yard requirement.
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ConservFuel Development Plan Summary
Page 3
3. Loading and Deliveries. One curbside or off-street loading space shall be provided per
business. Loading and deliveries shall be allowed only between the hours of 8:00 AM and
9:00 PM.
Applicant’s response: One 12’ x 25’ loading space is integrated within the site. Hours of
loading and deliveries are requested to be allowed 24 hours a day given the site’s location
along a busy corridor during normal work hours to minimize conflicts between customers
and deliveries. Therefore, late night and early morning deliveries will be arranged where
possible. In addition, the extended hours will not negatively impact adjacent land uses or
disturb neighbors since there are not nearby residential uses.
4. Hours of Operation. Convenience stores shall open for business no earlier than 7:00 AM and
shall close no later than 10:00 PM, and close no later than 8:00 PM in residential zones,
unless otherwise specified by use permit.
Applicant’s response: The applicant would like the convenience store to be open from 3 am
to 2 am, with alcohol sales from 6 am to 2 am, and fuel service and loading and delivery
service 24 hours a day. The applicant formally requests these hours as part of the use permit.
5. Alcohol Sales. Convenience stores within residential zones may sell beer and wine but shall
be prohibited from selling distilled spirits of any kind.
Applicant’s response: The site is not within a residential zone. Beer and wine will be sold as
allowed.
6. Performance Standards. Convenience stores shall comply with Article 3 (Regulations and
Standards Applicable to All Zones). In addition, all exterior trash enclosures, outdoor
storage, heating or cooling equipment, refrigerators, and similar equipment shall be visually
screened, and located and/or designed to avoid noise, odor, glare, or vibration impacts to
neighboring properties.
Applicant’s response: The project will comply with Article 3 (Regulations and Standards
Applicable to All Zones). The proposed exterior trash enclosures and utility equipment are be
screened and located on site with minimal noise and odor impacts to neighboring properties.
7. Architectural Review. Convenience stores shall be compatible with neighboring structures
in terms of scale, massing, architectural style or character, colors and materials, access,
exterior lighting, and landscaping.
Applicant’s response: The project is compatible with neighboring structures in scale,
massing, architectural character, colors and materials, access, exterior lighting, and
landscaping.
B. Alcoholic Beverages & Motor Fuel – Concurrent Sales - The project complies with the required
findings for concurrent sales included in Section 17.86.060 C of the Zoning Regulations as
follows:
1. The establishment of concurrent sales of motor fuel and beer or wine is consistent with
the provisions of the Business and Professions Code Section 23790.5.
Applicant’s response: The project proposes concurrent retailing of beer and wine for off-
premises consumption and motor vehicle fuel in compliance with Business and Professions
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ConservFuel Development Plan Summary
Page 4
Code Section 23790.5. No beer or wine will be displayed within five feet of a cash register or
the front door. No advertisement of alcoholic beverages will be displayed at fuel stations and
no self-illuminating advertising for alcoholic beverages will be located on the building or
windows. Alcohol sales will not be made from a drive-in window. Alcohol sales will not be
made from an ice tub. Employees on duty between the hours of 10:00 pm and 2:00 am who
sell alcoholic beverages will be at least 21 years of age.
2. The sale of beer or wine at this location does not jeopardize the public health, safety or
welfare, and particularly, will not result in an over concentration of businesses selling or
serving alcoholic beverages within the vicinity.
Applicant’s response: The sale of alcoholic beverages at this location will not jeopardize
public health, safety or welfare within the vicinity. Beer or wine sales will not result in an
overconcentration of businesses selling alcohol within the vicinity.
3. The sale of beer or wine at a service/fueling station is otherwise allowed within the same
zone at this location and the sale of beer or wine concurrent with motor fuel would not
result in the expansion of a nonconforming use.
Applicant’s response: The sale of beer or wine at a convenience store is allowed within the
C-S zone per the allowed uses Table 2-1 in Section 17.10.020 of the Zoning Regulations. The
sale of beer and wine at a convenience store concurrent with motor fuel is allowed with the
approval of a Minor Use Permit and is therefore not a nonconforming use.
C. Development Standards for Service/Fueling Stations - The project will comply with all use
regulations and development standards for service/fueling stations listed in Section 17.86.250 B
of the Zoning Regulations as follows:
1. Premises adjoining residential zones shall be screened from such zones by a minimum six-
foot-high landscaped visual barrier, subject to the limitations of Section 17.70.070 (Fences,
Walls, and Hedges).
Applicant’s response: The project is not adjoining residential zones.
2. Street frontage between driveways shall have a low wall or other landscape barrier to
prevent vehicles from being driven or parked on the sidewalk.
Applicant’s response: Shrubs are proposed as a landscape barrier between driveways.
3. Bells or other sound signals shall be turned off between 10:00 PM and 7:00 AM if the
station is adjacent to a residential zone
Applicant’s response: The project is not adjoining residential zones.
4. Pump islands shall be located at least 15 feet from any street right-of-way line or setback
line, except that cantilevered roofs may extend to a point at least five feet from such lines.
Applicant’s response: The pump islands are sited 53 feet, 6 inches from Broad Street and
over 90 feet from Farmhouse Lane. The cantilevered roof is sited 47 feet, 4 inches from Broad
Street and 79 feet, 6 inches from Farmhouse Lane.
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ConservFuel Development Plan Summary
Page 5
5. Repair work shall be performed, and dismantled vehicles shall be stored inside a building
or area screened so that such area is not visible from off the premises.
Applicant’s response: The project does not include vehicular repair work.
6. Compliance with Chapter 17.74 (Performance Standards) and Chapter 5.36 (Service
Stations) is required.
Applicant’s response:
a. The project is compliant with Chapter 17.74 performance standards as follows:
• Air Contaminants. Fueling islands and underground tanks will be installed and
operated consistent with applicable local, state, and federal laws that address
any potential air quality concerns.
• Discharges to Water or Public Sewer System. The proposed use will be connected
to City utilities and discharges would conform to Article II of Chapter 13.08 of the
Municipal Code.
• Energy Conservation. The project would be subject to applicable provisions of
the California Building Code in terms of energy conservation.
• Hazardous Materials. The fueling component of the project is highly regulated
and will conform to all applicable laws.
• Heat and Humidity. The proposed use will not result in the generation of radiant
heat, or humidity in the form of steam, on-site or beyond its boundaries.
• Light and Glare. The project will comply with the provisions of the Lighting and
Night Sky Preservation contained in Section 17.70.100 of the Zoning Regulations.
• Noise. The project will be compliant with the standards contained within the
City’s Noise Element.
• Solid Waste. Onsite solid waste storage will be handled by a trash enclosure
that contains bins for trash, recycling, and green waste per City standards.
• Vibration. The project will not create ground vibrations perceptible beyond the
site.
b. The project is compliant with Chapter 5.36 Service Stations as follows:
• Consistent with Section 5.36.010, price signs will be posted in compliance with
the requirements of the Sign Regulations.
• Consistent with Section 5.36.020, the applicant is processing a request for a
Minor Use Permit (MUP) to allow the concurrent sales of beer and wine at a
convenience store with fueling pumps and will abide by all applicable condition
of that MUP approval.
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ConservFuel Development Plan Summary
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Consistency with the Community Design Guidelines - Downtown Design Guidelines (Chapter 3 –
Guidelines for Specific Commercial and Industrial Uses; Section 3.4 D, Service Stations)
CDG Section Guideline How Project Complies
3.4 D 1.a.
Site Planning
The site should be designed to accommodate
anticipated car and truck (including fuel delivery
truck) circulation patterns and minimize paving.
Front area pavement is designed to
provide access to store customer
parking and fuel pumps, as well as
accommodate large fuel delivery trucks.
The fueling pumps area is compact and
situated so stacking is perpendicular to
the building and the street and
intended to accommodate one vehicle
per pump island side. Substantial
planting is provided along the street
frontages and north side of the site.
3.4 D 1.b.
Site Planning
Driveway cuts should be limited to two per site,
unless otherwise allowed by the City
Engineer for valid circulation reasons.
Project driveways are limited to two –
one off Farmhouse Lane, and a second
off Broad Street, which is equipped with
a “pork chop” island to regulate turning
movements to right-turns in and out.
3.4 D 1.c.
Site Planning
Service and wash bays should not face streets or
residential properties. The visibility of
service and wash bays should be otherwise
minimized.
There are no service and wash bays
with this project.
3.4 D 1.d.
Site Planning
Gas pump canopies should be screened by the
main building structure. The retail
market/office building segment of the facility
should be oriented along the street frontage,
to encourage pedestrian use. Bicycle parking
should be provided where the facility
includes a convenience store.
Consistent with most service stations in
San Luis Obispo, the convenience store
is located beyond the fuel pump
canopy. Project access for fuel trucks
and customers would not work at this
site if the building were closest to the
street. Bicycle parking (a Peak rack
with 5 spaces) is provided by the
outdoor plaza area on the south side of
the store building.
3.4 D 2.a.
Building Design
Site specific architectural design is strongly
encouraged. Corporate or franchise "stock"
design solutions are strongly discouraged.
The building design is not a stock plan,
but is a custom plan tailored for the use
at this site. The design has some
traditional elements with the cornices,
bulkhead, and brick trim elements, but
also includes the corrugated metal
siding and steel entry canopy to give it a
more contemporary style suitable for its
location on the southern edge of the
City.
3.4 D 2.b.
Building Design
All structures on the site should be
architecturally consistent and related to an
overall architectural theme.
The canopy is distinct from the building
design, but this is not inconsistent with
other convenience store with fueling
pumps.
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ConservFuel Development Plan Summary
Page 7
CDG Section Guideline How Project Complies
3.4 D 2.c.
Building Design
High quality building materials are encouraged.
Reflective, glossy, and florescent surfaces are
discouraged.
The building utilizes quality materials
such as brick veneer, corrugated metal,
and stucco accents.
3.4 D 2.d.
Building Design
The roof design of all structures, including pump
canopies, should incorporate roof treatments
with a low to moderate pitch. Flat roofs or
mansard roof applications are strongly
discouraged unless they are consistent with an
established and attractive architectural theme in
the site vicinity.
There are many flat roof forms in the
vicinity including the convenience store
and service station at Broad and Tank
Farm.
3.4 D 2.e.
Building Design
Gas pump canopies should not be internally
illuminated. Light fixtures shall be completely
recessed into the canopy so that the light source
is concealed.
Canopy lighting will be recessed and not
extend below the canopy fascias to
expose light fixtures and create glare.
The only elements proposed for
internal illumination are the small logos
on canopy fascia corners.
3.4 D 2.f.
Building Design
Each pump island should include stacking for at
least two vehicles (40 feet) on-site, or at least at
one end of the pump island.
As mentioned, this is a smaller fueling
station that accommodates one vehicle
per pump island side. Therefore, this
guideline is not applicable.
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ConservFuel Development Plan Summary
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Consistency with the Sign Regulations (SG) – Design Principles (Section 15.40.480)
SG Section Design Principle How Project Complies
1. Architectural Compatibility. A sign’s scale shall be
appropriate for the building on which it is placed
and the area where it is located on the building.
Signs shall integrate with the design of the
building and incorporate materials, colors, and
shapes that complement the building’s
architectural style.
Two wall signs are proposed with an
area of 20.24 SF each. The scale of the
signs is appropriate and in proportion
with the walls that they will be placed
on. The entry sign above the door
identifies the business and is
appropriately placed in the inset panel
below the cornice. The sign on the
south elevation helps identify the
business to drivers approaching the site
from the south. The colors are
consistent with the logo of the business
and the palette is complementary to the
neutral colors
2. Scale, proportions to building and placement.
Signs shall be in scale with the building and not
cover or obscure architectural details or
ornamentation of a building’s façade. The outer
perimeter of signs shall not extend beyond the
limits of the architectural feature of the building
it is installed and should include some separation
to the edge of the feature.
As noted in #1 above, the proposed
signs are in scale with the wall surfaces
they are mounted to and do not conflict
with architectural details. Signs are
separated from edges of features and
centered.
3. Sign Quality and Installation methods. Signs shall
be made of durable materials designed to
withstand the elements, such as wood or metal
to convey a sense of quality and permanence.
Unless approved as a temporary sign, signs shall
not be made of plastic, plywood, or pressed
board. Materials such as foam, poster board, or
flat plastic which are usually associated with
temporary signage are prohibited.
Proposed sign materials are for
permanent installations and will be
durable.
4. Community Design Guidelines. Signs are an
integral review component of the Community
Design Guidelines. The Community Design
Guidelines has a specific Chapter addressing
signs including appropriate design, details, scale,
location, consistency, types, illumination, and
materials.
Project plans provide complete
information on sign proposals
consistent with CDG 6.6B. As noted,
signs complement the architectural
style of the building and in proportion
to wall surfaces that they will be placed
on (CDG 6.6 C, D, & E). Proposed signs
are coordinated, have common colors
consistent with the company logo,
provide business identification, and are
clear and legible (CDG 6.6 F, G, H, & I).
Price signs are designed as monument
signs and have a brick base to
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ConservFuel Development Plan Summary
Page 9
SG Section Design Principle How Project Complies
complement the wall surfaces (CDG 6.6
J). Signs include individual letters that
are internally illuminated and compliant
with the illumination levels included in
the Sign Regulations (CDG 6.6 L & M).
5. Historic Resources and Districts. Signs on historic
buildings and/or in historic districts shall be
compatible with the architectural character of
the structure and not detract from the character
of the resource or the district it is located in. Sign
installations on historically designated buildings
or which are eligible for historic listing shall
comply with recommendations of the Secretary
of Interior Standards for the Treatment of
Historic Properties.
Not applicable to this project.
6. Residential zones, C-N zone, and Office zone.
Signs shall not include internal illumination of
any type, or signs typically designed for internal
illumination such as channel letters, marquees,
or cabinets. Bases, framing, and sign mounting
and presentation methods shall use materials
that are compatible with the architecture of the
building on the parcel which they are located.
Not applicable to this project.
Sign Regulations - Exceptions to Sign Standards (Section 15.40.600) – The proposed sign program for the project
is consistent with the intent of the Sign Regulations, including the design principles cited above, per the following
findings:
A. There are unusual circumstances which make strict adherence to the regulations impractical or infeasible,
specifically a sign design to accommodate a combination convenience store with fuel pumps on the site. The
proposed sign program results in a superior design appropriate for the building and location by including
required price signs, small building signs for business identification, and small logos on the pump island
canopies.
B. The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110) and the
exception is not being granted in cases where alternative options of allowed signage in this Chapter could
provide an adequate alternative for sufficient visibility to the public with equal or superior design as the
proposed number, sizes, and scale of signs is consistent with the type of business and precedent for similar
sign installations for the same uses elsewhere in the City.
C. The sign exception is for superior design and complies with Design Principles of this Chapter and will not result
in: visual clutter; excessively sized signage in comparison to the building or surroundings; signage that is
inconsistent with the character of the surroundings; or approval of signs that are prohibited in this Chapter.
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D.PROJECT DIRECTORYAPPLICANT:DYNAMIC REAL ESTATE PARTNERS11777 SAN VICENTE BLVD., SUITE 800LOS ANGELES, CA 90049ZARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: BOB TOMASZEWSKIPHONE: (805)-543-1794EMAIL: RTOMASZEWSKI@RRMDESIGN.COMPROJECT ADDRESS:4640 BROAD STREET SAN LUIS OBISPO, CA 93401APN:053-412-023PROJECT DESCRIPTIONPROPOSED DEVELOPMENT OF A 3,711 SF CONVENIENCE STORE. SITE TO INCLUDE (10) FUEL PUMPS, SURFACE PARKING, UNDERGROUND FUEL STORAGE, OUTDOOR SEATING, AND LANDSCAPING. NEW SIDEWALK IS PROPOSED ALONG PROPERTY LINE PARALLEL TO BROAD STREET TO CONNECT TO EXISTING SIDEWALK AT FARMHOUSE LANE. EXISTING LOT TO BE DIVIDED INTO (2) LOTS. NEW LOT IS NOT INCLUDED IN THIS ENTITLEMENT PACKAGE AND WILL BE AVAILABLE FOR FUTURE DEVELOPMENT.THE APPLICANT TO PAY IN-LIEU FEES TO MEET AFFORDABLE HOUSING & PUBLIC ART REQUIREMENTS. SHEET INDEXT1 TITLE SHEETA2 EXISTING SITE SURVEYA3 PROPOSED SITE PLANA4 GROUND FLOOR PLANA5 SITE SECTIONSA6 ELEVATIONSA7 COLOR AND MATERIALSA8 TRASH ENCLOSURE & BIKE PARKINGA9 SIGNAGE PROGRAMC1 CIVIL GRADING AND DRAINAGE PLANC2 CIVIL STORMWATER CONTROL PLANC3 CIVIL UTILITY PLANC4 TRUCK TURNING EXHIBITC5 PARCEL MAPL1 LANDSCAPE SITE PLANPROJECT STATISTICSZONINGC-SPARCEL SIZE:2.09 ACRES (90,395 SF)PROPOSED DEVELOPMENT:1.10 ACRES (48,021 SF)BUILDING GROSS AREA3,711 SFFUEL CANOPY GROSS AREA3,581 SFTOTAL7,292 SFMAX LOT COVERAGE:75% PROPOSED COVERAGE:15.2% (GROUND FLOOR/PARCEL SIZE)MAX. F.A.R.1.5 PROPOSED F.A.R..152 (BUILDING GROSS/ PARCEL SIZE)LANDSCAPE AREA11,952 SFIMPERVIOUS SURFACE:32,846 SFMAX. ALLOWED HEIGHT:35 FT.MAX. PROPOSED HEIGHT:22’-6”YARD SETBACKS REQUIRED PROPOSEDFRONT15 FT (BUILDINGS >20 FT IN HEIGHT) 128’-3”CORNER LOT - STREET SIDEBUILDING15 FT (BUILDINGS >20 FT IN HEIGHT) 125’-6”CORNER LOT - STREET SIDEPARKING LOTS & SIGNS5 FT 23’-10” INTERIOR SIDENONE 8’-9”REARNONE 7’-11”OCCUPANCY TYPES & AREA:GENERAL RETAILM - (3,711 SF)FUEL CANOPYM - (10 FUEL PUMPS, 3,581 SF)CONSTRUCTION TYPE:TYPE V-B @ BUILDINGTYPE V-A @ FUEL CANOPYVICINITY MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER SLOMC 17.72.030: TABLE 3-4CONVENIENCE STORE1 SPACE PER 250 SF 14.9TOTAL PROPOSED:23EV PARKINGEV READY: REQ’DPER SLO MUNICIPAL CODE 17.72.040 (TABLE 3-5)2EV READY: PROV’D2EV CAPABLE: REQ’D50% REQUIRED PARKING: PER SLO MUNICIPAL CODE 17.72.040 (TABLE 3-5)8EV CAPABLE: PROV’D8MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER SLOMC 17.72.080: 1/20 AUTO PARKING REQUIRED 1.5PARKING PROVIDED:2BICYCLE PARKINGSPACE COUNTPARKING REQUIRED:PER SLOMC 17.72.070: TABLE 3-61 PER 1,000 SF 3.7SHORT TERM: 75% 3LONG TERM:25% 1TOTAL PROVIDED:4ARCHITECT11/12/21XPROJECT HOURSHOURS OF OPERATIONCONVENIENCE STORE3AM - 2AMALCHOHOL SALES6AM - 2AMLOADING & DELIVERYFUEL DELIVERY24 HRSPage 27 of 223
4640 BROAD STREETA21919-01-CU2010 FEBRUARY, 20221” = 10’-0” (24X36 SHEET)0 5 10 2001020 401” = 20’-0” (12X18 SHEET)EXISTING SITE SURVEYPage 28 of 223
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4640 BROAD STREETA51919-01-CU2010 FEBRUARY, 20221” = 10’ (24X36 SHEET)0 5 10 2001020 401” = 20’ (12X18 SHEET)SITE SECTIONSSITE SECTION1" = 10' (24 X 36 SHEET)1SITE SECTION1” = 10’ (24 X 36 SHEET)2Page 31 of 223
4640 BROAD STREETA61919-01-CU2010 FEBRUARY, 2022ELEVATIONS0’-0” AFFGROUND LEVEL18’-0” AFFT.O. PARAPET22’-6” AFFPROPOSED HEIGHT0’-0” AFFGROUND LEVEL18’-0” AFFT.O. PARAPET22’-6” AFFPROPOSED HEIGHTSOUTHWEST (FRONT) ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1SOUTHEAST (SIDE) ELEVATION3/16" = 1'-0" (24 X 36 SHEET)2NORTHEAST (REAR) ELEVATION3/16" = 1'-0" (24 X 36 SHEET)3NORTHWEST (SIDE) ELEVATION3/16" = 1'-0" (24 X 36 SHEET)43/16” = 1’-0” (24X36 SHEET)036 120 6 12 243/32” = 1’-0” (12X18 SHEET)14’-0” AFFT.O. ROOF14’-0” AFFT.O. ROOFPage 32 of 223
4640 BROAD STREETA71919-01-CU2010 FEBRUARY, 2022COLOR AND MATERIALSABCDEFGMETAL CORNICEBLACKENED METALMASA EXTRUDECK AWNINGTIGER DRYLAC 38/80002GREY CLASSIC 314 CEMENTITIOUS TRIMSENERGY WALL STUCCOCHARCOALPLASTER WAINSCOTSENERGY WALL STUCCOGREY ASHCORRUGATED METALBRICK VENEERPACIFIC CLAYRED FLASHED THIN BRICKWALL SCONCEWAC LIGHTINGSTEAMPUNKGHBACFFDEHSTOREFRONTKAWNEER STOREFRONTBLACK3/8” = 1’-0” (24X36 SHEET)0 1.5 3 6036 123/16” = 1’-0” (12X18 SHEET)GPage 33 of 223
2200''--22""88''--22""66''--22""88''--88""4640 BROAD STREETA81919-01-CU2010 FEBRUARY, 20221/4” = 1’-0” (24X36 SHEET)024 8048 161/8” = 1’-0” (12X18 SHEET)TRASH ENCLOSURE & BIKE PARKINGPROPOSED BIKE PARKINGN.T.S. 2SHORT TERM BIKE RACK: COMPANY: PEAK RACKSCAPACITY: 5-BIKE CAPACITYCOLOR: GREENPage 34 of 223
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4640 BROAD STREETC11919-01-CU2010 FEBRUARY, 20221 20 -0 2 EE01020 0020 0 01 0 -0 12 1 EECIVIL GRADING AND DRAINAGE PLANPage 36 of 223
4640 BROAD STREETC21919-01-CU2010 FEBRUARY, 20221 20 -0 2 EE01020 0020 0 01 0 -0 12 1 EECIVIL STORMWATER CONTROL PLANPage 37 of 223
4640 BROAD STREETC31919-01-CU2010 FEBRUARY, 20221 20 -0 2 EE01020 0020 0 01 0 -0 12 1 EECIVIL UTILITY PLANPage 38 of 223
4640 BROAD STREETC41919-01-CU2010 FEBRUARY, 20221 20 -0 2 EE01020 0020 0 01 0 -0 12 1 EETRUCK TURNING EXHIBITPage 39 of 223
4640 BROAD STREETC51919-01-CU2010 FEBRUARY, 20221” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)PARCEL MAPPage 40 of 223
X X X X X X XXXXXXXXXXXXEVEVIRRIGATION AND PLANTINGDESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BEUSED TO MONITOR THE IRRIGATION WATER ANDMANAGE DAILY WATER CONSUMPTION TO THEMINIMUM REQUIREMENTS FOR EACH HYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILLBE IRRIGATED ON SEPARATE HYDROZONES, SO THATONCE ESTABLISHED, WATER CAN BE REGULATED IN AMORE EFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLERIRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENEDWITH VEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITHTHE IRRIGATION SYSTEM DESCRIBED ABOVE WILLMEET OR EXCEED THE STATE MODEL WATER EFFICIENTLANDSCAPE ORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT 64261. ALL SITE FURNISHINGS SHALL BE PROVIDED BYDEVELOPER2. ALL STREET TREES TO CONFORM WITH CITY OFSAN LUIS OBISPO'S PREFERRED STREET TREE LIST3. LANDSCAPE AREA: 11,952 SF4. RECYCLED WATER WILL BE UTILIZED FORLANDSCAPE IRRIGATION ONCE AVAILABLENOTES4640 BROAD ST5-PUMP CANOPYPRELIMINARY PLANT LISTTREESCOMMON NAMEAGONIS FLEXUOSA PEPPERMINT WILLOWLOPHOSTEMON CONFERTUS BRISBANE BOXGINKGO BILOBA MAIDENHAIR TREEPISTACIA CHINENSIS CHINESE PISTACHEQUERCUS AGRIFOLIA COAST LIVE OAKSHRUBSCOMMON NAMEAGAVE SPP. AGAVEANIGOZANTHOS SPP. BIG RED KANGAROO PAWBULBINE FRUTESCENS `HALLMARK` STALKED BULBINECHONDROPETALUM TECTORUM `EL CAMPO` CAPE RUSHFESTUCA CALIFORNICA CALIFORNIA FESCUEJUNCUS SPP. RUSHLAVANDULA X INTERMEDIA `PROVENCE` PROVENCE LAVENDERLEYMUS SPP WILD RYELOMANDRA SPP. TROPIC BELLE MAT RUSHOLEA EUROPAEA `LITTLE OLLIE` TM LITTLE OLLIE OLIVEPHLOMIS FRUTICOSA JERUSALEM SAGEPHORMIUM SPP. NEW ZEALAND FLAXSALVIA SPP. SAGESENECIO MANDRALISCAE BLUE FINGERSESLERIA AUTUMNALIS AUTUMN MOOR GRASSPATIO WITH SEATINGPROPERTY LINEBROAD STFARMHOUSE LNTRASH ENCLOSUREPROPERTY LINEMONUMENT SIGN, SEESIGNAGE PACKAGE30' VISION TRIANGLETHREE BIKE SINGLED SIDEDPEAK BIKE RACK AND ONEBICYCLE LOCKERMONUMENT SIGN, SEESIGNAGE PACKAGE30' VISION TRIANGLEFLAGPOLE4640 BROAD STREETL11919-01-CU2010 FEBRUARY, 20221” = 10’-0” (24X36 SHEET)0 5 10 2001020 401” = 20’-0” (12X18 SHEET)LANDSCAPE SITE PLANPage 41 of 223
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