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HomeMy WebLinkAbout04-07-2025 ARC Agenda Packet Architectural Review Commission AGENDA Monday, April 7, 2025, 5:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo The Architectural Review Commission holds in-person meetings. Zoom participation will not be supported. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of complimentary parking; restrictions apply, visit Parking for Public Meetings for more details. INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline may not be processed until the following day. Public Comment during the meeting: Meetings are held in-person. To provide public comment during the meeting, you must be present in the Council Chambers. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation must provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Vice Chair Ashley Mayou will call the Regular Meeting of the Architectural Review Commission to order. 2.OATH OF OFFICE On April 1, 2025 the City Council will consider approving the annual appointment to the City Advisory Bodies, which proposes to appoint Mick Atkins and Kyle Bell to the Architectural Review Commission, with 4-year terms commencing on April 1, 2025. If approved, Deputy City Clerk Sara Armas will administer the Oath of Office to the newly-appointed Commissioners. 3.ELECTION OF CHAIR AND VICE CHAIR As required by the Architectural Review Commission Bylaws, hold the annual election of Chair and Vice Chair to a one-year term. 4.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA The public is encouraged to submit comments on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on items presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for discussion. 5.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Architectural Review Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. 5.a CONSIDERATION OF MINUTES - DECEMBER 16, 2024 ARCHITECTURAL REVIEW COMMISSION MINUTES 5 Recommendation: To approve the Architectural Review Commission Minutes of December 16, 2024. 6.PUBLIC HEARING Note: The action of the Architectural Review Commission is a recommendation to the Community Development Director, another advisory body, or to City Council and, therefore, is not final and cannot be appealed. 6.a REVIEW OF DEVELOPMENT AT 3450 BROAD STREET, INCLUDING AN APPROXIMATE 4,300 SQ. FT. ADDITION; TENANT IMPROVEMENTS; FAÇADE REFRESH; SIGN PROGRAM; AND ACCESS, PARKING, AND LANDSCAPING UPGRADES (ARCH-0672- 2024, PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) 9 Recommendation: Staff recommends the Architectural Review Commission consider the following actions: Review the project in terms of its consistency with the Community Design Guidelines and Sign Regulations and provide a recommendation to the Planning Commission regarding the proposed building, site, and sign designs; and 1. Review the proposed fencing in terms of its consistency with the Open Space, Drainage, and Bicycle/Pedestrian Access Easement Agreement and provide a recommendation to the Planning Commission. 2. 7.COMMENT AND DISCUSSION 7.a APPOINTMENT TO THE TREE COMMITTEE Staff will provide an overview of the Bylaws requirement to appoint one member of the Architectural Review Commission to serve on the Tree Committee. Recommendation: To appoint a Commissioner to serve on the Tree Committee for a term concurrent with their ARC term. 7.b STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Principal Planner Rachel Cohen. 8.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for April 21, 2025 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. LISTENING ASSISTIVE DEVICES are available -- see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7114 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the Architectural Review Commission are available for public inspection on the City’s website, under the Public Meeting Agendas web page: https://www.slocity.org/government/mayor- and-city-council/agendas-and-minutes. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl erk 1 Architectural Review Commission Minutes December 16, 2024, 5:00 p.m. Council Hearing Room, 990 Palm Street, San Luis Obispo Present: Commissioners Kelley Abbas, Robert Arens, John Carrion, Vice Chair Ashley Mayou, Chair Brian Pineda Absent: Commissioners Michael Clark, Charles Gerencser City Staff Present: Principal Planner Rachel Cohen, Deputy City Clerk Sara Armas, Deputy City Clerk Kevin Christian _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on December 16, 2024 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Chair Pineda. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - NOVEMBER 18, 2024 ARCHITECTURAL REVIEW COMMISSION MINUTES Motion By Vice Chair Mayou Second By Commissioner Arens To approve the Architectural Review Commission Minutes of November 18, 2024. Ayes (4): Commissioner Arens, Commissioner Carrion, Vice Chair Mayou, and Chair Pineda Abstained (1): Commissioner Abbas Absent (2): Commissioner Clark and Commissioner Gerencser CARRIED (5 to 0) Page 5 of 61 2 4. PUBLIC HEARING 4.a REVIEW OF THREE SINGLE FAMILY DWELLINGS IN ENCLAVE AT RIGHETTI (LOTS 23, 24, AND 34), INCLUDING REQUESTS FOR REAR SETBACK REDUCTION AND EXCEPTIONS TO HEIGHT LIMITS FOR WALLS, FENCES, AND HEDGES (ARCH-0457-2024) Assistant Planner Walter Oetzell presented the staff report and responded to Commission inquiries. Thomas Esser, representing Vellum Design Build, provided a brief overview of the project and responded to questions raised. Chair Pineda opened the Public Hearing Public Comments: None --End of Public Comment-- Chair Pineda closed the Public Hearing Motion By Vice Chair Mayou Second By Commissioner Abbas Recommend that the Community Development Director find the project design, including requested exceptions to standards for garage setback (for Lot 23), rear setback (for Lot 24), and fence and wall height (for limited areas of all three lots), to be consistent with the Orcutt Area Specific Plan and Community Design Guidelines. Ayes (4): Commissioner Abbas, Commissioner Carrion, Vice Chair Mayou, and Chair Pineda Noes (1): Commissioner Arens Absent (2): Commissioner Clark and Commissioner Gerencser CARRIED (4 to 1) Page 6 of 61 3 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Principal Planner Rachel Cohen provided the following updates:  The January 6 and January 20, 2025 meetings will be cancelled.  There are currently no items on the agenda forecast at this time.  The City will be hosting an upcoming community event in January regarding the 2025-27 Financial Plan, allowing the community to provide input to help establish priority goals for the City. 6. ADJOURNMENT The meeting was adjourned at 5:45 p.m. The regularly scheduled meetings of January 6, 2025 and January 20, 2025 will be cancelled due to the New Year's Day and Martin Luther King Jr. Day holidays. The next Regular Meeting of the Architectural Review Commission is scheduled for February 3, 2025 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2025 Page 7 of 61 Page 8 of 61 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF BUILDING AND SITE IMPROVEMENTS, INCLUDING AN APPROXIMATE 4,300 SQUARE FOOT ADDITION; TENANT IMPROVEMENTS; FAÇADE REFRESH; SIGN PROGRAM; AND ACCESS, PARKING, AND LANDSCAPING UPGRADES WITH A FENCING REQUEST IN THE OPEN SPACE EASEMENT. PROJECT ADDRESS: 3450 Broad Street FILE NUMBER: ARCH-0672-2024 BY: Hannah Hanh, Associate Planner FROM: Rachel Cohen, Principal Planner Phone Number: (805) 781-7432 Phone Number: (805) 781-7574 Email: hhanh@slocity.org Email: rcohen@slocity.org APPLICANT: San Luis Obispo Classical Academy REPRESENTATIVE: Tim Ronda, SDG Architects RECOMMENDATION Staff recommends the Architectural Review Commission consider the following actions: 1. Review the project in terms of its consistency with the Community Design Guidelines and Sign Regulations and provide a recommendation to the Planning Commission regarding the proposed building, site, and sign designs; and 2. Review the proposed fencing in terms of its consistency with the Open Space, Drainage, and Bicycle/Pedestrian Access Easement Agreement and provide a recommendation to the Planning Commission. 1.0 PROJECT DESCRIPTION San Luis Obispo Classical Academy (SLOCA, Applicant) has applied for a Moderate Development Review (ARCH-0672-2024) application to construct various building and site improvements at 3450 Broad Street (Attachment A – SLOCA Project Description, Attachment B – SLOCA Project Plans). This application is accompanied by the Applicant’s Planned Development Amendment (PDEV-0673-2024), Conditional Use Permit (USE-0674-2024), and Tree Removal Application (TREE-0033-2025) for a project to establish and operate a private elementary school and daycare (i.e., infant childcare through eighth grade) at the existing development. The project is intended to relocate and consolidate existing SLOCA students and staff from three (3) separate locations, including (1) the K-8 school site at 165 Grand Avenue, (2) the preschool and infant care site at the intersection of Grand Avenue and Slack Street, and (3) staff offices at 1880 Santa Barbara Avenue. As proposed, the elementary school would consist of seven (7) preschool and infant rooms; 19 classrooms and educational flex spaces; a gymnasium; a library; a kitchen and breakroom; administration offices and meeting rooms; storage rooms; and an outdoor field with various recreational activity areas. Meeting Date: 4/7/2025 Item Number: 6a Time Estimate: 30 minutes Page 9 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Proposed building improvements include (a) an approximate 4,300 square foot addition (i.e., enclose loading dock to accommodate gymnasium, second floor offices, and library mezzanine) to the existing approximate 50,800 square foot building (to produce an approximate 55,100 square foot building); (b) tenant improvements to create classrooms, offices, library, gymnasium, etc.; (c) a façade refresh with new exterior colors and finishes; and (d) the establishment of a new sign program. Proposed site improvements include (a) removal of the north parking lot and replacement with an outdoor field and various activity areas; (b) design revisions to the south parking lot to accommodate new access and circulation improvements; and (c) landscaping upgrades, which include a request to install fencing within the open space easement. Required Advisory Body Reviews In addition to the Architectural Review Commission’s (ARC) review, the overall project scope requires a review and recommendation by the Tree Committee (TC) for the accompanying tree removal request, and a review and final decision by the Planning Commission (PC) to allow the proposed private elementary school and daycare along with all associated building and site improvements. On March 24, 2025, the TC reviewed the Applicant’s request to remove 20 existing trees and provide 45 compensatory tree plantings, and recommended the PC approve the tree removal request as part of the project. The project is tentatively scheduled for the PC’s review and final decision on June 11, 2025. At this meeting, the PC’s review will consider recommendations from the preceding ARC and TC reviews as part of their final decision on the project. 2.0 PROJECT SITE INFORMATION Site Data Location 3450 Broad Street Land Use Designation Services and Manufacturing (SM) Zone Service Commercial Zone with Special Considerations Overlay and Planned Development Overlay (C-S-S-PD) Project Site Approximately 3.5 acres Surrounding Uses North – Single-family residences South – Vehicle repair, single-family residence, etc. East – Manufacturing, distribution, wholesale, etc. West – Vacant, open space Page 10 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Figure 1 – Project Site Prior Approvals / Site Background Information Original Site Development On November 17, 1997, the ARC approved a development project for a 52,000 square foot commercial building with supporting site improvements such as parking, access, and landscaping, including a creek setback exception along portions of the creek to accommodate a bike path, at 3450 Broad Street. This approval sustained when the City Council denied an appeal of, and upheld, the ARC’s approval of the Acacia Creek Commercial Center (now referred to as the Acacia Creek Business Park) on January 6, 1998 (Attachment C – Resolution No. 8753 [1998 Series]). Following project approval, the Acacia Creek Business Park was constructed and is now the existing development that is proposed with various building and site improvements to accommodate a future school and daycare. It should be noted that the original site development required enhancement of the riparian corridor for Acacia Creek (located to the north side of the existing bike path), which resulted in the dedication of an open space easement to the City (Attachment D – Open Space, Drainage, and Bicycle/Pedestrian Access Easement). To protect this open space area, the agreement detailed allowable uses and structures such as open fencing within the easement area. Analysis regarding the ARC’s purview as it relates to project consistency with the applicable condition of this agreement is provided in Sections 4.0 and 5.0 below. Page 11 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Special Considerations Overlay (S Overlay) The project site is located in a S Overlay that requires the processing of an Administrative Use Permit (now referred to as a Minor Use Permit) with proposed development to ensure that particular special considerations associated with the site are addresse d. The special considerations for this site include (a) its location along Highway 227 (Broad Street) and concerns for areawide circulation impacts; (b) the need for various frontage improvements (which have been addressed as part of the original site development); and (c) the location of a portion of the riparian corridor of Acacia Creek within the site. Following the ARC’s review of the proposed and site improvements, the PC will review the preceding recommendations and all accompanying applications, including the Conditional Use Permit (USE-0674-2024) to establish a school and daycare and any potential impacts related to access, circulation, and the creek, as part of the final decision on the project. Planned Development Overlay (PD Overlay) The project site is located in a PD Overlay that allows use of the existing building for large professional office uses. On April 6, 1999, the City Council adopted Ordinance No. 1351 (1999 Series) amending the zoning map from C-S-S to C-S-S-PD to enable large professional office uses for the property at 3450 Broad Street. At that time, LUE Policy 3.3.2.E stated that large offices, with no single tenant space less than 2,500 square feet, and having no substantial public visitation or need for access to downtown government services, may be in the Services and Manufacturing district (i.e., land use designation), subject to approval of a PD Overlay. Per Section 17.48.090(D) (Amendment to the Final Development Plan), amendments to large office PD ordinances approved by the City Council prior to 2003 (such as Ordinance No. 1351) to allow changes to the proposed use may be approved by the PC. Following the ARC’s review and in accordance with this section, the PC will review all accompanying applications, including the Planned Development Amendment (PDEV -0673-2024) to change the existing office use to the proposed school and daycare, as part of the final decision on the project. 3.0 PROPOSED DESIGN Architecture: Contemporary metal building Design Details and Materials: Metal siding, roofing, and awnings; aluminum storefront doors and windows; and wood vertical screens Colors: Muted earth-tone colors, including white, gray, and walnut Page 12 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Figure 2 – Rendering of Main Building Entry Along Sacramento Drive Figure 3 – Rendering of Building Entry/Exit at the Outdoor Field 4.0 FOCUS OF REVIEW As detailed in Section 17.106.020(B)(2) (Nonresidential Enlargement or Modification), a significant building enlargement and/or modification includes the lesser of the following:  An increase in gross floor area equal to, or exceeding 25 percent of, the existing gross floor area of the structure (which equates to an increase of approximately 12,700 square feet for the existing 50,802 square foot building); or  An increase of more than 2,500 square feet. Page 13 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Since the project includes a building addition of approximately 4,300 square feet, approval of a Moderate Development Review application is required. Per Section 17.106.040(A)(1) (Recommendations from Advisory Bodies), the ARC’s role for Moderate Development Review applications is to (1) evaluate the project for consistency with design principles and objectives in the Community Design Guidelines, Sign Regulations, and applicable City standards, and (2) provide a recommendation to the PC regarding the proposed building, site, and sign designs. Note – The final review authority is elevated to the PC, instead of the Community Development Director, because accompanying applications for the project (i.e., Planned Development Amendment and Conditional Use Permit) require the PC as the final decisionmaker. In addition, the ARC is to review and determine if the fencing proposed within the open space easement is appropriate to open space preservation and whether it should be approved as described in Condition 3.a. of the Agreement (Figure 4 – Excerpt of the Open Space Easement Agreement). Figure 4 – Excerpt of the Open Space Easement Agreement (Attachment D) 5.0 CONSISTENCY REVIEW Staff has evaluated the project for consistency with applicable guidance in the Community Design Guidelines and Sign Regulations, and compliance with conditions of the underlying agreement related to the original development approval in the following discussion. Community Design Guidelines The project includes a gross floor area increase of approximately 4,300 square feet consisting of the (1) enclosure of the loading dock to create the gym and gym lobby, (2) addition of second floor offices, and (3) addition of a library mezzanine. While the project results in a gross floor area increase, most of the improvements are limited to the interior of the building (i.e., new second floor offices and library mezzanine to be created within the existing building space without increasing its height) and the only exterior building wall change is to enclose the loading dock (located on the north elevation) and create a gym lobby without altering the footprint of the existing loading dock area. Accompanying site improvements would remove hardscape (i.e., existing north parking lot) and replace with outdoor recreational and landscaping areas (i.e., outdoor field and activity areas). Additional native trees would also be planted throughout the site (around the outdoor field, along the side yard on Sacramento Drive, and in the south parking lot). Page 14 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Figure 5 – Proposed Building Elevations As proposed, the building improvements include a limited change to its existing form (i.e., one new wall to enclose the loading dock) and an overall façade refresh with a consistent use of new paint colors in a muted color palette and complementary metal/wood materials and detailing throughout all elevations of the existing metal building. The accompanying site improvements would also introduce outdoor spaces and additional landscaping and native trees to soften the overall appearance of the development. As proposed, the project would be consistent with the Community Design Guidelines, specifically Section 3.1(B) (General Architectural Design Guidelines) for the consistent muted use of colors, materials, and detailing throughout all elevations, and Section 3.1(C) (Site Planning) for the integration of landscaping to define new outdoor spaces and the addition of pedestrian amenities and native trees throughout the project site . No discussion items have been identified for the ARC’s review. Page 15 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Sign Regulations As part of the project, a new sign program is proposed to accommodate the school and daycare (SLOCA) as the sole tenant for the entire building. The sign program includes a total of seven (7) signs, which include various exceptions (as bolded in Table 1 below) to create a comprehensive set of signs for the large site (Figure 6 – Proposed Sign Program, Table 1 – Sign Program Summary). Figure 6 – Proposed Sign Program Table 1 – Sign Program Summary Sign Details Proposed Allowed / Required Cumulative Sign Area 183 square feet (SF) 200 SF Number of Signs Seven (7) signs Two (2) signs Type of Signs Page 16 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 Awning  One (1) sign at main building entry along Sacramento  14.25 SF  One (1) sign per tenant  25% of awning area or 25 SF, whichever is less Monument  Two (2) signs along the Sacramento and Broad frontages  30 SF and 24 SF (one- side)  One (1) sign per premises per frontage  24 SF (for single largest face) Wall  Three (3) signs at building entries, but one without public entrance at the gym/field  (1) 28.26 SF and (2) 12.5 SF  Two (2) signs at building entries with public entrance  Less than 100 square feet or 15% of building face, whichever is less Projecting  Two (2) signs  12.5 SF (one-side) Not allowed in the C-S zone As proposed, the sign program includes a variety of signs throughout the project building and site that are primarily oriented at the street frontages to provide visibility (i.e., awning, monument, and wall signs to indicate SLOCA as the tenant) and at select building entries to indicate changes in the use of different rooms and areas (i.e., wall and projecting signs to indicate the gym, little wonders, and den). The ARC should review and determine whether the sign program has been designed with consideration to the number of signs (e.g., does the sign program include an adequate number of signs without resulting in clutter?), sign placement (e.g., do the signs provide sufficient visibility and information while remaining well integrated with the project building and throughout the site?), sign scale in relation to building scale, and readability (e.g., are the signs appropriately sized in order to provide information without being too large?). In addition, the ARC should consider whether the colors, placement, and materials of all signs are compatible with the architecture and facade details of the structure. Fencing in the Open Space Easement The open space easement1 is delineated as an orange dashed line (along the existing bike path) on the site plans and landscaping plans (Attachment B – SLOCA Project Plans). Six-foot-high (6’0”) black aluminum fencing (identified as Fence, F1 on Sheet L1.0 of the Project Plans) is proposed, within the open space easement, between the public bike path and the private school, outdoor field, and parking area to provide security and 1 Approved plans for the original site development were hand drawn in the late 1990s. Based on more recent surveying and mapping tools available, the open space easement is shown on this plan set with increased accuracy and thus indicates that the easement extends into the existing building and hardscape envelopes at some minor portions. Page 17 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 create separate spaces between these uses. As proposed, the black aluminum fencing is open, see-through fencing that would provide separation and protect uses on both sides. The ARC should review and determine if the proposed fencing is consistent with “see- through fencing appropriate to open space preservation ” that may be allowed by the ARC per Condition 3.a. of the Agreement. 6.0 PROJECT STATISTICS The project would result in limited changes to development standards as summarized in Table 2 (Summary of Changes to Applicable Development Standards). As proposed, the project would comply with the allowance or requirement of each affected development standard, and no conflicts are identified. Table 2 – Summary of Changes to Applicable Development Standards Project Details Proposed Allowed / Required Maximum Floor Area Ratio 0.36 1.5 Public Art Onsite contribution or in- lieu fee payment Onsite, offsite, or in-lieu fee contribution Tree Removals TC reviewed and recommended approval of the tree removal request; PC to review the recommendation as part of the final project decision Number of Vehicle Spaces 88 spaces 88 spaces Number of Bicycle Spaces  Short-term  Long-term 16 spaces 14 short-term 2 long-term As determined by the Community Development Director2 Environmental Review Categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines 2 Since there are no specified City bike parking requirements for educational facilities, the project is utilizing guidance provided by the Federal Highway Administration (FHWA) for elementary schools as directed by the Transportation Manager (on behalf of the Community Development Director). FHWA guidance for elementary schools include base requirements of 1 stall per 10 employees and 1 stall per 10 students above second grade; an allowable adjustment/reduction of 50% in spaces based on geographic draw; and a minimum 50% of the bike parking to be long- term spaces with the remaining as short-term racks. As proposed, the bike parking is consistent with FHWA guidance. Page 18 of 61 Item 6a ARCH-0672-2024 (PDEV-0673-2024, USE-0674-2024, TREE-0033-2025) Architectural Review Commission Report – April 7, 2025 7.0 ACTION ALTERNATIVES 1. Recommend approval of the building and site improvements for the Moderate Development Review application. An action recommending approval of these improvements will be forwarded to the Planning Commission for review and as part of final action on the project. This action may include recommendations for conditions to address consistency with the Community Design Guidelines, Sign Regulations, and/or the Open Space Easement Agreement. 2. Continue review of the proposed building and site improvements to a hearing date certain or uncertain. An action continuing the review should include clear direction to the applicant and staff on any pertinent issues related to consistency with the Community Design Guidelines, Sign Regulations, and/or the Open Space Easement Agreement. 3. Recommend denial of the building and site improvements for the Moderate Development Review application. An action recommending denial of these improvements should include findings that cite the basis for denial and reference inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines, Sign Regulations, Open Space Easement Agreement, or other policy document. 8.0 ATTACHMENTS A. SLOCA Project Description B. SLOCA Project Plans C. Resolution No. 8753 (1998 Series) D. Open Space, Drainage, and Bicycle/Pedestrian Access Easement Page 19 of 61 Page 20 of 61 3450 Broad Street Campus Proposal Overview SLOCA is proposing improvements and an approximately 4,352 s.f. addition to the existing 50,802 s.f. office building at 3450 Broad Street to be used for a private, non-sectarian elementary school, with infant child care through 8th grade (55,154 s.f. total). SLOCA’s high school students will meet at another campus. The project will consolidate current SLOCA students and staff from three separate locations in town: the current K through 8th grade site at 165 Grand Avenue, which is the San Luis Coastal Unified School District’s Old Pacheco school; a preschool and infant care site located across the street at Grand and Slack, which is owned by the Cal Poly Corporation; and staff offices at 1880 Santa Barbara Avenue. SLOCA’s privately funded school is organized around three core principles: • Classical Education (focus on virtue and wisdom) • Small class sizes (16 per class) • Hybrid / Home option for Learning (represents two thirds of students K-8) In an age that suffers from the splintering of families, SLOCA brings families together. The school’s emphasis on classical education in conjunction with family involvement provides students with the academic challenges and supportive environment necessary to become truly ready for life beyond high school. SLOCA’s collaborative approach provides families with options for a hybrid program or a full-time program. For the former program, students are at home 2-3 days per week, learning with parents or other adults working under the school's guidance. This allows parents to take part in learning, to contribute to their student's education and to integrate learning with daily life and family values. One third of SLOCA families opt for the full-time program, attending classes 5 days per week, but their time on campus is staggered between traditional classrooms and other flexible student study and workspaces. For building and program design, this hybrid home and classroom model means that many of the classrooms designed for students will serve different students on different days, with some students working from home on the off days. SLOCA’s maximum number of students served across both the hybrid and full-time options will be 372 students from 264 families attending classes at the facility at any one time. ATTACHMENT A Page 21 of 61 SLOCA 3450 Broad Street Campus Proposal 2 Proposed Campus Improvements The school’s campus plan includes the following spaces: ● 5 classroom spaces for infant through pre-school learning ● 2 classrooms for kinder and flex programs for young students ● 19 classrooms dedicated to traditional learning, flex labs, and maker’s spaces, (Each classroom serves no more than 16 students in SLOCA’s model) ● A school library ● A junior-high sized gymnasium/multi-purpose assembly area ● Meeting room ● A school kitchen for event and teaching use ● A staff kitchen, break rooms, and work room. ● Student community and study areas ● A reception lobby and school store The existing single-story building footprint is 50,802 sf. The original building was designed to allow a partial second floor within the building envelope and the project includes 2,968 sf of second floor improvements for administration offices. A 688 sf mezzanine is proposed in the Library. In addition, the existing 696 sf loading dock will be infilled to accommodate a lobby for the gymnasium/multi- purpose space. The exterior building envelope will not be altered but some architectural improvements are proposed including: ● Replacing sloped metal canopies with horizontal trellis/canopies ● Adding horizontal canopies with wood soffits at the tall gable-end windows ● Window screening from spaced 2x6 Kebony or wood finished aluminum ● Color and façade material changes ● New signage and graphics Site improvements proposed include: ● The north parking lot will be replaced with outdoor playground, activity, and gathering spaces. ● Some parking spaces in the south parking lot will be replaced with a combination of time- limited drop-off and compact spaces. Refer to the attached Traffic and Parking Plan. ● Classroom patios are proposed along the south parking lot side with landscaped fencing ● Decks are proposed at the Break Room and Wonders classrooms along the east side of the building. Decks are also shown at the UMS classrooms on the west side of the building supported by structure located in the creek setback and cantilevered over the bike path easement. The cantilevered portion of the deck can be removed in the future if necessary to accommodate future improvements to the bike path. ● Site landscaping will be upgraded. ● ATTACHMENT A Page 22 of 61 SLOCA 3450 Broad Street Campus Proposal 3 ● 6 bicycle parking spaces near the main entrance, 10 bicycle spaces within the fenced yard near the bike path, and 2 long-term bicycle spaces inside are proposed. Proposed Traffic & Parking Plan SLOCA has been working with Central Coast Transportation Consulting. Joe Fernandez and his team have put together a design and summary with traffic and drop-off plans that circulate one way through the site, and allow for sufficient parking during the rest of the school day and for after school events. A summary of his plan is attached. Refer also to the attached Transportation/Parking Management Plan by SLOCA for additional information. Planning and Zoning The zoning for the site is C-S-S-PD established by Ordinance No. 1351 for a planned development (PD 201-98) approved by the City Council in 1999 (attached). The purpose of the PD rezoning was to allow some large offices on the site in addition to the uses already allowed by Use Permit A 88-97 approved in 1997. Condition 2 in the PD Ordinance states that “all requirements included in the zoning regulations for the C-S zone shall apply. The list of uses approved through Use Permit A 88- 97 shall continue to apply…” The uses listed in Use Permit A 88-97 were based on those allowed at the time for CS zoning that did not include schools (primary and secondary). However, the current Zoning Ordinance does allow schools with approval of a Conditional Use Permit (CUP). SLOCA is proposing an amendment to the PD Zoning to allow the school use consistent with the current Zoning Ordinance for the CS Zone. The proposed design includes 3,656 s.f. of second floor and mezzanine improvements within the existing building envelope as noted above. Although Use Permit A 88-97 allowed “mezzanine” improvements with Use Permit approval (Condition 1), the subsequent PD rezoning nullified this condition based on a concern that the balance between the floor area and the parking would not be met. Since the SLOCA school proposal includes a complete re-evaluation of the parking demand that balances the parking for a fixed school use (instead of unknown future tenants), the reason for the PD nullification of Condition 1 does not seem to apply. Therefore, SLOCA is requesting that the “mezzanine” improvements be approved as part of the PD amendment requested. The project site is within Safety Zone 6 of the Airport Land Use Plan (ALUP). Based on recent changes to the ALUP, schools - pre-school through high school - are currently a compatible use in Zone 6. The existing public bike/pedestrian easement and 20-foot creek setback are shown on all site plans. Some play equipment and decking is proposed in the easement that can be removed in the future if necessary to accommodate future improvements to the bike path. Since there is no riparian habitat in the creek setback east of the paved bike path, SLOCA is seeking approval to locate some mechanical equipment in this area. Refer to the Site and Landscape Plans. ATTACHMENT A Page 23 of 61 SLOCA 3450 Broad Street Campus Proposal 4 The outdoor recreation area for grades 1st through 8th is approximately 20,056 sf. (a separate fenced play area of approximately 4,408 sf. is proposed for pre-school and kindergarten children). Section 17.86.240 in the Zoning Regulations allocates 430 sf. of outdoor recreation area for each child that may use the space at any one time which would normally limit the number of children to 47 (20,050/430). However, the use of the outdoor recreation area during lunch or recess will be staggered by education stage with the largest number of students in the LMS/UMS middle school stage (176) having breaks at the same time. In addition, not all the LMS/UMS students will be engaged in outdoor recreation at the same time as some will be gathered for lunch and others will be active in the 5,835 sf gymnasium. The library and den will also be available for student gathering. We are requesting that the project be approved with the outdoor recreation area shown since 17.86.240 allows this requirement to be regulated through a CUP. Attachments: Preliminary Transportation Analysis by Central Coast Transportation Consulting dated 10/18/2024 Transportation/Parking Demand Management Plan and Daily Schedule by SLOCA Airport Land Use Compatibility Table 4-5 pages 4-29 and 4-30 Airport Land Use Map Use Permit A 88-97 for 3450 Broad Street Ordinance 1351 for PD 201-98 City Zoning Regulations Table 2-1 pages 2-7 and 2-9 ATTACHMENT A Page 24 of 61 ATTACHMENT B Page 25 of 61 ATTACHMENT B Page 26 of 61 ATTACHMENT B Page 27 of 61 ATTACHMENT B Page 28 of 61 ATTACHMENT B Page 29 of 61 ATTACHMENT B Page 30 of 61 ATTACHMENT B Page 31 of 61 ATTACHMENT B Page 32 of 61 S A C R A M E N T O D R I V E EXISTING BUILDING 200.50 FF (APPROXIMATE) 200.60 - 200.43 FF RANGE RIGHT OF WAY RIGHT OF WAY PROPERTY LINE PROPERTY LINE S A C R A M E N T O D R I V E ENCROACHMENT EASEMENT OPEN SPACE EASEMENT OPEN SPACE EASEMENT 10 . 0 0 ' PG E EA S E M E N T V I A E S T E B A N A C A C I A C R E E K 60.0' R I G H T O F W A Y 8.1' 21.8' 20.4' 9.7' /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// NO PARKING NO PA R K I N G COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACTCOMPACT WM IRR 1 1 1 1 2 TYP 2 TYP 2 TYP 2 TYP 2 TYP 2 TYP 2 TYP 3 3 3 3 3 4 4 4 4 4 4 5 TYP 5 TYP 5 TYP 5 TYP 6 7 7 7 777 7 8 8 8 9 9 9 9 9 10 10 10 21 21 21 21 21 21 22 22 22 22 22 22 23 23 23 23 23 23 24 24 25 5.00' ASPHA L T SIDEW A L K 26 27 26 26 28 28 28 28 28 60 . 1 0 ' F U L L B A Y D I M E N S I O N 2. 5 0 ' O V E R H A N G 18 . 4 0 ' S T A L L 2. 5 0 ' O V E R H A N G 18 . 4 0 ' S T A L L 60.10' FULL BAY DIMENSION 2.50' OVERHANG 18.40' STALL 2.50' OVERHANG 18.40' STALL 18.00'9. 0 0 ' 5. 0 0 ' 9. 0 0 ' 57 . 7 0 ' B A Y D I M E N S I O N A T C O M P A C T P A R K I N G 2. 5 0 ' O V E R H A N G 18 . 4 0 ' S T A L L 2. 5 0 ' O V E R H A N G 16 . 0 0 ' S T A L L 60 . 1 0 ' F U L L B A Y D I M E N S I O N 2. 5 0 ' O V E R H A N G 18 . 4 0 ' S T A L L 2. 5 0 ' O V E R H A N G 18 . 4 0 ' S T A L L 9.00'8.00'9.00' 18 . 0 0 ' 29 29 29 29 31 31 TYPTYP 31 TYP 32 32 33 33 33 34 TYP 34 TYP 34 TYP 34 TYP 30 30 30 30 35 35 35 35 35 35 36 36 36 36 ADD "RIGHT TURN ONLY" TO EXISTING SIGN 22 34 TYP 34 TYP 37 37 2 0 . 0 0 ' 20.00' 2 0 . 0 0 ' 38 38 38 SL O C L A S S I C A L A C A D E M Y BR O A D S T R E E T C A M P U S PR O J E C T N A M E : PL A N S P R E P A R E D F O R : P R O J E C T L O C A T I O N : SL O C L A S S I C A L A C A D E M Y 16 5 G R A N D A V E SA N L U I S O B I S P O , C A 9 3 4 0 5 34 5 0 B R O A D S T SA N L U I S O B I S P O , C A 9 3 4 0 1 AP N : 0 5 3 - 2 2 1 - 0 3 5 ENGINEER OF RECORD: REVISIONS: CDS JOB #: SCALE: 24-078 AS SHOWN DATE:March 28, 2025 PREPARED BY:MRS REVIEWED BY:MRS z: \ S h a r e d \ C D S D a t a \ a c t i v e j o b s \ 2 4 - 0 7 8 s l o c l a s s i c a l a c a d e m y \ _ P r oj e c t \ 2 _ P r e l i m _ E n t i t l e m e n t s \ C 1 - P r e l i m S i t e P l a n . d w g , M a r c h 2 8 , 2 0 2 5 A B C DEFGHI JKL MNO A B C DEFG HIJKLMNO 2 1 3 4 5 6 7 8 9 10 11 12 CI V I L E N G I N E E R I N G P L A N N I N G P E R M I T T I N G CIV I L DES I G N STU D I O P. O . B o x 1 9 9 | C a m b r i a | C A 9 3 4 2 8 80 5 . 7 0 6 . 0 4 0 1 w w w . c i v i l - s t u d i o . c o m EEN I No . 7 4 7 3 6 TS C TAE FO I GE R AI O F I L A C L I V N R R E R P S D ERET F O NO I LA GNE ISS M O N T E R S O T O SHEET XX OF 3 SHEETS CONSTRUCTION NOTES LEGEND 21 PROPOSED ASPHALT OR ASPHALT GRIND AND OVERLAY 22 PROPOSED CONCRETE FLATWORK 23 PROPOSED CONCRETE CURB 24 PROPOSED REMOVAL OF DRIVEWAYS AND CONSTRUCTION OF PUBLIC CURB, GUTTER, AND SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARDS 25 PROPOSED PUBLIC ASPHALT SIDEWALK TO CONNECT AS SHOWN FROM PUBLIC ROAD ADA RAMP AT EASTERN CORNER OF SITE, EXTENDING TO EXISTING SIDEWALK APPROXIMATELY 200' TO THE SOUTH (NOT SHOWN) 26 STANDARD ACCESSIBLE STALL WITH STRIPING AND SIGNAGE. PAVEMENT MAXIMUM SLOPE IN ANY DIRECTION SHALL NOT EXCEED 2% 27 VAN ACCESSIBLE STALL WITH STRIPING AND VAN ACCESSIBLE SIGNAGE. PAVEMENT MAXIMUM SLOPE IN ANY DIRECTION SHALL NOT EXCEED 2% 28 DETECTABLE WARNING SURFACE (TRUNCATED DOMES) 29 PROPOSED PARKING BAY DIMENSIONS IN COMPLIANCE WITH THE CITY OF SAN LUIS OBISPO PARKING STANDARDS 2230 - 2240 30 PROPOSED RETAINING WALL 31 PROPOSED 4" WIDE WHITE PARKING STRIPE PER CITY REQUIREMENTS 32 PROPOSED STAIRS (WOOD OR CONCRETE) 33 PROPOSED DECK OVER EXISTING STORM DRAINAGE BASINS. BOTTOM OF DECK SHALL BE LOCATAED 6" MIN ABOVE SPILLWAY ELEVATION 34 PROPOSED LANDSCAPE FEATURE 35 PROPOSED FENCE WITH GATES 36 EXISTING BUILDING 37 PROPOSED DECOMPOSED GRANITE 38 PROPOSED DECK. FOUNDATION SHALL BE OUTSIDE OF OPEN SPACE EASEMENT ASPHALT CONCRETE IN PEDESTRIAN AREA DETECTABLE WARNING SURFACE28 22 21 20 10 015 SCALE: 1" = 20' 20 40 C1 PRELIMINARY CIVIL SITE PLAN 1 EXISTING CONDITIONS NOTES 1 EXISTING ASPHALT PATH, PROTECT IN PLACE 2 EXISTING TREE, PROTECT IN PLACE 3 EXISTING PARKING LOT ASPHALT, PROTECT IN PLACE 4 EXISTING CONCRETE CURB, PROTECT IN PLACE 5 EXISTING PARKING LOT STRIPING, PROTECT IN PLACE 6 EXISTING TRASH ENCLOSURE, PROTECT IN PLACE 7 EXISTING SPEED BUMP OR SPEED TABLE, PROTECT IN PLACE 8 ACACIA CREEK FLOWLINE, APPROXIMATE LOCATION 9 LOCATION OF TOP OF CREEK BANK AND RIPARIAN VEGETATION 10 LOCATION OF EXISTING 20' CREEK SETBACK DECK3338 ATTACHMENT B Page 33 of 61 S A C R A M E N T O D R I V E EXISTING BUILDING 200.50 FF (APPROXIMATE) 200.60 - 200.43 FF RANGE RIGHT OF WAY RIGHT OF WAY PROPERTY LINE PROPERTY LINE S A C R A M E N T O D R I V E V I A E S T E B A N A C A C I A C R E E K 60.0' R I G H T O F W A Y 8.1' 21.8' 20.4' 9.7' /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// NO PARKING NO PA R K I N G COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACTCOMPACT WM IRR 200.51 FS (199) (19 9 ) (1 9 7 ) (1 9 8 ) (1 9 9 ) (199) (200) (1 9 8 ) ( 1 9 9 ) (2 0 1 ) (2 0 2 ) ( 2 0 3 ) (2 0 4 ) ( 2 0 4 ) ( 2 0 5 ) (19 6 ) (19 7 ) (19 8 ) (1 9 9 ) (19 5 ) (19 6 ) (19 7 ) (19 8 ) (19 9 ) (20 1 ) ( 2 0 2 ) ( 2 0 3 ) (2 0 0 ) (2 0 0 ) (199) ( 2 0 1 ) ( 2 0 2 ) (202) 199.4 EG 199.4 EG (199.6) EG (199.2) EG (199.3) EG (199.4) EG (199.4) EG (199.3) EG (199.4) EG (199.4) EG (199.3) EG (199.3) EG (199.3) EG (199.5) EG (199.5) EG (199.4) EG (199.4) EG (199.4) EG (199.5) EG (199.6) EG (201.3) EG (199.4) EG (198.7) EG (198.4) EG (198.6) EG (198.7) EG (198.8) EG (198.6) EG (198.5) EG (198.5) EG (198.6) EG (198.7) EG (198.9) EG (198.8) EG (198.7) EG (198.5) EG (198.3) EG (198.6) EG (198.9) EG (199.3) EG (199.8) EG (200.7) EG (199.3) EG 200.10 TC 199.60 FS 200.2 EG 200.10 TC 199.60 FS 200.00 TC 199.50 FS 200.00 TC 199.50 FS 200.08 TC 199.58 FS 200.08 TC 199.58 FS 200.56 FS (200.56) FF (200.49) FF (200.49) FF (200.50) FF (200.50) FF (200.51) FF (200.49) FF (200.51) FF (200.49) FF (200.60) FF (200.58) FF (200.43) FF (200.49) FF (200.51) FF (200.45) FF (200.48) FF (200.46) FF 199.3 EG 199.3 EG 199.60 FS 199.70 FS 200.20 FS 200.10 TC 199.60 FS 197.5 EG 200.00 FS 199.70 FS 5% M A X 5 % M A X 200.10 TC 199.60 FS 200.90 TC 200.40 FS 201.90 TC 201.40 FS 200.35 FS 200.70 FS200.25 FS 200.10 TC 199.60 FS 201.58 FS (203.2) EG (204.3) EG 8 . 3 % M A X 200.36 FS 200.33 FS 200.36 FS 201.20 FS 205.00 FS 205.00 FS 200.87 FS200.87 FS 200.00 FS 199.70 FS 200.50 FS 5% MAX 5% M A X 200.58 FS 200.60 FS 199.00 TG 199.80 FS 200.0 FG 200.00 FS 201.0 FG 202.1 FG 203.1 FG 200.40 FS 200.50 FS (200.8) EG 200.55 FS 201.20 TC 200.70 FS 200.20 FS 3 STEPS AT 6.5" 200.65 FS 199.95 FS 200.80 TC 200.30 FS 5% M A X 5% M A X SL O C L A S S I C A L A C A D E M Y BR O A D S T R E E T C A M P U S PR O J E C T N A M E : PL A N S P R E P A R E D F O R : P R O J E C T L O C A T I O N : SL O C L A S S I C A L A C A D E M Y 16 5 G R A N D A V E SA N L U I S O B I S P O , C A 9 3 4 0 5 34 5 0 B R O A D S T SA N L U I S O B I S P O , C A 9 3 4 0 1 AP N : 0 5 3 - 2 2 1 - 0 3 5 ENGINEER OF RECORD: REVISIONS: CDS JOB #: SCALE: 24-078 AS SHOWN DATE:March 28, 2025 PREPARED BY:MRS REVIEWED BY:MRS z: \ S h a r e d \ C D S D a t a \ a c t i v e j o b s \ 2 4 - 0 7 8 s l o c l a s s i c a l a c a d e m y \ _ P r oj e c t \ 2 _ P r e l i m _ E n t i t l e m e n t s \ C 2 - P r e l i m G r a d i n g P l a n . d w g , M a r c h 2 8 , 2 0 2 5 A B C DEFGHI JKL MNO A B C DEFG HIJKLMNO 2 1 3 4 5 6 7 8 9 10 11 12 CI V I L E N G I N E E R I N G P L A N N I N G P E R M I T T I N G CIV I L DES I G N STU D I O P. O . B o x 1 9 9 | C a m b r i a | C A 9 3 4 2 8 80 5 . 7 0 6 . 0 4 0 1 w w w . c i v i l - s t u d i o . c o m EEN I No . 7 4 7 3 6 TS C TAE FO I GE R AI O F I L A C L I V N R R E R P S D ERET F O NO I LA GNE ISS M O N T E R S O T O SHEET XX OF 3 SHEETS 20 10 015 SCALE: 1" = 20' 20 40 C2 PRELIMINARY GRADING PLAN 2 NOTE: ALL PROPOSED CONCRETE WALKWAYS SHALL BE CONSTRUCTED WITH ACCESSIBLE SLOPES. 1.5% CROSS SLOPE AND 4.5% MAXIMUM RUNNING SLOPE. NOTE: CONCRETE POURED ADJACENT TO BUILDING DOORS SHALL PROVIDE AN ACCESSIBLE FLUSH TRANSITION FROM EXTERIOR FLATWORK TO THE BUILDING FINISHED FLOOR ELEVATION. ATTACHMENT B Page 34 of 61 S A C R A M E N T O D R I V E EXISTING BUILDING 200.50 FF (APPROXIMATE) 200.60 - 200.43 FF RANGE RIGHT OF WAY RIGHT OF WAY PROPERTY LINE PROPERTY LINE S A C R A M E N T O D R I V E ENCROACHMENT EASEMENT OPEN SPACE EASEMENT OPEN SPACE EASEMENT 10 . 0 0 ' PG E EA S E M E N T V I A E S T E B A N A C A C I A C R E E K 60.0' R I G H T O F W A Y 8.1' 21.8' 20.4' 9.7' SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// L W L W L W L W L W L W L W L W L W L W L W L W L W L W L W L WL WL WL SD SD G G G G G G G G G S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SS G G G G SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD WLWLWLWLWLWL SS SS SS SS SS SS SS SD SD SD SD SD SD S D WLS D S D S D SD SD SD SD WLWL WM IRR WL WL 41 41 41 41 41 41 41 41 41 42 42 42 42 42 42 43 43 43 51 51 51 52 52 53 51 41 61 62 62 63 6465 81 81 81 82 83 83838383 83 83 54 66 66 81 81 SL O C L A S S I C A L A C A D E M Y BR O A D S T R E E T C A M P U S PR O J E C T N A M E : PL A N S P R E P A R E D F O R : P R O J E C T L O C A T I O N : SL O C L A S S I C A L A C A D E M Y 16 5 G R A N D A V E SA N L U I S O B I S P O , C A 9 3 4 0 5 34 5 0 B R O A D S T SA N L U I S O B I S P O , C A 9 3 4 0 1 AP N : 0 5 3 - 2 2 1 - 0 3 5 ENGINEER OF RECORD: REVISIONS: CDS JOB #: SCALE: 24-078 AS SHOWN DATE:March 28, 2025 PREPARED BY:MRS REVIEWED BY:MRS z: \ S h a r e d \ C D S D a t a \ a c t i v e j o b s \ 2 4 - 0 7 8 s l o c l a s s i c a l a c a d e m y \ _ P r oj e c t \ 2 _ P r e l i m _ E n t i t l e m e n t s \ C 3 - P r e l i m U t i l i t y P l a n . d w g , M a r c h 2 8 , 2 0 2 5 A B C DEFGHI JKL MNO A B C DEFG HIJKLMNO 2 1 3 4 5 6 7 8 9 10 11 12 CI V I L E N G I N E E R I N G P L A N N I N G P E R M I T T I N G CIV I L DES I G N STU D I O P. O . B o x 1 9 9 | C a m b r i a | C A 9 3 4 2 8 80 5 . 7 0 6 . 0 4 0 1 w w w . c i v i l - s t u d i o . c o m EEN I No . 7 4 7 3 6 TS C TAE FO I GE R AI O F I L A C L I V N R R E R P S D ERET F O NO I LA GNE ISS M O N T E R S O T O SHEET XX OF 3 SHEETS 20 10 015 SCALE: 1" = 20' 20 40 C3 PRELIMINARY UTILITY PLAN 3 NOTE: STORM DRAINAGE PIPING AND CATCH BASINS SHOWN ON THIS PLAN ARE BASED ON A COMBINATION OF RECENT TOPOGRAPHIC SURVEY INFORMATION AS WELL AS RECORD INFORMATION FROM ORIGINAL BUILDING CONSTRUCTION PLANS. UTILITY CONSTRUCTION NOTES 41 EXISTING STORM DRAIN PIPE, PROTECT IN PLACE 42 EXISTING STORM DRAIN CATCH BASIN, ADJUST TO GRADE IF NECESSARY 43 LOCATION OF EXISTING STORMWATER BASIN, NO MODIFICATION PROPOSED. DECK ABOVE WILL NOT AFFECT STORAGE CAPACITY NOTES 44 TO 50 NOT USED 51 EXISTING SANITARY SEWER LINE - PROTECT IN PLACE 52 EXISTING SANITARY SEWER MANHOLE - PROTECT IN PLACE 53 EXISTING SANITARY SEWER CLEANOUT - PROTECT IN PLACE 54 PROPOSED GREASE INTERCEPTOR NOTE 55 TO 60 NOT USED 61 SIX EXISTING WATER LATERALS AND METERS - ABANDON LATERALS IN PLACE, REMOVE METERS AND RECONSTRUCT SIDEWALK, CAP AT CORPORATION STOP. 62 EXISTING FIRE HYDRANT - PROTECT IN PLACE 63 PROPOSED COMMERCIAL WATER SERVICE, METER, AND BACKFLOW PREVENTION PER CITY STANDARDS 64 PROPOSED LANDSCAPE WATER SERVICE, METER, AND BACKFLOW PREVENTION (IRRIGATION POINT OF CONNECTION) PER CITY STANDARDS 65 EXISTING 6" DOUBLE CHECK DETECTOR WITH FIRE DEPARTMENT CONNECTION (FDC) 66 PROPOSED PUBLIC HYDRANT ASSEMBLY TO BE INSTALLED NOTES 67 TO 80 NOT USED 81 PROPOSED MECHANICAL EQUIPMENT 82 EXISTING GAS METERS, PROTECT IN PLACE 83 EXISTING SITE LIGHT, PROTECT IN PLACE EXISTING SITE STORMWATER CONTROL NARRATIVE: THE EXISTING DEVELOPMENT PROJECT WAS CONSTRUCTED IN APPROXIMATELY 1998. DRAINAGE FOR THE PROPERTY IS COLLECTED INTO THREE SURFACE STORAGE BASINS AND DRAINAGE INLETS IN THE PARKING LOT WHICH FLOW TO A JUNCTION BOX WITH ORIFICE PLATE TO MITIGATE PEAK FLOW DISCHARGE. PROPOSED STORMWATER CONTROL NARRATIVE: EXISTING DRAINAGE PATTERNS FOR THE PROPOSED DEVELOPMENT WILL NOT BE MODIFIED FROM THE EXISTING DEVELOPMENT. THE PROPOSED DEVELOPMENT WILL RESULT IN A REDUCTION OF IMPERVIOUS AREA FOR THE PROJECT SITE DUE TO THE REMOVAL OF THE PARKING LOT ON THE NORTH SIDE. THEREFORE, THE PROPOSED RECONSTRUCTION OF THE SITE WILL RESULT IN A REDUCTION IN STORMWATER RUNOFF. PROPOSED WATER DESIGN NARRATIVE: WATER SERVICE TO THE REMODELED BUILDING IS PROPOSED TO BE RECONSTRUCTED INTO ONE PROPERLY SIZED WATER METER. THERE ARE CURRENTLY 6 EXISTING WATER METERS FOR THE PROPERTY, WHICH WILL BE REMOVED WITH THIS PROJECT. PROPOSED WATER SERVICE FIXTURE UNITS TOTAL APPROXIMATELY 220 WSFU. THE PROPOSED WATER METER WILL BE PROPERLY SIZED TO ACCOMMODATE THE NEW DEMAND. PROPOSED FIRE DESIGN NARRATIVE: THE PROPERTY CURRENTLY HAS AN EXISTING 6" DOUBLE DETECTOR CHECK VALVE INSTALLED. NO MODIFICATION TO THIS SYSTEM IS PROPOSED AT THIS TIME. THE CITY WATER MAIN CAN PROVIDE 2500GPM WITH A RESIDUAL PRESSURE OF 79PSI PER WATER MODEL PROVIDED BY WALLACE GROUP. PROPOSED SEWER DESIGN NARRATIVE: THE PROPERTY CURRENTLY HAS AN EXISTING 6" SEWER LATERAL AND SEWER PIPE INSTALLED. NO MODIFICATION TO THIS SYSTEM IS PROPOSED AT THIS TIME. PROPOSED DRAINAGE FIXTURE UNITS TOTAL APPROXIMATELY 220 DFU. THEREFORE, PER CPC TABLE 702.1, A 6" SEWER LATERAL IS SUFFICIENT. ATTACHMENT B Page 35 of 61 ATTACHMENT B Page 36 of 61 ATTACHMENT B Page 37 of 61 ATTACHMENT B Page 38 of 61 ATTACHMENT B Page 39 of 61 ATTACHMENT B Page 40 of 61 ATTACHMENT B Page 41 of 61 ATTACHMENT B Page 42 of 61 ATTACHMENT B Page 43 of 61 ATTACHMENT B Page 44 of 61 ATTACHMENT B Page 45 of 61 ATTACHMENT B Page 46 of 61 ATTACHMENT B Page 47 of 61 ATTACHMENT B Page 48 of 61 ATTACHMENT B Page 49 of 61 Page 50 of 61 l 1 t_= RESOLUTION NO. 8753(1998 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSIONS ACTION, THEREBY UPHOLDING THE DECISION TO G_ RANT FINAL APPROVAL TO THE ACACIA CREEK COMMERCIAL CENTER AT 3450 BROAD STREET (ARC 88 -97) WHEREAS, the City Council conducted a public hearing on January 6, 1998, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of November 17, 1997, and the evaluation and recommendation of staff, and WHEREAS, the City Council has considered the Negative Declaration with Mitigation Measures (ER 88 -97) as prepared by staff, reviewed by the Architectural Review Commission, and approved by the Administrative Hearing Officer. BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Fes. That this Council, after consideration of the proposed project ARC 88 -97), the appellant's statement, staff recommendations and reports thereof, makes the following findings: 1. The proposed project as designed and conditioned is consistent with the general criteria contained in the City's architectural review guidelines. 2. Project approval by the ARC included a creek setback exception for portions of a required City bicycle path through the site in accordance with the findings included in the ARC action letter per SLO Municipal Code Section 17.16.025 G. 3. The building scale and amount of parking provided are appropriate for a project developed in the C -S zone. SECTION 2. Action. The appeal is hereby denied, and the action of the ARC to grant final approval to the project is upheld. At+aCKrner1 1 R 8751 ATTACHMENT C Page 51 of 61 Resolution No.8 11998 Series) Page 2 On motion of Council Member Romero , seconded by Council Member Williams , and on the.following roll call vote: AYES: Council Members Romero, Williams, Smith and Mayor Settle NOES' None ABSENT: Council Member Roalman the foregoing resolution was passed and adopted this 6' day of January, 1998. Mayor Allen Settle ATTEST: I ii l- Cle rk 5,,, APPROVED: rcskarc 88 -97 (Acacia Ck. - deny) ATTACHMENT C Page 52 of 61 RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of San Luis Obispo City Clerk's Office 990 Palm Street San Luis Obispo, CA 93401-3249 NO RECORDING FEE -EXEMPT OPEN SPACE, DRAINAGE AND BICYCLE/PEDESTRIAN ACCESS EASEMENT This indenture, made and entered into this 15th day of September , 19~, by and between Acacia Creek, LLC, a California Limited Liability Company, hereinafter called "owner", and the CITY OF SAN LUIS OBISPO, a municipal corporation of the State of California, hereinafter called "City". WITNESSETH WHEREAS, Owner possesses certain property situated within the City of San Luis Obispo, as described in Exhibit "A", attached hereto and made a part of this easement by reference, commonly known as 3450 Broad Street (Assessors Parcel Number: 053-221-026). WHEREAS, the subject property has certain natural scenic beauty and existing openness, as well as public value for non-vehicular access, more particularly described in Exhibit "B" attached hereto and made a part of this easement by reference; and WHEREAS, an irrevocable offer of dedication of an open space easement, including provision for non-vehicular access to accommodate a bicycle path and pedestrian access, was required as a condition of the City's approval of the Acacia Creek Commercial Center; and WHEREAS, both Owner and City desire to preserve, conserve, and enhance for the public benefit and the natural scenic beauty and existing openness, natural condition and present state of use of the subject property; and WHEREAS, both owner and City wish to make available the public values of the site for non-vehicular access; and WHEREAS, the Owner has offered to dedicate the subject easement to preserve the site's scenic beauty and existing openness by restricting Owner's use of and activities on subject property through the imposition of a perpetual open space and non-vehicular access easement with conditions hereinafter expressed; and WHEREAS, the Owner is willing to grant said easement on the subject property, as part of a development approval. ATTACHMENT D Page 53 of 61 Open Space Easement and Agreement Page 2 NOW THEREFORE, in consideration of the subject property and in compliance with Chapter 6.6 of Part I of Division 1 of Title 5 of the Government Code of the State of California commencing with Section 51070, and in further consideration of the mutual promises, covenants and the conditions herein contained and of the substantial public benefits to be derived therefrom, the parties agree as follows: 1. Owner hereby grants to City, an open space, drainage and bicycle/pedestrian access easement over the subject property. Said grant of easement conveys to City, an estate and interest in the subject property. The nature, character and the extent of the open space easement is as described below, and results from the restrictions hereby imposed upon the use of the subject property by Owner. To that end, and for the purpose of accomplishing the intent of the parties hereto, Owner covenants on behalf of itself, its heirs, successors and assigns, with the City, its heirs, successors and assigns, to do and refrain from doing severally and collectively upon the subject property, the various acts hereinafter mentioned. 2. The bicycle/pedestrian access referenced in this easement includes a 10-foot (3.3 meters) wide Class I bicycle path along the southeastern edge of Acacia Creek to accommodate both bicyclists and pedestrians. 3. The restrictions hereby imposed upon the use of the open space portion of the subject property by Owner and the acts which owner shall refrain from doing upon the subject property are, and shall be, as follows: a. No structures will be placed or erected upon said premises. If desired, see-through fencing appropriate to open space preservation may be allowed if approved by the city's Architectural Review Commission. b. No signs, billboards, similar structures or devices, or advertising of any kind or nature shall be located on or within the subject property. c. Owners shall not plant nor permit to be planted any vegetation upon the subject property, except as may be associated with riparian corridor restoration, erosion control, fire protection, soil stabilization, or as allowed and approved by the City's Community Development Director and Natural Resources Manager. Any such vegetation shall be native riparian. d. Except for the construction and maintenance of the proposed bicycle path and any future planned and City-endorsed trails within the open space area, the general topography of the subject property shall be preserved in its natural condition. e. No extraction of surface or subsurface natural resources shall be allowed. f. No removal of natural vegetation shall be allowed except for fire ATTACHMENT D Page 54 of 61 ---·-------~------------------------------------- Open Space Easement and Agreement Page 3 protection, elimination of dead growth or riparian corridor restoration as directed and approved by the Community Development Director and Natural Resources Manager. g. No use of said described premises which will or does materially alter the landscape or other attractive scenic features of said premises other then those above specified shall be done or suffered. 4. This easement shall remain in effect in perpetuity. 5. The City shall have the right to construct, or reconstruct, public trails and related improvements reasonably necessary for the public use and consignment of the open space easement, and be responsible for the maintenance thereof. 6. This grant may not be abandoned by the City except pursuant to all of the provisions of Section 51 093 of the Government Code of the State of California. 7. This grant of open space easement, as specified in Section 51 096 of the Government Code of the State of California, upon execution and acceptance in accordance with Chapter 6.6 of Part 1 of Division 1 of Title 5 of the Government Code of the State of California commencing with Section 51070, shall be deemed to be an enforceable restriction within the meaning of Article XIII, Section 8 of the Constitution of the State of California. 8. Land uses permitted or reserved to the owner by this grant shall be subject to the ordinances of City regulating the use of land. 9. The City shall have the right of access to remove any drainage obstructions as needed to provide for the conveyance of creek flows, subject to the review and approval of other agencies with regulatory control over work done in the riparian corridor, specifically the State Department of Fish and Game and the U.S. Army Corps of Engineers. 1 0. The terms contained herein shall be binding on the parties hereto and their heirs, successors and assigns. IN WITNESS WHEREOF, the parties hereto have executed this document on the day and year first above written. ALL SIGNATURES MUST BE NOTARIZED ATTACHMENT D Page 55 of 61 Open Space Easement and Agreement Page 4 9/22/98 Manager City of San Luis Obispo by Community Development Director State of California } County of San Luis Obispo} date On September 22, , 19 98, before me, Sandra L. Naumann , Notary Public, personally appeared Patrick N. Smith (x) personally known to me -or -( ) proved to me on the basis of satisfactory evidence to be the person~ whose nam~ is/:ue subscribed to the within instrument and acknowledged to me that he/s:tuJ/.Uce.ycexecuted the same in his/ha:fltheilccapacity(i&), and that by his/~ignature(s) on the instrument the person~). or the entity upon behalf of which the personCS*acted, executed the instrument. Witness my hand and official seal. ~~)1wnr~¥~ Nota Public 1 Capacity claimed by signer(s): ( ) individual(s) ( ) corporation (x) partnership ( ) attorney-in-fact ( ) political agency ATTACHMENT D Page 56 of 61 FROM SMITH AND CO Open Space Easement and Agreement Page 5 Santa Barbara Bank & Trust ~-~~ By: Drncc I. Wennerstrom Its: Senior Vice President STATE OF (ft\ :EQe....#..J l A-) COUNTY OF ~ lb-ACD&A\ 09. 15, 1998 1?' 11 ) ss. On -q_\ \ cs-\ C\~ ·--· before me, .~.QcA K \ v m I Notary Public, personally appeared '.1:::£uctJ ·T.'.\.cf;O~rsonally known to me (or proved to me on the basis of satisfactory evidence) to be the personOO whose naine(s) isl~ subscribed to the within instrument and acknowledged to me that hels)6/th~ executed the same in his/lttml18i:t authorized capacity(i~. and that by his/~r/their signature(~ on the instrument the person(~ or the entity upon behalf of which the person(') acted, executed the instrument. WITNESS my hand and official seal. ~ 8louu := e~~ Signature of Notary 1···· •••••••• P. 6 ATTACHMENT D Page 57 of 61 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT No. 5907 State of . California County of Santa Barbara On __ S_ep=-t_e_m_b_e_r_25--',_1_9_9_8 __ before me, __ S_a_n_d_r_a_L_._N_a_u_m_a_nn-',_N_o_ta_r.:;_y_P_u_b_l_ic ___ _ DATE NAME, TITLE OF OFFICER -E.G., "JANE DOE, NOTARY PUBLIC" personally appeared __ A_le_x_N_. _P_a_n_an_i_d_e_s _________________ _ NAME(S) OF SIGNER(S) Ci] personally known to me -OR · D proved to me on the basis of satisfactory evidence to be the person(~ whose name~ isia:NJ: subscribed to the within instrument and ac- knowledged to me that heishaht~~ executed the same in his/t<l~~mJC authorized capacity~~. and that by hishne:KM:bmr signature(~ on the instrument the person~, or the entity upon behalf of which the person~ acted, executed the instrument. WITNESS my hand and official seal. =4-~ ~FNOTARY ----------• OPTIONAL---------- Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. CAPACITY CLAIMED BY SIGNER D INDIVIDUAL . D CORPORATE OFFICER TITLE(S) D PARTNER(S) D ATTORNEY-IN-FACT D TRUSTEE(S) D LIMITED D GENERAL O GUARDIAN/CONSERVATOR Qg OTHER: Manager (LLC) SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) Acacia Creek, LLC DESCRIPTION OF ATIACHED DOCUMENT Open Space, Drainage and Bicycle/ Pedestrian Access Easement TITLE OR TYPE OF DOCUMENT NUMBER OF PAGES September 15, 1998 DATE OF DOCUMENT Patrick N. Smith and the City of San Luis Obispo Community Devl. Dir. SIGNER(S) OTHER THAN NAMED ABOVE ©1993 NATIONAL NOTARY ASSOCIATION• 8236 Remmet Ave., P.O. Box 7184 • Canoga Park, CA 91309-7184 ATTACHMENT D Page 58 of 61 -------------~------------------------------- Exhibit "A" Open Space and Bikeway Easement File no: 273.05 September 16, 1998 An Open Space and bikeway easement over a portion of Lot 88 of San Luis Obispo Suburban Tract in the City of San Luis Obispo, County of San Luis Obispo, State of California, as shown on the map filed in Book 1 of Licensed Surveys at page 92 in the County Recorders Office of said County, also being the land described in the deed recorded in Volume 2862 of Official Records at Page 567 in said County Recorders Office, described as follows: Commencing at a 2" iron pipe tagged "RCE 30412" at the southwest corner of said land, as shown on the Record of Survey filed in Book 75 of Licensed Surveys at page 58 in said County Recorders, said point being on the easterly right of way of California State Highway 227 as shown on said Record of Survey; thence along said easterly right of way, north 17° 26' 45" west 69.34 feet to the True Point of Beginning; thence leaving said easterly right of way, the following courses: north 05° 16' 55" east 58.25 feet to the beginning of a curve concave to the east having a radius of 22.00 feet and a central angle of 11 ° 53' 47"; northerly along the arc of said curve 4.57 feet; north 17° 1 O' 42" east 71.46 feet to the beginning of a curve concave to the east having a radius of 24.00 feet and a central angle of 5° 25' 33"; northerly along the arc of said curve 2.27 feet; north 22° 36' 15" east 93.51 feet to the beginning of a curve concave to the east having a radius of 24.00 feet and a central angle of 7° 46' 04"; northeasterly along the arc of said curve 3.25 feet; north 30° 22' 19" east 17 .35 feet; north 24 ° 02' 08" east 8.94 feet to the beginning of a curve concave to the west having a radius of 44.00 feet and a central angle of 15° 44' 47"; northerly along the arc of said curve 12.09 feet; north 08° 17' 21" east 42.32 feet to the beginning of a curve concave to the west having a radius of 25.00 feet and a central angle of 27° 35' 34; northerly along the arc of said curve 12.04 feet; north 19° 18' 13" west 38.91 feet to the beginning of a curve concave to the southeast having a radius of 24.00 feet and a central angle of 54° 57' 22"; northeasterly along the arc of said curve 23.02 feet; north 35° 39' 09" east 17.56 feet to the beginning of a curve concave to the south having a radius of 24.00 feet and a central angle of 23° 46' 32"; easterly along the arc of said curve 9.96 feet; north 59° 25' 41" east 35.61 feet to the beginning of a curve concave to the north having a radius of 36.00 feet and a central angle of 5° 50' 32"; easterly along the arc of said curve 3.67 feet; north 53° 35' 09" east 47.97 feet to a point on the westerly right of way of the Pacific Coast Railroad also being 30 feet westerly of the center line of Sacramento Drive ATTACHMENT D Page 59 of 61 Exhibit "A" Open Space and Bikeway Easement File no: 273.05 September 16, 1998 as shown on said Record of Survey; thence along said westerly line, north 46° 05' 25" west 74.39 feet to a point on the northerly line of said land; thence along said northerly line the following courses: south 23° 23' 23" west south 58° 23' 23" west south 46° 12' 18" west south 37° 53' 23" west 82.54 feet; 61.41 feet; 11.47 feet; 128. 10 feet; south 01 ° 39' 30" west 78.42 feet a point on said easterly highway right of way; thence along said right of way south 17° 26' 45" east 204.60 feet; to the True Point of Beginning. Containing 0.8 acres more or less. t is shown on the attached exhibit "B" Tom Mastin LS 4819 Exp s,2000 page 2 ATTACHMENT D Page 60 of 61 Found 1 "IP"D.O.T. ,,__,, -, (JJ ,/ /' / .J:i / (_' / A-,J / ,., I (, y ,,,. T.P. 0.B. •"' °')' ~~ N Oi " <o / Exhibit "B" Found f • IP capped "LS4819" -----,..._~,.... per 75,,ZS/58 (t;p.) 558"23'2 • --61.41' CB c:7 ----;;-· \),_..,.,--N59"25'41 E <.,~/ , 35.61' CURVE DATA * Delta Radius Arc Length ----------------------------------- Cl 11°53'47" 22.00 4.57 C2 5°25'33" 24.00 2.27 C3 7°46'04" 24.00 3.25 C4 15°44'47" 44.00 12.09 cs 27°35'34" 25.00 12.04 C6 54°57'22" 24.00 23.02 C7 23°46'32" 24.00 9.96 cs 5°50'32 36.00 3.67 LINE DATA TABLE No. Bearing Distance Ll N30°22'19"E 17.35' L2 N24°02'08"E 8.94' L3 N35°39'09"E 17.56' L4 S46°12'18"W 11.47' ,/Foond 2" IP tagged "RC£ 30412" p~ 75/1-5/58 IP. 0.B. 27.3.05 27.305ex2.dwg 9/15/9B 1"=60' John L. Wallace & Associates~ ATTACHMENT D Page 61 of 61