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ARC 173-00
Received hy:, L2 I Sul LUIS ow o P L N I N G A P F L I C A 1 77: 4 ,,rrl 111n rrLirI community Development Department a 990 Palm Street • San Luis Obispo, California 93401 a (805)781-711 Project Address and Assessors Flarc:el Number(s): F'-ortion of' ARE 067-241- 'What do you wan' to do? What its your final goal? F3Ui1d_a fx5t_0 Who.Lez_ S 1CLr-fllcntcp st tiOn_.-- - -- Applicant(Whoispr)p(5singttleproject?):-,t2.5-t-(.c hW1Q_l_esale/Todd BarYok------ Day Phone142514�7-75h Applicant's A.ddres.;',9U--_L tit—I?s3.�e,._�.Pt�rlgllti�JdB-�fl4.=2 Representative (if,,ny,:._McC1el:LanHunter/Ken McKentlY_ _ --Day Phoned 626 ) 397-270 120�West Hel.l.evue, Pasadena CA 91L05 Representative's F Property Owner (if )therthan applicant): Alex: Madonna --------Day Phone!�805) 543-0300 Owner's Address-' '' '_Box 3910, _ an Luis Obispo, CA 93406 Please send all IM the Property Owner Authorization By signing this aWicatioo I certify that I have reviewed this WMpkbld application and the attadws! material and I consent m its filing. 1 agree to allow the Community Deveopmonl DepaMhent 10 duplicate and distribute plans to interested persons as i1 d.: termines is necessary for the processing of the applilation. D Permission) to Access Property This section Is to be comiAeted by the property owner and/or oamhpant "a controls doses to the property. To adequately etaluate manY ProIed woposafs Community Devebpmem Peparanent staff. Commisslonara anti city Courtdl Men esta will have to gain access to the etlenor of the teat prop" in order to adequately MYlew and report on the proposed p(djea. Yau signature De4ow certifies that you agree to give the City pnmtasion to aooaea the project Me from 6 a.m. to 5 p.m., Monday through Friday U part of the normal reVleer of this planning appllcyto,. cd Date CHECK REvi Ew APPLICATtoN No. FEE PAID ❑ Rezoninl9R) Xuse NUNN ❑ variance -b( AR-_ Review A&O I."2��j_t� �_ 7"7 b Env. Revie.; d. H ❑ Sulxims1or o Cl GPAntend tort G° ❑ Amexatloi ❑ otherT�- llCltlbn lee paid by'. applicant (] Upllepresenta rj7 Ilia properly owner. Date: ILA— '0 owner. By signing this application I certify that the information provided is accurate. understand the City mgN not approve what I"m appFying for, or might set conditions of approval, I agree to allow the Community Development Department to duplicate and distribute plans to interested persons as it determines is necessary rot the processing of the application. 9, Sirnl4� I _Daft Interior Inspection Contact Information OccasimalN, Community Development Depattment Staff may need access to one or more bugdings on the project site. it this is the ass, Start will use the contact information below to arange an appointrAVIL Name: Day Notes to NO'V ! 0 2000 �tIIAITPP Department of Communi+. :lewelopment Planning Application Project Address 12395 LDVF Parcel 91 -- Legal Description RHO I OS ).3 & LL. PTN LTS 6C 68 tS 69 Zoning I —__--_.— _ g._ Property Owner TWISSEL% N CArHERINE A ET AL In Care Of / A MADOfNP. Owner Address 264 AGUE1 F, SLO CA 934 71-42 067-241-019 Applicant Name COSTCC "V UILESALE, TODD BARr OK Day Phone (425)427-7553 Address 999 LAKE. E 2.. L"-SAOUAH, WA 96027 Representative MCCLELI__AJ HUNr,ER, KEN Mi KE'\ITLY Day Phone(626)397 _2700 Addrese. 120 W. BEL_I VUE°, PASADENA, CA 91105 Send correspondence to X applicant X representative X _ owner other (see file) City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 (805)781-7172 Application made pursuant t06, 3plle�r/, ecti to _. I ) (_'-. -'. �'._� —__ of the San Luis Obispo Municipal Code. tttrT Services Summary F Application # Type olf Application Received ee U 173-00 Allow an arrox. 150K warehouse store and 11/13/00 $1,620 - servCe, staion on ; R site. - ER 173-OCI Evaluate if e emvironment;r impacts 11/13/00 $1,234 - - associated win project dev eloprnent. ARC 173-00 Review be igrs for warehouse store and 11/13/00 $1,375 selvlce stator (:rOieCL Total fees $4.229 Received By PAM RICC Fee Paid Dy Applicant ( 4,229) Assigned planners S /�� a. ,fc�,�. �� i i Hearings l (^r. _, 'i,_. 'AJ J I :ti J,ir ��I►►►IIIIIIIIII !II'��IIII�I►►I�!I������� atV of sAn Us oms po WHIMENEWNWal 990 Pala Street, San Luis Obisao, CA 93401 3249 May 9, 2001 Todd Bartok Costco Wholcsrle 999 Lake Chive Issaquah, W A ' S0217 SUBJECT: iipplication Status; ARC/U/ER 173-00 12395 Los Osos Valley Road Dear Mr. Bari o : The Comuulrlit',' Development Department has conducted it preliminary review of your application for Archirectun l Review, Planning Commission use permit and environmental review. planning staff has the followin connnents and recommendations: The pro ect requires an environmental impact report (FIR) to comply with State law. At it minimum. t'oe EIR should address traffic and circulation, General Plan cone,istency, acsthetis, biology, drainage, water supply, air quality, cultural resom-ces and noise. The FIR sht uld also include review of the potential uses and architectural design for the. Froom Ranch I aice:ls which front I.,os Osos Valley Road. 2. The Co lCD building should be relocated to the southwesterly comer of the property (in the same gt ncral area that was previously proposed). Between the building and the property line abi ting r.he neighboring residential development, a landscape buffer (approximately 20 feet in :Ath), drive aisle and double loaded parking bay should be provided. 3. Deliver dpick-up ..recess routes should be redesigned so no trucks drive along the northw, stci ly property line which abuts land approved for residential developrnent- 4. The ga, stat.ion componeiat of the project will be very controversial (see attached letter) as well a! time consinning and therefore Costco should consider its removal from the applica ion request. 5. The building archit,Xture should be revised to provide a high quality architectural design that do,;s not look like ' a big box". As an example, the Goleta design could he further modifuh to break 1111 roof lines and building; massing. 6. Lightin , shall comply with City standards (see attached). 6 The Oiey 0 'San Luis Obispc is coiTimltted to Include the disabled in all of its services, programs and activiries- Telecomm .nicaiions Device for the Deaf (80f 1 781-7410. April 26, 2001 Ucvelopmv Review Committee Comments Page 2 ARC/U/FR 17 00; 12395 Los Osos Valley Road______--- — 7. T'ne gas station canopy will need to be sprinkled. S. Parking lot design i,including the provision of parking lot landscaping) shall comply with City stmdtuds (see attached). The Architectural Review Commission is considering revisions to the current standards which would allow some of the required landscaping to be concern, rated a ouncl the perimeter of the parking lot rather that distributed throughout. 9. Truck ; elM—ry hours n:iay be restricted to reduce noise impacts to neighboring residential unit; 10. The " Lrtur site driveway shown on plans parallel and immediately adjacent to the a',�prov d LteVaut Ranch public street should be eliminated. it. Pedestt an access ways to adjacent parcels will be required. 12. Shared parking with the adjoining, uses will. be encouraged. 13. Revisi( ns to the project traffic study will be needed to address issues raised by Caltrans and the Citr at the April 26, 2001.meeting. The applicant's traffic engineer should coordinate with tlr,: Public Works Department regarding what additional information needed. 14. The ba edcompactor at the rear ofthe building shall be screened for visibility and noise. 15. No out loor storage shalt be permitted. 16. The 1-oposed signage will require Architectural Review Commission approval of except ons to the City's Sign Regulations. 17 Screen ng of roof mounted equipment will be required. We recommend That you obtain a copy of the Final EIR for Madonna/Eagle Hardware for :your use. Comments lion other departments are attached to this letter. if you have any questions regarding this letter, please cad me. al '781-7175. Sincerely, I �-! Peggy 4�1'c lle Associate Pla user Attachments 1. Fromm Ranch annexation mitigation measures (distributed at meeting) 2.. Planning application review comments from various departments 3. De\'at�l R2 inch South project booklel (distributed at meeting) 4. De\'ai,l Ranch Notih tentative map showing pedestrian access to Costco site 5. Letter 'rom FcoSlc, 1 a W1 6l,h bhment 5 RESOLUTION NO. 9250 (2001 Series) A RESOLUTION OF'THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADOPTING DESIGN GUIDELINES FOR LARGE-SCALE RETAIL PROJECTS WILL REAS, the Land Use Element of the General Plan of the City of San Luis Obispo, adopted on A ugust 1999, sets forth goals, policies and programs to: develop and maintain a pleasant and ,ialTionious environment; promote .and enhance real property valuers; conserve the city's natura] beauty; preserve and enhance its distinctive visual character; and insure the orderly and harmoni( us development of the city with attention to site planning and exterior appearance of public and pi vate structures; and WHEREAS, the City of San L.tri s Obispo desires to have specific guidelines for large- scale retail ctrvelolpmem because of the potentially significant aesthetic impacts that their large scale can ha, eon partiCtrlar sites and more globally on the character of the community; and WHEREAS, the guidelines for large-scale retail development are intended to provide specific guidelines and requirements to assist developers in designing these types of projects in order that ih� y will be more acceptable to the decision -makers reviewing them, and ultimately better receiv.�d by the entire community; and WHI?REAS, the guidelines for Marge -scale retail development are ultimately intended to be a component of the comprehensive guidelines and used in conjunction with other chapters; and WHEREAS, the, City Council conducted a public hearing on November 6, 2001, and has considered the testimony of interested parties, the records of the Architectural Review Commission hearings and action, and the evaluation and recommendation of staff. NO1,V, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as f(Ilows: SECTION 1. Approval. The guidelines for large-scale retail development, attached to this resoluti)n as I-.xhibit A, are hereby approved. Upo:i motion of Vice Mayor Ewan, seconded by Council Member Mulholland, and on the, I )Howmg roll call vote: A't I t;'ouncil Members Marx., Mulholland, Schwartz, Vice Mayor Ewan, and Mayor Settle NO1;S Norie A13`,ENT: gone R 9250 Resolution '�(% 4250 (2.00V Series) Page 2 The foreg,oi .o resolution was adopted this 6"' clay of November 2001. Mayor Allen Settle ATTE i o Lee Piiice. ( itv Clerk APPROVEi) AS TO FORM: eff G� �l,�tgens , CitV)Attorney v ARC Minutes February 19, 2002 Page 5 Mr. Farmer re,plled he would support that. front of the. existing house._ Seconded by Commr. Rawson. AYES: Cornmr. Novak, Rawson, Boudreau, Schultz, and Stevenson NOES: None ABSENT: Commrs. Lopes and Howard ABSTAIW None The motion ;:arried 5-0. 3. 12395 Los Osos Valley Road. ARC 173-00; Conceptual review of design for Costco Store; Costco 1Nholesale, applicant. Associate Planner Phil Dunsmore presented the staff report and requested the Commission offer direction to the applicant on a preferred design scenario for site layout, building elevations and general design features. Kent McKently Costco Architect, explained the history behind the project. Fie stated there have been separate submittals to the Planning Department and after having a Design Review meeting, it was recommended they revise the location of the building. He explain(l,d they decided to get a conceptual design approved by Alex Madonna after the DRC irnoeting, and discussed the overall site layout. Chairperson Stevenson asked if there is going to be a pedestrian connection. Planner f.)unsmore explained there is a plan for pedestrian linkage that is shown on the Duvall Sou"h pdan. Chairperson Stevenson noted that the grade change from Duvall South is very dramatic. Mr. McKently agreed and explained it varies 6-feet. Mr. Burtoc< noted thE> circulation coming off of the main drive does not focus everyone to the front of the warehouse. Mr. McKently explained the concept of the landscaping is to have the trees look like an orchard. They will provide enough space for the widths of the planters. Commr. Schultz noted they are further back than the existing Home Depot building and asked if there would be a out into the hill for this Costco. Mr. Clemens replied yes. ARC Minutes February 19, 2002 Page 6 Chairperson Stevenson asked if a sound wall is being considered, which is relative to the residents and asked how much of a wall would be needed. Planner Dunsmore explained there is going to be a sound wall at the back of the Duvall Ranch that will be 6 to 8-feet high. Mr. McKently explained there would be a residential backyard wall above the grade change Commr. Rawson suggested they regroup their landscape islands to meet City standards of six spacees per island. He suggested they plant a tree on each end of the island to have more of a canopy effect. Mr. McKentk agreed with this suggestion. There was much discussion on the circulation and access for pedestrians. Commr. No�,ak questioned the outdoor use area and the focal point adjacent to major building ent antes, as well as provisions o{f amenities such as water feature benches, landscaped area., and a public square. Mr. McKentl / referred to the reap and explained where each of these areas is located. Commr. Boudreau suggested generating some landscaping relief with significant size either direct y adjacent to the buildings or on the other side of the main drive isle. Commr. Novak suggested there be a separation between the drive isle and the sidewalk to provide a sense of security. She suggested a buffer between the drive isle and the outdoor eating space. Mr. Burtock explained they use zero face curbs for the loading zone and the customers. Chairperson Stevenson asked if anyone could stop on the drive isle for loading. Mr. McKee ly replied yes. There was much discussion on the curb issue, tree wells, parking and driveway. Peter Clen ens, site architect, presented the building design plans. He explained one of the main concept design issues of the building is to be site specific. He noted the site has agricultural history. Commr. Boudreau stated he would be looking how the trees would play into the scheme of the architecture. Commr. Schultz felt the tire installation facility on LOVR is a very unattractive site and would like to see it placed in the bank on the other side of the site. ARC Minutes February 19, 2002 Page 7 Mr. McVontly aYpla.ined the Goleta orientation is identical to what is being proposed. Chairperson Stevenson stated it is not attractive for this much of the building to have; an open service bay. Mr. Clemens stated they would take a look at this. Chairperson 'ievenson commented they are looking for a high -quality look for this end of the buildmil Mr. Clemens explained there is efficiency to these structures; there is a metal building that is inserted inside the frame of the buildings. Commr. Schultz opposed a tin; installation area being visible from LOVR. Commr. Rawson commented that if the facade had some articulation, he would, not be so rigid on the 20-foot in and out. There was much discussion on the tire installation area and the articulation facade. Commr. Howard commented that visual but functional is an important element. Mr. McKentl,„ discussed the food service court and the pedestrian walkways. Commr. Noiak suggested having the emphasis be on pedestrian spaces without compromising them and to accommodate all the other amenities that need to fit into the site. Chairpersor Stevenson suggested that the architecture of the gas station canopy and facility should be of the same quality as with the material features and colors of the building. Commr. Noy ak suggested having cart corral trellis's over the cart corals to break up the sea of asph It PUBLIC COMMENTS: Chuck Snyder, SLO, asked if they were limiting parking. Chairperson Stevenson explained that the City Council adopted a limit on the number of parking spa, -es they must have, and it was less than what they wanted. Jay (inaudihie), SLO, asked how they will accommodate day parking if the parking area is full, and ,rsked where the overflow parking would be. Planner Densmore explained there would be 700 spaces allowed, which is one space per two hundred square feet of gross floor area. ARC Minutes February 19, 2002 Page 8 There were r o kirther comments frorn the public. COMMISSION COMMENTS:. Commr Boudreau asked what the next step is for this project. Planner Dumrmore replied schematic design. Mr. Burtock risked if there is an architectural style that the Commission is looking for. Chairperson Stevenson explained there are many elements in the Goleta design that appeal to hire. He commented the highlight of articulation is the historical contact of the mission look Mr. Clemens asked if concrete block and wood trusses would work as the materials. Chairperson Stevenson felt the details presented look nice and felt stucco would be more appropriate. Commr. Novak suggested canvas awnings for a softer touch. Chairpersor Stevenson commented that darker hues would be his choices for colors, which tend to recede the building rather than advancing it from view. He suggested a different color scheme. Commr. Boudreau commented he would like to see the entire building so they could get a better per:,pective. Mr. Clemens; replied they would have it for the next meeting. There were no motions made. 4. 2223 Monterey Street. ARC 122-01; Conceptual review of renovation of a historic motel and construction of new motel units, conference room and spa; C-T-S zone; John and Carole King and Rob Rossi, applicants. Associate flanner Parr Ricci presented the staff report, asking the applicant's team to present the project and identify changes that were made in response to previous ARC and neighbor comments, and asking the Commission to provide preliminary comments on overall, site planning and building design. Dave Watson, Planner with King Ventures, explained the project involves two distinctive components; 1) the rehabilitation of the Motel Inn and 2) The Apple Farm expansion. He stated tney would like feedback from the Commission and would come back with a design that maintains a distinctive character of the Motel Inn. He explained the second component is creating a distinctive addition for the Apple Farm. Attachment 4 cIIty Of san mots omspo 990 Palm :9t oet, San Luis Obispo, GA 93401-3249 February"?-1, 2002 Costco Wholesale Attn: Todd Bartok 999 Lake Dri re Issaquah, WA 98027 SUBJECT: ARC 173-00 12395 Los Osos Valley Road Conceptual review of design for Costco Store Dear Mr. Bar ok: The Architectural Review Commission, at its meeting of February 19, 2002, conceptually reviewed the project arid! provided preliminary comments, but did not take any kind of ff )rrnal action on the project: 1. Use a Jesign scherne that incorporates mission themes similar to the Goleta Costco Jesign. 2. Use pk.ster with !block at the base for the primary construction of the exterior building elevations. 3. Use rni:;slon tile for rooting instead of standing searn metal. 4. Use so ne canvas for some of the smaller canopies to produce a pedestrian scale. 5. Use varying roof heights, pitched roofs, projections and building articulation to reduce solid wall appearance. Extend canopy and roof features along north and east sit es 6. Allow n ore visual intere:>t (winclows, the features) at front entry 7, Don't r se color combinations to complement or be consistent with the 'Home Depot Jore. 8. Consiclar lowering interior (and exterior) roof height for different interior uses (i.e.: optorn( trist, pharmacy etc.) to help bring more building articulation. 9. Use landscape planters consistent with code requirements for parking area (one planter for every six spaces). 10. Use a Tree at each end of each 'landscape planter. 3� I The City o San LAPS Obispo is committed to Include the disabled in all of its services, programs and activities. q Telecommnnloations Device for the Dear (805) 781-7410. ARC 173-0( Page 2 11. Use tr )e clustering and a mixture of tree varieties to help break up building miassir g and parking expanse. 12. Use a wider landscape planter with tree clusters at edge of parking area nearest buildin t to help break up visual appearance of building as viewed from a distance. 13. Use landscape planters and paving variations to identify a strong separation from buildin 3 entry sidewalk and driving lane. 14. Use a sufficient amount of landscape tree clusters and a landscape planter of sufficient width at the west side of the building to separate Costco and DeVaul Ranch residential. 15. Use landscape trees and a sufficient width for all pedestrian pathways. 16. Creat( a landscape buffer between food court and driving lane/parking lot. 17. Use a trellis feature and landscaping to delineate cart corrals, avoid metal poles and cages. 18. Fie -locate tire installation center to the east side of building. All uses facing Los OSOS Valley Road should stimulate interest and a pedestrian, notvehicular crienL _tion. 19. Fie -locate gas station outside of line of site from Los Osos Valley Road. 20. Consider placing more parking spaces at rear or sides of building. 21. Consi er truck routes and sensitive residential neighborhood. Trucks should use other ;ide of building. 22. Provide DeVaul Ranch final development plans within 150 feet of Costco property (streets elevations and house footprints) on project site plan submittal. Coordinate pedestrian access pathway with project design. If you haVE questions, please contact Phil Dunsmore at (805) 781-752.2. Sincerely, �<�(rj G Ronafd Wt isena�d Deputy Community Development Director Development Review cc: County of SLO Assessor's Office McClellan Hunter Ken McKently 120 W. Bellevue Pasadena, CA 91105 1.JN AVOARC Mirutes April 15, 2002 Page 5 There were io further comments from the public. COMMISSION COMMENTS:: Commr. Rocrt suggested lowering the parking lot fence. Mr. McGuire explained the fence is currently 8-feet tall and would be lowered to comply with vision setback requirements, and a pedestrian opening would be provided in the fence to allo,v access between the public sidewalk and the parking lot. Commr. Boudreau suggested the outside air intake hood should be pointed so it is not seen in profs e. Mr. Brunis r( plied he would check with his engineer, Commr. Boudreau moved that they qrant _final approval based on the -findings and subject to the conditions in the staff_ report, and add: (1) the HVAC unit and existinq exhaust fain at the eastern ant of the building shall be painted to orient it in such a wav that 1) )ie tions from the unit: itself are hidden from view; (2) the roof of the covered walkwayshaall be flat and elements of the walkway should emanate the stele of the vestibule on the front of the building, meaining sizable posts and matching fascia as base to the walkway platform and hand railing (single -rail acceptable); nd (33) the three - color b0clin(acolor palette isacceptable.. Seconded by Commr. Howard. AYES: Commr. Boudreau, Howard, Root, and Chairperson Stevenson. NOES: None. ABSENT; Cornmrs. Rawson, Schultz, and Vice -Chair Lopes. ABSTAIN: None. The motion r arhed 4-0. 3. '12395 Los Osos 'Valley Road. ARC 173-00; Conceptual review of revised desig-is for a warehouse store and service station project; Costco Wholesale, applicant Associate (Planner Phil Dunsmore presented staff report, and asked the Commission for direction on the preliminary building elevations and site landscape plan, with the project to return to the ARC following completion of the EIR to seek final approval of the project design. Commr. Boi dreau asked staff if this design was in compliance with the design guidelines Planner Densmore replied yes. Michael Taylor, Landscape: Architect, discussed the overall site planning and described the major changes from the; last layout. Fie explained there were a couple of major changes; ore was to move the tire installation service over to the side of the building. ry ARC MinAes April 15, 2002 Page 6 They moved the actual food service preparation area inside the building, but there is still a covered sf:ating area. He stated they changed the landscape in terms of where the tree location,; are on the islands and noted the Commission wanted the parking lot to look more like an orchard layout. Accenting the pedestrian paths and providing buffers around the b aildirg and around the edges would accomplish this. Mr. Bartoc::k explained they were trying to resolve some of the issues that were addressed al the last meeting. He noted they are not providing anything in the way of soft-scape. Chairperson Stevenson noted the intent of the guidelines is to provide significant tree clustering in order to soften the impact of the view of the building from Los Osos Valley Road. He Celt that additional trees ,near the building would be needed to create an adequate clustering effect. Mr. Taylor e:. plained there are quite a few layers of trees planted since the parking area and storefront: both contain tree planters. Chairperson Stevenson said he liked the overall landscape treatment and felt it would be a great windrow and screening. He felt a Canary Pine or a Mexican Sycamore could work as an �idditional tree next to the building. He commented that this area is a wind tunnel; this kind of wind has been known to stunt a trees growth and can keep them from growing straight, and it is generally very hard on trees. Mr. Taylor e:, plairied they triple stake their trees and have always had good success. Commr. Bor:dreau suggested they verify which trees could withstand constant wind environment;. Mr. Taylor commented that an Australian Willow, as proposed in the parking area, does well in windy conditions. Chairperson Stevenson asked the applicants to address the gas station design concept. Mr. Taylor explained that the gas station is at the farthest point away 'from LOVR and there is a Icng line of trees along the drive; isle, all the way through the project. He stated there is enough room to have multiple layers of trees and shrubs to screen the views to the gas pumps in this area. Peter Clement, Mulvaney Architects, commented that there is a significant distance from LOVR rand it would riot. be visible to people passing by. He explained that it is a member's Orly gas station and only members would know that it is there. Chairperson Stevenson expressed concern about the open gable on the design, and felt there could be problems with too much lighting. He asked if there was a way of articulating that feature without closing the gable. J'ARC Mimites April 15, 2002 Page 7 Ken McKently, Project Manager, replied yes. He explained they could close; it off with some other fidpe of material, but still express the gable. Mr. Bartock stated they would look at that and do a line of site study to show the amount of trees prop >sed and how much of the canopy will be seen. Chairperson Stevenson suggested they close the gable end. Commr. Bot.dreau felt that if the lights are recessed in the canopy and directed downward, tl is problem should be minimized. Chairperson Stevenson commented that the security lighting is an issue and when the stores close, he would like to see a minimum amount of lighting in the parking area. Planner Dun,;more asked which side will include employee parking. Mr. Bartock replied on the backside of the building. Commr. Roc: asked if the employees have to come through the front door. Mr. Bartock explained that everyone has to come through the front door for security reasons. Commr. Roct questioned how one would go through the parking lot to get to the gas station. Mr. Clement referred to the map and explained how they would enter and which route they would g c. Chairperson Stevenson expressed concern on the amount of traffic centering on this location. Mr. Taylor referred to the map and explained that people actually feed from the back of the aisles. lle commented that there are a lot of other options for people to use. Commr. Ro(,t asked how many years out do they have in terms of growth on what would be pta,)ted. Mr. Taylor explained they have a great opportunity for plant growth because they have oversize planters throughout the site, and there is opportunity to plant larger material. He estimate I around 5-7 years. Chairperson Stevenson commented on the architecture of the building and said he liked the articulation that is being provided in the front. He felt they are getting close to meeting thie guideline Issue, but noticed a difference in architectural vernacular with a heavy colonial cornice and suggested that there be an alternative cornice detail that would use a more:: subtle and mission style approach at the cornice. IJWAR13 Minutes April 15, 2002 Page 8 Mr. Clement , explained there are not a lot of examples, but they would take a book at it. Commr. Bouc reau commented that he would like to see a larger tile. Mr. Clement explained that they were thinking about using the same tile: as the Goleta Costco. Commr. Boudreau suggested that if the tile is going to be small in scale, the gable end detail should have plaster articulation to give it more mass to hold it up. He suggested calling out th( rafter tails in the next design. Chairperson Stevenson suggested they propose an alternative base material rather than split face. Mr. Clement commented that he would like to propose a couple of different materials and explained that: there is a material called castle rock, which is a split faced block, but has an uneven break when it is split. Mr. Bartock asked if they used a different material on the base that is 8-feet tall, would it be acceptable to change it on two sides and then go to a similar color, but with the split face on the o' her side where it is not as visible. Chairperson +3tevenson replied yes, hE3 could support that. Commr. Bou� Ireaui asked what: are the columns that are being proposed. Mr. Clement i)xplained they are like Tuscan columns that are recast in concrete Chairperson Stevenson expressed that he liked the articulation in the gable on the north and east elevations. He had a concern with the entrance and felt there is a large space between the ^ rellis and the roof and suggested something be put on the sides to enclose it a little. Mr. Clement said he would look into incorporating some of the buttress details fading into the front Mr. Bartock suggested they take the whole sign element and recess it and do some similar treatn enl with color. Chairperson Stevenson felt if it were done correctly to that vernacular, it would be fine. He felt the cj rrnice was a little too colonial with respect to mission, and the base was a little too con,emporary and should be pre -cast concrete, slump block, or Borne other material. Commr. Root commented on the site elevations and felt the cornice isn't a major issue. He suggested breaking the line of the roof. PrWARC Minutes April 15, 200.2 Page 9 Mr Bartock suggested dropping the parapet in this location so there is a break in the elevation. Commr. Boudreau commented that hie likes the lineararity and the way it terminates with the architecture on the end. Commr ROGt asked if there is a full balcony above the false doorway on the west elevation. Mr. Clement eplied yes. Chairperson Stevenson felt any expression on the north or east elevations should be back to the time center and sheuld be expressed with a higher quality material, Mr. Bartock explained that they enlarged all of the parking bay islands. Chairperson Stevenson asked where the cart storage would be located for people coming into the store. Mr. Bartock ;:xplained underneath the canopy and underneath the trellis and that carts could be cc:m ,ealed with a wall element. Chairperson Stevenson commented that it seemed very tight from the entrance planter to the change of paving material. Mr. Bartock suggested they could use a different color for the paving in front of the store. Chairperson Stevenson suggested a softer arch to the front paving design would be more attractive. He commented that he would like to see a color proposal and suggested a molded variegated stain for the concrete. Commr. Howard felt that the widths of the columns are a little out of scale. Chairperson Stevenson asked if there is something they could do to soften these columns. Mr. Taylor reolied they would take a look at it. Commr. Howard suggested they look at staff recommendations. Planner Dun:3more stated staff is looking for a complete package to come back that can be used for the FIR. The: project will then come back to the ARC for final approval based on these comments. uillNlllllllll!Illll�����piihllllill!!Illlll�lli� atv of sAn ors oms po 990 F'olm St.-eet, Sr, Luis Obispo. CA 9340t-3249 April 17.. 200 Todd Bartol< 17300 Redhil Ave. Irvine, CA 92514 Suite 230 SUBJECT: ARC; 173-00: 12395 Los Osos Valley Road Conceptual review of revised designs for a warehouse store and service station project Dear Mr. Bar,,ok: The Architectural Review Commission, at its meeting of April 15, 2002, conceptually reviewed the project and offered direction on the design proposal, with the item to return to ARC following completion of the project EIR incorporating the following items: 1. The nert design submittal shall consist of a complete project design package to consist -If a site plan, grading plan, elevation drawings, design details pages, section drawings, gas station plans and landscape plans be submitted to the Community Development Department prior to preparing the EIR. The site plan should identify all existing structures and land features within 100 feet of the property boundary. The site plan should also identify proposed homes, nearest streets and pedestrian access to thie Costco site from the DeVaul Ranch residential area. 2. A truck route should be clearly indicated within a future circulation plan for the site. The west side driveway should be designed to discourage truck deliveries, storage or othe traffic. A fire departmient approve barricade, alternative paving, or a narrowe , driveway should be considered for the west side driveway. 3. Site lighting designs should be submitted for review with the next design review. Lighting designs should complement the building design and should consist of low bollards for pedestrian areas, and decorative "mission" style lighting for the building and parking lot areas. A photometric diagram should be provided for all site lighting 4. The trash compactor and bailer at the south elevation should be relocated to the interior :rf the building or designed withiin an enclosed structure that eliminates the visual and potential noise impacts of the equipment. Any enclosures should be designed to match the design of the building. The Glty of tar Alis Obispr 13 �ornmcted to include the disabled In all of Its services, programs and activ tiesIN . Telc unimut carom, Device or'fie 1 (8051 781-7,110. ARC 17J-Oo Page 2 5. The woad trellis at north elevation located in the landscape planter should have column features oir beanis that support the trellis from the ground. Climbing vines should be planted at the trellis. 6. The ga 3 station design theme should complement the main store in quality and appearance of materials. A metal canopy or canopy signage shall not be allowed. Any gas station lighting should provide photometric diagrams. Consider enclosing the gable ends to conceal the lighting. A concept plan for the gas station should be subritted with the next deskgin review. 7. A comprehensive sign prograim should be submitted to the ARC for review and appiov,a'I with the next design submittal. All colors, dimensions and materials of signs siiouldl be identified. 8. A pedestrian path shall be provided as a linkage to DeVaul Ranch. The (pathway shall allow pedestrians to travel from a. public street located west of the site to the Costco property. The pathway should be shown on future design submittals. 9. Section drawings should be provided through site, especially at the location of the retaining wall at the west side of the property. 10. Pirovidf material samples for the split face block at the base of the building. Higher quality 'naterials should be utilized for the north and east elevations. 11. At lease two tree vairieties should be incorporated into the parking lot to be used as sheide trees. Australian Willow shiould be used in combination with another varie'ly to produce; shade and variation. All tree varieties should be selected for tolerance to prevailing onshore winds. 12. A dete I of the Cart corral should be provided that includes landscaping and a trellis feature. Metal or plastic railings should not be used for the can corrals. 13. Provide:! vine plants in the landscape plan for all trellises located adjacent to the buildlmf. 14. All roo'mounted equipment or site mounted equipment including air conditioning or large backflow prevention devices should be incorporated into the; project design Location of mechanical equipment and proposed screening should be provided on drawings for future design review submittals. All of these devices should be examined in future design submittals to be approved by the ARC. 15. Consicer adding more trees at the north elevation of the building to create a tree cluster effect. 16. Consicer an alternative cornice detail. 17. Use largest scale of clay roof tile available to be sure architectural features are in scale with the building. ARC 173-00 Page 3 18. Consider additional articulation such as wall features or a recessed feature at wall above Vie front entry. 19. Show h+)w carts are stored for entering customers at front of store; consider a wall feature :o store carts 20. Considf r rounding the pedestrian pavement feature at the front of the building instead of using squared corners where the pedestrian walkway meets the vehicle drive la ie 21. Considc r the use of a mottled concrete color for the concrete at the front of the store. 22. Stagger the parking lot landscape trees to create a less rigid tree layout. If you have questions, please contact Phil Dunsmore at (805) 781-7522. Sincerely. Ronald Wtrisenand Developmer, Review Manager cc: Coumy of,"DLO Assessor's Office McKe itly +- Associates Attn:^;en McKently 234 E. Colorado Blvd., Suite 725 Pasadena, CA 91101 ARC Minutes December 15, ZA Page 2 regarding a consistent landscape treatment of front yard areas and the parkways from cot to cot for a coordinated and naturalistic look to the development. There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Boudreau moved _to grant final approval to the house designs and color schemes, t>ased_on the findings and conditions in the staff report with three added conditions that addressed rear lot fencing on upslope lots details of roof overhangs for the Prairie architectural she and landform grading. Seconded by Commr. Root. AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Lopes, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The Motion carried on a 7:0 vote. 2. 1540 F'roorn Ranch. ARC 173-00; Architectural review of designs for a proposed warehouse store including a sen✓ice station and site improvements; C-R zone; Todd Bartok, applicant. Associate P anner Phil Dunsmore ipresented the staff report recommending final approval to the Costco site plan, building elevations, landscape plan and design theme of the projeci., consistent with approval of the Use Permit, Final EIR and subject to staff recommended findings and conditions. Jeff Wilson, Mulvanny lG2 Architects, Project Architect, gave an overview of what has been reviewed and responded to the conditions of approval and requested some clarifications on the overall project. PUBLIC COMMENTS: Mary Beth :Ichreeder„ 2085 Wilding Lane, SLO, expressed concern with the sale of hard alcohol at this service station and asked that this not be allowed. Greg Nowe , Nowell & Associates Landscaping, Landscape Architect, gave a brief explanation m the landscaping and type of trees that will be used. There were 110 further comments made from the public. COMMISSION COMMENTS_ At this 4t" review of the project, the ARC focused the discussion on previous comments and remain.ng project issues, as well as the EIR's mitigation measures and the Use Permit conditions. The ARC also suggested that the parking lot landscape be modified to ensure s! cade coverage consistent with the parking standards and ultimatell left the ARC Minutes August 18, 21, 03 Page 5 3. 825 Capitolio Way. ARC 82003; Review of an addition, remodel, and site changes to an existing commercial building; M zone; Mark Coudray, applicant. Associate Planner Philip Dunsmore presented the staff report recommending final approval to the project based on findings and subject to conditions. Warren Hamrick, Project Architect„ explained how the building would be divided, voiced acceptancf with the conditions of approval, and expressed willingness to provide the additional i Dur bicycle parking spaces if necessary. PUBLIC COMMENT: There werr: no comments made from the public. COMMISSION COMMENTS: Vice -Chair Boudreau moved final approval to the project, based on findings and subject to the conditions in the staff report: with Condition 3 amended to require 14 bicycle spaces instead of 10 snaces. Seconded by Commr. Smith. The Commission offered individual comments. AYES: Commrs. Boudreau, Smith, Wilhelm, Root, Lopes, and Stevenson NOES: None ABSENT': Commr. Howard ABSTAIN: None The motior7 carried on a 6:0 vote. 4. 1540 F=room Ranch Way. ARC 173-00; Conceptual review of design for a new warehouse and service station; Costco Wholesale, applicant. Associate Planner Philip Dunsmore presented the staff report requesting the Commission review the revised plans for the Costco warehouse store and fueling center and offer direction and comment, with the applicant to return with a final design plan following c:artification of the F_IR by the City Council. Commr. 'h1helm asked about rounding the curb at the northeast corner of the building and wondered if they are referring to a quarter -turn radius or simply rounding the points of connection. Planner Dunsmore explained discussion at a previous meeting was about rounding of the whole; featured route, not the actual curb feature. Commr. Lopes noted the drainage plan shows a severe cut in the hill behind Costco and wondered if that is occurring on the same property that is dedicated to the City. ARC Minutes August 18, 2QG3 Page 6 Planner Dunsmore replied no, it is a separate lot behind the Costco lot. Commr. L.00es questioned the ownership of the vacant lot. Planner Dunsmore replied that Mr. Madonna would retain ownership. He explained that the EIR acloresses that lot as "not a building site", however it will be used for a portion of the drainage swale and basin. Todd Bartok, Costco Representative, addressed questions pertaining to driving operations behind the warehouse and loading dock hours. Jeffer/ Wilson, Mulvaney G2 Architects, 1110 112th Ave. Bellevue, Washington, reviewed SOME' of the changes that were made since the last ARC meeting. He noted that the western drive has been modified to reduce the width down to 24-feet so they could add an additional six feet into the landscape buffer adjacent to the DeVaul Ranch property. Fie explained by doing this they are able to have a maximum slope from the property line of 2:1 at the worst -case scenario. He noted they have maintained a 20- foot buffer between the driveway road and the building so they could have several tiers of landscaping. He mentioned they have not come up with specific details on how to control the traffic at the western drive access, but noted they would work with the Fire Departmerm to ensure access is restricted, consistent and compatible with the Fire Department. Mr. Bartok referred to the site plan to give a brief explanation on the drive for the trucks and where they would access. Mr. Wilson noted that: some significant changes were made in the parking lot of the drive isle so there would be adequate truck circulation on the eastern side of the building. Fie mentioned 'the screen wall on the eastern side has been increased to 16 feet high and the radius has been widened at that corner so there could be additional planters to buffer this area. There was discussion on the pedestrian access through the parking lot. Commr. Root asked how often are '700 spaces utilized for a store this size Mr. Bartok replied typically during the peak seasons, 700 spaces are utilized There was much discussion about parking spaces Gregory Nowell, Project Landscape Architect, gave a brief overview of changes made to the landscape plan, explaining that they clustered the trees around the cart corrals and will plant Aristralian Willows. Chairperson Stevenson noted how strong the winds are in this area and explained the selection oi trees needs to be chosen carefully. ARC Minutes August 18, 2( 03 Page 7 Mr. Nowell replied that the selections that the Commission recommended are good and noted an erchidl tree is being used along the perimeter for the permanent screening adjacent tc the DeVaul (property. Along the southern property line, a combination of Redwoods and Canary Island Pines will be used to provide a dense screen. He explained what kind of surface would be used for the sidewalks. There was discussion on reducing the size of the trellis and increasing the landscaping in the north elevation. Chairperson Stevenson commented on previous discussions that signing at this location be moved. He noted the Costco sign in that location presents a problem. Mr. Bartok requested that they would explore some alternatives to bring back to the ARC. He rioted it is very critical for Costco to keep its sign on the building wall. There was much discussion on the Costco sign. Chairperson Stevenson suggested that the identification sign be located out by the road. Mr. Bartok replied that Costco does not use pyion or monument signs and explained that Costco does not need to advertise at the street since the building has adequate, visible signage on it. He noted that Mitigation Measure 4 under Visual Resource indicates that a mural was suggested to go along the wall facing Home Depot .as a form of the mandatory artwork, and requested that they put money into the fund to do something dicer. John Baylee, Project Designer, gave a brief rendition of the design and architecture of the building. Commr. Rc,ot asked what the roof tile size would be. Mr. Baylee responded that they would use 16-inche tiles. PUBLIC COMMENTS: MaryBeth >chroeder, 2085 Wilding Lane, requested that no alcohol sales occur at the service station. Michael Sullivan, SLO, expressed some concerns with the site plan and felt that the cut and the retaining wall at the rear of the building, as proposed, would not be consistent with the General Plan Guidelines that require a more natural slope. He suggested moving the! building slightly forward, and expressed concerns with how the drainage pattern and the bio swale will work. He noted there is no plan for bicycles and wondered what path he would take so he could safely avoid conflicts with cars and where he would be able to park his bike. He commented on the number of parking spaces that are required and felt there could be a compromise reached on the actual number of parking spaces. ARC Minute: August 18, 21;03 Page 8 There werE? no further commients made from the public. COMMISSION COMMENTS: Chairperson Stevenson commented that the City Council has put a cap on the number of parking spaces required, and noted the applicant is not being directed to go lower than what they are allowed. He felt there should be a clear indication on how the drainage would be handled so the water will be clean when it gets to the creek. He felt the bike access is more important for employees than it would be for customers. He mentioned the focus should be on the appearance of the grading, which should be done in a natura grade format. Chairperson Stevenson expressed a concern that if the top of cut is higher than the building, there will be some issues; but if it is below the building, it could be landscaped and graded in a more natural fashion. Commr. Wilhelm noted the map is showing it as a 2:1 bank along that entire rear margin. There was much discussion on the grading plan and the consensus of the Commission was to wail until they are able to see a full size -grading plan. Commr. Lopes rooted that the City Guidelines encourage something of a more natural form to site and grading and to minimize visibility. He commented on the issue of pedestrian access and suggested entering the site from DeVaul along the adjacent property 'line. fie felt a sidewalk along the main route is a good idea and suggested a parkway between the curb and sidewalk. Commr. Wilhelm commented that his preference for the DeVaul connection would be along the northwest property line, which is about 26-feet wide. He also suggested a serpentine sidewalk meandering with landscaping on both sides of the sidewalk. Commr. Root commented that the bicycle access is important to provide inspiration, not as a main feature. He suggested a small feature where the two pedestrian access lines intersect. Commr. Boudreau expressed support on the pedestrian access and the relation between Costco and Home Depot. He liked the idea of connecting Costco and Home Depot anc exiting onto LOVR, .and suggested cooperating with adjacent property owners to (,lei a walkway to LOVR. Chairperson Stevenson suggested a soft radius in front of the entrance to encourage cars not to ;ut chose to that front. The Comm, scion made comments on the landscaping. Commr. (Lopes commented that his perception of landscaping would be to reflect the backdrop of the hills by using a species that are evergreen and rounded shapes and try ARC Minutes August 16, 2,103 Page 9 to bring tho hills down to the site. He suggested using Redwoods and Canary Island Pines, and possibly other kinds of .shade trees to achieve screening the building. The Commission made comments on the architectural design. Commr. Wilhelm supported the Cuay tile roofing material. He noted that the portholes on the corner are important elements with plank infill. He suggested veneer on the outside of the building, arid a treatment of stack fieldstone in clay to pick up the hues of the roof. Commr. dopes asked about the color of the: tile Mr. Bartok replied that it will be lighter than the sample, and will pick up more browns Commr. Wilhelm commented that: he likes the roof cornice, but suggested that it be more singular. Commr. Lopes supported a thicker, taller cornice and suggested a darker color. Commr. Wilhelm felt that if they go to monochromatic, the wall would look too long. Commr. (Boudreau disagreed and supported the delineation of depth and shadow, and felt the single color would help it to fade away. Commr. Root expressed support for the brown band and split face. He felt the porthole might be a site for a small mural. Commr. Boudreau complimented the design, noting it shows more detail than the renderings that are shown. He supported the reduced parapet, the two renderings on the top and the -accent of the back, and felt the wood should stay as it is. Commr. Lrpes suggested that the combination of the portholes be some wall area rather than ,just a doorframe. He commented that the building has a very long facade, but the building is still very elegant from all sides. There was much discussion about the architectural design of the linear wall facing LOVR. Chairperson Stevenson Ifelt the building looks fine the way it is, but landscaping could soften it ar .l break up the long linear wall. Commr.:Srnith liked the color of the tower and the contrast of the stone, but felt it is a little deceptive because it looks like an old water tower design. Chairperson Stevenson commented on how well articulated the applicants have been and expressed an appreciation to all the effort. He suggested one more arch for extra seating in tyre food service area. ARC Minute: August 18, 2J013 Page '10 Mr. Baylec: replied they could move the building back towards the northwest corner ratheir than shortening the trellis. Chairperscn Stevenson responded that would be okay. COMMENT AND DISCUSSION: 5. Staff: A. A( enda Forecast: Planner Dinsmore gave an agenda forecast of upcoming items. 6. Commission: ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 10:15 p.m. to the nex': regular meeting scheduled for September 2, 2003, 2003, at 5:00 p.m. in Council Hearing Room. Respectfuliy submitted by Irene E. Pierce Recording Secretary rTIP RESOLUTION NO.9503 (2003 Series) A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL FOR APPROVAL OF A USE PERMIT FOR A 140,000 SQUARE FOOT WAREHOUSE STORE AND A FUELING CENTER AT 1540 FROOM RANCH WAY APPLICATION # 173-00 WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 4th, 2003, for the purpose of considering Application U 173-00, a Planning Commission Use Permit to: 1. Allow a 140,000 square foot Warehouse store; and 2. Allow the establishment of a three -island fuel station. WHEREAS, notices of said public hearing were made at the time and in the manner required by law, and WHEREAS, the City Council reviewed and considered the Project's Final EIR which includes the mitigation monitoring program prepared for the project; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff and the Planning Commission, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows. SECTION 1. Findings. Based upon all the evidence, the City Council makes the following findings: 1. The EIR adequately addresses the proposed project, and can be used in taking a final action on all aspects of the project, including the use permit. 2. The use of the property for a large scale, regional serving retail store is consistent with the General Plan, which identifies this vicinity as appropriate for such development. 3. The proposed use is appropriate at the proposed location and will be compatible with surrounding uses with implementation of the conditions of approval and the mitigation measures contained in 'the EIR. 4. The scale of the building is compatible with existing uses in the area and maintains the appropriate relationships with surrounding buildings and the adjacent residential area. 5. The proposed use will serve the community, in whole or in significant part, and the nature of the use requires a larger size in order to function. The proposed) use has the potential to attract a regional demand, therefore resulting in a potential increase R 9503 Resolution No. 9503 (2003 Series) Page 2 of local restaurant, entertainment: and even other retail uses. The nature of a Costco Warehouse store is that it works as several retail shops under one roof, the tremendous variety and the warehouse -like style contributes to the necessity of the excessive size. 6. The building in which the use is to be located is designed in discrete -elements that respect the scale of development in the surrounding area. 7. The new building is designed in compliance with the City's Design Guidelines for Large-S Wale Retail Projects. 8. A Warehouse store with a fueling station does not constitute a service station under section 5.36,020 and is consequently not subject to the prohibition of concurrent alcohol and fuel sales because a. In 1fr82, when the predecessor provision to section 5.36.020 was adopted by the City council, warehouse stores were not contemplated, as Costco was not yet in existence and Price Club in San Diego was only a few years old. b. In 1988, when the predecessor provision to section 5.36.020 was affirmed by the City Jouncil, while warehouse stores were known, the inclusion of fueling stations at warehouse stores was not contemplated (Costco, founded in 1983, added its first fueling station in 1996). c. In adopting the predecessor provision to section 5.36.020 in 1982, and in affirming that provision in 1988, the City Council was concerned with drinking and driving, increased potential for robberies from gas stations selling alcoholic beverages, conflicts between cars and pedestrians, and visual blight. d. The proposed project is similar to a gas station being located adjacent to a supermarket that sells alcoholic beverages. One significant difference between the two situations its that the proposed project would occur on a single parcel while a gas station, and an adjacent supermarket are on two separate parcels. e. The proposed project is very different from a gas station with a retail component in that: there is a separation of 480' between the fueling station and the entrance to the retail store where alcohol can be purchased; 2. fuel and retail items must be paid for separately and at different locations; 3 one must park one's car to purchase retail items, one cannot shop while one's car is being fueled; 4 alcohol is sold unrefrigerated and in large containers or quantities not convenient for immediate consumption; 5. fuel and other items can only be purchased by members of the club and sales to the general public are not allowed. On (.)ctober 7, 2003, in response to concerns raised by gas station operators that the prohibition on fuel and alcohol sales is unfair to them in light of the proposed Costoo application and is not in compliance with state law, the City Council directed staff to prepare amendments to the City's zoning regulations that Resolution No. 19503 (2003 Series) Page 3 comport with state law. The proposed draft amendments are expected to be presented to the City Council within the next couple of months. g. The proposed project will provide retail services not presently available in San Luis Obispo. h. The proposed project will provide tax revenues to the City. i. The: proposed project will fulfill the General Plan expectation for this particular site. j. This project will assist in the implementation of necessary traffic improvements along the Los Osos Valley Road/101 Corridor. 9. City Council finds that interpreting section 5.36.020 to apply to a warehouse store with a fueling station would lead to absurd consequences because of Finding No. 8 above. 10. City Council finds that interpreting section 5.36.020 to apply to a warehouse store with a fueling station will not further the purpose of the ordinance and will not meet changing conditions such as the development of warehouse stores with fueling stations. SECTION 2. Approval. The City Council does hereby approve application U 173-00, subject to the following conditions and code requirements: All mitigation measures contained in the Final EIR shall be included as conditions of approval, and are incorporated herein by reference. 2. The Development of the Costco site shall be subject to review by the Architectural Review Commission for consistency with the City's design Guidelines for Large - Scale Retail Projects including compliance with the City Sign Regulations. 3. Tree species will be selected to insure that the eventual height will intermittently break the plane of the roofline. Tree clusters shall follow the slope of the Irish Hills to the south side of the building and be added to the landscaping of the parking area. 4. Pedestrian access to the Costco property shall be linked with De Vaul Ranch Drive, subject to aoordination with the City and adjacent property owners. 5. The project applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review. Code Requirements: Note: The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may Resolution No. 9503 (2003 Series) Page 4 be identified during the plan check process. Additionally these code requirements were formulated prior, to release of the project final EIR. The final EIR supercedes the code requirements where a conflict occurs. Public Works 1. All conditions and requirements of Parcel Map SLO 00-041 per City Council Resolution #9061 (2000 Series) that were deferred to development shall be considered as included as conditions of approval for this development as applicable. 2. Any outstanding conditional approval items from Parcel Map SLO 00-041 that required performance of said item prior to occupancy shall be noted on the building plans as needing to be completed prior to occupancy. 3. Drainage calculations shall be submitted for review and approvall to the satisfaction of the Public Works Director and Building Official. 4. Any off -site easements for grading, drainage, slope banks, access, utilities, etc, shall be recorded prior to building permit issuance. 5. Proposed detention basin grading outside the city limits shall be approved to the satisfaction of the County Building and Planning Department prior to the issuance of any city, permits that show or require the off -site grading. 6, The building plans shall include a complete grading, drainage, and erosion control plan. 7. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation result in land disturbance of five or more acre: Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Water Board. 8. Driveway improvernents, pavement, utilities, pedestrian walkway, and bikeway improvements, etc., along the proposed northeasterly property line shall be constructed to accommodate a possible future public street, as provided for as a condition of the parcel map, to the satisfaction of the Public Works Director. 9. Traffic impact fees shall be paid prior to the issuance of a building permit. Traffic impact fees are applicable to both the retail store and the gas station. Gas station impact fees shall be based on the final approved plans and APCD permit approvals for the number of nozzles (dispensers). Resolution No. 9503 (2003 Series) Page 5 10. Truck routes for grading import and/or exports and material deliveries shall be established for northerly and southerly destinations in accordance with the circulation element and shall be noted on the building/grading plans. 11. The building plans shall be consistent with the recorded map and improvement plans for street naming, public and private easements, utilities, streets, and dedications. Utilities 12. A water allocation is required, due to the additional demand on the City's water supplies. The City currently has water to allocate, and does so on a "first -come, first -served" basis. Water is allocated at the time building permits are issued and the Water Impact Fee is paid. Both the Water and the Wastewater Impact Fees are based on the size of the water meter(s) serving the development. 13. Appropriate backfiow prevention will be necessary on any connection to the City water system if the property includes an active well. All backfiow preventers shall be approved by the University of Southern California Foundation for Cross - Connection Control and Hydraulic Research. The project shall be coordinated with the County Cross -Connection Inspector, Henry Ruiz, who can be reached at 781--.5567. 14. Due to the proposed gasoline station at the site, industrial waste/wastewater pretreatment requirements may apply. The project shall be coordinated with the City's. Industrial Waste Coordinator for specific requirements. 15. A separate connection to the public water main shall be required for automatic fire sprinklers. The fire service lateral shall include a USC approved backfiow preventer appropriate for the proposed use. The backfiow preventer shall be located as close to the public: right-of-way as possible, in direct alignment with the connection to the public water main. The backfiow preventer can be located no further than 25 feet from the right-of-way line without prior written approval of the Utilities Engineer. If the fire service supports one or more fire hydrants, the USC approved backfiow preventer shall also include detector capabilities (double detector check assembly). The FDC may be located behind the backfiow prevention assembly, in accordance with manufacturer's recommendations. The location and orientation of the FDC shall be approved by the Fire Department. A monthly service fee of $22.40 shall be required if the property does not have a connection to the City system for domestic use. 16. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. Resolution No. 9503 (2003 Series) Page 6 17. 'The irrigation systems for common areas, parks, detention basins, and other large landscape areas shall be designed and constructed in accordance with the standards for reclaimed water use. An appropriately sized reclaimed water main shall be constructed from the proposed alignment of the City's reclaimed water distribution system in Los Osos Valley Road to the end of Froom Ranch Drive, to serve as a public reclaimed water main. If reclaimed water is not yet available, the on -site system shall be designed and constructed to reclaimed water standards, and temporarily connected to the City's potable water system in the area of the anticipated connection to the public reclaimed water distribution system. Appropriate backflow protection shall be installed with this connection to the satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can be reached at 781-5567. 18. One tree required per 35 lineal feet of street frontage or any part thereof. Trees are tc be 15 gal size and planted to city specifications. Choose a species from the Master Street Tree list. Fire 19. Code Requirement Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 20 Condition: Prior to combustible construction all-weather access shall be provided. All-weather access will include the first lift of asphalt. 21. Code Requirement: Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determined using Appendix III -A of the California Fire Code. 22. Condition: Applicant shall provide a fire flow analysis verifying that adequate wal:er is available for firefighting. Onsite water mains shall have an internal and external loop design. 23. Code: Requirement: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. 24. Condition: The location and distribution of fire hydrants shall be reviewed and approved prior to installation. Resolution No. 9503 (2003 Series) Page 7 25. Code Requirement: Fire protection systems shall be in accordance with the California Fire Code: and California Building Code as amended by the City. 26. Condition: Structures shall be provided with an approved and monitored fire sprinkler system (Service station canopy included). All fire protection equipment; valves and controls shall be located in a single location for rapid access and operation. Location of all such equipment shall be approved prior to installation. 27. Code Requirement: Buildings undergoing construction, alteration or demolition shall t>e in accordance with Article 87 of the California Fire Code. 28. Condition: Fire extinguishers shall be provided for buildings under construction. Combustible debris, waste material or rubbish shall not be accumulated within buildings or burned on the site. 29. Code Requirement: Automotive motor vehicle fuel -dispensing stations shall be in accordance with Article 52 and UFC Standard 52-1. Such operations shall include both publicly accessible and private operations. Flammable and combustible liquids and LP -gas shall also be in accordance with Articles 79 and 82. 30. Condition: Portions of the proposed project shall comply with one or more; of the CUPA program elements (i.e. UGT's and Business Plans). Transportation 31. Bicycle Parking. The applicant shall provide the amount of long- and short-term bicycle storage as called for by Section 17.16.060 of the City Zoning Regulations: a. Short-term bicycle storage (racks) shall comply with the design and location provisions of the adopted Bicycle Transportation Plan (reference Section IV.C, page 12). Consistent with these provisions, bike racks should be located close to and viewable form the building's main entrance. A location between the: entry and the: proposed tire sales outlet underneath the arbor appears to be an appropriate location. Alternatively, integrating the bike parking with the south end of the outdoor food service seating area might also be considered. (For additional guidance, applicant should refer to draft Community Design Guidelines recently acted on by the ARC.) b. Long-term bicycle storage shall be provided by installing fully enclosed lockers or reserving a dedicated lockable room within the structure for bike storage. c. The dimensioned location„ type and orientation of all bicycle parking facilities and information that documents compliance with the above provisions shall be provided on the project plans considered by the ARC. 32. Connection to Adjoining Subdivision: The north end of the drive aisle (possible future public street) that separates the Costco building site from the nine -acre Resolution No. 9503 (2003 Series) Page 8 parcel fronting Los, Osos Valley Road shall be designed to provide for pedestrian and bicycle access from the adjoining residential subdivision and street. 33. Pedestrian Connection: Provisions shall be incorporated into the site plans to provide for extension of a public pedestrian walkway between this project site and the adjacent residential neighborhood (Tract 2401), along the northwesterly boundary of the site (near the westerly corner of the site). 34. Truck: Circulation: The project plans shall show the intended circulation route for delivery vehicles. The project's site plan shall be modified to achieve the following objectives: A.. Establish a delivery vehicle circulation plan that avoids routing trucks along the parking lot aisle adjoining the residential subdivision. F. Consider securing a turn around area to the rear of the Horne Depot building (on the "not a part" parcel) to achieve above objective. 35. Pedestrian Connection to Transit Stop and Improvements: Project plans shall clearly identify a raised pedestrian walkway that extends from the planned transit stop on Los Osos'Valley Road to the main building entrance. Unless required of the adjoining Home Depot project, applicant shall install transit stop sign and shelter, to the approval of the City Transit Manager. 36. The Access Easement: The 30-foot wide easement area shown adjoining the DeVaul tract should be limited to emergency access, drainage, and utilities. Public access should be precluded at this point. 37. An accessible path of travel shall be provided from all public rights -of -wary to the proposed store. Provide a complete connection to the accessible pedestrian paths and from the access easement to be secured from Tract 2.401. 38. The building plans shall show the extent of any proposed offsite improvements required for the connection to Tract 2401. Offsite improvements shall be: coordinated with the approved Tract 2401 improvement plans to the satisfaction of the Public Works Director. 39. Show the gas station future island expansion on the landscape plans to the satisfaction of the Community Development Director. 40. The parking lot shall be designed in accordance with the parking and driveway standards Complete parking lot plans have not been made available for review at this time. Striping, maneuverability, grading, drainage, traffic controls, pavement structural sections, and accessibility will be reviewed when complete plans have been provided and soils engineer recommendations are available for review. Resolution No. !9503 (2003 Series) Page 9 41. Engineered grading) plans will be required per the adopted grading ordinance in effect. at the time of building and/or grading permit application. The grading plans shall include the quantity of cut and fill required for this development. If cut and fill quantities are not balanced, the plans shall clarify the borrow and/or deposit areas as applicable. 42. An updated soils engineering report shall be provided for this development at the time of building permit application. SECTION 3. Effective Date.. This resolution shall be effective upon the effective date of an ordinance: repealing existing Municipal Code section 5.36.020, amending the Zoning Regulations' definitions of "service station" and "warehouse store," and modifying Zoning Regulations section 17.08.040 regarding concurrent sales of rnotor fuel and alcoholic beverages. On motion of Council Member Ewan, seconded by Council Member Schwartz, and on the following roll call vote: AYES: Council Members Ewan and Schwartz and Mayor Romero NOES: Vice Mayor Mulholland ABSENT Council Member Settle The foregoing resolution was passed and adopted this 4th day of November, 2003. ATTEST( L Lee Pnbe, C.M.C. City Clerk APPROVED AS TO FORM: Jonn P. 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