HomeMy WebLinkAboutARCMOD 173-00 - Approval letterG Cy Of sAn luis OBISpO
990 Palm Street, San Luis Obispo, CA 93401 -3249
December 19, 2003
Todd BartoK
Costco W hoi&: ,ale
17300 Redhill Avenue
Suite 230
Irvine, CA 926 4
SUBJECT: 41FIC '173-00: 1540 Froorn Ranch
Architectuiral review of designs for a proposed warehouse store including
a service station and site improvements
Dear Mr. Bartc,K:
The Architectural Review Commission, at its meeting of December 15, 2003, granted final
approval to yoi..ir project design, subject to the following findings and conditions.
Findings
The proposed project will be consistent with the City's Community Design Guidelines for
large retail projects since the design contains discrete elements that break; up the mass of
the building. Architectural features and substantial landscape at the building elevations
add to the effect, furthering consistency with the guidelines,
2. The proposed scale and design of the building will be compatible to the site since it does
not block views to the surrounding hillsides, and the building design is scaled to other
buildings within the viciniity. This is because the proposed construction has a significant
setback from Los Osos Valley Road, and the building is a similar mass and scale; to the
existing H.:)me Depot building.
3. Allowing the wall sign area to exceed the maximum size standards as imposed by the Sign
Regulatior°s is, appropriate for this building since the signs are compatible to the building's
scale, and the signs are appropriate considering the building's significant setback.
Additional y, no freestanding signs will be on the site, and the overall amount of signage will
be comparable, or less than, other large retail uses within the City.
4. The pro,jef:t is consistent with the City's Guidelines for establishment of a large retail store
since the 1_,roject proposes a maximum parking ratio of one space for every 200 square feet
of gross floor area, and the project meets the maximum size standard of 140,000 square
feet. Additionally, the project has acquired approval of the necessary Use Permil: that is
required for retail stores greater than 45,000 square feet..
5. If the proji act is developed in accordance with the Final EIR, the Use Permit conditions and
the Condit oms found below, the project will have a less than significant impact on the
`� The City of San LOS Obispo is committed to include the disabled in all of its services, programs and activities.
Telecomrnunif ations Device for the Deaf (805) 781.7410.
ARC 173-00, 1HO Froon
Page 2
environment, and meet the City's standards for construction with a scenic corridor as
specified within the City's Circulation Element.
Conditions
The proje(A is subject to the following conditions of approval, in addition to Use Permit
conditions of approval and code requirements as found within Resolution 9503, and Final
EIR mitigation measures as found within Resolution 9503.
2. Approval of Architectural Review is subject to final approval of the project Use Permit as
specified within Resolution 9503. Resolution 9503 does not become effective until a
resolution repealing or modifying the prohibition of concurrent sales of motor fuel and
alcoholic beverages is approved by the City Council.
3. Unless stilted otherwise in the following conditions of approval, the project exhibits
including site plans, elevations, and architectural details, landscape plan, and photometrics
diagrams :3hall become conditions of approval.
4. The site 1,=rndscape plan for the parking lot area shall be adjusted to re -configure tree
planters, c - add additional tree planters, to gain general compliance with the City's parking
and driveway standards. For, parking aisles that contain 10 or more consecutive spaces in
a row, a planter shall be adjusted or an additional planter added, so that no more than 6 or
8 spaces ,n a row are without a tree planter. Tree planters for these locations may be
smaller diamond shaped planters and do not have to be as large as other proposed
planters. The final (landscape plan is to be approved by the Community Development
Director.
5. Construction drawings shall identify the location and height of all rooftop equipment. A
section drawing and line of site analysis shall be provided in order to show how the rooftop
equipment will not be visible from Los Osos Valley Road, or from the second story window
of residential properties to the west.
6. A permit application for signs shall be submitted as a separate construction permit.
Allowed signs will include one wall sign for the entrance canopy of 200 square feet, and
one wall sign for the northwest elevation, not to exceed 300 square feet. Wall signs are to
be 3 dimensional, painted, aluminum letters with lighting limited to overhead architectural
"gooseneci<" lighting. Other signs for the building include signs that indicate the location of
uses on the building. These signs include "Tire Installation" at 45 square feet, "Tire Sales"
at 27 square feet, and "Receiving" at 24 square feet. No freestanding, monument, or pole
signs shah be allowed on or off site unless utilized for traffic directional signs, and not
containing store logos or colors.
7. The food court on the northeast elevation shall be designed to have a roof plane that meets
or breaks +he height of the parapet wall. This may be accomplished by raising the roof of
the food court, or lowering the height of the parapet at this location, if it does not result in
the visibility of roof mounted equipment.
8. The emergency exit door architectural features shall be raised to meet the height of the
parapet rcof, or the parapet may be lowered to meet the height of these elements, if it does
ARC 173-00, 14 40 Frooi
Page 3
not result n the visibility of roof nnounted equipment as viewed from adjacent residential
properties
9. A pedestrian path shall be provided as a linkage to DeVaul Ranch. The pathway shall
allow pedestrians to travel from DeVaul Ranch Road to the Costco site pedestrian path that
leads to the main entrance, from the north end of the property. The path shall be
constructed prior to occupancy of the store.
10. All on -site and off -site landscape, as shown on Landscape Concept Plan dated Nov. 17,
2003, shall be completed prior to occupancy of the store, unless a bond has been issued
for the installation of such landscape.
11. Size of landscape nursery stock shall be as specified on the Landscape Concept Plan
dated Nov, 17, 2003, with the exception of Canary Island Pines and Redwoods at the
northeast ,and southeast elevations., which shall be 36" box size trees. Redbuds and
smaller trees at these! elevations shall also be 24" box size trees.
12. A continuous landscape planter that contains trees and shrubs consistent with Visual
Resources: mitigation measure #3 shall be installed adjacent to the gas station. •�-Frees
pressed 1� ��4a xnarequire addir e Ibis.
13. Bioswale and associated landscape shall be installed prior to occupancy of building as
shown on Mans
14. Bicycle lockers shall be installed and secured as shown on the site plan for long-term
bicycle storage prior to occupancy of the building. Short-term bicycle parking shall be
provided as shown on the plans, .and shall be approved by the Public Works Department
for style, design and placement of racks.
15. Parking lot pole lights shall not exceed 24 feet in height, as measured from the bottom of
the light fiM:ture to the ground, and shall be designed with full cutoff shielded light fixtures
with light output not to exceed 10-foot candles, or as provided in the preliminary
photornetr cs diagram.
16. The parking lot pole lights shall be an architectural design that complements the
building elevation. A. mission style lighting or similar is acceptable. The (lighting
design sulomiital found within the August 18, 2003 concept drawings (with the
exception of height) is appropriate..
17. Shorter single fixture lights shall be utilized for the perimeter of the site. The
maximum height of lights at the perimeter shall be 20 feet, including the concrete
foundatior,
18. Bolla.rd ligl sting shall be incorporated into the 2 pedestrian pathways that bisect the parking
lot.
19. All outdoor lighting fixtures, including wall -mounted lights and gas station canopy (lighting,
shall be designed with full -cutoff shielded fixtures consistent with Visual Resources EIR
mitigation measure #'s 9 and 10. All faces of the building with public frontage shall utilize
lighting that complements. the architecture of the building. Complete lighting details shall be
ARC 173-00, 1 40 Froc :h
Page 4
reviewed .and approved prior to approval of the construction permit. The height of the wail
pack lighting May be up 'to 14 feet on the southeast, northeast, and southwest elevations,
while the i orthwest elevation shall tie limited to a height of 10 feet for wall pack lights.
20. Upoin instillation of all exterior lighting, and prior to occupancy of the building, the lighting
shall be analyzed for consistency with the approved photometrics plans. Non-compliance
lighting shall be adjusted or removed in order to protect the aesthetic quality of the site and
the residential neighborhood from unnecessary glare. Parking lot pole lights shall be
turned off between 10 pm and 6 am, 7 days a week, however bollard lighting and wall pack
lighting may remain on 24 hours, 7 days a week.
21. An expansion of the fueling center beyond the proposed six -island configuration shall
require review and approval by the Architectural Review Commission. The proposal shall
include additional landscape to rernain in compliance with project mitigation measures.
22. Permanent signs shall be placed at each corner of the building (or an appropriate location
on the site) 'to warn dellivery vehicles of the residential neighborhood, prohibiting truck
access al the rear of the site on 'the driveway adjacent to the residential neighborhood.
The rear e.riveway must remain open in order to allow fire and emergency access.
23. The appli ;ad shall acknowledge that an entrance road to the property fronting Los Osos
Valley Road, northwest of the Costco property, noted as future development on the plans,
is subject to additional improvements including, but not limited to, an entry driveway that
will align with Garcia Drive at Los Osos Valley Road.
The decision of the Commission is final unless appealed to the City Council within 10 days of the
action. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the
City Clerk's office, or on 1the City's website (slocity.org). The fee for filing an appeal is $100, and
must accompany the appeal documentation.
While the City's water allocation regulations are in effect, the Architectural Review
Commission's approval expires after three years if construction has not started, unless the
Commission designated a different time period. On request, the Community Development
Director may chant a single one-year extension.
If you have questions, ptease contact Phil Dunsmore at 805-781-7522.
Sincerely,
V .
%�iG/
Pamela Ricci, AICP
Senior PlannU
Community Development
cc: County of SLO Assessor's Office
Jeffrey Wilson, 1110 112"' Avenue NE, Suite 500, Bellevue, WA 98004
Catherine- Twisselman, Etal, C/O A. Madonna, 284 Higuera, San Luis Obispo, CA 93401