The URL can be used to link to this page

Home My WebLink About04-18-2016 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, April 18, 2016 5:00 pm REGULAR MEETING Council Chamber 990 Palm Street CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn CONSIDERATION OF MINUTES Minutes of the Architectural Review Commission meeting of March 7, 2016 PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission 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 any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1. 179 Cross Street. ARCH-2232-2015; Review of the development of three commercial warehouse buildings totaling 29,280 square-feet, including a request for a 10% parking reduction, with a categorical exemption from environmental review; C-S-SP zone; Cross Street 179, LLC., applicant. (Kyle Bell) San Luis Obispo - Regular Meeting Agenda of April 18, 2016 Page 2 COMMENT & DISCUSSION ADJOURNMENT APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $279 and must accompany the appeal documentation. 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) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781-7107. ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the development of three commercial warehouse buildings totaling 29,280 square feet, including a request for a 10% parking reduction, with a categorical exemption from environmental review. PROJECT ADDRESS: 179 Cross Street BY: Kyle Bell, Assistant Planner Phone Number: 781-7524 E-mail: kbell@slocity.org VIA: Tyler Corey, Housing Programs Manager FILE NUMBER: ARCH-2232-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Cross Street 179, LLC Submittal Date February 17, 2016 Complete Date March 14, 2016 Zoning C-S-SP (Airport Area Specific Plan) General Plan Services & Manufacturing Site Area ~2.66 Acres Environmental Status Categorically exempt under Class 32, In-fill Development Projects; Section 15332 of the CEQA Guidelines SUMMARY The applicant, Cross Street 179, LLC, is proposing to construct three new warehouse buildings within the Airport Area Specific Plan totaling in 29,280 square feet. The project has been designed to be consistent with the Community Design Guidelines and the Airport Area Specific Plan. However, the applicant is requesting a parking reduction of 10% to reduce the required parking from 91 spaces to 82 to allow for future flexibility in tenant options (105 parking spaces provided in development plan). Meeting Date: April 18, 2016 Item Number: 1 ARC1 - 1 ARCH-2232-2015 179 Cross Street Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG), Airport Area Specific Plan (AASP) and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size ~2.66 acres Present Use & Development San Luis Obispo Regional Transit Authority (RTA) Land Use Designation Commercial Services (C-S-SP) within Airport Area Specific Plan Access Cross Street & Suburban Road Surrounding Use/Zoning North: C-S-SP (Medical Services, Industrial Research) South: C-S-SP (Retail, Medical Services, Light Industrial) East: C-S-SP (Light Industrial) West: C-S (Personal Storage Facility) 2.2 Project Description: The proposed project includes the following (Attachment 3, Project Plans): 1. Redevelopment: New warehouse buildings totaling in approximately 29,280 square feet, including parking areas and new landscaping. a. Three new two-story buildings located behind the existing RTA building b.Designed to accommodate warehousing, or light manufacturing or other uses allowed in the AASP c.Open floor plan with accessory office space on the second floor d. Shared parking reduction (10%) 2.Design: Agrarian architectural style with; a.Corrugated metal roofs and siding with large overhangs and braces b. Metal awnings and aluminum framed windows with divided lights c. Walk-up storefronts and overhead roll up doors d.Concrete stem wall along the base of each building Table 2.2: Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 5 feet (parking) 5 feet (parking) Side Yard Setbacks 0 feet None Max. Height of Structure(s) 31.5 feet 36 feet Coverage (buildings parking, & landscaping) ~89% 11% 90% (Buildings and Parking) 10% (Landscaping) Parking Spaces Vehicle Motorcycle Bicycle 105 6 19 91 5 14 Notes: 1. Applicant’s project plans 2.Airport Area Specific Plan (AASP) ARC1 - 2 ARCH-2232-2015 179 Cross Street Page 3 3.0 PROJECT ANALYSIS Since the adoption of the AASP, projects within the specific plan area need not be reviewed for consistency with the County’s Airport Land Use Plan if the City finds the project consistent with the AASP. The AASP includes regulations that include design standards as well as property development standards such as density, setbacks and parking. 4.1 Site Plan: The AASP identifies the importance of new development’s relationship to the street and the public domain. New development is encouraged to consciously consider how its design can positively influence the aesthetic character of the streetscape, it is important that the needs of pedestrians, whether employees, customers or visitors, be sensitively planned for within individual sites. Building orientations should also consider the natural setting of the area and include physical and visual connections between development areas and open space areas. (AASP Community Design 5-10) Building Orientation: The existing building on the site is oriented parallel to the street that includes architecturally articulated entry features facing the street with one double-loaded parking bay between the street and the front of the building. The applicant has proposed the three new buildings toward the rear of the lot that include the majority of the parking behind and along the sides of the buildings. The buildings have been divided up among the site behind existing structures to coordinate with established development patterns adjacent to the site that continue to preserve views of the surrounding open space and landforms from within the site development. Parking: The applicant has designed the parking for the site to be in scale with and visually subordinate to the development and landscape setting of the site by dividing the parking into four separate areas that are linked together through internal pedestrian sidewalks. Vehicle access to the site has been provided through two existing entrances along Cross Street and Suburban Road. A 10% parking reduction in the required number of parking spaces may be granted for development within one-quarter mile of a regularly scheduled transit stop, the subject property is located approximately .2 miles from SLO Transit Line 2. The applicant has provided additional parking in excess of the AASP requirement (14 spaces). . The request for a 10% reduction is to provide flexibility of the types of uses for future tenants of the proposed buildings. The parking reduction would reduce the required parking from 91 spaces to 82 spaces (105 parking spaces provided in development plan). Landscaping: The project landscaping includes an attractive landscape pattern that unifies and enhances the quality of the proposed development. The project includes at least 1 tree for very six parking spaces. The AASP encourages outdoor amenities for workers such as areas for eating, and walkways that will link building entries, parking lots, and employee areas by direct routes. The applicant has provided two attractive outdoor areas adjacent to buildings consistent with AASP Goal 5.3, which encourages outdoor amenities such as plazas and seating areas accessible to employees, clients and visitors. ARC1 - 3 ARCH-2232-2015 179 Cross Street Page 4 4.2 Design: The AASP is designated to be primarily a “work” environment, no particular architectural style or character is proposes for the area and a variety of designs are encouraged. However, there is a strong interest in maintaining a connection to the area’s rural agricultural heritage creating a cohesive design framework, and in avoiding standard industrial tract development (AASP Community Design 5-25). Scale and Massing: The applicant has designed the new buildings to be consistent and compatible with the scale of existing buildings on site and in the vicinity. Building height is consistent with adjacent buildings and below the maximum height requirements. Development has been divided between three buildings that helps provide pedestrian areas that are protected from the wind, but have appropriate sun exposure. Materials and Building Façade: The building designs orient entries toward the pedestrian areas that include architectural features that provide visual interest and human scale that include large overhangs, storefronts, awnings, articulated base, windows with divided lights, and articulation through colors and materials. The proposed colors of the three buildings are compatible and complementary with the range of natural tones found in the surrounding landscape and adjacent buildings. Public Art: New commercial projects are subject to the City’s Public Art requirements. New commercial projects are encouraged to include public art, however an art in lieu fee may be provide instead of incorporating the public art. The development plans indicate that the applicant would like to pay an in-lieu fee rather than supply an art piece on-site. 5.0 ENVIRONMENTAL REVIEW Although this project is categorically exempt from environmental review, the subdivision that was approved for the development site in September 2004 required environmental review and resulted in a Mitigated Negative Declaration (ER 41-04). The mitigation measures that were adopted for the subdivision will apply to this development plan and included provisions to protect air quality during project construction. Project conditions note the requirement to implement mitigation measures from ER 41-04. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 7.0 ALTERNATIVES 7.1 Continue the project with direction to the applicant and staff on pertinent issues. 7.2 Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, AASP, CDG, Zoning Regulations or other policy documents. ARC1 - 4 ARCH-2232-2015 179 Cross Street Page 5 8.0 ATTACHMENTS 1.Draft Resolution 2.Vicinity map 3.Reduced Size Project Plans Included in Committee member portfolio: project plans Available at ARC Hearing: Colors and Materials Board Website Link to AASP: http://www.slocity.org/home/showdocument?id=4294 ARC1 - 5 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF THREE COMMERCIAL WAREHOUSE BUILDINGS TOTALING 29,280 SQUARE FEET, INCLUDING A REQUEST FOR A 10% PARKING REDUCTION, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 18, 2016 179 CROSS STREET (ARCH-2232-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 18, 2016, pursuant to a proceeding instituted under ARCH-2232- 2015, Cross Street 179, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-2232-2015), based on the following findings: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. As conditioned, the proposed project is consistent with the General Plan for this location since the project proposes to construct shell buildings that can be utilized for such uses envisioned by the Services and Manufacturing District. 3. The project is consistent with the Airport Area Specific Plan building intensity standards since the proposed building design complies with height, coverage and setbacks for the C-S- SP zone. 4. The design of the project is consistent with the Airport Area Specific Plan design guidelines since the building architecture is compatible to the site and is similar in design and scale to existing buildings within the immediate vicinity. 5. As conditioned, the proposed parking reduction is consistent with the Zoning Regulations and Parking Space Requirements, as all spaces will be kept available for common use. The proposed project is within a one-quarter of a mile from a transit stop and is consistent with Attachment 1 ARC1 - 6 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 2 the AASP for a parking reduction of ten percent. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. All pertinent conditions, code requirements, and mitigation measures applicable to this development Per Directors Resolution No. 04-07 approving tentative parcel map SLO 04- 0119 (MS/ER 41-04) shall remain in full force and effect, to the approval of the Public Works and Community Development Directors. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. The proposed parking reduction generates a parking requirement of 82 parking spaces. The property owner shall be responsible for maintaining and updating the current parking calculations for the property. The submitted parking calculation shall be shown on plans submitted for building permits. 5. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Attachment 1 ARC1 - 7 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 3 6. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 8. The storage area for trash and recycling cans shall be screened from the public right-of- way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 9. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 10. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. 11. The 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 (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Attachment 1 ARC1 - 8 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 4 Public Works – Engineering Division 12. The building plan submittal shall show or note that any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 13. The building plan submittal shall correctly reflect the right-of-way width, location of frontage improvements, front property line location, and all existing and proposed easements. 14. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Community Development Director. 15. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Director. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 16. The building plan submittal shall show all trash enclosure drainage and treatment in compliance with City Engineering Standard 1010B. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on- site conveyance shall consider convenience, aesthetics, safety, and functionality. 17. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 18. The building plan submittal shall include a complete grading, drainage and topo plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider any historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the storm water runoff from this site. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. Attachment 1 ARC1 - 9 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 5 19. The building plan submittal shall include a complete drainage report in compliance with the previous subdivision MS 41-04 and the Post Construction Stormwater Requirements of the Regional Water Quality Control Board. 20. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 21. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 22.EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, 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 Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 23. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 24. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. 25. The building plan submittal shall show all existing and proposed street trees. Street trees are generally required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve tree species and planting requirements. 26. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The Attachment 1 ARC1 - 10 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 6 City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. . Fire Department 27. Fire Department Access to Equipment: Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire Alarm Control Panel”. Show fire sprinkler riser (for each building) located in a room with exterior door access. 28. 2013 California Building Code Chapter 7A, Materials and construction methods for exterior wildfire exposure. This project shall meet the following requirements of CBC Chapter 7A to help keep your structure safe in the event of a wild land fire. 1) Each building shall have a Class- A fire-rated roof assembly. 2) All vents, including attic, roof, eve, and subfloor, must be corrosion resistant and noncombustible, to resist flame and ember intrusion. 3) Exterior building siding must be noncombustible material. Utilities Department 29. During Building Permit review, applicant shall provide a Utility Plan with the water meter size identified for each proposed building. Applicant shall confirm that the existing service/manifold stubbed at the three existing meter boxes is adequate to support the proposed meters. 30.The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement: The pipeline video inspection shall be submitted on USB drive and shall be in color. The inspection shall be of adequate resolution in order to display pipe. Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. Attachment 1 ARC1 - 11 Resolution No. ARC-XXXX-16 179 Cross Street, ARCH-2232-2015 Page 7 31. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 32. Where vehicles are serviced, greased, repaired, or washed, separators shall be provided to prevent the discharge of oil, grease, and other substances harmful or hazardous to the City’s wastewater collection system consistent with City standards. 33. Applicant shall provide a Maximum Applied Water Allowance calculation as required by the Water Efficient Landscape Ordinance; Chapter 17.87 of the City’s Municipal Code. The project’s estimated total water use (ETWU) may not exceed 50 percent of maximum applied water allowance (MAWA) which is required during the declared drought emergency. Code Requirements 1. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 18th day of April, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC1 - 12 M-SP C-S-SP C-S M-SP M-SP M-SP C-S C-C C-S-SP C-S-SP C-S-PD R-2-S SUBURBAN TANK FARM LO N G CROSS SH O R T OL D W I N D M I L L VICINITY MAP ARCH-2232-2015179 CROSS STREET ¯ ARC1 - 13 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T T I T L E S H E E T T H R E E S H E L L B U I L D I N G S F O R : T A N K F A R M C O M M E R C E P A R K PR O J E C T D E S C R I P T I O N TH I S P R O J E C T W I L L F U R T H E R D E V E L O P T H E S I T E O F T H E E X I S T I N G R T A H E A D Q U A R T E R S B Y AD D I N G T H R E E N E W W A R E H O U S E / O F F I C E B U I L D I N G S . T H E S E B U I L D I N G S A R E D E S I G N E D T O PR O V I D E A F F O R D A B L E A N D F L E X I B L E S P A C E F O R B U S I N E S S E S I N N E E D O F A W A R E H O U S E WI T H T H E P O S S I B I L I T Y O F A N I N H O U S E O F F I C E A R E A . N O T E T H A T T H I S P A C K A G E I S S E E K I N G AP P R O V A L F O R T H E B U I L D I N G S H E L L S . VI C I N I T Y M A P DI R E C T O R Y AG E N C I E S CR O S S S T R E E T 1 7 9 , L L C MI K E P @ M W A . B Z EM A I L : TE L : ( 8 0 5 ) 5 4 4 . 4 3 3 4 FA X : ( 8 0 5 ) 9 0 4 . 6 8 6 8 MW A R C H I T E C T S , I N C 33 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 C/ O R S P A U L C O M P A N Y , I N C SA N L U I S O B I S P O , C A 9 3 4 0 1 TE L : 80 5 . 5 4 4 . 2 4 0 0 AR C H I T E C T : OW N E R : RE P : M I K E P E A C H Y RE P : RI C P A U L 7, 7 9 4 S Q . F T . / 7 2 , 7 3 7 S Q . F T . = 1 1 % 38 , 2 3 1 S Q . F T . / 7 2 , 7 3 7 S Q . F T . = 5 3 % ( M A X . A L L O W A B L E : 7 5 % ) SI D E R E Q ' D . / A C T U A L : 75 ' / 8 5 ' RE A R R E Q ' D . / A C T U A L : LA N D S C A P E C O V E R A G E : OV E R L A Y Z O N I N G : S P E C I A L & A I R P O R T A R E A S P E C I F I C P L A N SI T E S U M M A R Y DE N S I T Y - A L L O W A B L E / A C T U A L : GR O S S L O T A R E A : LO T C O V E R A G E : LO C A L Z O N I N G : AP N : LE G A L D E S C R I P T I O N : 2. 6 6 A C R E S ( 7 2 , 7 3 7 S Q . F T . / ) 05 3 - 2 5 7 - 0 3 2 ST A T E O F C A L I F O R N I A , A C C O R D I N G T O T H E M A P R E C O R D E D O N J U N E 2 0 , 2 0 0 6 C- S C O M M E R C I A L S E R V I C E S PA R C E L 3 2 O F P A R C E L M A P 0 7 6 - 3 5 , I N T H E C O U N T Y O F S A N L U I S O B I S P O , AD J A C E N T U S E : A G R I C U L T U R E NO R T H SO U T H EA S T WE S T CO M M E R C I A L S E R V I C E S CO M M E R C I A L S E R V I C E S CO M M E R C I A L S E R V I C E S PR O P O S E D U S E : NE W S H E L L B U I L D I N G 24 D E N S I T Y U N I T S P E R A C R E 10 ' / 1 8 ' SE T B A C K S - F R O N T R E Q ' D . / A C T U A L : 0' / 2 ' OF F I C E ( B ) / W A R E H O U S E ( S - 2 ) IN B O O K 5 5 , P A G E 2 5 7 O F P A R C E L M A P S *F O R D E T A I L E D C A L C U L A T I O N S S E E S I T E P L A N [ D P 2 . 0 ] TO T A L R E Q U I R E D B E F O R E R E D U C T I O N : EX I S T I N G R T A BU I L D I N G A BU I L D I N G B BU I L D I N G C 48 15 16 12 SU B T O T A L : 9 1 SH A R E D U S E P A R K I N G R E D U C T I O N ( L E S S 1 0 % ) TO T A L R E Q : 8 2 TO T A L P R O V I D E D : 10 5 AC C E S S I B L E S P A C E S : TO T A L R E Q U I R E D 5 TO T A L P R O V I D E D 6 VA N R E Q U I R E D 1 VA N P R O V I D E D 5 BI C Y C L E S P A C E S LO N G T E R M R E Q I R E D 11 LT . P R O V I D E D 11 SH O R T T E R M R E Q U I R E D 3 ST . P R O V I D E D 8 MO T O R C Y C L E S P A C E S RE Q U I R E D 5 PR O V I D E D 6 SI D E R E Q ' D . / A C T U A L : 0 ' / 5 ' PA R K I N G TY P E , F I R E S P R I N K L E R E D ( D E S I G N B Y O T H E R S ) OF F I C E S / W A R E H O U S E PR O P O S E D U S E : WA R E H O U S E ( S - 2 ) & O F F I C E ( B ) SI N G L E S T O R Y P L U S M E Z Z A N I N E 12 5 ' 40 F E E T 1' 12 5 . 5 ' 16 5 . 5 ' BU I L D I N G A 40 ' 12 6 ' MA X . B L D G . E L E V A T I O N A L L O W E D PL U S M A X . H G T . AV E R A G E E L E V A T I O N DI F F E R E N C E AC T U A L B L D G . H E I G H T E L E V A T I O N LO W N A T U R A L G R A D E E L E V A T I O N HI G H N A T U R A L G R A D E E L E V A T I O N MA X . A L L O W A B L E B L D G . H E I G H T 10 , 3 0 0 16 , 6 6 0 SQ . F T . SQ . F T . SQ . F T . 26 , 9 6 0 2N D F L O O R : 1S T F L O O R : SU B T O T A L : BU I L D I N G S U M M A R Y NU M B E R O F S T O R I E S : CO N S T R U C T I O N T Y P E : OC C U P A N C Y G R O U P ( S ) : ZO N I N G G O V E R N S VB RT A B U I L D I N G - E X I S T I N G 1, 4 6 5 8, 7 3 3 SQ . F T . SQ . F T . SQ . F T . 10 , 1 9 8 ME Z Z A N I N E : 1S T F L O O R : SU B T O T A L : BU I L D I N G A 1, 4 0 4 9, 1 0 0 SQ . F T . SQ . F T . SQ . F T . 10 , 5 0 4 ME Z Z A N I N E 1S T F L O O R : SU B T O T A L : BU I L D I N G B 1, 0 9 5 7, 4 7 8 SQ . F T . SQ . F T . SQ . F T . 8, 5 7 8 ME Z Z A N I N E 1S T F L O O R : SU B T O T A L : BU I L D I N G C 15 9 . 1 4 ' BU I L D I N G B 1 5 6 . 6 1 ' BU I L D I N G C 1 5 4 . 4 4 ' BU I L D I N G A R E A BU I L D I N G H E I G H T 15 4 8 3 2. 1 1 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O SI T E 75 0 I N D U S T R I A L W A Y SA N L U I S O B I S P O , C A 9 3 4 0 1 TH E G A S C O M P A N Y 80 0 - 4 2 7 - 2 0 0 0 80 0 - 6 4 2 - 2 4 4 4 UN D E R G R O U N D S E R V I C E S 80 0 - 7 4 3 - 5 0 0 0 CH A R T E R C O M M U N I C A T I O N S 27 0 B R I D G E S T R E E T 80 0 - 6 4 0 - 6 9 5 9 PA C I F I C G A S & E L E C T R I C SA N L U I S O B I S P O , C A 9 3 4 0 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 40 6 S . H I G U E R A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 CI T Y P O L I C E D E P A R T M E N T (8 0 5 ) 7 8 1 - 7 3 1 7 10 4 2 W A L N U T S T R E E T (8 0 5 ) 7 8 1 - 7 2 1 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 21 9 1 J O H N S O N A V E N U E (8 0 5 ) 7 8 1 - 5 5 0 0 CO U N T Y H E A L T H D E P A R T M E N T SA N L U I S O B I S P O , C A 9 3 4 0 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 SA N L U I S O B I S P O , C A 9 3 4 0 1 21 6 0 S A N T A B A R B A R A S T R E E T CI T Y F I R E D E P A R T M E N T CI T Y B U I L D I N G D E P A R T M E N T CI T Y P U B L I C W O R K S (8 0 5 ) 7 8 1 - 7 3 8 0 (8 0 5 ) 7 8 1 - 7 1 8 0 91 9 P a l m S t r e e t 91 9 P a l m S t r e e t SA N L U I S O B I S P O , C A 9 3 4 0 1 19 6 S U B U R B A N R D . AT & T (8 0 5 ) 5 4 6 - 7 3 1 5 S A N L U I S O B I S P O , C A ST A C I E G L E I M @ E A R T H L I N K . N E T EM A I L : TE L : ( 8 0 5 ) 2 2 7 . 4 1 5 9 LA N D R Y T H M CI V I L : RE P : S T A C Y G L E I M 14 3 2 H I G U E R A S T R E E T , S U I T E D SA N L U I S O B I S P O , C A 9 3 4 0 1 LI C : 8 9 6 4 2 8 RS P A U L C O M P A N Y , I N C . CO N T R A C T O R : 14 3 2 H I G U E R A S T R E E T , S U I T E D IN D E X DP 1 - TI T L E S H E E T DP 1 . 1 - EX T E R I O R P E R S P E C T I V E S DP 1 . 2 - EX I S T I N G S I T E DP 2 - SC H E M A T I C S I T E P L A N DP 2 . 1 - SC H E M A T I C L A N D S C A P E DP 2 . 2 - SC H E M A T I C L I G H T I N G DP 3 . 1 - FL O O R P L A N A DP 3 . 2 - FL O O R P L A N B DP 3 . 3 - FL O O R P L A N C DP 4 - EX T . E L E V A T I O N S A DP 4 . 1 - EX T . E L E V A T I O N S B DP 4 . 2 - EX T . E L E V A T I O N S C C1 . 0 - PR E L I M I N A R Y G R A D I N G TO T A L 13 S H E E T S A t t a c h m e n t 3 A R C 1 - 1 4 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T E X T E R I O R P E R S P E C T I V E S B U I L D I N G A T A N K F A R M 1 7 9 C R O S S S T R E E T C O M M E R C E P A R K S A N L U I S O B I S P O B U I L D I N G B B U I L D I N G C A t t a c h m e n t 3 A R C 1 - 1 5 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T E X I S T I N G S I T E 15 4 8 3 2. 1 0 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O E X I S T I N G S I T E & D E M O 10 ' 2 0 ' 0 4 0 ' TRUE NORTH D E M O K E Y DE M O EX I S T I N G T O R E M A I N A t t a c h m e n t 3 A R C 1 - 1 6 57 ' - 6 " 57 ' - 0 " BA Y W I D T H BA Y W I D T H S B C CT V S B C E X I S T I N G R T A O F F I C E C R O S S S T R E E T [N ] B L D G . B 71 ' 1 2 3 ' [N ] B L D G . C TO T : 1 0 , 5 0 4 s q . f t . 24 P A R K I N G S P A C E S TO T : 8 , 5 7 3 s q . f t . 14 P A R K I N G S P A C E S 10 8 ' 6 6 ' MC UN L O A D I N G ZO N E M C TO T A L : 2 6 , 9 6 0 s q . f t . 42 P A R K I N G S P A C E S r t o t r o ME Z Z A N I N E : 1 , 4 6 5 s q . f t . [N ] B L D G . A 24 P A R K I N G S P A C E S TO T : 1 0 , 1 9 8 s q . f t . FI R S T F L O O R : 8 , 7 3 3 s q . f t . ME Z Z A N I N E : 1 , 4 0 4 s q . f t . FI R S T F L O O R : 9 , 1 0 0 s q . f t . ME Z Z A N I N E : 1 , 0 9 5 s q . f t . FI R S T F L O O R : 7 , 4 8 7 s q . f t . UN L O A D I N G ZO N E 1H ( V A N ) 2 9 10 24 MC UN L O A D I N G ZO N E MC MC FH P L A Z A P L A Z A 65 ' 1 4 0 ' 6 7 12 20 H ( V A N ) 13 21 H ( V A N ) 24 1 10 11 11 12 19 30 31 43 20 H ( V A N ) UN L O A D I N G ZO N E UN L O A D I N G ZO N E UN L O A D I N G ZO N E 1 t r o 1 11 14 H UN L O A D I N G ZO N E 18 ' - 6 " SE T B A C K 20 ' - 0 " SE T B A C K 5' - 0 " S E T B A C K 2' - 0 " S E T B A C K 2'- 0 " S E T B A C K EX I S T I N G W A L K JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T S I T E P L A N 15 4 8 3 2. 1 1 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O C O N C E P T U A L S I T E P L A N 10 ' 2 0 ' 0 4 0 ' TRUE NORTH P A R K I N G C A L C U L A T I O N S R E F E R E N C E N O T E S 1 T Y P I C A L P A R K I N G S T A L L - 9 ' x 1 8 ' - 5 " 2 2 ' - 6 " V E H I C L E O V E R H A N G 3 L O N G T E R M B I K E L O C K E R T Y P . 4 E X I S T I N G F E N C E / G A T E T O B E R E M O V E D 5 D O U B L E C H E C K V A L V E - B A C K - F L O W P R E V E N T I O N 6 C O R N E R S T O N E M O N U M E N T S I G N 7 P R O P O S E D P O L E L I G H T I N G F I X T U R E S S E E L I G H T I N G P L A N 8 1 5 ' M I N C O N C R E T E P A D I N F R O N T O F T R A S H E N C L O S U R E S 9 N E W L A N D S C A P E A N D H A R D S C A P E T O T I E I N T O E X I S T I N G 10 E X I S T I N G P R I V A T E A C C E S S E A S E M E N T 11 E X I S T I N G P R I V A T E D R A I N A G E E A S E M E N T T O B E C O N V E R T E D TO N E W P R I V A T E A C C E S S E A S E M E N T 12 E X I S T I N G P R I V A T E D R A I N A G E E A S E M E N T 13 E X I S T I N G 1 6 . 4 0 ' P U B L I C U T I L I T Y E A S E M E N T 14 E X I S T I N G 9 . 8 4 ' P U B L I C S T R E E T T R E E E A S E M E N T A t t a c h m e n t 3 A R C 1 - 1 7 VI N E S VI N E S VI N E S EX I S T I N G L A N D S C A P E GR O U N D C O V E R S ( T Y P . ) PA R K I N G L O T T R E E S : MIX O F : ME L A L E C U L A Q U I N Q U E N E R V I A PIS T I C I A C H I N E N S I S PR U N U S C E R A S I F E R A ' K R A U T E R V E S U V I U S ' UL M U S P A R V I F O L I A S B C CT V S B C C R O S S S T R E E T UN L O A D I N G ZO N E UN L O A D I N G ZO N E UN L O A D I N G ZO N E UN L O A D I N G ZO N E V TV TV CT V CT V CT V V V CT V V V V V V V V V TV TV TV V V TV TV TV T CT CT TV TV TV TV C C TV TV CT C C C V V CT V CT C C CT V C P L A N T P A L E T T E PL A N T S F O R T H I S P R O J E C T W I L L B E S E L E C T E D F R O M T H E F O L L O W I N G L I S T : BO T A N I C A L N A M E CO M M O N N A M E CE R C I S C A N A D E N S I S ' F O R E S T P A N S Y ' RE D B U D LA G E R S T R O M E M I A ' Z U N I ' CR A P E M Y R T L E ME L A L E U C A Q U I N Q U E N E R V I A CA J E P U T T R E E PO D O C A R P U S M A C R O P H Y L L A YE W P I N E PR U N U S C E R A . ' K R A U T E R S V E S U V I U S ' PU R P L E L E A F P L U M PI S T A C I A C H I N E N S I S CH I N E S E P I S T A C H E PY R U S ' R E D S P I R E ' OR N A M E N T A L P E A R RH A P H I O L E P I S ' M A G E S T I C B E A U T Y ' IN D I A H A W T H O R N TR I S T A N I A C O N F E R T A BR I S B A N E B O X UL M U S P A R V I F O L I A CH I N E S E E V E R G R E E N E L M AG A P A N T H U S ' T I N K E R B E L L ' DW A R F L I L Y O F T H E N I L E BE R B E R I S T H U N . ' A T R O P U R P U R E A ' RE D B A R B E R R Y DI E T E S V E G E T A FO R T N I G H T L I L Y ER I G E R O N K A R V I N S K I A N U S SA N T A B A R B A R A D A I S Y OS M A N T H U S F R A G R A N S SW E E T O L I V E PI T T O S P O R U M C R A S S . ' C O M P A C T A ' NO C O M M O N N A M E PH O R M I U M ' D A R K D E L I G H T ' NE W Z E A L A N D F L A X PH O R M I U M ' D U E T ' NE W Z E A L A N D F L A X PH O R M I U M ' T O M T H U M B ' NE W Z E A L A N D F L A X PI T T O S P O R U M T O B . ' W H E E L E R S D W A R F ' DW A R F T O B I R A PI T T O S P O R U M ' V A R I E G A T A ' IN D I A H A W T H O R N RH A P H I O L E P I S ' B A L L E R I N A ' IN D I A H A W T H O R N RH A P H I O L E P I S ' E N C H A N T R E S S ' IN D I A H A W T H O R N TU L B A G H I A V I O L A C E A SO C I E T Y G A R L I C VI B U R N U M O P . ' S T E R I L E ' CO M M O N S N O W B A L L WE S T R I N G I A F R U T I C O S A CO A S T R O S E M A R Y BA C C H A R I S P I L . ' T W I N P E A K S ' DW A R F C O Y O T E B R U S H FI C U S P U M I L A CR E E P I N G F I G LA N T A N A ' A L B A ' WH I T E T R A I L I N G L A N T A N A LA N T A N A ' S P R E A D I N G Y E L L O W ' YE L L O W T R A I L I N G L A N T A N A MY O P O R U M P A R V I F O L I U M MY O P O R U M PA R T H A N O C I S S U S T R I . ' V E I T C H I I ' BO S T O N I V Y TR A C H E L O S P E R M U M J A S M I N O I D E S ST A R J A S M I N E VE R B E N A ' P A T I O P U R P L E ' NO C O M M O N N A M E T R E E S (1 5 G A L L O N ) S H R U B S & P E R E N N I A L S (1 A N D 5 G A L L O N ) G R O U N D C O V E R S & V I N E S (1 A N D 5 G A L L O N ) IR R I G A T I O N S T A T E M E N T : IR R I G A T I O N S H A L L U T I L I Z E A N A P P R O V E D B A C K F L O W P R E V E N T I O N D E V I C E , A N D A U T O M A T I C C O N T R O L L E R W I T H R A I N SW I T C H . D R I P I R R I G A T I O N S H A L L B E U S E D I N A R E A S W I T H O U T P E D E S T R I A N T R A F F I C JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T L A N D S C A P E P L A N 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 10 ' 2 0 ' 0 4 0 ' TRUE NORTH S C H E M A T I C L A N D S C A P E P L A N A t t a c h m e n t 3 A R C 2 - 1 8 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T S C H E M A T I C L I G H T I N G 15 4 8 3 2. 1 1 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O TRUE NORTH S C H E M A T I C L I G H T I N G P L A N 15 ' 3 0 ' 0 6 0 ' A t t a c h m e n t 3 A R C 2 - 1 9 B A. 1 C D E. 1 1. 1 2 3 1. 1 2 3 A. 1 B C E E. 1 A A 1 1 3. 1 3. 1 E D UP UP PR I M A R Y E N T R Y OP T . E N T R Y O P T . E N T R Y PR I M A R Y E N T R Y OP T . W C . TO M A T C H A B O V E OP T . W C . TO M A T C H A B O V E FR . UT I L . B U I L D I N G A RE N T A B L E O F F I C E S P A C E : 2 , 0 4 0 S Q . F T . RE N T A B L E W A R E H O U S E : 8 , 1 5 8 S Q . F T . OF F I C E ME Z Z A N I N E (A B O V E ) OF F I C E ME Z Z A N I N E (A B O V E ) 30 ' - 0 " TY P 7 1 ' - 0 " 12 3 ' - 0 " 29 ' - 1 0 " 2 5 ' - 0 " 8' - 0 " 8 ' - 6 " B A. 1 C D E. 1 1. 1 2 3 1. 1 2 3 A. 1 B C E E. 1 A A 1 1 3. 1 3. 1 E D WA R E H O U S E B E L O W OF F I C E OF F I C E WC WC CO N F . ST O R . DN WO R K AR E A BR E A K 15 ' - 0 " x 1 4 ' - 6 " 11 ' - 6 " x 1 0 ' - 0 " OF F I C E 11 ' - 0 " x 1 0 ' - 0 " OF F I C E 10 ' - 6 " x 1 0 ' - 0 " WO R K AR E A KI T C H E N E T T E JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T F L O O R P L A N - B L D G . A 5' 1 0 ' 0 2 0 ' TR U E NO R T H S E C O N D F L O O R FI R S T F L O O R K E Y P L A N a n 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O B U I L D I N G A - S C H E M A T I C F L O O R P L A N A t t a c h m e n t 3 A R C 2 - 2 0 A. 1 B F F. 1 1. 1 2 3 1. 1 2 3 A. 1 B F F. 1 A A 1 1 3. 1 3. 1 C C D D E E B U I L D I N G B P R I M A R Y E N T R Y R O L L U P R O L L U P PR I M A R Y E N T R Y OP T . E N T R Y OP T . W C . TO M A T C H A B O V E OP T . W C . TO M A T C H A B O V E FR . UT I L . OF F I C E ME Z Z A N I N E RE N T A B L E O F F I C E S P A C E : 2 , 1 0 1 S Q . F T . RE N T A B L E W A R E H O U S E : 8 , 4 0 3 S Q . F T . (A B O V E ) OF F I C E ME Z Z A N I N E (A B O V E ) 6 5 ' - 0 " 27 ' - 4 3 4 " TY P . 14 0 ' - 0 " A. 1 B F F. 1 1. 1 2 3 1. 1 2 3 A. 1 B F F. 1 A A 1 1 3. 1 3. 1 C C D D E E WA R E H O U S E 1 OF F I C E CL OF F I C E BR E A K 14 ' - 6 " x 1 4 ' - 6 " 9' - 6 " x 1 1 ' - 6 " OF F I C E 11 ' X 1 3 ' WO R K AR E A CO N F . WC BR E A K WC WO R K A R E A DN DN RO L L U P C L E A R A N C E RO L L U P C L E A R A N C E WA R E H O U S E 2 JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T F L O O R P L A N - B L D G . B 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' T R U E N O R T H S E C O N D F L O O R F I R S T F L O O R B U I L D I N G B - S C H E M A T I C F L O O R P L A N K E Y P L A N n B A t t a c h m e n t 3 A R C 2 - 2 1 A. 1 B D D. 1 1. 1 2 3 1. 1 2 3 A. 1 B D D. 1 A A 1 1 3. 1 3. 1 B B B B EN T R Y PR I M A R Y E N T R Y RO L L U P RO L L U P GL A S S GL A S S UP UP OP T . W C . TO M A T C H A B O V E OP T . W C . TO M A T C H A B O V E FR . UT I L . B U I L D I N G C RE N T A B L E O F F I C E S P A C E : 1 , 7 1 5 S Q . F T . RE N T A B L E W A R E H O U S E : 6 , 8 5 8 S Q . F T . OF F I C E ME Z Z A N I N E (A B O V E ) OF F I C E ME Z Z A N I N E (A B O V E ) 26 ' - 3 " TY P . 6 6 ' - 0 " 10 8 ' - 0 " 8' - 6 " 8 ' - 0 " 26 ' - 1 " 1 8 ' - 4 " 26 ' - 1 " 1 0 ' - 0 " 33 ' - 0 " 2 0 ' - 7 " A. 1 B D D. 1 1. 1 2 3 1. 1 2 3 A. 1 B D D. 1 A A 1 1 3. 1 3. 1 B B B B WA R E H O U S E B E L O W WC WO R K A R E A OF F I C E 8' - 0 " x 1 2 ' - 0 " OF F I C E 9'- 0 " x 8 ' - 0 " OF F I C E 8'- 6 " x 8 ' - 0 " CO N F . WC DN DN KI T C H E N E T T E OF F I C E 11 ' - 0 " x 7 ' - 9 " ST . JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T F L O O R P L A N - B L D G . C 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' TRUE NORTH S E C O N D F L O O R F I R S T F L O O R B U I L D I N G C - S C H E M A T I C F L O O R P L A N K E Y P L A N n C A t t a c h m e n t 3 A R C 2 - 2 2 +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 1 ' - 6 " RI D G E A A 1B C D E E .1 1 A 1 B 3 E 5 F +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 0 ' - 6 " RI D G E E .1 ED C B A. 1 A 1 A 1 B 3 E 2 D 2 D 4 D 5 F +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 0 ' - 6 " RI D G E 12 2 11 . 1 2 3 3 . 1 +2 4 ' - 0 " EV E 1 A 1 B +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +3 1 ' - 6 " RI D G E 12 2 3. 1 3 2 1. 1 1 +2 4 ' - 0 " EV E 1 A 1 B EL E V A T I O N N O T E S 1.2. CO R R U G A T E D M E T A L W A L L S I D I N G OV E R H E A D R O L L - U P D O O R CO L O R D E S I G N A T I O N S A B CO R R U G A T E D M E T A L S I D I N G - P R I M A R Y C O L O R ( S E E C O L O R C H A R T ) CO R R U G A T E D M E T A L S I D I N G - S E C O N D A R Y C O L O R ( S E E C O L O R C H A R T ) 3. C O R R U G A T E D M E T A L R O O F I N G 4. H O L L O W M E T A L D O O R C C O R R U G A T E D M E T A L R O O F I N G - C O O R D I N A T E W I T H O W N E R D P A I N T E D - C O O R D I N A T E W I T H O W N E R E C O R R U G A T E D M E T A L R O O F I N G - S E E C O L O R C H A R T 5. C O N C R E T E S T E M W A L L F C O N C R E T E - U N P A I N T E D 6. G L A S S G A R A G E D O O R PR I M A R Y - E V E R G R E E N RO O F - R E G A L W H I T E SE C O N D A R Y - F O X G R A Y CO L O R C H A R T JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T S C H M A T I C E L E V A T I O N S S C H E M A T I C E L E V A T I O N S - B U I L D I N G A 4' 8 ' 0 1 6 ' fr o n t e l e v a t i o n ri g h t s i d e e l e v a t i o n le f t s i d e e l e v a t i o n ba c k e l e v a t i o n B U I L D I N G A 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O A t t a c h m e n t 3 A R C 2 - 2 3 +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E AA 1 B C D E G1 G 1 A 1 B 5 F 3 E +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E A A 1 B C D E F1 F 5 F 1 A 1 B 3 E 2 D 4 D +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E 11 . 1 2 3. 1 3 12 2 +2 4 ' - 0 " EV E 1 A 1 B +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 9 ' - 8 " RI D G E +2 4 ' - 0 " EV E 3. 1 3 2 1 1 . 1 5 F 1 A 1 B 5 - EL E V A T I O N N O T E S 1.2. CO R R U G A T E D M E T A L W A L L S I D I N G OV E R H E A D R O L L - U P D O O R CO L O R D E S I G N A T I O N S A B CO R R U G A T E D M E T A L S I D I N G - P R I M A R Y C O L O R ( S E E C O L O R C H A R T ) CO R R U G A T E D M E T A L S I D I N G - S E C O N D A R Y C O L O R ( S E E C O L O R C H A R T ) 3. C O R R U G A T E D M E T A L R O O F I N G 4. H O L L O W M E T A L D O O R C C O R R U G A T E D M E T A L R O O F I N G - C O O R D I N A T E W I T H O W N E R D P A I N T E D - C O O R D I N A T E W I T H O W N E R E C O R R U G A T E D M E T A L R O O F I N G - S E E C O L O R C H A R T 5. C O N C R E T E S T E M W A L L F C O N C R E T E - U N P A I N T E D 6. G L A S S G A R A G E D O O R PR I M A R Y - A Z T E C B L U E RO O F - R E G A L W H I T E SE C O N D A R Y - F O X G R A Y CO L O R C H A R T JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T fr o n t e l e v a t i o n ri g h t s i d e e l e v a t i o n le f t s i d e e l e v a t i o n ba c k e l e v a t i o n E X T E R I O R E L E V A T I O N S B U I L D I N G B 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' S C H E M A T I C E L E V A T I O N S - B U I L D I N G B A t t a c h m e n t 3 A R C 2 - 2 4 +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 7 ' - 3 " RI D G E AA 1 B C D E1 E 1 A 1 B 3 E 5 F 6 - +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E +2 7 ' - 3 " RI D G E 12 2 12 4 1 1 . 1 2 3. 1 3 +2 0 ' - 0 " EV E 5 F 1 A 1 B 4 D 2 D +0 ' - 0 " F. F . +1 0 ' - 0 " ME Z Z A N I N E A A 1 B D E1 E +2 7 ' - 3 " RI D G E C 3 E 1 A 1 B +0 ' - 0 " F. F . +1 2 ' - 6 " EV E +2 7 ' - 3 " RI D G E 12 2 12 4 12 2 11 . 1 2 3. 1 3 +2 0 ' - 0 " EV E 5 F EL E V A T I O N N O T E S 1.2. CO R R U G A T E D M E T A L W A L L S I D I N G OV E R H E A D R O L L - U P D O O R CO L O R D E S I G N A T I O N S A B CO R R U G A T E D M E T A L S I D I N G - P R I M A R Y C O L O R ( S E E C O L O R C H A R T ) CO R R U G A T E D M E T A L S I D I N G - S E C O N D A R Y C O L O R ( S E E C O L O R C H A R T ) 3. C O R R U G A T E D M E T A L R O O F I N G 4. H O L L O W M E T A L D O O R C C O R R U G A T E D M E T A L R O O F I N G - C O O R D I N A T E W I T H O W N E R D P A I N T E D - C O O R D I N A T E W I T H O W N E R E C O R R U G A T E D M E T A L R O O F I N G - S E E C O L O R C H A R T 5. C O N C R E T E S T E M W A L L F C O N C R E T E - U N P A I N T E D 6. G L A S S G A R A G E D O O R PR I M A R Y - D A R K B R O N Z E SE C O N D A R Y - F O X G R A Y RO O F - R E G A L W H I T E CO L O R CH A R T JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E J O B T I T L E 3 3 0 S . H A L C Y O N R O A D AR R O Y O G R A N D E , C A 9 3 4 2 0 T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4 F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8 M I C H A E L C . P E A C H E Y E- M A I L : M W A @ M W A . B Z AP P L . N O : W A Y N E R . S T U A R T DA T E A R C H I T E C T S :W R E O L F A C F I O RE N . 1 2 / 3 1 / 1 7 E C AI L TS T C- 3 1 , 4 2 7 S N C E R A D E NCTA I H TI W A Y N E R .S T U A R T fr o n t e l e v a t i o n ri g h t s i d e e l e v a t i o n le f t s i d e e l e v a t i o n ba c k e l e v a t i o n E X T E R I O R E L E V A T I O N S B U I L D I N G C 15 4 8 3 2. 1 2 . 1 6 -- -- -- 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 4' 8 ' 0 1 6 ' S C H E M A T I C E L E V A T I O N S - B U I L D I N G C A t t a c h m e n t 3 A R C 2 - 2 5 S I T E P L A N JO B N U M B E R SH E E T N U M B E R RE V I S I O N S S H E E T T I T L E AP P L . N O : DA T E 15 4 8 3 10 - 2 0 - 1 5 -- -- -- J O B T I T L E P . O . B o x 8 3 2 , A t a s c a d e r o , C A 9 3 4 2 3 P h o n e & F a x : ( 8 0 5 ) 4 6 4 - 0 9 7 5 K V C r o w e @ C h a r t e r . n e t K e i t h V . C r o w e , P . E . O I S S F O R E N P H V. E LA D N W E IGN REE O I N R O A I L I L OCI F V A C F E K I E T S E R G ETATS Li c . N o . 3 1 , 5 8 1 Ex p i r e s 1 2 / 1 6 E R C T R I 1 7 9 C R O S S S T R E E T T A N K F A R M C O M M E R C E P A R K S A N L U I S O B I S P O 40 20 0 20 SC A L E I N F E E T C1 . 0 P R E L I M I N A R Y G R A D I N G , D R A I N A G E A N D U T I L I T Y P L A N Pr e l i m i n a r y E a r t h w o r k : A t t a c h m e n t 3 A R C 2 - 2 6 Architectural Review Commission Minutes DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 7, 2016 ROLL CALL Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn Absent: Commissioner Allen Root Staff: Deputy Community Development Director Doug Davidson, Planning Technician Kyle Van Leeuwen, Assistant Planner Kyle Bell, Assistant City Attorney Jon Ansolabehere and Recording Secretary Brad T. Opstad CALL TO ORDER Chair Wynn called the meeting to order at 5:01 p.m. and proposed the following changes to the agenda: 1) Consideration of Minutes to follow Public Hearings; and 2) reversed the order of Public Hearing Items 2 and 3. There were no objections. Commissioner Andreen announced she would step down from Item 2 due to a potential conflict of interest. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. PUBLIC HEARINGS 1. Higuera Street Right of Way. Review of wireless telecommunication facility proposal to place antennas and associated equipment on existing or replaced traffic signal poles (total of 6) within the public right-of-way along Higuera Street between Carmel Street and Osos Street; C-D-H zone; Crown Castle Communication Inc., applicant. Chair Wynn announced that the Applicant was requesting a continuance. PUBLIC COMMENTS None. DR A F T Draft Minutes Architectural Review Commission Meeting of March 7, 2016 Page 2 ACTION: Upon a motion by Commissioner Andreen, seconded by Commissioner Soll, the Commission unanimously continued Item 1 by roll call vote: AYES: Andreen, Curtis, Ehdaie, Nemcik, Soll, Root, Wynn NOES: None REFRAIN: None RECUSED: None ABSENT: None ACTION: Upon a motion made by Commissioner Andreen seconded by Commissioner Soll to made motion to continue Item 1 to a date uncertain passed unanimously. 2. 128 Chorro Street. APPL-1974-2015; Continued review of an appeal of the Director’s approval of a Guest Quarters permit. Revised project includes the requested approval of a side yard setback of four feet where five feet is normally required for an addition along the north property line. (GUST-1645-2015); Holly & Tony Garcia, applicant. Commissioner Andreen recused herself due to a potential conflict of interest (resides in the neighborhood). Planning Technician Kyle Van Leeuwen provided the Staff report. He noted that the requested setback is minor in nature and consistent with the development pattern of neighborhood, and clarified that Finding #5 in Section 1 of the draft resolution should read “guest quarters have been moved to the western portion.” Architect Frances Gibbs, on behalf of the Applicant, offered to respond to questions. PUBLIC COMMENTS Patricia Andreen, representing the neighborhood, reported that she had not had any discussions about this project with any of the Commissioners. She spoke in favor of the revised design and indicated that she had no objections to the setback reduction. She asked that if the Commission finds it appropriate, she would ask that it invoke tree protection measures and require the Applicant to cover vegetation during construction. COMMISSION DISCUSSION In response to questions from the Commission, Architect Gibbs indicated she had discussed vegetation-protection measures with the Applicant and noted they have no objections. She also confirmed that the skylight over the existing garage is operable. Commissioner Curtis indicated he saw no need for an exception to the setback and expressed objections to creating an additional non-conforming condition. He added that he thought it possible to design an addition that could conform to all the standards. DR A F T Draft Minutes Architectural Review Commission Meeting of March 7, 2016 Page 3 Staff responded that the request for the exception to the setback was not an unusual request for that neighborhood. ACTION: MOTION BY COMMISSIONER NEMCIK, SECONDED BY COMMISSIONER SOLL , the Commission adopted a Resolution denying the appeal and upholding the Community Development Director’s action to approve a guest quarters in the low- density residential zone, as amended (Condition #10: add protection of fence and vegetation during construction). Motion passed 4:1:1:1 on the following roll call vote: AYES: Nemcik, Soll, Ehdaie, Wynn NOES: Curtis RECUSED: Andreen ABSENT: Root 3. 40 Buena Vista Avenue. SDU-1521-2015; Review of a new single family residence in the R-1-S (Special Considerations Overlay) zone that includes a front yard setback and height exception, with a categorical exemption from environmental review; R-1-S zone; Lee J. Kraft, ETUX, applicant. Commissioner Andreen returned to the dais. Deputy Director Davidson introduced Assistant Planner Kyle Bell, who provided the in- depth Staff report. He emphasized that architectural review is required due to the Special Considerations Overlay (S-Overlay), which designates the location as a sensitive site due to the hillside development and announced that there are eight (8) vacant properties within vicinity that will undergo same process. Assistant Planner Bell informed the ARC that the City Council approved the Use Permit while denying proposed exceptions and has asked that the Architectural Review Commission (ARC) review the project and address the following issues: 1) traditional characteristics of neighborhood; 2) reflectivity of amount of glass; 3) appropriateness of rooftop deck; 4) visual appearance of support columns; 5) landscaping plans; and 6) prominence of structure as viewed from Highway 101. Assistant Planner Bell displayed Applicant-provided renderings to demonstrate the project design and responded to numerous Commission questions regarding exceptions to the Hillside Development Standards (HDS), street yard setback exceptions, landscaping plans, and the proposed rooftop deck and balconies. Assistant City Attorney Jon Ansolabehere pointed out the Applicant had made revisions to the project based on City Council direction, which resulted in the current proposed height and setback exceptions. Staff concluded that it is not unusual to request a height exception on a sloping lot as it is a significant constraint. DR A F T Draft Minutes Architectural Review Commission Meeting of March 7, 2016 Page 4 Todd Smith, Canon, representing the Applicant, explained the nature and need for the height and setback exceptions. Applicant Jeff Kraft argued in favor of approving the project with the requested exceptions. PUBLIC COMMENT Chair Wynn reported that numerous correspondences have been received by Staff and Commission on this item and they are posted on the City’s website. The following residents of San Luis Obispo voiced objections to the proposed project and urged denial, citing concerns about the size of the building footprint, issues with neighborhood compatibility, height and setback exceptions, landscaping plan, traffic and emergency access, impacts to the Highway 101 view shed, the rooftop deck and potential for noise: Naomi Hoffman Shirley Ready Robert Karger James Lopes Bill Cochran Pat Dellario Sandra Rowley, representing Residents for Quality Neighborhoods (RQN) Mila Vujovich-La Barre John Rogers, Canon, spoke in favor of the project. Applicant Jeff Kraft provided rebuttal arguments to community concerns. COMMISSION COMMENT Staff responded to additional questions from the Commission. Commission discussion followed specifically to address each of the six concerns the City Council directed the ARC to review and consider: 1. Traditional architecture characteristics of neighborhood: Commissioner Andreen commented that although the style may not be what the neighbors would have selected, the contemporary style suitable for the hillside and not a basis for denial. Commissioner Ehdaie recommended a more subdued, neutral color scheme that would blend better with the nature of the hillsides. Commissioner Curtis indicated the modern approach is suitable for the particular site and added that the flat roof works fine whereas a gabled roof would accentuate mass and visibility. Commissioner Nemcik reiterated the community’s desire for a smaller mass and noted that the clean lines of style contribute to that. Chair Wynn had no issues with the design’s modernist box style. DR A F T Draft Minutes Architectural Review Commission Meeting of March 7, 2016 Page 5 2. Reflectivity of the amount of glazing and glass on the structure. Staff reported that the design guidelines stress minimizing the glazing to the furthest extent possible but because there is not a specific threshold, it comes down to compatibility and appropriateness more than percentage. Commissioner Andreen recognized that residences are built on such sites for views and unless there are safety concerns, the amount of glazing is suitable. Vice-Chair Ehdaie concurred. Commissioner Curtis observed that the residence will be an illuminated box on the hillside at night as seen from the scenic corridor freeway. Chair Wynn commented that this particular concern is similar to the issue of prominence and suggested binding them together in discussion. Commissioner Andreen indicated that prominence concerns are also tied to landscaping, having thought strongly about reducing prominence with trees. Vice-Chair Ehdaie wondered what reducing prominence on this project communicates about other prominent residences in the vicinity. Commissioner Curtis suggested the only feasible way to reduce prominence at night is to break up the continuous expanse of glass. Commissioner Nemcik shared she had no issue with glazing and that the rhythm and look are appropriate. Chair Wynn agreed that this structure is an illuminated box that will most certainly be seen from Highway 101 but concurs with Vice- Chair Ehdaie that there are already 5-6 other prominently-scaled homes on the hillside. 3. Appropriateness of rooftop deck: Commissioner Andreen stated she’s conflicted between the concerns of neighbors and its proposed use for a play area for children. Commissioner Nemcik observed that the rooftop deck is the same as a yard. Commissioner Soll reiterated Staff’s commentary that side and front decks already meet minimum outdoor area requirements. Commissioner Curtis offered that the distance from other residences will provide minimal noise. Chair Wynn, in support, stated that existent freeway noise outweighs potential cocktail party noise and a well-maintained deck can be a visually appealing improvement. Commissioner Andreen, citing Commissioner Nemcik’s comments, indicated support to achieve quorum. Vice-Chair Ehdaie inquired whether it is in Commission purview to discuss use. Chair Wynn responded by indicating that the Council requested reviewing appropriateness, which is understood to include use. Commissioner Soll indicated she was unsupportive. 4. Visual appearance of support columns. Commissioner Andreen considered columns to be an improvement from the original conception. Commissioner Curtis stated that while it is generally unsightly to have houses up on stilts, enclosing the area below makes the structure appear more massive. A more appropriate option, he added, would to have it open. Commissioner Nemcik remarked piers are more appropriate and recommended the Commission address materials and mitigation improvements in the open area underneath the residence as part of motion. Commissioners Soll, Andreen Vice-Chair Ehdaie concurred. DR A F T Draft Minutes Architectural Review Commission Meeting of March 7, 2016 Page 6 5. Landscaping plans: In response to Chair Wynn’s inquiry, Deputy Director Davidson affirmed that Condition #6 is a reasonably comprehensive condition but if the Commission wishes to add language, Staff would accommodate it. Chair Wynn pointed out that the Condition itself is the appropriate place for three additional landscape plans: underneath the house, between the street and house, and the rooftop deck. Commission confirmed support by consensus. 6. Height exception: Chair Wynn shared that he would have used the same arguments and applied the same methodologies had he been working on this difficult site, reasoning that the lot was made a legal lot long ago and the rules changed later. He stated that he is inclined to move with Staff’s direction in consideration of the give-and-take needed to make the project work on the hillside and commented that if no exception were granted, the City would end up with more destruction on the hillside. Commissioner Andreen agreed that her analysis would be the same. Commissioner Curtis voiced his opinion that it is not feasible to develop much differently on this lot than what is proposed without violating some other principles of hillside development. Commissioner Soll differentiated between the project on paper, which she would have difficulty approving, and the project as she views it situated on a legal lot. Vice-Chair Ehdaie commended the solutions in design and supported the exceptions. Commissioner Nemcik agreed with Staff’s recommendations. Commission discussion followed regarding the color scheme. Commissioner Andreen requested a modification of the color palette to lighter earth tones. Other members of the Commission agreed. ACTION: MOTION BY COMMISSIONER ANDREEN, SECOND BY COMMISSIONER CURTIS to adopt a Resolution approving a new single family residence in the R-1-S (Special Considerations Overlay) zone that includes a front yard setback and height exception with a categorical exemption from environmental review (40 Buena Vista Avenue), as amended (modify Condition #6 to stipulate that the landscaping plans shall address landscaping in front of the rooftop deck, between the residence and the street, and shall consider alternative materials beneath the cantilevered portion of the structure to minimize glare; add a new condition requiring the Applicant to submit a revised color/materials board that includes lighter neutral tones and a physical sample of the proposed glass subject to the satisfaction of the Community Development Director and the ARC Chair; and to add a new Finding, as follows: “The project site contains difficult constraints (slope), the exceptions are minor in nature, and while they may have some impacts, they are the least detrimental to any of the options that allow for reasonable development of the site.”). Motion passed on the following 6:0 roll call vote: AYES: Andreen, Curtis, Nemcik, Soll, Ehdaie, Wynn NOES: None REFRAIN: None RECUSED: None ABSENT: Root DR A F T Draft Minutes Architectural Review Commission Meeting of March 7, 2016 Page 7 CONSIDERATION OF MINUTES Commissioner Curtis proposed the following amendments to the Architectural Review Commission Meeting Minutes of February 1, 2016: 1) Insertion on Page 3, third paragraph: “provided to the ARC and the Airport…” 2) Correction on Page 5, second paragraph: strike “specific”, change to “the proposed” 3) Insertion and Correction on Page 5, second paragraph, first sentence: “were truly representative of” ; strike “a general” and change to “stated styles”; and strike “representation” and “historically”. 4) Correction on Page 5, second paragraph, second sentence: strike “commented”, change to “opined” ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY COMMISSIONER CURTER to approve the Minutes, as amended, passed unanimously 6:0. AGENDA FORECAST Deputy Director Davidson announced agenda items for the next two ARC Meetings, as follows: March 21: Motel Inn project; conceptual review of affordable housing component of Via Tuscano in Margarita Area. April 4: BMW relocation from LOVR to Calle Joaquin auto lot; 323 Grand Avenue previously ARC-reviewed, appealed to City Council and re-submitted; deck improvement project at relocated SLO Brew’s 736 Higuera site; POSSIBLE: neighborhood signage with Public Works Wayfinding Program. ADJOURNMENT MOTION MADE BY COMMISSIONER CURTIS, SECOND BY VICE-CHAIR EHDAIE, and carried 6:0 to adjourn the meeting. The meeting was adjourned at 7:52 p.m. Respectfully submitted by, Brad T. Opstad Recording Secretary DR A F T