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Home My WebLink About07-10-2017 ARC Agenda Packet Ci t y of Sa n Lui s O bi sp o, Co unc i l A ge nda , Ci t y H a l l , 9 90 Pa l m St re et , Sa n Lui s O bi spo Agenda Architectural Review Commission Monday, July 10, 2017 5:00 pm REGULAR MEETING Council Hearing 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Amy Nemcik , Brian Rolph, Allen Root, Richard Beller, Vice -Chair Angela Soll, and Chair Greg Wynn 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. 35 Prado Road (25, 29, 35, 41, 43, & 45 Prado Road). ARCH-0653-2017: Conceptual architectural review of the City of San Luis Obispo’s Water Resource Recovery Facility (WRRF) Upgrade Project that includes new discharge requirements, increased capacity, replacement of aging infrastructure, maximized recycled water production and incorporated interpretive features and public amenities; PF zone, City of San Luis Obispo, applicant. (Rachel Cohen) 2. 1135 Santa Rosa Street. ARCH-0722-2017: Review of requested modifications to application ARCH -0846-2015, to allow elimination of a bulkhead feature and change approved building colors on a remodeled commercial building (exempt from environme nta l review); C -D zone, 33 Tons, LLC, applicant. (Walter Oetzell) COMMENT & DISCUSSION Architectura l Review Commission Agenda Page 2 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, July 17, 2017 at 5:00 p.m., in the Council Hearing Room: 990 Palm Street, San Luis Obispo, California. 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 $1,557 for applicants, or $623 for non-applicants and must accompany the appeal documentation. The City of San Luis Obispo wishes to make all 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 requests 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: Conceptual architectural review of the City of San Luis Obispo’s Water Resource Recovery Facility (WRRF) Upgrade Project that includes new discharge requirements, increased capacity, replacement of aging infrastructure, maximized recycled water production and incorporated interpretive features and public amenities. PROJECT ADDRESS: 35 Prado BY: Rachel Cohen, Associate Planner (25, 29, 41, 43, & 45 Prado) Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0653-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Receive a presentation regarding the proposed project and continue the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. SITE DATA Applicant City of SLO Public Utilities Department Representative Jennifer Phillips, Engineer with CH2M Submittal Date 10/16/2015 Complete Date 5/20/2016 Zoning PF (Public Facility) General Plan Public Site Area 48.06 Acres Environmental Status Council Certified the FEIR on August 16, 2016 SUMMARY/BACKGROUND The applicant has submitted plans for conceptual review of a project located at 35 Prado Road, the site of the City of San Luis Obispo’s Water Resource Recovery Facility (WRRF). The proposed project includes an in-depth upgrade to the existing WRRF to meet new discharge permit requirements, increase capacity to meet future flows and loads under dry and wet weather conditions, replace aging infrastructure, maximize recycled water production and incorporate interpretative features and public amenities. Meeting Date: July 10, 2017 Item Number: 1 ARC1 - 1 ARCH-0653-2017 35 Prado Road Page 2 1.0 COMMISSION’S PURVIEW The purpose of conceptual review is for the ARC to offer feedback to the applicant as to whether the project’s design, specifically the Water Resource Center, is headed in the right direction before plans come forward for final review. Comments from the ARC are based on project consistency with the Community Design Guidelines, General Plan and applicable City standards. 2.0 PROJECT INFORMATION The City began a program to upgrade the WRRF to meet the required performance standards set by the Regional Water Quality Control Board and the State Water Resource Control Board, as well as achieve the goals of the WRRF Project Charter and interweave public amenities to provide the community understanding of the One Water strategy. The One Water strategy views treated wastewater effluent as a valuable resource in water supply portfolio planning and considers all supplies as ‘One Water.’ 2.1 Background • On July 7, 2015, Council adopted the Water Resource Recovery Facility Project Facilities Plan and authorized the issuance of a request for proposals for design engineering services. CH2M was awarded this contract in November 2015. • On August 16, 2016, the Council adopted a resolution certifying the EIR so that the City could proceed with construction on the WRRF Project and obtain State Revolving Fund funding. 2.2 Site Information/Setting The subject property is located on the south side of Prado Road adjacent to Highway 101 and JB Dewar Inc. within the PF (Public Facilities) zone (see Attachment 1, Vicinity Map). The project site is 48.06 acres and contains various structures and ponds associated with the WRRF as well as the City’s Transit Bus Yard and the Corporation Yard (Attachment 3, Project Plans, Figure 3). Table 1: Site Information/Setting Site Size 48.06 acres Present Use & Development City of SLO Corporation Yard, WRRF, and Transit Bus Yard Topography Relatively flat Land Use Designation Public Facility (PF) Current Access From Prado Road Surrounding Use/Zoning North: Office with PD overlay (O-PD) and Office with Special Focus Overlay (O-SF); Vacant parcel, U-haul rental, and Homeless Services Center. South: Conservation/Open Space (C/OS); City Open Space and a portion of the Bob Jones Trail. East: Service Commercial (C-S) and Medium Density Residential (R-2-S); various businesses and Silver City Mobile Home Park. West: Highway 101. ARC1 - 2 ARCH-0653-2017 35 Prado Road Page 3 2.2 Project Description The proposed project includes an in-depth upgrade to the existing WRRF to meet new discharge permit requirements, increase capacity to meet future flows and loads under dry and wet weather conditions, replace aging infrastructure, maximize recycled water production and incorporate interpretative features and public amenities. The modifications to the WRRF will include process facilities and non‐process facilities. Process Facilities represent the facilities and structures that will house the liquid stream and solids stream treatment processes and equipment (mechanical, instrumentation and electrical) to achieve the performance goals of the WRRF. Non‐Process Facilities represent the Water Resource Center and the remodeled Administration Building, which provide spaces for the Utilities staff to execute their responsibilities and for the public to interact with the staff and the WRRF. Specifically, the project includes the following components: • A new Water Resource Center (WRC) that includes: o Office space for staff from the WRRF, Wastewater Collections, Water Distribution and Environmental Compliance in one location, o A water quality laboratory; o Maintenance facility; o Interpretive center for the community, and o An interpretive landscape and demonstration wetland. • The existing Administration Building will be converted to a process laboratory for use by WRRF operations staff; • The existing Operations Building and some of the maintenance sheds will be demolished (see Attachment 3, Project Plans, Figure 12); • The existing Process Laboratory at the Dewatering Facility will remain; and • 82 vehicle parking spaces, 5 motorcycle spaces and 12 short-term bicycle parking spaces. Figure 1: Bird's eye view of the Water Resource Center from Prado Road ARC1 - 3 ARCH-0653-2017 35 Prado Road Page 4 3.0 APPLICANT QUESTIONS The applicant has proposed the following questions for ARC discussion: 1. A few of the proposed process facilities will be visible to the public from the Bob Jones Trail (see Attachment 4), while many are internal to the property boundary. To what extent will the ARC want to see the elevations of the proposed process facilities in the final submittal? 2. The applicant has provided conceptual renderings that show various architectural features for the proposed Water Resource Center, which will house Public Utilities staff and be an interface with the community. As the Water Resource Center will be visible from Prado Road and the future Highway 101 overpass, is the proposed height, scale and massing generally consistent with the Industrial Design Guidelines expectations for the development of Prado Road and views by the public? 3. Due to the multi‐use designation for the Water Resource Center, the applicant has made an estimate of required parking spaces based on interpretation of the code and requests confirmation that the required number of parking spaces outlined in the parking analysis is sufficient. 4. This facility requires a secure edge to protect the public from untreated wastewater and the wastewater treatment process (National Permit Discharge Elimination System). Does ARC have recommendations for how to present the secure edge while welcoming the public to the accessible side of the site? 5. A constructed demonstration wetland is proposed as part of the entry to this facility. Are there any concerns with this for public safety beyond Building Code (CBC) fall protection? 4.0 PROJECT ANALYSIS/DISCUSSION Staff has used the Community Design Guidelines (CDG) to provide a preliminary review of the proposed project and create a set of discussion items for the ARC. The proposed project is located within PF zone and is subject to the Industrial Project Design Guidelines within the CDG (Chapter 3, Section 3.3). The following highlights key elements of the site and building design that the ARC should discuss and provide direction to staff and the applicant. 1. General Design Objectives. The CDG states in part that the main elements of preferred business park/industrial site design include the following: a. Easily identifiable site access; b. Service areas located at the sides and rear of buildings; c. Convenient access, visitor parking and on-site circulation; d. Screening of outdoor storage, work areas, and equipment; e. Emphasis on the main building entry and landscaping; f. Placement of buildings to provide plazas and courtyards; g. Landscaped open space; and h. Multiple buildings on the same site clustered to create a campus-like setting that ARC1 - 4 ARCH-0653-2017 35 Prado Road Page 5 takes advantage of shared open space and pedestrian amenities.1 The proposed massing and design appears to be in general compliance with the above guidance from the CDG because: a. The project has an easily identified main entrance; b. Convenient access to visitor and staff parking; c. An emphasis on the main building entry and landscaping d. Includes plazas, courtyards and pedestrian paths/access ways; and e. Provides landscaping throughout the site. ARC Discussion Item #1: The ARC should discuss the overall site layout and to what level of detail they would like to see on the process facilities that will be visible to the public from the Bob Jones Trail in the final submittal? 2. Architectural Design. The CDG states the architectural style of buildings in the business park/industrial category should incorporate clean simple lines. Buildings should project an image of high quality through the use of appropriate durable materials and well-landscaped settings.2 As a category of structure type, typically bland industrial buildings often present unattractive, unadorned, “box-like” forms. A variety of design techniques should be used to help overcome this situation and to produce a cohesive design statement.3 The architecture of the project reflects a modernist architectural approach with a predesign concept of ‘One Campus,’ bringing many of the Utilities Department functions and staff under one roof. Some features of the design include: • A two-story building; • Open air corridors; • A large sheltering roof that will collect rainwater in cisterns and be a space for groups to meet; • Integrated outdoor vegetated circulation; • Stairwells and balconies; and • Heavy materials as primary construction. ARC Discussion Item #2: The applicant has provided conceptual renderings that show various architectural features for the proposed Water Resource Center, which will house Public Utilities staff and be an interface with the community (Attachment 3, Conceptual Project Plans, Figures 5, 6 & 7). Is the proposed height, scale and massing generally consistent with the Industrial Design Guidelines expectations for the development of Prado Road and views by the public? What additional elements should be included or excluded from the final design? 1 CDG: Chapter 3, Section 3.3.A(5). 2 CDG: Chapter 3, Section 3.3.B(1) 3 CDG: Chapter 3, Section 3.3.B(2). ARC1 - 5 ARCH-0653-2017 35 Prado Road Page 6 3. Parking. The proposed project will require parking for office, service and warehouse uses. Per Table 6 of the Zoning Regulations office and service uses require parking at a rate of 1 space for 300 square feet and 1 space per 1,000 square feet for warehouse uses. The proposed parking for the project is outlined in Table 2 below. Table 2: Parking Requirements for the project based on square feet. Project Parking Requirements Treatment Plant and Services 1 space per 300 sf office, plus (1) space per 1,000 sf warehouse/service area Public Area: Interpretative Center/Training Total Area Spaces Required Provided Parking ADA Accessible 4,276 sf 14.25 spaces 15 Spaces 2 spaces Staff Area & Maintenance Shop/ Warehouse Total Area Required Provided 8,998 sf and 4,430 sf 29.99 spaces + 4.43 spaces = 34.42 82 spaces Total Parking Spaces 99 spaces Motorcycle Parking Spaces Required Provided Parking 1 per 20 vehicle spaces 5 spaces 5 spaces Bicycle Parking Space Requirements Provided Parking 0 spaces 12 spaces ARC Discussion Item #3: The proposed parking calculation meets the City’s requirements, as well as provides additional parking for expected staff expansion. Does the ARC have any concerns with the proposed amount of parking? 4. Walls and Fences. The WRRF requires a secure edge to protect the public from untreated wastewater and the wastewater treatment process. The CDG provides direction regarding fencing and walls on industrial property. The CDG in part states that if walls are not required for a specific screening or security purpose they should not be used. Walls should be as low as possible, blend in with the site architecture and landscaping should be used in combination with the wall design whenever possible. If security fencing is required, it should be a combination of solid columns, or short solid wall segments, and wrought iron grill work, rather than the entire fence of one material.4 Currently the WRRF has an open chain link fence that secures the site from the Bob Jones Trail. ARC Discussion Item #4: Outside of the direction provided in the CDG, does ARC have recommendations for how to present a secure edge for the project while welcoming the public to the accessible side of the site? 4 CDG: Chapter 3, Section 3.3.F. ARC1 - 6 ARCH-0653-2017 35 Prado Road Page 7 5. Landscaping and Safety. The CDG encourages landscaping in industrial developments and states that landscaping should be used to define areas such as entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for outdoor storage, loading and equipment areas.5 The project is proposing to install a wetland‐like landscape around the WRC with outdoor gathering spaces and boardwalks serving as bridges to the wetland environment, offering an interactive experience for visitors and revealing the underlying vision of One Water. The demonstration wetlands will be sustained by recycled water generated from the WRRF. Plant species of the ponded areas will be persistent emergent plants known to occur in local wetlands and will provide a diversity of habitat. ARC Discussion Item #5: Are there any concerns with this type of landscape design and public safety beyond Building Code (CBC) fall protection? 4.0 DIRECTIONAL ITEMS As discussed above, staff recommends the ARC discuss and provide feedback about: 1. General Design Objectives. 2. Architectural Design. 3. Parking. 4. Walls and Fences. 5. Landscaping and Safety. 5.0 RECOMMENDATION It is recommended that the ARC continue the project to a date uncertain. Please note that the ARC’s conceptual review of the subject project is based on conceptual information and plans provided by the applicant. Upon review of final plans, the ARC may require additional changes and or modifications to the project that were not previously known, specifically addressed, or provided as directional items. 6.0 ATTACHMENTS 1. Vicinity Map 2. Project Description 3. Conceptual Project Plans 4. Photos of the WRRF from Bob Jones Trail 5 CDG: Chapter 3, Section 3.3.E. ARC1 - 7 PF R-2-S C-S O-PD C-C-SF O-PD C-S-S PF-S C-S-S M-SP C-S-SP C/OS-20 C-S-SP C-R-PD O-SF C-S C/OS-20 C-S-S C-S C-S-SP-PD C-T-SF M-SP M-SP PRAD O HIND EL K S ZACA ELM CEN T E R PINE HIG U E R A S MEISSNER MAPL E BEE C H CED A R GRANADA RED W O O D MAG N O L I A BIRC H ACAC I A DA L I D I O HOL L E Y PINE MAPL E VICINITY MAP ARCH-0653-201735 Prado Road ¯ ATTACHMENT 1 ARC1 - 8 1‐1 Conceptual Architectural Review Submittal PREPARED FOR: City of San Luis Obispo PREPARED BY: CH2M, MWA Architects, Cannon DATE: May 31, 2017 PROJECT: Water Resource Recovery Facility Project PROJECT NUMBER: 668876 1. Water Resource Recovery Facility Introduction The Water Resource Recovery Facility (WRRF) receives and treats municipal wastewater from the City of San Luis Obispo, including contributions from California Polytechnic State University and the County Airport. The City is undertaking an upgrade to the WRRF to meet new discharge permit requirements effective November 30, 2019, increase capacity to meet future flows and loads under dry and wet weather conditions, replace aging infrastructure, maximize recycled water production and incorporate interpretative features and public amenities. Design influent flows and loads are based on projected demands for 2035 buildout aligned with population growth projections, as outlined in the San Luis Obispo 2010 General Plan. The WRRF effluent will be treated to meet National Pollutant Discharge Elimination System (NPDES) permit and Title 22 recycled water permit requirements for discharge to the San Luis Obispo Creek and reuse. The design average dry weather influent flow is 5.4 million gallons per day (mgd). The following Architectural Review Narrative has been provided to the City of San Luis Obispo (SLO) Architectural Review Commission (ARC) in order to provide a basis of design, existing conditions observations and approach to building concept development for SLO Public Utilities activities for the WRRF Upgrade Project (Project). The WRRF Project will modify existing process facilities, add new process facilities, and provide a new Water Resource Center campus that will house Public Utilities staff, a water quality laboratory, maintenance functions and an educational interpretive center for interface with the community. While the entire project is being submitted to the ARC for the Conceptual Review, special focus on the Water Resource Center is requested as it will be the public face and entry to the WRRF, will invite engagement with the community, and will be visible from Prado Road and the future Highway 101 overpass. Site Data The City of San Luis Obispo (City) owns and operates the WRRF, which is located at 35 Prado Road, San Luis Obispo, CA 93401. The WRRF shares Assessor Parcel Number (APN): 053‐051‐045 with other City functions, including the City Corporation Yard (25 Prado Road) and the San Luis Obispo Transit Bus Yard (29 Prado Road). These functions are separated by security fencing. The City of San Luis Obispo property ATTACHMENT 2 ARC1 - 9 1. WATER RESOURCE RECOVERY FACILITY CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 1‐2 boundary also encompasses APN 053‐131‐013 and 053‐141‐012. Under this project, the majority of the work will be completed in APN 053‐051‐045, with demolition in APN 053‐141‐012. No work will be performed in APN 053‐131‐013. The 88.38 ± acre property is defined by Prado Road to the north, U.S. Highway 101 to the west, the San Luis Obispo Creek and Bob Jones Trail to the east and Los Osos Valley Road to the south. Figure 1 – Aerial shows the project site and vicinity and Figures 2A and 2B – Site Zoning Exhibits identify the zoning information and adjacent properties. It is located within the Land Use and Circulation Planning Subarea (LUCE SOI) and the Urban Reserve area per Figures 1 and 2 of the SLO Land Use Element adopted December 9, 2014. The property is designated Public/Government Facilities (PF) use for commercial land with no identified overlays or sub‐districts per the SLO Zoning Map. This use designation, “… provides for public, cultural, and quasi‐public uses to meet the needs of city and county residents.” In addition, the property is also designated as a social services area per Figure 5 of the SLO Land Use Element. The site data is provided in Table 1 – Site Data. TABLE 1 ‐ SITE DATA Applicant City of San Luis Obispo Representative Jennifer Phillips, CH2M Parcels APN: 053‐051‐045, 053‐131‐013, 053‐141‐012 Zoning Government / Vacant Commercial General Plan Upgrade of Water Resource Recovery Facility Site Area Overall: 88.38 ± acres Affected: 35 ± acres Environmental Status The Final Environmental Impact Report (EIR) for the project was prepared in accordance with the California Environmental Quality Act (CEQA) and certified in July 2016. Project Description The City began a program to upgrade the WRRF to meet the required performance standards set by the Regional Water Quality Control Board and the State Water Resource Control Board, as well as achieve the goals outlined by the City to replace aging infrastructure, maximize recycled water production and interweave public amenities to provide the community understanding of the One Water strategy. The One Water strategy views treated wastewater effluent as a valuable resource in water supply portfolio planning and considers all supplies as ‘One Water.’ An integrated water strategy will maximize production and beneficial reuse of the WRRF treated effluent, focusing on producing an effluent that meets recycled water quality to help preserve potable water sources and provide a sustainable water supply. An integrated water strategy will improve the reliability and redundancy of the City’s infrastructure, preparing the City for the future and supplementing use through recycled water supply while meeting the current treatment needs. The WRRF project will provide an upgraded treatment strategy that will produce high quality effluent that is suitable for recycled water uses and as a potential ATTACHMENT 2 ARC1 - 10 1. WATER RESOURCE RECOVERY FACILITY CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 1‐3 source for potable reuse. The project allows the City to create a long‐term asset for the community by educating the public about the value of water as a resource and use of green infrastructure. The WRRF Project is a critical component of the City’s plan for a sustainable future. The City and its Program Manager developed a Program Charter to guide the project, establishing a unified project vision and mission, with objectives and performance measures based on a triple bottom line philosophy to meet economic, environmental and social criteria. The Program Charter embodies the City’s commitment to following a triple bottom line approach for the Project, making the WRRF a community asset that provides the City with long term sustainability and increased water certainty. A Facilities Plan was issued in June 2015 that outlined improvements to create a valued community asset and meet the objectives of the Program Charter. Its development incorporated significant public outreach efforts to involve stakeholders. The conceptual design phase built on these elements and the Project is currently in the detailed design phase with delivery of final contract documents in the fall of 2018. Treatment strategies for liquids and solids treatment are being implemented to provide the level of treatment required for reuse, discharge and disposal, with considerations for space available on‐site, constructability, optimization of chemical and energy usage, and considerations for future potable reuse. The modifications to the WRRF will include process facilities and non‐process facilities.  Process Facilities. Process facilities represent the facilities and structures that will house the liquid stream and solids stream treatment processes and equipment (mechanical, instrumentation and electrical) to achieve the performance goals of the WRRF.  Non‐Process Facilities. Non‐process facilities represent the Water Resource Center and the remodeled Administration Building, which provide spaces for the Utilities staff to execute their responsibilities and for the public to interact with the staff and the WRRF. The Project will include elements that highlight the Program Charter and City goals:  Explore cost saving opportunities in the management of influent flows and loads. A Value Engineering process conducted at the 30% design phase enhanced the cost effectiveness and value of the proposed treatment facilities.  Select treatment processes that position the City for potable reuse and recycled water. A membrane bioreactor process has been selected for treatment of wastewater to produce a high quality effluent for reuse.  Generate solar energy to offset the WRRF’s electricity usage. Rooftop solar photovoltaics will be provided on new buildings and covered parking structures as an effective, low maintenance way to offset facility electricity usage that is largely generated from fossil fuel sources. ATTACHMENT 2 ARC1 - 11 1. WATER RESOURCE RECOVERY FACILITY CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 1‐4  Maximize odor control to enhance the visitor experience and be a good neighbor. The project will mitigate and control fugitive odors from select process facilities by design.  Create a community legacy through Water Quality Learning. The WRRF and its interpretive features will help the community understand water as nature’s amazing reusable resource, by providing information that will help visitors to make intelligent choices about the future of sustainable water management in San Luis Obispo. Figure 3 – Rendered Overall Site Plan provides the site plan for the WRRF project facilities, identifying the new and modified existing facilities. ATTACHMENT 2 ARC1 - 12 2‐1 2. Water Resource Center The original WRRF was built in 1923. In 1984 in response to the California Uniform Building Code and Title 24 requirements, the Operations Building (and lab at the time) was built as a part of the biofilter project. All of the non‐process buildings were built between 1992 and 1994. In 1993, the Administration Building was constructed, and the Operations Building was expanded and remodeled. The lab moved out of the Operations Building and into the Administration Building at this time. The new lab was built in 1993. The current WRRF non‐process buildings include:  WRRF Administration Building  WRRF Operations Building  WRRF Process Laboratory at Dewatering Facility  Maintenance sheds The Campus currently serving Public Utilities is currently located at 25, 27 and 35 Prado Road within the parcel (APN: 053‐051‐045). The Facilities Plan defined comprehensive future non‐process needs at the WRRF. These needs were characterized in program space diagrams, text and renderings. As part of the Facilities Plan, the team conducted a series of stakeholder interviews and held a community workshop to communicate the scope and goals of the WRRF Project and better understand the concerns and preferences of interested parties and the ratepayers to facilitate creation of a community asset. Through the outreach activities, the public had expressed support for an interpretive center and/or elements at the WRRF that are integrated with and accessible from the Bob Jones bike trail. The siting of interpretive elements will be performed in parallel with siting of the treatment upgrades. Project budget, available footprint, safety and security, accessibility, and proximity to sources of noise and odor will be considered when siting the interpretive elements. MWA Architects, as part of the needs verification activities, confirmed the elements of the Facilities Plan that carried high acceptance by SLO Utilities and the community with Utilities staff through job shadowing and a series of workshops. Throughout this planning, a combined campus concept evolved to house staff from the WRRF, Wastewater Collections, Water Distribution and Environmental Compliance in one location. The campus will also include a water quality laboratory, maintenance facility and interpretive center for the community. It was concluded by SLO Utilities and MWA Architects that co‐ locating the user groups into a single site within the WRRF Campus better aligns itself with the SLO General Plan, the SLO Community Design Guidelines and the One Water vision. Under the WRRF Upgrade Project, the existing Administration Building will be converted to a process laboratory for use by WRRF operations staff, the existing Operations Building and some of the maintenance sheds will be demolished, and the existing Process Laboratory at the Dewatering Facility will remain. Functions related to staff from the WRRF, Wastewater Collections, Water Distribution and Environmental Compliance will be relocated to the Water Resource Center (WRC) campus. The consolidation of the activities and user groups conserves land for future expansion, creates a public asset by establishing a destination around water education that includes a welcoming demonstration wetland at the site entrance, an extension of the Bob Jones Trail experience, an indoor/outdoor learning center and self‐guided tours through the use of signage and landscaping. The WRC’s diverse program expresses itself through dynamic building form, varied building materials, open air circulation, and mini plazas between the different structures. ATTACHMENT 2 ARC1 - 13 2. WATER RESOURCE CENTER CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 2‐2 There will be (4) four separate functions that comprise the WRC campus: administrative office space with conference/training rooms, a laboratory, a maintenance shop with warehouse and an interpretive center. The WRC structures are situated within the PF Public Facility zone. The SLO Zoning Regulations establish development standards that pertain to height limits, lot coverage and landscaping, accessory structures, signs, lot size, buffering and screening standards, connectivity standards, and off site impact standards. The WRC meets the property development standards, community design guidelines and zoning regulations outlined in the SLO Municipal Code. The WRC has no known needed exceptions to the property development standards, community design guidelines or the zoning code. Building Code Summary For the purposes of this Architecture Review Narrative, WRC’s Administration Building, Laboratory, Maintenance Shop and Interpretative Center are developed using the current codes cited below:  California 2016 Administrative Code  2016 California Building Code  County of SLO Green Building Ordinance  2016 California Energy Code  2016 California Green Building Standards Code (CalGreen)  2016 California Electrical Code  2016 California Mechanical Code  2016 California Plumbing Code  2016 California Fire Code  City of San Luis Obispo 2016 Construction and Fire Code Amendments  ADA Accessibility Guidelines for Buildings and Facilities – California Title 24 The State of California anticipates first publication of the 2016 California Building Code on July 1, 2016. Full effect will be on January 1, 2017. Projects submitted for permitting after January 1, 2017 will be required to meet the 2016 code, unless the jurisdiction elects to defer adoption. The project team continues to pursue City of SLO Building Department plan for adoption. For the purposes of this Architecture Review Narrative, the new 33,000 square feet Water Resource Center is being developed using the current codes cited above. The Concept The design concept for the WRC has evolved through feedback from SLO Utilities staff, Program Manager WSC and the Community Design Guidelines applied to the architecture and aesthetics for the new campus. The site circulation of staff, vehicles, and public were also addressed in collaboration with the civil engineer and landscape architect. The architectural development of the plans, elevations, exterior building materials and the progression of the site circulation, culminated in the Architectural Review Package:  The ‘One Campus’ approach of the site design creates interstitial ‘plaza’ spaces for staff, enhances the landscaping and breaks up the long building facades.  Two story building housing all Prado Road Public Utilities groups to foster collaboration, improve plant processes and safety. ATTACHMENT 2 ARC1 - 14 2. WATER RESOURCE CENTER CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 2‐3  Open air corridors in the building allowing for low maintenance and cost savings.  Modernist architectural approach with preference study material influences.  An aesthetic that is aligned with ‘One Water.’  Exterior environment brought into the interior of the building by utilizing interior landscaping and open air corridors.  Secure area for staff with a clear separation between public access and staff access for safety and security. The Predesign concept is ‘One Campus.’ This idea has grown from an organizational discussion into a single architectural expression shared through renderings and site development collaborations with the landscape architect and stakeholders. Functional adjustments were made to floor plans as new information came to light during presentations and follow‐on conversations. Parallel to program, though, has been the testing and creative design required to bring the functional and aesthetic Public Utilities vision together. Guiding the design work, the ‘One Water’ philosophy provided a secondary lens influencing the cohesive architectural elements. These include:  Symbolically using a large sheltering roof to collect rainwater in cisterns and gather the work groups together.  Integrate outdoor vegetated circulation wherever possible to highlight the unique climate of San Luis Obispo.  Use stairwells and balconies to increase visual communication between teams and add a sense of greater spaciousness.  Recognize the potential synergies within the public areas of the WRC specifically in how lobby, meeting space and Interpretive Center seamlessly flow to create a greater Public Utilities ‘One Water’ statement.  Anchoring the WRC with the solid work performed in the shops by using heavy materials as primary construction.  Using local low‐carbon materials wherever possible. The following elements are represented in the design concept:  Incorporate welcoming demonstration wetland at site entrance.  Provide public site as extension of Bob Jones Trail experience.  Integrate indoor/outdoor ‘Learning Center’ gathering area.  Incorporate meaning of ‘One Water’ through site and building design, while considering acoustics and views.  Provide a collaborative and healthy workplace.  Use current Prado Road design to influence site ingress and egress.  Provide safe public walking route.  Regulatory testing to drive lab design. ATTACHMENT 2 ARC1 - 15 2. WATER RESOURCE CENTER CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 2‐4 Site Data The property (APN: 053‐051‐045) is designated Public/Government Facilities (PF) use for commercial land with no identified overlays or sub‐districts per the SLO Zoning Map. This use designation, “… provides for public, cultural, and quasi‐public uses to meet the needs of city and county residents.” In addition, the property is also designated as a social services area per Figure 5 of the SLO Land Use Element. The New Water Resource Center has multiple uses: office, maintenance shop, laboratory and interpretive center. The requirements are based on zoning are provided in Table 2. TABLE 2 – PF PUBLIC FACILITIES REQUIREMENTS Maximum Density (pdf) n/a Minimum Street Yard As provided in zone of adjacent lot Minimum Other Yard As provided in zone of adjacent lot Maximum Building Height 35’ ‐ 0” Minimum Lot Area 6,000 sf Minimum Lot Width 60 Minimum Lot Depth 90 Maximum Lot Coverage 60% Minimum Lot Frontage 40 Parking Required Based on type of use Due to the multi‐use designation, the parking requirements require a collaboration with SLO Utilities parking needs, the SLO Planning Department and MWA Architects. The conclusion for required parking spaces is listed in Table 3. TABLE 3 – PARKING ANALYSIS Required Vehicle Parking Treatment Plants and Services Requirements 1 space per 300 sf office, plus (1) space per 1,000 sf warehouse/service area Public Area: Interpretative Center/Training Total Area Spaces Required Provided Parking ADA Accessible Parking 4,276 sf 14.25 spaces 15 Spaces 2 Spaces Private/Staff Area & Maintenance Shop/ Warehouse Required Provided 8,998 sf and 4,430 sf 64 spaces and 5 spaces (69 spaces total) 82 spaces ATTACHMENT 2 ARC1 - 16 2. WATER RESOURCE CENTER CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 2‐5 TABLE 3 – PARKING ANALYSIS Required Motorcycle and Bicycle Parking Motorcycle Parking Space Requirements Provided Parking 1 per 20 vehicle spaces 5 spaces Bicycle Parking Space Requirements Provided Parking PF Zone short‐term and long term N/A 12 spaces The statistics for the WRC campus are provided in Figure 4 – Development Statistics. The views and floor plans of the WRC are provided in Figure 5 – Birdseye View, Figure 6 – Entry View, and Figure 7 – Floor Plan. The views of the WRC are provided with minimal landscaping to provide focus on the layout and aesthetics of the building for the ARC Conceptual Review. The views are not representative of the landscape concept, which will evolve in the design phase. Section 3 – Site Planning provides the plant palettes, green infrastructure and site materials that are being considered for the landscape design. The access roads and parking layouts for the WRRF site, positioned around the WRC, are provided in Figure 8 – Access Roads / Parking Layouts. Basis of Design At the time of the Draft Facilities Plan, the staffing for each Public Utilities group on site reflected current and some future staffing projections. When reconciled with 2016 surveys and interviews, an increase of (15) fifteen employees is reported not including the new Interpretive Center staffing needs. Staff numbers for this study were collected by MWA Architects via the Management Team and reviewed by the WRRF Supervisors. The planning horizon assumed is (20) twenty years. Numbers include resident employees, hoteling stations, interns, vacant positions and future growth positions. See Tables 4 and 5 for staffing numbers and hours of operation. TABLE 4 – PROJECTED STAFFING Group Planned Staffing for 2035 Operations 10 Operations Interns 4 Lab 6 Lab Interns 3 Environmental Compliance 3 Environmental Compliance Interns 1 WRRF Maintenance 8 WRRF Maintenance Interns 1 Wastewater Collections 13 Water Distribution 15 Total 64 ATTACHMENT 2 ARC1 - 17 2. WATER RESOURCE CENTER CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 2‐6 TABLE 5 – STAFFING SHIFT SUMMARY Group Sunday Monday Tuesday Wednesday Thursday Friday Saturday WRRF Maint Shift 1 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm WRRF Maint Shift 2 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm WRRF Ops Shift 1 7am‐5:30pm 7am‐5:30pm 7am‐5:30pm 7am‐5:30pm WRRF Ops Shift 2 7am‐5:30pm 7am‐5:30pm 7am‐5:30pm 7am‐5:30pm WRRF Ops Shift 3 7am‐5:30pm 7am‐5:30pm 7am‐5:30pm 7am‐5:30pm 7am‐4:30pm (Every other Friday off) WWC System Crew Shift 1 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30 pm WWC System Operators Shift 2 7am‐4:30 pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm SCADA/I&C (SLO to verify) 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30 pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm WTR Distribution 7:00 am‐ 4:30 pm One Operator on call after 4:30 and weekends 7:00 am‐ 4:30 pm One Operator on call after 4:30 and weekends 7:00 am‐4:30 pm One Operator on call after 4:30 and weekends 7:00 am‐ 4:30 pm One Operator on call after 4:30 and weekends 7:00 am‐ 4:30 pm One Operator on call after 4:30 and weekends Lab Analyst Shift 1 6am‐4:40pm 6am‐4:40pm 6am‐4:40pm 6am‐4:40pm Lab Analyst Shift 2 6am‐4:40pm 6am‐4:40pm 6am‐4:40pm 6am‐4:40pm Environ Compliance Shift 2 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm 7am‐4:30pm 7am‐3:30pm (every other Friday off) ATTACHMENT 2 ARC1 - 18 3‐1 3. Site Planning Landscape Improvements The new WRRF landscape design will uphold the City’s objectives and One Water vision by integrating sustainable practices and features into the fabric of the project site. Vibrant, functional landscapes and social amenities will engage and help educate the local community about the importance of sustainable environments. The landscape will be anchored by a native, drought‐tolerant palette interspersed with regionally‐adapted, non‐native plants that offer strong visual structure and accentuate surrounding architecture at key focal locations. Green infrastructure functions will be integrated into the site design through high‐performance landscape areas that capitalize on opportunities to direct water from roof tops and impervious surfaces into engineered planters to be captured, cleaned, and infiltrated into native soils. This natural filtration system also promotes One Water’s objectives for more sustainable, high‐quality groundwater resources. Improvements at the entry will focus on the public access area at the entrance to the WRRF, near the Water Resource Center. In keeping with the Facilities Plan, the Water Resource Center will be surrounded by a wetland‐like landscape with outdoor gathering spaces and boardwalks serving as bridges to the wetland environment, offering an interactive experience for visitors and revealing the underlying vision of One Water. The demonstration wetlands will be sustained by recycled water generated from the WRRF. Plant species of the ponded areas will be persistent emergent plants known to occur in local wetlands and will provide a diversity of habitat. The plant palette, green infrastructure and site materials that are being considered for the landscape design are shown in Figure 9 ‐ Landscape, Plant Palette, Figure 10 ‐ Landscape, Green Infrastructure, and Figure 11 ‐ Landscape, Site Materials. Flood and Stormwater Management Flood hazard areas are established in the current edition of the City of San Luis Obispo’s Flood Insurance Rating Map. All construction work within designated flood hazards areas shall comply with the flood plain management regulations contained in San Luis Obispo Municipal Code Section 17.84. “Base flood” means a flood which has a one percent chance of being equaled or exceeded in any given year (also called the “one‐hundred‐year flood”). The southern portion of the property on San Luis Obispo Creek is within the base flood zone; therefore flood mitigation techniques will be implemented on this Project. Based on HEC‐RAS modeling conducted by others during the planning phase, the WRRF is located within the 100‐year flood zone. The 100‐year flood elevation decreases across the site, from north to south towards the San Luis Obispo Creek. Measures will be implemented to protect critical existing and new infrastructure from a flood event. New buildings and structures will have finish floor elevations and top of wall elevations above the flood elevation for a 100‐year flood event; walls or flood gates are being considered for existing facilities, depending on the unique elements. Hydraulic conveyance of stormwater will be design for the 10‐year 24‐hour storm event. The site will be divided into sub‐basin drainage areas. Flow from individual sub‐basins will be routed to LID features, such as bio‐retention areas. Bio‐retention areas will be based on Central Coast Regional Water Quality Control Board Post‐Construction Stormwater Requirements – Performance Requirement No. 3 Runoff Retention, which requires the retention of the 95th Percentile Rainfall event. ATTACHMENT 2 ARC1 - 19 3. SITE PLANNING CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 3‐2 Demolition Site demolition will be necessary to construct the proposed new facilities. Figure 12 – Overall Demolition Plan identifies the retired facilities that will be demolished. The following specific structures will be demolished as part of this project:  Primary Clarifier pump station  Biofilters 1, 2 and 3  Blower Structure  Secondary Clarifier mechanism  Cooling Towers  Control Building  California Polytechnic State University Research Area (to be relocated)  Sludge Drying Beds  Supernatant Pond  Storage Sheds ATTACHMENT 2 ARC1 - 20 4‐1 4. Process Facilities Table 6 – Process Facilities identifies the process facilities that will be modified or added to the WRRF to achieve the treatment goals. Figure 3 – Rendered Overall Site Plan identifies the new and modified existing facilities and locations on the site. TABLE 6 ‐ PROCESS FACILITIES Modification of Existing Buildings/Structures New Buildings/Structures 14 ‐ Expansion of Equalization Pond 28 ‐ Primary Effluent Screens 15 ‐ Headworks (modification) 35 ‐ Bioreactor Basins 20 ‐ Primary Clarifiers (modification) 36 ‐ Chemical Storage Facility 30 ‐ Bioreactor Basins (conversion) 40 ‐ Membrane Building 70 ‐ Solids Blend Tank (conversion) 54 ‐ UV Disinfection 80 ‐ Digester No. 1 (conversion) Cooling Towers 85 ‐ Digested Sludge Storage Tank (conversion) 72 ‐ Solids Thickening 86 ‐ Dewatering Facility (modification) 64 ‐ Sidestream Treatment 88 ‐ Odor Control Odor Control  Equalization Pond: The existing flow equalization pond will be expanded to store excess flows during intermittent wet weather events, with controlled release to limit flows on downstream processes (headworks, primary treatment and secondary treatment).  Headworks: Existing bar screens and aerated grit removal will remain in service. New flow measurement will be added for improved flow metering.  Primary Treatment: The two existing clarifiers will remain in service and will be provided with new mechanisms and pumping systems. Chemical addition will be provided through the addition of polymer and ferric chloride to improve performance during wet weather conditions.  Chemical Addition to Primary Effluent: Existing calcium hydroxide addition for alkalinity adjustment will be maintained and new carbon addition for denitrification will be provided.  Primary Effluent Fine Screens: New drum screens will be added to remove fine solids to protect the membranes. Screenings will be washed and deposited in a dumpster.  Bioreactors and Membrane Bioreactor Facility: Secondary treatment will be achieved by two new and two modified aeration basins to provide nitrogen, carbon and solids removal. Mixing, pumping and blower systems will be provided with the basins. Permeate will be extracted using new membranes. Air scour and chemical cleaning systems will maintain the membrane permeability.  UV Disinfection: A new low pressure, high output ultraviolet disinfection process will treat permeate for Creek discharge, Title 22 recycled water, and plant water (3W). Hypochlorite will be added to the recycled water and plant water to prevent pathogen regrowth. ATTACHMENT 2 ARC1 - 21 4. PROCESS FACILITIES CONCEPTUAL ARCHITECTURAL REVIEW SUBMITTAL 4‐2  Cooling Towers: New cooling towers will be provided to cool disinfected effluent for temperature compliance in the San Luis Obispo Creek.  Solids Blending: Primary and secondary treatment sludges removed from the liquid treatment processes will be blended in the solids blend tank to homogenize and equalize flow prior to thickening. Primary scum will bypass thickening and go directly to digestion.  Solids Thickening: New screw thickeners with polymer addition will produce thicken primary and secondary treatment sludges.  Digestion: Mesophilic anaerobic digestion of thickened sludge and primary scum will occur in two parallel digesters (one new, one modified).  Digested Sludge Storage: One unheated, mixed sludge holding tank will be located after digestion for storage prior to dewatering.  Dewatering: Screw presses (one new, one existing) will dewater digested sludge. The dewatering filtrate will be sent to sidestream treatment. The dewatered sludge will be disposed of offsite.  Sidestream Treatment: Dewatering filtrate will be equalized and treated in a deammonification process to remove nitrogen, while minimizing the use of energy and supplemental carbon.  Odor Control: Biological treatment will be provided for odorous air collected from the headworks, primary clarifier effluent launders, primary clarifier effluent screens, solids thickening, solids dewatering, sidestream equalization, and sidestream treatment. The new process facilities are primarily on the interior of the site and therefore will be viewed by the public once present on the property. The new Solids Thickening Facility (72) will be located adjacent to the Bob Jones Trail and therefore will be visible from the trail. A three‐dimensional rendering has been provided as part of this submittal for Facility 72 in Figure 13 – Solids Thickening Facility. ATTACHMENT 2 ARC1 - 22 5‐1 5. Request for Feedback The applicant proposes the following questions for ARC discussion: 1. The applicant has provided conceptual renderings that show various architectural features for the proposed Water Resource Center, which will house Public Utilities staff and be an interface with the community. As the Water Resource Center will be visible from Prado Road and the future Highway 101 overpass, is the proposed height, scale and massing generally consistent with the Industrial Guidelines expectations for the development of Prado Road and views by the public? 2. A few of the proposed process facilities will be visible to the public from the Bob Jones Trail, while many are internal to the property boundary. To what extent will the ARC want to see the elevations of the proposed process facilities in the final submittal? 3. Due to the multi‐use designation for the Water Resource Center, the applicant has made an estimate of required parking spaces based on interpretation of the code and requests confirmation that the required number of parking spaces outlined in the parking analysis is sufficient. 4. This facility requires a secure edge to protect the public from untreated wastewater and the wastewater treatment process (National Permit Discharge Elimination System). Does ARC have recommendations for how to present the secure edge while welcoming the public to the accessible side of the site? 5. A constructed demonstration wetland is proposed as part of the entry to this facility. Are there any concerns with this for public safety beyond Building Code (CBC) fall protection? ATTACHMENT 2 ARC1 - 23 D z ϯ ϭ ͕ Ϯ Ϭ ϭ ϳ t d Z Z ^ K h Z Z K s Z z & / > / d z CO N C E P T U A L A R C H I T E C T U R A L R E V I E W Ci t y o f S a n L u i s O b i s p o Wa t e r R e s o u r c e Re c o v e r y F a c i l i t y P r o j e c t ATTACHMENT 3 ARC1 - 24 WA T E R R E S O U R C E Z K s Z z & / > / d z 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 C O N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 FI G U R E 1 - A E R I A L Pr o p e r t y L i n e Hi g h w a y 1 0 1 Hi g u e r a S t r e e t SL O T r a n s i t B u s Y a r d Ci t y C o r p o r a t i o n Y a r d Sa n L u i s O b i s p o W R R F San L u i s O b i s p o C r e e k Bo b J o n e s T r a i l P r a d o R o a d P P Pr o Pr o P Pr o Pr o Pr Pr Pr o Pr o ro Pr o P P o P P P P P P P Pr P pe r pe r pe r pe r pe pe pe ty ty ty t ty t ty ty ty y ty Li n Li n Li n Li n Li n Li n Li Li n Li n Li n n n e e e e e e e e e SL O Tr an s it Bu s Ya r d C it y C o r p o r a t i o n Y a r d Sa n L u i s O b i sp o W R R F San Lu is Obi spo C r e e k Bo b J o n e s T r a i l P r a d o d R o a d ATTACHMENT 3 ARC1 - 25 FI G U R E 2 A - S I T E Z O N I N G E X H I B I T WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 PR O P E R T Y L I N E , TY P . BO B J O N E S T R A I L PR O P E R T Y L I N E , TY P . ATTACHMENT 3 ARC1 - 26 FI G U R E Ϯ - S I T E Z O N I N G E X H I B I T PR O P E R T Y L I N E , TY P . BO B J O N E S T R A I L WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 ATTACHMENT 3 ARC1 - 27 WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 FI G U R E ϯ - RE N D E R E D O V E R A L L S I T E P L A N FA C I L I T Y K E Y WA T E R R E S O U R C E C E N T E R EX I S T I N G P R O C E S S L A B EQ U A L I Z A T I O N P O N D EX I S T I N G H E A D W O R K S EX I S T I N G P R I M A R Y C L A R I F I E R S PR I M A R Y S L U D G E P U M P S T A T I O N EX I S T I N G P R I M A R Y E F F L U E N T D I V E R S I O N BO X 1 EX I S T I N G R E C I R C U L A T I O N P U M P S T A T I O N EX I S T I N G P R I M A R Y E F F L U E N T DI V E R S I O N B O X 2 PR I M A R Y E F F L U E N T S C R E E N S BI O R E A C T O R M O D I F I C A T I O N S BI O R E A C T O R B A S I N S CH E M I C A L S T O R A G E F A C I L I T Y ME M B R A N E B U I L D I N G EX I S T I N G F I N A L C L A R I F I E R S SE C O N D A R Y C L A R I F I E R S EX I S T I N G E L E C T R I C A L B U I L D I N G FI L T E R S EQ U A L I Z A T I O N B A S I N S CO O L I N G T O W E R S UV EX I S T I N G C H L O R I N E C O N T A C T B A S I N S EX I S T I N G R E C Y C L E D W A T E R T A N K SI D E S T R E A M T R E A T M E N T SO L I D S B L E N D T A N K TH I C K E N I N G SO L I D S A R E A E L E C T R I C A L B U I L D I N G EX I S T I N G D I G E S T E R N O . 1 DI G E S T E R N O . 2 DI G E S T E R F A C I L I T Y EX I S T I N G C O G E N E R A T I O N DI G E S T E R S L U D G E S T O R A G E T A N K DE W A T E R I N G OD O R C O N T R O L 10 12 14 15 20 22 30 35 36 40 42 43 44 46 50 52 54 55 60 64 70 72 80 82 83 84 86 88 12 14 15 20 20 22 35 36 40 42 42 43 44 46 50 50 52 64 7072 80 82 83 84 86 88 54 25 26 27 28 27 25 73 73 26 28 85 10 10 BO B J O N E S T R A I L 55 60 LE G E N D NE W P U B L I C B U I L D I N G S NE W W R R F B U I L D I N G S / P R O C E S S S T R U C T U R E S LA N D S C A P E / B I O R E T E N T I O N A R E A S SI D E W A L K AC C E S S R O A D S / P A R K I N G A R E A S NE W C O O L I N G T O W E R S PR I M A R Y O D O R CO N T R O L VE H I C L E A C C E S S GA T E PE D E S T R I A N & VE H I C L E A C C E S S GA T E VE H I C L E A C C E S S GA T E BU I L D I N G S / P R O C E S S S T R U C T U R E S T O B E M O D I F I E D 30 85 VA C T O R T R U C K F A C I L I T Y ATTACHMENT 3 ARC1 - 28 WA T E R R E S O U R C E C E N T E R 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 PR O J E C T D E S C R I P T I O N : TH E N E W W A T E R R E S O U R C E C E N T E R S I T E I N C L U D E S A N E N T R Y W E T L A N D , A DE M O N S T R A T I O N W E T L A N D A N D A C E N T R A L P L A Z A , A C O M B I N E D I N T E R P R E T I V E CE N T E R A N D A D M I N I S T R A T I V E O F F I C E , M A I N T E N A N C E A R E A A N D A L A B O R A T O R Y . A NE W B I K E / P E D E S T R I A N P A T H R U N S A L O N G T H E P R I V A T E R O A D A N D E N G A G E S T H E PU B L I C B Y O F F E R I N G A L T E R N A T I V E C I R C U L A T I O N W I T H I N T H E S I T E A N D B O R R O W S CH A R A C T E R I S T I C S F R O M T H E B O B J O N E S T R A I L . AP P L I C A N T : AP P L I C A N T : CI T Y O F S A N L U I S O B I S P O P U B L I C U T I L I T I E S AD D R E S S : 87 9 M O R R O 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 PH O N E : Έ 80 ϱΉ 78 1 ͳ 7 Ϯ 1 ϱ SI T E I N F O R M A T I O N : GE N E R A L P L A N : P U B L I C ZO N I N G : P F Έ PU B L I C F A C I L I T Y Ή JU R I S D I C T I O N : T H E C I T Y O F S A N L U I S O B I S P O , C A A. P . N . : 0 ϱ 3 ͳ 0 ϱ 1 ͳ 04 ϱ RE ͳ ZO N E : N O US E P E R M I T : A R C A N D B U I L D I N G P E R M I T A P P R O V A L R E Q U I R E D ST R E E T A D D R E S S : 3 ϱ PR A D O R O A D SA N L U I S O B I S P O , C A 9 3 4 0 1 W Z ^ > K D h E / / W > K , W d Z ϭ ϳ ͘ ϯ ϲ ͳ W h > / & / > / d z K E ͗ MA y IM U M D E N S I T Y Έ PF Ή : N / A MI N . S T R E E T Y A R D : A S P R O V I D E D I N Z O N E O F A D J A C E N T L O T MI N . O T H E R Y A R D : A S P R O V I D E D I N Z O N E O F A D J A C E N T L O T MA y . B U I L D I N G H E I G H T : 3 ϱ͛ ͳ 0 ͟ MI N . L O T A R E A : 6 , 0 0 0 S F MI N . L O T W I D T H : 6 0 MI N . L O T D E P T H : 9 0 MA X . L O T C O V E R A G E : 6 0 % MI N . L O T F R O N T A G E : 4 0 h / > / E ' ^ d < ^ ͗ FR O N T Y A R D Έ PR A D O R D Ή : Ϯ 37 ͛ͳ 0 ͟ WE S T B O U N D A R Y : 6 9 3 ͛ͳ 0 ͟ EA S T B O U N D A R Y : 6 0 6 ͛ͳ 0 ͟ >K d K s Z ' Έ ' Z K ^ ^ Z Ή ͗ BU I L D I N G : н / ͳ Ϯ 7, 7 0 4 S F Έ 3% Ή SU R F A C E P A R K I N G A R E A : н / ͳ 4 0 , ϱϱ 6 S F Έϱ %Ή FL A T W O R K : н / ͳ 1 0 , 7 0 ϱ S F Έ 1% Ή LA N D S C A P I N G : н / ͳ 6 0 , 9 9 ϱ S F Έ 7% Ή TO T A L : н / ͳ 1 3 9 , 9 6 0 S F Έ 16 % Ή t d Z Z ^ K h Z E d Z / E & K Z D d / K E ͗ NO . O F S T O R I E S : Ϯ BU I L D I N G H E I G H T : A L L O W E D : 3 ϱ͛ ͳ 0 ͟ P R O P O S E D : 3 ϱ͛ ͳ 0 ͟ Έ AS S H O W N Ή W Z < / E ' E > z ^ / ^ ͗ RE Q U I R E D V E H I C L E P A R K I N G : PE R S L O M U N I C I P A L C O D E C H A P T E R 1 7 . 1 6 . 0 6 0 A N D T A B L E 6 W A T E R A N D W A S T E W A T E R TR E A T M E N T P L A N T S A N D S E R V I C E S : Έ 1 Ή SP A C E P E R 3 0 0 S Q U A R E F E E T O F F I C E P L U S Έ 1 Ή O N E S P A C E P E R 1 , 0 0 0 S Q U A R E FE E T W A R E H O U S E / S E R V I C E A R E A TO T A L V E H I C L E P A R K I N G : RE Q U I R E D I N T E R P R E T I V E C E N T E R / T R A I N I N G Έ PU B L I C A R E A Ήͳ 4, Ϯ 76 S F / 3 0 0 S F с 14 . Ϯϱ SP A C E S PR O V I D E D P A R K I N G : 1 ϱ S P A C E S AD A A C C E S S I B L E P A R K I N G : Ϯ S P A C E S RE Q U I R E D O F F I C E / L A B Έ PR I V A T E / S T A F F A R E A Ήͳ 8, 9 9 8 S F / 3 0 0 S F с 64 S P A C E S RE Q U I R E D M A I N T E N A N C E S H O P / W A R E H O U S E Έ PR I V A T E / S T A F F A R E A Ήͳ 4, 4 3 0 SF / 1 0 0 0 S F сϱ S P A C E S TO T A L R E Q U I R E D : 6 9 S P A C E S TO T A L P R O V I D E D P A R K I N G : 8 Ϯ S P A C E S RE Q U I R E D M O T O R C Y C L E A N D B I C Y C L E P A R K I N G : MO T O R C Y C L E S P A C E S : Έ 1 Ή O N E P E R ΈϮ 0 Ή T W E N T Y V E H I C L E S P A C E S BI C Y C L E S P A C E S : PF Z O N E S H O R T ͳ TE R M A N D L O N G T E R M N / A TO T A L M O T O R C Y C L E A N D B I C Y C L E P A R K I N G R E Q U I R E D : MO T O R C Y C L E : ϱ BI C Y C L E : N / A TO T A L M O T O R C Y C L E A N D B I C Y C L E P A R K I N G P R O V I D E D : MO T O R C Y C L E : ϱ S P A C E S BI C Y C L E : 1 Ϯ S P A C E S EN C R O A C H M E N T P E R M I T : RE Q U I R E D F O R S I D E W A L K , D R I V E W A Y S & U T I L I T I E S >K d ^ / t Z Z Έ ' Z K ^ ^ Ή ͗ н /ͳ 8 9 Ϯ ,6 ϱ 3 S F ΈϮ 0. 4 9 A C R E S Ή > d Z E ^ ^ d ͳ ^ / ͗ N/ A WZ K Z K y , E ' ͗ N/ A &/ ' h Z ϰ Ͳ s > K W D E d ^ d d / ^ d / ^ ATTACHMENT 3 ARC1 - 29 WA T E R R E S O U R C E C E N T E R 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 T ŚĞ Ăƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ƶ ƌ Ă ů ĚĞ Ɛ ŝ Ő Ŷ ŽĨ ƚŚ Ğ ĨĂ Đ ŝ ů ŝ Ɵ Ğ Ɛ ĐĞ ů Ğ ď ƌ Ă ƚ Ğ Ɛ ƚŚ Ğ ĐŽ Ă Ɛ ƚ Ă ů ĂŐ ƌ Ă ƌ ŝ Ă Ŷ ǀĞ ƌ Ŷ Ă Đ Ƶ ů Ă ƌ , ǁŝ ƚ Ś ŐĂ ď ů Ğ ƌŽ Ž Ĩ Ɛ ĂŶ Ě Đů Ğ ƌ Ğ Ɛ ƚ Ž ƌ Ǉ ǁŝ Ŷ Ě Ž ǁ Ɛ ƚŚ Ă ƚ ƌĞ Đ Ă ů ů Ă Đů Ƶ Ɛ ƚ Ğ ƌ ŽĨ ĨĂ ƌ ŵ ďƵ ŝ ů Ě ŝ Ŷ Ő Ɛ . T ŚĞ ƉƵ ď ů ŝ Đ Ăƌ Ğ Ă Ɛ ŝŶ Đ ů Ƶ Ě Ğ Ă ŽŶ Ğ Ͳ ǁ Ă ƚ Ğ ƌ ůĞ Ă ƌ Ŷ ŝ Ŷ Ő ĐĞ Ŷ ƚ Ğ ƌ ƚŽ ĞŶ Ő Ă Ő Ğ ĂŶ Ě ĞĚ Ƶ Đ Ă ƚ Ğ Ăď Ž Ƶ ƚ ǁĂ ƚ Ğ ƌ , Ğǆ Ɖ ů Ă ŝ Ŷ ŝ Ŷ Ő ƚŚ Ğ ŚŽ ů ŝ Ɛ Ɵ Đ ͞O ŶĞ W Ăƚ Ğ ƌ ͟ ƉŚ ŝ ů Ž Ɛ Ž Ɖ Ś Ǉ ƚŚ Ă ƚ Ğŵ Ɖ Ś Ă Ɛ ŝ ǌ Ğ Ɛ ƚŚ Ğ ŝŵ Ɖ Ž ƌ ƚ Ă Ŷ Đ Ğ ŽĨ ǁĂ ƚ Ğ ƌ ƌĞ ƐŽ Ƶ ƌ Đ Ğ Ɛ ĂŶ Ě ƚŚ Ğ ŝ ƌ Ɛƚ Ğ ǁ Ă ƌ Ě Ɛ Ś ŝ Ɖ . I Ŷ ĂĚ Ě ŝ Ɵ Ž Ŷ , Ă ůĂ ƌ Ő Ğ ĐŽ Ŷ Ĩ Ğ ƌ Ğ Ŷ Đ Ğ ƌŽ Ž ŵ Ɖƌ Ž ǀ ŝ Ě Ğ Ɛ Ă ŵƵ Đ Ś ŶĞ Ğ Ě Ğ Ě ĐŽ ŵ ŵ Ƶ Ŷ ŝ ƚ Ǉ ĂƐ Ɛ Ğ ƚ ĂŶ Ě ŵĞ Ğ Ɵ Ŷ Ő Ɖů Ă Đ Ğ ĨŽ ƌ Őƌ Ž Ƶ Ɖ Ɛ . A ƐĞ Ɖ Ă ƌ Ă ƚ Ğ ďƵ ŝ ů Ě ŝ Ŷ Ő Ɖƌ Ž ǀ ŝ Ě Ğ Ɛ ƐĞ Đ Ƶ ƌ Ğ Ăƌ Ğ Ă Ɛ ĨŽ ƌ Ɛƚ Ă ī ĂŶ Ě ĐŽ Ŷ ƚ ƌ Ž ů ů Ğ ƌ Ɛ , ǁŝ ƚ Ś ŝŶ Ŷ Ž ǀ Ă Ɵ ǀ Ğ ͞Ɛ Ž Ō ƐĞ Đ Ƶ ƌ ŝ ƚ Ǉ ͟ ƐĞ Ɖ Ă ƌ Ă Ɵ Ž Ŷ Ɛ ƚŚ Ă ƚ ŬĞ Ğ Ɖ ƚŚ Ğ ƉƵ ď ů ŝ Đ Ĩƌ Ž ŵ ƚŚ Ğ ŝŶ ƚ Ğ ƌ ŝ Ž ƌ Ɖů Ă Ŷ ƚ ĂŶ Ě ŝƚ Ɛ Đƌ ŝ Ɵ Đ Ă ů ĨƵ Ŷ Đ Ɵ Ž Ŷ Ɛ . T ŚĞ Ɖƌ Ž Ɖ Ž Ɛ Ğ Ě ĨĂ Đ ŝ ů ŝ Ɵ Ğ Ɛ ĚŽ ŵŽ ƌ Ğ ƚŚ Ă Ŷ ũƵ Ɛ ƚ Ɖƌ Ž ǀ ŝ Ě Ğ ŵƵ Đ Ś ŶĞ Ğ Ě Ğ Ě ƐƉ Ă Đ Ğ Ɛ ĨŽ ƌ Ɖů Ă Ŷ ƚ ŽƉ Ğ ƌ Ă Ɵ Ž Ŷ Ɛ /ŵĂ ŝ Ŷ ƚ Ğ Ŷ Ă Ŷ Đ Ğ ĂŶ Ě ǀŝ Ɛ ŝ ƚ Ž ƌ Ɛ ͖ ƚŚ Ğ ďƵ ŝ ů Ě ŝ Ŷ Ő Ɛ ŚĞ ů Ɖ ĚĞ Į Ŷ Ğ Ă ŶĞ ǁ ƌĞ ů Ă Ɵ Ž Ŷ Ɛ Ś ŝ Ɖ ƚŽ ƚŚ Ğ ƚƌ Ğ Ă ƚ ŵ Ğ Ŷ ƚ Ɖƌ Ž Đ Ğ Ɛ Ɛ , ƚŚ Ğ ƌĞ Ɛ ŝ Ě Ğ Ŷ ƚ Ɛ ĂŶ Ě ďƵ Ɛ ŝ Ŷ Ğ Ɛ Ɛ Ğ Ɛ ƐĞ ƌ ǀ Ğ Ě ďǇ ƚŚ Ğ Ɖů Ă Ŷ ƚ , ĂŶ Ě ƚŚ Ğ ĞŶ ǀ ŝ ƌ Ž Ŷ ŵ Ğ Ŷ ƚ ŽĨ ǁŚ ŝ Đ Ś ŝƚ ŝƐ Ă ƉĂ ƌ ƚ . I ƚ ŝƐ Ɛŝ ƚ Ğ ƐƉ Ğ Đ ŝ Į Đ , ŝŶ Đ ů Ƶ Ɛ ŝ ǀ Ğ ŽĨ ďŽ ƚ Ś ŚƵ ŵ Ă Ŷ ĂŶ Ě ŵĂ Đ Ś ŝ Ŷ Ğ , ĂŶ Ě ƌ ĞƐ Ɖ Ž Ŷ Ɛ ŝ ǀ Ğ ƚŽ ƚŚ Ğ ĨƵ ƚ Ƶ ƌ Ğ ŶĞ Ğ Ě Ɛ ŽĨ ƚŚ Ğ S ĂŶ L Ƶŝ Ɛ O ďŝ Ɛ Ɖ Ž ĐŽ ŵ ŵ Ƶ Ŷ ŝ ƚ Ǉ . T ŚĞ W Ăƚ Ğ ƌ R ĞƐ Ž Ƶ ƌ Đ Ğ C ĞŶ ƚ Ğ ƌ ŝƐ ĚĞ Ɛ ŝ Ő Ŷ Ğ Ě ƚŽ ďĞ ƚŚ Ğ ŶĞ ǁ ƉƵ ď ů ŝ Đ ĨĂ Đ Ğ ŽĨ ƚŚ Ğ ǁĂ Ɛ ƚ Ğ ǁ Ă ƚ Ğ ƌ ƚƌ Ğ Ă ƚ ŵ Ğ Ŷ ƚ Ɖů Ă Ŷ ƚ , Ɖƌ Ž ǀ ŝ Ě ŝ Ŷ Ő Ɛƚ Ă ī ǁŝ ƚ Ś Ɛƚ Ă ƚ Ğ Ͳ ŽĨ Ͳ ƚ Ś Ğ Ͳ Ă ƌ ƚ ǁŽ ƌ Ŭ ƐƉ Ă Đ Ğ Ɛ , ůĂ ď Ɛ , ůŽ Đ Ŭ Ğ ƌ ƌŽ Ž ŵ Ɛ , ĂŶ Ě ŵĂ ŝ Ŷ ƚ Ğ Ŷ Ă Ŷ Đ Ğ ĨĂ Đ ŝ ů ŝ Ɵ Ğ Ɛ . A ŽŶ Ğ Ͳ ǁ Ă ƚ Ğ ƌ ůĞ Ă ƌ Ŷ ŝ Ŷ Ő ĐĞ Ŷ ƚ Ğ ƌ ǁŝ ů ů ǁĞ ů Đ Ž ŵ Ğ ǀŝ Ɛ ŝ ƚ Ž ƌ Ɛ ƚŽ ƚŚ Ğ Ɛŝ ƚ Ğ ĂŶ Ě ĞĚ Ƶ Đ Ă ƚ Ğ ƚŚ Ğ ŵ ŽŶ ƚŚ Ğ ǁĂ Ɛ ƚ Ğ ǁ Ă ƚ Ğ ƌ ƚƌ Ğ Ă ƚ ŵ Ğ Ŷ ƚ Ɖƌ Ž Đ Ğ Ɛ Ɛ . T ŚĞ Ğǆ Ɖ Ğ ƌ ŝ Ğ Ŷ Đ Ğ ŽĨ ƚŚ Ğ ĨĂ Đ ŝ ů ŝ ƚ Ǉ ďĞ Ő ŝ Ŷ Ɛ Ăƚ ƚŚ Ğ ĞŶ ƚ ƌ Ă Ŷ Đ Ğ Žī P ƌĂ Ě Ž R ŽĂ Ě ǁŝ ƚ Ś ĞŶ ƚ ƌ Ǉ ǁĞ ƚ ů Ă Ŷ Ě Ɛ Ĩƌ Ž Ŷ Ɵ Ŷ Ő ƚŚ Ğ Ɛŝ ƚ Ğ , ĐŽ Ŷ Ɵ Ŷ Ƶ ŝ Ŷ Ő ǁŝ ƚ Ś ĚĞ ŵ Ž Ŷ Ɛ ƚ ƌ Ă Ɵ Ž Ŷ ǁĞ ƚ ů Ă Ŷ Ě Ɛ ďĞ Ă Ƶ Ɵ Ĩ Ǉ ŝ Ŷ Ő ƚŚ Ğ Ɛƚ ƌ Ğ Ğ ƚ Ɛ Đ Ă Ɖ Ğ ĂŶ Ě ŝů ů Ƶ Ɛ ƚ ƌ Ă Ɵ Ŷ Ő ƚŚ Ğ ŝŵ Ɖ Ž ƌ ƚ Ă Ŷ ƚ ĞĐ Ž ů Ž Ő ŝ Đ Ă ů ĨƵ Ŷ Đ Ɵ Ž Ŷ Ɛ ƚŚ Ğ Ɖů Ă Ŷ ƚ Ɖƌ Ž ǀ ŝ Ě Ğ Ɛ . T ŚĞ ĐĂ ŵ Ɖ Ƶ Ɛ ŝƐ ƐĞ Ɖ Ă ƌ Ă ƚ Ğ Ě ŝŶ ƚ Ž Ěŝ Ɛ Ɵ Ŷ Đ ƚ Ăƌ Ğ Ă Ɛ ƐĞ ƚ Ăƌ Ž Ƶ Ŷ Ě Ă ĐĞ Ŷ ƚ ƌ Ă ů ĐŽ Ƶ ƌ ƚ Ǉ Ă ƌ Ě . T ŚĞ ǁĞ ƚ ů Ă Ŷ Ě Ɛ Ğǆ ƚ Ğ Ŷ Ě ŝŶ ƚ Ž ƚŚ ŝ Ɛ ĐĞ Ŷ ƚ ƌ Ă ů ŐĂ ƚ Ś Ğ ƌ ŝ Ŷ Ő ƐƉ Ă Đ Ğ , ŬĞ Ğ Ɖ ŝ Ŷ Ő ƚŚ Ğ Ɛƚ Ă ī ĂŶ Ě ǀŝ Ɛ ŝ ƚ Ž ƌ Ɛ ĐŽ Ŷ Ŷ Ğ Đ ƚ Ğ Ě ƚŽ ƚŚ Ğ ŶĂ ƚ Ƶ ƌ Ă ů ůĂ Ŷ Ě Ɛ Đ Ă Ɖ Ğ . WA T E R R E S O U R C E C E N T E R •W Ğů Đ Ž ŵ ŝ Ŷ Ő ƉƵ ď ů ŝ Đ ĨĂ Đ Ğ •E ǆƚ Ğ Ŷ Ě Ɛ ǁĞ ƚ ů Ă Ŷ Ě Ɛ ŝŶ ƚ Ž ĐŽ Ƶ ƌ ƚ Ǉ Ă ƌ Ě •I ŶĐ Ž ƌ Ɖ Ž ƌ Ă ƚ Ğ Ɛ Ğů Ğ ŵ Ğ Ŷ ƚ Ɛ ŽĨ B Žď J ŽŶ Ğ Ɛ ƚƌ Ă ŝ ů • C Ğů Ğ ď ƌ Ă ƚĞ Ɛ ĐŽ Ă Ɛ ƚ Ă ů ĂŐ ƌ Ă ƌ ŝ Ă Ŷ ǀĞ ƌ Ŷ Ă Đ Ƶ ů Ă ƌ •C Žŵ ŵ Ƶ Ŷ ŝ ƚ Ǉ ĂƐ Ɛ Ğ ƚ ĂŶ Ě ŵĞ Ğ Ɵ Ŷ Ő Ɖů Ă Đ Ğ •I Ŷƚ Ğ ƌ Ɖ ƌ Ğ Ɵ ǀ Ğ ĐĞ Ŷ ƚ Ğ ƌ ƚŽ ĞĚ Ƶ Đ Ă ƚ Ğ Ăď Ž Ƶ ƚ ƚŚ Ğ ǁĂ ƚ Ğ ƌ ĐǇ Đ ů Ğ • ͞O ŶĞ W Ăƚ Ğ ƌ ͟ ƉŚ ŝ ů Ž Ɛ Ž Ɖ Ś Ǉ • ͞S ŽŌ ͟ ƐĞ Đ Ƶ ƌ ŝ ƚ Ǉ ƐĞ Ɖ Ă ƌ Ă Ɵ Ŷ Ő Ɖů Ă Ŷ ƚ Ĩƌ Ž ŵ ƉƵ ď ů ŝ Đ FI G U R E ϱ - B I R D S E Y E V I E W ATTACHMENT 3 ARC1 - 30 WA T E R R E S O U R C E C E N T E R 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 FI G U R E ϲ - E N T R Y V I E W ATTACHMENT 3 ARC1 - 31 WA T E R R E S O U R C E C E N T E R 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 ϲ /ϭϱ /1 7 SE C O N D F L O O R P L A N FI G U R E ϳ - F L O O R P L A N FI R S T F L O O R P L A N LE G E N D PU B L I C P L A N T L A B S EC O ND F L OO R IN T E R P R E T I V E CE N T E R LA R G E C O N F . / TR A I N I N G LA B MA I N T E N A N C E S H O P S M U D E N T R Y MA I N T . / L A B / O P S TE A M S P A C E CO N T R O L RO O M S U P E R V I S O R R O W BR E A K RO O M LO C K E R RO O M S RE C E P T I O N EP WW C WD ATTACHMENT 3 ARC1 - 32 BO B J O N E S T R A I L FI G U R E ϴ - A C C E S S R O A D S / P A R K I N G L A Y O U T S WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 ATTACHMENT 3 ARC1 - 33 WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 dŚ Ğ Ŷ Ğ ǁ t Z Z & ů Ă Ŷ Ě Ɛ Đ Ă Ɖ Ğ Ě Ğ Ɛ ŝ Ő Ŷ ǁ ŝ ů ů Ƶ Ɖ Ś Ž ů Ě ƚ Ś Ğ ŝ ƚ Ǉ ͛ Ɛ &Ă Đ ŝ ů ŝ ƚ ŝ Ğ Ɛ W ů Ă Ŷ Žď ũ Ğ Đ ƚ ŝ ǀ Ğ Ɛ Ă Ŷ Ě K Ŷ Ğ tĂ ƚ Ğ ƌ ǀ ŝ Ɛ ŝ Ž Ŷ ď Ǉ ŝ Ŷ ƚ Ğ Ő ƌ Ă ƚ ŝ Ŷ Ő Ɛ Ƶ Ɛ ƚ Ă ŝ Ŷ Ă ď ů Ğ Ɖ ƌ Ă Đ ƚ ŝ Đ Ğ Ɛ Ă Ŷ Ě Ĩ Ğ Ă ƚ Ƶ ƌ Ğ Ɛ ŝ Ŷ ƚ Ž ƚ Ś Ğ Ĩ Ă ď ƌ ŝ Đ Ž Ĩ ƚ Ś Ğ Ɖ ƌ Ž ũ Ğ Đ ƚ Ɛŝ ƚ Ğ ͘ s ŝ ď ƌ Ă Ŷ ƚ ͕ Ĩ Ƶ Ŷ Đ ƚ ŝ Ž Ŷ Ă ů ů Ă Ŷ Ě Ɛ Đ Ă Ɖ Ğ Ɛ Ă Ŷ Ě Ɛ Ž Đ ŝ Ă ů Ă ŵ Ğ Ŷ ŝ ƚ ŝ Ğ Ɛ ǁ ŝ ů ů ĞŶ Ő Ă Ő Ğ Ă Ŷ Ě Ś Ğ ů Ɖ Ğ Ě Ƶ Đ Ă ƚ Ğ ƚ Ś Ğ ůŽ Đ Ă ů Đ Ž ŵ ŵ Ƶ Ŷ ŝ ƚ Ǉ Ă ď Ž Ƶ ƚ ƚ Ś Ğ ŝ ŵ Ɖ Ž ƌ ƚ Ă Ŷ Đ Ğ Ž Ĩ Ɛ Ƶ Ɛ ƚ Ă ŝ Ŷ Ă ď ů Ğ Ğ Ŷ ǀ ŝ ƌ Ž Ŷ ŵ Ğ Ŷ ƚ Ɛ͘ d Ś Ğ ů Ă Ŷ Ě Ɛ Đ Ă Ɖ Ğ ǁ ŝ ů ů ď Ğ ĂŶ Đ Ś Ž ƌ Ğ Ě ď Ǉ Ă Ŷ Ă ƚ ŝ ǀ Ğ ͕ Ě ƌ Ž Ƶ Ő Ś ƚ Ͳ ƚ Ž ů Ğ ƌ Ă Ŷ ƚ Ɖ Ă ů Ğ ƚ ƚ Ğ ŝ Ŷ ƚ Ğ ƌ Ɛ Ɖ Ğ ƌ Ɛ Ğ Ě ǁ ŝ ƚ Ś ƌ Ğ Ő ŝ Ž Ŷ Ă ů ů Ǉ Ͳ Ă Ě Ă Ɖ ƚ Ğ Ě ͕ Ŷ Ž Ŷ Ͳ ŶĂ ƚ ŝ ǀ Ğ Ɖ ů Ă Ŷ ƚ Ɛ ƚ Ś Ă ƚ Ž Ĩ Ĩ Ğ ƌ Ɛ ƚ ƌ Ž Ŷ Ő ǀ ŝ Ɛ Ƶ Ă ů Ɛ ƚ ƌ Ƶ Đ ƚ Ƶ ƌ Ğ Ă Ŷ Ě Ă Đ Đ Ğ Ŷ ƚ Ƶ Ă ƚ Ğ Ɛ Ƶ ƌ ƌ Ž Ƶ Ŷ Ě ŝ Ŷ Ő Ă ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ƶ ƌ Ğ Ă ƚ ŬĞ Ǉ Ĩ Ž Đ Ă ů ů Ž Đ Ă ƚ ŝ Ž Ŷ Ɛ ͘ FI G U R E ϵ - L A N D S C A P E , P L A N T P A L E T T E ATTACHMENT 3 ARC1 - 34 'ƌ Ğ Ğ Ŷ ŝ Ŷ Ĩ ƌ Ă Ɛ ƚ ƌ Ƶ Đ ƚ Ƶ ƌ Ğ Ĩ Ƶ Ŷ Đ Ɵ Ž Ŷ Ɛ ǁ ŝ ů ů ď Ğ ŝ Ŷ ƚ Ğ Ő ƌ Ă ƚ Ğ Ě ŝ Ŷ ƚ Ž ƚ Ś Ğ Ɛ ŝ ƚ Ğ ĚĞ Ɛ ŝ Ő Ŷ ƚ Ś ƌ Ž Ƶ Ő Ś Ś ŝ Ő Ś Ͳ Ɖ Ğ ƌ Ĩ Ž ƌ ŵ Ă Ŷ Đ Ğ ů Ă Ŷ Ě Ɛ Đ Ă Ɖ Ğ Ă ƌ Ğ Ă Ɛ ƚŚ Ă ƚ Đ Ă Ɖ ŝ ƚ Ă ů ŝ ǌ Ğ Ž Ŷ Ž Ɖ Ɖ Ž ƌ ƚ Ƶ Ŷ ŝ ƚ ŝ Ğ Ɛ ƚ Ž Ě ŝ ƌ Ğ Đ ƚ ǁ Ă ƚ Ğ ƌ Ĩ ƌ Ž ŵ ƌ Ž Ž Ĩ ƚ Ž Ɖ Ɛ Ă Ŷ Ě ŝ ŵ Ɖ Ğ ƌ ǀ ŝ Ž Ƶ Ɛ Ɛ Ƶ ƌ Ĩ Ă Đ Ğ Ɛ ŝ Ŷ ƚ Ž Ğ Ŷ Ő ŝ Ŷ Ğ Ğ ƌ Ğ Ě Ɖ ů Ă Ŷ ƚ Ğ ƌ Ɛ ƚŽ ď Ğ Đ Ă Ɖ ƚ Ƶ ƌ Ğ Ě ͕ Đ ů Ğ Ă Ŷ Ğ Ě ͕ Ă Ŷ Ě ŝ Ŷ Ĩ ŝ ů ƚ ƌ Ă ƚ Ğ Ě ŝ Ŷ ƚ Ž Ŷ Ă ƚ ŝ ǀ Ğ Ɛ Ž ŝ ů Ɛ ͘ d Ś ŝ Ɛ Ŷ Ă ƚ Ƶ ƌ Ă ů Ĩ ŝ ů ƚ ƌ Ă ƚ ŝ Ž Ŷ Ɛ Ǉ Ɛ ƚ Ğ ŵ Ă ů Ɛ Ž Ɖ ƌ Ž ŵ Ž ƚ Ğ Ɛ ƚŚ Ğ KŶ Ğ tĂ ƚ Ğ ƌ Ž ď ũ Ğ Đ ƚ ŝ ǀ Ğ Ɛ Ĩ Ž ƌ ŵ Ž ƌ Ğ Ɛ Ƶ Ɛ ƚ Ă ŝ Ŷ Ă ď ů Ğ ͕ Ś ŝ Ő Ś Ͳ Ƌ Ƶ Ă ů ŝ ƚ Ǉ Ő ƌ Ž Ƶ Ŷ Ě ǁ Ă ƚ Ğ ƌ ƌ Ğ Ɛ Ž Ƶ ƌ Đ Ğ Ɛ ͘ WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 7 FI G U R E ϭϬ - L A N D S C A P E , G R E E N I N F R A S T R U C T U R E ATTACHMENT 3 ARC1 - 35 WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 7 DĂ ƚ Ğ ƌ ŝ Ă ů Ɛ Ɛ Ğ ů Ğ Đ Ɵ Ž Ŷ Ĩ Ž ƌ ƚ Ś Ğ ů Ă Ŷ Ě Ɛ Đ Ă Ɖ Ğ Ă ƌ Ğ Ă Ɛ ǁ ŝ ů ů Ɖ ƌ ŝ Ž ƌ ŝ Ɵ ǌ Ğ Ɛ Ƶ Ɛ ƚ Ă ŝŶ Ă ď ŝ ů ŝ ƚ Ǉ ď Ǉ Ƶ Ɛ ŝ Ŷ Ő ů Ž Ŷ Ő Ͳ ů Ă Ɛ Ɵ Ŷ Ő Ğ ů Ğ ŵ Ğ Ŷ ƚ Ɛ ƚ Ś Ă ƚ Ă ƌ Ğ Ɛ Ž Ƶ ƌ Đ Ğ Ě ůŽ Đ Ă ů ů Ǉ ͕ ƌ Ğ Đ Ǉ Đ ů Ğ Ě ͕ Ž ƌ ƌ Ğ Ƶ Ɛ Ğ Ě ͘ ^ Ğ ů Ğ Đ Ɵ Ž Ŷ ǁ ŝ ů ů ď Ğ Đ Ă ƌ Ğ Ĩ Ƶ ů ů Ǉ Đ Ž Ž ƌ Ě ŝ Ŷ Ă ƚ Ğ Ě ǁ ŝ ƚ Ś ƚ Ś Ğ ď Ƶ ŝ ů Ě ŝ Ŷ Ő Ă ƌ Đ Ś ŝ ƚ Ğ Đ ƚ Ƶ ƌ Ğ ƚ Ž Ɛ ƚ ƌ Ğ Ŷ Ő ƚ Ś Ğ Ŷ ƚ Ś Ğ ŝŶ Ě Ž Ž ƌ Ͳ Ž Ƶ ƚ Ě Ž Ž ƌ Đ Ž Ŷ Ŷ Ğ Đ Ɵ Ž Ŷ ͕ Ğ ŵ Ɖ Ś Ă Ɛ ŝ ǌ Ğ Ĩ Ž ƌ ŵ Ă Ŷ Ě Ɖ Ă Ʃ Ğ ƌ Ŷ ͕ Ă Ŷ Ě Ă Ŷ Đ Ś Ž ƌ ƚ Ś Ğ ď Ƶ ŝ ů Ě ŝ Ŷ Ő ǁŝ ƚ Ś ŝ Ŷ ƚ Ś Ğ Ɛ Ƶ ƌ Ž Ƶ Ŷ Ě ŝ Ŷ Ő ů Ă Ŷ Ě Ɛ Đ Ă Ɖ Ğ ͘ ^ ŝ ƚ Ğ Ĩ Ğ Ă ƚ Ƶ ƌ Ğ Ɛ ǁ ŝ ů ů Ă ů Ɛ Ž Đ Ž Ŷ Ɵ Ŷ Ƶ Ğ ƚ Ž Ɛ Ƶ Ɖ Ɖ Ž ƌ ƚ ƚ Ś Ğ ŵŽ ǀ Ğ ŵ Ğ Ŷ ƚ Ă Ŷ Ě Ɖ ƌ Ğ Ɛ Ğ Ŷ Đ Ğ Ž Ĩ ǁ Ă ƚ Ğ ƌ ͘ FI G U R E ϭϭ - L A N D S C A P E , S I T E M A T E R I A L S ATTACHMENT 3 ARC1 - 36 FI G U R E ϭϮ - O V E R A L L D E M O L I T I O N P L A N WA T E R R E S O U R C E R E C O V E R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 BL O W E R S T R U C T U R E PR O P A N E S T O R A G E CA L P O L Y R E S E A R C H C E N T E R SE C O N D A R Y C L A R I F I E R M E C H A N I S M PR I M A R Y C L A R I F I E R P U M P S T A T I O N RE C I R C U L A T I O N P U M P S T A T I O N CO N T R O L B U I L D I N G SL U D G E D R Y I N G B E D S PO N D S 9 A A N D 9 B SU P E R N A T A N T P O N D BO N E Y A R D SL U D G E D R Y I N G BE D S BI O F I L T E R 3 BO B J O N E S T R A I L ATTACHMENT 3 ARC1 - 37 WA T E R R E S O U R C E Z K s Z z & / > / d z 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 CO N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5 / Ϯϲ /1 7 &/ ' h Z ϭ ϯ Ͳ SO L I D S T H I C K E N I N G F A C I L I T Y W AT E R R E SO U RC E R E C O VE R Y F A C I L I T Y 35 P R A D O R D . S A N L U I S O B I S P O , C A 9 3 4 0 7 C O N C E P T U A L A R C H I T E C T U R A L R E V I E W 0 5/ 0 5/ 0 5/5/ 0 0 0 0 5/ 0 5/5/ 0 /////////0 //5/ 0 5///////////0 0 5/5/ 0 ///////////0 0 0 0 0 0 0 0 0 0 5/ 0 //0 /////////0 0 0 0 0 0 0 0 0 0 0 5/ 0 /////////0 0 0 0 0 0 0 0 0 0 0 0 0 /0 //0 //////0 0 0 0 0 0 0 0 0 0 0 /////////0 0 0 0 0 0 0 0 0 0 0 0 ////////0 0 0 0 0 0 0 0 0 0 0 0 0 /0 0 0 0 0 0 0 0 0 0 //0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5//5 /5/ 1 5 5 ///////////5/5/ 1 ///////////5 ///////5////5/5 5 5 5 5 5 5 5 //5///////5 5 5 5 5 5 5 5 ////////5/5 5 5 5 5 5 5 5 5 5 /////5//5 5 5 5 5 5 5 5 5 /////5 5 5 5 5 5 5 5 5//5 5 5 5 5 /5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 7 FI G U R E 2 - Ks Z z & / Ks Z z & FI G U R E 2 RE N D E R E D O V E R A L L S I T E P L A N Ks Z z & / > / d z /d 35 PR A D O RD . SA 35 P R A D O R D . S A N L U I S O B I S P O C A 9 3 4 0 7 O LU I S O LU I S LU I S O LU I S LU I S O C A 9 3 4 0 7 O C A 9 3 4 0 O C A 9 3 4 0 7 O C A 9 3 4 0 O C A 9 3 4 0 O N C BI O R E A C T O R MO D I F I C A T I O N S BI O RE A C T O R B A S I N S CH E M I C A L S T O RA G E F A C I L I T Y M EM B R A N E B U I L D I N G EX I S TI N G F I N A L C LA R I F I E R S S E CO ND A R Y C LA R I F I E R S EX I S TI N G E L E C TR I C AL B U IL D I N G DI G E S T E R NO . 2 DI G E S T E R F A C I L I T Y E XI S TI N G CO G EN E R A T I O N DI G E S TE R S L U D G E S T O RA G E T A N K DE W A T E R I N G O D O R CO NT R OL 30 35 36 40 4 2 4 3 44 83 84 86 8 8 ES S R O A P R K I N G A R E A S 85 CH I T E C T U R A L R E V I E W 0 5 /Ϯϲ /1 7 14 35 36 36 36 0 4 4 40 40 44 4 64 6 6 6 6 86 8 8 28 2 2 B BO BO O O OB B B B JO JO O ON ON E E S T R S AI L VE H I C L E A C C E S S S L E C E C E S S S G AT E PE D E S T R I A N & P D E S T T ST S & A IA N R D E E E E E E E E E D D D D D D D D D D D D VE H I C L E A C C E S S VE L L A S S C AC C E SS S E C C L A A A A A A A A A A E E E E E E E L L L L L L L L L L L L L L L L L L L L L L L A GA T E TE G G G G G G G GA A A A A A A AT T T T T T TE E E E E E E E TE E AT T A A G GA G VE H I VE H I VE H I VE H I VE H I VE H I CL E CL E CL E CL E CL E CL E AC C AC C E AC C E AC C E AC C E AC C E AC C E E SS SS SS SS SS SS SS SS SS GA T GA T E GA T E GA T E T GA T E GA T E GA T E GA T E T T G G G T T T T T T T T T T T T T T T T T T T T T GA T G GA T G G G G D D D D D 30 V V VA VA A AC AC CT CT T T V OR R R T R T T O RU C UC K FA C IL I T Y FA A A A A A A A A A A A A A A A A A A A A A A A A F F F F FA F F F F F FA A A F F FA FA FA FA A A A A A A A A A A A A A A A FA A A A A A A A A A A A A A F F F F F A A A A A FA A CI CI C CI CI I CI I I CI CI I I I I C C I C C C I CI I I I CI C I I C C I I I I C C C C C C C C C I I I I I C C C C C C C I I I I C C C C C C C C C C C C C C C C C C C I CI I C C C C C C I I I C C C C C C C I I I C C C C C C C C C C C C I I I I CI C C C C C C C C C C C C C C C I I I C C C C CI C C C C C I I I I I C C C C C I I L L L L L LI L L L L L L L L L L L L L L L L L LI L I I I I I I L L L L L L L L L L L L L L I I I I L L L L L L L L L L L L L L I L L L L L L L L L L L L L L L L L L L L L L L L L L L TY T T T T T T T TY TY TY TY TY Y Y Y Y Y Y Y T T T Y T T TY Y T TY Y T T T T T Y T T T T T T T T T T Y TY Y Y Y Y Y Y Y T T T T Y Y Y Y Y Y Y Y Y Y Y Y Y T T T T T T Y Y Y Y Y Y Y Y Y Y Y T T T T Y T T T T Y T T T T T T T Y Y T T T T T Y T T T Y T T T T Y Y Y Y Y T T T Y Y Y Y Y Y T Y Y Y Y Y Y Y T T T T T Y Y T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K K EY EY EY EY EY EY EY Y Y EY E EY Y Y Y Y Y Y EY EY EY E E E E Y EY EY E E EY EY E E E E EY E EY E E EY E EY E Y Y Y E E E E E E EY E EY EY E E Y Y Y E E E E Y Y Y E E Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y WA T WA T E WA T E W WA T WA T WA WA T E WA T E WA T E WA T E T WA T T WA T WA T E AT E AT E WA T E WA T E WA T E WA W W WA T E T WA T E WA T E E AT E W W W W WA T AT WA T E TE W W WA T E W W W WA T E WA WA T E T AT WA T T W W WA T W W W W W W W W W WA W W TE T E WA T W W W W W W W W W W W W W WA T WA T A AT T W WA W W W W WA T WA T E W AT T W W W W W W W WA T A W W W WA A WA AT W A A T WA T E W A A A A A T W A A A A W A A A T T T W A A A A T T T W AT A A A A T W A A A A A A A T R R R E R RR E RR E R R R R R R R R R R R R R R R R RR R R R E RR E R R E E E E R R E R R R R E R R R R R R E R RR E R R R R R R R R E E R RR E R R R R R R R R R R R R R R R R R RR E R R E R RE E E R R R E E E R R E E E SO U R SO S SO U R SO SO U R SO U R SO U SO U O O OU R OU OU R SO U R UR OU R R SO U R R SO U R OU R S SO S OU R SO O R R R R R S SO OU R R R R R R R R O O O O O S S O R O R R CE C CE CE C CE CE CE EC E C E C E C E E C C E C C CE E C C E C CE C CE CE E E C E C E C C E C C E C E C C E C C EN T EN T E EN T EN T E EN T E EN T EN NT E EN T T T EN T EN T EN T E EN T E TE EN T E EN T E EN T E EN T E EN T E NT E N NT NT NT N T T EN T TE TE E E EN T EN T E EN T NT E EN T E NT E N N T T T T T T T T T T T E TE EN T E E TE E EN T N T T T T T T T T T T E E E E E E E EN T E EN N NT T EN T NT E T T T E E E E T T N EN NT N T T N T E T T T E T T T R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R EX I S EX I S EX E EX I S EX I S EX I S EX EX I S EX I EX EX I S XI S X EX I S X XI S X I I I EX I S EX I S EX I S IS IS S S S EX I S EX I S EX I XI S XI S I IS I IS IS E E EX I S XI S EX I S XI S EX I S S EX I S X IS S S X EX I EX I S S S IS S X I S S EX I S EX I S EX I EX I S IS S S S S S E E E I I S S S E I EX I S E E EX I S S S S I S S S S S S S S E I S S E E I S S S S S S E EX I S I IS S S S E E E E E S S S S S TI T T T TI N TI N TI N T T TI N I IN I I N IN N N TI N TI N IN TI N TI N TI N N N NG NG NG G G G G G G G NG TI N T TI N TI N I I I IN N N N N N N NG G G G TI N T T TI N I TI I N N N N TI N TI N N N G G I I TI N IN N N N N NG T I I TI N T T I I N N NG G G G G T T I I G T T I I I IN IN TI N T I T T I I N G T T I T I T T T I I I T T N T I N N G T N G PR O P PR O PR P P P P P P P R RO RO RO RO R PR O R O O O O PR O O PR O PR O PR O RO P PR O P P P P R R RO RO R PR O PR O P P P P P P R RO R PR O R RO O O O P P P RO RO R PR O O PR O P P P P P P P R PR O P PR O P P P P P P PR O O O P PR PR O P PR O PR P P P P P P PR R PR O O RO O O O O P P P P P P PR O PR O RO PR O O PR O O P P P P P P PR O PR RO O O P PR O P P P P P P R PR O O O P P P P P P P RO O RO P P P P P P P P R R RO PR O O O PR O P P P P P P O P P P P P P R P P P P P P P P R R O O O O P P P P P P P P P R R O 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CL E CL E CL E Y YC Y CL E CL E E E E LE E CL E E LE Y YC L E L CL E E E CL E Y LE CL E E E E E L CL E CL L L YC L CL E E L L C L L L L L C E D D D W DW DW DW DW W DW DW D W DW A D W A D D D D W WA D D W W D W A D W W D D TE R TE R R ER R R R TA N TA N K SI D SI D E SI D E E SI D E E E E SI D E SI D SI D SI D E E E DE E E SI D E SI D E SI D E SI D E E S SI D E SI SI D E SI S S S S S S S E S S SI SI S S S E S E D ST S S ST ST ST S S ST TR T T TR TR TR TR R R RE R R RE RE TR E RE ST R E ST R E ST R E ST ST S T R RE R R RE S S ST S S T T T T TR R R RE TR E TR E S S S T T T R R R R RE S T T T T R R RE RE E TR E S T T T T R R RE RE E TR E S ST S S T T T T T T R R R R R RE R ST T T T T R E E S S TR E TR E TR E T T R E ST R E E S T TR T TR TR ST R E E ST S T T T TR E E E E ST T T T R E E R R E S T T R S R E AM A A M AM AM M AM T AM AM AM A A A A A A A RE A T M ME ME N EN T N T SO L I SO L I D DS D DS S S S S B B B B B B B B B S S B B B B B L L LE N D LE N D LE N D LE N D D L D T T TA N AN N K K K K TH I C TH I C TH K K K KE E E E E E EN N N N N N N NI N NI I I I N E I I E N I I NI E N N NI I N I N NI N N N KE E N N E N I N N N N N NG NG N N N N N N N G N N N N N N N N 52 52 2 2 2 54 54 4 55 55 5 5 60 60 64 64 64 6 6 64 6 64 6 6 64 6 6 6 6 6 4 4 64 6 64 64 4 64 4 4 6 64 7 0 72 72 72 72 ATTACHMENT 3 ARC1 - 38 ATTACHMENT 4 Views from Bob Jones Trail toward the WRRF ARC1 - 39 ARC1 - 40 Meeting Date: July 10, 2017 Item Number: 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of requested modifications to application ARCH-0846-2015, to allow elimination of a bulkhead feature and change approved building colors on a remodeled commercial building. PROJECT ADDRESS: 1135 Santa Rosa St. BY: Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org FILE NUMBER: ARCH-0722-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION Adopt the draft resolution approving changes to building colors and retaining the bulkhead feature on the Marsh Street side of the building, based on findings of consistency with design guidelines and subject to conditions of approval. SITE DATA Applicant 33 Tons, LLC Representative Ben Kulick, Stalwork, Inc. Submittal Date June 12, 2017 General Plan General Retail Zoning Downtown-Commercial (C-D) Environmental Status Categorically Exempt (CEQA Guidelines §15301. Existing Facilities) SUMMARY The applicant, 33 Tons, LLC, has submitted a request to modify the application ARCH-0846-2015, under which the remodeling and expansion of a commercial building at 1135 Santa Rosa was approved. The modifications requested are: a change in the building’s approved colors; and elimination of a cut-tile bulkhead feature that was proposed along the bottom of wall surfaces along the Marsh Street side of the building (see Attachment 3). DD ARC2 - 1 ARCH-0722-2017 (1135 Santa Rosa) Page 2 The project was first reviewed by the Commission on May 18, 2015, and approved on July 6, 2015 (see Attachment 4).1 In completing the project, the approved design and colors were changed without the approval of the Commission. The building color was changed to a single shade of grey which did not match the color scheme approved by the Commission, and a cut-tile bulkhead feature on the Marsh Street side of the building was not installed, per Condition 1 of project approval. In addition, roof-mounted mechanical equipment, that was shown on plans as screened from view, was visible from view of public streets and neighboring properties. A Notice of Violation (Attachment 5) was sent to the property owner on May 19, 2017 as a courtesy warning, seeking voluntary correction of the observed violations. The applicant has requested that the Commission consider the proposed modifications to the approved design and colors. 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the proposed changes to the approved design and colors for consistency with the City’s Community Design Guidelines, and decide whether the modifications may be approved. 2.0 SETTING AND SITE INFORMATION The site is located at the northwest corner of Marsh and Santa Rosa Streets at the edge of the Downtown-Commercial (C-D) Zone, and across the street from “Cheng Park,” a small “pocket park.” Office and commercial buildings are found in the immediate vicinity. The site was developed with a two-story commercial building, originally constructed in 1982 as a bank, most recently a branch of the Heritage Oaks Bank (Figure 1), which was subsequently remodeled under application ARCH-0846-2015, as further described below. 3.0 PROJECT DESCRIPTION The remodeling project, undertaken in 2015 and completed in April, 2017, involved expansion and remodeling of the existing bank branch building within the same building footprint, transforming the formerly triangular building form into a more rectangular, contemporary design (see Figure 2). Its sloping roof line was replaced with a flat roof, and a third floor with two new dwellings was added. The project approval calls for a two-color scheme consisting of alternating lighter and darker shades of grey, and a cut-tile bulkhead on the south elevation, along a portion of the Marsh Street frontage. 1 Prior Agenda Reports are available in the Architectural Review Commission Document Archive: www.slocity.org/government/advisory-bodies/agendas-and-minutes/architectural-review-commission/ Figure 1: 1982 bank branch building ARC2 - 2 ARCH-0722-2017 (1135 Santa Rosa) Page 3 4.0 EVALUATION OF CHANGES Evaluation of this request is focused on determining whether the proposed changes in design and colors are consistent with the City’s Community Design Guidelines. In particular, the changes should be evaluated against the guidance provided in Chapter 3 (Commercial and Industrial Project Design) and Chapter 4 (Downtown Design Guidelines) of the document. 4.1 Colors As mentioned in the Project Description above, the approved color scheme employs two complementary shades of grey as the primary building colors: a lighter shade called “Oyster Haze” and a darker shade named “City Loft” (see Figure 3). The project was instead completed using a single color, a darker shade of grey described as “Custom Merlex Blend.” The applicant describes the proposed color as accurately reflecting colors of neighboring properties, similar to approved colors, and compatible with surrounding buildings (see item 1, Attachment 3). Community Design Guidelines offer guidance for colors, as applied to commercial projects: Colors (§ 3.1 (B) (12)). The exterior colors of a building are as important as the materials in determining how people think about the building and its surroundings. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. a. The use of muted tones for the structure's base color is recommended. Color should not be used as an attention getting device. b. Accent colors should be used thoughtfully and complement the base color or a variation of its hue, either weaker or stronger. c. The transition between base and accent colors should relate to changes in building materials or the change of building surface planes. Colors should generally not meet or change without some physical change or definition to the surface plane. Figure 2: Rendering of project, depicting approved color scheme ARC2 - 3 ARCH-0722-2017 (1135 Santa Rosa) Page 4 A variety of building colors are observed within the surrounding area,2 predominantly light shades, with tan and beige most common. Though the darker proposed color contrasts with the lighter shades predominating in the surrounding area, guidelines do not require duplication of the existing colors, and the proposed color is reasonably compatible with surrounding colors. Its application as a single-color scheme does, however, result in a somewhat monolithic appearance, which is particularly evident as viewed from the southwest (Figure 3). The resulting appearance lacks the contrast, relief, and visual interest created by the approved two-color scheme. Other views and building elevations are provided with a measure of contrast and visual interest by the presence of wood wall surfaces and window glass area. 4.2 Bulkhead Approved project plans included a cut-stone bulkhead feature along the Marsh Street side of the building (Figure 4), and this feature was not installed on the completed building. The applicant requests that the Commission approve the elimination of this feature, describing it as contrary to the honest use of materials; as a “stuck-on” treatment not fitting with the style of the building, and mimicking a flood control feature not required on this site (see item 2, Attachment 3). 2 Examples of surrounding colors, provided in materials submitted by the applicant, are available at: www.slocity.org/government/advisory-bodies/agendas-and-minutes/architectural-review-commission/ Figure 4: Bulkhead feature, as approved (left); missing on completion (right) Figure 3: Approved color scheme (left); color, as completed (right) ARC2 - 4 ARCH-0722-2017 (1135 Santa Rosa) Page 5 Design guidelines identify bulkheads as a desirable element of commercial building facades, particularly in the downtown area. These elements should be prominent and visible, and constructed with small human scale decorative materials, to provide variety and interest to wall surfaces.3 They are not characterized as a flood control measure, but rather a base from which windows, especially storefront windows, rise. They are common elements on downtown buildings, and are present on several buildings in the surrounding area. A suitable decorative element incorporated into the wall surface, consistent with the building’s contemporary style, and consistent with guidelines for honest use of authentic materials and treatments4 would provide variation and visual interest, as encouraged by § 4.5 (C) (5) of the Community Design Guidelines. 4.3 Roof-Mounted Equipment Community Design Guidelines § 6.1 (D) encourages screening of roof-mounted mechanical equipment that is not effectively integrated into the building design. The applicant has stated that the equipment was installed at a level higher than planned above the roof surface, causing it to become visible above the roof line. He considers this to be an undesirable condition and indicates that appropriate screening is being designed and will be installed. A condition of approval has been included in the draft resolution to ensure that this is carried out. 5.0 CONCLUSION The proposed change to the colors of the building is less consistent with Community Design Guidelines than the approved color scheme because the single-color treatment lacks a complementary accent to the base color, and lacks the distinctive transition between base and accent color with changes in building surface planes that provided visual interest in the approved color scheme. Some measure of articulation and visual interest should be restored, by adding back complementary accent color to selected portions of the building surface. Wood surfaces elsewhere on the building provide a measure of articulation and interest, so it is recommended that, at minimum, the building forms supporting the deck areas at the southwest corner of the building and extending along the west elevation (see Figure 5) be painted in a 3 See Community Design Guidelines § § 4.2 (C)(5)(b) and 4.2(C)(7) 4 See Community Design Guidelines § § 1.4(A)(1), 2.2(D), and 3.1(B)(10) Figure 5: Approved color scheme (left); surfaces suggested for accent color (right) ARC2 - 5 ARCH-0722-2017 (1135 Santa Rosa) Page 6 complementary and lighter shade of grey, similar to the approved “Oyster Haze” color, and applied in a manner consistent with the “south corner” renderings from the original project approval (albeit with a reversal in the placement of lighter and darker shades). Omission of the bulkhead is also not consistent with Design Guidelines because it eliminates an important small human scale, pedestrian-oriented, element that is encouraged, and which is a common element on buildings within the downtown area. It is recommended that the applicant be directed to install the feature, consistent with the approved plans, with flexibility to select a decorative treatment that is compatible with the building’s contemporary style. 6.0 ALTERNATIVES 6.1 Deny the requested modifications to color and project design, based on findings of inconsistency with the City’s Community Design Guidelines. 6.2 Continue the project to a date uncertain with direction to staff or the applicant 7.0 ENVIRONMENTAL REVIEW This application is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves minor alteration of an existing structure, as described in CEQA Guidelines § 15301 (Existing Facilities). 8.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Applicant’s Summary of Requests for Modification 4. Project Approvals (Minutes and Resolution 1013-15) 5. Notice of Violation (May 23, 2017) 6. Approved Project Renderings (June, 2015) 7. Revised Project Plans (June, 2017) ARC2 - 6 RESOLUTION NO. ####-17 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO MODIFYING ARCHITECTURAL REVIEW APPLICATION ARCH-0846-2015 BY APPROVING CHANGES TO THE APPROVED COLORS OF A REMODELED COMMERCIAL BUILDING AT 1135 SANTA ROSA STREET (DOWNTOWN COMMERCIAL (C-D) ZONE; FILE #ARCH-0722-2017) WHEREAS, the Architectural Review Commission granted approval for the remodeling of a commercial building, and an addition of a third floor with two new dwellings, to the building located at 1135 Santa Rosa Street, on July 6, 2015 (Resolution No. ARC-1013-15), under application ARCH-0846-2015; 33 Tons, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street, San Luis Obispo, California, on July 10, 2017, pursuant to a proceeding instituted under application ARCH-0722-2017, 33 Tons, LLC, applicant, to consider modification of the application ARCH-0846-2015, including requested changes to approved colors and elimination of a bulkhead feature from the project design; 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; and WHEREAS, notices of said public hearings 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 approves application ARCH-2764-2016, modifying application ARCMI 29-13, based on the following findings: 1. As conditioned, the approved modifications are consistent with the policies of the City’s General Plan applicable to development in the Downtown Commercial area. The approved changes are limited to minor changes in building color and minor changes to the design of a decorative bulkhead feature along a portion of the building’s wall surfaces, and reviewed as directed by Policy 12.3 (Community Design Guidelines) of the Land Use Element (LUE). A decorative bulkhead feature, encouraged by LUE Policy 4.20.6 (Sidewalk Appeal), is retained. 2. The approved modifications conform to the standards and limitations set forth in the City’s Zoning Regulations. They are limited to cosmetic changes unrelated to land use limitations, development standards, performance standards, or similar standards and limitations in these Regulations. ATTACHMENT 1 ARC2 - 7 Resolution No. ARC ####-17 Page 2 ARCH-0722-2017 (1135 Santa Rosa) 3. As conditioned, the approved modifications are consistent with the City’s Community Design Guidelines (CDG) applicable to commercial development in the Downtown area. Consistent with § 3.1 (B) (12), the modified color scheme, as conditioned to require application of a limited amount of contrasting color, is compatible with the existing colors of the surrounding area. A muted grey tone is used for the base color, complemented by a limited amount of a lighter shade of grey to provide visual interest through color transition at changes in building surface planes. Consistent with § § 4.5 (C) (5) and (7), variation and interest is retained in the wall surface of the south (Marsh Street) elevation through retention of a bulkhead feature including small human scale materials as a prominent and visible element of the façade. 4. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves minor alteration of an existing structure, as described in CEQA Guidelines § 15301 (Existing Facilities). SECTION 2. Action. The Architectural Review Commission hereby approves application ARCH-2764-2016, modifying application ARCH-0846-2015, with incorporation of the following conditions: Conditions Planning 1. Conformance to approved plans. Final project design and construction drawings submitted for building permits for this project shall be in substantial compliance with the project plans approved by the ARC under application ARCH-0846-2017, as modified by this approval. A separate, full-size sheet shall be included, as Sheet Number 2, in working drawings submitted for building permits for this project, listing all conditions of project approval. Reference shall be made in the margin of listed items as to where in the plans each condition and code requirement is addressed. Any change to the approved design, colors, materials, landscaping, or conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Color modifications. The use of the Custom Merlex Blend color, a shade of grey darker than the “City Loft” color originally approved for this project, is approved for use as a base color for the building. A complementary accent color, of a lighter shade than the Custom Merlex Blend, shall be applied to portions of the building surface to achieve the articulating effect and visual interest of the originally-approved color scheme by providing transitions between base and accent color with changes in building surface planes. At minimum, the accent color shall be applied to the building forms that support the deck areas at the southwest corner of the building and that extend along the west elevation of the building, as depicted in the staff report presented to the Commission on July 10, 2017. Where the accent color is applied, the resulting color scheme shall be similar in configuration and appearance to the originally-approved color scheme, notwithstanding the reversal of lighter and darker shades of color. The portions of the ATTACHMENT 1 ARC2 - 8 Resolution No. ARC ####-17 Page 3 ARCH-0722-2017 (1135 Santa Rosa) building selected for application of accent color, and the resulting appearance, shall be to the satisfaction of the Community Development Director. 3. Bulkhead feature. The bulkhead feature along the bottom of the wall surfaces visible from the Marsh Street side of the building shall be retained. A bulkhead feature consistent with that depicted on approved plans for construction permits to complete this project, and consistent with the building color scheme, as modified by this approval, shall be installed, to the satisfaction of the Community Development Director. 4. Screening – Roof-mounted mechanical equipment. Roof-mounted mechanical equipment shall be screened, consistent with § 6.1 (D) of the City’s Community Design Guidelines, to the satisfaction of the Community Development Director or Architectural Review Commission, as deemed appropriate. Indemnification 5. 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 City shall fully cooperate in the defense against an Indemnified Claim. 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 7th day of July, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC2 - 9 C-D O O C-R C-D C-D O C-R O C-D-H C-D C-D PF MARSH HIGUE R A S A N T A R O S A O S O S PACIF I C VICINITY MAP ARCH-0722-20171135 Santa Rosa ¯ ATTACHMENT 2 ARC2 - 10 Architectural Review Commission Request for Modification 1135 Santa Rosa Summary of Requests for Modification 1) Resolution No. ARC‐1013‐15 Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the change of colors on the building Approval Request: The building color accurately reflects the color and style of neighboring properties and is the approximate same color saturation as the ARC approved color. Architectural colors should be selected and appropriate for the design intent, architecture, and time period of construction. Building colors that do no prove successful are easily modified in the future. 1135 Santa Rosa is innovative and fully compatible with the surrounding buildings. See complete package, presentation, and support. 2) Resolution No. ARC‐1013‐15 Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the change in material [Bulk Head Removal] Approval Request: Modify ARC conditions to eliminate the bulkhead on the Marsh street elevation. Justification: 1) Per Guidelines: “Materials should be used honestly.” A bulkhead is for flood control. This building is not in a FEMA flood zone. 2) Per Guidelines: “Materials should be used honestly.” Applying a bulkhead to one elevation does not serve the purpose of flood control. 3) Per Guidelines: “Artificial or decorative façade treatments, where one or more unrelated materials appear stuck on to a building should be avoided.” This material is stuck on and is an unrelated material. 4) The bulkhead is does not fit with the architectural style of the building and this feature is not a historic feature of San Luis Obispo, but a recently applied element to new buildings per flood control to serve a SPECIFIC purpose not required on this building. This element is a FEMA requirement not required in anyway on this building. This feature is not historic nor is this building in a historic zone. 3) Resolution No. ARC‐1013‐15 Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the visible rooftop equipment or modify the placement of roof‐mounted equipment so that it is not visible, or provide screening to conceal the equipment from view of public streets, and neighboring properties, consistent with Community Design Guidelines § 6.1 (D). Approval Request: No modification requested. Mechanical screening is being installed. ATTACHMENT 3 ARC2 - 11 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 6, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: None Staff: Senior Planner Phil Dunsmore, Assistant Planner Walter Oetzell, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of June 15, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 1135 Santa Rosa Street. ARCH-0846-2015; Continued review of the remodeling of and addition to an existing commercial building, including the addition of two dwellings on the third floor. The project is categorically exempt from CEQA; C-D zone; 33 Tons, LLC, applicant. Senior Planner Dunsmore introduced the item, noting that it had been continued from the May 18, 2015, meeting. Walter Oetzell, Assistant Planner, presented the staff report, recommending that the Commission continue the item to a date uncertain with specific direction to modify the project design. Bryan Ridley, project architect, summarized the history of the project; noted changes made to the proposal subsequent to the prior hearing; emphasized the factors lending the project its compatibility with surroundings and Community Design Guidelines. PUBLIC COMMENTS: The following individuals spoke in support of the project, noting its positive impact upon the corner of Santa Rosa and Marsh Streets and the surrounding area, and commenting that the proposed project is a significant improvement upon the building currently at the site: Debby Nicklas, SLO; David Walker, SLO; Jeff Wolcott, SLO; Alan Iftiniuk, SLO; ATTACHMENT 4 ARC2 - 12 ARC Minutes July 6, 2015 Page 2 Jim Agee, SLO; Barbara Agee, SLO; Kenyon Tsao, SLO; Carla Walker, SLO; Jay Beck, SLO; Steve Owens, SLO; Ping Tsao, SLO; Ian Parkinson, SLO; Kevin Okimoto, SLO; Jory Brigham, SLO; Paul Prins, Atascadero; Mark Thompson, SLO; Dionne Avaki, SLO; Dan Copp, SLO; Ron Barbieri, SLO; Scott and Julia Starkey, SLO; Su Tsao, SLO; Karl Lepper, SLO. There were no further comments from the public. COMMISSION COMMENTS: Commr. Andreen noted concern that the project has not fully complied with downtown design guidelines for a project on the edge of downtown; thanked members of the public for attending; noted support for windows as proposed. Commr. Curtis spoke in support of changes to the proposal made since the previous hearing; commented that various elevations seem to have differing window patterns; noted concern about the use of dark colors such as the gray stone. Curtis spoke in support of widening windows for increased transparency at sidewalk level and adding emphasis to the entrance. Commr. Root noted no objection to there being no entrance on Marsh Street; spoke in support of allowing eclectic styling; noted to desire to see additional articulation of exterior walls such as cornices. Commr. Nemcik spoke in support of the pedestrian scaling; commented that the proposal appears consistent with design guidelines; noted readiness to approve with conditions; noted support for windows as proposed. Vice-Chair Ehdaie spoke in support of changes made to the proposal since the previous hearing; concurred with Commr. Curtis’s comments regarding color palette and window transparency; noted readiness to approve with conditions. Chair Wynn spoke in support of greater transparency of windows at the ground level ; noted support for the eclectic style and entry door interior to the site. There were no further comments from the Commission. ATTACHMENT 4 ARC2 - 13 ARC Minutes July 6, 2015 Page 3 In response to inquiry from the Commission, applicant Bryan Ridley agreed to work with staff to resolve sound attenuation measures relating to balcony depth, contained in Condition 7. On motion by Vice-Chair Ehdaie, seconded by Commr. Soll, to adopt a resolution approving the project based on findings and subject to conditions contained in the staff report, with the following revisions: A. Finding 2. shall be revised to read “[…] applicable to projects in the downtown commercial zone” rather than “[…] applicable to commercial projects.” B Condition 2. shall be modified to indicate that the applicant is strongly encouraged to widen the three windows at sidewalk level along the building’s Marsh Street frontage, in order to increase transparency. C. Condition 3. shall be revised to read “Provide additional articulation along the Marsh Street elevation at the stucco/plaster walls to enhance the shadow pattern, to the satisfaction of staff.” D. Condition 5. shall be eliminated. E. Condition 6. shall be eliminated. AYES: Commrs. Ehdaie, Soll, Root, Nemcik, Wynn, Curtis, and Andreen NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming agenda items, noting a joint meeting with the Cultural Heritage Committee to be held July 13, 2015. 3. Commission: Chair Wynn requested that Commission meeting minutes from 2015 be made available in the City records archive on the website. ADJOURNMENT: The meeting adjourned at 7:05 p.m. ATTACHMENT 4 ARC2 - 14 ARC Minutes July 6, 2015 Page 4 Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Architectural Review Commission on July 20, 2015. Laurie Thomas Administrative Assistant III ATTACHMENT 4 ARC2 - 15 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 18, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: None Staff: Senior Planner Phil Dunsmore, Associate Planner Rachel Cohen, Assistant Planner Walter Oetzell, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of May 4, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 1135 Santa Rosa Street. ARCH-0846-2015; Review of the remodeling of an existing commercial building, including the addition of two dwellings on the third floor; C-D zone; 33 Tons, LLC, applicant. Senior Planner Dunsmore noted public comment that had been received and distributed to Commissioners prior to the meeting. Chair Wynn noted correspondence received directly from Dean Miller. Walter Oetzell, Assistant Planner, presented the staff report, recommending that the Commission adopt a resolution granting final approval to the project, based on findings and subject to conditions which he outlined. Bryan Ridley, project architect, SLO, summarized the history of the site and project, noting a desire to work with staff to refine design details such as signage and landscaping, and responded to Commission inquiries. PUBLIC COMMENTS: David Brodie, SLO, commented on the high visibility of the building’s location; stated that its design lacks any characteristics tailored to fit the San Luis Obispo area. ATTACHMENT 4 ARC2 - 16 ARC Minutes May 18, 2015 Page 2 Dixie Cliff, SLO, noted the importance of constructing and retaining noteworthy works of architecture and San Luis Obispo; opined that the proposed design would benefit from emulating architectural details of neighboring buildings. Jim Duenow, SLO, spoke in opposition to the proposed design; noted the tall, planar faces and generic feel of the design. Frances Gibbs, SLO, inquired as to the applicant’s plan for maintaining wood features proposed for the exterior of the building; noted similar features in the area that appear to be deteriorating. There were no further comments from the public. COMMISSION COMMENTS: Commr. Andreen spoke in opposition to the design as presented; noted concerns relating to generic styling, lack of harmony with surrounding buildings and downtown context, lack of façade articulation, and lack of pedestrian context. Commr. Curtis spoke in opposition to the design as presented; noted concerns relating to upper-story massing, the lack of integration with street frontage, lack of traditional design elements, lack of vertical articulation, and the non-conformity of wood siding with Community Design Guidelines. Commr. Nemcik spoke in opposition to the design as presented; noted concerns about lack of pedestrian context, lack of conspicuous entryways, and the lack of delineation between commercial and residential spaces; expressed approval of the buil ding’s massing. Commr. Root spoke in opposition to the design as presented; noted concerns about the height of the site wall, wood siding, general lack of articulation on all sides, lack of pedestrian access, lack of downtown context, and about the need to attenuate residential noise intrusion amplified by third-story overhangs. Commr. Soll spoke in opposition to the design as presented; noted concerns about pedestrian access, lack of conspicuous entryways, lack of integration with street frontage, and lack of neighborhood and downtown context. Vice-Chair Ehdaie spoke in opposition to the project in its proposed location; noted the landmark, focal nature of the site; noted concern about the lack of downtown context, lack of delineation between commercial and residential uses, and lack of visual access into commercial uses; spoke in support of contemporary styling. Chair Wynn spoke in opposition to the design as presented; noted concern about lack of conformity to Community Design Guidelines requiring “small-town scale” and avoidance of “boxy” styling; lack of downtown context; lack of articulation on all sides; lack of ATTACHMENT 4 ARC2 - 17 ARC Minutes May 18, 2015 Page 3 transparency and visual access into commercial uses; lack of pedestrian scale, and the height of the site wall. There were no further comments from the Commission. On motion by Commr. Andreen, seconded by Commr. Root, to continue the project to a date uncertain, and encourage the applicant to return for conceptual review of a substantially redesigned proposal addressing the following:  Incorporate pedestrian scale  Relate to the downtown context  Avoid the use of boxy forms  Reconsider the scale and mass of the building  Consider the use of traditional design elements with commercial/residential delineation  Incorporate a third-story setback to reduce apparent mass  Decrease height of site wall at parking area  Address maintenance of wood siding or incorporate an alternate material  Incorporate street-oriented, more accentuated pedestrian entrances  Increased transparency at lower floor  Address potential of acoustic bounce from third-story overhang  Address design integrity in conformity with Community Design Guideline 3.1.A.3 AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. The Commission recessed at 6:08 p.m. and reconvened at 6:14 p.m. with all members present. 2. 3000 Calle Malva. ARCH-0592-2014; Continued review of 18 single-family home designs and approval of concept designs for future homes with an approved addendum of environmental impact; R-1 zone; Margarita Ranch SLO, LLC, applicant. Rachel Cohen, Associate Planner, presented the staff report, recommending that the Commission adopt a resolution approving the project, based on findings and subject to conditions which she outlined. Staff noted the Commission’s previous review of the project and distributed a revised resolution incorporating conditions resulting from the Commission’s previous direction. ATTACHMENT 4 ARC2 - 18 ARC Minutes May 18, 2015 Page 5 a. Add the following Finding: Finding #5: Design of the previously approved subdivision warrants an adjustment to 11 lots within the Planned Development where garages are not recessed in accordance with Section 2.2.5 of the Margarita Area Specific Plan. b. Add the following Finding: The lot width and overall design of the previously approved subdivision severely limits the opportunities for house designs that include front porches that extend in front of garages, therefore an adjustment to the requirements of the specific plan is warranted. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming agenda items. 4. Commission: Commr. Root noted concern about the predicament posed by ultra-modern styles being presented for approval, in that they are unlikely to stand the test of time. ADJOURNMENT: The meeting adjourned at 7:35 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Architectural Review Commission on June 1, 2015. Laurie Thomas Administrative Assistant III ATTACHMENT 4 ARC2 - 19 ATTACHMENT 4 ARC2 - 20 ATTACHMENT 4 ARC2 - 21 ATTACHMENT 4 ARC2 - 22 ATTACHMENT 4 ARC2 - 23 ATTACHMENT 4 ARC2 - 24 ATTACHMENT 4 ARC2 - 25 ATTACHMENT 5 ARC2 - 26 ATTACHMENT 5 ARC2 - 27 ATTACHMENT 5 ARC2 - 28 ATTACHMENT 5 ARC2 - 29 A T T A C H M E N T 6 A R C 2 - 3 0 A T T A C H M E N T 6 A R C 2 - 3 1 el e v a t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t p e r z o n i n g r e g u l a t i o n c h a p t e r 1 7 . 2 3 ( n i g h t s k y p r e s e r v a t i o n ) , s e e re f l e c t e d c e i l i n g p l a n 2. a d d r e s s n u m b e r s : w h e r e m o u n t e d o n w a l l a d d r e s s n u m b e r s s h a l l b e 5 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , co n t r a s t i n g c o l o r t o b a c k g r o u n d . w h e r e m o u n t e d a t a w n i n g f a c e , n u m b e r s s h a l l b e 1 2 " t a l l w i t h a 1 / 2 " m i n . s t r o k e 3. O M I T 4. e l e c t r i c a l t r a n s f o r m e r e n c l o s u r e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 5. s i t e f e n c e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 6. r e c e s s e d c a n d o w n l i g h t s a t u n d e r s i d e o f e a v e , s e e r e f l e c t e d c e i l i n g p l a n s ma t e r i a l + c o l o r l e g e n d ma t e r i a l 1. s m o o t h c e m e n t p l a s t e r 2. h o r i z o n t a l s o l i d w o o d s i d i n g 3. a l u m i n u m w i n d o w s + d o o r s , d i v i d e d a s s h o w n , 4. O M I T 5. h o r i z o n t a l a w n i n g w i t h s t e e l p a n e l f a c e 6. w a l l o r f e n c e 7. s t e e l g u a r d r a i l w i t h s t a i n l e s s s t e e l c a b l e t o 4 2 " ab o v e s u r f a c e o f d e c k 8. a l u m i n u m e x t e r i o r m u l t i p a n e l s l i d e r 9. a l u m i n u m s l a t r o l l i n g g a r a g e d o o r 10 . s t e e l h o l l o w m e t a l a c c e s s d o o r , c o l o r t o m a t c h ad j a c e n t w a l l c o l o r 11 . e x p r e s s e d w i n d o w p a n n i n g f r a m e 12 . w o o d g u a r d r a i l c a p 13 . m e t a l r o o f e q u i p m e n t s c r e e n ( a p p r o x o u t l i n e ) A. c u s t o m m e r l e x b l e n d B. O M I T C. O M I T D. t r i m c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 E. c e d a r : 1 x 6 t + g w / c l e a r e x t e r i o r g r a d e f i n i s h F. c a s t - i n - p l a c e f i n i s h e d c o n c r e t e G. w i n d o w s + d o o r s : b r o n z e a n o d i z e d a l u m i n u m , cl e a r | l o w - e g l a z i n g H. t i m b e r : 6 x 6 w o o d p o s t w i t h 3 x 8 w o o d b o a r d s , 1/ 2 " s p a c i n g , s t a g g e r a t t a c h m e n t , w / c l e a r ex t e r i o r g r a d e f i n i s h I. p o w d e r c o a t : R A L 3 0 1 1 J. b r u s h e d s t a i n l e s s K. p o w d e r c o a t : b l a c k X# co l o r 01 2 4 8 01 2 4 8 A 3 . 1 e x t e r i o r e l e v a t i o n s SC A L E : 3 / 1 6 " = 1 ' - 0 " we s t e l e v a t i o n 01 SC A L E : 3 / 1 6 " = 1 ' - 0 " ea s t e l e v a t i o n 02 1 1 3 5 s a n t a r o s a s a n l u i s o b i s p o , c a 9 3 4 0 1 p r o j e c t p r i n t r e v i s i o n s w 0 9 1 1 7 . 0 5 3 1 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] r e m o d e l + a d d i t i o n m i x e d u s e po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . P L A N R E V I S I O N f. f . @ s e c o n d f l o o r (1 1 ' - 7 1 / 2 " ) f. f . @ t h i r d f l o o r (2 4 ' - 1 0 1 / 2 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (4 8 ' - 7 1 / 4 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' f. f . @ s e c o n d f l o o r (1 1 ' - 7 1 / 2 " ) f. f . @ t h i r d f l o o r (2 4 ' - 1 0 1 / 2 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (4 8 ' - 7 1 / 4 " ) to p o f p a r a p e t (3 9 ' - 1 0 1 / 2 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' A10 F6 42 " a . f . f . m i n . 42 " a . f . f . m i n . D5 A1 A1 G3 A1 E2 A1 J7 J7 E2 A1 A1A1 J7 A1 G3 A1 ~4 ' - 0 " ~3 ' - 0 " H6 G11 G11 G8 E12 G3 A1 A1 A1 A1 4 5 to p o f p a r a p e t (3 9 ' - 1 0 1 / 2 " ) to p o f f a s c i a (3 7 ' - 4 1 / 2 " ) to p o f f a s c i a (3 7 ' - 4 1 / 2 " ) gr a d e a t f e n c e 22 4 . 0 ' 6 K13 1 K13 be y o n d A T T A C H M E N T 7 A R C 2 - 3 2 el e v a t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t p e r z o n i n g r e g u l a t i o n c h a p t e r 1 7 . 2 3 ( n i g h t s k y p r e s e r v a t i o n ) , s e e re f l e c t e d c e i l i n g p l a n 2. a d d r e s s n u m b e r s : w h e r e m o u n t e d o n w a l l a d d r e s s n u m b e r s s h a l l b e 5 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , co n t r a s t i n g c o l o r t o b a c k g r o u n d . w h e r e m o u n t e d a t a w n i n g f a c e , n u m b e r s s h a l l b e 1 2 " t a l l w i t h a 1 / 2 " m i n . s t r o k e 3. O M I T 4. e l e c t r i c a l t r a n s f o r m e r e n c l o s u r e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 5. s i t e f e n c e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 6. r e c e s s e d c a n d o w n l i g h t s a t u n d e r s i d e o f e a v e , s e e r e f l e c t e d c e i l i n g p l a n s ma t e r i a l + c o l o r l e g e n d ma t e r i a l 1. s m o o t h c e m e n t p l a s t e r 2. h o r i z o n t a l s o l i d w o o d s i d i n g 3. a l u m i n u m w i n d o w s + d o o r s , d i v i d e d a s s h o w n , 4. O M I T 5. h o r i z o n t a l a w n i n g w i t h s t e e l p a n e l f a c e 6. w a l l o r f e n c e 7. s t e e l g u a r d r a i l w i t h s t a i n l e s s s t e e l c a b l e t o 4 2 " ab o v e s u r f a c e o f d e c k 8. a l u m i n u m e x t e r i o r m u l t i p a n e l s l i d e r 9. a l u m i n u m s l a t r o l l i n g g a r a g e d o o r 10 . s t e e l h o l l o w m e t a l a c c e s s d o o r , c o l o r t o m a t c h ad j a c e n t w a l l c o l o r 11 . e x p r e s s e d w i n d o w p a n n i n g f r a m e 12 . w o o d g u a r d r a i l c a p 13 . m e t a l r o o f e q u i p m e n t s c r e e n ( a p p r o x o u t l i n e ) A. c u s t o m m e r l e x b l e n d B. O M I T C. O M I T D. t r i m c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 E. c e d a r : 1 x 6 t + g w / c l e a r e x t e r i o r g r a d e f i n i s h F. c a s t - i n - p l a c e f i n i s h e d c o n c r e t e G. w i n d o w s + d o o r s : b r o n z e a n o d i z e d a l u m i n u m , cl e a r | l o w - e g l a z i n g H. t i m b e r : 6 x 6 w o o d p o s t w i t h 3 x 8 w o o d b o a r d s , 1/ 2 " s p a c i n g , s t a g g e r a t t a c h m e n t , w / c l e a r ex t e r i o r g r a d e f i n i s h I. p o w d e r c o a t : R A L 3 0 1 1 J. b r u s h e d s t a i n l e s s K. p o w d e r c o a t : b l a c k X# co l o r A 3 . 2 e x t e r i o r e l e v a t i o n s 2 SC A L E : 3 / 1 6 " = 1 ' - 0 " so u t h e l e v a t i o n 01 SC A L E : 3 / 1 6 " = 1 ' - 0 " no r t h e l e v a t i o n 02 1 1 3 5 s a n t a r o s a s a n l u i s o b i s p o , c a 9 3 4 0 1 p r o j e c t p r i n t r e v i s i o n s w 0 9 1 1 7 . 0 5 3 1 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] r e m o d e l + a d d i t i o n m i x e d u s e po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . P L A N R E V I S I O N f. f . @ s e c o n d f l o o r (1 1 ' - 7 1 / 2 " ) f. f . @ t h i r d f l o o r (2 4 ' - 1 0 1 / 2 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (4 8 ' - 7 1 / 4 " ) to p o f p a r a p e t (3 9 ' - 1 0 1 / 2 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' f. f . @ s e c o n d f l o o r (1 1 ' - 7 1 / 2 " ) f. f . @ t h i r d f l o o r (2 4 ' - 1 0 1 / 2 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (4 8 ' - 7 1 / 4 " ) to p o f p a r a p e t (3 9 ' - 1 0 1 / 2 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' 42 " a . f . f . m i n . 42 " a . f . f . m i n . 42 " a . f . f . m i n . 42 " a . f . f . m i n . A1 J7 A1 A1 G3 G8 A1 D5 E2 A1 E2 D5 G3 E2 G3 A1 I9 B1 G3 G3 A1 A1 A1 J7 G3 G11 G3 D5 8' - 6 " E12 01 2 4 8 01 2 4 8 2 4 F6 to p o f f a s c i a (3 7 ' - 4 1 / 2 " ) to p o f f a s c i a (3 7 ' - 4 1 / 2 " ) A10 4' - 1 1 / 2 " 24 " m i n p r o p e r t y l i n e l i n e t o d e t e r m i n e f i r e s e p a r a t i o n d i s t a n c e p e r c b c t a b l e 7 0 5 . 2 6 1 K13 1 K13 be y o n d A T T A C H M E N T 7 A R C 2 - 3 3 Santa Rosa + Marsh Building 1135 Santa Rosa, San Luis Obispo15.0531 project photograph from intersection of marsh and santa rosa streets AT T A C H M E N T 7 AR C 2 - 34 Santa Rosa + Marsh Building 1135 Santa Rosa, San Luis Obispo15.0531 project photograph of marsh street elevation AT T A C H M E N T 7 AR C 2 - 35 11 3 5 S a n t a R o s a | M i x e d U s e A d d i t i o n + R e m o d e l Sa n L u i s O b i s p o A r c h i t e c t u r a l R e v i e w C o m m i s s i o n 6 J u l y , 2 0 1 5 Ea s t E l e v a t i o n , S a n t a R o s a S t r e e t 72 ’ - 3 ” 92 ’ - 3 ” 4’ - 1 0 ” 23 ’ - 8 ” b a c k o f s i d e w a l k p r o p e r t y l i n e 7’ - 8 ” f a r s i d e o f a l l e y m a r s h s t r e e t Se t b a c k s R e q u i r e d i n t h e C - D Z o n e = 0 ’ CO N D I T I O N 3 A T T A C H M E N T 7 A R C 2 - 3 6 Architectural Review Commission Request for Modification 1135 Santa Rosa Summary of Requests for Modification 1) Resolution No. ARC‐1013‐15 Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the change of colors on the building Approval Request: The building color accurately reflects the color and style of neighboring properties and is the approximate same color saturation as the ARC approved color. Architectural colors should be selected and appropriate for the design intent, architecture, and time period of construction. Building colors that do no prove successful are easily modified in the future. 1135 Santa Rosa is innovative and fully compatible with the surrounding buildings. See complete package, presentation, and support. 2) Resolution No. ARC‐1013‐15 Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the change in material [Bulk Head Removal] Approval Request: Modify ARC conditions to eliminate the bulkhead on the Marsh street elevation. Justification: 1) Per Guidelines: “Materials should be used honestly.” A bulkhead is for flood control. This building is not in a FEMA flood zone. 2) Per Guidelines: “Materials should be used honestly.” Applying a bulkhead to one elevation does not serve the purpose of flood control. 3) Per Guidelines: “Artificial or decorative façade treatments, where one or more unrelated materials appear stuck on to a building should be avoided.” This material is stuck on and is an unrelated material. 4) The bulkhead is does not fit with the architectural style of the building and this feature is not a historic feature of San Luis Obispo, but a recently applied element to new buildings per flood control to serve a SPECIFIC purpose not required on this building. This element is a FEMA requirement not required in anyway on this building. This feature is not historic nor is this building in a historic zone. 3) Resolution No. ARC‐1013‐15 Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the visible rooftop equipment or modify the placement of roof‐mounted equipment so that it is not visible, or provide screening to conceal the equipment from view of public streets, and neighboring properties, consistent with Community Design Guidelines § 6.1 (D). Approval Request: No modification requested. Mechanical screening is being installed. Notice of Violation (Courtesy Warning Prior to Issuance of Administrative Citation) May 22 2017 33 TONS LLC 1150 OSOS ST #208 SAN LUIS OBISPO, CA 93401 SUBJECT ADDRESS: 1135 SANTA ROSA SAN LUIS OBISPO, CA 93401 APN: 002-435-015 Code Case #: CODE -000473-2017 Dear Property Owner, On May 19, 2017, City of San Luis Obispo Community Development Department staff noted the following violations of the San Luis Obispo Municipal Code, conditions of Architectural Review Commission Resolution or other relevant codes at the above listed address: 1. The paint colors applied to the building (Exhibit A) do not match the colors approved by the City’s Architectural Review Commission. The building exhibits a single-color scheme utilizing a dark gray color on several building surfaces, where approved plans include a color scheme composed of paint colors “Oyster Haze” and “City Loft” arranged in contrasting alteration as shown in Exhibit B below. Exhibit A. Current color scheme of building. 1135 Santa Rosa May 22, 2017 Page 2 Exhibit B. Approved color scheme. Resolution No. ARC-1013-15. Planning Condition #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. Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the change of colors on the building or correct the building colors to match the approved color scheme. 1135 Santa Rosa May 22, 2017 Page 3 2. A 36-inch bulkhead on the south facing elevation, shown on the approved plans, was not installed. Exhibit C. Bulkhead as shown on approved plans. Resolution No. ARC-1013-15. Planning Condition #1. Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the change in material or submit new plans for the addition of the bulkhead. 3. The visibility of unscreened, roof-mounted mechanical equipment was not included in the ARC approved plans. Exhibit D. Unscreened roof-mounted equipment. 1135 Santa Rosa May 22, 2017 Page 4 Resolution No. ARC-1013-15. Planning Condition #1. Corrective Action: Obtain approval from the Community Development Director or Architectural Review Commission for the visible rooftop equipment or modify the placement of roof-mounted equipment so that it is not visible, or provide screening to conceal the equipment from view of public streets, and neighboring properties, consistent with Community Design Guidelines § 6.1 (D). A building permit is required to make alterations to the current equipment and/or for the addition of screening material. A COPY OF THIS NOTICE MUST BE ATTACHED TO ALL APPLICATIONS FOR A PERMIT. We request that you voluntarily take action to correct the above noted violation(s) no later than June 21 2017. These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the specified date will result in the issuance of an Administrative Citation requiring payment of FINES in accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies. Any person having a title interest in the property may request a Director’s review of this Notice by completing the enclosed Request for Director’s Review Form and submitting it to the Community Development Department, 919 Palm Street, San Luis Obispo, CA 93406, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely file a Request for Director’s Review We look forward to working with you to resolve these violations and would like to thank you for your efforts to maintain your property and to help preserve the safety and beauty of our community. If you have questions, please contact the undersigned Officer at (805) 781-7179. Sincerely, ____________________________ John Mezzapesa, Code Enforcement Officer II Cc: File Enclosures: Request for Directors Review e l e v a t i o n n o t e s r e f e r e n c e n o t e c a l l o u t # 1 . e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t p e r z o n i n g r e g u l a t i o n c h a p t e r 1 7 . 2 3 ( n i g h t s k y p r e s e r v a t i o n ) , s e e r e f l e c t e d c e i l i n g p l a n 2 . a d d r e s s n u m b e r s : w h e r e m o u n t e d o n w a l l a d d r e s s n u m b e r s s h a l l b e 5 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , c o n t r a s t i n g c o l o r t o b a c k g r o u n d . w h e r e m o u n t e d a t a w n i n g f a c e , n u m b e r s s h a l l b e 1 2 " t a l l w i t h a 1 / 2 " m i n . s t r o k e 3 . O M I T 4 . e l e c t r i c a l t r a n s f o r m e r e n c l o s u r e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 5 . s i t e f e n c e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 6 . r e c e s s e d c a n d o w n l i g h t s a t u n d e r s i d e o f e a v e , s e e r e f l e c t e d c e i l i n g p l a n s m a t e r i a l + c o l o r l e g e n d m a t e r i a l 1 . s m o o t h c e m e n t p l a s t e r 2 . h o r i z o n t a l s o l i d w o o d s i d i n g 3 . a l u m i n u m w i n d o w s + d o o r s , d i v i d e d a s s h o w n , 4 . O M I T 5 . h o r i z o n t a l a w n i n g w i t h s t e e l p a n e l f a c e 6 . w a l l o r f e n c e 7 . s t e e l g u a r d r a i l w i t h s t a i n l e s s s t e e l c a b l e t o 4 2 " a b o v e s u r f a c e o f d e c k 8 . a l u m i n u m e x t e r i o r m u l t i p a n e l s l i d e r 9 . a l u m i n u m s l a t r o l l i n g g a r a g e d o o r 1 0 . s t e e l h o l l o w m e t a l a c c e s s d o o r , c o l o r t o m a t c h a d j a c e n t w a l l c o l o r 1 1 . e x p r e s s e d w i n d o w p a n n i n g f r a m e 1 2 . w o o d g u a r d r a i l c a p 1 3 . m e t a l r o o f e q u i p m e n t s c r e e n ( a p p r o x o u t l i n e ) A . c u s t o m m e r l e x b l e n d B . O M I T C . O M I T D . t r i m c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 E . c e d a r : 1 x 6 t + g w / c l e a r e x t e r i o r g r a d e f i n i s h F . c a s t - i n - p l a c e f i n i s h e d c o n c r e t e G . w i n d o w s + d o o r s : b r o n z e a n o d i z e d a l u m i n u m , c l e a r | l o w - e g l a z i n g H . t i m b e r : 6 x 6 w o o d p o s t w i t h 3 x 8 w o o d b o a r d s , 1 / 2 " s p a c i n g , s t a g g e r a t t a c h m e n t , w / c l e a r e x t e r i o r g r a d e f i n i s h I . p o w d e r c o a t : R A L 3 0 1 1 J . b r u s h e d s t a i n l e s s K . p o w d e r c o a t : b l a c k X # c o l o r 0 1 2 4 8 0 1 2 4 8 A3.1 exterior elevations SCALE : 3/16" = 1'-0"west elevation01SCALE : 3/16" = 1'-0"east elevation02 1135 santa rosa san luis obispo, ca 93401 project print revision sw091 17.0531 p o b o x 1 8 1 0 s a n l u i s o b i s p o . c a 9 3 4 0 6 8 0 5 . 7 0 4 . 0 5 3 5 b r y a n r i d l e y . a r c h i t e c t b r a c k e t [ a o ] remodel + additionmixed use p o b o x 3 9 1 s a n l u i s o b i s p o . c a 9 3 4 0 6 8 0 5 . 5 4 2 . 0 0 3 3 l i c 9 4 8 0 1 2 s t a l w o r k , i n c . PLAN REVISION f . f . @ s e c o n d f l o o r ( 1 1 ' - 7 1 / 2 " ) f . f . @ t h i r d f l o o r ( 2 4 ' - 1 0 1 / 2 " ) 5 0 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e ( 4 8 ' - 7 1 / 4 " ) f . f . @ f i r s t f l o o r ( 0 ' - 0 " ) 2 2 4 . 9 ' A . N . G . ( - 1 6 3 / 4 " ) 2 2 3 . 5 ' f . f . @ s e c o n d f l o o r ( 1 1 ' - 7 1 / 2 " ) f . f . @ t h i r d f l o o r ( 2 4 ' - 1 0 1 / 2 " ) 5 0 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e ( 4 8 ' - 7 1 / 4 " ) t o p o f p a r a p e t ( 3 9 ' - 1 0 1 / 2 " ) f . f . @ f i r s t f l o o r ( 0 ' - 0 " ) 2 2 4 . 9 ' A . N . G . ( - 1 6 3 / 4 " ) 2 2 3 . 5 ' A 1 0 F 6 4 2 " a . f . f . m i n . 4 2 " a . f . f . m i n . D 5 A 1 A 1 G 3A1E2A1J7 J 7 E 2 A 1 A 1 A 1 J 7 A 1 G 3 A 1 ~ 4 ' - 0 " ~ 3 ' - 0 " H 6 G 1 1 G 1 1 G 8E12 G 3 A 1 A 1 A 1 A 1 4 5 t o p o f p a r a p e t ( 3 9 ' - 1 0 1 / 2 " ) t o p o f f a s c i a ( 3 7 ' - 4 1 / 2 " ) t o p o f f a s c i a ( 3 7 ' - 4 1 / 2 " ) g r a d e a t f e n c e 2 2 4 . 0 ' 6 K 1 3 1 K 13beyond e l e v a t i o n n o t e s r e f e r e n c e n o t e c a l l o u t # 1 . e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t p e r z o n i n g r e g u l a t i o n c h a p t e r 1 7 . 2 3 ( n i g h t s k y p r e s e r v a t i o n ) , s e e r e f l e c t e d c e i l i n g p l a n 2 . a d d r e s s n u m b e r s : w h e r e m o u n t e d o n w a l l a d d r e s s n u m b e r s s h a l l b e 5 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , c o n t r a s t i n g c o l o r t o b a c k g r o u n d . w h e r e m o u n t e d a t a w n i n g f a c e , n u m b e r s s h a l l b e 1 2 " t a l l w i t h a 1 / 2 " m i n . s t r o k e 3 . O M I T 4 . e l e c t r i c a l t r a n s f o r m e r e n c l o s u r e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 5 . s i t e f e n c e : s e e s i t e p l a n A 1 . 1 f o r a d d i t i o n a l i n f o r m a t i o n 6 . r e c e s s e d c a n d o w n l i g h t s a t u n d e r s i d e o f e a v e , s e e r e f l e c t e d c e i l i n g p l a n s m a t e r i a l + c o l o r l e g e n d m a t e r i a l 1 . s m o o t h c e m e n t p l a s t e r 2 . h o r i z o n t a l s o l i d w o o d s i d i n g 3 . a l u m i n u m w i n d o w s + d o o r s , d i v i d e d a s s h o w n , 4 . O M I T 5 . h o r i z o n t a l a w n i n g w i t h s t e e l p a n e l f a c e 6 . w a l l o r f e n c e 7 . s t e e l g u a r d r a i l w i t h s t a i n l e s s s t e e l c a b l e t o 4 2 " a b o v e s u r f a c e o f d e c k 8 . a l u m i n u m e x t e r i o r m u l t i p a n e l s l i d e r 9 . a l u m i n u m s l a t r o l l i n g g a r a g e d o o r 1 0 . s t e e l h o l l o w m e t a l a c c e s s d o o r , c o l o r t o m a t c h a d j a c e n t w a l l c o l o r 1 1 . e x p r e s s e d w i n d o w p a n n i n g f r a m e 1 2 . w o o d g u a r d r a i l c a p 1 3 . m e t a l r o o f e q u i p m e n t s c r e e n ( a p p r o x o u t l i n e ) A . c u s t o m m e r l e x b l e n d B . O M I T C . O M I T D . t r i m c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 E . c e d a r : 1 x 6 t + g w / c l e a r e x t e r i o r g r a d e f i n i s h F . c a s t - i n - p l a c e f i n i s h e d c o n c r e t e G . w i n d o w s + d o o r s : b r o n z e a n o d i z e d a l u m i n u m , c l e a r | l o w - e g l a z i n g H . t i m b e r : 6 x 6 w o o d p o s t w i t h 3 x 8 w o o d b o a r d s , 1 / 2 " s p a c i n g , s t a g g e r a t t a c h m e n t , w / c l e a r e x t e r i o r g r a d e f i n i s h I . p o w d e r c o a t : R A L 3 0 1 1 J . b r u s h e d s t a i n l e s s K . p o w d e r c o a t : b l a c k X # c o l o r A3.2 exterior elevations 2 SCALE : 3/16" = 1'-0"south elevation01SCALE : 3/16" = 1'-0"north elevation02 1135 santa rosa san luis obispo, ca 93401 project print revision sw091 17.0531 p o b o x 1 8 1 0 s a n l u i s o b i s p o . c a 9 3 4 0 6 8 0 5 . 7 0 4 . 0 5 3 5 b r y a n r i d l e y . a r c h i t e c t b r a c k e t [ a o ] remodel + additionmixed use p o b o x 3 9 1 s a n l u i s o b i s p o . c a 9 3 4 0 6 8 0 5 . 5 4 2 . 0 0 3 3 l i c 9 4 8 0 1 2 s t a l w o r k , i n c . PLAN REVISION f . f . @ s e c o n d f l o o r ( 1 1 ' - 7 1 / 2 " ) f . f . @ t h i r d f l o o r ( 2 4 ' - 1 0 1 / 2 " ) 5 0 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e ( 4 8 ' - 7 1 / 4 " ) t o p o f p a r a p e t ( 3 9 ' - 1 0 1 / 2 " ) f . f . @ f i r s t f l o o r ( 0 ' - 0 " ) 2 2 4 . 9 ' A . N . G . ( - 1 6 3 / 4 " ) 2 2 3 . 5 ' f . f . @ s e c o n d f l o o r ( 1 1 ' - 7 1 / 2 " ) f . f . @ t h i r d f l o o r ( 2 4 ' - 1 0 1 / 2 " ) 5 0 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e ( 4 8 ' - 7 1 / 4 " ) t o p o f p a r a p e t ( 3 9 ' - 1 0 1 / 2 " ) f . f . @ f i r s t f l o o r ( 0 ' - 0 " ) 2 2 4 . 9 ' A . N . G . ( - 1 6 3 / 4 " ) 2 2 3 . 5 ' 42" a.f.f. min.42" a.f.f. min. 4 2 " a . f . f . m i n . 4 2 " a . f . f . m i n . A 1J7A1 A 1 G 3 G 8 A 1 D 5 E 2 A 1 E 2D5G3 E 2 G 3 A 1 I 9 B 1G3 G 3 A 1 A 1 A 1 J 7 G 3 G 11G3D58'-6" E 1 2 0 1 2 4 8 0 1 2 4 8 24F6 t o p o f f a s c i a ( 3 7 ' - 4 1 / 2 " ) t o p o f f a s c i a ( 3 7 ' - 4 1 / 2 " ) A 10 4'-1 1/2"24" min property lineline to determinefire separation distanceper cbc table 705.26 1 K 1 3 1 K 13be y o n d Santa Rosa + Marsh Building 1135 Santa Rosa, San Luis Obispo 15.0531 project photograph from intersection of marsh and santa rosa streets Santa Rosa + Marsh Building 1135 Santa Rosa, San Luis Obispo 15.0531 project photograph of marsh street elevation 11 3 5 S a n t a R o s a | M i x e d U s e A d d i t i o n + R e m o d e l Sa n L u i s O b i s p o A r c h i t e c t u r a l R e v i e w C o m m i s s i o n 6 J u l y , 2 0 1 5 Ea s t E l e v a t i o n , S a n t a R o s a S t r e e t 72’-3”92’-3” 4’ - 1 0 ” 23 ’ - 8 ” b a c k o f s i d e w a l k property line 7’ - 8 ” far side of alley m a r s h s t r e e t Se t b a c k s R e q u i r e d i n t h e C - D Z o n e = 0 ’ CO N D I T I O N 3 1 kulick.ben@gmail.com From:Susan Thompson <susan@brookethompsonlaw.com> Sent:Wednesday, May 17, 2017 10:19 AM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa Hello, My name is Susan Thompson. I am an attorney and recently moved to San Luis Obispo from Santa Barbara. As I work downtown, I wanted to write this email to let you know that I love the sophisticated architecture and striking design at 1135 Santa Rosa. The cedar complimented by dark gray is gorgeous. What an improvement to the Santa Rosa corridor and a very beautiful and welcome change from the typical mission/mediterranean buildings. Sincerely, Susan ________________________ Susan Brooke Thompson BROOKE THOMPSON LAW 1241 Johnson Avenue #217 San Luis Obispo, CA 93401 Tel: 805-617-3560 Fax: 805-456-0251 Circular 230 Disclaimer: To ensure compliance with requirements imposed by the IRS, any tax advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of (i) avoiding tax‐related penalties under the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any transaction or tax‐related matter(s) addressed herein. This message contains confidential information, intended only for the person(s) named above, which may also be privileged. Any use, distribution, copying or disclosure by any other person is strictly prohibited. If you are not the intended recipient, you should delete this message and kindly notify the sender via reply e‐mail. 2 kulick.ben@gmail.com From:katie bottrell <kbottrell@gmail.com> Sent:Wednesday, May 17, 2017 10:44 AM To:1135SantaRosa@gmail.com Subject:What a lovely new building! Hello, My name is Katie Bottrell and I call San Luis Obispo my hometown. My family has owned a ranch in Edna Valley for 35 years and I have had the pleasure of forming many memories in downtown San Luis Obispo. I recently moved away from San Luis Obispo for my career but I come back often to visit my family and friends; we always visit the downtown area. Two weeks ago I walked by your new building and wanted to let you know how much I love it. The building is stunning and the grey color is a welcome change compared to the typical mission-style buildings otherwise seen downtown. Downtown San Luis Obispo has been in desperate need of some architectural updating so I’m glad to see it FINALLY happening! THANK YOU FOR YOUR EFFORTS! Sincerely, -- Katie Bottrell 3 kulick.ben@gmail.com From:Brandi Marie <brandi.marie9@yahoo.com> Sent:Wednesday, May 17, 2017 11:36 AM To:1135SantaRosa@gmail.com Subject:New Building! Wow, I love the new building on Marsh and Santa Rosa. The classic look of the wood and the modern twist of the deep grey color is a phenomenal contrast, even the yellow roses compliment the buildings color so well. Great job to the designers, I adore it. 4 kulick.ben@gmail.com From:Brian Hanly <bhanly1@nextgenerationcapital.us> Sent:Wednesday, May 17, 2017 12:45 PM To:1135SantaRosa@gmail.com Subject:Building at 1135 Santa Rosa I just wanted to say I really appreciate the architecture and color palette of the building at 1135 Santa Rosa. I think it's a nice departure from the 1980'-1990's non period Mediterranean styles that reside in other places in the city. Best Regards. -- Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of thi s pi ctu re from the In ternet. 5 kulick.ben@gmail.com From:Cynthia Gresser <cynthiangresser@gmail.com> Sent:Wednesday, May 17, 2017 1:29 PM To:1135SantaRosa@gmail.com I just wanted to compliment your new office building at 1135 Santa Rosa in downtown San Luis Obispo. The building is a wonderful addition to the downtown area. Its modern architecture is timeless and compliments the renovations that have recently taken place in downtown. I am particularly impressed with the use of the dark cement juxtaposed against the light wood. The two elements compliment each other quite well. The simplicity of the dark cement in particular brings out the greenery that surrounds the building which emphasizes the natural beauty of the city. It appears that as the newly planted greenery mature the building's design will reach its true potential. It appears the proximity to the Frank Lloyd Wright designed building and his legacy of designing around nature seems to have been a strong influence on the building. The modern lines and elements are well done. It appears that there was great attention to detail in creating a building that is able to both make a statement and still fit in with the eclectic styles within the city. I know that this building will attract new business to the area and create the atmosphere that the city is looking for in its downtown area. Sincerely, Cynthia Gresser 6 kulick.ben@gmail.com From:Bill Mott <bmott@opesadvisors.com> Sent:Wednesday, May 17, 2017 1:54 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To whom it may concern‐ I think your building has turned out wonderfully. Having a business only a block away, I feel that your building only improves the value and aesthetics of our part of downtown. I also recently spoke with my father‐ Hank Mott, who owns two buildings on Santa Rosa and has run his business out of one of them for the past 40 years‐ He too thinks the building looks fantastic. Thank you for building such a wonderful project. Regards, Bill Mott Mortgage Advisor NMLS 341086 1212 Marsh St Suite 1, San Luis Obispo, CA 93401 805.250.2405 O | 805.421.5397 F 805.234.5081 mobile bmott@opesadvisors.com opesadvisors.com | View My Biography | Apply for A Loan Online Here | Upload Documents This message is intended only for the personal and confidential use of the designated recipient(s) named. If you are not the intended recipient of this message, you are hereby notified that any review, dissemination, distribution or copying of this message is strictly prohibited. This communication is for information purposes only and should not be regarded as an offer to sell or as a solicitation of an offer to buy any financial product, an official confirmation of any transaction, or as an official statement of Opes Advisors, a Division of Flagstar Bank, FSB. Email transmission cannot be guaranteed to be secure or error-free. Therefore, we do not represent that this information is complete. 7 kulick.ben@gmail.com From:Aaron Steed <aaronsteed@meatheadmovers.com> Sent:Wednesday, May 17, 2017 1:53 PM To:1135santarosa@gmail.com Subject:Beautiful Building Hi Ben, Just wanted to let you know how beautiful your new building is at 1135 Santa Rosa. I really like the design and think it's a great addition to the downtown and I hope more property owners will follow suit with the design and quality. In 2010, my building on S. Higuera received the beautification award for our transformation of the old 86 lumber building. I intend on nominating your building for the same award this upcoming year. Thank you again for your thoughtful and creative investment in our community. Sincerely, Aaron B. Steed, CEO Meathead Movers & Mini Storage ‐‐‐sent via iPhone‐‐‐= 8 kulick.ben@gmail.com From:Leslie Pink <leslie@isamandesign.com> Sent:Wednesday, May 17, 2017 1:57 PM To:1135santarosa@gmail.com Subject:Like I am happy to share my support of the 1135 Santa Rosa Building. It is exciting to see modern style architecture complementing our down town. I specifically like how the wood eaves warm up the concrete mass by providing texture and color, while still utilizing raw/natural looking materials. I think the color scheme is appropriate for the style. I hope to have the opportunity to tour the finished product. Leslie Pink_Morgan PROJECT/ OPERATIONS MGR www.isamandesign.com SAN LUIS OBISPO 2420 broad street san luis obispo, ca 93401 p :805.544.5672 f:805.544.5642 LOS ANGELES 527 west 7thst. ste.609 los angeles, ca 90014 p: 213.944.0447 9 kulick.ben@gmail.com From:Timothy Wilkinson <timbft@gmail.com> Sent:Wednesday, May 17, 2017 2:06 PM To:1135SantaRosa@gmail.com Subject:Beautiful building on Santa Rosa Street Categories:Blue Category Hi! I'm writing in support of the current look of the new building on santa Rosa street. My son and I both enjoy what it adds to an otherwise drab block. The contrast of the wood siding and gray walls is beautiful. Tim wilkinson SLO resident and Black Horse Coffee regular 10 kulick.ben@gmail.com From:ZWest <ilovezeb@gmail.com> Sent:Wednesday, May 17, 2017 2:16 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To whom it may concern, Just wanted to write in to say I think the new building at 1135 Santa Rosa is handsome and beneficial to the aesthetics of the community. Sincerely, Zeb L. West 11 kulick.ben@gmail.com From:Casey Appell <casey@pacifictrustmortgage.com> Sent:Wednesday, May 17, 2017 2:35 PM To:1135santarosa@gmail.com Subject:Congratulations Your new building looks amazing! I am sure it was not easy replacing a tired old bank building with one that looks very modern and unique in our small city. The use of color( black), mixed with the richness of cedar make the building very impressive. Congratulations again and well done, Casey Appell Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of thi s pi ctu re from the In ternet.Pacific Trust Mortgage PacificTrustMortgage.com Casey Appell Pacific Trust Mortgage 735 Tank Farm Rd. #210, San Luis Obispo, CA 93401 Phone: 805.543.4422 Mobile: 805.440.0401 Fax: 805-543-4432 casey@pacifictrustmortgage.com NMLS # 1287949 Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of thi s pi ctu re from the In ternet.ᐧ 12 kulick.ben@gmail.com From:Kyle B <kylecarterb@gmail.com> Sent:Wednesday, May 17, 2017 2:36 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa The work done by Stalwork is always done with such great style and craftsmanship. 1135 Santa Rosa is a perfect example of this. The grey stucco and cedar siding facade matched with the oak trees and roses for the landscaping bring a welcoming feel and contemporary style that our downtown is starving for. That corner has been revamped from such an eyesore into a great addition to community. I hope we can have more projects like this in the future that keep improving our downtown. Kyle Billingsley 13 kulick.ben@gmail.com From:Boris Axelrod <BorisAxelrod@hotmail.com> Sent:Wednesday, May 17, 2017 2:37 PM To:1135santarosa@gmail.com Subject:new building at 1135 Santa Rosa To whom it may concern: I've had the pleasure of observing the re‐development of 1135 Santa Rosa, and it is now a great pleasure to see the final structure that has been put up by Stalwork Construction. Not only is the new building and the landscaping surrounding it an indisputable improvement over the old structure, but the new building has tremendously improved the surrounding area and SLO downtown in general. The building is done with elegance and taste, and with remarkable integration into the surrounding area. I am not a construction person, so I've been most amazed by the final "look and feel" of the building and how it all came together between the various stages of development. I commend Stalwork for thinking about downtown in general, with parking and landscaping as part of the plan, and not just about the building. In short, I think it's absolutely beautiful, and If I could live in that building, I would. Thank you for your consideration, Boris Axelrod 14 kulick.ben@gmail.com From:Ineke McGraw <ineke.mcgraw@mindbodyonline.com> Sent:Wednesday, May 17, 2017 2:39 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa Hi, I wanted to send an email to let you know how much I love this new building downtown! The colors, design and overall look is beautiful and a great addition to our downtown. I especially love the paint color and the wood siding used. I wish we had more new construction downtown with this look. The attention to detail with this project is impressive. I am a life‐long resident of SLO and am so happy we are finally seeing more projects with this look to help enhance the look and feel of our city. Sincerely, Ineke McGraw 1013 Lily SLO, CA 93401 Ineke McGraw Software Specialist MINDBODY, Inc. o. 805.914.0089 Get Started Today to unsubscribe kindly reply to this email 15 kulick.ben@gmail.com From:Jenny Beck <jenny.beck@gmail.com> Sent:Wednesday, May 17, 2017 2:47 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To whom it may concern‐ I wanted to express how much I love the new building at 1135 Santa Rosa. The modern, clean design is a welcome addition to the varied architecture throughout downtown SLO. The woodwork is gorgeous and I love the addition of the roses to the landscaping. Thank you! Jenny Beck Sent from my iPhone= 16 kulick.ben@gmail.com From:Journal <slojournal@fix.net> Sent:Wednesday, May 17, 2017 2:59 PM To:1135santarosa@gmail.com Subject:The old Heritage Oaks building To whom this may concern, We were pleasantly surprised to see the new look at the old Heritage Oaks Bank building on Santa Rosa and Marsh. The building looks so much better and the wood siding is stunning. Can't wait to get a peek inside. We wouldn't mind living on the top floor...views from every window. Well done! Steve and Jan Owens 17 kulick.ben@gmail.com From:Rusty Roquet <rusty.roquet@mindbodyonline.com> Sent:Wednesday, May 17, 2017 3:02 PM To:1135santarosa@gmail.com Subject:Love the new Building To whom this may concern, I wanted to reach out on behalf of many MINDBODYIANS and myself and let you know that we absolutely love design and color of the new building at 1135 Santa Rosa. I wouldn’t change a thing! Thank you for your time. Rusty Roquet Software Specialist Call/Text 805.250.8489 MINDBODY, Inc. 18 kulick.ben@gmail.com From:Keith Jones <keith@sloplastering.com> Sent:Wednesday, May 17, 2017 3:02 PM To:1135santarosa@gmail.com Subject:Project Review Having performed work on the "original" bank building at 1135 Santa Rosa in the early '80s, the current building re‐design and new appearance is a "stand=out" that hit the mark. The Stalwork Project compliments other similar designed projects in San Luis Obispo. The unique contrast of 'exterior finish' building materials and colors fit well w/ the design for a commercial building at its downtown location. The City should be pleased about the property upgrade and thankful for the 'vision of others' that has brought this outstanding project to completion. Keith ‐‐ Keith Jones SLO Plastering,Inc. 4180 Vachell Ln San Luis Obispo, CA 93401 805‐541‐4750 19 kulick.ben@gmail.com From:Isaac Greenetz <igreenetz@collaborativeco.com> Sent:Wednesday, May 17, 2017 3:02 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa Categories:Blue Category To whom it may concern, I am writing to express my opinion on the new office building located at 1135 Santa Rosa. I am acutely aware of the architectural climate of San Luis Obispo, having lived and worked there for over 18 years as an architectural student and architect. Through my time as a student and eventually as a member of the professional realm, I was involved in helping to discuss, challenge and shape the built environment of SLO through many built projects. The ongoing discussion of architectural variety in San Luis Obispo is deeply routed, and usually contentious, among those who are doing and those who are resistant to change. The new office building at 1135 Santa Rosa is an example of a building that has gone through the rigors of community planning, public meetings and design guidelines and has, thankfully, maintained its integrity. By not bending the nostalgic whims of those who maintain to uphold the historic fabric of San Luis Obispo, the building has set itself up to represent a building typology that will encourage further development, and stand as a supporting contrast to the actual historic buildings that we all adore and cherish. Contemporary architecture has the unique opportunity to utilize current building materials and methods to become its own precedent, instead of cheaply mimicking methods of the past. The dark colors mixed with the stained wood along with the careful attention to massing and how these materials come together are what make this building unique and worth supporting. This office building will anchor the downtown core as both a thoughtful nod to the past and a meaningful gesture looking to the future. I hope that my opinion helps in the discussion of how to maintain design integrity and positive growth in San Luis Obispo. Thank you ISAAC D GREENETZ, AIA Associate CITIZEN DESIGN design | planning | interiors 46 Etruria St #201 Seattle WA 98109 c | 206.335.6224 o | 206.535.7908 20 kulick.ben@gmail.com From:Jamie Guerra <jamie_guerra@yahoo.com> Sent:Wednesday, May 17, 2017 3:05 PM To:1135santarosa@gmail.com Born and raised in SLO, I am grateful and appreciative of being able to live here again as an adult and professional. I worship our downtown and it's ever progressing flow of changes. Done with style and civility, Stalwork is locally owned and ethically operated, and their work mimics their uniqueness. The Santa Rosa/Marsh building is a prime example of how well SLO can continue to shine in beauty and quality. I am proud to walk/bike by that building everday to‐ and from work/home. Clean, gorgeous, subtle, stylish; different from a spanish/craftsman‐home yet just as grand and timeless (metal/concrete/wood/humble lights/impeccable landscape). Thank you, Stalwork, for your efforts and work. 21 kulick.ben@gmail.com From:David Arrona <david@arronafinancial.com> Sent:Wednesday, May 17, 2017 6:09 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom It May Concern; I am writing this note in regards to the recently completed building at 1135 Santa Rosa in San Luis Obispo. Having witnessed the building throughout its construction phase, it is exciting to see it completed. It adds in my opinion, a draw to that side of town. It has a nice blend of materials (building and landscaping) and very well chosen colors that truly emphasize its modern architecture. Knowing the quality of craftsmanship of the builder, Stalwork, I am proud to have this building represent our ever changing downtown area. It brings a fresh, clean and professional look to the neighborhood. As a local who was born and raised in SLO, I see this as an improvement to our community and represents who we are in terms of architectural style, presence and diversity. I have heard similar positive opinions from my peers and others in the community. Highest regards, David M. Arrona, CMPS 599 Higuera Street Suite F San Luis Obispo, CA 93401 www.arronafinancial.com Office: 805-544-0160 Cell: 805-441-7976 DRE Lic# 1320548 NMLS # 258326 22 kulick.ben@gmail.com From:carolbrant@charter.net Sent:Wednesday, May 17, 2017 3:35 PM To:'1135santarosa@gmail.com' Subject:Beautiful! To Whom it may concern: I have been watching the progress on this project since it started. Now that it is finished, I am amazed by its beauty! I was afraid it was going to be a monolith, but with the paint and wood accents, it is so beautiful. I really appreciate the yellow roses surrounding the property. Who knew something all one color could make such an impact. Stalwork should be congratulated for giving our city such a beautiful structure. Thank you, Stalwork, for your eye for detail. Sincerely, Carol Caccese 1340 Sawleaf Court San Luis Obispo, CA 93401 23 kulick.ben@gmail.com From:Ali Keenan <ali@walkerworkshop.com> Sent:Wednesday, May 17, 2017 6:44 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To whom it may concern: I really enjoy the addition of 1135 Santa Rosa to the San Luis Obispo community. It has brought a new level of sophistication within the downtown area and has set a high expectation for contemporary building in the community. Specifically, I enjoy the building's timelessness, the warmth of the wood siding and the contrast in color between building, landscape, and the surrounding environment. It is truly a unique and beautiful new architectural landmark for San Luis Obispo. Respectfully, Ali Keenan 24 kulick.ben@gmail.com From:Jim Massey <Jim.Massey@Lennar.com> Sent:Thursday, May 18, 2017 5:29 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom It May Concern: Good morning. All too often people do not recognize positive efforts and I am guilty of that as well. I am a new resident to San Luis Obispo and one of the main reasons I chose to make SLO my home is due to its desire to improve. The improvement occurs in many forms and fashions. New and improved services and in this particular instance the renovation of 1135 Santa Rosa. This once “neglected” building has been given new life and has re‐emerged as an example of what is possible. This building exemplifies many of the traits that I find so appealing in SLO. It’s clean / simple design speak to a simple approach to life. It’s also not a “cookie cutter” space creating a uniqueness that is befitting SLO. I truly am thankful the City embraces the direction this type of renovation takes SLO. Jim Massey Regional Controller Lennar jim.massey@lennar.com www.lennar.com 949‐349‐8335 (office) 949‐460‐3945 (mobile) This e‐mail is intended only for the use of the person to whom it is addressed and contains information which may be confidential or privileged. If you are not the person to whom this e‐mail is addressed, or an agent authorized by such person to receive this e‐mail, you are hereby notified that any examination, copying, distribution or other unauthorized use of this e‐mail is prohibited. If you received this e‐mail in error, please notify me immediately at the e‐mail address referenced above. 25 kulick.ben@gmail.com From:Jeff Casagrande <jeff@casagrandewoodworks.com> Sent:Thursday, May 18, 2017 6:47 AM To:1135santarosa@gmail.com To Whom it May Concern— 1135 Santa Rosa is a vast improvement over the previous existing. The exterior wood siding is stunning. The craftsmanship, the architecture, and the contrast in colors all lend to a building with highly aesthetic value. In my opinion the building is a great addition to downtown SLO, and will prove to be a property with lasting architectural value for many years. Jeff Casagrande President Casagrande Woodworks, Inc. 4230 Cloud Way Paso Robles, California 93446 www.casagrandewoodworks.com Main Line: 805.226.2040 Direct Line: 805.835.5030 CONFIDENTIALITY NOTICE: The attached documents and content of this email transmission contain confidential information belonging to the sender which is legally privileged. All information is intended only for the use of the individual(s) and/or entity(ies) to which it is addressed. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or the taking of any action in reliance on the contents of this emailed information is strictly prohibited. If you have received this email and information in error, please immediately notify us by telephone to arrange the return of the original documents to us. 26 kulick.ben@gmail.com From:James Agee <ageejames1955@gmail.com> Sent:Thursday, May 18, 2017 7:55 AM To:1135santarosa@gmail.com Cc:Barbara Agee Subject:1135 Santa Rosa To Whom It May Concern, The recently completed commercial building at 1135 Santa Rosa that replaced the old Heritage Oaks Bank is a very welcome addition to our downtown area. My wife and I were proud to speak in support of this project at the Architectural Review meeting last year. The quality materials used and the attention to detail of the finished product has truly exceeded our expectations. Jim Agee 284 Westmont Ave. San Luis Obispo, Ca. Sent from my iPad= 27 kulick.ben@gmail.com From:Steve Holly <steve@voitawest.com> Sent:Thursday, May 18, 2017 8:11 AM To:1135SantaRosa@gmail.com Subject:11355 Satna Rosa To Whom It May Concern: I would like to express my support of the new construction project at 11355 Santa Rosa street. We are one of the largest exporters of fresh produce in North America and our primary office is located next door to the new building at 1150 Osos Street. The new building gives the downtown area a premier business building. The architecture and of the new building was well thought out and the color and style of the exterior makes it standout in a very positive manner. Sincerely, 28 kulick.ben@gmail.com From:Karen Woods <Karen@isamandesign.com> Sent:Thursday, May 18, 2017 9:08 AM To:1135santarosa@gmail.com Subject:LIKE The new building is a positive addition to the downtown core architecture. The yellow roses are a great finishing touch to a beautiful, contemporary structure. Such a HUGE improvement on what was there before. Well done! 29 kulick.ben@gmail.com From:Brian Ball <brian@ernieball.com> Sent:Thursday, May 18, 2017 9:13 AM To:1135SantaRosa@gmail.com Subject:New Building Categories:Blue Category Hey Michelle, I wanted to say how refreshing it is to have a more modern + contemporary building downtown. Great job with finish and the cedar siding! Awesome job ‐‐ Brian Ball President Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of this picture from the Internet. 4117 Earthwood Ln. San Luis Obispo, CA, 93401 800.543.2255 (o) 760-449-0928 (c) brian@ernieball.com 30 kulick.ben@gmail.com From:oliver@pacifictrustmortgage.com on behalf of Oliver Petri <oliverpetri@gmail.com> Sent:Thursday, May 18, 2017 9:55 AM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa To Whom It May Concern: I am writing this letter to show my support for the newly constructed building located at the corner of Marsh and Santa Rosa (1135 Santa Rosa). For years this location was the home to an aging building housing a local bank. There were obvious signs of ongoing deferred maintenance, in all honesty the building looked half abandoned and was an eye sore. The newly constructed building is a breath of fresh air in a town which is continuing to grow and change in a positive direction. The use of stucco and cedar siding with contrasting colors is inline with other new buildings buildings in town and along the central coast. I particularly like the color of the building as I feel it blends in well with the surrounding area, as opposed to a bright white building similar to the new Monterrey Street development. I have heard nothing but positive feedback on the building from members of our community. We don't live in a homogeneous society nor do we want our society to look or feel that way. Allowing for diversity in architecture is paramount in keeping the look and feel of downtown SLO unique. Regards, Oliver Petri 31 kulick.ben@gmail.com From:Rick Griswold <griswold.rick@gmail.com> Sent:Thursday, May 18, 2017 10:06 AM To:1135SantaRosa@gmail.com Subject:Enjoying the beautiful new building on corner of Santa Rosa and Marsh To whom it may concern, It has come to my attention that some people are unhappy with the color of the new building on the corner of Marsh and Santa Rosa. I'm honestly surprised that anyone could have a negative reaction to such a beautiful, modern building. The darker color contrasts beautifully with the cedar siding and matches the landscaping perfectly. I encourage you to dismiss any negative comments about the building and hopefully the people complaining will move on to more important issues than a brand new beautiful building. Thanks, Rick Griswold 34 year native of San Luis Obispo 32 kulick.ben@gmail.com From:jennifer farrell <jennifer@jenniferfarrelldesign.com> Sent:Thursday, May 18, 2017 10:10 AM To:1135SantaRosa@gmail.com Cc:Michelle Borrero Subject:Letter regarding 1135 Santa Rosa Attachments:Letter for SLO building.doc Please see attached. Thank you! 33 kulick.ben@gmail.com From:Bill Burress <bill@apiwasteservices.com> Sent:Thursday, May 18, 2017 10:18 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa Rd. To Whom It May Concern, I’m writing this quick note today to support the recently completed building at 1135 Santa Rosa Rd. in San Luis Obispo. The buildings architectural design, grey and natural wood color schemes, functionality, and aesthetically appeasing appearance should be applauded by the residents of San Luis Obispo. I hope the City encourages more projects like this. It’s absolutely stunning! Please call or e‐mail me with any questions or concerns. Bill Burress API Waste Services Office: Mail: 1916 West Stowell Rd. PO BOX 5754 Santa Maria, CA 93458 Santa Maria, CA 93456 Telephone: 805.928.8689 Fax: 805.928.9190 Website: www.apiwasteservices.com CONFIDENTIALITY NOTICE: The information contained in this e‐mail message, including any attachments, is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, and have received this communication in error, please contact the sender by reply e‐mail and destroy all copies of the original message. Thank you 34 kulick.ben@gmail.com From:ping tsaomd.com <ping@tsaomd.com> Sent:Thursday, May 18, 2017 10:33 AM To:1135santarosa@gmail.com Subject:Diversity as Vitality To whom it may concern: Hello from Ke-Ping Tsao, MD.I have been a resident of San Luis Obispo for 37 years and have owned my office space near Downtown for 30 years. In my opinion, the new building at 1135 Santa Rosa Ave is an attractive and handsome addition to the architectural landscape of San Luis Obispo. I am a believer in diversity in many things including architectural design. Many people are uncomfortable with change and complain about new structures in the community. To them, I say that living, vital communities evolve. 1135 Santa Rosa is part of the vitality of SLO . 35 kulick.ben@gmail.com From:Paul D'Ambra <paul.dambra@indoff.com> Sent:Thursday, May 18, 2017 11:00 AM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa, SLO We drive by this new building daily and couldn’t be happier with how it turned out. The dark color with the contrast of the cedar siding fits that corner perfectly. Great addition to downtown SLO. Paul and Kristy D'Ambra 36 kulick.ben@gmail.com From:Brian Kerr <brian@homefarmer.com> Sent:Thursday, May 18, 2017 11:14 AM To:1135SantaRosa@gmail.com Cc:Manny Silva III Subject:Building Feedback To Whom it may Concern - As a designer I wanted to voice my support of the aesthetics of the new building on the corner of Santa Rosa and Marsh. The contemporary pallet and lines of the building along with the use of natural products reflect a healthy mix of the ever evolving and thriving downtown and its active residences. I believe this building along with recent other similar projects such as Libertine brewing and "The Mix" 1308, make welcome additions to our town. Thanks, Brian Kerr Design & Production Director brian@homefarmer.com cell (805) 550-6433 | office (855) DIG-SEED x102 | fax (805) 888-2755 Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of this picture from the Internet.Home Farmer Home Farmer 140 Heron Way, Merced, CA 95341 www.HomeFarmer.com This message contains information intended only for the use of the addressee(s) named above. It may also be confidential and/or privileged. If you are not the intended recipient of this message, you are hereby notified that you must delete the message without disseminating, copying or taking any action in reliance upon it. If you have received this message in error, please notify sender via return e-mail. Thank you. 37 kulick.ben@gmail.com From:Ed Attala <eattala@attalalaw.com> Sent:Thursday, May 18, 2017 12:14 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa, SLO I just wanted to comment on the building at 1135 Santa Rosa. I really appreciate the modern look of the building. The wood siding is a terrific accent to the dark color of the building. Ed Attala 38 kulick.ben@gmail.com From:Scott Whitcher <scott@trelliswealth.com> Sent:Thursday, May 18, 2017 12:43 PM To:'1135santarosa@gmail.com' Subject:1135 Santa Rosa Street Categories:Blue Category To Whom It May Concern, In speaking with a friend recently, it was mentioned to me that a couple of local community members had raised complaints with the city about the nearly completed building at 1135 Santa Rosa Street (corner of Santa Rosa and Marsh). While I don’t know exactly what the nature of the complaints were, I wanted to briefly share with you my thoughts as well. I really like the way the building has turned out. The design elements, such as the balconies and overhangs, are really sharp and distinct. The high quality finishing details, such as the exterior wood textures, ornate windows, artistic signage, and absolutely gorgeous landscaping translate into a much improved fixture at the corner of Santa Rosa / Marsh that the community should be proud of. Given that we are lucky enough to have one best architecture and engineering schools in the country right here in San Luis Obispo, the community should try to embrace the spirit of diverse, elegant, and high quality construction. In my opinion, the new 1135 Santa Rosa building has unique and desirable qualities that truly make it a landmark building in downtown’s outer core / non‐historic area. Lastly, I have had numerous conversations with other friends and family who have stated that they too think the new building looks really good and is highly additive to the evolving landscape of downtown. Thank you so much for your attention. Sincerely, Scott Whitcher NOTICE: This email by Trellis Wealth Advisors, LLC is solely for the use of the named addressee and may contain information that is privileged or otherwise confidential. It is not intended for transmission to, or receipt by, anyone other than the named addressee (or a person authorized to deliver it to the named addressee). Please do not copy or forward this email to any unauthorized persons. If you have received this email in error, please delete it from your system without copying or forwarding it, and please notify the sender of the error by reply email or by telephone (805‐548‐8920), so that the sender's address records can be corrected. This is not a solicitation for the purchase or sale of securities. 39 kulick.ben@gmail.com From:Kennedy, Kurt <Kurt.Kennedy@morganstanley.com> Sent:Thursday, May 18, 2017 12:16 PM To:1135SantaRosa@gmail.com Subject:Your New Building Hi Michelle…It was nice seeing you and Manny last week. I had a chance to check your firm’s new building. What a nice change of pace from the same old stucco structures I am used to seeing in SLO. Love the color and the interaction with natural materials and am glad to have you in our neighborhood. Congratulations!! Best of success…see you soon……Kk Kurt Kennedy Financial Advisor Morgan Stanley 755 Santa Rosa Street Suite 200 San Luis Obispo, CA 93401 (805) 549‐2408 CA INS. # 0J06116 NMLS # 354976 NOTICE: Morgan Stanley is not acting as a municipal advisor and the opinions or views contained herein are not intended to be, and do not constitute, advice within the meaning of Section 975 of the Dodd-Frank Wall Street Reform and Consumer Protection Act. If you have received this communication in error, please destroy all electronic and paper copies and notify the sender immediately. Mistransmission is not intended to waive confidentiality or privilege. Morgan Stanley reserves the right, to the extent permitted under applicable law, to monitor electronic communications. This message is subject to terms available at the following link: http://www.morganstanley.com/disclaimers If you cannot access these links, please notify us by reply message and we will send the contents to you. By communicating with Morgan Stanley you consent to the foregoing and to the voice recording of conversations with personnel of Morgan Stanley. 40 kulick.ben@gmail.com From:Scott Roberts <sroberts@robertsresorts.com> Sent:Thursday, May 18, 2017 3:47 PM To:1135SantaRosa@gmail.com Subject:Support for new building at the corner of Santa Rosa and Marsh My name is Scott Roberts and I am a Cal Poly graduate. Although I no longer live in San Luis Obispo, my family comes to the Central Coast often to visit friends and enjoy all the attractions the central coast has to offer. We always make a stop downtown so we’ve seen your building’s construction progress over the past year. As I am a developer in Arizona and Texas, I can’t believe how quickly you were able to complete the project. Also, the grey stucco color is striking and elegant. It’s a wonderful contrast against the cedar siding. My wife particularly loves the classic yellow roses against the contemporary building ‐ what a great combination! As I truly appreciate how much attention to detail contemporary architecture demands, I wanted to let you know what an outstanding job you did. There is no question that your project is a wonderful addition to downtown. Kudos! Scott Roberts Roberts Resorts & Communities 480‐235‐0687 8350 E Raintree Suite 220 Scottsdale, Arizona 85260 41 kulick.ben@gmail.com From:Bill Isaman <bill@isamandesign.com> Sent:Thursday, May 18, 2017 4:25 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa St. To whom it may concern, Congratulations to Stalwork Construction and the City of San Luis Obispo for adding diversity to our built environment! As an Architect in San Luis Obispo, I am excited to see some progressive architecture in our downtown. Compliments to the Architectural Review Committee and City Planning Department for their appreciation for a variety of architectural styles! Bill Isaman ARCHITECT www.isamandesign.com SAN LUIS OBISPO 2420 broad street san luis obispo, ca 93401 p: 805.544.5672 f: 805.544.5642 LOS ANGELES 527 west 7th st. ste. 609 los angeles, ca 90014 p: 213.944.0447 42 kulick.ben@gmail.com From:Vicky Morris <vmorris97@gmail.com> Sent:Thursday, May 18, 2017 5:34 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom It May Concern: I am writing to express my support for the building at 1135 Santa Rosa Street in San Luis Obispo. The modern design and earth tones of the building contribute to the natural beauty of San Luis Obispo. A building of this quality is a complement to our city. Sincerely, Vicky Morris 43 kulick.ben@gmail.com From:Anadina Vallejos <anadina805@gmail.com> Sent:Thursday, May 18, 2017 5:40 PM To:1135santarosa@gmail.com Subject:New Construction Dear Sir or Madam, As a resident of San Luis Obispo for the past 13 years, I enjoy spending time downtown. Accordingly, I’ve passed by your project many times over the past year and admire the construction. Now that your building is complete, I wanted to take a moment to let you know what a great job you did! Its absolutely gorgeous! The grey color you selected adds warmth and variety to an otherwise dull downtown - its so nice to see change and progress (FINALLY!!!)! Job well done! Warm Regard, Anadina Cabassi 44 kulick.ben@gmail.com From:Su Tsao <su@stalwork.com> Sent:Thursday, May 18, 2017 5:55 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa Amazing building. Thank you Stalwork for such a great design Sent from my iPhone 45 kulick.ben@gmail.com From:Marianne Rigby <mariannerigby@outlook.com> Sent:Thursday, May 18, 2017 6:23 PM To:1135SantaRosa@gmail.com Subject:Color of Building As a local business owner and resident of downtown San Luis Obispo I have to express how much I like the color and façade of this building. I thought I would voice my approval and appreciation for the color and use of material to balance those opinions that do not like it. In short I like the construction and the grey color. Please contact me if you have any questions or need further comments. Thank you for making SLO beautiful and not bland! Marianne Rigby Vie Marianne, 1335 Morro Street, San Luis Obispo, CA 93401 Tel. 805 423 1435 46 kulick.ben@gmail.com From:Bryan Sullivan <bsullivan@wealthsource.com> Sent:Thursday, May 18, 2017 6:06 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa color scheme As a local business owner I have to say that this building is one of the most attractive buildings we have in down town. It's nice to see the upgrades to our downtown community. With regards to the concern about the grey color I don't understand it. It's subtle and compliments and contrasts the organic look of the wood beautifully. I hate to see the city wasting time and energy of tax payers dollars concerning themselves over a shade of grey. Can we please put effort into areas of concern that aren't so petty. Best, Bryan Sullivan The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. A. Bryan Sullivan Chief Executive Officer 1880 Santa Barbara Ave, Suite 240 San Luis Obispo, CA 93401 T: 805.546.1000 F: 805-540-0065 www.wealthsource.com CONFIDENTIALITY NOTICE and DISCLAIMER: This email message is intended only for the person or entity to which it is addressed and may contain confidential and/or privileged material. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. If you are the intended recipient but do not wish to receive communications through this medium, please so advise the sender immediately. Nothing in this communication should be interpreted as a digital or electronic signature that can be used to authenticate a contract or other legal document. The recipients are advised that the information contained within does not constitute investing, legal, financial, or tax advice. 47 kulick.ben@gmail.com From:Sean Brown <seanbrown570@gmail.com> Sent:Thursday, May 18, 2017 6:49 PM To:1135SantaRosa@gmail.com Subject:Your building Hello ‐ I just wanted to congratulate you on your finished building. It contrasts well with the Japanese garden across the street. In my opinion, it turned out very well aesthetically. I would be glad to run my business out of it. Kind Regards, Sean Brown 48 kulick.ben@gmail.com From:Rebecca J. Laidlaw <rlaidlaw@calpoly.edu> Sent:Thursday, May 18, 2017 7:44 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa To the members of the Architectural Review Committee: My husband and I love living in San Luis Obispo. While we may not have been born and raised here, we've spent the past 16 years in beautiful SLO county and the past 5 years living a few blocks from the heart of downtown. We've witnessed quite a lot of change and growth in the downtown district and are overjoyed with the revenue it has generated for most of our community. So for some, change is a positive thing. Over the past couple years we watched the eyesore of the dilapidated former Heritage Oaks Bank building (attract the attention of various homeless/vagrants) transform into a wonderful piece of attractive modern architecture to help beautify a corner of our downtown. While I understand modern architecture and it's color scheme isn't everyone's cup of tea and some are more conservative or traditional in their tastes, I think the combination of older and traditional style mixed in with the newer modern style is what makes living in and being a part of the downtown Slo community so unique and wonderful. I absolutely LOVE the design and color scheme of 1135 Santa Rosa and the close attention to detail both outside and within...so much so that my husband and I want to rent space from the owners. We think the grey color with the wood contrast is fabulous and the yellow roses surrounding the building add such a friendly touch. We hope you consider all perspectives and know there are many people who support Santa Rosa's modern architecture and color scheme and believe it helps beautify a corner of our downtown. Let's celebrate our diverse tastes! Thank you for your time and hope to see you around downtown. Rebecca Laidlaw Communication Studies Department California Polytechnic State University 49 kulick.ben@gmail.com From:Michael Laidlaw <mlaidlaw01@yahoo.com> Sent:Thursday, May 18, 2017 8:16 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa Categories:Blue Category Dear ARC, As a San Luis Obispo resident, and local Commercial Banker, that has resided in the downtown core for the past 5 years, I have seen a tremendous amount of change to our local landscape. I have been very pleased with the different styles of architecture and real estate projects that have recently finished, or are currently in process. Over the last year, my wife and I have watched the transformation of 1135 Santa Rosa. This project is a wonderful addition to our downtown core. The clean lines and grey color scheme, offset by the wood accents, brings a fresh modern look to a once abandoned corner. Building up also provides additional commercial office space and a much needed residential unit for our downtown. 1135 Santa Rosa is an outstanding project, creative, functional, and pleasing to the eye. Regards, Michael Laidlaw Pacific Western Bank Sent from my iPhone 50 kulick.ben@gmail.com From:Bradley Goodwin <bradleyjgoodwin@gmail.com> Sent:Thursday, May 18, 2017 9:28 PM To:1135SantaRosa@gmail.com Subject:Feedback Hi I am writing to share my thoughts on 1135 Santa Rosa. I have an office across the street behind the new Brownstones and I also own a variety of properties throughout SLO. I like the new building on this prominent corner in our downtown. 1135 is a beautiful building with refreshing uses of materials and colors. I particularly like the wood accents. Unlike the county building which stands out for the wrong reasons, this building stands out for its pleasing and simplistic contemporary lines. I'd like to see more artistic expressions in our city's architecture like this one. Regards, Brad 51 kulick.ben@gmail.com From:Katharine Taylor <ktaylor@saucelitocanyon.com> Sent:Thursday, May 18, 2017 10:45 PM To:1135SantaRosa@gmail.com Subject:Beautiful New Downtown Construction To whole it may concern, As a local jewelry designer and wine marketing professional I take a keen interest in the aesthetic and design of things in my community. I wanted to celebrate and endorse the new building on the corner of Santa Rosa & Marsh st in downtown San Luis Obispo. The beautiful cedar gives organic and naturalistic contrast to the cool, sleek grey exterior. The look and color of the building perfectly accent the new budding downtown developments I see popping up around town. The building acts as a cornerstone or entrance to this new modernized downtown community. I look forward to seeing more beautiful construction like this right down the street from my house. Thank you for your time, Katharine Sent from my iPhone= 52 kulick.ben@gmail.com From:Andrew Grow <andrew@injectorsdirect.com> Sent:Friday, May 19, 2017 9:58 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom it may concern- I am writing in regards to the recently completed project at 1135 Santa Rosa. I think the project came out great and is a major improvement over the building that previously occupied that corner. The premium finish work is apparent from the street and I consider it a welcome addition to our downtown. Andrew Grow -- Andrew Grow Mobile 805.903.2836 Office 1.800.500.0980 x101 Andrew@InjectorsDirect.com www.InjectorsDirect.com 53 kulick.ben@gmail.com From:Kenyon Tsao <kenyontsao@gmail.com> Sent:Friday, May 19, 2017 10:08 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To whom it may concern: Great work on the 1135 Santa Rosa building. Love the modern look and contrasting light wood with dark stucco. Once again, Stalwork is making SLO a more beautiful place. Thanks. Sincerely, Kenyon Tsao, M.D. Emergency Medicine Physician - French Hospital Medical Center and Arroyo Grande Community Hospital 54 kulick.ben@gmail.com From:Channy Russell <channy616@gmail.com> Sent:Friday, May 19, 2017 12:30 PM To:1135SantaRosa@gmail.com Subject:New Office Building on Santa Rosa and Marsh Dear San Luis Archetural Review Committe, It has come to my attention that there has been an objection to style of the new office building recently constructed on Santa Rosa and Marsh downtown, and I am writing in the hope that you will reconsider your position. The building is beautiful and harmonious with it's environment, especially the color of the building and the cedar siding. Any truly vibrant city will feature both beautifully restored architecture from bygone eras, as well as forward‐thinking modern design. In opposition to so much of the terrible, cheap, hastily built structures I see popping up all over, this building is an example of something belongs in our wonderful downtown. Thank you, Channy Nagel Sent from my iPhone= 55 kulick.ben@gmail.com From:Fred Thayer <fmthayer2@gmail.com> Sent:Friday, May 19, 2017 1:39 PM To:1135SantaRosa@gmail.com Subject:Corner building on Santa Rosa & Marsh in SLO Dear Sir/Madame, I wanted to express my design appreciation for the grey & cedar colored building on the corner of Santa Rosa & Marsh streets in downtown San Luis Obispo. I think the neutral grey color gives it an exceptional architectural presence, & it contrasts perfectly with the natural cedar fascia elements. Job well done! Kind regards, Frederick Thayer C: 805.878.9199 E: fmthayer2@gmail.com= 56 kulick.ben@gmail.com From:Damien Mavis <dmavis@covelop.net> Sent:Friday, May 19, 2017 3:29 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To whom it may concern, I understand there are some in the community that think that this building does not fit the character of San Luis Obispo. I would like to offer a contrary point of view and support the design. Cities grow over time, as buildings are replaced their styles change and the city evolves and becomes a collection of styles. There are many examples of cities which try to enforce a certain style which ends up looking forced and fake. This buildings bold color choice of the stucco is contemporary and very much in style at this point in time. I think the objection is what happens if and when this color palette goes out of style. The answer is simple, paint it. This seems like a very easy fix. Think of other materials which have gone out of style that are so much harder to fix, faux columns, rough troweled stucco, mansard roofs, redwood siding, cedar shingle roofs, mirrored glass curtain walls. All of these require a major overhaul to stay current and depending on their execution may or may not remain in style for years to come. A paint job seems like a much easier update than dealing most of the others… Bottom line, This contemporary style building is very popular right now and desired in the market place, so it clearly fits here and now. There are a dozen examples of similar architecture and colors in and around town. I think it fits in its context and if it should fall out of style it is easily adaptable. Those who dislike this building should concentrate their efforts somewhere else, somewhere they could make a positive change. Sincerely, Damien Mavis Covelop, Inc Bus 805.781.3133 Fax 805.781.3233 Cell 805.748.5546 dmavis@covelop.net 57 kulick.ben@gmail.com From:Charles Ashley <charles@ashleyvance.com> Sent:Friday, May 19, 2017 4:50 PM To:1135santarosa@gmail.com Subject:Great looking building!!! Ben, I wanted to compliment you on transforming the corner of Santa Rosa & Marsh. I so appreciate the modern styling - such an improvement over the existing building. The difference is just incredible. Thanks for having that vision and seeing it through! Charles R. Ashley Jr., SE Ashley & Vance Engineering Civil • Structural 1413 Monterey St. | San Luis Obispo, CA 93401 (805) 545-0010 x111 www.ashleyvance.com 58 kulick.ben@gmail.com From:David Walker <slodcwalker@gmail.com> Sent:Saturday, May 20, 2017 7:41 AM To:1135santarosa@gmail.com Subject:Beautiful addition to the community I wanted to take this opportunity to share my thoughts about the building you have constructed at 1135 Santa Rosa in San Luis downtown area. The building is beautifully constructed and is going to become a standard setter for new construction in our area. While I am not always a fan of modern architecture, this building is aesthetically and visually a delight. Combining the wood and smoke colored stucco are particularly attractive and the fence is a work of art in itself. I recently visited Barcelona and appreciate how new ideas in building design and color can be objectionable to those who have no vision. Time is the ultimate test of beauty and architectural innovation and I firmly believe that your building is going to be one that future generations point to as an example of excellence in this decade. Congratulations on a splendid project. Respectfully, David Walker 1701 Alta San Luis Obispo 59 kulick.ben@gmail.com From:DC <dancopp@gmail.com> Sent:Saturday, May 20, 2017 8:02 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa Categories:Blue Category To whom it may concern, I love the new building at 1135 Santa Rosa! I think it's a fantastic addition to the downtown landscape. The craftsmanship, especially in the woodwork, is impeccable. The style, the blend of materials and colors, the proportions and the landscaping are all brilliant. I think the building is a wonderful addition to the downtown area. As they say, variety is the spice of life, so it's great to see some architectural diversity coming to downtown SLO. Well done. Dan Copp, DDS _________________________________ Dan Copp, D.D.S. 1131 Pacific Street San Luis Obispo CA 93401 ‐work‐ 805.543.5321 ‐cell‐ 805.704.3218 dancoppdds.com dancopp@gmail.com= 60 kulick.ben@gmail.com From:BRANDELYN A. TRONSTAD <tomtronstad@mac.com> Sent:Saturday, May 20, 2017 11:17 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom It May Concern: We are writing this memo to congratulate Stalworks on enhancing the corner of Marsh and Santa Rosa with the completion of their building and landscaping. While we are strong supporters of restoring the historical buildings of downtown SLO, we feel that this replacement of a non‐ historical building is a positive addition to our downtown neighborhood. It is obvious from the outcome, that much effort and time has been incorporated into the planning as well as pride in the workmanship. Stalworks has done an excellent job mixing mediums of the dark concrete and natural wood in their new structure. Detail has not only been given to the building, but also to the addition of the rose garden, mature oaks, and creative fencing. The entire property is one that now and in the future SLO can be proud of, proving diversity in building can be positive for the community when done with integrity. Tom & Brandee Tronstad Sent from my iPad= 61 kulick.ben@gmail.com From:Melia Loskill <meliadawn22@yahoo.com> Sent:Sunday, May 21, 2017 9:32 AM To:1135SantaRosa@gmail.com Subject:New Building Letter Hello, My name is Melia Loskill and I live in Los Angeles, CA. Throughout the years I have made frequent visits to the Central Coast and SLO. It has become a destination of choice for getting out of the city, wine tasting, kayaking, running the SLO marathon, and relaxing with friends. Over the past 20+ years I have seen the area grow into a beautiful town offering so much to do and enjoy, including new architecture and style such as Railroad Square and the new contemporary building at 1135 Santa Rosa. The use of mixed materials, and the contrasting cedar siding with grey color creates a beautiful palette. It's a welcoming improvement from the previous building at that location and brings a style of current generations to the area. Regards, Melia 62 kulick.ben@gmail.com From:Chris Richardson <chris@richardsonproperties.com> Sent:Sunday, May 21, 2017 11:14 AM To:1135santarosa@gmail.com Subject:Congrats Michelle and Ben, I just wanted to say congratulations on the completion of your new building at 1135 Santa Rosa, it turned out great! I especially like and appreciate the architectural style, color, materials and landscaping. It is nice to finally see something done a bit different and not have the brick that our ARC seems to want on every building. The wood detailing is especially nice, and compliments the contemporary design. All the best, Chris Richardson CalBRE # 01200458 Richardson Properties | Christie’s International Real Estate D 805-801-9091 | chris@richardsonproperties.com www.richardsonproperties.com 63 kulick.ben@gmail.com From:kristi knudsen <kristi.kardel.knudsen@gmail.com> Sent:Monday, May 22, 2017 12:28 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa Street Dear Architectural Review Committee~ I wanted to thank you for your efforts in guiding the development of 1135 Santa Rosa Street. Gulfstream Financial Group's building is such a beautiful new addition to downtown SLO! A few weeks ago, I was in town to check on some maintenance items & upgrades I'm making to the Kardel Building across the intersection. I was delighted to see the finishing touches being made to our neighboring property. I appreciate the way that development reflects some of the style elements and brown & grey tones of my building. In terms of architectural design, our intersection now has a very classy look & feel! As a matter of fact, I'm getting ready to replace the cyclone fence along my larger parking lot next door. I'm so taken with the custom built fence along 1135 Santa Rosa that I plan on replicating their fence, or having one built for my property that's complementary in style. Unfortunately, so oftentimes people in your position receive complaints while a much larger number of would- be compliments go unexpressed. I just wanted to take a moment to thank you for what you've accomplished in "my" corner of downtown SLO. Warm regards, Kristi Kardel Knudsen 64 kulick.ben@gmail.com From:moramace@gmail.com on behalf of Mora Mace <mora@macesecurityalarms.com> Sent:Sunday, May 21, 2017 2:18 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa St Building To Whom It May Concern, We have enjoyed seeing the progress and improvement of this building. We feel that it has been tastefully rebuilt and fits with the theme of San Luis Obispo. From the beautiful use of wood and contrasting gray stucco, to the complimenting landscape. The design of this gorgeous building is very current and appealing. Thank you, -- Scott & Mora Mace Mace Security Alarms (805) 528-6223 65 kulick.ben@gmail.com From:Frank's Lock and Key <frankslockandkey@gmail.com> Sent:Monday, May 22, 2017 3:49 PM To:1135SantaRosa@gmail.com Subject:Santa Rosa and Marsh Hello, My name is Erin and I am business owner on the Central Coast who has been a local resident since 1990. I grew up in Paso Robles, spent my high school years at Mission Prep, and graduated from Cal Poly. Needless to say, I have spent a lot of time in San Luis Obispo over the years and love and appreciate its character. I believe that the building on the corner of Santa Rosa and Marsh adds to the local charm and is an asset to the community. The paint color is stunning, the building looks polished, and it is overall visually pleasing to the neighborhood. I’ve heard there have been some concerns raised over the gray color and I hope that its uniqueness can be embraced, as individuality, especially something beautiful like this building, is what makes San Luis Obispo appealing. Thanks for reading and enjoy your day, Erin -- Franks Lock and Key 601 E. Grand Ave. Arroyo Grande, CA 93420 805-489-1576 phone 805-489-1557 fax frankslockandkey@gmail.com 66 kulick.ben@gmail.com From:Aaron Thompson <thompaaron@gmail.com> Sent:Monday, May 22, 2017 4:27 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa I am retired Air Force and have chosen to retire here in the central coast. I rented a downtown apartment while my home in Arroyo Grande was being constructed, and it was such an amazing experience. Daily, I would walk by your building and admire the progress. Now that its complete, I wanted to write to let you know what a terrific job you did. Although its modern, its very classic with the grey color and yellow roses. I especially like the wood on the building and think that it adds to the neighborhood. Thank you for adding to the beauty of downtown San Luis Obispo and I hope you continue. Aaron Thompson 67 kulick.ben@gmail.com From:Ogle, Jennifer <jennifer.ogle@chase.com> Sent:Monday, May 22, 2017 4:49 PM To:1135SantaRosa@gmail.com Cc:Michelle Borrero Subject:Downtown employee Hello, I wanted to send a quick email to show my support for the grey color of the building downtown. I think it looks great and hope that you will allow it to stay that color. I work downtown and love the refreshing look it adds to the city. Jennifer Ogle | Chase | Business Relationship Manager | San Luis Obispo County O: 805‐544‐2291 | C: 661‐332‐8124 | F: 866‐428‐3421 | jennifer.ogle@chase.com Platinum Business Service Line: 877‐425‐8100 My goal as your assigned banker is to provide you with exceptional service. If at any time you feel you could not rate me and Chase a 10 please let me know immediately. I would like to have the opportunity to address your questions or concerns in a timely manner. Thank you for your feedback This transmission may contain information that is proprietary, privileged, confidential, and/or exempt from disclosure under applicable law. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or use of the information contained herein (including any reliance thereon) is STRICTLY PROHIBITED. If you received this transmission in error, please immediately contact the sender and destroy the material in its entirety, whether in electronic or hard copy format. Although this transmission and any attachments are believed to be free of any virus or other defect that might affect any computer system into which it is received and opened, it is the responsibility of the recipient to ensure that it is virus free and no responsibility is accepted by JPMorgan Chase & Co., its subsidiaries and affiliates (collectively, "JPMC"), as 68 applicable, for any loss or damage arising in any way from its use. Please note that any electronic communication that is conducted within or through JPMC's system is subject to interception, monitoring, review, retention and external production; may be stored or otherwise processed in countries other than the country in which you are located; and will be treated in accordance with JPMC's policies and applicable laws and regulations. 69 kulick.ben@gmail.com From:Hank Van Gaale <hankjvg@yahoo.com> Sent:Monday, May 22, 2017 8:40 PM To:1135santarosa@gmail.com Subject:Input 1135 Santa Rosa st is a great improvement/addition to our ever growing downtown area. It's crisp clean style is esthetically pleasing and fitting. It is nice to see quality materials combined with craftsmanship. Well done. Sincerely, Hank Van Gaale. Sent from my iPhone 70 kulick.ben@gmail.com From:Matthew O'Leary <matthew@olearywallace.com> Sent:Tuesday, May 23, 2017 9:01 AM To:1135SantaRosa@gmail.com Categories:Blue Category I was quite surprised recently to learn some segment of the city's planning department (or other governing or quasi governing board) has taken issue with the aesthetic of the project at 1135 Santa Rosa. I only learned there was a possible issue because I commented to a friend how nice the project is -- particularly compared to what had been there -- and how attractive its wood accents look. The friend then told me the color of the building is being questioned. I hadn't even noticed the color because I noticed the thoughtful and stylish design elements of the building instead. I'm sure the color was chosen because it accentuates those things. The project is a benefit to the city, surrounding businesses, future tenants, and the like. Matthew M. O'Leary, Esq. O'Leary Wallace LLP PO Box 886 San Luis Obispo, CA 93406 Office/Fax: 805.250.1562 Cell: 916.397.1167 www.olearywallace.com Please excuse any errors as this was sent from my iPhone under imperfect circumstances. 71 kulick.ben@gmail.com From:Maria Compton <redrdhgirl@hotmail.com> Sent:Tuesday, May 23, 2017 12:31 PM To:1135SantaRosa@gmail.com Subject:Love the new building Today I drove by the new building 1135 Santa Rosa and felt I was in a stylish downtown. Where mind body is I feel it all matches and the design is modern but yet still small town classy. The wood is a soft tone and am happy we have great tasting designers! Sent from my iPhone= 72 kulick.ben@gmail.com From:Susie Brans <susiebrans@gmail.com> Sent:Tuesday, May 23, 2017 11:03 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom it May Concern, I wanted to reach out and write about my thoughts on the newly constructed building at 1153 Santa Rosa St. here in SLO. I am very familiar with the location as I used to bank there when it was Heritage Oaks Bank years back and I have an office around the corner at 1143 Marsh St. First off I think it is a drastic improvement to what was there before. Its aesthetic is modern yet has the natural wood elements which I find soothing to look at. I think they did a nice job with the landscaping around the building as well which softens up the sides along the walkways. Our town is full of character and I think prides itself in unique and special elements and this building follows just that. Why make all of downtown look the same, what a boring walk and drive that would be. I support the design and color choice of this building and am happy to drive and walk by it daily. Susie Brans -- ****PLEASE NOTE NEW EMAIL- SUSIEBRANS@GMAIL.COM**** Susie Brans | Broker Associate CA BRE #01710596 Richardson Properties | Christie’s International Real Estate D +1 805 550 8833 | susiebrans@gmail.com www.richardsonproperties.com 735 Tank Farm, Ste 130 San Luis Obispo, CA 93401 Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of this picture from the Internet. Virus-free. www.avast.com 73 kulick.ben@gmail.com From:Pete Compton <p.compton@bejoseeds.com> Sent:Tuesday, May 23, 2017 2:01 PM To:1135SantaRosa@gmail.com Subject:1135SantaRosa Very nice addition to downtown SLO. Great design and modern features add great curb appeal to that area. Something the surrounding outdated buildings should look into doing as well. Pete Compton Bejo Seeds Inc. 1972 Silver Spur Place | Oceano, CA 93445 | USA T 805‐431‐2488| E p.compton@bejoseeds.com|W www.bejoseeds.com 74 kulick.ben@gmail.com From:groverbeacher@aol.com Sent:Tuesday, May 23, 2017 2:15 PM To:1135santarosa@gmail.com Subject:1135 Santa Rosa, SLO Love the new building. I had the pleasure of watching this buildings transformation from the old outdated bank building to the amazing structure it is today. The final result from then to now turned out better than I could have imagined. The architect and construction crew have a great eye for detail starting with the buildings wood/stucco detail and shape. The color choices for the building, eaves and garage roll-up are very complimentary to each other. I really like the exterior perimeters designer fence and gorgeous rose garden landscape as well. San Luis Obispo is lucky to have so many new up and coming new and improved structures. I happen to notice that the color of the building seems to be the new and up and coming color choice. While in Paso Robles last week, I noticed that the McDonalds off Highway 46 at the 101 had been recently repainted using the same color. I give this building 5 stars. - Michelle Anderson 75 kulick.ben@gmail.com From:Brian Storrs <brian@pumpoverinc.com> Sent:Wednesday, May 24, 2017 9:05 AM To:1135SantaRosa@gmail.com Subject:Beautiful Office Space on Marsh and Santa Rosa To Whom it May Concern, I am writing this email to give my most positive opinion for the look and feel of 1135 Santa Rosa in San Luis Obispo. Definition of "Architecture" is both the process and product of planning, designing, and constructing of buildings and other physical structures. Architectural works, in the material of form of buildings, are often perceived as cultural symbols and as works of art. 1135 Santa Rosa delivers on all counts of tasteful and functional architectural design. The materials used, paint color, wood siding and landscaping all are a nice addition to downtown SLO. So then any objection of the "look and feel" is based on personal perception or not in my back yard opinion. My home is on Pismo Street in the "Historical District" and I walk by 1135 Santa Rosa several times a day, I like it in my backyard! Once again, my personal perception is this office building brings very tasteful architectural design to downtown SLO. Please feel free to contact me with any questions you may have, Brian Storrs -- Brian Storrs- Vice President Slainte Wines 1264 Higuera Street Suite 101 San Luis Obispo, CA 93401 Wk- 805-544-9044 Cell-805-550-9002 Brian@pumpoverinc.com www.slaintewines.com 76 kulick.ben@gmail.com From:Barbara Mann <bam60@charter.net> Sent:Wednesday, May 24, 2017 10:38 AM To:1135SantaRosa@gmail.com Subject:New building To whom it may concern, I would like to take the time to let you know how ecstatic I was to see the finished building at 1135 Santa Rosa. It is truly a breath of fresh air. Finally a building that is befitting of the 21st century and not just another cookie cutter facade or a big beige box. The new oaks and yellow roses that surround the exterior make the area warm and inviting. Well done. Barbara Mann 77 kulick.ben@gmail.com From:Nick Foster <nfoster@nextgenerationcapital.us> Sent:Wednesday, May 24, 2017 12:20 PM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa St Dear SLO Architectural Review Committee, I am writing in support of the new commercial building at 1135 Santa Rosa St in San Luis Obispo. I was born and raised on the Central Coast and as a Cal Poly graduate (3rd Generation) I've spent a lot of time in that wonderful town. I personally find it refreshing to see a sprinkling of modern design in the downtown area. I believe it adds some much needed contrast to the area and it reflects the diversity of California. The smooth grey stucco and the cedar siding really break up the monotony of the traditional off white Spanish style architecture. Don't get me wrong, I love Spanish style architecture but California and the Central Coast have a vibrant and varied history and so should its architecture. Being that I'm in the construction and development industry I can tell the developer spared no expense with smooth finish stucco, real wood siding and the architectural metal details. I personally feel this building is a great addition to SLO and I have a feeling tenants will be clamoring to get some space in there. Thank you for your consideration and GO MUSTANGS! -- Nick Foster Chief Operating Officer nfoster@nextgenerationcapital.us www.nextgenerationcapital.us 1510 J Street Suite #140 Sacramento, CA 95814 Phone (916) 822 -3220 ext. 104 Fax (916) 822-3221 Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of this picture from the Internet. 78 kulick.ben@gmail.com From:Brandi Shepard <brandi_shepard@my.cuesta.edu> Sent:Thursday, May 25, 2017 10:32 AM To:1135SantaRosa@gmail.com Subject:New building Hi! I have been driving by the grey building on my way to school, and I just wanted to let the design crew that they did an amazing job! The color contrast catches my attention every time I pass, and I love it. It fits perfectly. 79 kulick.ben@gmail.com From:Alex Miller <alex@pacifictrustmortgage.com> Sent:Friday, May 26, 2017 2:30 PM To:1135santarosa@gmail.com Subject:Touching Base! Hi Michelle, Long-time no see, hope you've been well! I just drove by your new office building today on Santa Rosa...I love it! It really came out great; the grey with the ceder siding modern style is beautiful! Anyways, I just wanted to check-in, say HI and hope to see you soon! All the best, Alex Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of thi s pi ctu re from the In ternet.Pacific Trust Mortgage PacificTrustMortgage.com Apply Now - Here Alex Miller Mortgage Banker SF Bay Area: 650-524-5535 Central Coast: 805-722-4568 NMLS# 1001323 1126 Broadway #3, Burlingame, CA 94010 735 Tank Farm Rd #210, San Luis Obispo, CA 93401 Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of thi s pi ctu re from the In ternet. Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of thi s pi ctu re from the In ternet. 80 kulick.ben@gmail.com From:Julie Alonso <julesalonso@yahoo.com> Sent:Tuesday, May 30, 2017 10:38 AM To:1135SantaRosa@gmail.com Subject:New Building Looks Great Categories:Blue Category Dear Architectural Review Committee: In regards to the look of the new building located at 1135 Santa Rosa Street, I think it looks great. The dark grey color compliments the Cedar Wood quite well. It's nice to see a fresh new modern looking building in SLO. Sincerely, Julie Key 81 kulick.ben@gmail.com From:Key, Brian H <brian.h.key@lmco.com> Sent:Tuesday, May 30, 2017 10:46 AM To:1135santarosa@gmail.com Subject:Great looking building! Dear Architectural Review Committee: I think the new building at 1135 Santa Rosa Street looks amazing. The modern look added a much needed appearance to that part of town. It's a fresh, good looking building and the colors are just perfect. Sincerely, Brian Key Field Engineer Sr. Unmanned Integrated Systems 125 Venture Drive Suite 110 San Luis Obispo, CA 93401 Office: (805) 503-4312 E-mail: Brian.H.Key@lmco.com 82 kulick.ben@gmail.com From:Pollock, Jon <JPollock@MorrisGarritano.com> Sent:Tuesday, May 30, 2017 10:50 AM To:1135SantaRosa@gmail.com Subject:1135 Santa Rosa San Luis Obispo is a wonderful place to live. We are lucky to have a beautiful & thriving downtown! It is a true pleasure to see so many new projects finally come to fruition and improve the aesthetics of the downtown area included the Monterey Street corridor, Hotel Sera & Hotel San Luis Obispo. The new building on 1135 Santa Rosa is no different. It has turned a drab structure on a heavily traveled corner into an architectural show piece while keeping with the overall character of our downtown. I encourage the City to continue to support and approve similar projects! Jon Pollock | Employee Benefits Advisor Morris & Garritano Insurance p | 805.543.6887 ext. 376 f | 805.543.3064 Now serving you from San Luis Obispo and Santa Maria! Benefit Advisors NETWORK smart partner Click here to send me an attached file in an encrypted email Please be aware no coverage may be bound without confirmation from our office. Thank you. License # 0305584 This email message is for the sole use of the intended recipient (s) and may contain confidential and privileged information. Any unauthorized review, use, or disclosure or distribution is pr contact the sender by reply email and destroy all copies of the original message. If you are the intended recipient, please be advised that the content of this message is subject to access, Administrator. If you no longer wish to receive emails from Morris & Garritano you can opt out at any time by sending an email to reception@morrisgarritano.com 83 kulick.ben@gmail.com From:Christian Young <clstearns4@gmail.com> Sent:Tuesday, May 30, 2017 2:53 PM To:1135SantaRosa@gmail.com Subject:New construction Hello ‐ My name is Christian Stearns and I work here in San Luis Obispo at a local downtown bank. I’ve been here for around 7 years and I am proud to call San Luis Obispo home. It is amazing to watch the city grown and expand the way its has. Most recently the building located at 1135 Santa Rosa has been remodeled beautifully. The design connects natural elements with a professional edge. Everything the building offers ads to vibrate down town of San Luis Obispo. I am a member of the SLO downtown committee and I participate in beatification events and this building is amongst some of the greatest! Thank you, Christian Stearns Wells Fargo Home Mortgage 805‐781‐3076 84 kulick.ben@gmail.com From:Allison Palm <allison@connectaccountingca.com> Sent:Wednesday, May 31, 2017 1:47 PM To:1135SantaRosa@gmail.com Subject:Building To whom it may concern, I am writing as a local business owner and a professional whom works with many downtown SLO businesses. I am delighted to see the transformation to the building on Santa Rosa and March streets. After years of sitting empty the building now contributes to the downtown scenery bringing both its tenants and on lookers something beautiful to eye. Thank you to the owners/contractors for bringing life back to the building. Regards, Allison Palm Accounting Consultant Connect Accounting Allison@ConnectAccountingCA.com T 805.310.4422 F 805.456.0349 1184 E. Grand Ave. Arroyo Grande, CA 93420 A Non-CPA Firm This communication (and any information or material transmitted with this communication) is confidential, may be privileged and is intended only for the use of the intended recipient. If you are not the intended recipient, any review, re-transmission, conversion to hard copy, copying, circulation, publication, dissemination, distribution, reproduction or other use of this communication, information, or material is strictly prohibited and may be illegal. If you received this communication in error, please notify us immediately by telephone or by return email, and delete this communication, information and material from any computer, disk drive, diskette or other storage device or media. Thank you. 85 kulick.ben@gmail.com From:Amanda Blue <amandab@regmgmt.com> Sent:Friday, June 02, 2017 8:16 AM To:1135SantaRosa@gmail.com Subject:Amazing Improvement Good Morning, I wanted to reach out to say how much I enjoy the improvements made to the building. The wood siding with the slate grey color is so esthetically pleasing, and the pop of the beautiful yellow roses make it so elegant. As a lifetime local of SLO, there have been many changes to our downtown, and this is a change we need. I always look forward to driving past this building. Regards, Amanda Blue, Operations Manager REG Property Management, Inc. 3421 Empresa Dr., Ste A, San Luis Obispo, CA 93401 805.541.6664, Ext. 11 805.541.2814, Fax www.regmgmt.com CAL BRE #01896387 86 kulick.ben@gmail.com From:Michelle Borrero <michelle@g-financialgroup.com> Sent:Friday, June 02, 2017 9:34 AM To:Santa Rosa Subject:Fwd: 1150 Osos Comment below in red….. Begin forwarded message: From: Todd Mirolla <tmirolla@gmail.com> Subject: 1150 Osos Date: June 1, 2017 at 10:42:04 AM PDT To: michelle@g-financialgroup.com Michelle: I am writing as a follow-up to Mark Anderson's email regarding your old offices in 1150 Osos. Are you interested in selling the refrigerator, microwave and tract lights? If so, what are the prices you would like for each item? By the way, youve built a beautiful building next door. Thank you for adding such an impressive improvement to downtown SLO. Best regards, Todd J. Todd Mirolla From my Gmail This communication (and any attached documents) constitutes an electronic communication within the meaning of the Electronic Communications Privacy Act, 18 USC 2510, and its disclosure is strictly limited to the recipient intended by the sender of this message. It should be considered to be confidential and may be attorney-client privileged. This communication is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of the confidential or privileged nature of the communication. Any review, copying or distribution by others is strictly prohibited. If you have received this electronic transmission in error, please immediately notify J. Todd Mirolla by telephone at (805)-801-6422 or by e-mail at tmirolla@gmail.com, and take the steps necessary to delete the message completely from your computer system. Thank you. 87 kulick.ben@gmail.com From:T Povah <tpovah@gmail.com> Sent:Wednesday, June 07, 2017 9:25 AM To:1135santarosa@gmail.com Subject:1135 Santa Rosa To Whom it may concern, The new office building at 1135 Santa Rosa provides a fresh and contemporary architectural appeal to the north end of downtown. The color palette and materials blend well next to the Cheng Park across the street while the style adds to the variety of new commercial buildings around town. More architects and contractors should follow suit to help SLO progress its architectural style and function. Regards, Trevor Povah -- Trevor Povah Photography Phone: 805.459.6904 Website: www.trevorpovahphotography.com Email: tpovah@gmail.com 88 kulick.ben@gmail.com From:Susan Boyd <sbcare@aol.com> Sent:Wednesday, May 17, 2017 8:39 AM To:1135SantaRosa@gmail.com Subject:New Building in neighborhood! To whom It May Concern; I am Susan K. Boyd a Licensed Marriage & Family Therapist located at 5001 Osos Street. My office is located close to a newly constructed office building around the corner on Marsh. I just wanted to drop you a note to let you know how nice I think it looks. Great combination of wood and new gray color updates that type of modern construction. It is great to see SLO being current in architectural design with a combination of the old Spanish and Mediterranean style along side the sleek contemporary buildings. No wonder we earned the title as one of Americas 'Best Places To Live'! Sincerely, Susan K. Boyd Sent from my iPhone