HomeMy WebLinkAbout07-17-2017 ARC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Agenda
Architectural Review Commission
Monday, July 17, 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.
APPROVAL OF MINUTES
Minutes of the Architectural Review Commission meetings of April 17, 2017, and May 1, 2017.
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. 570, 578, 590 Marsh &581 Higuera Streets. ARCH-2213-2015: Architectural review of a
new mixed-use project that includes three, four-story structures with a request for a maximum
height of 59.5 feet. The project includes 19,792 square feet of commercial space, 62 residential
units, 36 hotel rooms, and a two-level underground parking garage with 136 parking spaces,
as well as a request for a new driveway approach to the parking garage along on Nipomo
Street. The project is categorically exempt from environmental review.; C-D zone, The
Obispo Company, applicant. (Rachel Cohen) This item is to be continued to a date uncertain.
Architectural Review Commission Agenda Page 2
2. 3825 South Higuera. ARCH-0605-2017: Conceptual architectural review and preliminary
feedback on a proposed beer garden concept including a brewery, restaurant, and outdoor
seating area, which would be constructed using re-purposed sea trains and would displace
existing parking spaces adjacent to the Tribune building; no final action is being requested;
M-SP Zone (Higuera Commerce Park Specific Plan); John Belsher and DTJ Development,
LLC, applicant. (Shawna Scott)
3. 313 and 315 Madonna Road. ARCH-0568-2017: Review of the façade remodel of an
existing commercial building located at 313 and 315 Madonna, including new landscaping
and loading dock reconfiguration, with a categorical ex emption from environmental review;
C-R-PD zone; The Kroenke Group, applicant. (Kip Morais)
COMMENT & DISCUSSION
1. STAFF
a. Agenda Forecast
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, August 7 , 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 appropriate appeal fee 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.
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, April 17, 2017
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
April 17,2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Wynn.
ELECTION OF CHAIR AND VICE-CHAIR
By a unanimous consensus, Chair Wynn was elected to serve as Chairperson and Commissioner
Soll was elected to serve as Vice-Chair.
ROLL CALL
Present: Commissioners Richard Beller, Greg Starzyk, Brian Rolph, Amy Nemcik, Allen Root,
Vice-Chair Angela Soll, and Chair Greg Wynn
Staff: Community Development Director Doug Davidson, Associate Planner Rebecca
Gershow. Other staff members presented reports or responded to questions as indicated
in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY COMMISSIONER
ROOT, CARRIED 7-0, to approve the minutes of the Architectural Review Commission meeting
of March 6, 2017.
PUBLIC HEARINGS
1. Downtown Concept Plan. GENP-1622-2015: Conceptual review and discussion of the
Downtown Concept Plan; discussion of this item is not subject to CEQA; multiple zones;
City of San Luis Obispo, applicant.
Associate Planner Rebecca Gershow presented an in-depth staff report with use of a
PowerPoint presentation and responded to Commissioner inquiries.
DRAFT Minutes – Architectural Review Commission Meeting of April 17, 2017 Page 2
Public Comments:
David Brodie, Save Our Downtown, urged the Commission to preserve the retail aspect
of the downtown area.
Allan Cooper, San Luis Obispo, expressed concerns regarding downtown building
heights and pedestrian access improvements.
James Lopes, San Luis Obispo, offered feedback regarding appropriate downtown
building height and street widths.
--End of Public Comment--
Commissioner Beller recommended clarification of the language used to define
downtown and strengthen the presentation of human scale and design within the
Downtown Concept Plan.
Commissioner Rolph encouraged staff to be more specific on contentious items.
Vice-Chair Soll commented on the blocks in north downtown, suggesting more
specificity on design and better demonstration of height compatibility with the
Monterey Street view shed.
Commissioner Root suggested expressing the massing and compatibility in number of
feet versus floors; suggested plans include pick-up and drop-off areas; spoke in favor of
open space on top of parking structures.
Chair Wynn spoke in favor of the cultural district, closure of Monterey between Santa
Rosa Street and Nipomo Street; suggested staff implement a cul-de-sac on Nipomo at
Chorro Street, and flat decks in parking structures to encourage future repurpose.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:55 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, May 1, 2017 at 5:00 p.m., in the Council Hearing Room,
990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, May 1, 2017
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
May 1, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Wynn.
ROLL CALL
Present: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Greg Starzyk, Richard Beller,
Vice-Chair Angela Soll, and Chair Greg Wynn.
Absent: None
Staff: Community Development Deputy Director Doug Davidson, Associate Planner Shawna
Scott. Other staff members presented reports or responded to questions as indicated in
the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
PUBLIC HEARINGS
1. 279 Bridge Street. ARCH-4293-2016: Continued design review of three shell
buildings (including a caretaker quarters) totaling approximately 23,397 square feet,
with associated site improvements and identified tree removals, with a determination
that the project is consistent with the previously-adopted Mitigated Negative
Declaration; M zone; Devin Gallagher, applicant.
Associate Planner Shawna Scott presented an in-depth staff report.
Project Architect Jim Duffy, Ten Over Studio, provided a brief presentation and
responded to Commission inquiries.
Public Comments:
Jimmy Olson, San Luis Obispo, voiced concerns regarding the project design.
DRAFT Minutes – Architectural Review Commission Meeting of May 1, 2017 Page 2
Gayle Rosenberg, San Luis Obispo, expressed concerns regarding negative
environmental impacts.
Ray Brown, Alaska, requested clarification regarding site differentials.
--End of Public Comment--
ACTION: MOTION BY VICE CHAIR SOLL, SECOND BY COMMISSIONER
ROLPH, CARRIED BY A 7-0 CONSENSUS to adopt the resolution which approves
the project including requested tree removals, and finds the project consistent with the
previously Mitigated Negative Declaration with the following modification:
Condition #8:
“…Trees within the buffer zone along the east property boundary shall be appropriate
for screening year-round….”
2. 1035 Madonna Road. ANNX-1502-2015: Final review of the Draft Design
Guidelines for the San Luis Ranch Specific Plan project: Final EIR is being prepared
for project under CEQA; Specific Plan area 2; Coastal Community Builders, applicant.
Contract Planner John Rickenbach presented the staff report, highlighting applicant
responses to previous and responded to Commission inquiries.
The Commission recessed at 6:20 p.m. and reconvened at 6:25 p.m. with all
Commissioners present.
Applicant Representative Marshal Ochylski presented a brief project update.
Architect Project Manager Randy Russom, RRM Design Group, provided an overview
of the project, including revisions to-date and an overall project history.
Public Comments:
Kevin Hauber, Mortgage House, San Luis Obispo, spoke in favor of the project.
Gary Grossman, Owner, offered information regarding the general project vision and
intent to provide work-force housing.
Ron Yukelson, Sierra Vista Regional Medical Center, spoke in favor of the project and
recommended approval of the draft design guidelines.
Brett Cross, San Luis Obispo, voiced concerns with the design guidelines and requested
clarification.
Theodora Jones, San Luis Obispo, voiced concerns with the project design guidelines.
DRAFT Minutes – Architectural Review Commission Meeting of May 1, 2017 Page 3
Mila Vujovich-LaBarre, San Luis Obispo, voiced opposition to the project and
expressed concerns with the design guidelines.
Laurie Tamura stated her involvement with the project’s design team and spoke in
favor of the project.
Kaila Anderson, Economic Vitality Corporation, provided information regarding local
housing needs.
Marshall Ochylski referenced Rob Davidson’s written correspondence.
--End of Public Comment --
Commission discussion followed regarding concerns with inconsistencies between
content and graphics, lack of connectivity between neighborhoods, and lot efficiency.
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
BELLER, CARRIED BY A 7-0 CONSENSUS to continue the item to a date uncertain.
COMMENTS AND DISCUSSION
Deputy Director Davidson provided and agenda forecast.
There was a brief, general discussion regarding the City’s process for following up with current
project compliance with approval conditions.
ADJOURNMENT
The meeting was adjourned at 8:30 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, May 15, 2017 at 5:00 p.m., in the location, 990 Palm
Street, San Luis Obispo, California.
APPROVED BY THE ADVISORY BODY NAME: XX/XX/2017
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual architectural review and preliminary feedback on a proposed beer garden
concept including a brewery, restaurant, and outdoor seating area, which would be constructed using
re-purposed sea trains and would displace existing parking spaces adjacent to the Tribune building.
No final action is being requested.
PROJECT ADDRESS: 3825 South Higuera BY: Shawna Scott, Associate Planner
Phone Number: (805) 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: ARCH-0605-2017 FROM: Doug Davidson, Deputy DirectorDD
RECOMMENDATION: Receive a presentation regarding the proposed project and continue the
project to a date uncertain with direction to staff and the applicant regarding the proposed design of
the project and the use of re-purposed sea trains / cargo containers.
SITE DATA
Applicant John Belshur
DTJ Development, LLC
Representative Tim Crawford
AEG Axis Engineering Group
Submittal Date May 22, 2017
Complete Date June 8, 2017
Zoning M‐SP (Manufacturing, Higuera
Commerce Park Specific Plan)
General Plan Service and Manufacturing
Site Area 12,000 square feet
Environmental
Status
Environmental review pending
SUMMARY
The applicant is proposing an approximately 12,000-square foot brewpub and beer garden, including
a small batch experimental brewery, fast service restaurant with outdoor dining and wine and beer
sales, and retail sale of merchandise and alcohol for off-site consumption. The applicant proposes to
construct the project using re-purposed sea trains or cargo containers, which is a unique concept in
the City. The project site is zoned Manufacturing, and is located within the Higuera Commerce Park
Specific Plan (Special Industrial land use designation). The project site is located adjacent to South
Higuera Street, within an existing parking lot immediately south of the Tribune building.
Meeting Date: July 17, 2017
Item Number: 1
ARC1-1
ARCH-0605-2017 (3825 South Higuera)
Page 2
1.0 COMMISSION’S PURVIEW
The purpose of conceptual review before the ARC is to offer preliminary feedback before the
applicant invests in a complete architectural review package for final design review. The ARC’s role
is to review the project in terms of its general consistency with the Community Design Guidelines,
General Plan, Higuera Commerce Park Specific Plan, and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
2.2 Conceptual Project Description
The proposed project consists of a new outdoor beer garden brew pub including the following:
Small batch experimental brewery
Fast service casual restaurant with beer and wine sales
Outdoor dining
On-premise sale of alcohol made on-site for on-site consumption
Retail sale of merchandise and alcohol made on and off-site (cans, bottles, growlers) for
off-site consumption
The project design is based on the use of re-purposed sea-trans or cargo containers, which would
be placed onsite to house a proposed brewery, kitchen, restrooms, retail sales, and storage (refer
to Attachment 2, Operational Narrative). The preliminary site plan includes a deck and central
outdoor seating areas. Additional features include an entry feature with a vegetated trellis and
signage, low fencing, awnings over service windows and the bar, visible brew tanks and
equipment, and landscaping (refer to Attachment 2, Sheets C0 through C4 and A1 through A3).
Preliminary colors include blues, pinks, and yellows (see Attachment 2 and Figure 1 below).
The applicant notes that the project would require the displacement of approximately 13 existing
parking spaces adjacent to the Tribune building. Further design review would include an
assessment of proposed parking to ensure that there are adequate spaces to serve existing uses,
uses under development within the Shops at Bonetti project, and the proposed future use. Further
evaluation will also include an assessment of existing trees to be either removed or incorporated
into the site plan, signage, and provision of pedestrian access between the uses in this area.
Zoning M‐SP (Manufacturing, Higuera Commerce Park Specific Plan)
Higuera Commerce Park Special Industrial
Site Size Approximately 12,000 square feet
Present Use & Development Parking lot
Topography Nearly level
Access South Higuera Street
Surrounding Use/Zoning North: Tribune building
South: Shops at Bonetti (to be developed); Tractor Supply
East: Parking lot, Tractor Supply, Kennedy Club Fitness
West: South Higuera Street, Silver City and Creekside Mobile
Home Communities
ARC1-2
ARCH-0605-2017 (3825 South Higuera)
Page 3
Figure 1. Conceptual Rendering
2.3 Preliminary Project Statistics
Notes:
1. Applicant’s conceptual plans
2. Higuera Commerce Park Specific Plan
3.0 DISCUSSION
Staff has used the Community Design Guidelines and Higuera Commerce Park Specific Plan to
review the conceptual project and create a set of discussion items for the ARC. The conceptual
proposal consists of a commercial/industrial-type project proposed within an area zoned for
manufacturing-type uses. The context of the surrounding area includes the large Tribune building
immediately north of the project site, the future Public Market at Bonetti Ranch, and mobile home
residential developments opposite South Higuera Street. The following highlights key elements of
the proposed project that the ARC should discuss and respond to with direction to staff and the
applicant.
3.1 Community Design Guidelines (June 2010): For the purposes of this discussion, applicable
Commercial and Industrial Project Design standards are identified below. The CDG encourages
a variety in design styles, while prioritizing compatibility with the existing built environment,
including preservation of its scale and ambiance. For context, the Tribune building located to
the immediate north of the proposed site includes block walls, metal roofing, and variations
between the roofing and vertical wall planes. In addition, for future context, the Public Market
at Bonetti Ranch project located immediately south of the project site will include the
repositioning of an existing residence and the re-construction and rehabilitation of several Long
Bonetti Ranch structures pursuant to City Historic Preservation Ordinance and Secretary of
Interior Standards. Additional new contemporary agrarian structures would incorporate a variety
Item Proposed 1 Standard 2
Setback
Street Yard 15 feet 15 feet
Other Yard (Pending subdivision) 0 feet
Max. Height Approx. 10 feet 35 feet
Max. Building Coverage 24% 50%
ARC1-3
ARCH-0605-2017 (3825 South Higuera)
Page 4
of materials including corrugated metals, rusting metal, wood siding, exposed steel and wood
beams and other exterior features deemed by the ARC and Cultural Heritage Committee to be
compatible with the historic structures and structures found in the neighborhood. The overall
design of both the Bonetti Ranch project and future development or redevelopment of the
Tribune site should provide pedestrian connections among the variety of uses.
Industrial architectural design standards discourage against “box-like” forms, and include a
variety of techniques that could be incorporated into the project to promote consistency with the
CDG while retaining the applicant’s concept to use cargo containers including 1) alteration of
textures and materials and 2) incorporating a compatible variety of siding materials to produce
additional texture and relief. The proposed project appears compatible with Industrial Project
Design Guidelines that call for the creation of plazas, courts, or gardens, including patio and
outdoor eating areas.1 The CDG standards for industrial metal buildings note that all metal
buildings should be designed to have architectural interest and articulation, and stock “off-the-
shelf” metal buildings are highly discouraged as main structures.2 Each structure (or container)
is relatively small (ranging between 160 and 320 square feet each), and would be placed in varied
locations and at varied angles surrounding a central open area.
3.2 Higuera Commerce Park Specific Plan (March 1997): The project site is located within
the Special Industrial sub-area of the Specific Plan, which is intended to support a variety of
primarily clean and light industrial uses. The Specific Plan notes that these uses should have the
physical appearance and functional characteristics of research and development, laboratories,
and precision manufacturing. Specific Plan Architectural Guidelines note that large wall planes
unrelieved by shadow or textural interest are generally not acceptable, and building design
should be unified and emphasize single, larger scale structures rather than multiple small
detached structures. The Guidelines also state that while compatibility with adjacent sites and
structures is required, innovation in design and materials appropriate to commercial/industrial
uses is encouraged.
4.0 RECOMMENDED ARC DISCUSSION ITEMS
ARC Discussion Item #1. The ARC should discuss the proposed concept’s compatibility with
the surrounding neighborhood, including the appropriateness of the overall design theme, the
use of sea-train/cargo containers, and placement of the structures relative to South Higuera Street
and surrounding development (existing and future). Regarding neighborhood compatibility,
does the project demonstrate:
1. Appropriate design theme
2. Proportional building scale/size
3. Appropriate building setbacks and massing
4. Appropriate colors, textures, and building materials.3
1 CDG 3.3.A Industrial Project Design Guidelines, General design objectives
2 CDG 3.3.I Industrial Project Design Guidelines, Metal buildings: In addition to architectural metal panels,
exterior surfaces should include either stucco, plaster, glass, stone, brick, or decorative masonry. Stock, ‘off-
the-shelf’ metal buildings are highly discouraged as main structures.
3 CDG 3.1.B Commercial Project Design Guidelines, General architectural design guidelines
ARC1-4
ARCH-0605-2017 (3825 South Higuera)
Page 5
ARC Discussion Item #2. Should the applicant move forward with the base concept (use of
cargo containers) while providing additional siding or facades to provide additional texture and
relief? The ARC should discuss if it is appropriate for the project to maintain the cargo-container
appearance internally, while providing architectural treatments on the exterior of the structures
facing public roads and the Bonetti Ranch development. Perimeter and interior landscaping
would also soften the appearance of the structures.
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 proposed project is based on conceptual information and graphics provided
by the applicant. Upon review of complete architectural plans, the ARC may require additional
changes or modifications to the project that were not previously known, specifically addressed, or
provided as directional items.
6.0 ATTACHMENTS
1. Vicinity Map
2. Conceptual Plans and Graphics
ARC1-5
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REVISIONS CO SHEET PROPERTY OF AXIS ENGINEERING GROUPTHIS BAR IS 1"The Obispo Company San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICKDATE 03-24-17TITLE SHEET (805) 540-3330JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIAATTACHMENT 2 ARC1-9
REVISIONS C1 SHEET PROPERTY OF AXIS ENGINEERING GROUP3825 S. HIGUERA STREET THIS BAR IS 1"The Obispo Company 3480 South Higuera Suite 130 San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICK JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIADATE 03-24-17HORIZONTAL CONTROL PLAN
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REVISIONS C2 SHEET PROPERTY OF AXIS ENGINEERING GROUP3825 S. HIGUERA STREET THIS BAR IS 1"The Obispo Company 3480 South Higuera Suite 130 San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICK JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIADATE 03-24-17
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REVISIONS C4 SHEET PROPERTY OF AXIS ENGINEERING GROUP3825 S. HIGUERA STREET THIS BAR IS 1"The Obispo Company 3480 South Higuera Suite 130 San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICK JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIADATE 03-24-17EROSION CONTROL PLAN (805) 540-3330ATTACHMENT 2 ARC1-13
REVISIONS C5 SHEET PROPERTY OF AXIS ENGINEERING GROUP3825 S. HIGUERA STREET THIS BAR IS 1"The Obispo Company 3480 South Higuera Suite 130 San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICK JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIADATE 03-24-17
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REVISIONS C6 SHEET PROPERTY OF AXIS ENGINEERING GROUP3825 S. HIGUERA STREET THIS BAR IS 1"The Obispo Company 3480 South Higuera Suite 130 San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICK JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFSIONALENGINEERSTATEOFCALIFORNIADATE 03-24-17OVERALL SITE PLAN (805) 540-3330
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.TREE PROTECTION NOTES
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TREE PROTECTION PLAN (805) 540-3330
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WARNING TREE PROTECTION ZONE (TPZ)* No grade change, storage of materials, vehicles or equipment is permitted within this TPZ * No cleaning of equipment near this TPZ * No unauthorized entry * This tree protection barrier must not be removed without the written authorization of the City of San Luis Obispo and supervision by the Certified Arborist of RecordATTACHMENT 2 ARC1-16
REVISIONS D1 SHEET PROPERTY OF AXIS ENGINEERING GROUP3825 S. HIGUERA STREET THIS BAR IS 1"The Obispo Company 3480 South Higuera Suite 130 San Luis Obispo, Ca. 93401 CLIENT:JEFFREY J. EMRICK JRCEEFFREYExp.J.E M R I C K C IVIL REGISTEREDPROFESSIONALENGINEERSTATEOFCALIFORNIADATE 03-24-17ATTACHMENT 2 ARC1-17
ATTACHMENT 2 ARC1-18
ATTACHMENT 2 ARC1-19
ATTACHMENT 2 ARC1-20
ATTACHMENT 2 ARC1-21
SHIPPING CONTAINER INSPIRATION
LAS VEGAS CONTAINER PARK
Beer
ATTACHMENT 2
ARC1-22
SHIPPING CONTAINER INSPIRATION
LAS VEGAS CONTAINER PARK
ATTACHMENT 2
ARC1-23
Meeting Date: July 17, 2017
Item Number: #3
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of the façade remodel of an existing commercial building located at 313 and
315 Madonna Road, including new landscaping and loading dock reconfiguration, with a
categorical exemption from environmental review.
PROJECT ADDRESS: 313 & 315 Madonna Road BY: Kip Morais, Planning Technician
Phone Number: 781-7101
e-mail: kmorais@slocity.org
VIA: Tyler Corey, Principal Planner
FILE NUMBER: ARCH-0568-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the
project, based on findings, and subject to conditions.
SITE DATA
Applicant The Kroenke Group
Representative James Van Hooser, TVP
Architects
Complete Date June 22, 2017
Zoning C-R-PD
General Plan General Retail
Site Area ~94,811 square feet
Environmental
Status
Exempt from CEQA under
Section 15301, Existing
Facilities.
SUMMARY
The project applicant, The Kroenke Group, has applied for architectural review of the remodel of
an existing commercial building located at 313 and 315 Madonna Road. The proposed remodel
includes a façade renovation to the existing ~94,811 square foot building as well as new
landscaping and loading dock reconfiguration. The portion of the building to be remodeled is the
area formerly occupied by Forever 21, which includes lot 6 and a portion of lot 7 north of Bed
Bath and Beyond (Tract 1268). The project site is located along El Mercado in the Retail
Commercial zone with a Planned Development Overlay (C-R-PD). The property is bounded by
ARC 3 - 1
KM
ARCH-0568-2017
313 & 315 Madonna Road
Page 2
Retail Commercial zoning on all sides, with the parcels south of El Mercado being included in
the Planned Development Overlay.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the General Plan, Zoning
Regulations, Community Design Guidelines, and other applicable policy documents.
2.0 PROJECT INFORMATION
Site Information/Setting
Site Size ~94,811 square feet
Present Use & Development Vacant Retail Commercial, formally occupied by Forever 21
Topography Relatively Flat
Access El Mercado, Madonna, and Dalidio Drive
Surrounding Use/Zoning North: C-R (Commercial Uses and Service Uses)
South: C-R-PD (Commercial Uses: retail)
East: C-R-PD (Commercial and Service Uses: retail, personal Services)
West: C-R-PD (Commercial and Service Uses)
Project Description
A summary of significant project features includes the following (Attachment 2, Reduced Project
Plans):
1. Site Plan: Partitioning the existing tenant space into four tenant spaces
• Reconfiguring two loading docks located along El Mercado Drive (Sheet FP-01)
a. Relocating the existing loading dock at the front of the building to the rear along
El Mercado and adding a second loading dock at this location
2. Design: Contemporary design that includes the following details and materials;
• Adding three additional customer entrances along the south elevation of the building
and one entrance on the southwest corner of the building
• Alternating storefront designs with materials that accentuate the individual storefronts
including: Concrete Masonry Units (CMU), Exterior Insulation Finishing Systems
(E.I.F.S), steel, aluminum, concrete, cast stone, wood siding, stucco and colored brick
• Raised parapets over customer entrances
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 10 foot PUE 0 feet
Side Yard Setbacks 0 feet 0 feet
Max. Height of Structure(s) 38 feet 45 feet
Coverage (buildings & paving) 93% 100%
Floor Area Ratio (FAR) 0.6 3.0
Parking Spaces 376 376
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
ARC 3 - 2
ARCH-0568-2017
313 & 315 Madonna Road
Page 3
3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning
Regulations and Engineering Standards, and be consistent with applicable Community Design
Guidelines (CDG). Staff has evaluated the project against relevant standards and guidelines and
found it to be in substantial compliance, as discussed in this analysis.
Consistency with the Community Design Guidelines
The CDG establish the intent of the development standards for large-scale retail projects that are
pedestrian-oriented and reflect architectural styles and features common in the city’s most
attractive commercial areas. The CDG state that the tendency of many “big-box” retail chains is
to replicate a corporate or generic aesthetic that may be absent of architectural character or local
connection and serve to emphasize a disconnection between chain stores and the community
(CDG 3.2). Designs should demonstrate a consistent use of colors, materials, and detailing
throughout all elevations of the building. Elevations which do not directly face a street should
not be ignored or receive only minimal architectural treatment (CDG 3.1.B.3).
Site Plan: The project complies with the property development standards of the Zoning
Regulations relative to height, setbacks, parking, coverage and floor area ratio (see Table 2.2
above). No exceptions to the Zoning Regulations are being requested, and the applicant proposes
to maintain the site plan in its existing layout including the parking lot and lighting
configuration. The main building entrances will continue to be oriented to the south, and El
Mercado will continue to function primarily as a service road. The CDG state that loading
facilities should not be located at the front of buildings where they will interfere with customer
and employee traffic and be difficult to adequately screen. The proposed location of the loading
docks along El Mercado are appropriate because this frontage serves as the rear of the building,
and there are two other existing loading docks along El Mercado that serve adjacent retail
establishments. The relocation of the loading dock will allow for a continuous storefront and
pedestrian walkway along the main frontage of the building (south elevation).
Figure: 1
ARC 3 - 3
ARCH-0568-2017
313 & 315 Madonna Road
Page 4
Building Design: The CDG state that each side of a principal building facing a public street
should feature at least one customer entrance. The project site is unique in that it was designed
with its back towards El Mercado, which serves primarily as a service road. Consistent with the
design of the center, customer entrances have been placed along the pedestrian walkway along
the southern elevation and the southwest corner of the project site, facing Madonna Road. These
entrances are clearly defined with canopies, planters, and porticos.
The project is consistent with the CDG which state that predominant exterior building materials
must be of high quality1. Large scale retail projects should provide extensive façade articulation
to provide variations in wall plane and surface relief. The proposed façade is broken up by
recesses and projections and variation in materials and patterns.
The project provides pedestrian oriented features including awnings, wall offsets, and canopies
that provide human scale2, and vertical articulation through the use of pediments on the south,
west, and north elevations, as well as the use of the pitched roof over tenant space “D”. The
south, west, and southwest elevations provide vertical and horizontal articulation consistent with
the CDG, however, the north elevation facing El Mercado could benefit from additional detail
and articulation, specifically for retail spaces “B” and “C” as seen in figure 2. Staff recommends
conditioning the project to address articulation along the north elevation. Condition #2 states:
Plans submitted for a building permit application shall provide for additional articulation along
the north elevation through the use of additional color and material variation, to the approval of
the Community Development Director.
Figure: 2
The CDG encourages design continuity while maintaining architectural variety3. Continuity
between the project site and the adjacent Bed Bath and Beyond tenant space is achieved through
the use of natural linen colored E.I.F.S., which provides the color transition between tenant
space “D” and Bed Bath and Beyond. Continuity between the project site and the adjacent
tenants is achieved, however, the horizontally striped CMU and E.I.F.S. between Sprouts and
1 Community Design Guidelines Chapter 3.2.D2: Predominant exterior building materials must be of high quality.
Examples of these materials include brick, wood, stone, tinted/textured stucco, and tile accents.
2 Community Design Guidelines Chapter 3.1.B4: Form and Mass. A building’s design should provide a sense of
human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of
wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or
covered arcades.
3 Community Design Guidelines Chapter 3.2.D7: Large-scale retail projects shall incorporate elements to visually
unify the buildings and signage without creating monotony. Buildings on separate pads should maintain the
overall architectural character of the site; at the same time architectural variety is encouraged.
ARC 3 - 4
ARCH-0568-2017
313 & 315 Madonna Road
Page 5
tenant space “B” terminates abruptly. Staff recommends this transition as a discussion point for
the ARC, and staff recommends Condition #3 which states: Plans submitted for a building
permit application shall provide for an appropriate vertical delineation between tenant spaces
“A” and “B” on the north and south elevations to provide a visual transition between façade
materials, to the approval of the Community Development Director.
Figure: 3
Landscaping: The City Arborist is in support of the proposed 25 tree removals and the proposed
compensatory replacement with 25 trees as shown on the landscape plan. In addition, the City
Arborist also provides direction for the replacement of missing parking lot trees. To ensure
compliance with CDG Chapter 3.2.B.2, staff recommends condition #31: The City Arborist
supports the proposed 25 tree removals with 25 compensatory tree plantings as shown on the
landscape plan. The building plan submittal shall show replacement tree plantings in the empty
planters within the parking lot immediately adjacent to the project site per the original
landscape plan to the satisfaction of the Community Development Director and City Arborist.
The proposed pedestrian walkway along the south elevation is appropriately integrated into the
site plan providing on-site open space for pedestrians with amenities including benches,
trach/recycling receptacles, and awnings (CDG 3.1.C.3b). In order to ensure compliance with
the CDG, staff recommends Condition #4 which states: Plans submitted for a building permit
application shall identify precise locations of pedestrian amenities (benches, trash receptacles,
etc.) to demonstrate compliance with Community Design Guidelines Chapter 3.1.C.3b, to the
approval of the Community Development Director.
Parking: No parking lot modifications are proposed as part of the project. The site
accommodates all required vehicle parking for the change of use from general retail to grocery
store. No additional vehicle parking is required as part of this application. Additionally, the
project requires 56 bicycle parking spaces. To ensure bicycle parking requirements are met, staff
recommends condition #7: Final plans shall clearly depict the location of all required short and
long-term bicycle parking. Sufficient detail shall be provided about the placement and design of
bike racks and lockers to demonstrate compliance with relevant Engineering Standards and
Community Design Guidelines, to the satisfaction of the Public Works and Community
Development Directors.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 1, Existing Facilities; Section 15301 of the
CEQA Guidelines, because the project consists of a façade remodel and partition of an existing
ARC 3 - 5
ARCH-0568-2017
313 & 315 Madonna Road
Page 6
commercial space with new loading docks and landscaping.
5.0 OTHER DEPARTMENT COMMENTS
Comments from the other City departments have been incorporated into the Draft Resolution as
conditions of approval and/or code requirements, as appropriate.
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, Community Design Guidelines, or other policy document.
7.0 ATTACHMENTS
1. Draft Resolution
2. Reduced Project Plans
Available at the Community Development Department: Project Plans
Available at ARC Hearing: Colors and Materials Board
ARC 3 - 6
RESOLUTION NO. ARC-XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE FAÇADE REMODEL OF AN
EXISTING COMMERCIAL BUILDING LOCATED AT 313 AND 315
MADONNA ROAD, INCLUDING NEW LANDSCAPING AND LOADING
DOCK RECONFIGURATION, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED JULY 17, 2017 (313 & 315
MADONNA ROAD ARCH-0568-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on July 17, 2017, pursuant to a proceeding instituted under ARCH-0568-2017,
The Kroenke Group, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0568-2017), based on the following findings:
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project is consistent with the General Plan Land Use Element Goal #15, which establishes
Community Goals for Society and Economy in order to emphasize more productive use of
existing commercial buildings and land areas already committed to urban development. The
project proposes to remodel the façade of an existing vacant commercial building that can be
utilized by retail establishments.
3. The project is consistent with the Zoning Regulations since the proposed building design
complies with height, coverage, parking and setbacks for the Retail Commercial (C-R) zone.
4. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures on-site, and
Attachment 1
ARC 3 - 7
Resolution No. ARC-XXXX-17
313 & 315 Madonna Road., ARCH-0568-2017
Page 2
by providing clearly defined customer entrances.
SECTION 2. Environmental Review. The project is categorically exempt under Class 1,
Existing Facilities; Section 15301 of the CEQA Guidelines, because the project is consistent with
General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project consists of a façade remodel of an existing commercial
building.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC (ARCH-0568-2017). 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 approvals listed as sheet number 2.
Reference shall be made in the margin of listed items as to where in plans requirements are
addressed. Any change to approved design, colors, materials, landscaping, or other conditions
of approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
2. Plans submitted for a building permit application shall provide for additional articulation
along the north elevation through the use of additional color and material variation, to the
approval of the Community Development Director
3. Plans submitted for a building permit application shall provide for an appropriate vertical
delineation between tenant spaces “A” and “B” on the north and south elevations to provide
a visual transition between façade materials, to the approval of the Community Development
Director.
4. Plans submitted for a building permit application shall identify precise locations of pedestrian
amenities (benches, trash receptacles, etc.) to demonstrate compliance with Community
Design Guidelines Chapter 3.1.C.3b, to the approval of the Community Development
Director.
5. The storage area for trash and recycling cans shall be screened from the public right-of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
6. The locations of all lighting, including bollard style landscaping or path/parking lighting, shall
be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture, subject to the approval of the
Attachment 1
ARC 3 - 8
Resolution No. ARC-XXXX-17
313 & 315 Madonna Road., ARCH-0568-2017
Page 3
Community Development Director. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut-sheets on the submitted
building plans. The selected fixture(s) shall be shielded to insure that light is directed
downward consistent with the requirements of the City’s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
7. Final plans shall clearly depict the location of all required short and long-term bicycle parking.
Sufficient detail shall be provided about the placement and design of bike racks and lockers
to demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development Directors.
8. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Plans shall demonstrate the use of high quality materials for the windows
that reflect the architectural style of the project and are compatible with the neighborhood
character, to the approval of the Community Development Director.
9. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
10. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
11. The project proposes to split a single tenant space into four new tenant spaces, which will
require an amendment to the Master Sign Program to include signage for additional tenant
spaces. Prior to sign permit issuance, the applicant shall submit a revision to the SLO
Promenade Master Sign Program for architectural review. The revised sign program shall, at
a minimum, include the following:
a. All proposed sign styles and methods of illumination for the four new tenant spaces
b. Proposed finish materials for all sign types
Attachment 1
ARC 3 - 9
Resolution No. ARC-XXXX-17
313 & 315 Madonna Road., ARCH-0568-2017
Page 4
c. All proposed letter heights and approximate sign location areas (shown with a
dashed box) for major tenants
Engineering Division – Community Development Department
14. The required lot line adjustment or lot merger between parcels 6 and 7 (Tract 1268) shall be
completed prior to building permit issuance.
15. The building plan submittal shall show the limits of the damaged or displaced sidewalk, curb,
gutter, driveway approaches, sidewalk underdrains, and catch basins to be repaired or replaced
per City Engineering Standards. The applicant shall call Engineering Development Review to
schedule a site inspection to walk the property frontage prior to building permit submittal to
verify the extent of repairs required.
16. The building plan submittal shall show ADA upgrades to the site to the satisfaction of the City.
The building plan submittal shall show all existing curb ramps to be upgraded per current
standards including the corner curb ramp at El Mercado and the main drive aisle. The current
city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp.
17. The building plan submittal shall show an upgraded ADA path of travel from the bus stop to
the corner of the new proposed Sprouts building entrance with the shortest direct route. The
existing damaged and displaced sidewalk from the bus stop corner to the new Sprouts building
entrance shall be replaced per city engineering standards. The path of travel shall include a
new curb ramp and receiving ramp. An accessible ramp shall be included with the new stair
access at the new Sprouts building entrance.
18. The building plan submittal shall show a new curb ramp and receiving ramp from the bus stop,
southwesterly toward Dalidio Drive.
19. The building plan submittal shall show the existing driveway approach along El Mercado to
be upgraded to comply with current standards. The current city and ADA standard requires a
4’ accessible sidewalk extension behind the ramp.
20. The building plan submittal shall include a complete parking lot signage and striping plan per
city standards.
21. The building plan submittal shall show the existing bus stop to be maintained and repaired as
needed to the satisfaction of the City. A structural condition report shall be provided for all
existing glulam beams. All existing damaged glulam beams and windows/glass panels shall
be repaired or replaced. The plan shall show a light (solar or electric) upgrade to the bus stop
to the satisfaction of the Public Works Transit Division.
22. The building plan submittal shall include a complete site utility plan. All existing and proposed
utilities along with utility company meters shall be shown. Existing underground services shall
Attachment 1
ARC 3 - 10
Resolution No. ARC-XXXX-17
313 & 315 Madonna Road., ARCH-0568-2017
Page 5
be shown along with any proposed alterations or upgrades. All work in the public right-of-
way shall be shown or noted.
23. The building plan submittal shall show the loading dock drainage to be in accordance with City
codes and standards. Pre-treatment, filter inserts, or other water quality Best Management
Practices(BMP’s) shall be implemented to the satisfaction of the City. Trash enclosure
drainage shall be considered in the final design in accordance with City Engineering Standard
1010.B.
24. The building plan submittal shall include water quality upgrades to the parking lot drainage
prior to discharge to the storm drain system and adjoining Cerro San Luis Channel. Upgrades
may include a treatment train such as permeable pavers with a perforated drain pipe, sumped
catch basins, or other BMP’s to the satisfaction of the City.
25. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
26. An operations and maintenance manual will be required for the post construction stormwater
improvements. The manual shall be provided at the time of building permit application and
shall be accepted by the City prior to building permit issuance. A private stormwater
conveyance agreement will be required and shall be recorded prior to final inspection
approvals.
27. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled
structures shall comply with all Federal Emergency Management Agency (FEMA)
requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter
17.84.
28. A Letter of Map Revision Based on Fill Determination Document (LOMR-F) was processed
for the building and corresponding addresses located on Lot 7 of Tract 1268. The applicant
shall process a LOMR-F for the remaining portion of the building located on Lot 6 of Tract
1268 with an address of 313 Madonna prior to building occupancy.
29. A portion of this property is located in an AO (1’ depth) Flood Zone; the water surface or base
flood elevation (BFE) of a 100-yr storm is 1' above adjacent grade. Normally, in the absence
of a LOMR, the structure would be floodproofed to an elevation that is at least one foot above
the BFE or 2’ above the highest adjacent grade. A compliance strategy shall be resolved prior
to building permit issuance.
30. Plans submitted for a building permit application shall show all existing trees on the property
with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with
canopies and/or root systems that extend onto the property shall be shown for reference. The
Attachment 1
ARC 3 - 11
Resolution No. ARC-XXXX-17
313 & 315 Madonna Road., ARCH-0568-2017
Page 6
plan shall note which trees are to remain and which trees are proposed for removal. Include
the diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The plan shall show all existing and proposed street trees.
31. The City Arborist supports the proposed 25 tree removals with 25 compensatory tree plantings
as shown on the landscape plan. The building plan submittal shall show replacement tree
plantings in the empty planters within the parking lot immediately adjacent to the project site
per the original landscape plan to the satisfaction of the Community Development Director and
City Arborist.
32. The building plan submittal shall show one 15-gallon street tree for each 35 linear feet of
frontage. Tree species and planting requirements shall be per City Engineering Standards.
Street trees shall be planted in the sidewalk in tree wells where the sidewalk width is 8’ or
greater. Trees in tree wells shall include frames, grates, and guards per City Engineering
Standards.
Transportation Division
31. Replace existing 17 bicycle rack spaces adjacent to existing site with Peak Racks Campus
Racks, located adjacent to building entrances and shown on building plans. Campus Racks
can be found here: http://peakracks.com/product-category/campus-racks/
32. Building Plan submittal shall show a final striping and signing plan for roadways adjacent to
building frontage, including accessible parking spaces for building tenants.
Utilities Department
33. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
34. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to final Building Permit.
35. The project is in a capacity constrained sewer service area, and shall implement off-site sewer
rehabilitation efforts (private lateral repair/replacement) for sewer flows above the existing
conditions. The offset efforts shall be made at a rate of 1 foot of sewer lateral rehabilitation for
every 17 gallons per minute of additional flow, and shall be in manner consistent with
engineering design standards and to the satisfaction of the Utilities Director.
36. Trash enclosure(s) shall conform the access requirements and conditions of the San Luis
Garbage Company.
Attachment 1
ARC 3 - 12
Resolution No. ARC-XXXX-17
313 & 315 Madonna Road., ARCH-0568-2017
Page 7
37. The project is within the recycled water service area, and shall include a “purple pipe”
irrigation system, and backflow preventer consistent with the Engineering Design Standards,
in a way that a transition from potable water to recycled water can be made in the future.
Indemnification
The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and
employees from any claim, action or proceeding against the City and/or its agents, officers or
employees to attack, set aside, void or annul, the approval by the City of this project, and all actions
relating thereto, including but not limited to environmental review (“Indemnified Claims”). The
City shall promptly notify the applicant of any Indemnified Claim upon being presented with the
Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim.
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 17th day of July, 2017.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
Attachment 1
ARC 3 - 13
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Attachment 2
ARC 3 - 17
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C
E
P
T
U
A
L
F
L
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R
P
L
A
N
L
A
Y
O
U
T
J
u
n
e
1
3
t
h
,
2
0
1
7
Attachment 2
ARC 3 - 18
P
P
-
0
1
C
O
N
C
E
P
T
U
A
L
P
H
A
S
I
N
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A
N
L
A
Y
O
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T
J
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1
3
t
h
,
2
0
1
7
Attachment 2
ARC 3 - 19
C
M
-
0
1
C
O
N
C
E
P
T
M
A
T
E
R
I
A
L
&
F
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3
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1
7
T
R
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A
N
D
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D
S
.
Attachment 2
ARC 3 - 20
1
.
S
T
O
(
E
.
I
.
F
.
S
.
)
f
a
ç
a
d
e
w
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r
a
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r
“
A
”
2
.
S
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(
E
.
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)
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n
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w
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“
A
”
3
.
S
T
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(
E
.
I
.
F
.
S
.
)
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k
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a
d
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r
“
A
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4
.
S
T
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(
E
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.
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(
E
.
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6
.
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7
.
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(
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.
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8
.
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(
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9
.
P
a
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r
“
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1
0
.
P
a
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e
d
s
m
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-
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w
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r
“
B
”
1
1
.
P
a
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n
t
e
d
s
m
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a
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t
b
a
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d
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r
“
C
”
1
2
.
P
a
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b
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“
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”
1
3
.
P
a
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S
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(
E
.
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e
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d
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p
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c
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l
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“
D
”
1
4
.
P
a
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n
t
e
d
b
r
i
c
k
c
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m
n
b
a
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w
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p
a
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n
t
c
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r
“
D
”
1
5
.
P
a
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n
t
e
d
s
p
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-
f
a
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w
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c
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l
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r
“
D
”
1
6
.
P
a
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n
t
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b
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r
“
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1
7
.
P
a
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r
“
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1
8
.
P
a
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w
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p
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c
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r
“
F
”
M
A
T
E
R
I
A
L
&
F
I
N
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S
H
L
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G
E
N
D
J
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n
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2
3
r
d
,
2
0
1
7
M
L
-
0
1
M
A
T
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I
A
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&
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D
1
9
.
P
a
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a
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p
a
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l
o
r
“
G
”
2
0
.
P
a
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n
t
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d
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p
o
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e
d
s
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c
t
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a
l
s
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w
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t
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p
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t
c
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l
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r
“
G
”
2
1
.
B
r
i
c
k
i
n
a
h
e
r
r
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n
g
b
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e
p
a
t
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w
i
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b
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k
c
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r
“
H
”
2
2
.
B
r
i
c
k
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n
a
r
u
n
n
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n
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b
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d
p
a
t
t
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n
w
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h
b
r
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c
k
c
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l
o
r
“
I
”
2
3
.
B
r
i
c
k
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a
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d
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c
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p
a
t
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n
w
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h
b
r
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k
c
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l
o
r
“
I
”
2
4
.
B
r
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c
k
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b
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d
p
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b
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k
c
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r
“
J
”
2
5
.
B
r
i
c
k
a
c
c
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t
w
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a
r
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b
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d
p
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n
w
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b
r
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c
k
c
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r
“
J
”
2
6
.
G
r
o
u
n
d
-
f
a
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m
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b
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d
p
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w
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c
m
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c
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l
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r
“
K
”
2
7
.
A
r
c
h
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t
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c
t
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c
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b
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w
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r
“
L
”
2
8
.
V
e
r
t
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c
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r
“
M
”
2
9
.
H
o
r
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z
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w
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d
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g
w
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w
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d
c
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r
“
N
”
3
0
.
A
n
o
d
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z
e
d
s
t
o
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f
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t
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n
d
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m
w
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f
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n
t
c
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l
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r
“
O
”
3
1
.
A
n
o
d
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z
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d
s
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f
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d
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s
t
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f
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t
c
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l
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r
“
P
”
Attachment 2
ARC 3 - 21
C
E
-
0
1
O
V
E
R
A
L
L
C
O
N
C
E
P
T
C
O
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D
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V
A
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J
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1
3
t
h
,
2
0
1
7
T
R
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A
N
D
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A
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H
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C
C
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.
F
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.
F
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A
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B
O
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D
S
.
Attachment 2
ARC 3 - 22
M
B
-
0
1
C
O
N
C
E
P
T
M
A
T
E
R
I
A
L
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B
O
A
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D
(
0
1
o
f
0
2
)
A
p
r
i
l
2
8
t
h
,
2
0
1
7
Attachment 2
ARC 3 - 23
C
O
N
C
E
P
T
M
A
T
E
R
I
A
L
S
B
O
A
R
D
(
0
2
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f
0
2
)
A
p
r
i
l
2
8
t
h
,
2
0
1
7
M
B
-
0
2
Attachment 2
ARC 3 - 24
B
S
-
0
1
C
O
N
C
E
P
T
C
O
L
O
R
E
D
B
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T
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ARC 3 - 25
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ARC 3 - 26
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Attachment 2
ARC 3 - 27
Attachment 2
ARC 3 - 28
Attachment 2
ARC 3 - 29
Attachment 2
ARC 3 - 30
Attachment 2
ARC 3 - 31
Design Studios @ Landscape Development
468 Poli Street, Suite 2E
Ventura, CA 93001
P: 661.295.1970
www.landscapedevelopment.com
LDI ARC Response 06-23-2017
ARC Plan Check Response
Completeness Review #1: ARCH-0568-2017 – James Van Hoosier – TVP Architects
SLO Promenade Renovation – 313 Madonna Rd., San Luis Obispo, CA
Comment:
x (Ron Combs Review Comment) I received the Landscape Sheet Index from Kip Morais in my
mail slot Monday morning, thanks Kip. I see there is a good proposed plan to replant. On the Tree
Removal Application that was submitted to me it said “TBD” under Proposed Replacement Tree(s)
and under Reasons for tree removal it said “Demolition of existing landscape”. Thank you for the
additional bulleted information (Attached Below) on the reasons for removal and proposed
landscape plan not stated in the Tree Removal Application that I visited the site with.
We, the ARC, Tree Committee or City Council, will typically require at a minimum, a one to
one ratio for replacement trees. You have met this minimum with this proposal. Additional trees
could be planted in parking lot medians and landscaped areas within the greater parking area
surrounding this project previously occupied by trees that failed or died, if changes or reductions to
the planting plan occur or additional trees are required by ARC. This email can be used as my
recommendation to ARC.
Tyler Please inform your folks that with this proposed landscape plan to replant with 25
trees it will be my recommendation to planning and ARC. to approve this application. However I
do encourage missing parking lot trees be replaced if feasible due to the large loss of existing
mature canopy with the project and that studies show shopping areas with good canopy
coverage encourage people to relax, stay longer and spend more money for goods and services.
Response
x Justification for tree removal provided with the first submittal include:
1. None of the existing trees are protected by the city of San Luis Obispo
2. All existing trees impede the implementation of the site improvements are therefore
recommended for removal.
x Additional justification for the removal of existing trees:
1. Root systems are too large and will impact hardscape.
2. Many of these trees are oversized for the planter areas they are located.
3. Trees with large canopies have been planted too close together as well as too close to the
building impairing maintenance of both the building and trees themselves.
4. It would be nearly impossible to protect these trees in place given the extent of the renovation
to the site (i.e. demolition; utility vaults located within the planters; utilities such as water, gas
and electricity being run to the building; façade renovation)
5. The implementation of the site improvements would improve the aesthetic of the site as well as
contribute to the beautification of the city of San Luis Obispo.
6. The proposed renovations improve vehicular as well as pedestrian circulation on site.
7. Upgrading the aesthetic of the site will generate increased business revenue for the city of San
Luis Obispo.
8. All trees removed are being replaced at a 1:1 ratio per the planting plan.
x This Item is pending a response from the City Arborist to an ongoing conversation
concerning the approval or mitigation requirements of the proposed removed trees.
By:
Tyler Erickson, Design Associate for
Richard DePalma, Landscape Architect Lic. #4827
Landscape Development Inc.
Attachment 2
ARC 3 - 32
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-1ST CITY SUBMITTAL 05-15-2017
1 2ND CITY SUBMITTAL (ARC SUBMITTAL #2)06-14-2017
---
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313 MADONNA RD.
TKG MANAGEMENT, INC.
211 N. STADIUM BLVD.
COLUMBIA, MO 65203
(573) 449-8323
SLO PROMENADE SHOPPING CENTER
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-1ST CITY SUBMITTAL 05-15-2017
1 2ND CITY SUBMITTAL (ARC SUBMITTAL #2)06-14-2017
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Attachment 2
ARC 3 - 35
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2
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-1ST CITY SUBMITTAL 05-15-2017
1 2ND CITY SUBMITTAL (ARC SUBMITTAL #2)06-14-2017
---
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---
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(573) 449-8323
SLO PROMENADE SHOPPING CENTER
prepared for:
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SAN LUIS OBISPO, CA
313 MADONNA RD.
TKG MANAGEMENT, INC.
211 N. STADIUM BLVD.
COLUMBIA, MO 65203
(573) 449-8323
SLO PROMENADE SHOPPING CENTER
SUHSDUHGIRU
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Attachment 2
ARC 3 - 39