HomeMy WebLinkAbout08-07-2017 ARC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Agenda
Architectural Review Commission
Monday, August 7, 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 Regular Architectural Review Commission Meetings of June 5, and June 19, 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. 1101 Monterey Street, and 1144 Higuera Street. ARCH-0371-2017: Architectural review
of a new three-story, mixed-use project that includes 21,198 square feet of office space, 2,985
square feet of retail space, and 2,195 square feet of restaurant space. The applicant is requesting
off-site parking, a temporary parking lot with 21 spaces, and a 50% parking reduction that
includes a shared parking reduction, a mix of uses parking reduction, a reduction for additional
bicycle parking, and a parking reduction for implementing a Transportation Demand
Management Plan (TDMP), with a categorical exemption from environmental review; C-R
zone; PEDP, Inc., applicant. (Rachel Cohen)
Architectural Review Commission Agenda Page 2
2. 363 Santa Rosa Street. ARCH-0572-2017: Architectural review of a new car wash facility,
with a categorical exemption from environmental review; C-T zone; Uhm, LLC, applicant.
(Kyle Van Leeuwen)
COMMENT & DISCUSSION
1. STAFF
a. Agenda Forecast
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, August 21, 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, June 5, 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,
June 5, 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 Richard Beller, Allen Root, Greg Starzyk, Vice-Chair Angela Soll, and
Chair Greg Wynn.
Absent: Commissioners Amy Nemcik and Brian Rolph
Staff: Community Development Deputy Director Doug Davidson and 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.
APPROVAL OF MINUTES
Minutes of the Architectural Review Commission meeting of April 3, 2017.
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
STARZYK, CARRIED 5-0-2 to approve the minutes of the Architectural Review
Commission meeting of April 3, 2017 with one administrative correction to reorder
paragraphs in Item 1.
PUBLIC HEARINGS
1. 1185 Monterey Street. ARCH-4000-2016: Continued design review of a new four-story
mixed use project that includes 2,464 square feet of ground-floor commercial/retail
space, 13 residential units, onsite parking, associated tree removals, and modifications to
existing street parking, including the relocation of two 10-hour metered spaces on Toro
Street to Monterey Street, resulting in no net loss of street parking, with a categorical
exemption from environmental review (Class 32, in-fill development projects); project
DRAFT Minutes – Architectural Review Commission Meeting of June 5 ,2017 Page 2
includes demolition of the existing non-historic structure onsite; C-R zone; Matt
Quaglino, Ricardo Court Development, LLC, applicant.
Associate Planner Shawna Scott presented the staff report, noting the applicant’s
responses to previous direction.
Applicant representatives Scott Martin and Matt Quaglino responded to Commission
inquiries.
Public Comments:
None.
-- End Public Comment –
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
SOLL, CARRIED 5-0-2 to adopt the draft resolution subject to findings and conditions
with the following amendments:
Eliminate Condition #5
Clarify conditions to support the Ficus tree removal.
Include a compatible color change within the recessed element of the south elevation.
Include bicycle parking in front of the building and within each unit and parking area.
2. 460 Marsh Street. MOD-0056-2017: Review of modifications to the architecture of a
previously approved four-unit multi-family residential project (ARC-142-14) and a
request for fence height exception, with a categorical exemption from environmental
review; C-R zone; Dansk, LLC, applicant.
Associate Planner Rachel Cohen presented the staff report and provided a material board.
Project Architect Jim Duffy, Ten Over Studio, presented a brief project overview and
responded to Commission inquiries.
Public Comments:
Chair Wynn acknowledged receipt of two written correspondence items.
None.
-- End Public Comment –
DRAFT Minutes – Architectural Review Commission Meeting of June 5 ,2017 Page 3
During the course of discussion, Commissioner Root suggested the applicant
implement features that encourage vegetation growth.
ACTION: MOTION BY CHAIR WYNN, SECOND BY COMMISSIONER ROOT,
CARRIED 4-1-2, with Commissioner Beller opposed, to approve the project
modifications subject to findings and conditions with the following amendments:
1. The proposed fence shall not exceed the height of 10 feet along the southwest
property line and 6 feet along the northwest property line.
2. The wood wrap should continue around the east corner of the building to the first
column.
3. The applicant shall work with staff to revise the materials and color palette to
reduce the foreboding appearance of the Marsh Street elevation.
4. The color on the east elevation should be painted to the ground.
Commission recessed at 6:20 p.m. and reconvened at 6:27 p.m. with five Commissioners present.
3. 1035 Madonna Road. ANNX-1502-2015: Continued 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 and responded to
Commission inquiries.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY
COMMISSIONER ROOT, CARRIED BY CONSENSUS 5-0-2, to adopt the resolution
recommending approval by City Council of the design guidelines of the San Luis Ranch
Specific Plan located at 1035 Madonna Road.
COMMENTS AND DISCUSSION
Deputy Director Davidson provided an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:00 p.m. The next Regular meeting of the Architectural Review
Commission is -scheduled for Monday, June 19, 2017 at 5:00 p.m., in the Council Chambers,
990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ADVISORY BODY NAME: XX/XX/2017
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, June 19, 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,
June 19, 2017 at 5:00 p.m. in the Council Chambers, located at 990 Palm Street,
San Luis Obispo, California, by Chair Wynn.
ROLL CALL
Present: Commissioners Amy Nemcik, Brian Rolph (arrived at 5:03 p.m.), Greg Starzyk,
Richard Beller, Vice-Chair Angela Soll, and Chair Greg Wynn.
Absent: Commissioner Allen Root
Staff: Deputy Director of Community Development Doug Davidson. Other staff members
presented reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
David Brodie, San Luis Obispo, expressed concerns regarding climate change.
PUBLIC HEARINGS
1. 175 Venture Drive and 173 Buckley Road. GENP-1319-2015/SPEC-1318-2015.
Review of the Draft Design Guidelines for the Avila Ranch Development Project; A
Final EIR has been prepared for project under CEQA; BP-SP zone, Specific Plan Area
4; Avila Ranch, LLC, applicant.
Contract Planner John Rickenbach presented a brief staff report and responded to
Commission inquiries.
Applicant Representative Stephen Peck, Peck Planning and Development, presented a
summary of plan revisions.
Applicant representative Scott Martin presented an overview of the project vision,
noting the incorporation of ARC feedback; responded to Commission inquiries.
DRAFT Minutes – Architectural Review Commission Meeting of June 19, 2017 Page 2
Public Comments:
Bill Thoma, San Luis Obispo, spoke in favor of the project.
--End of Public Comment--
Commission discussion followed.
Chair Wynn suggested modifying the language in Site Planning and Organization
Section 1.11 d. Exterior Walls to read “…fiberglass batt insulation in the stud cavity,
and one or two layers…”
Commissioner Beller voiced concerns regarding the 36-foot height minimum for units
and encouraged the applicant to consider potential conflicts with common driveways.
Commissioner Nemcik suggested modifying the project Design Guidelines to refine
and reduce repetitive sections regarding public art and to remove sections referencing
the City’s night sky ordinance.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY
COMMISSIONER STARZYK, CARRIED 6-0-1 to adopt the draft resolution
recommending City Council approval of the Design Guidelines of the Avila Ranch
Development Plan located at 173 Venture Drive.
COMMENTS & DISCUSSION
Deputy Director Davidson provided the agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:32 p.m. 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.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017
Meeting Date: August 7, 2017
Item Number: 1
2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of a new three-story project that includes 21,198 square feet of office
space, 2,985 square feet of retail space, and 2,195 square feet of restaurant space. The applicant is
requesting off-site parking, a temporary parking lot with 21 spaces, and a 50% parking reduction that
includes a shared parking reduction, a mix of uses parking reduction, a reduction for additional bicycle
parking, and a parking reduction for implementing a Transportation Demand Management Plan
(TDMP). The project is categorically exempt from environmental review.
PROJECT ADDRESS: 1101 Monterey & 1144 Higuera BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-0371-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution based on findings, and subject to conditions
(Attachment 1).
SITE DATA
Applicant PEDP, Inc
Representative Carol Florence, Oasis Assoc.
Submittal Date March 31, 2017
Complete Date June 12, 2017
Zoning Retail Commercial (C-R)
General Plan General Retail
Site Area 0.7 acres (30,408 square feet)
Environmental
Status
Categorically Exempt from
environmental review under Section
15332 (In-Fill Development Projects)
of the CEQA Guidelines.
SUMMARY
The applicant has submitted plans for a new three-story project located at 1101 Monterey Street and
1144 Higuera Street. The project includes 21,198 square feet of office space, 2,985 square feet of retail
space, and 2,195 square feet of restaurant space. The applicant is requesting shared off-site parking and
a 50% parking reduction that includes a shared parking reduction, a mix of uses parking reduction, a
reduction for additional bicycle parking, and a parking reduction for implementing a Transportation
Demand Management Plan (TDMP).
ARC1 - 1
ARCH-0371-2017
1101 Monterey Street and 1144 Higuera
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City policies and standards.
2.0 BACKGROUND
January 12, 2015: The Architectural Review Commission (ARC) reviewed and approved the
architectural design of two single story 5,000 square feet commercial buildings (Attachment 4, ARC
Hearing Minutes).
June 12, 2017: The Director approved a lot line adjustment between 1101 Monterey Street and 1144
Higuera Street (shown below). The applicant requested the lot line adjustment to reconfigure the existing
lot lines to allow the corner property (Parcel 2) to be developed as a separate parcel. The lot line
adjustment was determined to be consistent with the City’s Subdivision Regulations for the Retail
Commercial zone.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The project site is zoned Retail Commercial (C-R) and consists of one lot within the downtown area and
the General Plan designated Upper Monterey Special Planning Area (Attachment 1, Vicinity Map). The
site was developed with a gas station (now demolished) and the SGS Car Dealership. The project site is
bounded by Monterey Street to the north and Higuera Street to the south, and Santa Rosa Street to the
west (Attachment 1, Vicinity Map). The proposed site is adjacent to varying building heights including
the County Government Center (4 stories, >50 feet), San Luis Diagnostic Center (2 stories), and Bank
PARCEL 1
PARCEL 2
Figure 2: (left) Current boundaries of Parcel 1 (1101 Monterey Street) and Parcel 2 (1144
Higuera Street); (right) Proposed lot line adjustment of Parcel 1 and Parcel 2.
PARCEL 2
PARCEL 1
Figure 1: Santa Rosa elevation view of the ARC approved project.
ARC1 - 2
ARCH-0371-2017
1101 Monterey Street and 1144 Higuera
Page 3
of America (1.5 stories).
Table 1: Site information and setting
3.2 Project Description
The proposed project includes a new three-story structure with:
1. 21,198 square feet of office space,
2. 2,985 square feet of retail space, and
3. 2,195 square feet of restaurant space;
4. A parking lot with 21 spaces;
5. Two shared parking lots with the Mortgage House with 42 spaces;
6. Thin brick, stucco, plaster, and metal siding;
7. Metal awnings;
8. Metal storefronts;
9. Roll up metal doors;
10. Cornice, trim and column details and
11. Concrete bulkheads.
Zoning C-R (Retail Commercial)
Site Size 0.7 acres (30,408 square feet)
Present Use & Development Gas Station, Car Dealership, Commercial Space
Topography Relatively Flat
Access Monterey and Higuera
Surrounding Use/Zoning North: C-R (Retail Commercial: San Luis Diagnostic Center, Parking
Lots, & Training Center)
East: C-R (Retail Commercial: The Mortgage House & a Tattoo Shop)
South: C-R & O (Retail Commercial & Office: Bank of America)
West: C-D (Downtown Commercial: County Government Building)
Figure 3: Perspective view of the project as seen from the intersection of Santa Rosa and Higuera Streets
ARC1 - 3
ARCH-0371-2017
1101 Monterey Street and 1144 Higuera
Page 4
The building is designed to combine historic and classic architectural features with contemporary
architecture. The project design includes various materials including thin brick veneer; stucco; plaster;
metal siding; metal storefronts and windows; metal awnings; cornice, trim and column details and
concrete and metal bulkheads. Colors include tans, whites, and grays (see Attachment 3, Project Plans).
3.3 Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard 0 feet 0 feet
Other Yard (max height 35 feet) 0 feet 0 feet
Max. Height of Structure(s) 45 feet 45 feet
Max. Building Coverage (footprint) 34% 100%
Density Units (DU) 0 DU 36 DU per acre
Parking Spaces
Vehicle 63 125
Bicycle 79 19
Notes:
1. Applicant’s project plans submitted
2. Zoning Regulations
4.0 PROJECT ANALYSIS
The project consists of a mixed-use project that includes both commercial space and office space within
the Retail Commercial (C-R) zone in the Downtown Area (outside of the Downtown Core). Based on
the location of the project, Staff reviewed the project using Community Design Guidelines (CDG) for
Downtown projects.
4.1 Overall Design: The proposed project meets the overall design objectives for downtown projects
by providing upper-story offices accessed via an internal stairway and elevator, provides articulation in
the building form, and shows horizontal and vertical articulation between all three floors. The structure
will be built to the sidewalk and will eliminate the existing driveways on Monterey Street.
4.2 Architectural Style and Neighborhood Compatibility: The architectural style of the project
merges historic and classic architectural features with contemporary architecture and materials thus
providing a distinct architectural design that is not “anywhere USA.”1 The project showcases a unique
façade that highlights the entrance into the downtown at the intersection of Monterey and Santa Ro sa
from Highway 1 (Attachment 3, Project Plans, Sheet T1). The building design includes four-sided
architecture and uses brick, stucco, and metal panels, metal storefronts and metal awnings (Attachment
3, Project Plans, Sheets A5 & A6) with a color scheme that complements the design as well as the
surrounding architecture in the neighborhood.2 The architectural style is compatible with the
transitioning commercial development along Monterey Street, the modern designed County building
across the street and historic buildings in the Downtown.
1 CDG Chapter 1, Section 1.4.A: Goals for Design Quality and Character. Keep San Luis Obispo architecturally
distinctive, don’t let it become “anywhere USA.”
2 CDG Chapter 4, Section 4.2.C. Façade design. New structures and remodels should provide storefront windows,
doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing
structure, without copying their architectural style.
ARC1 - 4
ARCH-0371-2017
1101 Monterey Street and 1144 Higuera
Page 5
4.3 Form and Mass: The project includes pedestrian-scale features including storefront windows,
recessed entries, metal awnings, and metal roll up doors. The elevations provide vertical and horizontal
articulation by providing a tall first floor in the commercial space, vertical wall off-sets, changes in
materials, and third floor setback from the corner facing the intersection as well as along Monterey and
Santa Rosa Streets (Attachment 3, Project Plans, Sheets T1, A5 & A6).3
4.4 Materials and Architectural Details: The proposed materials and colors shown in Attachment 3,
Project Plans, Sheet A8 are consistent with CDG Chapter 4, Section 4.2.D.1 as the materials enhance
the architectural theme and design on all sides of the building. As noted in Section 4.2 above, the project
includes materials, such as brick and plaster that are considered appropriate for buildings in the
Downtown. Entry ways are recessed and doors are proposed to be primarily of glass. The design also
includes architectural details such as brick soldier course caps and archways, brick diagonal herring
bone pattering, brick reveals, and metal cornices (Attachment 3, Project Plans, Sheet A9).4
ARC Discussion: The project uses a mix of thin brick and plaster along the elevations that face Monterey
and Santa Rosa. The ARC should discuss if the facades have the right balance of plaster and brick or if
more brick should be included along these facades.
4.5 Parking: The Land Use Element has identified the subject site as part of the Upper Monterey special
planning area, and outlined that the “emphasis be on revitalization and enhancement.” In particular
Policy 8.2.2.A states that “the City shall investigate adding the Upper Monterey area to the Downtown
Parking District, thereby allowing in-lieu payment towards common parking facilities.” Public Works
is in the process of evaluating the parking needs for the Upper Monterey special planning area and the
possibility of establishing a parking district and parking garage that would serve that area (this is a
concept that is also reflected in the updated Downtown Concept Plan). In an effort to be consistent with
Policy 8.2.2.A and not create large surface parking areas in the downtown, the applicant is requesting a
parking reduction, shared off-site parking and the establishment of a temporary parking lot so that in the
future the lot can be considered as part of a new parking garage location within the Monterey area.
The applicant is requesting a 50% parking reduction in conjunction with a shared off-site parking
agreement with the Mortgage House which is adjacent to the site at 1129 and 1131 Monterey Street.
Table 2 provides the square footage of the subject project, the Mortgage House, and the required parking
for the proposed uses. As of yet, there are no tenants that are associated with the spaces besides the
Mortgage House. Table 3 provides an outline of the proposed parking reduction. The applicant’s request
3 CDG Chapter 4, Section 4.2.B: Height, scale. Multi-story buildings are desirable because they can provide
opportunities for upperfloor offices and residential units, and can increase the numbers of potential customers for
ground floor retail uses, which assists in maintaining their viability. Multi-story buildings should be set back above the
second or third level to maintain a street façade that is consistent with the historic pattern of development, maintaining
the general similarity of building heights at the sidewalk edge.
4 CDG Chapter 4, Section 4.2.D.6: Other details. A number of other details should be incorporated into exterior
building design to add a degree of visual richness and interest while meeting functional needs. These details include
such items as:
a. Light fixtures, wall mounted or hung with decorative metal brackets
b. Metal grillwork, at vent openings or as decorative features at windows, doorways or gates
c. Decorative scuppers, catches and down-spouts, preferably of copper
d. Balconies, rails, finials, corbels, plaques, etc.
e. Flag or banner pole brackets.
f. Crafted artworks.
ARC1 - 5
ARCH-0371-2017
1101 Monterey Street and 1144 Higuera
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results in a total parking requirement of 62 spaces. The project provides 63 spaces.
Table 2: Required parking for the proposed project
Use Square
Footage
Parking
Requirements
Spaces
Required
General Retail 2,874 1/300 10
Office (Business/Service) 18,636 1/300 63
Restaurant 1,775 1/60 30
Food Prep 700 1/100 7
Total 110
Existing Office
(Mortgage House) 4,500 1/300 15
Revised Total 125
Table 3: Staff parking reduction recommendation.
Parking Reduction Percentage Number of total spaces
Shared Parking Reduction 10% 12.5
Mixed Use Parking Reduction 10% 12.5
Bike Parking (1/5 bike spaces)
(32 extra bicycle parking spaces) 5% 6.3
TDMP Reduction 25% 31.5
Total Reduction 50% 63
Total Parking Required 62
Staff reviewed the proposal and is supportive of a 50% parking reduction for the site based on several
factors: 1) location; 2) shared parking; 3) mix of uses on the site; 4) additional bicycle parking; and 5) a
trip reduction plan. The site is located directly across the street from the Downtown parking district that
has a parking requirement of ½ of what is required for the subject site. The project site is able to access
services and transportation opportunities that are available to uses within the Downtown parking district.
The applicant is requesting a series of parking reductions that may be applied to the project per Section
17.16.060 of the Zoning Regulations. The project is sharing parking, a 10% reduction, and includes a
mix of uses, another 10% reduction. The project is not receiving the full 20% mix of uses parking
reduction because the uses do not provide a complete offset of hours between customers and office
employees usage. The applicant is also proposing a 5% bicycle parking reduction. This 5% reduction
would require that there be 32 additional bicycle parking spaces (in addition to the 19 spaces required
for the project) to replace 6.3 parking spaces.
The applicant has also requested a reduction in parking by implementing a Transportation Demand
Management Plan (TDMP) as part of their project (noted in the Zoning Regulations Section 17.16.060.E
as “Automobile trip reduction”). The TDMP (Attachment 5) includes a series of amenities and programs
to encourage alternative transportation and reduce single occupancy vehicle (SOV) trips. Some of these
amenities and programs include:
• Proximity to SLO and RTA transit;
• Bicycle lockers for employees at the site;
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ARCH-0371-2017
1101 Monterey Street and 1144 Higuera
Page 7
• One bikeshare bike to be available for use by employees that work in the building for worktime
errands and travel;
• A bike fix-it kit;
• An informational trip reduction bulletin board located in the main lobby where employees can
refer to it;
• Designated carpool parking space(s);
• Shower and locker facilities that can be used by all employees;
• TDMP will be provided to all new tenants; and
• The developer will coordinate program management of the TDMP as a part of managing the
building; this includes conducting yearly surveys and performing an analysis to evaluate the
effectiveness and calculate the projects average vehicle ridership (AVR). This information will
be shared with the City of San Luis Obispo with recommendations for revisions, if needed, to
the TDMP.
Staff is supportive of the proposed parking reduction and recommends Condition No. 9 and 11 that
requires the project provides no less than 63 shared parking spaces and a minimum of 51 bicycle parking
spaces (27 short-term and 24 long-term). Additionally, staff recommends Condition No. 12 that requires
that the applicant shall make the temporary parking lot permanent (and meet all City parking lot code
requirements) after a period of two years from the time of the approval of the project, unless the City
determines that the site will be part of parking district or parking garage.
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the
State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with
General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres substantially
surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the
site is located on a developed property and is served by required utilities and public services. The project
has been reviewed by the City Public Works Department, Transportation Division, and no significant
traffic impacts were identified, based on the size and location of the project.
7.0 ALTERNATIVES
1. Continue the project with direction to the applicant and staff on pertinent issues.
2. Deny the project based on findings of inconsistency with the Community Design Guidelines or
applicable City policies and standards.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans
4. ARC Hearing Minutes
5. TDMP
ARC1 - 7
ATTACHMENT 1
RESOLUTION NO. ARC- -17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW THREE-STORY PROJECT THAT INCLUDES
21,198 SQUARE FEET OF OFFICE SPACE, 2,985 SQUARE FEET OF RETAIL SPACE,
AND 2,195 SQUARE FEET OF RESTAURANT SPACE WITH SHARED OFF-SITE
PARKING, A TEMPORARY PARKING LOT, AND A 50% PARKING REDUCTION
THAT INCLUDES A SHARED PARKING REDUCTION, A MIX OF USES PARKING
REDUCTION, A REDUCTION FOR ADDITIONAL BICYCLE PARKING, AND A
PARKING REDUCTION FOR IMPLEMENTING A TRANSPORTATION DEMAND
MANAGEMENT PLAN (TDMP), WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED AUGUST 7, 2017
1101 MONTEREY & 1144 HIGUERA (ARCH-0371-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on August 7, 2017, pursuant to a proceeding instituted under ARCH-0371-
2017, PEDP, Inc., 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-0371-2017), based on the following findings:
1. That 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 respects site constraints and is
compatible with the scale and character of the neighborhood.
2. As conditioned, the project is consistent with the City’s General Plan applicable to
development in a General Retail area. The proposed mixed use project is consistent with:
Policy 3.8.4 Commercial Revitalization, because the project would redevelop and beautify
the site with uses complementary to existing commercial and mixed use development on
Monterey Street; Policy 3.8.5 Mixed Use, because the project consists of mixed uses in a
Retail Commercial (CR) zone; Policy 4.5 Walking Environment, because the project would
provide adequate space for pedestrians and would include street trees; Policy 4.22
Commercial Buildings Outside the Core, because the project would redevelop the site to
provide a building constructed closer to Monterey Street, the structure would not exceed 45
feet in height; and Policy 8.2.2 Upper Monterey, because the project would revitalize and
ARC1 - 8
Resolution No. ARC- -17 ATTACHMENT 1
ARCH-0371-2017 (1101 Monterey & 1144 Higuera)
Page 2
enhance the project site.
3. The project is consistent with the City’s Community Design Guidelines because the proposed
project incorporates similar materials and architectural features to the surrounding Downtown
neighborhood and provides a distinct architectural design that is not “anywhere USA.
4. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060.A.,
Parking Space Requirements, in that it satisfies the intent of that section which is “…to
minimize the area devoted exclusively to parking and drives when typical demand may be
satisfied more efficiently by shared facilities.” Moreover, the project satisfies the requirement
for a shared parking reduction specified in San Luis Obispo Municipal Code Section
17.16.060.B because there are multiple uses that share common parking areas and the times
of maximum parking demand from the proposed uses will not coincide (Section 17.16.060.C).
5. The proposed automobile trip reduction request outlined in the Transportation Demand
Management Plan (TDMP) is consistent with San Luis Obispo Municipal Code Section
17.16.060.E because the plan promotes non-auto travel and the parking reduction will be safe,
and will not be detrimental to the surrounding area or cause a decline in quality of life because
the project is located proximate to shopping, restaurants, entertainment, employment, and a
transit stop, allowing for alternative modes of transportation such as walking, biking, or
taking public transportation. The TDMP includes numerous incentives such as bicycle lockers
for employees at the site, one bikeshare bike for use by employees that work in the building
for worktime errands and travel, a bike fix-it kit, an informational trip reduction bulletin board
located where employees can refer to it, designated carpool parking, shower and locker
facilities that can be used by all employees in the building, and the developer will coordinate
program management of the TDMP.
SECTION 2. Environmental Review. The project is categorically exempt under Class 32,
In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
rare or threatened species as the site is located on an existing infill property and is served by
required utilities and public services. Based on the location, size, and area and quantity of retail,
commercial and office components of the development, approval of the project will not result in
any significant effects related to traffic, noise, air quality, or water quality.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division – Community Development Department
1. 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
ARC1 - 9
Resolution No. ARC- -17 ATTACHMENT 1
ARCH-0371-2017 (1101 Monterey & 1144 Higuera)
Page 3
(“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.
2. The Architectural Review Commission’s approval of this project will expire after three years
if construction has not started. On request, the Community Development Director may grant
a single, one-year extension.
3. 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.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
5. The locations of all exterior lighting, including lighting on the structure, bollard style
landscaping or path lighting, shall be included in plans submitted for a building permit. All
wall-mounted lighting fixtures shall be clearly called out on building elevations included as
part of working drawings. All wall-mounted lighting shall complement building architecture.
The lighting schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall
be shielded to ensure 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.
6. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will provide adequate
screening. A line-of-sight diagram may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
7. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
ARC1 - 10
Resolution No. ARC- -17 ATTACHMENT 1
ARCH-0371-2017 (1101 Monterey & 1144 Higuera)
Page 4
8. 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.
9. Plans submitted for a building permit shall show that the project and the adjacent building at
1131 Monterey Street have shared access to no less than 63 parking spaces.
10. Prior to approval of the building permit, the applicant shall record an off-site/shared parking
agreement with 1129 and 1131 Monterey Street to share parking spaces. The off-site/shared
parking agreement shall include language that allows users of 1131 Monterey the ability to
park at 1101 Monterey/1144 Higuera.
11. The subject project shall provide no less than 51 bicycle parking spaces for the life of the
project (27 short-term and 24 long-term).
12. The temporary parking lot shall be made permanent and meet all City parking lot development
standards and code requirements two years from the time of this ARC approval, unless the
City determines that the site will be part of parking district or a parking garage within that
two-year timeframe. The applicant may request an extension to maintain the temporary
parking lot to the satisfaction of the Community Development Director and the Public Works
Director.
13. Plans submitted for a building permit shall show the location of the carpool parking spaces.
14. The subject project shall implement the Transportation Demand Management Plan (TDMP)
for the life of the project, unless another provision is provided that satisfies the parking
requirements off-set by the TDMP to the satisfaction of the Community Development
Director.
Engineering Division – Public Works/Community Development Department
15. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standards. MC
12.16.050
16. This project is located in the Mission Style Sidewalk District of downtown. All street
frontages shall be upgraded to the Mission Style per City Engineering Standard #4220 due to
the substantial amount of frontage replacement necessary for the project.
ARC1 - 11
Resolution No. ARC- -17 ATTACHMENT 1
ARCH-0371-2017 (1101 Monterey & 1144 Higuera)
Page 5
17. The building plan submittal shall show an 8’ clear pedestrian path of travel void of all
sidewalk obstructions along the Monterey and Santa Rosa Street sidewalk in order to meet
pedestrian level of service thresholds required for this area.
18. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials.
19. An offsite parking agreement shall be required to the satisfaction of the Planning Division.
This agreement or alternate agreement shall include provisions for access to trash and recycle
facilities. Otherwise the project shall provide on-site trash and recycle accommodations.
20. Drainage from the trash enclosure shall comply with the City Engineering Standard 1010.B.
regarding water quality treatment prior to discharge to the storm drain system or gutter.
21. 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
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structure shall be underground. All work in the public right-of-way shall
be shown or noted.
22. The building plan submittal shall show protection of the existing 48” public storm drain pipe
running from Monterey Street to Santa Rosa Street and the two existing 27” x 60” box culverts
running through the middle of the property into Santa Rosa Street. New easements shall be
recorded that show metes and bounds that reflect the actual locations of the 48” public storm
drain pipe and the two 27” x 60” box culverts for the protection of these public utilities running
through the property. The new easements shall supersede the 1970 document, but may contain
the same language as the 1970 document which allows for construction over the easements.
Amended easement agreement(s) shall be recorded prior to building permit issuance.
23. The applicant shall provide an inspection report from a licensed engineer on the condition of
the existing 48” public storm drain and the two existing 27” x 60” box culverts located under
the existing and proposed structures prior to demolition/construction permit issuance. A final
inspection report shall be provided at the completion of construction. Any damage to the
structure caused by construction activities shall be repaired by the owner/contractor to the
satisfaction of the City.
24. The demolition and building plans in conjunction with the proposed construction methods
shall be reviewed by the project soils engineer and project engineer of record regarding
impacts to and preservation of the existing storm drain structures. Final design shall be
approved to the satisfaction of the City Engineer. Pertinent recommendations shall be
incorporated into the plan details, plan notes, and special inspection/structural observation
requirements for the project.
25. New connections to the public storm drain system shall be per City Engineering Standards
and approved to the satisfaction of the City Engineer.
ARC1 - 12
Resolution No. ARC- -17 ATTACHMENT 1
ARCH-0371-2017 (1101 Monterey & 1144 Higuera)
Page 6
26. The project is located within a mapped flood zone. The project is therefore subject to showing
compliance with the Waterway Management Plan Drainage Manual. Provide a complete
drainage report. The drainage report shall consider historic offsite drainage that may need to
be conveyed on the property.
27. The property is located in an AO (2’ depth) Flood Zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. The water surface or base flood elevation
(BFE) of a 100-yr storm is 2’ above adjacent grade. The structure must be raised and/or
floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest
adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure
protection and savings on flood insurance and is strongly encouraged.
28. The project shall comply with Post Construction Stormwater Requirements as regulated by
the Regional Water Quality Control Board for redeveloped sites.
29. An agreement shall be recorded for the proposed offsite stormwater chambers or other
stormwater measures.
30. An operations and maintenance manual will be required for the post-construction stormwater
improvements. A private stormwater conveyance agreement will be required and shall be
recorded prior to final inspection approvals. If a direct connection to the public storm drain
is proposed, an annual and recurring inspection fee will be required in accordance with the
storm drain connection fee schedule in effect at the time of the permit approvals/connection.
31. The City Arborist supports the proposed removals of the 2 existing Carrotwood street trees
along Monterey and Higuera Street with the proposed new street tree plantings shown on the
landscape plan. All street tree plantings shall be 36” box unless otherwise approved by the
City Arborist. Final tree species and planting requirements along Santa Rosa and Monterey
shall be approved by the City Arborist. Final tree planting placement shall consider line-of-
sight analysis at driveways and the intersection.
Transportation Division - Public Works Department
32. Retail and commercial uses at the project shall be limited to the first floor only. Consideration
of the expansion of uses on onto the upper floors may require a traffic analysis.
Utilities Department
33. 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.
34. A new sewer service shall be installed for the project and tie into the existing 15” PVC sewer
line.
ARC1 - 13
Resolution No. ARC- -17 ATTACHMENT 1
ARCH-0371-2017 (1101 Monterey & 1144 Higuera)
Page 7
35. The existing manhole (K09-5) shall be removed, and a new manhole shall be reconstructed
75-feet north of the intersection manhole (K09-7).
36. The project’s road improvements shall include provisions to adjust existing city owned
utilities per the Engineering Design Standards and to the satisfaction of the Utilities Director
including, but not limited to, water valves, water mains, fiber cables, and service laterals.
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 August, 2017.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ARC1 - 14
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2
1
.
9
S
P
A
C
E
R
E
D
U
C
T
I
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N
RE
D
U
C
T
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N
A
D
D
E
D
F
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R
B
I
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P
K
G
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O
=
11
.
2
S
P
A
C
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R
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D
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N
(1
S
P
A
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F
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D
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PA
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:
6
3
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PA
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P
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:
(
2
2
+
2
1
+
2
0
)
=
6
3
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P
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T1
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A2
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A3
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A4
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A5
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A6
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A1
0
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1
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C1
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.
MO
T
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:
4
S
P
A
C
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(1
/
2
0
A
U
T
O
S
P
A
C
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=
6
4
/
2
0
)
MO
T
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R
C
Y
C
L
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P
A
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K
I
N
G
P
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:
4
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P
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BI
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:
2
0
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P
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(C
-
R
Z
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1
5
%
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1
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3
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0
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1
5
)
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R
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:
1
2
S
P
A
C
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S
(M
I
N
S
H
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R
T
T
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R
M
S
P
A
C
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-
5
0
%
)
AD
D
E
D
F
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K
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D
U
C
T
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N
:
3
2
S
P
A
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LO
N
G
T
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M
S
P
A
C
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S
P
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D
:
8
S
P
A
C
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(M
I
N
L
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M
S
P
A
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-
4
0
%
)
AD
D
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D
F
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K
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T
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N
:
2
4
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P
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C
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S
TO
T
A
L
P
R
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V
I
D
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D
:
8
4
S
P
A
C
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S
ATTACHMENT 3
ARC1 - 16
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
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S
A
/
MO
N
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Y
M
I
X
E
D
-
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A1
SC
A
L
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:
1
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=
2
0
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-
0
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(
2
4
X
3
6
s
h
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t
)
EX
I
S
T
I
N
G
S
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ATTACHMENT 3
ARC1 - 17
2 D.
3
MO
NT
E
R
E
Y
S TR
E
E
T
S
A
N
T
A
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A
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6 'X8 'B O X C U U U U U L L L L L V ER R R ER R T T T T
6
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8
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B
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C
U
U
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L
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L
L
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L
L
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V
V
V
V
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V
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R
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T
T
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T
HI
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M
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G A GE
HO
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4,
5
0
0
S F
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22
S PA
C E S
T O B
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US
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PE
R
(
P
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9
1 1
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PA
C E S
T O
BE
US
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PE
R
(
P
)
A G RE
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M
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1 2
6
21
S PA
C E S
9 '
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2
"
PR
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AP
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5 ,0
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PR
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60'-6 1/2"50'-7"
60
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-
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10
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B
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23
% M
A
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G LA
Z
I
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GO
N
EN
T
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E
V
A
T
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ON
23
% M
A
X
G LA
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I
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GO
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V
A
T
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AP
P
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.
L
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A
T
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OF
G
R
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A
S
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IN
T
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C
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P
T
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AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
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Y
M
I
X
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D
-
U
S
E
0
PR
O
P
O
S
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D
S
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P
L
A
N
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40
20
10
SC
A
L
E
:
1
”
=
2
0
’
-
0
"
(
2
4
X
3
6
s
h
e
e
t
)
ATTACHMENT 3
ARC1 - 18
MO
N
T
E
R
E
Y
S
T
R
E
E
T
S
A
N
T
A
R
O
S
A
S
T
R
E
E
T
CI
R
C
U
L
A
T
I
O
N
5'
-
8
"
41
'
-
4
7
3
/
2
5
6
"
WA
L
K
T
O
(
P
)
3
'
-
1
"
3
'
-
1
1
/
2
"
3'
-
6
"
7'
-
0
"
RE
S
T
A
U
R
A
N
T
4,
3
3
2
S
F
RE
T
A
I
L
2,
9
8
5
S
F
OF
F
I
C
E
2,
2
7
1
S
F
1
S
T
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P
1
S
T
E
P
17
2
S
F
43
9
S
F
12
9
'
-
1
0
"
3'
-
0
"
9'
-
4
"
20
'
-
0
"
5'
-
0
"
18
'
-
6
"
5'
-
0
"
15
'
-
0
"
5'
-
0
"
14
'
-
6
"
5'
-
0
"
24
'
-
6
"
5'
-
0
"
1
5
'
-
8
"
1
8
'
-
0
"
5
'
-
0
"
1
8
'
-
6
"
5
'
-
0
"
1
2
'
-
0
"
9
'
-
6
"
8
3
'
-
8
"
2
9
'
-
4
"
2
7
'
-
9
"
2
7
'
-
6
"
12
5
'
-
1
0
7
3
/
2
5
6
"
32
'
-
4
"
28
'
-
6
"
34
'
-
6
"
34
'
-
6
"
8
4
'
-
7
"
0
'
-
2
1
3
/
2
5
6
"
ST
A
I
R
S
13
4
S
F
LO
B
B
Y
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
A3
SC
A
L
E
:
3
/
3
2
”
=
1
’
-
0
"
(
2
4
X
3
6
s
h
e
e
t
)
GR
O
U
N
D
F
L
O
O
R
P
L
A
N
GR
O
U
N
D
F
L
O
O
R
P
L
A
N
3/
3
2
"
=
1
'
-
0
"
(
2
4
X
3
6
S
H
E
E
T
)
1
ATTACHMENT 3
ARC1 - 19
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
A4
SC
A
L
E
:
3
/
3
2
”
=
1
’
-
0
"
(
2
4
X
3
6
s
h
e
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t
)
SE
C
O
N
D
A
N
D
T
H
I
R
D
F
L
O
O
R
P
L
A
N
S
SE
C
O
N
D
F
L
O
O
R
P
L
A
N
3/
3
2
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
1
TH
I
R
D
F
L
O
O
R
P
L
A
N
3/
3
2
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
2
12
9
'
-
1
0
"
ST
A
I
R
S
28
'
-
0
"
35
'
-
0
"
34
'
-
6
"
3
2
'
-
1
1
1
/
8
"
5
0
'
-
0
"
1
'
-
8
"
12
7
'
-
6
"
55
'
-
6
"
28
'
-
6
"
2
9
'
-
4
"
2
7
'
-
9
"
2
7
'
-
6
"
8
4
'
-
7
1
/
8
"
8
4
'
-
7
"
4
'
-
0
"
1
'
-
0
"
MO
N
T
E
R
E
Y
S
T
R
E
E
T
S
A
N
T
A
R
O
S
A
S
T
R
E
E
T
CI
R
C
U
L
A
T
I
O
N
1
'
-
0
"
TE
N
A
N
T
4
9,
8
7
2
S
F
17
2
S
F
43
9
S
F
12
3
S
F
3'
-
6
"
1
'
-
0
"
0
'
-
6
"
3
'
-
0
"
5
'
-
0
"
54
8
S
F
DE
C
K
TE
N
A
N
T
5
9,
0
5
5
S
F
17
2
S
F
43
9
S
F
CI
R
C
U
L
A
T
I
O
N
ST
A
I
R
S
2
3
'
-
2
"
2
8
'
-
6
"
3
2
'
-
6
"
8
4
'
-
2
"
32
'
-
4
"
28
'
-
6
"
34
'
-
6
"
34
'
-
6
"
12
9
'
-
1
0
"
2
9
'
-
4
"
2
7
'
-
9
"
2
4
'
-
6
"
40
'
-
0
"
55
'
-
6
"
28
'
-
6
"
12
4
'
-
0
"
2'
-
4
"
8
1
'
-
7
"
MO
N
T
E
R
E
Y
S
T
R
E
E
T
S
A
N
T
A
R
O
S
A
S
T
R
E
E
T
ATTACHMENT 3
ARC1 - 20
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
0
48
1
6
SC
A
L
E
:
1
/
8
”
=
1
’
-
0
"
(
2
4
X
3
6
s
h
e
e
t
)
EL
E
V
A
T
I
O
N
S
A5
RE
A
R
L
O
T
E
L
E
V
A
T
I
O
N
1/
8
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
2
SI
D
E
L
O
T
E
L
E
V
A
T
I
O
N
(
F
A
C
I
N
G
H
I
G
U
E
R
A
)
1/
8
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
1
22
6
'
F
F
22
7
.
7
5
'
F
F
22
7
.
7
5
'
F
F
22
6
'
F
F
24
5
'
F
F
24
5
'
F
F
25
8
'
F
F
25
8
'
F
F
27
3
'
27
3
'
GR
O
U
N
D
L
E
V
E
L
GR
O
U
N
D
L
E
V
E
L
SE
C
O
N
D
F
L
O
O
R
SE
C
O
N
D
F
L
O
O
R
TH
I
R
D
F
L
O
O
R
TH
I
R
D
F
L
O
O
R
MA
X
H
E
I
G
H
T
MA
X
H
E
I
G
H
T
MA
X
A
L
L
O
W
A
B
L
E
2
8
3
'
MA
X
A
L
L
O
W
A
B
L
E
H
E
I
G
H
T
2
8
3
'
EL
E
V
.
P
E
N
T
H
O
U
S
E
&
M
E
C
H
S
C
R
E
E
N
EL
E
V
.
P
E
N
T
H
O
U
S
E
&
M
E
C
H
.
S
C
R
E
E
N
AV
G
.
N
A
T
U
R
A
L
G
R
A
D
E
AV
G
.
N
A
T
U
R
A
L
G
R
A
D
E
HE
I
G
H
T
C
A
L
C
:
LO
W
P
O
I
N
T
O
F
S
I
T
E
:
2
2
6
'
HI
G
H
P
O
I
N
T
O
F
S
I
T
E
:
2
2
9
.
5
'
AV
G
.
N
A
T
U
R
A
L
G
R
A
D
E
:
(
2
2
6
'
+
2
2
9
.
5
'
)
/
2
=
2
2
7
.
7
5
'
MA
X
H
E
I
G
H
T
=
4
5
'
2
2
7
.
7
5
'
+
4
5
'
=
27
2
.
7
5
'
ATTACHMENT 3
ARC1 - 21
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
0
48
1
6
SC
A
L
E
:
1
/
8
”
=
1
’
-
0
"
(
2
4
X
3
6
s
h
e
e
t
)
EL
E
V
A
T
I
O
N
S
A6
SA
N
T
A
R
O
S
A
E
L
E
V
A
T
I
O
N
1/
8
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
2
MO
N
T
E
R
E
Y
E
L
E
V
A
T
I
O
N
1/
8
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
1
22
6
'
F
F
22
6
'
F
F
24
5
'
F
F
24
5
'
F
F
25
8
'
F
F
25
8
'
F
F
27
3
'
27
3
'
GR
O
U
N
D
L
E
V
E
L
GR
O
U
N
D
L
E
V
E
L
SE
C
O
N
D
F
L
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R
SE
C
O
N
D
F
L
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TH
I
R
D
F
L
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TH
I
R
D
F
L
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R
MA
X
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E
I
G
H
T
MA
X
H
E
I
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H
T
22
7
.
7
5
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F
22
7
.
7
5
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F
F
AV
G
.
N
A
T
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R
A
L
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R
A
D
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G
.
N
A
T
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R
A
L
G
R
A
D
E
MA
X
A
L
L
O
W
A
B
L
E
2
8
3
'
MA
X
A
L
L
O
W
A
B
L
E
H
E
I
G
H
T
2
8
3
'
EL
E
V
.
P
E
N
T
H
O
U
S
E
&
M
E
C
H
S
C
R
E
E
N
EL
E
V
.
P
E
N
T
H
O
U
S
E
&
M
E
C
H
.
S
C
R
E
E
N
HE
I
G
H
T
C
A
L
C
:
LO
W
P
O
I
N
T
O
F
S
I
T
E
:
2
2
6
'
HI
G
H
P
O
I
N
T
O
F
S
I
T
E
:
2
2
9
.
5
'
AV
G
.
N
A
T
U
R
A
L
G
R
A
D
E
:
(
2
2
6
'
+
2
2
9
.
5
'
)
/
2
=
2
2
7
.
7
5
'
MA
X
H
E
I
G
H
T
=
4
5
'
2
2
7
.
7
5
'
+
4
5
'
=
27
2
.
7
5
'
ATTACHMENT 3
ARC1 - 22
PR
E
V
I
O
U
S
L
Y
A
P
P
R
O
V
E
D
PR
O
J
E
C
T
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
A7
SI
T
E
S
E
C
T
I
O
N
S
SC
A
L
E
:
1
/
1
6
”
=
1
’
-
0
"
(
2
4
X
3
6
s
h
e
e
t
)
0
81
6
3
2
MO
N
T
E
R
E
Y
S
E
C
T
I
O
N
1/
1
6
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
2
SA
N
T
A
R
O
S
A
S
E
C
T
I
O
N
1/
1
6
"
=
1
'
-
0
"
(
2
4
x
3
6
S
H
E
E
T
)
1
27
3
'
27
3
'
MA
X
H
E
I
G
H
T
MA
X
H
E
I
G
H
T
ATTACHMENT 3
ARC1 - 23
PA
I
N
T
E
D
P
L
A
S
T
E
R
KM
4
9
3
0
-
3
Y
o
u
n
g
C
o
l
t
PA
I
N
T
E
D
P
L
A
S
T
E
R
KM
4
5
7
0
-
1
S
h
o
j
i
S
c
r
e
e
n
PA
I
N
T
E
D
P
L
A
S
T
E
R
KM
W
4
4
-
1
P
e
a
r
l
y
W
h
i
t
e
AR
C
H
I
T
E
C
T
U
R
A
L
M
E
T
A
L
P
A
N
E
L
TH
I
N
B
R
I
C
K
Ge
n
e
r
a
l
S
h
a
l
e
-
C
i
t
y
H
a
l
l
CO
N
C
R
E
T
E
B
A
S
E
A
N
D
C
A
P
Ve
n
t
u
r
a
C
a
s
t
S
t
o
n
e
-
S
e
a
g
u
l
l
PA
I
N
T
E
D
C
O
R
N
I
C
E
KM
4
8
7
8
-
1
P
o
r
p
o
i
s
e
F
i
n
A
A
B
B
CC
G
G
D
D
D
E
E
E
F
F
F
G
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
A8
CO
L
O
R
M
A
T
E
R
I
A
L
S
B
O
A
R
D
ATTACHMENT 3
ARC1 - 24
AP
R
I
L
2
8
,
2
0
1
7
06
2
7
-
0
1
-
C
O
1
6
SA
N
T
A
R
O
S
A
/
MO
N
T
E
R
E
Y
M
I
X
E
D
-
U
S
E
A9
DE
T
A
I
L
V
I
G
N
E
T
T
E
S
BR
I
C
K
C
O
R
N
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C
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D
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T
A
I
L
OU
T
D
O
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R
D
I
N
I
N
G
/
P
A
T
I
O
D
E
T
A
I
L
BU
I
L
D
I
N
G
C
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R
N
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R
A
R
T
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C
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L
A
T
I
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N
D
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T
A
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L
SA
N
T
A
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A
/
M
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T
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B
U
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c
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n
n
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t
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l
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l
l
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F
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r
e
(
S
-
3
)
Br
i
c
k
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e
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l
Co
n
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r
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t
e
B
u
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k
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e
Me
t
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c
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n
t
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l
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Di
a
g
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n
a
l
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B
o
n
e
P
a
t
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n
Co
l
u
m
n
B
e
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d
So
l
d
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C
o
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r
s
e
A
b
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W
i
n
d
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Ro
l
l
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u
p
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i
n
d
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w
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y
s
t
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m
St
u
c
c
o
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u
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Me
t
a
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B
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r
n
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c
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Me
t
a
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B
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Ca
s
t
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n
d
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m
Wa
l
l
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F
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(
S
-
3
)
De
c
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r
a
t
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v
e
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r
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t
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Tr
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Ho
r
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a
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Me
t
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m
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l
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t
s
(
S
-
4
)
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t
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Me
t
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ATTACHMENT 3
ARC1 - 25
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ATTACHMENT 3
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AP
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ATTACHMENT 3
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AP
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ATTACHMENT 3
ARC1 - 31
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
January 12, 2015
ROLL CALL:
Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy
Nemcik, Allen Root, Vice -Chair Greg Wynn, and Chairperson — Position
Vacant
Absent: None
Staff: Community Development Deputy Director Doug Davidson, Senior Planner
Phil Dunsmore, Planning Technician Kyle Bell, and Recording Secretary
Diane Clement
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of December 15, 2014, were approved as amended.
PUBLIC COMMENTS ON NON - AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 1101 Monterey Street. ARCH - 0150 -2014; Review of two new one -story 5,000
square -foot commercial buildings including a request for an exception to allow a
sign type not identified in the Sign Regulations, with a categorical exemption from
environmental review; C -R zone; PEDP, Inc., applicant. (Kyle Bell)
Planning Technician Bell presented the staff report, recommending adoption of the Draft
Resolution which approves the project, based on findings and subject to conditions.
PUBLIC COMMENTS:
James Lopes, SLO, stated he is really happy with this project and noted it is great to
see an applicant work with the Community Design Guidelines. He asked if this project
could be designed to have a second story for offices at some time in the future when a
parking garage is built nearby. He supported using the space between the two
buildings on the Santa Rosa frontage as a pedestrian plaza and requested that the
architects show how a window space could be converted into a recessed alcove
entrance that would meet the design guidelines in case uses of the buildings should
change.
ATTACHMENT 4
ARC1 - 32
ARC Minutes
January 12, 2015
Page 2
Elizabeth Thyne, SLO, stated that she is concerned about pedestrian safety at the mid -
block car entrance on Santa Rosa.
David Brodie, SLO, stated that Santa Rosa is an automobile road that people do not
walk along so there would not be any pedestrians walking to the plaza. He added that
thought needs to be given as to the type of tenants wanted in this project.
Russell Brown, SLO, noted the importance of enhancing pedestrian activity between the
buildings because the City is on record to support increased pedestrian flow and
decreased vehicular travel. He added that the gateway could be an inviting entrance
but not if cars are going in and out there.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Root stated he supports the project and really appreciates the style and
architecture with its combination of brick and metal. He noted that the design has gone
a long way toward addressing the context of being in the downtown. He added that he
also appreciates the windows and awnings but agreed with comments about enhancing
the archway area as a pedestrian plaza.
Commr. Nemcik stated she is in complete support of the project and that it follows the
design guidelines well.
Commr. Andreen stated that she likes the project very much. She noted that the
pedestrian issue reminds her of parking garages because it calls for restraint and
caution on the part of pedestrians and drivers. She added that there will be a lot of
walkers on this block. She asked if a mirror would help so drivers could see pedestrians
coming.
Commr. Curtis stated that his initial reaction to this project was disappointment that the
buildings were not two stories and more prominent but the applicant's explanation of the
drainage issues resolved that to a large degree. He noted that his main suggestion
would be in regard to inclusion of a larger pedestrian area between the two buildings
and perhaps enlargement of the footprint of the buildings to create a smaller area more
appropriate for outdoor dining. He added that the applicant could request a variance of
the parking requirement that would eliminate the need for parking between the two
buildings since subterranean parking is not possible and, in the long term, the City is
studying this area for shared off -site parking. He noted that the parking on the
Monterey Street side could be double - loaded to reduce the loss of parking. He stated
that these changes would improve the site plan, making it more in conformance with the
downtown site criteria and more suitable in design for the site. He added that he is
happy with the brick and the detailing.
ATTACHMENT 4
ARC1 - 33
ARC Minutes
January 12, 2015
Page 3
Commr. Ehdaie stated that she will not support the project because, although it is
beautiful, it under - utilizes the site with only 30% of the space for buildings and 70% for
parking. She added that the project should have a higher density with either housing or
retail that would promote walkability.
Commr. Wynn stated that although he is underwhelmed by the project, he supports it.
He noted that everything in gray on the site plan may become two -story at some point.
He stated that the architects did a stellar job but he is hoping that there will be some
discussion after this hearing about two -story buildings since the Architectural Review
Commission and the Save Our Downtown group both support that. He noted that he
has heard concern about the pedestrian access and asked for consideration of closing
off the Santa Rosa vehicular entrance and a t- shaped parking lot with, perhaps,
secondary patterning in the paving.
Commr. Nemcik noted that the medical building across Monterey Street from the project
has an attendant who helps drivers to safely exit that parking lot which indicates that
there is an issue with pedestrians and cars at this location.
Applicant Florence responded that the architects and the City considered relocation of
the drain pipes running under the property that are big enough to drive cars through but
it is a timing issue. She noted that phasing the project was explored but that building
codes could change and underpinnings designed for a future second story would
possibly be out -of -date. She added that she wanted some attention to Condition 30
requiring potential minor site revisions to allow for portions of Marsh and Higuera to
become two -way streets sometime in the future but that there are no details on that
change.
Commr. Wynn questioned staff about Condition 25 requiring street trees every 25 feet
rather than the usual 35 feet. Planning Technician Bell stated he will follow up on this.
Commr. Nemcik suggested changing the "25 linear feet' in Condition 25 to "per City
standard." This was accepted by the other Commissioners.
Commr. Wynn asked if the Commissioners were concerned about the metal bulkheads.
Senior Planner Dunsmore noted that the guidelines are not specific about the bulkhead
material and a precedent for metal has been set with other buildings.
There were no further comments made from the Commission.
On motion by Commr Nemcik, seconded by Commr. Root to approve the Draft
Resolution which approves the project, based on findings, and submect to conditions_ with
the first sentence of Condition 25 to read as follows: "15- gallon street trees shall be
required per City Standard."
ATTACHMENT 4
ARC1 - 34
ARC Minutes
January 12, 2015
Page 4
AYES: Commrs. Andreen, Nemcik, Root, and Wynn
NOES: Commrs. Curtis and Ehdaie
RECUSED: None
ABSENT: None
The motion passed on a 4:2 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Community Development Deputy Director Davidson presented an update on
Improvements to Standard Conditions.
b. Agenda Forecast
January 21, 2015 (Wednesday): 2120 Santa Barbara Avenue — mixed -use
project conceptual review, Homeless Services Center at 40 Prado Road,
323 Grand Avenue - -four new single - family residences.
February 2 and 9, 2015, are regular meetings with a special meeting
possible on Wednesday, February 18, 2015.
3. Commission:
a. The Commission discussed whether future meetings should be longer or more
frequent. Commr. Curtis suggested longer meetings, perhaps starting at 4 p.m.
but not going later than 10 p.m. Others indicated that starting at 4 p.m. was not
possible due to their schedules. Commr. Andreen suggested having coffee
available for longer meetings. There was consensus to set time guidelines for
items in the agenda. Commr. Curtis noted that the Chair could state those
time estimates for applicant presentations and public speaking.
b. There was a consensus to have Vice -Chair Wynn draft, share among the
Commissioners for input and approval, and send a letter officially thanking
former Chair Michelle McCovey -Good for her service.
ADJOURNMENT: The meeting adjourned at 7:00 p.m..
Respectfully submitted by,
Diane Clement
Recording Secretary
Approved by the Architectural Review Commission on February 2, 2015.
Caurii Thomas
Administrative Assistant III
ATTACHMENT 4
ARC1 - 35
Transportation Demand Management Plan
for the
SANTA ROSA @ MONTEREY STREET MIXED-USE DEVELOPMENT
Prepared for:
PEDP, Inc.
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
Prepared by:
Oasis Associates, Inc.
3427 Miguelito Court
San Luis Obispo, California 93401
805.541.4509
July 2017
ATTACHMENT 5
ARC1 - 36
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
2 of 8
I. Introduction
A Transportation Demand Management Plan (“TDMP”), generally outlines strategies that
increase overall system efficiency by encouraging a shift from single-occupant vehicle
(“SOV”) trips to non-SOV modes (i.e., alternative transportation such as transit,
carpooling, etc.), or shifting auto trips out of peak traffic periods. This methodology
supports a focus on moving people and goods rather than motor vehicles. A TDMP seeks
to reduce auto trips and vehicle miles traveled (“VMT”). Strategies to accomplish these
goals include promoting efficient land use management and urban design, increasing
travel options, and providing incentives and information to encourage and help
individuals modify their travel behavior. The cumulative impact of these strategies can
have a significant impact on travel behavior, system efficiency, and SOV rates.
This TDMP provides a general overview of the Santa Rosa and Monterey Street Mixed
Use Project (“Project”), both locally and regionally, and discusses areas of focus that will
implement a positive and noticeable effect on the project and surrounding area. The
effectiveness of individual strategies are heightened when complementary strategies are
packaged together and carried out simultaneously.
II. The Project and the Region
The Santa Rosa and Monterey Street Mixed Used Project is situated at 1101 Monterey
Street, at the corner of Santa Rosa Street in the City of San Luis Obispo, California. The
City of San Luis Obispo, with 45,000 residents is a regionally significant hub of
commercial, governmental, and cultural amenities. Surrounding the City is largely low-
density rural areas.
Single occupancy vehicle trips are frequently the most used method of transportation
for San Luis Obispo’s commuters, residents, and visitors alike. As a result, the best
strategies for limiting trips must include partnerships with business owners,
communities, transit operators, and other agencies. It is very difficult for one project,
neighborhood, or even city to simply “go it alone” since development activity and traffic
does not respect boundaries. The following transportation demand management plan
outlines the proposed strategies that the Project may employ to aid in limiting SOV trips.
III. Project Description
The strategies outlined for the Project TDMP have been specifically selected based on
the project’s size and use, location, and existing surrounding conditions. The following
is a brief overview of the proposed project. This information is used to inform the specific
nature and implementation of the various management strategies
The Project is an in-fill development located across the street from the Downtown
Central Business District; a major activity center of the community. The subject
property is zoned Retail Commercial (C-R). This is consistent with the surrounding
ATTACHMENT 5
ARC1 - 37
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
3o f 8
zoning and neighboring developments. The surrounding area is noted for its eclectic mix
of various commercial, office, government, and residential uses. As an in-fill
development, the project contributes to the City’s goal for compact urban development.
The Project is a 3-story mixed-use building on a .5-acre site1. The development includes
a total of 21,198 square feet (SF) of office space, 2,985 SF of retail, and a 2,196 SF of
restaurant space. The restaurant and retail components are located on the ground floor.
IV. Near Future Considerations
The project is located within the Upper Monterey neighborhood. This neighborhood is
identified as a Special Focus Area in the Land Use and Circulation Element (“LUCE”) of
the City’s General Plan. The action items in the LUE include consideration of expanding
the Downtown Parking District to include the area, thus allowing parking facilities to be
supported via in-lieu fee payments. The area is also identified as the location to integrate
a Downtown Transit Center. Development of restaurants is also encouraged. Pursuit
and implementation of these actions influences the nature of the Project and the
appropriate TDMP strategies.
Along with the physical improvements, the specific policies of an expanded parking
district will be under review and analysis by the City. Given the pending implementation
of the LUCE action items, the current parking requirements for the development can be
considered interim in nature. While the strategies of this TDMP are not entirely
contingent on the amount or configuration of surface vehicle parking, the TDMP
strategies should be reviewed and evaluated as to the impact of an expanded parking
district and potential future construction of the parking structure.
V. Land Use Management & Urban Design
Transportation-efficient development is characterized by higher density development,
access to frequent transit service, and opportunities for short pedestrian and bicycle
trips to a variety of destinations. Locating the development near existing offices,
housing, retail, and other service opportunities allows employees to make necessary
trips without using a car. The design and location of the new development can impact
transportation, sustainability, and public health by encouraging walking and biking
while reducing the need to drive for daily needs.
The Project was carefully and considerately designed to enhance its
overall sustainability. The project’s central location in the City (near housing,
restaurants, stores, etc.) encourages both pedestrian and bicycle activity, thus
reducing overall vehicle miles traveled (VMT).
1 Per approved Lot Line Adjustment SLAL 16-0244.
ATTACHMENT 5
ARC1 - 38
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
4 of 8
VI. Transportation Demand Strategies – Location & Site Design
Management of parking and circulation entails the implementation of strategies that
encourage more efficient use of parking/circulation facilities, reducing parking demand,
increasing facility access, and shifting travel to non-SOV modes. Managing
parking/circulation helps reduce the undesirable impacts of parking demand on local
and regional traffic levels and the resulting impacts on community livability and design.
At the same time, smart management of parking/circulation helps ensure appropriate
access for retail businesses, visitors to surrounding attractions, and supports
neighborhood vitality.
The location of the project, in and of itself, is a key component of the land use
management strategies. One of the strongest influences for improving the use of
alternative transportation is proximity to transportation resources. “Location efficient
development” seeks to maximize accessibility and affordability by locating development
in central areas where amalgamations of transportation options are established.
Location efficiency is especially effective for smaller mixed-use developments that have
a small and diverse population (e.g., customers and multiple businesses). On their own,
small developments tend to lack the concentration of people needed to make other
strategies (e.g., carpooling, employer incentives, or flexible work schedules) feasible.
Nonetheless, the project design includes a variety of TDPM methodologies to incentivize
and reduce single occupancy vehicle trips, vehicle miles travelled, and promote a healthy
life style.
The Project provides tenants, employees, and customers with various amenities to
encourage alternative transportation options and reduce SOV trips. A multi-faceted
approach will implement varied yet complementary strategies to effectively reduce the
amount of SOV trips of the project’s residents and employees.
A. Walkability
It is commonly accepted that ¼ mile is a comfortable walking distance. The Project is
adjacent to the Central Downtown District of San Luis Obispo and at the perimeter of
the Upper Monterey neighborhood with its increasing neighborhood activity. These
areas are the active hub of the community. The City, the Chamber of Commerce, the
Downtown Association, and local citizen input have expended a great deal of effort to
make the Downtown a quality walking environment, and by extension, the Upper
Monterey neighborhood. The Project contributes to that trend with pedestrian access at
multiple points, allowing short-cuts and connections for employees and visitors to the
Project to take advantage of the surrounding walkable environment. See the attached
exhibit highlighting various amenities within ¼ mile of the project. The proximity of the
project to retail, services, and entertainment creates a natural incentive for visitors and
employees to walk (or bike) to many of these locations, thus reducing SOV and VMT.
The Project less than a quarter mile to SLO Transit and RTA hubs, making a commute
by transit a convenient option.
ATTACHMENT 5
ARC1 - 39
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
5 of 8
B. Extensive Bicycle Parking
The project provides eighty-four (84) bicycle parking spaces. This is four (4) times the
amount of bike parking required by the zoning regulations. See the table below listing
the types of parking provided. The building includes interior bike storage areas and
exterior bike lockers for long-term parking of (32) bikes. The lockers will be available for
office employee use. Bike racks with forty-four (44) spaces will be installed on/around
the site to provide short term parking for guests and visitors.
Table 1. Bicycle Parking
BIKE PARKING TYPE # OF SPACES
Racks 52
Lockers 24
Interior Bike Storage 8
TOTAL 84
It has been established that parking helps create vehicle commuters; people will drive
to locations where parking is available. Transportation experts have discovered that the
same principle holds true for cyclist and bike parking. Accommodations for bicycle
parking helps to facilitate bicycle users. Transportation via bicycles is encouraged by
the Santa Rosa & Monterey Mixed-Use development for both “quick-trips” and
commuting by providing both long-term and short-term bike parking. At least one (1)
bikeshare bike will be provided on-site for use by tenant employees for short worktime
errands and travel. Additionally, a bike fix-it kit (provided by Rideshare) will be on-site
to assist with minor bike repairs. The project has the distinct advantage of existing bike
lanes on Santa Rosa Street which further encourages biking as an alternative to SOV
trips and reducing VMT.
C. Reduced & Flexible Shared Parking
Transportation experts and the City of San Luis Obispo have recognized that locations
with shared and mixed uses can adequately provide parking at a reduced rate when
compared to meeting the demand for a singular use. The City’s Zoning Regulations have
codified parking reduction for qualified projects. As a mixed-use development, the
Project parking has divergent peak parking periods. This means that the time of greatest
parking demand for the office uses is when retail and restaurant patrons are likely away
and vice-versa. The City allows the Community Development Director to approve
parking reductions for projects with shared/common parking areas and varied peak
parking demand periods. Studies have shown that reducing parking encourages people
to use alternative transportation methods. The Project is ideally suited for this reduction
as access to alternative transportation is available.
ATTACHMENT 5
ARC1 - 40
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
6 of 8
VII. Transportation Demand Strategies - Operational
The following represents the operational and on-going methodologies to be implemented
by and incorporated into the Project.
A. Information Board
An informational trip reduction bulletin board will be located in the main entry lobby of
the building. Information will include up-to-date facts on car and vanpool opportunities,
bicycle parking locations, alternative transportation programs and incentives (as noted
and detailed below), and transit schedules.
B. Designated Car Pool Only Parking
The project tenants will be informed of the designated car pool only parking space and
encouraged to take advantage of this preferential parking space. By ensuring parking
spots are always available, it prioritizes and incentives these modes of travel.
C. Communal Area Shower Facility
The Project will incorporate a communal area shower facility to accommodate physically
active forms of commuting. The shower facility will include a locker area for storage of
personal items related to active commuting.
D. Information for New Tenants & New Hires
Prospective tenants will be notified of the project’s approved parking reduction and the
operational aspects of the TDMP. Tenants will be made fully aware of the amount of
available on-site parking to ensure there is an adequate amount of on-site parking to
meet their needs. The Employee Transportation Coordinator will provide an
informational welcome packet, including the TDMP, that will be distributed to all
tenants. This information packet will detail the programs and facilities offered for
alternative commute options. Revisions to the TDMP, based on the monitoring report,
will be provided to tenants, as needed. New tenants will be required to enroll in
Rideshare’s Back N’ Forth Club; a program providing tools, incentives, and monitoring
to make smart commute choices.
E. Future Tenant Programs
Many operational programs can be offered once tenants are established. Collaboration
with SLO Regional Rideshare and their Transportation Choices Program (“TCP”) will
occur as tenant spaces are leased and specific companies occupy the building. A few of
the TCP programs include: Emergency Ride Home; Trip Planning Service; Lunchtime
Express, and iRideShare Rewards.
VIII. Program Monitoring & Reporting
The developer will provide program coordination for the Project, as part of the overall
property management responsibilities. The developer will be responsible for
coordinating annual surveys, reporting to the City, and providing current and up to date
program information to tenants.
ATTACHMENT 5
ARC1 - 41
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
7o f 8
A. Monitoring Plan
The (PSOR\HH 7UDQVSRUWDWLRQ &RRUGLQDWRU ETC will collaborate with Rideshare to
conduct yearly surveys and perform the analysis required to evaluate the effectiveness
of the program. The data collected from these surveys will provide recommendations
for the best methods to reduce trips, and create the threshold to analyze future
surveys. The ETC will be the point person for initiating the yearly surveys with
Rideshare and upholding the changes made the following year.
As part of the annual monitoring, the ETC will coordinate with Rideshare to host a
“Lunch N/ Learn” or transportation fair (funded by Rideshare) to distribute information
about alternative transportation options for tenants and employees.
The E7& is responsible for coordinating a monitoring plan for the ongoing impact of
the TDMP. Subject to the City of San Luis Obispo’s review, this plan must provide an
annual report on the program’s effectiveness and calculate the current average vehicle
ridership (AVR). The annual report will include an overview of the tasks implemented
by the ETC throughout the year. Additionally, the report will address any
recommendations for revisions, if needed, to improve the program’s effectiveness. To
achieve this, an annual employee survey shall be conducted in order to receive
feedback on tenant/employee commute pattern, their likelihood of using alternative
transportation, and the effectiveness of the program meeting its goals.
The benchmark goal for the TDMP and annual monitoring will be to achieve a site AVR
of 1.6. This AVR goal is based on the City’s previously stated Circulation Element of the
General Plan (the current 2014 Circulation Element does not provide an AVR goal.) AVR
is derived by dividing the number of people at the site by the number of cars that are
driven to that location.
IX. Conclusion
Through this multi-faceted effort, the Santa Rosa & Monterey Mixed-Use project can
meet the City’s goals and objectives for appropriate and effective transportation demand
management, while helping cultivate the community’s shift to alternative transportation
as the new norm.
ATTACHMENT 5
ARC1 - 42
Santa Rosa @ Monterey Street Mixed-Use Transportation Demand Management Plan
PEDP, INC July 2017
8 of 8
References
City of Pasadena (2006). Traffic Reduction Strategies Study. 24 February 2009
<http://cityofpasadena.net/>.
San Luis Obispo Regional Rideshare. (2017)
Seattle Department of Transportation Briefing Book (2008). Best Practices in
Transportation Demand Management. 24 February 2009
<http://www.seattle.gov/transportation/briefingbook.htm>.
Washington Department of Transportation (2000). Employee Transportation
Coordinator Handbook. 30 April 2009
<http://www.wsdot.wa.gov/NR/rdonlyres/FB86C0EF-9D8E-497C-A2DC-
5B39A17E0D54/0/ETC_Handbook.pdf>.
Reference Material
City of San Luis Obispo. (2004). San Luis Obispo Bicycle Map: City Streets and Cal
Poly Campus. San Luis Obispo County Bicycle Coalition [Brochure].
City of San Luis Obispo. Bicycle Advisory Committee [Brochure].
Regional Transit Authority. (2017). Routes [Brochure].
San Luis Obispo County. (2009). Show the Road Who’s Boss– Take a Bicycle
Confidence Workshop. San Luis Obispo County Bicycle Coalition [Brochure].
San Luis Obispo Transit. Mass Transportation Committee [Brochure].
San Luis Obispo Transit. (2017). Transit Map– City of San Luis Obispo [Brochure].
ATTACHMENT 5
ARC1 - 43
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ATTACHMENT 5
ARC1 - 44
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural Review of a proposed new automatic car wash facility in the Tourist
Commercial (C-T) Zone, with a categorical exemption from environmental review.
PROJECT ADDRESS: 363 Santa Rosa BY: Kyle Van Leeuwen, Planning Technician
Phone Number: 781-7091
e-mail: kvanleeuwen@slocity.org
VIA: Tyler Corey, Principal Planner
FILE NUMBER: ARCH-0572-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the draft resolution (Attachment 1), which grants final approval to
the project design, based on findings and subject to conditions.
SITE DATA
Applicant UHM, LLC
Complete Date July 17, 2017
Representative George Garcia, AIA
garcia architecture+design
Site Area 0.48 Acres (21,066 s.f.)
Zoning Tourist-Commercial (C-T)
General Plan Tourist Commercial
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines section 15332 (In-Fill
Development Projects)
SUMMARY
The project applicant, UHM, LLC, has applied for architectural approval of a new car wash facility
located at 363 Santa Rosa Street. The project will include the construction of an automatic car wash
tunnel, vacuum stanchions, and pay kiosk structure. The project has been designed to be consistent
with the Community Design Guidelines (CDG), no exceptions from development standards have been
requested as part of this application.
The car wash facility received a Planning Commission Use Permit (Attachment 4) in May of 2016,
which evaluated the appropriateness and compatibility of the use at this location including noise
impacts. The project requires final architectural approval from the Architectural Review Commission
(ARC) for the facility design.
Meeting Date: August 7, 2017
Item Number: 2
ARC2 - 1
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
Site Information/Setting
Site Dimensions (approx.) Area: 21,150 Square Feet
Present Use & Development Vacant Commercial Lot, previously used as Service Station (2006)
Land Use Designation Tourist-Commercial
Topography Relatively Flat
Access Montalban and Santa Rosa Streets
Surrounding Use/Zoning North: C-T (Commercial Uses: office/restaurant)
South: C-T (Commercial Uses: restaurant)
East: C-T (Commercial Uses: restaurant/retail)
West: C-T (Residential apartments)
Currently, the vacant lot has two driveway approaches (curb cuts) off Montalban and 2 approaches
off Santa Rosa Street. Santa Rosa Street is also Highway 1 at this location.
Project Description: A summary of the significant project features is provided below (Attachment
3, Project Plans):
1. Site Plan: Two new primary structures (car wash & pay kiosk)
a. Self-service vacuum area (seven stanchions)
b. New driveway approach along Montalban Street.
c. Site improvements, landscaping & trash enclosure
d. New Monument Sign
2. Design: The project has been designed with a contemporary architectural style that incorporates
modern architectural features and includes (included on colors and materials board);
a. Porcelain tiles – “Wood Like”
b. Metal panels – “Regal Blue” (or “Loyal Blue”) and “Bone White” (or “Snowbound”)
c. Smooth cement Plaster – “Grizzle Gray”
d. Aluminum window and storefront system – Dark anodized
ARC2 - 2
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 15 feet (minimum from structures) 10 feet minimum
Other Yard Setbacks 5 feet 0 feet required
Max. Height of Structures 15.5 feet 45 feet maximum
Coverage 11.4% 75% maximum
Parking Spaces 14 8
Notes: 1. Applicant’s project plans (Attachment 2)
2. Zoning Regulations
The site design of the project also takes into consideration the regional transportation plan as provided
by CalTrans, with an increased setback for future right of way needs along Santa Rosa Street (HWY
1).
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project’s consistency
with relevant requirements and has found it to be in substantial compliance, as discussed in this
analysis.
Consistency with Planning Commission Use Permit
The Planning Commission Use Permit (Attachment 4) requires that the project design be in substantial
compliance with the project plans submitted with that review. The overall layout of the facility is in
substantial compliance with the current architectural review submittal. This specific site design allows
for the noise created by the drying unit to be attenuated to acceptable levels when measured at the
property lines of the neighboring office and residential uses.
Consistency with Community Design Guidelines (CDG)
The CDG establish the intent of the development standards for infill development projects to be
compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the
immediate neighborhood. The ARC should consider CDG applicable to service stations and
commercial uses. The project is not a traditional service station with gas pump canopies, but the
carwash is an intensive auto-oriented use that is characterized by large areas of pavement (CDG
3.4.D).
Site Plan: The CDG state that site planning should be designed with careful consideration of site
character and constraints, and minimize changes to natural features, rather than altering a site to
accommodate a stock building plan (CDG 2.1). Buildings in parts of the City that are more auto-
oriented in character should not face large parking lots located between the building and the street,
but should instead face major on-site open space and streetscape elements provided for pedestrian
use. The visual impact of parking lots should be minimized by locating these facilities to a portion of
ARC2 - 3
the site least visible from the street and by providing adequate screening and parking lot landscaping
(CDG 3.1C).
The project is consistent with the guidelines for site planning of service stations, which calls for these
facilities to accommodate anticipated vehicle circulation patterns, minimize paving, limit the number
of driveway cuts, and minimize visibility of wash bays (CDG 3.4.D.1). The site is designed to
accommodate automobile circulation patterns because there is a clear path of travel planned and
labeled on the site. The site is a primarily paved surface, but the project does include a 15-foot building
setback from the sidewalk along Santa Rosa Street, which will be entirely landscaped. The project
involves only a single driveway cut along Montalban street, which is large enough to serve the entire
site. The location and orientation of the car wash tunnel is designed to minimize the impacts to
residential structures to the west. Given that the site is a corner lot, visibility from the major through
street (Santa Rosa) has been minimized through a 15-foot building setback and landscaping along
Santa Rosa. The primary car wash structure screens the remainder of the paved site when viewed
from Santa Rosa Street.
Building Design: The CDG state that attention to detailing, and emphasis on vertical and horizontal
articulation, are encouraged as tools to visually reduce the apparent mass of a building (CDG 2.2).
Commercial project designs should avoid “boxy” structures with large, flat wall planes by articulating
building forms and elevations to create interesting rooflines, building shapes, and patterns of shade
and shadow (CDG 3.1.A.2), and should demonstrate a consistent use of colors, materials, and
detailing throughout all elevations of the building (CDG 3.1.B.3.).
The project is consistent with overall design objectives for commercial project design (CDG 3.1.A)
because it demonstrated sensitivity to the design context of the surrounding area, building forms are
articulated, landscaping is provided as a project amenity, access and parking for the site hav e been
logically provided, and equipment and trash receptacles are screened or enclosed.
The project is consistent with the guidelines for building design of service stations (CDG 3.4.D.2.).
Site specific architecture is not corporate or franchise “stock” design. All structures on the site are
architecturally consistent and related to an overall modern architectural theme and utilize high quality
building materials. The project design includes the use of flat roofs, which in this case are consistent
with the architectural theme found on buildings directly across Santa Rosa and Montalban streets, as
well as a recent architectural approval for a new building on the same block (ARCH-2946-2016, 1042
Olive Street).
Signage: The proposed location of the monument sign is within the 10-foot required street yard
setback for the Tourist Commercial zone. Per the City’s Sign Regulations, monument signs may be
placed in the required yard for a given zone, subject to the approval of the Community Development
Director or ARC. This location is supported by staff because the location does not pose a “line of
sight” issue for vehicles waiting to enter Santa Rosa Street from Montalban, given that the sign is set
back at least 10-feet from the property line along the Santa Rosa Street frontage. Condition #5 has
been added to ensure the monument sign maintains this setback. The monument sign, as shown on
project plans, meets the applicable language in the Community Design Guidelines in regards to
signage (CDG 6.6) because the colors and materials complement the architectural style of the
building, the scale is compatible with surrounding signage, and is “low profile”.
ARC2 - 4
The project statement also references building signage for the project, to be as allowed in the C-T
zone (Attachment 3). Although allowances for signage within the C-T zone are adequate in terms of
number and types of signs allowed, specific requirements for wall signs may be limiting on where
they would be allowed. The City Sign Regulations state that “wall signs must be located on a building
face that has a public entrance.” In this case the likely location of a wall sign would be on the car
wash tunnel structure, facing Santa Rosa Street, but because this is not a building face with a “public
entrance”, this would not be allowed without a specific approval. In addition to this, the Sign
Regulations put a limit on wall sign size of 100 square feet, a size which may be inappropriate at this
location. Staff recommends condition #6, which allows a wall sign to be located along the main wall
of the wash tunnel structure, limited to 30 square feet
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property of no more than five acres substantially surrounded by urban uses that has no
value as habitat for endangered, rare or threatened species as the site is located in an area with existing
developed properties.
5.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, Community Design Guidelines, or other applicable City policies and standards.
6.0 ATTACHMENTS
1. Draft Resolution
2. Project Description
3. Reduced Project Plans
4. PC Use Permit Resolution XXX
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
ARC2 - 5
RESOLUTION NO. ARC-XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A
NEW CAR WASH FACILITY WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED AUGUST 7, 2017 (363
SANTA ROSA STREET, ARCH-0572-2017)
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 August 7, 2017, pursuant to a proceeding instituted under ARCH-0572-
2017, UHM LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0572-2017), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of those working or
residing in the vicinity because the project is consistent with the site’s zoning designation,
and will be subject to conformance with all applicable building, fire, and safety codes.
2. Consistent with the Community Design Guidelines, the project is designed with careful
consideration of the site character and constraints, and minimizes changes to natural features,
rather than altering a site to accommodate a stock building plan.
3. The car wash is consistent with the Community Design Guidelines for service stations
because site planning successfully accommodates anticipated automobile circulation,
driveway cuts are limited to one for the site, and wash bays are adequately screened from the
major street frontage and residential properties.
4. The car wash is consistent with Community Design Guidelines for service stations because
building design is not corporate or franchise “stock” design, structures on site are
architecturally consistent and related to an overall theme, high-quality building materials are
utilized, and the flat roofs are consistent with an established theme in the site vicinity.
ARC2 - 6
5. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
SECTION 2. Environmental Review. The project is categorically exempt under Class 32,
In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
rare or threatened species as the site is located in an area with existing developed properties.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
design approval to the project with incorporation of the following conditions:
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Planning
1. 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.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by Planning Commission Use Permit
(USE-2551-2015) and the ARC (ARCH-0572-2017). 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 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.
3. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. Al l wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
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is directed downward consistent with the requirements of the City’s Night Sky Preservation
standards contained in Chapter 17.23 of the Zoning Regulations.
4. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts) for the purpose of confining the light to the
object of interest.
5. The proposed monument sign may be located with the 10-foot street-yard setback from the
property line along Mantalban Street, but shall maintain no less than a 10-foot setback from
the property line along Santa Rosa Street. The size of the monument sign must conform to
the City’s Sign Regulations.
6. Proposed wall signage shall be no larger than 30 square feet. Wall signage shall be allowed
on the face of the car wash structure facing Santa Rosa Street.
7. 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.
Engineering Division – Public Works/ Community Development
8. A separate Cal Trans encroachment permit shall be required for all work in the Cal Trans
right-of-way
9. The building plan submittal shall show any existing driveway approach not proposed to be
used to be abandoned per City Engineering Standards.
10. The building plan submittal shall show the new driveway approach to be per city standards.
The current city and ADA standard requires a 4’ accessible sidewalk extension behind the
ramp.
11. The building plan submittal shall include a complete parking lot signage and striping plan per
City Engineering Standards.
12. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials.
13. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
services shall be shown along with any proposed alterations or upgrades. All work in the
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public right-of-way shall be shown or noted.
14. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of the
property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and not
across adjoining property lines unless the drainage is conveyed within recorded easements or
existing waterways.
15. Improved drainage shall be directed to the street or natural drainage way in accordance with
the adopted building code. The improved drainage may be retained/detained on site with a
controlled outlet to mimic the pre-construction historic run-off for volume and outlet location
for the 2-year through 100-year storm events in accordance with the Drainage Design Manual.
A summary drainage report and some analysis shall be required in accordance with the
pertinent bullet points of Section 2.3.1 of the Drainage Design Manual.
16. 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.
17. 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.
18. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root
systems that extend onto the property shall be shown for reference. The plan shall note which
trees are to remain and which trees are proposed for removal. Include the diameter and
species of all trees. Tree canopies should generally be shown to scale for reference. The plan
shall show all existing and proposed street trees.
19. 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 and
Cal Trans Standard Specifications. 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.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
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AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 7th day of August, 2017.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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