HomeMy WebLinkAboutPH1 - ARCH-3413-2016 (1460 Calle Joaquin)Meeting Date: November 13, 2017
Item Number: 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Construction of a new two-story commercial building
ADDRESS: 1460 Calle Joaquin BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
VIA: Tyler Corey, Principal Planner
FILE NO.: ARCH-3413-2016 FROM: Doug Davidson, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) forwarding a recommendation to the City Council to
approve the design of the new commercial site and building, based on findings and subject to
conditions.
SITE DATA
Applicant AuzCo Development, LLC
Representative George Garcia, AIA
Submittal Date June 24, 2016
Complete Date July 6, 2017
Zoning No zone designation
(zoning to Tourist Commercial
(C-T) proposed)
General Plan Tourist Commercial
Site Area 11,575 sq. ft. (0.27 ac.)
Environmental
Status
A Mitigated Negative
Declaration of Environmental
Impact is being prepared
SUMMARY
The northeast portion of the property at 1460 Calle Joaquin is designated for Tourist Commercial
land use in the Land Use Element of the City’s General Plan, but is not designated within any zone
district (see Attachment 3). AuzCo Development, LLC, the project applicant, proposes to zone the
portion of the property east of Prefumo Creek to (C-T) Tourist-Commercial (application
RZ-0015-2017), consistent with the General Plan designation for this area, and to construct a two-
story commercial building on this portion of the property. Architectural review of the structure and
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Application ARCH-3143-2016 (1460 Calle Joaquin)
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improvements is required, as provided in Municipal Code § 2.48.050.
1.0 COMMISSION’S PURVIEW
The City Council will take final action on this project, which includes a proposal to zone the
property (Tourist-Commercial (C-T) Zone). The Architectural Review Commission will provide
a recommendation to the Council as to the consistency of the project with Community Design
Guidelines and applicable development standards.
2.0 SITE INFORMATION AND SETTING
The project site is a flat parcel of land, just over ¼ acre in size, located on the south side of Calle
Joaquin, about 450 feet northeast of its intersection with Los Osos Valley Road. It has an irregular
triangular shape, tapering to a point at its northeast end, near the beginning of the Calle Joaquin
off-ramp from U.S. Highway 101.
Table 1: Site information
Area 11,575 sq. ft. (0.27 ac.) east of Prefumo Creek
Use (Existing) Vacant Some well equipment, to be relocated; sign frame
to be removed
Topography Flat
Access Calle Joaquin
Surroundings N: Services & Manuf. (C-S) Motel 6; America’s Tire;
Automobile Club of Southern California
S,E: Highway 101 ROW U.S. Highway 101
W: Creek Channel (C/OS-20)
Tourist Commercial (C-T)
Prefumo Creek (adjacent)
Quiky Car Wash, Chevron, Toyota San Luis Obispo
A channelized section of Prefumo Creek exits at a culvert under Calle Joaquin at the west end of
the site and the creek channel continues south, then southwest, away from the site. Vegetation on
the site is limited to grasses and riparian vegetation extending into the property from along the
creek bank. The site is otherwise devoid of trees or significant vegetation. It is undeveloped, but
contains small accessory structures and equipment related to a well on the site, which will be
relocated within the site, and remnants of a sign frame, which will be removed.
The property is designated Tourist Commercial in the Land Use Element of the City’s General
Plan, but the project site is not designated within any zone district (see Attachment 3). Prefumo
Creek travels along the western edge of the site within a Conservation / Open Space (C/OS-20)
Zone, whose boundary follows the course of the creek along its banks. As noted above, the
applicant proposes to zone the property east of the creek to Tourist-Commercial (C-T). Auto-
oriented activities characterize the immediate surroundings to the north and west, including an
auto dealer (Toyota San Luis Obispo), a service station (Chevron), offices of the Southern
California Automobile Club, a tire store (America’s Tire), and a motel (Motel 6).
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Application ARCH-3143-2016 (1460 Calle Joaquin)
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3.0 PROJECT INFORMATION
3.1 Project Description
The proposed project includes:
▪ construction of a two-story building with 2,844 square feet of commercial floor area;
▪ a vehicle parking area with 10 parking spaces to serve the building;
▪ a solid waste enclosure;
▪ associated landscape and hardscape;
▪ frontage improvements (sidewalk, curb, and gutter); and
▪ an underground stormwater storage system (Invisible Structures, Inc. Rainstore3) as a
stormwater control measure.
Table 2: Project statistics
Proposed Ordinance
Standard Note
Street Yard 10 ft. 10 ft. Calle Joaquin
Other Yards 5 ft. min 5 ft. min East, adjacent to U.S. Highway 101
>20 ft. 5 ft. min West, adjacent to Prefumo Creek (C/OS-20)
Creek Setback 20 ft. 20 ft. Exception requested for uncovered parking spaces
Building Height 27 ft. 45 ft. max
Coverage 13.4% 75% max 1,658 sq. ft. (building, solid waste encl. footprints)
Floor Area Ratio 0.22 2.50 max
Parking Spaces 10 9 At a ratio of 1 space per 300 sq. ft. of floor area
4.0 EVALUATION
Staff has evaluated the project design against the City’s Community Design Guidelines and
relevant Development Standards set forth in the City’s Zoning Ordinance, and has found it to be
in substantial compliance, as discussed in this evaluation.
Figure 1: Proposed building (east elevation)
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Application ARCH-3143-2016 (1460 Calle Joaquin)
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4.1 Community Design Guidelines
Architectural design: The new building exhibits a contemporary style which, as described by
George Garcia, the project architect, “reflects a simple marriage of mid-century freeway
architecture with a modern intervention,” (see Attachment 4) that acknowledges the “Googie”
vernacular of the nearby Quiky car wash building (originally a distinctively modern Denny’s
restaurant building). It is anchored by rectangular smooth cement plaster forms at its southern end,
with extensive glazing extending northeastward, tapering to a roof projection echoing the
triangular shape of the site. Columns of grey Laminam Tile, horizontal bands of spandrel glass,
and steel awnings hold these forms together and provide articulation and visual interest. Primary
colors are shades of white and grey, with darker grey, black, and sparing use of red as accent
colors.
The scale, massing, and design of the proposed building are consistent with its surroundings, and
the building exhibits a distinctive style that adds variety to the area (3.1(A); 3.1(B.1)). The
contemporary building style, the honest use of materials (3.1(B.10); 3.1(B.12)), and the colors
used in its design are compatible with neighboring buildings, which are modern in style and
employ similar materials and colors. Colors, textures, and materials are used consistently across
building surfaces, with well-articulated wall planes providing an interesting building shape and
patterns of shade and shadow (3.1(A.2)).
Natural features and Views: The site is adjacent to Prefumo Creek, and adjacent to a section of
U.S. Highway 101 that is designated as a Scenic Roadway (General Plan Circulation Element,
Figure 3). Creeks, hills, and mountains are considered scenic resources (see General Plan glossary
definition for “Scenic Resource”). The Irish Hills form a visual backdrop to views near the site
experienced from Highway 101 while travelling southbound, and Cerro San Luis is part of the
backdrop of views experienced travelling northbound. Community Design Guidelines require that
development proposals demonstrate consideration for natural features (3.1(C.1c)) and views
(3.1(C.1d) and (C.2d)).
Visual simulations provided with this application (Attachment 7) demonstrate that, given its
modest size and height (less than 2/3 of the maximum permitted height), and extensive use of
glazing that provides additional visibility through the building toward hill views beyond, the
Figure 2: Visual Simulation (view 2, looking south): Before project (left) and after (right)
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proposed building will not “wall off” scenic roadways or block views, and will be consistent with
General Plan policies for Views (Conservation and Open Space Element § 9.2.1). Figure 2 above
depicts a typical vantage point from the highway, near the site. It shows that with the proposed
development, approximately 3/4 (75%) of the view to the hills is preserved. For purposes of
comparison, Table 5.4 of the San Luis Obispo Airport Area Specific Plan offer specific guidelines
for view protection from roadways to backdrop hill views. These guidelines suggest that, for
consistency with view preservation policies, development allow view of at least 60% of a scenic
resource from specific vantage points along scenic roads, mainly looking in the direction of the
road toward more distant hill views.
The scenic value of Prefumo Creek, adjacent to the project site, is also preserved. The project site
plan depicts the extent of riparian vegetation, and notes the vegetation as “Existing Habitat to
Remain Undisturbed.” Condition 2 of the Draft Resolution (Attachment 1) states as a condition of
project approval that existing riparian vegetation within this area shall remain undisturbed.
4.2 Development Standards (Zoning Regulations)
As noted in the Project Statistics table above, the project conforms to the Development Standards
applicable to a Tourist-Commercial (C-T) Zone, except that a discretionary exception from Creek
Setback standards, as allowed b y § 17.16.025 (G) (4), is requested by the applicant, to allow for
reasonable development of the site. Discussion of the required findings for an exception is
provided below. The Planning Commission will make a decision on the requested exception, along
with the environmental review Initial Study prepared for the project, at a future date.
Creek setback exception (for unenclosed parking spaces). The site is adjacent to Prefumo Creek,
and subject to a 20-foot Creek Setback as described in Zoning § 17.16.025 (E) (1). The limited
developable area of the site, its curving street frontage, and its unusual shape, tapering and
narrowing at its northeast side, constrain its development. The requested exception would allow
six unenclosed vehicle parking spaces within the required 20-foot creek setback that extends from
the edge of the riparian vegetation at the west side of the site (see Figure 3), but no structures
would be placed within this setback.
Figure 3: Creek setback (dashed line); shaded area depicts riparian vegetation
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Application ARCH-3143-2016 (1460 Calle Joaquin)
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The constrained developable area of the site would otherwise preclude the provision of enough
parking spaces to meet minimum requirements, or would reduce floor area below an amount at
which a viable project can be achieved. Redesign of the project would involve additional building
height to maintain adequate floor area, negatively affecting the building’s proportions and
functional efficiency, and causing it to appear more prominent from Highway 101 toward hill
views beyond.
Existing riparian vegetation is required to be retained as a condition of project approval.
Additionally, the spaces receiving the exception will be surfaced with permeable pavers for
enhanced appearance and stormwater treatment. The Natural Resources Manager has reviewed the
project plans and concurs with staff that the requested exception is an appropriate means of
allowing reasonable use of the site, consistent with the intent of Zoning § 17.16.025 (G) (4).
5.0 ENVIRONMENTAL REVIEW
An Initial Study is being prepared for the proposed project in accordance with the provisions of
the California Environmental Quality Act (CEQA). The Initial Study for the project will be
prepared and circulated for public review. The Planning Commission and City Council will review
the Initial Study of environmental impact prior to final action on the project.
6.0 REVIEW BY OTHER DEPARTMENTS
Project plans were reviewed by the Building & Safety Division, the Fire, Public Works, and
Utilities Departments, and by the Natural Resources Manager. Relevant comments from these
reviewers have been incorporated into the recommended resolution as conditions of architectural
review approval.
7.0 ALTERNATIVES
7.1 Deny the project based on findings of inconsistency with development standards,
Community Design Guidelines, or other policy documents.
7.2 Continue the item to a date uncertain with direction to the applicant and staff on
pertinent issues to be addressed.
ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Site Overview
4. Applicant Project Statement
5. Project Plans
6. Parcel Map (Detail)
7. Visual Simulations
Included in Commission Member Packet: Project Plans
Available at ARC Hearing: Color and Materials Board
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RESOLUTION NO. ARC ####-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO RECOMMENDING TO THE CITY COUNCIL
DESIGN APPROVAL OF THE NEW COMMERCIAL SITE AND BUILDING
LOCATED AT 1460 CALLE JOAQUIN, AS DEPICTED IN PROJECT PLANS
DATED OCTOBER 5, 2016
(TOURIST COMMERCIAL (C-T) ZONE (PROPOSED)); FILE #ARCH-3413-2016)
WHEREAS, on June 24, 2016 the applicant, AuzCo. Development, LLC, submitted a
request for architectural review of the proposed construction of a two-story commercial building
on property located at 1460 Calle Joaquin (Application ARCH-3413-2016); and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street,
San Luis Obispo, California, on November 6, 2017, to consider the application; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby recommends to the
City Council design approval of the new commercial site and building (application
ARCH-3413-2016), based on the following findings:
1. As conditioned, the proposed site and building design are consistent with the goals and
policies of the City’s General Plan. The project will accommodate Tourist-Commercial
land uses on an appropriately located site in an urbanized area where such uses have already
concentrated, and near a freeway interchange, consistent with Land Use Element (LUE)
policies (§3.1.1, §3.12, §3.6.2).
2. As conditioned, the project is consistent with the goals and policies of the Conservation
and Open Space Element (COSE) of the City’s General Plan related to Views (§9). The
adjacent section of U.S. Highway 101 is designated as a Scenic Roadway with high scenic
value consistent with §9.3.5. Visual Simulation Studies have been provided by the
applicant, and these demonstrate that development of the proposed building preserves
approximately 3/4 of the view toward the Irish Hills, as viewed along the section of
highway adjacent the project. The building does not block views or “wall off” the roadway
(§9.2.1, §9.3.6). Extensive use of glazing as a building surface provides additional visibility
through the building toward hill views beyond.
ATTACHMENT 1
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Resolution No. ARC ####-17 Page 2
ARCH-3413-2016 (1460 Calle Joaquin)
3. As conditioned, the proposed building is consistent with land use limitations and
development standards of the City’s Zoning Regulations. The site and proposed building
are designed to accommodate land uses and activities permitted in a Tourist Commercial
(C-T) Zone (§17.22.090). The project conforms to applicable development standards set
out in Chapter 17.16 including those for density, yards, coverage, building height, and
parking space requirements.
4. As conditioned, the project is consistent with guidance for commercial development
provided by the City’s Community Design Guidelines. The building architecture exhibits
proper proportion, balanced form, and well-articulated and appropriately detailed
elevations, resulting in an attractive and distinctive design, consistent with General Design
Principles (Ch. 2). It demonstrates consideration for the architectural style, shape, and
massing of neighboring structures, which are modern in style and accommodate auto- and
tourist-oriented activities (§3.1(C.1a)). Sensitive building design, and retention of riparian
vegetation demonstrates consideration for views and the natural features of the site
(§3.1(C.1) & 7.1(B.3)).
SECTION 2. Environmental Review. An Initial Study is being prepared for the proposed project
in accordance with the provisions of the California Environmental Quality Act (CEQA). The Initial
Study for the project will be prepared and circulated for public review. The Planning Commission
and City Council will review the Initial Study of environmental impact prior to final action on the
project.
SECTION 3. Action. The Architectural Review Commission hereby recommends to the
City Council design approval of the new commercial site and buildin g (application
ARCH-3413-2016), subject to the following conditions:
Planning (Community Development)
1. Conformance to approved plans and conditions. Plans submitted for construction permits
shall be in substantial compliance with the plans approved under this application, and with
all conditions of project approval. Any change to the approved design, colors, materials, or
landscaping, or to any conditions of approval must be reviewed and approved by the
Community Development Director or Architectural Review Commission, as deemed
appropriate. A separate full-size sheet shall be included in construction plans, listing all
conditions of project approval, with reference made in the margin of the listed conditions
as to where in plans requirements are addressed.
2. Retention of riparian vegetation. Existing riparian vegetation within the area demarcated
by the dashed line labeled “Existing Edge of Riparian Vegetation on the Preliminary Site
Plan included with this architectural review application) shall remain undisturbed.
3. Solid waste enclosure screening. Plans submitted for construction permits to complete this
project shall include additional measures to further screen the solid waste enclosure area
from public view, particularly along the southern edge of the site, adjacent to U.S.
ATTACHMENT 1
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ARCH-3413-2016 (1460 Calle Joaquin)
Highway 101, in a manner consistent with Community Design Guidelines § 6.1 (F), to the
satisfaction of the Community Development Director. Such measures may include
utilization of surrounding landscaping for further screening, techniques such as trailing
vines on walls, and berming along site and rear walls.
4. Signs. No approval is granted to any signage depicted in these plans. Project signage is
subject to the issuance of Sign Permits, pursuant to the provisions of the City’s Sign
Regulations (SLOMC Ch. 15.40).
Engineering Development Review (Community Development, Public Works)
5. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard.
MC 12.16.050
6. The building plan submittal shall show the build-out of curb, gutter, and sidewalk per city
engineering standards along the complete property frontage. The termination of sidewalk
may require the installation of a curb ramp. Any request to defer sidewalk installation shall
be reviewed and approved by the City Engineer and Community Development Director.
7. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverabilit y, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality control
purposes and in the area of existing or proposed trees and where the driveway or parking
area may occur within the dripline of any tree. Alternate paving material shall be approved
to the satisfaction of the Planning Division.
8. 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.
The current overhead services configuration shall be clearly shown on the plans. Any
required ADA path of travel shall consider existing utility poles, guy wires, and vaults
accordingly. Services to the new structures shall be underground. All work in the public
right-of-way shall be shown or noted.
9. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. 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.
10. 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
ATTACHMENT 1
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Resolution No. ARC ####-17 Page 4
ARCH-3413-2016 (1460 Calle Joaquin)
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.
11. The building plan submittal shall include a final drainage report in accordance with the
Drainage Design Manual and the Post Construction Stormwater Requirements.
12. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for developed
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
13. 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.
14. This property is located within a designated flood zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. As such, any new structures shall
comply with all Federal Emergency Management Agency (FEMA) requirements and the
city’s Floodplain Management Regulations per Municipal Code Chapter 17.84.
15. This property is located in an AE flood zone. The buildings and/or building service
equipment shall be elevated or flood-proofed to at least one foot above the Base Flood
Elevation (BFE). Additional freeboard to 2’ above the BFE may result in additional
savings on flood insurance and is encouraged. The pump house and water well
development or retention shall comply with the Floodplain Management Regulations and
Department of Water Resources Requirements for protecting equipment and groundwater
resources respectively. The City recommends processing a Letter of Map Amendment
(determination document) to remove the structure or a portion of the property from the
Special Flood Hazard Area to eliminate mandatory flood insurance requirements.
16. 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 to remain and be
protected. 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.
17. The building plan submittal shall show new street tree plantings. Street trees are required
at a rate of one 15-gallon street tree for each 35 linear feet of frontage. Tree species and
planting requirements shall be per City Engineering Standards.
ATTACHMENT 1
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ARCH-3413-2016 (1460 Calle Joaquin)
18. Street trees along the northerly frontage of Calle Joaquin shall be placed in tree wells,
parkway, or with horizontal and vertical controls to accommodate future sidewalk
installation if approved for deferral.
19. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline
of trees. A city-approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans.
Building (Community Development)
20. Plans submitted for construction permits to complete this project shall include the
following construction methods and materials: Ignition resistant exterior wall coverings;
Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent
systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as
identified in the California Building Code Chapter 7.
Utilities
21. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project, including both potable and recycled water.
22. The existing well shall be relocated to a “low impact activity” per the California Water
Resources Control Board guide for private wells, or shall rehabilitate the well casing and
well infrastructure to protect the groundwater basin in accordance to California Department
of Water Resources Standard Bulletin 74-81 and 74-90.
23. Where automobiles are serviced, greased, repaired, or washed, separators shall be provided
to prevent the discharge of oil, grease, and other substances harmful or hazardous to the
City’s wastewater collection system consistent with City standards.
Indemnity
24. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
On motion by Commissioner , seconded by Commissioner , and on the
following roll call vote:
ATTACHMENT 1
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Resolution No. ARC ####-17 Page 6
ARCH-3413-2016 (1460 Calle Joaquin)
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 6th day of November 2017.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
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C-S-S
C-S
C/OS-20
C-T
C-S-PD C-T-SF
C/OS-20CALLE JOA
Q
UI
N
LOS OSOS
VALLEY
VICINITY MAP ARCH-3413-20161460 Calle Joaquin ¯
ATTACHMENT 2
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C/OS-20
C-T
C-S-S
C/OS-20Public
Service andManufacturing
Tourist
Open Space
Open SpaceLOS OSOS
VALLEYHWY 101101 S ONCALLE JOA
Q
UI
N
HWY 101101 S OFFToyota San Luis Obispo Auto Club So. CA
America's Tire
Quiky Car Wash
Chevron
Motel 6
Project SiteATTACHMENT 3ARC1 - 14
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ATTACHMENT 6
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1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - Visual Simulations Studies taken from Highway 101 San Luis Obispo CreekPrefumo CreekPrefumo CreekPrefumo CreekPrefumo CreekVisual Simulation Description View #1 South BoundView #2 South BoundSouth Bound US 101North Bound US 101View #3 South BoundView #6 North BoundView #5 North BoundView #4 North BoundThese visual simulations depict the “before and after views” resulting from the project, and the relationship between the project and scenic resources, from vantage points shown along this section of Highway 101 approaching and adjacent to the project site. These visual simulations have been prepared in a “neutral” realistic manner that neither downplays nor exaggerates the effect of the project on scenic resources. = Site ProjectATTACHMENT 7ARC1 - 29
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 1 “Before”South Bound US101ATTACHMENT 7ARC1 - 30
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 1 Visual Simulation South Bound US101ATTACHMENT 7ARC1 - 31
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 2 “Before”South Bound US101ATTACHMENT 7ARC1 - 32
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 2 Visual Simulation South Bound US101ATTACHMENT 7ARC1 - 33
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 3 “Before”South Bound US101ATTACHMENT 7ARC1 - 34
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 3 Visual Simulation South Bound US101ATTACHMENT 7ARC1 - 35
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 4 “Before”North Bound US101ATTACHMENT 7ARC1 - 36
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 4 Visual Simulation North Bound US101ATTACHMENT 7ARC1 - 37
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 5 “Before”North Bound HW101ATTACHMENT 7ARC1 - 38
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 5 Visual Simulation North Bound US101ATTACHMENT 7ARC1 - 39
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 6 “Before”North Bound US101ATTACHMENT 7ARC1 - 40
1460 Calle Joaquin San Luis Obispo CA 93405 17.0703 Calle Joaquin Commercial - View 6 Visual Simulation North Bound US101ATTACHMENT 7ARC1 - 41