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HomeMy WebLinkAbout04-21-14City of San Luis Obispo, Agenda, Architectural Review Commission ARCHITECTURAL REVIEW COMMISSION AGENDA Council Hearing Room City Hall - 990 Palm Street San Luis Obispo, CA 93401 April 21, 2014 Monday 5:00 p.m. ROLL CALL: Commrs. Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle McCovey-Good ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of April 7, 2014. Approve or amend. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and city of residence. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the action 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. Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. 1. 890 Foothill Blvd. ARC 27-14; Review of a shopping center façade remodel, demolition of three buildings, and construction of a new 20,000-square foot building, parking lot upgrades, including minor parking space reorientation with new landscape planters, and project signage including possible exceptions to the sign regulations; C-R-S zone; NKT Real Properties, LLC, applicant. (Marcus Carloni) Architectural Review Commission Page 2 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. COMMENT & DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURNMENT Presenting Planner: Marcus Carloni Meeting Date: April 21, 2014 Item Number: 1 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a shopping center façade remodel, demolition of three buildings and construction of a new 20,000 square foot building, parking lot upgrades including minor parking space reorientation with new landscape planters, and project signage including exceptions to the sign regulations,with a categorical exemption from CEQA. PROJECT ADDRESS:890 Foothill Boulevard BY:Marcus Carloni,Associate PlannerPhone Number: 781-7176e-mail:mcarloni@slocity.org FILE NUMBER: ARC 27-14 FROM:Pam Ricci, Senior Planner RECOMMENDATION:Adopt the Draft Resolution (Attachment 1) which grants approval to the project but directs the applicant to return to the ARC with a revised design for Building 6 and a formal sign program, based on findings, and subject to conditions. SITE DATA Applicant NKT Real Properties, LLC Representative Carol Florence, AICP Oasis Associates Zoning Retail Commercial Special Considerations (C-R-S) General Plan General Retail Site Area ~5.6 Acres Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15302 (Replacement or Reconstruction). SUMMARY The applicant proposes to revamp the University Square Shopping Center with a minor façade remodel of existing buildings and construction of a new building and pedestrian plazas in placed of three buildings proposed for demolition. The project includes minor parking space reorientation and project signage. Staff finds the overall project consistent with the Community Design Guidelines through compatibility with the design, scale, and massing of the site’s existing buildings and existing properties in the neighborhood. However, staff recommends the ARC direct the applicant to return to the ARC with a formal sign program [see Section 3.3 below] and a revised design of proposed Building 6 for consistency with the architecture of the project site [see Section 3.2 below]. ARC1 - 1 ARC 27-14 (890 Foothill) 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 standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of approximately 5.6 acres of developed land in the Retail Commercial (C- R-S) zone. The project site is currently developed as a shopping center with approximately 87,000 square feet of buildings divided among tenant spaces with parking and landscape improvements. The project site is bordered by, and takes access from, North Chorro Street, Foothill Boulevard, Highway 1 (Santa Rosa Street), and Boysen Avenue. Site Size 5.6 Acres Present Use & Development Shopping Center with parking and landscape improvements Topography Flat Access North Chorro, Foothill Boulevard, Highway 1, and Boysen Ave. Surrounding Use/Zoning North: O zone (Commercial Uses) and R-4 zone (Multi-Family Residences South: C-N (Commercial & Restaurant Uses) East: R-4 (Church & Apartments) West: C-N (Black Horse Coffee) & R-4 (Multi-Family Residences) & PF (Fire Station #2) 2.2 Project Description Please Note: The applicant originally submitted plans on February 12, 2014 (Attachment 5) which were reviewed and commented upon by City staff. In response to City staff comments, the applicant revised and resubmitted the current plans on March 26, 2014 (Attachment 4). The two plan sets are to be reviewed together except where new information presented on the revised plan set (Attachment 4) supersedes information presented on the originally submitted plan set (Attachment 5). The applicant has provided a more detailed project description, including architectural changes, in Attachment 5 (Originally Submitted Project Plans) sheet PD-1. A summary of significant project features includes the following: Site Plan 1. Demolition of Buildings 5, 6, and a portion of building 8 (Attachment 4, Revised Project Plans, Sheet DP-1). a. Pedestrian plaza in place of demolished Building 5. b. Parking spaces and a small pedestrian plaza in place of demolished building 8. ARC1 - 2 ARC 27-14 (890 Foothill) Page 3 2. Minor parking space reorientation and restriping (Attachment 4, Revised Project Plans, Sheet SP-03). a. Upgraded site landscaping and added parking lot landscaping (Attachment 4, Revised Project Plans, Sheet LP-01) (for proposed landscape palette see Attachment 5, Originally Submitted Project Plans, Sheet LP-04). b. Proposed tree removals (Attachment 4, Revised Project Plans, Sheet LP-01 Existing Tree Inventory). c. Delineated pedestrian paths through parking areas. 3. Outdoor pedestrian plazas (Attachment 4, Revised Project Plans, Sheet LP-01). 4. Delineated pedestrian paths (Attachment 4, Revised Project Plans, Sheet LP-01). a. Upgraded pedestrian walkways with staining/sandblasting of existing concrete. b. Differentiated (enhanced) paving at pedestrian plazas. c. Highlighted building entries with differentiated (enhanced) paving. 5. Upgraded parking lot lighting (Attachment 5, Originally Submitted Project Plans, Sheet E1). a. Add new LED fixture heads for all existing light poles. b. Add two new light poles. Design: 6. Minor façade upgrades to buildings 1, 2, 3, 4, and 9 (compare Attachment 5 Sheet PH- EX to Attachment 4 Sheets EL-01 through EL-04). a. New paint, raised parapets, column cladding, new storefronts, sign ledges (see signage below). 7. Façade upgrade to building 8 (Attachment 4, Revised Project Plans, Sheet EL-02 elevation 1 and 3 and Sheet EL-04 elevation 2 & 3). a. Additional storefront entries, extended height of parapets, slate colored tile, and a metal canopy. b. Green screen trellis added to existing ease elevation (Attachment 4, Revised Project Plans, Sheet El-04 elevation 2). 8. Reconstruction of building 6 with an enlarged footprint and incorporating the mid-20th century modern design of the sites existing buildings (Attachment 4, Revised Project Plans, Sheet EL-01 elevation 3 and EL-03 elevation 1, 2, & 4). a. Design incorporates storefront glazing, stucco, slate colored tile, pilasters, and metal canopies. Signage 9. Request to allow signage on a portion of building 8 that does not have a public entrance (Attachment 4, Revised Project Plans, Sheet EL-04 elevation 2). 10. Request to allow three 16-foot tall by 11-foot and 9-inch wide shopping center identification signs (for proposed sign locations see Attachment 4, Revised Project Plans, Sheet LP-01 callout(s) 21) (for proposed sign design see Attachment 4, Sheet SI-01). 11. Sign trellis for building 1 (see Attachment 4 sheet EL-01, Attachment 5 sheet SE-01 section-A, and Sheet SK-01 building 1 canopy study). a. Bottom mounted (floating) signage (see Attachment 4, Revised Project Plans, Sheet SI-01 potential signage options/attachments). 12. Sign ledge for building 4 with bottom mounted signage (see Attachment 4, Revised ARC1 - 3 ARC 27-14 (890 Foothill) Page 4 Project Plans, Sheet EL-01 elevations 2 and 3) (for cross sections see Attachment 5, Originally Submitted Project Plans, Sheet SE-01 cross section C). 13. Signage placed atop the existing canopy of building 3 (bottom mounted signage). Parking The applicant has requested parking calculations not be considered in the scope of this project. The applicant is continuing to review the required number of parking spaces based on existing and future tenants. If necessary, parking will be reviewed through an Administrative Use Permit. 3.0 PROJECT ANALYSIS 3.1 Site Plan: The proposed minor parking space reorientation/restriping provides more efficient on-site vehicular circulation and additional parking lot landscape planters. Consistent with the Community Design Guidelines, new pedestrian walkways through parking areas will provide a safe and delineated pedestrian path 1. Building entries will be highlighted through the use of enhanced paving and pedestrian walkways adjacent to buildings will be distinguished from driving surfaces through the use of enhanced paving and stained/sandblasted concrete to provide for pedestrian safety and attractiveness of the walkways. Additionally, the proposed pedestrian plazas are appropriately integrated into the site plan providing on-site open space for pedestrians with pedestrian amenities 2 (e.g. benches, tables/chairs, decorative patio enclosures, trash receptacles), consistent with the Community Design Guidelines. 3.1.1 Tree Removals: The City Arborist is supportive of the proposed tree removals as a result of the project providing improved on-site vehicular/pedestrian circulation. The Arborist has indicated he will work with the applicant in review of plans submitted for a construction permit to ensure trees are not unnecessarily proposed for removal, requiring review by the Tree Committee (Conditions 29 and 30). 3.2 Design: The proposed minor façade upgrades to Buildings 1, 2, 3, 4, and 9 add subtle articulation, balance, and interest by increasing the height of parapets and utilizing a new color scheme. The proposed façade upgrades to Building 8 introduces additional articulation, interest, human scale 3, and a highlighted building entry4 through the use of a stepped-up roofline, material change (slate colored tile), metal canopy, storefront glazing, and enhanced paving at the building entry. 1 Community Design Guidelines Chapter 6.3.A3: Pedestrian ways should be incorporated in parking lots, where practical, using such elements as accented paving, trellises, and lighting. 2 Community Design Guidelines Chapter 3.1.C.3b: The use of on-site pedestrian amenities (such as benches, shelters, drinking fountains, lighting, and trash receptacles) is encouraged. These elements should be provided in conjunction with on-site open spaces and be integrated into the site plan as primary features. 3 Community Design Guidelines Chapter 3.1.B4: Form and Mass. A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. 4 Community Design Guidelines Chapter 3.1.B8: Entries. Building entries should be important and obvious elements in the design of a façade. ARC1 - 4 ARC 27-14 (890 Foothill) Page 5 The proposed modifications to this building are consistent with the massing and detailing of the existing structure 5 and the adjacent buildings on the project site. The design of reconstructed Building 6 (an anchor building) incorporates articulation that is consistent with the project’s design; however, the design proposes an extensive use of stucco that is not found on similar scale buildings within the project site. The project site’s taller buildings (Buildings 3 and 9) incorporate more recesses, interesting features (e.g. existing colored glass on Building 9’s south elevation), and material other than stucco (split face block on building 3 and rough concrete finish on building 9). Additionally, the proposed pilasters (Attachment 4, Revised Project Plans, Sheet EL-03 elevation 1) appear over-scaled for the north elevation and appear incompatible with the design of pilasters used on the project sites existing buildings. The ARC should direct the applicant to reduce the size of the pilasters to be more compatible with Building 6; similar to the existing pilasters used on Building 9. Additionally, the ARC should direct the applicant to revise the design of Building 6 to significantly reduce the amount of stucco and incorporate material change, recesses, and interesting materials found on the site’s existing taller buildings and found in the applicant’s submitted design reference photos (Attachment 5, Originally Submitted Project Plans, Sheets DR- 01 through DR-03). 3.3 Signage The Sign Regulations indicate the intent and purpose of regulating signage is “to encourage the effective use of signs as a means of communication and to provide equality and equity among sign owners and those who wish to use signs.” Furthermore, the Sign Regulations indicate “signs must be architecturally compatible with affected structures and the character of surrounding development in order to maintain the overall quality of a neighborhood or commercial district.” The three proposed shopping center identification signs, standing 16 feet tall, are excessively large and are out of scale with existing signage in the neighborhood. The central massing of each of the signs (9-feet and 6-inches tall by 11-feet and 9-inches wide) is such that the sign will appear as a large wall at the back of the sidewalk rather than incorporating a more open or lower profile design. In addition, the second shopping center identification sign along Foothill Boulevard (and the corner of North Chorro Street) is the second such sign along the major street frontage where only one such sign is allowed by the Sign Regulations. Section 15.40.610 of the Sign Regulations provides necessary findings for approval of an exception which include, but are not limited to, finding that exceptional or unusual circumstances apply to the property that don’t apply to neighboring properties, an existing non-conformity, or finding that the exception is for superior design. The amount and scale of signage is excessive and does not result in superior design; staff cannot make the necessary findings for approval of an exception. 5 Community Design Guidelines Chapter 3.1.B9: Additions to existing structures. The design of a proposed addition should follow the same general scale, proportion, massing, and detailing of the original structure, and not be in stark contrast to the original structure. ARC1 - 5 ARC 27-14 (890 Foothill) Page 6 Staff is supportive of the applicant’s request to allow signage on the portion of Building 8 that does not have a public entrance (Attachment 4, Revised Project Plans, Sheet EL-04 elevation 2). This portion of building 8 is the “back of house” that faces Highway 1 and it is appropriate to allow secondary signage at this location given the size of the property and Building 8’s location adjacent to Highway 1. “Back of house” signage oriented toward a major street is common in shopping centers and can be found at the Marigold Center (3590 Broad Street), the Madonna Plaza Shopping Center (251 Madonna Road) and the SLO Promenade Shopping Center (487 Madonna Road). Ultimately, given the scale of the property, number of tenants, and innovative sign styles (sign trellis and sign ledges) the ARC should direct the applicant to develop a formal sign program and return to the ARC for final approval. Formal sign programs are highly encouraged by the Community Design Guidelines “so that each sign appears thoughtfully design in relation to the overall project and each other sign” and all of the shopping center within the City have formal sign programs. The sign program should, at a minimum, include the following: 1. All proposed sign styles and methods of illumination for major tenants and shop tenants. 2. Proposed finish materials for all sign types 3. All proposed letter heights and approximate sign location areas (shown with a dashed box) for major tenants and shop tenants. 4. A maximum of two shopping center identification signs. The shopping center identification signs should include the following: a. An open design and/or be smaller in scale and design to compliment the architecture of the project site. b. Setback as far as possible from the street yard property line and consideration of the minimum necessary line of site distance from the public sidewalk and drive aisle. c. Maximum letter heights and approximate sign location areas (shown with a dashed box). 4.0 OTHER DEPARTMENT COMMENTS Comments from the other departments have been incorporated into the recommended resolution as conditions of approval and/or code requirements. 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 Community Design Guidelines and Zoning Regulations. ARC1 - 6 ARC 27-14 (890 Foothill) Page 7 6.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Applicant Letter to ARC Commissioners 4. Revised Project Plans (March 26, 2014) 5. Originally submitted project plans (February 12, 2014) 6. Post Construction Stormwater Management Summary Included in Committee member portfolio: Project Plans Available at ARC Hearing: Colors and Materials Board ARC1 - 7 Attachment 1 RESOLUTION NO. ARC-####-14 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION ADOPTING A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AND APPROVING A FAÇADE REMODEL, A NEW 20,000 SQUARE FOOT BUILDING IN PLACE OF A DEMOLISHED BUILDING, AND PARKING LOT UPGRADES WHILE CONTINUING CONSIDERATION OF THE DESIGN FOR BUILDING 6 AND REQUIRING THE APPLICANT TO RETURN TO THE ARC WITH A FORMAL SIGN PROGRAM, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 21, 2014 890 FOOTHILL BOULEVARD (ARC 27-14) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 21, 2014, pursuant to a proceeding instituted under ARC 27-14, NKT Real Properties, 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 (ARC 27-14), based on the following findings: 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site’s Retail Commercial zoning designation, and will be subject to conformance with all applicable building, fire, and safety codes. 2. As conditioned, the proposed site plan modifications maintain consistency with the Community Design Guidelines by providing safe and delineated pedestrian paths and on- site open space for pedestrians with pedestrian amenities. 3. As conditioned, the proposed façade modifications maintain consistency with the Community Design Guidelines through compatibility with the design, scale, and massing of the site’s existing buildings and existing properties in the neighborhood. 4. The project is exempt from environmental review under Section 15302 (Replacement or Reconstruction) of the CEQA Guidelines because the reconstruction results in structures of substantially the same size, purpose, and capacity. SECTION 2. Action. The Architectural Review Commission hereby grants approval to ARC1 - 8 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 2 the project with incorporation of the following conditions: Planning 1. The applicant shall revise the design of Building 6 to significantly reduce the amount of stucco and incorporate material change, recesses, and interesting materials found on the site’s existing taller buildings and found in the applicant’s submitted design reference photos. The revised design shall return to the ARC for final approval. a. The applicant shall reduce the size of the pilasters on Building 6 to be more compatible with Building 6; similar to the existing pilasters used on Building 9. 2. The applicant shall develop a formal sign program and return to the ARC for final approval. The sign program shall, at a minimum, include the following: a. All proposed sign styles and methods of illumination for major tenants and shop tenants. b. Proposed finish materials for all sign types. c. All proposed letter heights and approximate sign location areas (shown with a dashed box) for major tenants and shop tenants. d. A maximum of two shopping center identification signs. The shopping center identification signs should include the following: i. An open design and/or be smaller in scale and design to complement the architecture of the project site. ii. Setback as far as possible from the street yard property line and consideration of the minimum necessary line of site distance from the public sidewalk and drive aisle. iii. Maximum letter heights and approximate sign location areas (shown with a dashed box). 3. Final project design and construction drawings 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 list all conditions, and code requirements of project approval as Sheet No. 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. The locations of all wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings plans submitted for a building permit. 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 shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Details of all exterior light fixtures, including any service area lights, need to be included as part of plans. A note shall be included on plans that “Lenses of exterior wall-mounted lights may be modified or shielding devices added after ARC1 - 9 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 3 installation if the Community Development Director determines that they emit excessive glare.” a. Existing roof mounted exterior lighting that does not comply with the City’s Night Sky Preservation Ordinance (Zoning Regulations Chapter 17.23) shall be removed. 5. Plans submitted for a building permit shall include a final landscaping plan, including irrigation details. 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. 6. 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. 7. Existing and proposed refuse enclosures shall incorporate the project’s design and, where feasible, shall be screened with landscaping, to the satisfaction of the Community Development Director. 8. Plans submitted for a building permit shall include storefront window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 9. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. 10. As shown on plans, pedestrian pathways shall be delineated by a color change and/or enhanced paving. The final material and color of these pathways shall be provided with plans submitted for a building permit and shall be to the satisfaction of the Community Development Director. 11. 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 screening of mechanical equipment to the satisfaction of the Community Development Director. A line-of-sight diagram may be needed to confirm that proposed screening will be adequate. 12. Roof features visible from the public right-of-way and main pedestrian routes shall be finished on all sides. 13. The location of any required backflow preventer and double-check assembly shall be shown on plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Any back flow preventer and double check assembly shall be screened using a combination of paint color, landscaping, and if deemed appropriate by the Community Development Director, a low wall. The size ARC1 - 10 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 4 and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Engineering 14. A lot line adjustment, lot merger, or subdivision map shall be processed to eliminate or adjust the underlying property lines to the satisfaction of the Planning Division and Building Division. Unless otherwise approved for deferral, the LLA or merger shall be recorded prior to building permit issuance. 15. A separate encroachment permit is required for all work or construction staging within the public right-of-way and/or for work related to public utilities located within on-site easements. Alterations to public infrastructure may be included within the on-site civil plans to the satisfaction of the Public Works Department and Utilities Department. If included, civil plan sheets may need to be formatted as required for public improvement plans. 16. A separate public improvement plan review and inspection fee may be required to the satisfaction of the director. All new work shall comply with the current City Engineering Standards. Record drawings shall be provided per City Engineering Standards prior to final inspection approvals for changes to public improvements. 17. The building plan submittal shall show and label all existing public and private easements. The plan shall clearly show or note any public utility improvements located within the easements. New easements, legal descriptions, and exhibits shall be prepared by the applicant and approved by the City of San Luis Obispo prior to building permit issuance. The plans shall include standard notes regarding the requirement to notify Underground Service Alert (USA) prior to commencing with any tree removals, demolitions, or new construction. 18. All areas of damaged or displaced curb, gutter, and/or sidewalk, and driveway approaches along all property frontages shall be repaired or replaced to the satisfaction of the Public Works Department. 19. All driveway approaches shall be upgraded to comply with current ADA and City Engineering Standards. The current standard requires a 4’ wide level sidewalk extension behind the driveway ramp. 20. The main shopping center driveway(s) off of Foothill Blvd shall be upgraded to a street/alley type entrance to improve the maneuverability into and out of the main circulation drive aisle(s). The upgraded approach shall comply with ADA and City Engineering Standards for accessibility. 21. The existing damaged driveway approach off of Chorro shall be replaced per ADA and City Engineering Standards. The upgrade shall include the removal of the short piece of full height curb located between the shopping center and Fire Station #2 approach. The new ARC1 - 11 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 5 approach shall be transitioned to the existing Fire Station approach to create a common driveway pan. 22. The building plan submittal shall include all parking lot dimensions, slopes, bay widths, space widths, parking space striping, motorcycle parking improvements, trash enclosure details, cart corral details, and all signage and striping improvements to show compliance with the Parking and Driveway Standards, City Engineering Standards, and the California Building Code. 23. Areas of new pavement, altered parking lot layouts, etc. shall be upgraded to include the current double-line space striping per parking and driveway standard #2250. a. These areas shall also comply with parking lot landscaping standards to provide parking lot landscaping no greater than after each six parking spaces. Any new landscape planters shall be of sufficient size to incorporate parking lot shade trees. 24. Wheel stops or planter curbs shall be installed or replaced as necessary for the parking along the Boysen frontage. Vehicles shall be precluded from any overhang into the public sidewalk area. The existing 6’ + 4’ sidewalk extension along Boysen may be replaced with an integral 8’ sidewalk to provide a planter at the back of sidewalk and additional buffer from the public pedestrian path. The existing Fire Department Connection (FDC) shall be protected by wheel stops, planters, or bollards, to the satisfaction of the Fire Department. 25. The building plan submittal shall include a complete site utility plan. The cover sheet of the public improvement plans shall be signed by the pertinent utility companies accordingly. Wiring to the campus, new or altered buildings shall be underground in accordance with MC Section 15.04.020.I. 26. The building plan submittal shall include a complete grading and drainage plan, soils report, and drainage report. The building plan submittal and accompanying reports shall show and note compliance with the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board per their Resolution No. R3-2013-0032 and adopted July 12, 2013. An alternative compliance approach has not been presented in any detail. The applicant should assume that full compliance can be achieved as required for re- development projects exceeding 22,000 square feet. 27. The soils report shall include specific recommendations as they may relate to any proposed stormwater improvements. A final review letter based on the final building plans, storm drain improvements, public improvement plans, and site development plans shall be provided to the city prior to building permit issuance. The protection and maintenance of city infrastructure shall be considered along with the analysis of any impacts and/or protections of the private development improvements. 28. New street trees will be required at the general rate of one 15-gallon street tree for each 35 lineal foot of frontage. The City Arborist shall review the existing tree plantings to confirm whether some of the existing plantings can qualify for the required street trees. The ARC1 - 12 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 6 building plan submittal shall show all existing and proposed tree plantings along with the proposed tree removals. 29. Existing on-site trees and the existing street trees located off of Boysen shall be retained unless otherwise approved for removal by the City Arborist and Community Development Director. The trees may be removed if they are in decline, are creating damage to infrastructure, can’t be reasonably protected during demolitions, or are in areas of new construction and new tree plantings. The parking lot layout shall consider any significant tree preservations in the final design. The use of compact parking spaces can be specifically approved by the Community Development Director in the case of tree preservation. a. Compensatory tree plantings shall be provided at a minimum rate of one to one. 30. A separate site inspection shall be completed by the developer, designers, and pertinent city staff prior to development of the final plans and building permit application submittal to review the specific trees proposed for removal. The proposed Eucalyptus tree removals in the area of the existing bus stop are supported for removal with the compensatory tree plantings shown or conditioned with this approval. 31. New street trees shall be planted per City Engineering Standards between the existing Palm tree plantings along the Foothill and Chorro frontages at Buildings 1 – 4. New pocket planters will be required into the existing parking area to support the tree plantings as required for Zone 1 locations. 32. The existing empty tree wells on Foothill near Building 9 and the area of required frontage improvements shall be abandoned per City Engineering Standards in favor of street tree plantings located within the new on-site planter area. Transportation 33. The existing Type 3 bus stop shall be upgraded to provide a bus turn-out per City Engineering Standards #4920 and #4930. The stop may be relocated to the area of the proposed driveway abandonment in front of Building 9 easterly of the current stop. 34. The building plan submittal shall show all existing and proposed long-term and short-term bicycle parking. Bicycle parking shall be upgraded to comply with current Zoning Regulations, Community Design Guidelines, and the recently adopted Bicycle Transportation Plan. Short and long-term bike parking shall be balanced throughout the campus. a. The building plan submittal shall show and note the replacement of the bike lockers located adjacent to the demolished section of Building 8. 35. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or ARC1 - 13 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 7 racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The project summary shall include the required and proposed bicycle parking accordingly. a. Short-term bicycle racks of the inverted “U” design or “Peak Racks” shall be installed in close proximity to, and visible from the main entry into the building. Dimension the minimum clearances between racks shall be per city standards/adopted guidelines. b. Long-term bicycle parking may consist of lockers installed either within or outside the building. As an alternative, a lockable room within the building(s) labeled and reserved for bicycle storage may substitute for bicycle lockers. Provide details and specs for bicycle lockers to the satisfaction of the Planning Division. Utilities 36. Buildings 1, 2, 3 & 4 currently utilize a 4 yard bin for trash and a 3 yard bin for recycling which is sufficient but a bin enclosure will need to be constructed consistent with the City’s Solid Waste Enclosure Standards. Plans indicate that a compactor will be used for trash for building 6 which is sufficient for trash service; the addition of a 3 to 4 yard bin will be needed for recycling. If the bin is to be stored outside, an enclosure will be required which is consistent with City standards. The enclosure west of building 9 is not adequate and will need to be upgraded to meet City standards. Individual waste wheeler service will not be allowed. 37. According to the City’s Utility Billing database, University Plaza is served by 17 existing water meters (addressed as 171 Santa Rosa N (2), 850, 858, 862, 866, 872 (2), 892, 894, 896 (A-C), 948 (A-C), 956 (2), and 972 Foothill). The project’s Preliminary Grading, Drainage & Utility Plan (Sheet C-1) shows the relocation of some meters outside of the project’s parking lot but does not provide complete information on where these services extend. Applicant shall consolidate water meters serving the proposed project as feasible with the goal of eliminating those meters located within the parking lot. 38. The project’s Preliminary Grading, Drainage & Utility Plan (Sheet C-1) does not provide complete information regarding existing and proposed sewer laterals serving the project site. All existing sewer laterals that are proposed for reuse to serve the proposed development must pass a video inspection, including repair or replacement, as part of the project. A CCTV inspection of any lateral proposed for reuse shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Any proposed laterals shall be constructed of HDPE pipe consistent with City Standards. 39. The Applicant is proposing to reroute the existing public sewer main that extends through the property to accommodate the siting of a new building. The project shall use HDPE pipe for the proposed sewer mains. Proposed manholes shall be constructed per City standards. ARC1 - 14 Resolution No. ARC-####-14 Attachment 1 890 Foothill, ARC 27-14 Page 8 Fire 40. Provide details with map showing all underground fire lines, backflow devices, fire sprinkler risers & control valves, and all fire department connections. This applies to all buildings on the property. 41. All fire sprinkler heads that are more than 50 years old require replacement with new fire sprinkler heads. This applies to all buildings on the property. 42. Any deficiencies in the underground fire lines and fire sprinkler systems will require upgrading to current codes and standards. Building 43. Accessible parking spaces to be located on the “shortest accessible route” to the accessible entrances. Section 11B-208.3.1 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 21st day of April, 2014. _____________________________ Pam Ricci, Secretary Architectural Review Commission ARC1 - 15 R-4 O R-4 R-1 R-4 O C-R-S R-4 C-C O C/OS-10 C-N O C-N R-4-PD R-1 R-1 R-1 O-PD R-4 C-N R-1 PF R-1 C-N-S R-4-S R-1 FOOTHILL SAN T A R O S A N MEINECKE BOY S E N C H O R R O N BROADCH O R R O SANTA ROSA ROUGEOT RAMONA BENTONVICINITY MAP File No. 27-14890 Foothill ¯ Attachment 2 ARC1 - 16     26 March 2014 ARCHITECTURAL REVIEW COMMISSION c/o Mr. Marcus Carloni, Associate Planner COMMUNITY DEVELOPMENT DEPARTMENT 919 Palm Street San Luis Obispo, CA 93401 RE: UNIVERSITY SQUARE – ARC 27-14 – PROJECT SUBMITTAL SYNOPSIS Dear ARC Commissioners, On February 12, 2014, and on behalf of the applicant and development team, a formal ARC application was lodged with the City’s Community Development Department for the University Square Shopping Center. The application consisted of the requisite application forms and an 11” x 17” booklet that contained a narrative project description/statement, site, architectural and landscape architectural plans and related details. This information was distributed to the various departments and, on March 14, 2014 we received the City’s initial response via the project planner, Marcus Carloni. Upon review of the comments and, after meeting collectively and individually with each department, we prepared our team’s response. Please be advised that it is important to review both the 11” x 17” booklet and this submittal (which includes a narrative response to the City’s comments and a 24” x 36” plan set). In doing so, you will see the progression of the project design. For clarity’s sake, the following represents the highlights of our response and the changes that were made to the original submittal/project description. Site Plan  Modified the Foothill Boulevard entries by eliminating the existing Eucalyptus trees, adding parking, and simplifying the circulation pattern.  Closing off the most easterly entry on Foothill Boulevard and eliminating the angled parking adjacent to building 9.  Added tree wells and island planters to the mid-field parking area.  Modified and added new trash enclosures located throughout the project.  Added an accessible path of travel from Boysen Avenue to building 6 and clarified miscellaneous ADA requirements.  Provided a parking summary table.  Clarified trees to remain/to be removed. Architectural design  Updated and clarified all building elevations regarding materials and colors.  Designed additional articulation to the north and west facing elevations of building 6.  Added a “green screen” and signage to building 8’s Santa Rosa/Highway 1 elevation.  Clarified miscellaneous architectural details – canopy design, storefront systems/glazing. Attachment 3 ARC1 - 17 OASIS ASSOCIATES, INC. 26 March 2014 UNIVERSITY SQUARE – ARC27-14 Page 2 of 2   Signage  Clarified the individual tenant signage.  Reduced the size and modified the design of the monument sign(s).  Clarified lighting for the various signs. Team University Square appreciates the opportunity to provide you with this information and looks forward to your positive response at the upcoming hearing, scheduled for Monday, April 21, 2014. Respectfully, OASIS ASSOCIATES, INC. C.M. Florence, AICP Agent NKT REAL PROPERTIES, LLC Attachments c: N. Tompkins/NKT, LLC J. Halferty & D. Webber/HDC, LLC K. McKently & A. Neff/MMA B. Winslow & D. Newton/CDS 12-0059 Attachment 3 ARC1 - 18 Halferty Development Company, LLC.199 South Los Robles Avenue, Suite 840Pasadena, California 91101TEL. (626) 405-0956 FAX. (626) 405-0632University SquareNWC FOOTHILL BOULEVARD & HIGHWAY 1 SAN LUIS OBISPO, CALIFORNIA EXISTING SITE PLANPROPOSED SITE PLANDEMOLITION PLANCONCEPTUAL LANDSCAPE PLANPRELIMINARY GRADING/DRAINAGE & UTILITY PLANEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSPHOTOS - CANOPY REMOVALPHOTOS - EXISTING STOREFRONTSPROPOSED SIGNAGESHEET INDEXSP-EXSP-03DP-01LP-01C-1EL-01EL-02EL-03EL-04PH-1PH-2SI-0126 March 2014 Attachment 4 ARC1 - 19 Attachment 4 ARC1 - 20 Attachment 4 ARC1 - 21 Attachment 4 ARC1 - 22 Scale: 1” = 30’0 15’ 30’ 60’BLDG. 1 BLDG. 2 BLDG. 3BLDG. 4BLDG. 6BLDG. 8BLDG. 9BLDG. 7NOT A PARTNOT A PARTHIGH WAY 1 BOYSE N A VE.FOOTHILL BLVD.NORT H C H O R R O ST.NOT A PARTFOOTHILL BLVD., SAN LUIS OBISPO, CAFOOTHILL BLVD SAN LUIS OBISPO CAUNIVERSITY SQUARECONCEPTUAL LANDSCAPE PLAN- OVERALLMARCH 26, 2014 LP-01D.B.H. = DIAMETER AT BREAST HEIGHTAttachment 4 ARC1 - 23 FOOTHILL BLVD., SAN LUIS OBISPO, CA FOOTHILL BLVD., SAN LUIS OBISPO, CA UNIVERSITY SQUAREAPRIL 10, 2014 CONCEPTUAL LANDSCAPE PLAN- ENLARGEMENT LP-02 REVISEDScale: 1” = 20’0 10’ 20’ 40’BLDG. 3BLDG. 4BLDG. 6PATIO FINISH GRADE FLUSH WITH BLDG. 6 FFEACCESSIBLE RAMP, LESS THAN 5%STAIR ACCESS DOWN TO LOWER PLAZAACCESSIBLE RAMP (8.33%)ACCESS TO LOWER PLAZAFFE 257.3+/-42” HIGH DECORATIVE METAL GUARDRAIL ON TOP OF 2’+/-DECORATIVE CONCRETE RETAINING WALL36” HIGH DECORATIVE CONCRETE PATIO ENCLOSURE WALL255.6 FG 256.7 FG PLAZA FG 255.3+/-FFE 255.0+/- 10’ HIGH PERGOLA OVER PATIOPATIO FINISHED GRADE FLUSH WITH BLDG. 4 FFE36” HIGH DECORATIVE CONCRETE PATIO ENCLOSURE WALL30” WIDE PLANTER AT UPPER PATIOAttachment 4 ARC1 - 24 SS SSPROPOSED18" PVC STORMDRAINPROPOSED8" HDPE SEWER197 LFPROPOSEDSSMHEXISTING 6" SEWERTO BE ABANDONEDEXISTING SSMHTO REMOVEDEXISTING JOINT POLEAND OVERHEAD UTILSTO BE RELOCATEDPROPOSED18" PVC STORMDRAINPROPOSEDCATCH BASINW/ FILTER INSERTPROPOSEDJUNCTION BOXCONNECT TOEXISTING 24" RCPEXISTING6" WATERLINE.PROTECT IN PLACECONNNECTTO EXISTINGSSMHPERVIOUS PAVEMENTW/ UNDERDRAIN5,500 SFEXISTING STORMDRAINTO REMOVEDSDSDSDSDPROPOSEDCATCH BASINW/ FILTER INSERTINSTALLCATCH BASINFILTER INSERT.INSTALLCATCH BASINFILTER INSERT.EXISTING6 WATER METERSTO BE RELOCATED.ADD CUSTOMERSIDE VALVE.EXISTING 6"SEWER TO BEABANDONEDEXISTINGWATER & GASLINESPROTECTIN PLACEFOOTHILL BLVDSANTA R OS A R D / H WY 1 CHO R R O S T R E E TBOYSEN AVEEXISTINGLIGHT STDREMOVE ANDDISPOSEEXISTINGLIGHT STDREMOVE AND DISPOSEEXISTING24" STORM DRAINAND CONC. SWALEPROTECT IN PLACERE-GRADE TOSLOPE TO DRAIN TOPERVIOUS PAVEMENTEXISTINGUNDER SIDEWALKDRAIN.PROTECT IN PLACEUNIVERSITY SQUARE SHOPPING CENTERPROJECT NAME:PLANS PREPARED FOR: PROJECT LOCATION:HALFERTY DEVELOPMENTCOMPANY, LLC199 SOUTH LOS ROBLES AVE, SUITE 840PASADENA, CA 91101TEL. (626) 405-0956NWC FOOTHILL BOULEVARD & HWY 1,SAN LUIS OBISPO, CAENGINEER OF RECORD:REVISIONS:CDS JOB #:SCALE:13-125AS SHOWNDATE:MARCH 26, 2014PREPARED BY:DJNREVIEWED BY:RDWC:\_Work\CDS\Active Jobs\13-125 University Square\_Project\3_Condocs\prelim util plan.dwg, March 26, 2014ABCDEFGHIJKLMNOABCDEFGHIJKLMNO213456789101112SHEET 1 OF 1 SHEETSPLAN PREPARED BY:CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIO9700 El Camino Real | Suite 300 | Atascadero | CA 93422805.706.0401 www.civil-studio.comPRELIMINARYGRADING,DRAINAGE, &UTILITY PLAN40 20 030SCALE: 1" = 40'4080120C-1UTILITY NOTES:1. ALL UTILITY LINE LOCATIONS, GRADIENTS AND INVERTS SHALL BE VERIFIED PRIOR TOCOMPLETION OF CONSTRUCTION DOCUMENTS.2. A VIDEO INSPECTION OF ALL EXISTING SEWER LATERALS TO BE REUSED SHALL BE PROVIDEDFOR REVIEW AND APPROVAL OF THE UTILITIES DEPARTMENT.3. IF NEW/REPLACEMENT SEWER LATERALS ARE PROPOSED, EXISTING LATERALS SHALL BEABANDONED PER CITY STANDARDS.4. ALL NEW/REPLACEMENT SEWER LINES (MAIN AND LATERALS) SHALL BE HIGH DENSITYPOLYETHYLENE PIPE (HDPE).5. NEW EASEMENTS SHALL BE PROVIDED FOR ANY NEW CITY OWNED/MAINTAINED WATERAND/OR SEWER LINES AND RELATED COMPONENTS PER CITY STANDARDS.6. ALL EXISTINGS EASEMENTS FOR CITY FACILITIES TO BE ABANDONED SHALL BE QUIT CLAIMED,ACCORDINGLY.7. TREE PLANTINGS SHALL BE PROHIBITED IN WATER, SEWER AND STORM DRAIN EASEMENTS.POST-CONSTRUCTION STORMWATER MANAGEMENT:THIS PROJECT IS SUBJECT TO THE REQUIREMENTS OF THE CALIFORNIA REGIONAL WATER QUALITYCONTROL BOARD, RESOLUTION NO. R3-2013-0032, JULY 12, 2013. IN ACCORDANCE WITH THESEREQUIREMENTS, THE DESIGN OF THE PROJECT WILL REDUCE POLLUTANT DISCHARGES TO THEMAXIMUM EXTENT PRACTICABLE AND PREVENT STORMWATER DISCHARGES FROM CAUSING ORCONTRIBUTING TO A VIOLATION OF RECEIVING WATER QUALITY STANDARDS. THE FOLLOWINGPERFORMANCE REQUIREMENTS WILL BE ACHIEVED TO THE MAXIMUM EXTENT PRACTICABLE.PERFORMANCE REQUIREMENT NO. 1: SITE DESIGN AND RUNOFF REDUCTIONPERFORMANCE REQUIREMENT NO. 2: WATER QUALITY TREATMENTPERFORMANCE REQUIREMENT NO. 3: RUNOFF RETENTIONPERFORMANCE REQUIREMENT NO. 4: PEAK MANAGEMENTAttachment 4 ARC1 - 25 Attachment 4 ARC1 - 26 Attachment 4 ARC1 - 27 Attachment 4 ARC1 - 28 Attachment 4 ARC1 - 29 COPYRIGHT© 2014NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.2.26.201414000TMA3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3 - 3 6 4 8T E L 6 2 6 5 8 3 8 3 4 8 F A X 6 2 6 5 8 3 8 3 8 7UNIVERSITY SQUARE SHOPPING CENTERNWC FOOTHILL BOULEVARD & HIGHWAY 1SAN LUIS OBISPO, CALIFORNIAHalferty Development Company, LLC.199 South Los Robles Avenue, Suite 840Pasadena, California 91101TEL. (626) 405-0956 FAX. (626) 405-0632BUILDING 9CANOPY REMOVALREMOVE SHEET METAL FASCIA AND EXTE-RIOR WALLPACK LIGHTING. LEAVE EXISTING STRUCTURE.REMOVE SHEET METAL FASCIA AND EXTE-RIOR WALLPACK LIGHITNG. LEAVE EXISTING STRUCTURE.REMOVE AND REPLACE UNDER CANOPY LIGHITNG WITH DOWNCAN LIGHTING.PH -1PH -1Attachment 4 ARC1 - 30 COPYRIGHT© 2014NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, AND GOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OF ANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.2.26.201414000TMA3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3 - 3 6 4 8T E L 6 2 6 5 8 3 8 3 4 8 F A X 6 2 6 5 8 3 8 3 8 7UNIVERSITY SQUARE SHOPPING CENTERNWC FOOTHILL BOULEVARD & HIGHWAY 1SAN LUIS OBISPO, CALIFORNIAHalferty Development Company, LLC.199 South Los Robles Avenue, Suite 840Pasadena, California 91101TEL. (626) 405-0956 FAX. (626) 405-0632ALL BUILDINGSEXISTING STOREFRONTPH -2PH -2*NOTE: ALL EXISTING STOREFRONT IS TO REMAIN AS-IS. ALL NEW PROPOSED STROREFRONT WILL MATCH IN COLOR AND DETAIL AS CLOSE AS POS-SIBLE TO THE EXISTING.Attachment 4 ARC1 - 31 2.26.201414000TMA3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3 - 3 6 4 8T E L 6 2 6 5 8 3 8 3 4 8 F A X 6 2 6 5 8 3 8 3 8 7UNIVERSITY SQUARE SHOPPING CENTERNWC FOOTHILL BOULEVARD & HIGHWAY 1SAN LUIS OBISPO, CALIFORNIAHalferty Development Company, LLC.199 South Los Robles Avenue, Suite 840Pasadena, California 91101TEL. (626) 405-0956 FAX. (626) 405-0632COPYRIGHT© 2014NOTE: THIS INFORMATION IS CONCEPTUAL IN NATURE AND IS SUBJECT TO ADJUSTMENTS PENDING FURTHER VERIFICATION AND CLIENT, TENANT, ANDGOVERNMENTAL AGENCY APPROVALS. NO WARRANTIES OR GUARANTIES OFANY KIND ARE GIVEN OR IMPLIED BY THE ARCHITECT.SI-01SI-01ALL BUILDINGSPROPOSED SIGNAGEAttachment 4 ARC1 - 32 Attachment 5 ARC1 - 33 850 TO 972 FOOTHILL BOULEVARD 85850 TOTO 997272F FOOOOTHTHIILL LBOBOBOOOULULEVEVARARDDUNIVERSITY SQUAREPROJECT DESCRIPTION/ STATEMENTFebruary 11, 2014INTRODUCTION I. Built in the mid-twentieth century, the University Square Shopping Center (Center) represents the quintessential “strip center”. Developed over six decades, the Center is a collection of nine buildings totaling approximately 87,000 square feet. With the exception of Building 3, which is two stories, the single story architecture of the center is dominated by a series of long cantilevered horizontal canopies. A continuous ten foot wide sidewalk traces the perimeter storefront which parallels Foothill Boulevard. Designed with parking between the front setback and building storefront, the Center offers immediate access to parking, maximum street front exposure for tenant storefront and signage, and simple architectural details. In its current state, the Center has lost its luster moving from simplicity to monotony and over the years has been patched, plastered over, and covered with ill proportioned signs. It has, unfortunately, become underutilized and dated. Located adjacent to the busy intersection of Foothill Boulevard and State Route 1/Santa Rosa Street, the Center is highly visible from some of the most traveled streets in the City. Since the Center was first constructed, the North Foothill Boulevard area has experienced substantial changes; the growth of Cal Poly, establishment of high-density and student-oriented housing, and increased commercial development.The proposed project seeks to renovate and remodel University Square to recapture its mid-20th century character and spirit which made it a long-standing and attractive location for businesses and patrons. The proposed project includes updating existing facades, accommodations for new tenants, and a refreshed site design with enhanced pedestrian amenities. These renovations will reestablish this important location as a commercial retail hub and provide the Center with a greater sense of place.EXISTING CONDITIONSII. LOCATION & AREA CHARACTERUniversity Square is approximately one mile north of downtown San Luis Obispo and one-half mile from Cal Poly. It is located between Santa Rosa/State Route 1, North Chorro Street, Boysen Avenue, and Foothill Boulevard. It is easily accessible from every nearby street and is adjacent to the busiest intersection in San Luis Obispo (Santa Rosa/ State Route 1 and Foothill Boulevard). The surrounding property zoning and uses are described below. The area surrounding University Square is an eclectic mix of uses with a notable amount of high density residential zoning. With a high residential concentration, daily student population, and busy vehicle traffic corridor(s), University Square is centrally located to service both local residents and the travelling public.The 5.57 acre property is comprised of twelve (12) parcels ranging in size from .13 acres to 1.59 acres. (See ALTA for parcel configuration) The proposed project does not include the adjacent City Fire Station No. 2 or the Carl’s Jr. (Carl’s Jr. is included in the Center’s overall sign program due to an existing contractual agreement.) CURRENT ZONING & USEThe subject property is zoned Commercial Retail with a Special Consideration (C-R-S). Special Consideration Zones are combined with other zones to require an administrative use permit before a use may be established. The use permit requirement is established for a number of reasons, in the case of University Square, the special consideration is to ensure that the retail uses service the local community and does not draw regional sales away from the Downtown Core or Madonna Shopping Center (pers. Comm. Asst. Community Development Director, 23 July 2012). The existing uses in the Center have been established with individual use permits on a case-by-case basis. As an independent process to the Architectural Review Commission review, an Administrative Use Permit will be submitted, under separate cover, to establish a “master list” of approved uses for the Center. New tenants in the Center can then be established without the typical case-by-case review, thereby streamlining the process, while considering the intent of the C-R-S zoning.REQUIRED ENTITLEMENTS/PERMITSIII. As proposed, the project will require the following entitlements/permits.Architectural Review Commission • Administrative Use Permit – Master Use List• Demolition Permit• Building Permit(s)• Tenant Improvement Permit(s)• PROJECT DESCRIPTIONIV. PROJECT PURPOSEThe proposed project will renew the character and appearance of University Square. The project is not a wholesale redevelopment, but will provide contemporary mid-20th century architectural styling to existing facades, new site amenities, and new or modified buildings. The proposed remodel is intended as an interim improvement to create a more attractive shopping center using existing buildings, judicious removal of existing structures and infrastructure, and the introduction of a new building. The proposed renovation will also include design elements required to re-tenant the larger anchor buildings with a modern market-style grocer and pharmacy.FUTURE DEVELOPMENT The Center has been identified as a Special Focus Area1 in the draft Land Use and Circulation Element (LUCE) update (currently under environmental review). The long term goal for the subject property is to complement the LUCE vision, which includes policy changes to the Foothill Boulevard/Santa Rosa Area, zoning updates to allow mixed-use development, and realignment of North Chorro Street and Broad Street, and improvements to Boysen Avenue. In order to achieve the LUCE vision, several key factors must be in place prior to any major redevelopment/complete razing of the University Square properties. Establishing new policies and circulation patterns is a lengthy process; the proposed remodel is intended to improve the Center’s current condition and vitality, while the LUCE update process continues. When the LUCE is ultimately adopted, including new policies and development standards, and the land acquired for circulation improvements, the long-term, future development envisioned for the University Square can be pursued. See sheet FZC-1 Future Zoning / Circulation.PROPOSED RENOVATIONThe proposed project includes the following components:Demolition of two (2) buildings (building 5 and 6) and a portion • of Building 8Construction of new a building (building 6)• Renovation to existing building facades• New outdoor patios and restructured landscaping• Enhanced pedestrian paths-of-travel with updated ADA • accessibilityNew signage and sign program• Parking lot modification and updated site lighting• With the building demolition and construction, the overall building area of the Center will be reduced by 3,101 square feet. The following table provides the sizes of the existing and proposed buildings.1. Land Use Special Focus Area “B. Foothill Boulevard @ Santa Rosa.” Circulation Special Focus Areas “17. Pedestrian Access near Foothill Boulevard” and “18. Vehicular Access near Foothill Boulevard.”The existing parcel boundaries will remain “as is” except for the modification required to accommodate the new building 6. This may be accomplished via a lot line adjustment or a lot merger, to be submitted under separate cover. PROPOSED ARCHITECTURAL DESIGN Building Remodel/RenovationRenovations proposed for the Center are designed to reincarnate the mid-20th century modern aesthetic of the original project, while simultaneously upgrading finishes and materials. For the purposes of this submittal, the buildings are numbered 1 – 6, starting from the corner of North Chorro Street and Foothill Boulevard heading in an easterly direction, and then north. Buildings 7 – 9 are located across the parking field and run in a north to south direction. Architectural enhancements planned for building 1, located at the westerly end of the project, include angled column cladding and streamlined canopy detailing designed to accentuate the simple horizontal canopy and verticality of the structural supports. The inline shop buildings 2, 3 and 4 will receive a combination of new paint, raised parapets, column cladding, and new canopy lighting. An additional enhancement proposed for the inline shop spaces is the addition of a series of sign “ledges” that will serve as framing elements to organize individual tenant signs currently attached in haphazard fashion to the face of inline canopies. For detailed information about the proposed sign program, see Sheet S1-01.The key modification to the Center will focus on the reintroduction of two “anchor” tenants in the locations of buildings 6 and 8. Modifications to the existing building 8 facade are designed to visually emphasize its presence in the Center by exposing storefront entries and increasing the verticality by extending parapets, in order to provide a third dimension to the building volume. New details include a “layer” of slate-colored tile that will wrap the storefront and the introduction of cantilevered metal canopies that are rooted in the original projects mid-century modern vocabulary.ZONING DESIGNATIONCURRENT USENorth Office (O) & High Density Residential (R-4) medical offices, multi-family housingSouth Neighborhood Commercial (C-N)various commercial/retail businessesEast High Density Residential (R-4)church, multi-family/student housingWest Pubic Facility (PF) & C-NCity Fire Station No. 2, commercial/retailBUILDING No. CURRENT(SF)PRO-POSED(SF)Delta(SF)1 7,055 7,055 - 2 3,971 3,971 - 3 21,393 21,393 - 4 2,535 2,535 - 5 5,665 - (5,724)6 14,572 20,296 5,789 7 3,508 3,508 - 8 19,177 16,017 (3,160)9 9,491 9,491 - TOTAL 87,367 84,266 (3,101)Parking319 307 (12) PD-1 APNParcel Size (acres) 052-252-033 1.59 052-252-034 0.17 052-332-028 0.19 052-332-029 0.27 052-332-030 0.28 052-332-031 0.26 052-332-032 0.24 052-332-034 0.13 052-332-040 0.77 052-332-042 0.21 052-332-043 1.13 052-332-044 0.33 TOTAL 5.57 Attachment 5 ARC1 - 34 850 TO 972 FOOTHILL BOULEVARD 85850 TOTO 997272F FOOOOTHTHIILL LBOBOBOOOULULEVEVARARDDUNIVERSITY SQUAREPROJECT DESCRIPTION/ STATEMENTFebruary 11, 2014New Building SixThe proposed new anchor building 6, is designed to complement the mid-20th century modern remodeled architectural features, including vertical massing, materials, and metal canopies. The building is designed with a corner storefront entry, as the building is seen and accessible from several directions.PROPOSED LANDSCAPE ARCHITECTURE DESIGNIn many ways, the University Square Shopping Center is typical of mid-20th century design ideals: vehicle–dominated site layout, expansive parking fields, minimal planting areas, and negligible use of pedestrian–oriented spaces and connections. At the time of initial development, it was less about the “pedestrian experience” and more about direct vehicular accessibility and project visibility.Currently, a good portion of the site’s hardscape (e.g., sidewalks) and softscape (i.e., plant material) is in disrepair and needs to be updated to not only complement the building remodel and introduction of the new building 6, but to ensure compliance with the American’s with Disabilities Act. While remodeling of the site’s landscape architecture presents some challenges, the design does include identifiable pedestrian circulation and use areas for an enhanced experience. In addition to the site’s hardscape elements, the overall plant design is another aspect requiring enhancements. The conceptual landscape plan inventories existing plant material (plant material to remain/to be removed), while also identifying areas where new plantings – trees, shrubs, groundcover can be installed. Specialty plantings in landscape pots and adjacent to buildings and entries are depicted on the plans. Many of the large existing Eucalyptus trees are proposed be “laced” through judicious pruning techniques for safety concerns and to provide additional visibility into the site.PROPERTY DEVELOPMENT STANDARDSV. The nature of the proposed project is predominately a renovation of an existing development; many development standards are applicable solely to new development and are not easily applied in this case, although the overall project does conform to the Commercial –Service standards as outlined in the City’s Zoning Regulations (2012). The following sections review the project’s compliance with applicable City policies, guidelines – Community Design Guidelines (Design Guidelines), and development standards for various project components.DEMOLITION AND CONSTRUCTION OF NEW BUILDINGThe existing buildings in the Center are not identified as historical resources pursuant to the Citywide Historical Context Statement and historical resource listings. The proposed demolition of two buildings (building 5 and 6) and a portion of a third (Building 8) will not impact the City’s historical resources.Since the new building 6 will be integrated into the existing Center, the building is consistent with the San Luis Obispo Community Design Guidelines. It is consistent with the surrounding neighborhood in compliance with Design Guideline 3.1.B.2, 3.1.B.9. The prominent entry statement provides a focal point to the building and are orientated toward the street and pedestrian areas, given the existing site configuration, and are therefore in substantial compliance with Design Guidelines 3.1.B.8 and 3.1.C.2.b.RENOVATION OF EXISTING BUILDINGSCommunity Design Guideline Goal 1.4.A addresses the remodel of existing buildings; projects should consider the architectural context of the site. The proposed project seeks to reemphasize the distinctive mid- 20th century architectural style of the University Square Shopping Center. The proposed façade designs provide greater building articulation consistent with the Community Design Guideline General Design Principles 2.2. New metal canopies enhance the horizontal building plane, while new glazing, wall textures, and colors provide a balance of vertical interest. The proposed color palate uses warm neutral base colors with deeper accent wall and material colors in various earth and warm gray tones. Each individual building is updated as whole, thereby integrating individual tenant space design. This provides a simplified and uncluttered façade encouraged by Design Guidelines 2.2.A & B. Each building retains a slight uniqueness in color and materials; this dispels potential visual monotony, while the complementary building patterns, colors, and materials unify the Center as a single place. (Guideline 3.2.D.7) The proposed building perspectives and elevations depict these modifications in greater detail. See Sheets E1-01 – 04, SE-01 & 02 and SK-01 & 02.SITE DESIGN – OUTDOOR AMENITIES AND PLANTINGThere are four (4) distinct outdoor plaza and seating areas proposed – west of building 1; between buildings 4 and 6; north of building 8; and south of building 9. These areas complement the City’s encouragement for outdoor and sidewalk dining and enhance the pedestrian experience within the Center. The outdoor plaza area created by the removal of building 5 will provide a two-level seating area punctuated by new plantings which are intended to be used by the proposed market/grocer and general patrons of the Center. Other outdoor areas are intended for use by the adjoining tenant space. See Sheets LP-01 – 04 for additional details.Where new landscape planting is proposed, a mixture of native, Mediterranean and drought-tolerant species have been selected. Tree species were chosen for their shading capabilities, overall attractiveness, and maintenance considerations. Shrubs, perennials and groundcover were chosen for foliage and colors to complement the remodeled buildings and provide year-round interest and low-water use. New specialty planting areas in landscape pots and adjacent to buildings and entries are depicted on the plans.Mid–20th century appropriate benches and tables have been selected and located around the site to provide additional seating opportunities. Other site furnishings include landscape pots and trash receptacles that are situated to provide a color accent at building entries, break up blank wall masses, and to define pedestrian spaces.Existing sidewalks and pathways are proposed to receive a color acid-etch or similar enhanced treatment to rejuvenate the color and finish of the concrete. New hardscape areas at building entries and pedestrian plazas will also receive a similar type of treatment to create a cohesive site design.The Center currently lacks identifiable pedestrian circulation throughout the project site. In addition to a concern for accessibility, new pathways will be introduced to direct patrons from building to building and through the parking field. These pathways are designed to be highly visible and constructed of concrete or stamped/painted asphalt of contrasting color to provide safe passageway in vehicular areas.Class II bike lanes are provided on the streets surrounding the subject property and are used heavily by bicyclists. Updated and new bicycle parking – both short- and long-term is proposed throughout the site to accommodate this mode of transportation. An existing transit stop is located along the Foothill Boulevard frontage underneath the existing grove of Eucalyptus trees.SITE DESIGN – PARKING, LIGHTING & OPERATIONS The proposed project makes slight modifications to the existing parking configuration (see the area between building 6 and 8) with a resultant total of 307 parking spaces provided. This calculates to a ratio of one (1) space per 274 SF of gross building area. As a comparison, the current parking ratio is one (1) space per 273 SF of gross building area.2 Most retail and commercial uses require a 1/200 SF or 1/300 SF parking ratio. Buildings 1-6 currently have an approved 10% shared parking reduction (Use Permit 78-02) which reduces the parking requirements of individual tenants. The current parking configuration was established long before the current parking requirements were established. Nonetheless, the proposed renovation includes providing motorcycle and bicycle parking per the current Zoning Regulations. There are 17 motorcycle spaces provided throughout the site. There are a total of 47 bike spaces provided, 19 as long-term parking and 23 as short-term.The proposed project includes retrofitting existing light poles with new fixture heads and ensuring that all areas of the parking lot are properly lit, with at least 1 foot-candle of light for safety purposes, and no light-spill or glare onto neighboring properties or streets. See Sheet E-01 for the photometric plan including retrofitted and new energy efficient fixtures.Existing and relocated mechanical equipment will be screened from public view to the greatest extent feasible in compliance with Design Guideline 3.1.C.3.a. Most notably, equipment located between buildings 3 and 4 will be screened from public view with landscaping and gating to control access. While the project is not defined as a large-scale commercial project, two (2) cart corrals are located near the proposed building 6 to accommodate a market/grocer tenant in compliance with Design Guideline 3.2.B.5.The Center’s existing and proposed solid waste enclosures and operations have been reviewed by waste hauler, Waste Connections, Inc. and have been found to be acceptable. (pers. Comm. Waste Connections Division Vice President, 07 July 2014)2 Proposed project 84,266 SF ÷ 307 spaces = 274 SF. Current development 87,367 ÷ 319 spaces = 273 SFSIGN PROGRAM The proposed sign program is consistent with the City’s Sign Regulations (2004). The proposed sign ledges (see Sheet S1-01 for details) are comparable to the function of traditional wall signs, therefore the wall sign regulations have been used. The matrix provided on Sheet S1-01 provides a list of allowed wall signs based on the current and expected number and size of tenant spaces within the various buildings. As part of the façade renovation and the comprehensive sign program, new signs will be installed on all storefronts.University Square has two (2) existing Shopping Center signs; one on Foothill Boulevard, and one on Santa Rosa Street. Three (3) shopping center signs are proposed, in accordance with the sign regulations. The existing two (2) signs will be replaced, modernized, and an additional sign proposed for North Chorro Street. See Sheet S1-01 for specific signage designs.ATTACHMENTSPreliminary Title Reports, Fidelity National Title Company, April, • December 2013ALTA/ACSM Land Title Survey ( 30” x 42”), MBS Land Surveys, • 23 January 2013Memo Reviewing Building Structural Requirements, Taylor & • Syfan Consulting Engineers, Inc., 10 February 2014Photometric Site Plan (24” x 36”), Thoma Electric, Inc., 07 • February 2014Material and Color Board, McKently Malak Architects, 11 • February 2014PD-2 Attachment 5 ARC1 - 35 Attachment 5 ARC1 - 36 Attachment 5 ARC1 - 37 Attachment 5 ARC1 - 38 Attachment 5 ARC1 - 39 Attachment 5 ARC1 - 40 FOOTHILL BLVD., SAN LUIS OBISPO, CA FOOTHILLBLVDSANLUISOBISPOCAUNIVERSITY SQUAREFEBRUARY 11, 2014 CONCEPTUAL LANDSCAPE PLAN- OVERALL LP-01Scale: 1” = 60’0 30’ 60’ 120’FOOTHILL BLVD.NOR T H C H O R R O S T.BLDG. 1 BLDG. 2 BLDG. 3BLDG. 4BLDG. 6BLDG. 8BLDG. 9BLDG. 7NOT A PARTNOT A PARTNOT A PARTHIG H W A Y 1 BOY S E N A V E.SEE ENLARGEMENT- SHEET LP-03SEE ENLARGEMENT- SHEET LP-02Attachment 5 ARC1 - 41 FOOTHILL BLVD., SAN LUIS OBISPO, CA FOOTHILLBLVDSANLUISOBISPOCAUNIVERSITY SQUAREFEBRUARY 11, 2014 CONCEPTUAL LANDSCAPE PLAN- ENLARGEMENT LP-02Scale: 1” = 40’0 20’ 40’ 80’FOOTHILL BLVD.NOR T H C H O R R O S T.BLDG. 1BLDG. 2BLDG. 3BLDG. 4BLDG. 6NOT A PARTAttachment 5 ARC1 - 42 FOOTHILL BLVD., SAN LUIS OBISPO, CA FOOTHILLBLVDSANLUISOBISPOCAUNIVERSITY SQUAREFEBRUARY 11, 2014 CONCEPTUAL LANDSCAPE PLAN- ENLARGEMENTLP-03 Scale: 1” = 40’0 20’ 40’ 80’FOOTHILL BLVD.HIG H W A Y 1 HIG H W A Y 1 BLDG. 9BLDG. 8BLDG. 7BLDG. 8BLDG. 7BLDG. 6NOT A PARTAttachment 5 ARC1 - 43 FOOTHILL BLVD., SAN LUIS OBISPO, CA FOOTHILLBLVDSANLUISOBISPOCAUNIVERSITY SQUAREFEBRUARY 11, 2014 CONCEPTUAL LANDSCAPE PLAN- AMENITIESLP-04A B C D E F G HI J K L M N O PQ R S T U V W XAttachment 5 ARC1 - 44 UNIVERSITY SQUAREFOOTHILL BLVD. & HIGHWAY 1FUTURE ZONING / CIRCULATION PLANFEBRUARY 10, 2014FOOTHILL BLVD. HIG H W AY 1 BROAD ST.CHEVRON-NOT A PARTSANTA R O S A A V E .CURRENT CARL’S JR. RESTAURANT. FUTURE NEGOTIATIONS TO ACQUIRE PROPERTY.CURRENT CITY OF SLO FIRE STATION #2. FUTURE EXCLUSIVE NEGOTIATIONS WITH CITY TO AQUIRE PROPERTY AND RELOCATE STATION NEARBY.CURRENTLY A COMMERCIAL/RETAIL CENTER OWNED BY PACIFICA INVESTMTS. FUTURE NEGOTIATIONS TO ACQUIRE PROPERTY.CURRENTLY OWNED BY O’REILLY LELAND P TRE ET AL. FUTURE NEGOTIATIONS TO ACQUIRE PROPERTY.1234PROPERTIES AFFECTED BY FUTURE ROAD REALIGNMENTS (2035 SLO L.U.C.U.)123444333CHORRO ST.LEGENDNOR T H C H O R R O S T. FUTURE MASTERPLAN AREACURRENT PROPERTY OWNERSHIPUNIVERSITY SQUAREPROPERTYFUTURE ROAD REALIGNMENT PER SLO 2035 L.U.C.U.FUTURE ROAD R.O.W ABANDONMENTBIKE PATH LEGENDEXISTING CLASS II BIKE LANEEXISTING CLASS III BIKE LANEFUTURE CLASS IBIKE LANEFUTURE CLASS II BIKE LANE F U T U RE BROAD ST. REALIGNMENT FOOTHILL PLAZA SHOPPING CENTERFERRINI SQUAREFOOTHILL SQUARESHELL GAS STATIONMUSTANG VILLAGEBOYSEN AVE.FUTURE CHORRO ST. REALIGNMENT Attachment 5 ARC1 - 45 Attachment 5 ARC1 - 46 Attachment 5 ARC1 - 47 Attachment 5 ARC1 - 48 Attachment 5 ARC1 - 49 Attachment 5 ARC1 - 50 Attachment 5 ARC1 - 51 Attachment 5 ARC1 - 52 Attachment 5 ARC1 - 53 Attachment 5 ARC1 - 54 Attachment 5 ARC1 - 55 Attachment 5 ARC1 - 56 Attachment 5 ARC1 - 57 Attachment 5 ARC1 - 58 Attachment 5 ARC1 - 59 Attachment 5 ARC1 - 60 Attachment 5 ARC1 - 61 Attachment 5 ARC1 - 62 0.60.40.81.00.70.20.30.11.71.51.10.20.81.40.90.10.62.41.60.80.30.60.70.62.82.40.40.01.22.21.60.60.30.30.91.21.95.44.21.80.21.21.91.80.60.30.70.91.32.11.72.23.61.90.60.11.42.01.70.60.40.91.41.72.12.41.81.01.10.40.11.32.41.40.60.30.91.72.61.92.11.61.10.40.21.42.21.50.60.31.01.82.01.21.31.10.50.20.81.71.50.70.51.31.20.91.10.60.61.61.40.71.31.21.00.91.71.60.71.41.91.61.12.31.40.61.32.31.51.22.21.40.61.62.21.70.81.71.50.71.41.92.20.90.71.61.40.71.01.92.41.80.91.71.50.71.01.71.91.01.72.31.50.70.51.31.41.30.31.72.71.91.10.30.91.41.50.80.21.72.32.21.51.21.21.31.11.41.31.21.41.11.20.90.70.71.11.82.31.60.51.31.61.61.41.51.41.92.12.01.51.51.92.11.91.11.01.01.32.41.91.21.31.11.31.22.51.82.41.01.02.31.82.61.11.01.11.21.82.41.11.11.41.61.82.32.32.11.61.62.02.22.11.51.71.51.51.11.11.41.62.02.42.02.21.91.61.51.31.51.01.11.21.41.72.32.32.01.51.10.70.60.90.91.21.21.32.41.71.51.00.60.30.91.01.21.41.42.02.11.40.70.90.80.91.11.31.31.21.41.20.80.90.90.90.80.60.51.81.71.31.71.71.60.50.81.11.51.81.60.71.11.61.60.30.71.11.61.50.40.71.01.10.30.5S2A - 3FEBRUARY 7, 2014DATE:SCALE: AS NOTEDCHECKED BY: DRAWN BY: SHEET:REVISIONS:BY:FAX: (805) 543-3829SAN LUIS OBISPO, CA 93401PHONE: (805) 543-38503562 EMPLEO ST., SUITE CTHOMA #14-8013cad@thomaelec.comJDCJUNIVERSITY SQUARESFOOTHILL BOUEVARD& HIGHWAY 1JOB TITLE:SHEET TITLE:PHOTOMETRICSITE PLANE1SCALE:PHOTOMETRIC SITE PLAN1"=60'-0"StatisticsDescriptionSymbol Avg Max Min Max/Min Avg/Min Avg/MaxLARGE SITE1.3 fc 5.4 fc 0.0 fc N/A N/A 0.2:11.2 fc 1.8 fc 0.3 fc 6.0:1 4.0:1 0.7:1Luminaire ScheduleLabel QuantityManufacturerCatalog Number Description LampNumber LampsLumens Per LampLight Loss FactorWattageS1A6 Lithonia LightingDSX1 LED 2 30B700/50K SR3 MVOLT MADSX1 MAST ARM FIXTURE WITH 2 LIGHT ENGINES, 700mA DRIVER, 5000K LEDs, TYPE 3 OPTICSONE 143.2-WATT LED, AIMED DOWN POS.1 12461.45 0.95 143.2S1B1 Lithonia LightingDSX1 LED 2 30B700/50K SR3 MVOLT MADSX1 MAST ARM FIXTURE WITH 2 LIGHT ENGINES, 700mA DRIVER, 5000K LEDs, TYPE 3 OPTICSONE 143.2-WATT LED, AIMED DOWN POS.1 12461.45 0.95 286.4S1C3 Lithonia LightingDSX1 LED 2 30B530/50K SR3 MVOLT MADSX1 MAST ARM FIXTURE WITH 2 LIGHT ENGINES, 530mA DRIVER, 5K LED'S, TYPE 3 OPTICSONE 106-WATT LED, DOWNLIGHT POS.1 10009.97 0.95213S1D2 Lithonia LightingDSX1 LED 2 30B700/50K SR5 MVOLT MADSX1 MAST ARM FIXTURE WITH 2 LIGHT ENGINES, 700mA DRIVER, 5000K LED'S TYPE 5 OPTICSONE 143-WATT LED, DOWNLIGHT POS.1 12454.59 0.95 143.02S2A3 Lithonia LightingDSX0 LED 20C 1000 50K T5W MVOLTDSX0 LED WITH (1) 20 LED LIGHT ENGINE, TYPE T5W OPTIC, 5000K, @ 1000mALED 1 6958.321 0.95 72S2B1 Lithonia LightingDSX0 LED 20C 1000 50K T4M MVOLTDSX0 LED WITH (1) 20 LED LIGHT ENGINE, TYPE T4M OPTIC, 5000K, @ 1000mALED 1 6713.55 0.95 144S2C1 Lithonia LightingDSX0 LED 40C 1000 50K T3M MVOLTDSX0 LED WITH (2) 20 LED LIGHT ENGINE, TYPE T3M OPTIC, 5000K, @ 1000mALED 1 13168.56 0.95 138REFERENCE NOTES1. EXISTING FOUR ARM FIXTURE. REMOVE (2) ARM2. NEW 15' POLE LIGHT3. EXISTING TWO ARM FIXTURE. REMOVE (1) ARM25'25'25'25'15'15'15'1FIXTURE TYPE S1 CUTSHEET2FIXTURE TYPE S2 CUTSHEETNOTE: SCOPE OF WORKTO REPLACE ALL EXISTING FIXTURE HEAD WITH NEW LED LIGHT AND ADD (2)S2 FIXTURES.Attachment 5 ARC1 - 63 M A C P 9 S R D T c p n c c c i T R p d is P P P P P f e r C d T R p March 26, 20 Attn: Hal Han City of San L Public Works 919 Palm St San Luis Ob RE: Unive Post- Dear Hal, The propose construction parking bays needed. Min circulation, a concrete wal compliance. mperviousne This project Resolution N project will re discharges fr s a summary PERFORMA PERFORMA PERFORMA PERFORMA Preliminary s feet of boring effectively. E requirements Consequentl determined t Ten Percent Resolution, " performance 014 nulla Luis Obispo s Departmen reet ispo, CA 93 ersity Square -Constructio ed project wi of a new gro s. The majo nor surface i and accessib lkways to re Additionally ess of the su is subject to No. r3-2013-0 educe pollut rom causing y of the perf ANCE REQU ANCE REQU ANCE REQU ANCE REQU soils investig gs. Addition Existing surf s for the sho ly, full on-sit to be "techni t Adjustmen "where techn e requiremen nt 401 e, Foothill B n Stormwate ll replace ap ocery store a rity of existin mprovemen ble pathways main will rec y, landscape ubject site. the requirem 0032, July 1 ant discharg g or contribut formance req UIREMENT N UIREMENT N UIREMENT N UIREMENT N gations indic nal soils inve face improve opping cente e complianc ically infeasi nt for Sites nical infeasib nt, on-site re lvd er Managem pproximately and patio ar ng surface im nts to walkwa s. Asphalt s ceive surface e islands are ments of the 2, 2013. In ges to the m ting to a viol quirements t NO. 1: SITE NO. 2: WAT NO. 3: RUN NO. 4: PEA cate clayey s estigation is n ements, nee er, limit the a ce with the ru ible". with Techn bility preven etention of th ment Summa y 44,000 squ rea, extensio mprovement ays and park urfaces will e treatment e proposed th e California R accordance aximum exte lation of rece that will be a E DESIGN A TER QUALIT NOFF RETE AK MANAGE soils and nea needed to ev ded to provi ability to prov unoff retentio nical Infeasi ts full on-site he full retenti ary uare feet of e on of an exis ts will remain king fields a be slurry se and repair a hroughout th Regional Wa e with these ent practicab eiving water achieved to t AND RUNOF TY TREATM NTION EMENT arly saturate valuate the a ide circulatio vide areas fo on performa ibility: Per e complianc ion volume i 9700 El C existing impe sting drive ai n intact and re proposed ealed and res as needed to he project, th ater Quality requirement ble and prev r quality stan the maximum FF REDUCT MENT ed soil condit ability for on on and meet or runoff rete ance require r section of b ce with the ru is not require Camino Real, Atascadero, C 805 ervious area isle and add be refreshe d to enhance striped. Exis o ensure AD hereby redu Control Boa ts, the desig vent stormwa ndards. The m extent pra TION tions in the u nsite soils to t parking ention. ment may be b.4.e of the unoff retentio ed and the r Suite 300 CA 93422 .706.0401 a for the dition of d as e parking, sting DA cing the ard, gn of the ater following acticable. upper 10 infiltrate e on regulated Attachment 6 ARC1 - 64 p s T “ w b b s m P P   S R Pa project is req surface area To meet the “equivalent im within the ex be available be provided surfaces will measures wi Performance Proposed lan Sincerely, Robert Wins age 2 of 2 quired to ded a to retention Ten-Percen mpervious s xisting parkin below the p as an overfl be directed ill concurren e Requireme ndscape pla low, P.E. dicate no les n-based storm nt requireme surface area” ng field to the avement to ow device fo to proposed ntly address ent 4: Peak M nters throug ss than ten p rmwater cont nt, the proje ”) with pervio e northwest allow for ret or larger hyd d landscape Performance Managemen ghout the site percent of th trol measure ect proposes ous paveme of the propo tention and i drologic even planters de e Requireme nt will be met e will replace he regulated es." s to improve ent. This pe osed grocery nfiltration of nts. In addit signed to re ents 1, 2, &3 t through the e existing pa project's eq 5,500 squar rvious pavem y store. Su f runoff. An tion, runoff fr etain and infi 3. e reduction o aved imperv quivalent imp re feet (12% ment is prop bsurface sto underdrain w rom new imp ltrate runoff. of imperviou vious surface pervious % of posed orage will will also pervious . These us area. es. Attachment 6 ARC1 - 65 DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 7, 2014 OATH OF OFFICE: Reappointed Commissioner Greg Wynn and new Commissioners Patricia Andreen, Amy Nemcik, and Allen Root were sworn in by City Clerk Anthony Mejia City Clerk Anthony Mejia administered the oath of office to the re-appointed and new Commissioners. ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle McCovey-Good Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Marcus Carloni, and Recording Secretary Diane Clement ELECTION: Current Chairperson McCovey-Good was nominated by Commr. Curtis, seconded by Commr. Ehdaie, and elected unanimously to continue as Chairperson. Current Vice-Chair Greg Wynn was nominated by Commr. Ehdaie, seconded by Commr. Root, and elected unanimously to continue as Vice-Chair. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of March 17, 2014, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PRESENTATION: Measure Y Presentation (Derek Johnson) Community Development Director Derek Johnson provided a presentation summarizing Measure Y and responded to Commission questions. Draft ARC Minutes April 7, 2014 Page 2 COMMISSION COMMENTS: Commr. Curtis noted that, while the language in the current measure specifies a potential range of funding uses, there has been some controversy over the spending allocations. He asked if the survey of residents covered how they felt about the relative spending. Community Development Director Johnson responded that residents indicated a preference for spending funds on capital improvements. He noted that the recession started right after the approval of Measure Y and that those funds helped the City maintain essential services despite the downturn in the economy. He stated that the Council is now dealing with the question of whether to put emphasis on spending in a particular area with a special purpose tax measure or continue with a general tax measure. Commr. Wynn stated that it would be good if the funds spent on flood control improvements were reflected on the insurance rate maps so that residents could benefit directly via rate reductions. Community Development Director Johnson stated that this is being discussed as part of the General Plan update. He noted that the cost benefit of doing a flood control project downtown is being investigated and that it could happen through Measure Y or a special district. He stated that Measure Y monies have been directed to making sure the current system operates well. PUBLIC HEARINGS: 1. 12350 Los Osos Valley Road. ARC 124-12; Review of 1,200-square foot addition, new signage, and façade upgrades, including an illuminated entry feature, for the Toyota dealership; C-S-S zone; John Frangie, applicant. (Marcus Carloni) Associate Planner Carloni presented the staff report, recommending adoption of the Draft Resolution (Attachment 1) which approves the project, based on findings and subject to conditions which he outlined. Sarah Thompson, Study Design Group Architects, SLO, representing the Toyota dealership, stated that the illuminated signage will not pulse or change colors and will provide one even level of illumination. She stated that the dealership, not Toyota, decides the hours of portal illumination and that, most likely, it will go off when the dealership closes (9 p.m. M-F, 6 p.m. Saturday, 5 p.m. Sunday), or, at most, a half hour after closing. She stated this can be clarified with the owner. She noted that the owner is amenable to replanting the palm trees onsite. Commr. Wynn asked if the portal illumination is dimmable. Ms. Thompson responded that it is not. Commr. Root asked for a rationale for extending the height of the canopy parapet. Draft ARC Minutes April 7, 2014 Page 3 Ms. Thompson stated that the panels are modular, approximately 6 feet wide x 4 feet high, stacked two high with a trim piece on top and that one panel alone would not have the same massing as two stacked. Commr. Root asked if the light source will be energy efficient. Garth Rosenberger, representing Toyota headquarters in Torrance, stated that Toyota is designing a white LED light source which would further reduce the foot-candles. Ms. Thompson added that the combination of a thicker diffuser and the type of illumination being used will result in very even lighting. Mr. Rosenberger stated that the dealership will comply with the hours of illumination the City requires. Commr. McCovey-Good asked if there has been any discoloration in the performance of the glass panels. Mr. Rosenberger responded that some portals have been in place for about eight years without discoloration. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. McCovey-Good stated that the hours of illumination need clarification. Commr. Wynn stated that there is a need for a discussion of whether a portal is a sign or in a new category of illuminated architecture requiring new rules. He expressed a concern that approval of this project will set a precedent for other businesses. Commr. Curtis stated he will be voting against this application because he regards the illuminated space on the signage (behind the lettering), not just the box drawn around the letters, as part of the sign that should be included in the measurements. He stated he does not buy the argument that illumination benefits the main entrance because there are other architectural treatments that would work for both daylight and evening hours and that approval sets an unfortunate precedent for illuminated signage. Commr. Andreen suggested adding wording to Finding 4 that this illumination is confined to the entry area which makes it more of a focal point consistent with the Community Design Guidelines. Commr. Wynn asked whether the edges and/or backs of the panels are also illuminated. Ms. Thompson stated that only the glass on the fronts is illuminated and the backs are a solid material. Draft ARC Minutes April 7, 2014 Page 4 Commr. Wynn complimented the architectural design except the portal, which he described as bothersome. He noted that the City does not have regulations for this new type of design. He stated that limiting the hours of illumination is important. Commr. Ehdaie stated that she is supportive of this project. There were no further comments made from the Commission. On motion by Commr. Ehdaie, and seconded by Commr. Andreen, to adopt the Draft Resolution approving the project with these additions: 1) a second sentence added to Finding #4 indicating that illumination is confined to the entrance area to create a focal point for the building consistent with the Community Design Guidelines; 2) a new condition indicating illumination shall be limited to thirty minutes after closing or 10 p.m. at the latest; and 3) a new condition indicating the Palm trees proposed for removal will need to be transplanted on-site otherwise removal will require review by the Tree Committee. AYES: Commrs. Andreen, Ehdaie, McCovey-Good, Nemcik, Root, and Wynn NOES: Commr. Curtis RECUSED: None ABSENT: None The motion passed on a 6:1 vote. COMMENT AND DISCUSSION: 2. Staff: Agenda Forecast of upcoming projects by Senior Planner Ricci a. April 21, 2014: proposal for University Square face lift and new addition similar to the recently-reviewed proposal for Foothill Plaza. b. May 5, 2014: Design guidelines for Serra Meadows c. Future: 102-room hotel – The Monterey – on upper Monterey Street; and a proposal for a new telecommunications antenna disguised as a tree – Morrison Street off of McMillan near the railroad tracks 3. Commission: Commr. Root stated he had concerns about the portal just approved since there is nothing that prohibits it, and it could establish a potentially regrettable precedent. He noted the importance of looking into additional language to deal with this type of signage. ADJOURNMENT: The meeting adjourned at 6:45 p.m. Respectfully submitted by, Diane Clement Recording Secretary