HomeMy WebLinkAboutItem 4a. 1166 Higuera St. (ARCH-0511-2021)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: 166 HIGUERA ST (ARCH-0511-2021) REVIEW OF AN OUTDOOR DINING
VENUE CONSISTING OF RETROFITTED SHIPPING CONTAINERS TO SERVE FOOD
AND BEVERAGES. THE PROJECT INCLUDES A 60% PARKING REDUCTION TO
REDUCE THE REQUIRED PARKING TO 16 SPACES, WHERE 40 PARKING SPACES
PROJECT ADDRESS: 1166 Higuera Street BY: Kyle Bell, Associate Planner
Phone Number: 805-781-7524
Email: kbell@slocity.org
FILE NUMBER: ARCH-0511-2021 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution approving the project, based on findings and subject to
conditions of approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
Paul Tompkins, NKT Commercial
Kyle Murray, RRM Design
C-R (Commercial Retail)
General Retail
21,607 square feet
Categorically exempt from
environmental review under
CEQA Guidelines section 15332
(In-Fill Development Projects).
SUMMARY
The proposed project includes the redevelopment of an existing commercial property to
include twelve (12) repurposed shipping containers consisting of a total of 2,720 square
feet to provide for 7 tenant suites, 3 storage rooms, one long term bike storage locker,
and one for restrooms. The project includes demolition of the existing two -story structure
on the site and repurposing the existing 1,488 square foot single-story structure toward
the rear of the lot into a new restaurant suite.
The project consists of a total of 4,208 square feet of commercial space, and 1,637 square
feet of outdoor dining. The project is intended to serve as a family and pet friendly outdoor
dining experience. Site amenities include landscaped areas, covered outdoor seating, fire
pits, heaters, and outdoor recreation activities (Attachment B, Project Plans).
Meeting Date: 2/23/2022
Item Number: 4a
Time Estimate: 45 Minutes
Page 9 of 54
Item 4a
ARCH-0511-2021 – 1166 Higuera Street
Planning Commission Report – February 23, 2022
The project includes a request for a 60% parking reduction to reduce the required parking
from 40 spaces to 16 spaces on-site. The 60% parking reduction also accounts for the 20
additional bicycle parking spaces to reduce the required vehicle parking by 4 spaces in
accordance with Zoning Regulations Section 17.72.050.C.3.b1.
1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General
Plan, Zoning Regulations, Community Design Guidelines (CDG), and applicable City
development standards. Planning Commission (PC) review is required for projects that
include parking reductions greater than 20 percent (ARCH-0511-2021).
General Plan: https://www.slocity.org/government/department-directory/community-
development/planning-zoning/general-plan
Zoning Regulations: https://sanluisobispo.municipal.codes/Code/17
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
2.0 PREVIOUS REVIEW
On January 24, 2022, the Architectural Review Commission (ARC) reviewed the project
for consistency with the CDG. The ARC recommended that the Planning Commission
find the project consistent with the CDG (5-1) (ARC Report and Draft Meeting Minutes
1.24.22 - Attachment C).
1 Zoning Regulations Section 17.72.050.C.3.b. Other Parking Reductions. One car space for each five
bicycle spaces provided in excess of required parking. All bicycle parking that exceeds the required
number of spaces shall be apportioned between short-term and long-term bicycle spaces as stipulated
by Table 3-6: Required Bicycle Parking.
Figure 1: Aerial Rendering from the Toro and Higuera Street intersection.
Page 10 of 54
Item 4a
ARCH-0511-2021 – 1166 Higuera Street
Planning Commission Report – February 23, 2022
3.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Density 0.00 20.16
Affordable Housing In-lieu fee On-site or In-Lieu fee
Setbacks
Street Yard
Corner Lot – Street Side
Side Yard
3 feet
3 feet
0 feet
0 feet
0 feet
0 feet
Maximum Height of Structures 40 feet 45 feet (max)
Max Lot Coverage 19.5% (total) 100%
Floor Area Ratio 0.20 3.0
Public Art On-site (separate review) Provide or Pay In-lieu Fee
Vehicle and Bicycle Parking
Number of Vehicle Spaces
EV Spaces Ready
EV Spaces Capable
16
4
10
40
4
10
Bicycle Spaces
Short-term
Long-term
28
21
7
8
6
2
Motorcycle Parking 2 2
*2019 Zoning Regulations
4.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning
Regulations and Engineering Standards and be consistent with the applicable CDG. Staff
has evaluated the project and identified discussion items for the PC to consider in order
to ensure the project is in substantial compliance with the applicable standards, as
discussed in this analysis.
4.1 Consistency with the General Plan
The project site is located within the Downtown Core as identified in the General Plan
Land Use Element (LUE) Figure 4 and is also located within Special Focus Area 2 (LUE
Figure 10) known as the Upper Monterey Area. The Upper Monterey Area is intended to
emphasize revitalization and enhancement that promotes restaurant development
including outdoor dining opportunities. The LUE Policy 8.2.2 directs the City to implement
a master plan and design guide for the Upper Monterey area that will provide guidance
on street enhancement, façade improvement programs, and pedestrian enhancement
along Monterey Street. However, at this time no master plan has been adopted for the
area, and the project site is subject to LUE policies relative to the Downtown Core and
the General Retail (GR) land use designation.
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Item 4a
ARCH-0511-2021 – 1166 Higuera Street
Planning Commission Report – February 23, 2022
LUE Table 1 states that the GR designation is intended for goods and services adequate
to meet most of the needs of the City and nearby county residents. LUE Policy 3.2
identifies that the City shall focus retail with regional draw in locations of the Downtown
Core, in the Madonna Road area, or the Los Osos Valley Road area, where the Downtown
Core is the primary concentration of specialty stores.
The General Plan Land Use Element (LUE) states that the “Downtown is the community’s
urban center serving as the cultural, social, entertainment, and political center of the City
for its residents, as well as home for those who live in its historic neighborhood. The
commercial core is a preferred location for retail uses that ar e suitable for pedestrian
access, off-site parking, and compact building spaces. Civic, cultural and commercial
portions of Downtown should be a major tourist destination. Downtown's visitor appeal
should be based on natural, historical, and cultural features, retail services, entertainment
and numerous and varied visitor accommodations.”
The LUE encourages Downtown to provide a setting which is festive and comfortable for
public gatherings such as public meetings, places for socialization, and similar act ivities
in conjunction with other uses (LUE Policy 4.4). Downtown should provide a healthy mix
of street-level diversity that emphasizes retail, stores, specialty shops, and food services
(LUE Policy 4.7), with street level activities occupied by stores, restaurants, and other
uses benefiting from and contributing to pedestrian traffic (LUE Policy 4.20.1). Open
places should be designed where people can rest and enjoy views of the surrounding
hills, separated from vehicle traffic (LUE Policy 4.10).
The project is consistent with these LUE Policies because it provides street level retail
and restaurant uses with outdoor dining in close proximity to employment centers,
Downtown, and public transit. General Plan Policies further support in-fill projects of
vacant or underutilized lots, especially those located close to major transit, bike, and
pedestrian corridors.
4.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, the general retail and restaurant
uses envisioned to occupy the retrofitted shipping containers are allowed within the
Commercial Retail (C-R) zone. As of yet, there are no tenants that are associated with
the spaces; however, parking requirements account for all suites to be occupied by
restaurants, inclusive of outdoor dining spaces (3,979 square feet). The Zoning
Regulations identify specific development standards and requirements for development
within the C-R zone (Chapter 17.30). The project design complies with development
standards applicable to the C-R zone (see Section 3.0 Project Statistics), with an
exception to the parking requirements as discussed in the analysis below.
Parking: The LUE has identified the subject site as part of the Upper Monterey special
planning area (see Section 4.1 Consistency with the General Plan), which states that this
area shall provide an “emphasis be on revitalization and enhancement.” In particular LUE
Policy 8.2.2.A states that “the City shall investigate adding the Upper Monterey area to
the Downtown Parking District, thereby allowing in-lieu payment towards common parking
facilities.” The City’s Public Works Department is in the process of evaluating the parking
Page 12 of 54
Item 4a
ARCH-0511-2021 – 1166 Higuera Street
Planning Commission Report – February 23, 2022
needs for the Upper Monterey special planning area and the possibility of establishing a
parking district and parking garage that would serve that area (this is a concept that is
also reflected in the updated Downtown Concept Plan). In an effort to be consistent with
Policy 8.2.2.A and to not create large surface parking areas in the downtown, the
applicant is requesting a 60% parking reduction to reduce the required parking from 40
spaces to 16 spaces on-site.
The project has been envisioned to be occupied by predominantly restaur ant uses, and
parking requirements have been designed to address the highest parking demand for the
project at a rate of 1 space per 100 square feet of restaurant area, resulting in a parking
requirement of 40 spaces (Zoning Regulations Section 17.72.030 T able 3-4: Parking
Requirements by Use). In accordance with Zoning Regulations Section 17.72.050.C.3.b,
one vehicle space may be reduced for each five additional bicycle spaces provided in
excess of required bicycle parking. The applicant is proposing 20 additional bicycle
parking spaces beyond what is required to reduce the vehicle parking by four spaces
(10%). A Parking Demand Study has been provided to evaluate the peak parking demand
of all intended uses to account for the remaining 50% parking reducti on request
(Attachment D). The Parking Demand Study was conducted in accordance with the
Institute of Transportation Engineers (ITE) Parking Generation Manual and identified that
on-site parking supply may not account for projected parking demand, however,
recommendations are presented to address the deficiencies of the parking supply. The
Parking Demand Study recommends converting a portion of the street parking in the
vicinity from 10-hour spaces to 2-hour spaces to encourage turnover, and to identify
nearby off-street parking spaces that could be used by employees to maintain spaces for
customers on-site.
The ITE Parking Generation Manual accounts for projects located in mixed-use areas
that are within walking distance of office and residential uses and anticipates that the
portion of patrons who walk or bike to the site to be substantially higher than the Citywide
average due to the proximity to the City’s Downtown Core . The Parking Demand Study
adjusted the standard parking demand to account for the mod el split (the peak parking
demand using mode split rates adjusted to reflect the project’s walkable location, with
50% of customers walking/biking to the site).
Table 2: Peak Parking Demand Evaluation
Number of Spaces
City Required Parking: 40
ITE Peak Parking Demand: 27
Modal Split Peak Parking
Demand per ITE: 18
Parking Provided: 16
Parking Deficiency: 2
Page 13 of 54
Item 4a
ARCH-0511-2021 – 1166 Higuera Street
Planning Commission Report – February 23, 2022
The project provides 16 parking spaces on site, which is two spaces less than the
identified peak parking demand of 18 spaces using a model split rate due to the project’s
walkable location in close proximity to public transit, employment centers, shopping,
restaurants, entertainment, public parking garages and residential uses. In response to
concern regarding parking availability, the applicant has provided a draft Trip
Management and Reduction Plan (Attachment E), which provides an incentive program
to encourage alternative modes of transportation for customers and employees. The plan
includes incentives such as information bulletins, Back N’ Forth Club, customer discounts,
Ride Share and carpool opportunities, and a bike valet.
Staff has evaluated the Parking Demand Study and recommend s support of the proposed
parking reduction with the inclusion of the Trip Management and Reduction Plan to
address the deficiency of the two parking spaces. Staff recommends Condition No. 36 to
modify the Draft Trip Management and Reduction Plan to incorporate information about
SLO Transit’s Free Downtown Access Pass, as the project site is within the boundaries
of the program, to further incentivize employees to use public transit and maintain on -site
parking for customers.
The Parking Demand study recommended that the street parking along Higuera Street
should be converted from 10-hour spaces to 2-hour spaces to encourage turnover.
However, the City Council approved transitioning all paid on-street parking to a “Tiered
Rate” parking format with the Financial Plan adoption in June of 2021. Parking Services
is in the process of implementing elements such as multi-space pay stations and mobile
parking apps that provide the necessary functionality. “Tiered Rate” parking provide s a
base rate that increases the longer an individual vehicle remains at a specific location.
This practice encourages parking turnover, which satisfies the Parking Demand Studies
recommendation. Parking Services expects to have the area along Higuera Street in
proximity of the site transitioned to the new parking format prior to the project’s completion
date.
4.3 Consistency with the Sign Regulations
The Sign Regulations are intended to protect and enhance the character of the
community against visual blight and the proliferation of signs, which can seriously detract
from the pleasure of observing the natural scenic beauty of San Luis Obispo. Signs have
an important design component and must be architecturally compatible with the character
of surrounding development. It is the intent of the Sign Regulations to regulate the time,
place and manner under which signs are permitted, and not the content of signage.
Content shall not be used as a basis for determining whether or not a proposed sign may
be permitted.
The 2019 Sign Regulations Section 15.40.460.A (Sign Standards by District) identifies
the sign types and size limitations for signs in the C-R zone. The Sign Regulations only
allow for all sign types in the C-R zone, with a cumulative area of 200 square feet (SF).
The project provides a total of 12 signs, one wall sign per tenant suite, two multi-tenant
signs, a monument sign, and a pylon sign, with a cumulative area of 199 SF. All signs are
consistent with the size limitations and dimension requirements of the Sign Regulations.
Page 14 of 54
Item 4a
ARCH-0511-2021 – 1166 Higuera Street
Planning Commission Report – February 23, 2022
Consistent with the requirements of the Sign Regulations for multi-tenant signs, a sign
program has been presented as an opportunity to provide the property with adequate
signage interior of the project site where the multi-tenant signage provides visibility along
both street frontages and reduces clutter of individual signs facing the public right -of-way
(Attachment B, Project Plans Sheet A15-A17). The ARC reviewed the sign program at
the January 24, 2022 hearing, and did not identify any concerns with the proposal;
therefore, staff has incorporated the sign program as part of the draft resolution to this
report for the PC’s consideration.
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) because it consists of the development of the project site consistent
with policies and standards applicable to development within the commercial zones, on a
site less than five acres in size, with no value as habitat for endangered, rare, or
threatened species, as described in State CEQA Guidelines Section 15332 (Infill
Development). The site is within City limits and is served by City utilities and public
services. Based on the project site’s existing topography and location, and project size
and design, approval of the project will not result in any significant effects related to traffic,
noise, air quality, or water quality.
6.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Engineering, Transportation, Parking, Building, City Arborist, Utilities, and Fire.
Staff has not identified any unusual site conditions or circumstances th at would require
special conditions. Other comments have been incorporated into the draft resolution as
conditions of approval.
7.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, Community
Design Guidelines, Zoning Regulations or other policy documents.
8.0 ATTACHMENTS
A. Draft Resolution
B. Project Plans
C. ARC Draft Meeting Minutes 1.24.22
D. Parking Demand Study
E. Draft Trip Reduction Plan
Page 15 of 54
Page 16 of 54
RESOLUTION NO. PC-XXXX-22
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF AN OUTDOOR
DINING VENUE CONSISTING OF RETROFITTED SHIPPING
CONTAINERS TO SERVE FOOD AND BEVERAGES. THE PROJECT
INCLUDES A 60% PARKING REDUCTION TO REDUCE THE REQUIRED
PARKING TO 16 SPACES, WHERE 40 PARKING SPACES WOULD
NORMALLY BE REQUIRED. PROJECT IS CATEGORICALLY EXEMPT
FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED FEBRUARY 23, 2022 (1166
HIGUERA STREET, ARCH-0511-2021)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on January 24, 2022, recommending the Planning
Commission find the project consistent with the Community Design Guidelines, pursuant
to a proceeding instituted under ARCH-0511-2021, Paul Tompkins, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based public hearing on February 23, 2022, pursuant to a proceeding instituted
under ARCH-0511-2021, Paul Tompkins, applicant; and
WHEREAS, the Planning 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; 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 Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (ARCH-0511-2021), based on the following findings:
1. The project is consistent with the City’s General Plan, applicable to development
in the General Retail area. The proposed project is consistent with Policy 3.8.4
(Commercial Revitalization), because the project would redevelop a vacant or
underutilized commercial property with uses complementary to existing
commercial and mixed-use development in the vicinity, and Policy 4.20.1 (Street
Level Activities) by providing for open gathering areas with restaurants and
specialty stores that contribute to pedestrian traffic.
2. As conditioned, the project is consistent with the Zoning Regulations for
development in the Commercial Retail (C-R) zone, since the proposed building
design complies with objective design criteria and performance standards for
commercial development that provides for uses that are consistent with the intent
of C-R zone.
Page 17 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 2
3. As conditioned, the project is consistent with the Community Design Guidelines for
commercial design because the architectural style is complementary to the
surrounding neighborhood and provides a variety of architectural treatments that
add visual interest and articulation to the building design that are compatible with
the design and scale of the existing structures in the surrounding neighborhood
(CDG, Chapter 3.1).
Parking Reduction Findings
4. As conditioned, the project qualifies for a 10 percent parking reduction by providing
additional bicycle parking beyond what is required for the development project in
accordance with Zoning Regulations §17.72.050(C)(3) (Reduction Rates). Parking
may be reduced by one vehicle parking space for each five bicycle spaces
provided in excess of requirements and the project provides 20 bicycle spaces in
excess of the base requirement (8 bicycle spaces) resulting in an additional four
vehicle parking space reduction.
5. A Parking Demand Study submitted in accordance with Zoning Regulations
§17.72.050(C) (Other Parking Reductions), identified the project’s peak parking
demand of 18 parking spaces in consideration of using a model s plit rate due to
the project’s walkable location in close proximity to public transit, employment
centers, shopping, restaurants, entertainment, public parking garages and
residential uses . As conditioned, the use will be adequately served by the
proposed onsite parking and parking demand generated by the project will not
exceed the capacity of or have a detrimental impact on the supply of on -street
parking in the surrounding area because in addition to the results of the parking
demand study and provision of excess bicycle parking, the applicant has also
provided a Trip Management and Reduction Plan that provides incentives for
customers and employees to use alternative methods of transportation , which will
reduce the demand for vehicle parking spaces.
6. As proposed and conditioned, the applicant will implement a proposed Trip
Management and Reduction Plan that is consistent with Zoning Regulations
§17.72.050(C)(4) (Vehicle Trip Reduction Plan), and special conditions existing
that qualify the project for a total parking reduction of 60 percent (inclusive of the
additional bicycle parking reduction) because the site is located proximate to
shopping, restaurants, entertainment, employment, and a transit stop, allowing for
alternative modes of transportation such as walking, biking, or taking public
transportation. The Trip Management and Reduction Plan promotes non-auto
travel by providing numerous incentives such as information bulletins, Back N’
Forth Club, customer discounts, Ride Share and carpool opportunities, and a bike
valet.
Page 18 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 3
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
development of the project site consistent with policies and standards applicable to
development within the commercial zones, on a site less than five acres in size, with no
value as habitat for endangered, rare, or threatened species, as described in State CEQA
Guidelines Section 15332 (Infill Development). The site is within City limits and is served
by City utilities and public services. Based on the project site’s existing topography and
location, and project size and design, approval of the project will not result in any
significant effects related to traffic, noise, air quality, or water quality.
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall
be in substantial compliance with the project plans approved by the Planning
Commission (ARCH-0511-2021). A separate, full-size sheet shall be included in
working drawings submitted for a building permit that lists all conditions and code
requirements of project approval listed as sheet number 2. Reference shall be made
in the margin of listed items as to where in plans requirements are addressed. Any
change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director, and may be subject to review by the
Architectural Review Commission, as deemed appropriate.
2. Demolition of the existing building shall not commence until a permit has been issued
by the building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and
Moving of Buildings, including but not limited to, the following: for buildings that are
older than 50 years the applicant shall provide evidence that for a period of not less
than 90 days from date of permit application, the building was advertised in a local
newspaper on at least 3 separate occasions not less than 15 days apart, as available
to any interested person to be moved, and submit historic documentation for the
structure.
3. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements. Colors and materials shall be
consistent with the color and material board submitted with the Development Review
application.
Page 19 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 4
4. Plans submitted for a building permit shall clearly depict the location of all required
electric vehicle (EV) ready and EV capable parking required for non-residential uses.
Sufficient detail shall be provided about the placement and design of EV equipment
and raceway for future supply, to the satisfaction of the Chief Building Official and the
Community Development Director.
5. Prior to the issuance of a building permit, the applicant shall submit and implement a
Transportation Demand Management Program identifying the responsibility for
monitoring and reporting the progress of the Trip Management and Reduction Plan
to the satisfaction of the Community Development Director and the Transportation
Division. The Transportation Demand Management Program and incorporated Trip
Management and Reduction Plan shall be clear on the performance measures, how
they will be monitored/measured, and what actions will be taken if the number of
parking spaces is insufficient upon full occupancy and operation of the project. The
applicant, or approved designee, will be responsible for coordinating annual surveys,
reporting to the city, and providing current and up to date program information to
residents.
6. The property owner shall be responsible for maintaining and updating the current
parking calculation for the commercial component of the project upon the submittal
of Planning and Building permits for tenant changes or improvements, and/or each
business license, to ensure the site does not become under-parked.
7. All surface parking spaces must be available for common use and not exclusively
assigned to any individual use.
8. The locations of all lighting, including bollard style landscaping or path lighting, shall
be included in plans submitted for a building permit. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings.
All wall-mounted lighting shall complement building architecture. The lighting
schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected
fixture(s) shall be shielded to ensure that light is directed downward consistent with
the requirements of the City’s Night Sky Preservation standards contained in Chapter
§17.70.100 of the Zoning Regulations.
9. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the
building, which clearly show the sizes of any proposed condensers and other
mechanical equipment. If any condensers or other mechanical equipment is to be
placed on the roof, plans submitted for a building permit shall confirm that parapets
and other roof features will adequately screen them. A line -of-sight diagram may be
required to confirm that proposed screening will be adequate. This condition applies
to initial construction and later improvements.
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Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 5
10. The storage area for trash and recycling cans shall be screened from the public right -
of-way consistent with §17.70.200 of the Zoning Regulations. The subject property
shall be maintained in a clean and orderly manner at all times , free of excessive
leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
11. The applicant shall submit a landscaping plan containing an irrigation system plan
with submittal of working drawings for a building permit. 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. The surfaces and finishes of hardscapes shall be included on the
landscaping plan.
12. Plans submitted for construction permits shall include elevation and detail drawings
of all walls and fences. Fences, walls, and hedges will comply with the development
standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and
Hedges).
13. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed.
Where possible, as determined by the Utilities Director, equipment shall be located
inside the building within 20 feet of the front property line. Where this is not possible,
as determined by the Utilities Director, the back-flow preventer and double-check
assembly shall be located in the street yard and screened using a combination of
paint color, landscaping and, if deemed appropriate by the Community Development
Director, a low wall. The size and configuration of such equipment shall be subject
to review and approval by the Utilities and Community Development Directors.
14. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer
signage to the Architectural Review Commission for review if it seems excessive or
out of character with the project.
Housing Programs – Community Development Department
15. Prior to the issuance of building permits, the applicant shall pay the required
Inclusionary Housing In-lieu fee.
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Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 6
City Arborist – Public Works
16. Prior to building permit issuance, the applicant shall obtain a tree removal permit from
the Urban Forestry Division for the removal of the two street trees, and replanting of
9 new trees, including one new 60-inch and one new 48-inch box street trees, as
shown in the project plans, all other tree plantings shall be of a minimum size of 24 -
inch box, subject to the satisfaction of the City Arborist and Public Works Director.
17. To the maximum extent feasible, tree removal associated with development at the
project site shall be scheduled to occur outside of the typical nesting bird season
(February to September), to avoid potential impacts to nesting birds in accordance
with Government Code Section 3503 and 3505.5. If tree removal occurs between
February and September, the applicant shall retain a qualified biologist to conduct a
nesting bird survey no more than two weeks prior to disturbance to determine
presence/absence of nesting birds within the disturbance area. If active nests are
observed, tree removal shall be avoided until young birds have fledged and left the
nest. The nests shall be monitored weekly by a biologist with experience with nesting
birds. If any federally or state-listed bird species or California fully protected bird
species are observed nesting in or near the project area, the biologist and applicant
shall coordinate with the City Biologist and U.S. Fish and Wildlife Service and/or
California Department of Fish and Wildlife before any disturbances occur within 500
feet of the nest. Bird nests, eggs, or young covered by the Migratory Bird Treaty Act
and California Fish and Game Code shall not be moved or disturbed until the end of
the nesting season or until young fledge, nor will adult birds be killed, injured, or
harassed at any time. Pursuant to California Fish and Game Code Section 3503.5,
nests of raptors (owls, hawks, falcons, eagles) shall not be removed prior to
coordination with and approval from the California Department of Fish and Wildlife .
Engineering Division – Public Works/Community Development
18. The building plan submittal shall include a complete site, survey, and topographic
plan showing all existing improvements and easements. The plan shall show the
most current information for the existing box culvert. The previ ous topo plan and
latest Alta Land Title Survey do not agree. The information should include the
location based on the Ground Penetrating Radar survey.
19. The project data, address, APN reference and property line delineations should be in
accordance with the recorded Lot Line Adjustment Agreement.
20. The building plan submittal shall show and label all existing property lines, public or
private easements, and existing survey monumentation for reference.
Page 22 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 7
21. The plan shall show all existing and proposed fronta ge, street improvements, parking
meters, signing, and striping located along both the Higuera and Toro Street
frontages. The plan shall reflect the current protected bikeway improvements or
approved bikeway plans. Depending upon project timing, the proje ct may need to
modify the bikeway improvements. If required, changes to the improvements will
require the approval of the Transportation Division of the Public Works Department.
22. The project is located within the Downtown Mission Style Sidewalk District. All new,
altered, or replaced curb, gutter, and sidewalk shall comply with the current City
Engineering Standards and district improvement details unless otherwise waived or
approved for deferral by the Public Works and Community Development
departments.
23. Based on the limits of required driveway approach abandonments, new approach,
tree removals, fire service/utility improvements, and sidewalk repairs, it appears that
the plans submitted for a building permit may require that the entire Higuera Street
frontage may need to be upgraded from the existing Mission Style at 1144 Higuera
to the Toro Street intersection, subject to the satisfaction of the Public Works
Director.
24. Any sections of damaged or displaced curb, gutter, and sidewalk shall be repaired or
replaced to the satisfaction of the Public Works Department. The building plan
submittal shall clearly show the limits of all required or proposed frontage
improvements. Contact this office to schedule a site inspection to review and discuss
the limits based on the project scope.
25. The building permit submittal shall include some analysis and/or condition report for
the existing site retaining walls located along the Toro Street frontage and northerly
property line. Wall repairs, replacement, and/or reco rded agreement might be
required to the satisfaction of the City Engineer based on the report summary.
26. The proposed replacement fence details shall be approved to the satisfaction of the
Planning and Building divisions. Wall/fence combinations may need to consider fall
protection and the guardrail provisions of the California Building Code.
27. The building plan submittal shall include a complete site utility plan showing all
existing and proposed public and private utilities and services for reference. T he
plan shall show and note any abandonment or relocation of utilities. The plan shall
clarify whether a fire sprinkler upgrade is proposed or required for the existing
building to remain.
28. Unless otherwise waived or approved for deferral by the Communit y Development
Director, any new or upgraded electrical or tele -com wire services shall be provided
as underground. Likewise, the existing overhead service to the building to remain
shall be placed underground in conjunction with the upgrade.
Page 23 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 8
29. The city may support the removal of the existing secondary overhead wiring and utility
pole located along the Higuera Street frontage if a relocation or upgrade is required
in support of the proposed project improvements or if the removal is desired by the
applicant.
30. The building plan submittal shall show and note compliance with the Post
Construction Stormwater Regulations (PCR’s) as promulgated by the Central Coast
Waterboard. The submittal shall include the compliance checklist, a stormwater
control plan, an Operation and Maintenance Manual, and the recordation of a
maintenance agreement.
31. The site development plan shall show the existing on -site catch basins and piping for
reference along with the proposed disposition. Abandonments of the existing
system(s) shall be approved by the Engineering Division. If the basins will remain,
an upgrade to provide some level of water quality treatment may be required if the
PCR designed campus system(s) will not be part of the treatment train.
32. The site development plan shall include a design for the interface between the
proposed parking lot and existing parking lot located at 1144 Higuera. A separate
permit will be required for any proposed or required modifications to the 1144 Higuera
parking lot and/or for the relocation of the existing long-term bike storage lockers
serving 1101 Monterey.
33. The proposed parking lot shall comply with the Parking and Driveway Standards.
Diamond tree planters located between and at the head of the parking spaces are
supported in-lieu of finger planters. The final number, size, spacing, and species of
parking lot trees shall be approved to the satisfaction of the Planning Division.
34. The city supports the proposed tree removals with the compensatory tree plantings
as shown and conditioned.
Transportation Division – Public Works
35. The project’s building plans and/or public improvement plans shall show how
proposed driveway modifications along project frontage affect roadway striping and
markings on Higuera Street at the time of building permit/public improvement plan
submittal. In association with the project, the applicant shall be responsible for
replacing/modifying any roadway and sidewalk elements affected by the proposed
sidewalk and driveway modifications per City Engineering Standards and to the
satisfaction of the City Transportation and Parking Divisions, including affected
pavement markings and street signs, protected bikeway m edians, parking tees and
meter posts.
36. The project shall implement a Trip/Parking Demand Management Plan to reduce
single-occupant auto travel to the site, which at a minimum shall include the following
measures:
Page 24 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 9
a. Post a bulletin board in a location highly visible to employees with information
on alternative transportation options, such as availability of carpool/vanpool
opportunities via SLO Rideshare, bicycle and transit maps/schedules, and
information on availability of SLO Transit Downtown Access Passes to on-site
employees.
b. Provide a welcome packet to new on -site business owners/tenants with
information on the SLO Rideshare Back N’ Forth Club, encouraging their
participation.
c. Provide a welcome packet to new employees of on -site businesses/tenants
including information on short-term and long-term bicycle parking, the SLO
Rideshare Back N’ Forth Club (and encouraging them to register at
www.iRideshare.org to plan alternative transportation to work), and information
on availability of SLO Transit Downtown Access Passes.
d. Encourage business owners/tenants to provide a discount to guests who arrive
to the site via bus or bicycle.
e. Encourage use of a bike valet service for special events.
f. Encourage guests to visit the site by walking, bicycling, transit or carpool in
project advertising and public outreach, where practicable.
37. Proposed short-term and long-term bicycle parking shall comply with the bicycle
parking design policies included in the City’s Active Transportation Plan (See
Appendix C, Design Guidelines). Short-term bicycle parking shall include use of
Peak “hi-low” style bike racks, or City-approved equivalent. No more than 50% of
long-term bicycle parking shall be provided via vertical hanging racks. The long-term
bicycle parking room shall include an electrical outlet to allow employees to charge
electric bicycles.
Utilities Department
38. As commercial uses in the project include food preparation, plans submitted for a
building permit shall provide grease interceptor and FOG (fats, oils, and grease)
storage within solid waste enclosure(s) and provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
39. As greater than 1,000 square feet of landscap ing is proposed, plans submitted for a
building permit shall provide dedicated landscape water meter consistent with the
City’s Municipal Code Section 13.04.130(F).
40. Plans submitted for a building permit shall demonstrate how t he project’s proposed
landscaping complies with the City’s water efficient landscape ordinance, subject to
the satisfaction of the Utilities Director.
41. Consistent with the February 2, 2022, service letter from San Luis Garbage
Company, plans submitted for a building permit shall accommodate 4-yard bins
within the project’s proposed trash enclosure, subject to the satisfaction of the Utilities
Director.
Page 25 of 54
Resolution No. PC-XXXX-22
1166 Higuera Road, ARCH-0511-2021
Page 10
Indemnification
42. The applicant shall defend, indemnify and hold harmless the City and/or its agents,
officers and employees from any claim, action or proceeding against the City and/or
its agents, officers or employees to attack, set aside, void or annul, the approval by
the City of this project, and all actions relating thereto, including but not limited to
environmental review (“Indemnified Claims”). The City shall promptly notify the
applicant of any Indemnified Claim upon being presented with the Indemnified Claim
and the City shall fully cooperate in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner
_____________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 23rd day of February, 2022.
_____________________________
Tyler Corey, Secretary
Planning Commission
Page 26 of 54
1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022T1048 163/8” = 1’-0” (24X36 SHEET)TITLE SHEET1166 HIGUERA STREETSITEMONTEREY ST.HIGUERA ST.SANTA R
OS
A ST.TORRO ST.PROJECT DIRECTORYOWNER:1166 HIGUERA STREET, LLCPAUL TOMPKINS684 HIGUERA STREET, SUITE BSAN LUIS OBISPO, CA 93401ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:1144 HIGUERA STREETSAN LUIS OBISPO, CA 93401APN:002-436-005, 002-436-008PROJECT DESCRIPTIONTHE APPLICANT IS PROPOSING TO DEVELOP A NEW TEMPORARY USE OUTDOOR DINING VENUE ON THE .56 ACRE SITE. THE PROJECT CONSISTS OF (1) EXISTING BUILDING TO BE REMODELED INTO A RESTAURANT AND (7) TENANT LEASE SPACES TO SERVE FOOD AND BEVERAGES. THE ATMOSPHERE WILL BE FAMILY AND PET FRIENDLY WITH OUTDOOR SEATING DISPERSED ACROSS THE SITE. PUBLIC ART IS TO BE INCLUDED IN THE PROJECT. THE LEASE SPACES ARE PROVIDED WITHIN SHIPPING CONTAINERS BROUGHT ONTO SITE AND PERMANENTLY ATTACHED TO FOUNDATIONS. THE SHIPPING CONTAINERS WILL COMPLY WITH ALL APPLICABLE BUILDING AND SAFETY CODES. TWO LEASE SPACES WILL BE CASUAL DINING OPTIONS AND WILL CONSIST OF (1) 8X40 CONTAINER FOR FOOD PREP AND (1) 8X20 CONTAINER FOR STORAGE. THREE LEASE SPACES ARE FOR THE SALE OF BEVERAGES OR FOOD AND WILL CONSIST OF (1) 8X20 CONTAINER EACH. TWO LEASE SPACES WILL USE (1) 8X40 CONTAINER EACH. THE HOURS OF OPERATION AND ACCESS TO THE SITE ARE EXPECTED TO BE FROM 6 AM TO 11 PM. THE SITE IS BORDERED BY THE CONTAINERS ALONG TORO AND HIGUERA STREETS IN ORDER TO PROVIDE SECURITY FOR THE SITE AFTER HOURS. THIS HARD BORDER WILL BE SOFTENED BY LANDSCAPING AND A BREAK AT THE INTERSECTION OF HIGUERA AND TORO STREET SO AS TO PROVIDE VIEWS INTO THE SPACE AND ACTIVATE THE CORNER WITH A VISUAL, YET SECURE CONNECTION. SITE AMENITIES INCLUDE LANDSCAPE AREAS, COVERED OUTDOOR SEATING, FIRE PITS, HEATERS, AND OUTDOOR RECREATION ACTIVITIES. THE SITE ALSO HAS AN AREA FOR BIKE PARKING / BIKE STORAGE THAT EXCEEDES THE CODE REQUIRED MINIMUMS. PUBLIC ART WILL BE PROVIDED AT THE CORNER OF HIGUERA AND TORO AND WILL INCLUDE MURALS PAINTED DIRECTLY ONTO THE CONTAINER WALLS.THE APPLICANT IS REQUESTING PARKING REDUCTIONS VIA A MIXTURE OF EXCESS PROVIDED BIKE PARKING (10%) AND STAFF APPROVED PARKING REDUCTION (50%). THE EXCESS BIKE PARKING WILL BE A MIXTURE OF LONG AND SHORT TERM BIKE PARKING AND WILL PROVIDE A SECURE PLACE TO KEEP BIKES DURING THE DAY. SHEET INDEXT1 TITLE SHEETT2 BIRDS EYE PERSPECTIVEA3 EXISTING SITE SURVEYA4 DEMOLITION PLAN - FOR REFRENCE ONLYA5 PROPOSED SITE PLANA6 PROPOSED FLOOR PLAN - EXISTING BUILDINGA7 ELEVATIONS - EXISTING BUILDINGA8 TYPICAL FLOOR PLANS - SHIPPING CONTAINERSA9 ELEVATIONS - TYPICAL SHIPPING CONTAINER A10 SECTION AT AWNING & BIKE PARKING A11 COLORS AND MATERIALS RESTAURANT - SCHEME AA12 COLORS AND MATERIALS SHIPPING CONTAINERS - SCHEME AA13 COLORS AND MATERIALS RESTAURANT - SCHEME BA14 COLORS AND MATERIALS SHIPPING CONTAINERS - SCHEME BA15 SIGNAGE PROGRAMA16 SIGNAGE PROGRAMA17 SIGNAGE PROGRAMPROJECT STATISTICSZONINGC-RPARCEL SIZE:0.56 ACRES (21,607 SF)BUILDING GROSS AREA4,208 SFEXISTING BUILDING1,488 SF(4) TENANT LEASE SPACE (LARGE)1,280 SF (@ 320 SF EACH)(2) TENANT LEASE SPACE(STORAGE)320 SF (@ 160 SF EACH)(3) TENANT LEASE SPACE(SMALL)480 SF(@ 160 SF EACH)RESTROOMS320 SF(2) LONG TERM BIKE STORAGE320 SF (@ 160 SF EACH)OUTDOOR SEATING1,637 SFMAX LOT COVERAGE:100% (21,607 SF)PROPOSED COVERAGE:19.5% (GROUND FLOOR/PARCEL SIZE)MAX. F.A.R.3 (64,821 SF)PROPOSED F.A.R..20 (BUILDING GROSS/ PARCEL SIZE)LANDSCAPE AREA4,386 SFIMPERVIOUS SURFACE:14,452 SFMAX. ALLOWED HEIGHT:45 FT.MAX. PROPOSED HEIGHT:19 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT0 FT 3 FTSIDE0 FT 3 FTREAR0 FT 0 FTOCCUPANCY TYPES & AREA:RESTAURANT3,248 SF SFOUTDOOR DINING1,675 SFTOTAL4,923 SFVICINITY MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:RESTAURANT 1 SPACE PER 100 SFEXISTING BUILDING 851 SF(4) LEASE SPACES (LARGE) 273 SF X 4 = 1,092 SF3 LEASE SPACES (SMALL)133 SF X 3 = 399 SFCOMBINED SEATING 1,637 SFTOTAL REQUIRED FOR PROPOSED3,979 SF (EXCLUDES 960 SF STORAGE & RR)39.8PARKING REDUCTION:50% STAFF REDUCTION39.8 X 50% = -20BICYCLE PARKING REDUCTION1 SPACE REDUCTION PER 5 EXCESS BIKE PARKING SPACES. PER SLO MUNICIPAL CODE 17.72.050.C.3.B28 TOTAL - 8 REQ’D = 20 EXCESS -4PARKING REQUIREDTOTAL REQUIRED WITH PROPOSED - REDUCTIONS16PARKING PROVIDED16MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 2PARKING PROVIDED:2BICYCLE PARKINGPARKING REQUIRED:PER SLOMC 17.72.070 TABLE 3-63,979 SF /500 SF = 8SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 21LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 7TOTAL PROVIDED:28LONG TERM (EXISITNG):RELOCATED OFF-SITEUNDER SEPARATE PERMIT24
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XNOTE: CITY OF SAN LUIS OBISPO IS CONSIDERED A “COMMUNITY AT RISK” DUE TO THE THREAT OF WILDFIRE IMPACTING HE URBAN COMMUNITY. NEW BUILDINGS CITYWIDE SHALL COMPLY WITH CBC 7A FOR IGNITION RESISTANT WALL COVERINGS, FIRE PROTECTION SYSTEMS, EMBER RESISTANT VENT SYSTEMS, PROTECTED EAVES,A ND CLASS “A” ROOF COVERINGS. ARCHITECTPROJECT STATISTICSOCCUPANCY:B, A-2CONSTRUCTION TYPE:TYPE V-BSPRINKLER:YES, NFPA 13REQUIRED FIRE RATING FOR SETBACKS1-HR10/11/21PARKINGEV PARKING EV READY: REQ’D 10% (OF REQUIRED)PER SLO MUNICIPAL CODE 17.72.0403.9PROVIDED 4EV CAPABLE: REQ’D 25 % PER SLO MUNICIPAL CODE 17.72.0409.9PROVIDED 10Page 27 of 54
1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022T2048 163/8” = 1’-0” (24X36 SHEET)BIRDS EYE PERSPECTIVEPage 28 of 54
0 5 10 201” = 10’-0” 24X36 SHEET1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A3EXISTING SITE SURVEYPage 29 of 54
0 5 10 201” = 10’-0” 24X36 SHEET1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A4(E) 5” QUERCUS ARIFOLIA (COAST LIVE OAK) TREE TO BE REMOVED. TREE TO BE REPLACED BY A 60” BOX MINIMUM OAK TREE. DEMOLITION PLAN - FOR REFRENCE ONLY(E) 2 STORY BUILDING TO BE DE-MOLISHED(E) PAVEMENT TO BE REMOVED(E) BUILDING TO REMAIN(E) 15” CUPANIOPSIS ANACARDIOIDES (CARROT WOOD) TREE TO BE REMOVED. TREE TO BE REPLACED BY A 48” BOX MINIMUM CARROTWOOD.(E) 14” CUPANIOPSIS ANACARDIODES (CARROT WOOD) TREE TO REMAIN(E) 5.5” ACER BUERGERIANUM (TRIDENT MAPLE) TREE TO RE-MAIN(E) 12” CUPANIOPSIS ANACARDIODES (CARROT WOOD) TREE TO REMAIN(E) 16” CUPANIOPSIS ANACARDIOIDES (CARROT WOOD) TREE TO REMAIN(E) LONG TERM BIKE STOR-AGE FOR 1101 MONTERY STREET TO BE RELOCATED TO 1101 MONTEREY STREET. UNDER SEPARATE PERMITPage 30 of 54
1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A504 8 161/8” = 1’-0” 24X36 SHEETPROPOSED SITE PLAN(EXISTING BUILDING)Page 31 of 54
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1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A7048 163/8” = 1’-0” (24X36 SHEET)ELEVATIONS - EXISTING BUILDINGFRONT ELEVATION - SOUTHEAST3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION - NORTHEAST3/8" = 1'-0" (24 X 36 SHEET)4+0’-0” FFGROUND LEVEL+14-9” FF(E) TOP OF PARAPET+0’-0” FFGROUND LEVEL+14’-9” FF(E) TOP OF PARAPET+18’-9” FFTOP OF MECH. SCREEN+18-9” FFTOP OF MECH. SCREENPROPERTY LINE 0’ SETBACKPROPERTY LINE 0’ SETBACKPage 33 of 54
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1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A9048 163/8” = 1’-0” (24X36 SHEET)ELEVATIONS - TYPICAL SHIPPING CONTAINER FRONT ELEVATION3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION3/8" = 1'-0" (24 X 36 SHEET)1REAR ELEVATION3/8" = 1'-0" (24 X 36 SHEET)4SIDE ELEVATION3/8" = 1'-0" (24 X 36 SHEET)3+0’-0” FFGROUND LEVEL+8’-0” FFTOP OF CONTAINER+12’-0” FFTOP OF MECH. SCREEEN+0’-0” FFGROUND LEVEL+8’-0” FFTOP OF CONTAINER+12’-0” FFTOP OF MECH. SCREEENLOCAL ARTIST MURAL. DESIGN TBDPROJECT SIGNAGEDESIGN TBDCOLORS MAY VARYPage 35 of 54
1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A10048 163/8” = 1’-0” (24X36 SHEET)SECTION AT AWNING & BIKE PARKING SECTION THROUGH AWNING3/8" = 1'-0" (24 X 36 SHEET)1MECHANICAL EQUIPMENTKITCHEN HOODMOTORIZED, RETRACTABLE FABRIC AWNINGWOOD COLUMNREFER TO SHEET A1 FOR COUNTPROPOSED SHORT-TERM BIKE PARKINGN.T.S. 1PROPOSED LONG-TERM BIKE PARKINGN.T.S. 2REFER TO SHEET A1 FOR COUNTPage 36 of 54
EFGEXISTING PLANT WALLVINESHOLLOW METAL DOORPAINTED SW 6803 DANUBESLIDER WINDOWDARK BRONZE ANNODIZED FINISH1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A11ABDCOLOR SCHEME RESTAURANTABCDGLAZED ROLLD UP DOORDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZEWOOD PLANK PARAPETPAINTED SW 6803 DANUBEEXISTING CMUPAINTED SW 6535 SOLITUDECCOLORS AND MATERIALS RESTAURANT - COLOR SCHEME AEGFRESTAURANT - FRONT ELEVATIONN.T.S.1Page 37 of 54
1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A12COLORS AND MATERIALS SHIPPING CONTAINERS - COLOR SCHEME ACBABSLIDER WINDOWDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZECOLOR INSPIRATIONWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6496 OCEANSIDECCDCCCWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6818 VALIANT VIOLETWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6669 YARROWWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6866 HEARTTHROBWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 9152 LET IT RAINWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6734 ESPALIERCSHIPPING CONTAINERPAINTED SW 6488 GRAND CANALDDDDDSHIPPING CONTAINERPAINTED SW 9019 GOLDEN PLUMERIASHIPPING CONTAINERPAINTED SW 6817 GENTIANSHIPPING CONTAINERPAINTED SW 7586 STOLEN KISSSHIPPING CONTAINERPAINTED SW 7551 GREEK VILLASHIPPING CONTAINERPAINTED SW 6725 PICKLEDCOLOR SCHEME 1COLOR SCHEME 2COLOR SCHEME 3COLOR SCHEME 4COLOR SCHEME 5COLOR SCHEME 6ACCTYP. SHIPPING CONTAINER - FRONT ELEVATIONN.T.S.1Page 38 of 54
EGEXISTING PLANT WALLVINESSLIDER WINDOWDARK BRONZE ANNODIZED FINISHGFABDCOLOR SCHEME RESTAURANTABCDGLAZED ROLLD UP DOORDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZEEXISTING CMUPAINTED SW 7062 CADETCCOLORS AND MATERIALS RESTAURANT - COLOR SCHEME BEGFRESTAURANT - FRONT ELEVATIONN.T.S.11166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A13WOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6734 ESPALIERWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6734 ESPALIERPage 39 of 54
)22'%(9(5$*(%(9(5$*()22')22')2 2 '5(67$85$17%2+%(9(5$*(6725$*()22'6 7 2 5 $*(/21*7(50%,.(6725$*(5(67522066 7 2 5 $*((03/2<((%5($.1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A15SIGNAGE PROGRAMABCCDDDDDDESIGNAGE PROGRAMREF # NAME OF SIGN SIGN STYLE MATERIALS DESCRIPTION DIMENSIONSWXHAREA (SF) HEIGHT TO T.O.S. COUNTACORNER 01 MONUMENT METAL PROJECT SITE MONUMENT SIGN 6’-0” X 2’-0” 12 SF 4’ 1BENTRY 01 AWNING METAL ENTRY ARCH SIGNAGE 16’-0” X 1’-6” 24 SF 13’ 1CSITE 01 MULTI-TENANT METAL EXTERNALLY ILLUMINATED MULTI-TENANT SIGNAGE 8’-0” X 6’-0” 48 SF EACH 2DTENANT 01 AWNING METAL INDIVIDUAL TENANT SIGNAGE 8’-0” X 1’-0” 8 SF EACH 8’ 7ETENANT 02 WALL METAL INDIVIDUAL TENANT SIGNAGE 11’-0” X 1’-0” 11 SF 9’-6” 1TOTAL199 SF 12SIGNAGE PROGRAM KEY MAP1/8" = 1'-0" (24 X 36 SHEET)1DPage 40 of 54
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1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A16SIGNAGE PROGRAMCORNER 011/16" = 1'-0" (24 X 36 SHEET)AENTRY 011" = 1'-0" (24 X 36 SHEET)BNORTHEAST | HIGUERA STREET ENTRY 01FREE STANDING ENTRY ARCH SIGNAGENOTES:- 1 POLE SIGN- STEEL STRUCTURE RECTILINEAR ARCH- FREESTANDING BACK-LIT METAL LETTERS WITH NAME OF PROJECTEAST | HIGUERA STREET & TORO STREETCORNER 01FREE STANDING MONUMENT SIGN ATTACHED TO LOW FENCING. NOTES:-METAL SIGN WITH SITE NAME ATTACHED TO PAINTED WOOD PLANK FENCE.-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND GROUND LIGHTINGPage 41 of 54
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1166 HIGUERA STREET 2453-01-CO2101 FEBUARY 2022A17SIGNAGE PROGRAMTENANT 01N.T.S. (24 X 36 SHEET)DTENANT 02N.T.S. (24 X 36 SHEET)ESITE 01N.T.S. (24 X 36 SHEET)CINDIVIDUAL TENANT SIGNAGE | SITE INTERIORTENANT 01LOCATION ON BUILDING:ATTACHED ABOVE INDIVIDUAL TENANT ORDERING WINDOW SHADOW BOXES. NOTES:-METAL OR PLASTIC LETTERS STICKING UP FROM SHADOW BOX AWNINGS-INDIVIDUAL WORDS TBD BY TENANTS NORTHEAST | TORO STREET SITE 01LOCATION ON BUILDING:ATTACHED TO CONTAINER SHIPPING CONTAINER WALL FACING TORO STREET. NOTES:1 XX WALL SIGNNORTHEAST | TORO STREET SOUTHWEST | PARKING LOTSITE 01LOCATION ON BUILDING:ATTACHED TO CONTAINER SHIPPING CONTAINER WALL FACING TORO STREET & WALL FACING PARKING LOTNOTES:-METAL WALL SIGN WITH SITE NAME AND (7) INDIVUIDUAL TENANT NAMES-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND GROUND LIGHTING-(2) TOTAL SIGNS-ONE SIGN TO BE VISIBLE FROM TORRO STREET-ONE SIGN TO BE VISIBLE WHEN WALKING ON HIGUERA STREETPage 42 of 54
DRAFT
1
Architectural Review Commission Minutes
January 24, 2022, 5:00 p.m.
Teleconference - Broadcast via Webinar
Architectural Review
Commissioners
Present:
Commissioner Michael DeMartini, Commissioner Brian Pineda,
Commissioner Allen Root, Commissioner Micah Smith, Vice
Chair Ashley Mayou, Chair Christie Withers (one vacant seat)
City Staff Present: Senior Planner Shawna Scott, Deputy City Clerk Megan Wilbanks
_____________________________________________________________________
1. CALL TO ORDER
A Special Meeting of the San Luis Obispo Architectural Review Commission was
called to order on January 24, 2022 at 5:03 p.m. by Chair Withers with
Commissioners present via teleconference.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. PUBLIC HEARINGS
3.a 1166 HIGUERA STREET (ARCH-0511-2021) REVIEW OF A
COMMERCIAL DEVELOPMENT CONSISTING OF AN OUTDOOR
DINING VENUE CONSISTING OF RETROFITTED SHIPPING
CONTAINERS; PROJECT INCLUDES A 60% PARKING REDUCTION
Associate Planner Kyle Bell presented the staff report and responded to
Commission inquiries.
Applicant representatives, Scott Martin, Paul Tompkins, and Kyle Murray
provided a brief overview of the project and responded to questions raised.
Chair Withers opened the public hearing.
Public Comments:
Kurt Anslinger
--End of Public Comment--
Page 43 of 54
DRAFT
2
Chair Withers closed the public hearing.
Motion By Commissioner Smith
Second By Vice Chair Mayou
Find the project consistent with the Community Design Guidelines and
Sign Regulations and recommend the Planning Commission approve the
project as presented.
Ayes (5): Commissioner DeMartini, Commissioner Pineda, Commissioner
Root, Commissioner Smith, and Vice Chair Mayou (one vacant seat)
Noes (1): Chair Withers
CARRIED (5 to 1)
3.b 3802, 3804, AND 3806 RANCH HOUSE RD. (ARCH-0256-2020/MOD-
0526-2021) REVIEW OF A MODIFICATION TO A PREVIOUSLY
APPROVED MIXED-USE PROJECT LOCATED WITHIN THE ORCUTT
AREA SPECIFIC PLAN
Associate Planner Rachel Cohen presented the staff report and
responded to Commission inquiries.
Applicant, Travis Fuentez, and their representative, Scott Martin, provided
a brief overview of the project and responded to questions raised.
Chair Withers opened the public hearing.
Public Comments:
None
--End of Public Comment--
Chair Withers closed the public hearing.
Motion By Commissioner Root
Second By Vice Chair Mayou
Find the project consistent with the Orcutt Area Specific Plan design
guidelines and the City’s Community Design Guidelines and recommend
the Community Development Director approve the project as presented.
Ayes (6): Commissioner DeMartini, Commissioner Pineda, Commissioner
Root, Commissioner Smith, Vice Chair Mayou, and Chair Withers (one
vacant seat)
CARRIED (6 to 0)
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DRAFT
3
4. COMMENT AND DISCUSSION
4.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Shawna Scott provided an update of upcoming projects.
5. ADJOURNMENT
The meeting was adjourned at 6:10 p.m. The next Regular Meeting of the
Architectural Review Commission meeting is scheduled for February 7, 2022 at
5:00 p.m. via teleconference.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X
Page 45 of 54
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(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
MEMORANDUM
Date: January 10, 2022
To: Paul Tompkins, NKT Development
From: Joe Fernandez, CCTC
Subject: 1144 Higuera Parking Analysis
This memorandum summarizes the parking analysis conducted for the 1144 Higuera project located at the
northwest corner of the intersection of Toro Street/Higuera Street in the City of San Luis Obispo. The project
proposes 2,342 of restaurant space spread among multiple shipping containers with outdoor seating. There are
16 off-street vehicle parking spaces and 28 bicycle parking spaces proposed on the site. There are 14 metered
on-street spaces along the project frontage.
Project customers will have access to 42 parking spaces in the adjacent lots (1101 and 1131 Monterey) on
weekends, during special events, and on weekdays outside of standard business hours.
The analysis was completed to determine the adequacy of parking on the site. It applies methods from the
Urban Land Institute’s (ULI) Shared Parking, 3rd Edition manual, which was developed to estimate parking
demand.
SUMMARY
The proposed on-site parking supply is not expected to accommodate the projected demand. However, there
are numerous on-street parking spaces that could be used by project customers, and a substantial portion of
customers during the busiest periods (lunch) are expected to walk to the site. Please consider the following
measures to improve parking efficiency:
• Convert a portion of the 10-hour spaces along the project frontage to a maximum of 2 -hour spaces
to encourage turnover and price parking to ensure 80 percent occupancy.
• Identify nearby off-street parking spaces that could be used by site emplo yees to maintain on-site
spaces for customers. The parking model shows a peak demand of four employees.
Details follow.
ANALYSIS APPROACH
The proposed project was added to the Shared Parking model as fast casual restaurant space. The Shared Parking
model calculates demand profiles based on extensive research on travel characteristics of individual uses.
Demand profiles are estimated by time of day, day of the week (weekday vs. weekend), and month of the year.
Parking Ratio Selection
The parking ratios used in Shared Parking are based on a variety of sources, predominantly the Institute of
Transportation Engineers’ Parking Generation Manual and ULI’s Parking Requirements for Shopping Centers. Note
that parking demand calculations are based on Gross Floor Area of the restaurant, which explicitly excludes
outdoor seating.
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2 1144 Higuera Parking Analysis
Central Coast Transportation Consulting January 10, 2022
Mode Split Adjustments
The manual notes that the base parking ratios “reflect conditions in suburban settings with little or no transit and with
minimal employee ridesharing. Adjustments for reduced use of automobiles owing to alternative modes of transportation, formal
ridesharing programs, or an atypical ratio of persons per car resulting from carpooling can be made by a mode adjustment.” The
base parking ratios are therefore adjusted to reflect mode split.
US Census Journey to Work data shows that 72 percent of workers in the City of San Luis Obispo commute
by car to work with the remainder taking transit, walking, biking, or working from home. The City’s Travel
Demand Model shows that 80 percent of non -work and non-school trips are made by car. This represents a
significantly higher non-auto mode share than the sites surveyed for the base parking ratios.
The proposed project is located in a mixed-use area within walking distance of many offices and residences.
Employees in the area regularly patronize nearby restaurants during weekday lunch periods, and the portion of
patrons who walk or bike to the site is expected to be substantially higher than the Citywide average due to the
project’s location within walking distance of hundreds of employees and residents .
The mode split data was used to adjust the base parking ratios in accordance with the Shared Parking
methodologies as described in the following section.
RESULTS
Table 1 summarizes the demand for the individual uses within the site under two conditions:
1. The peak parking demand using the Citywide average mode split rates . This estimate shows a peak
demand of 27 spaces occurring at noon, with four of the spaces occupied by employees and the
remainder occupied by customers.
2. The peak parking demand using mode split rates adjusted to reflect the project’s walkable location in
close proximity to likely customers, with 50 percent of customers walking to the site. This estimate
shows a demand of 18 total spaces at noon on both a weekday and weekend, with four of the spaces
occupied by employees and the remainder occupied by customers.
The hourly occupancy charts are attached as Appendix A.
If the project’s customers conform to the Citywide mode split- a very conservative assumption given its
location- the model shows that demand would exceed on-site supply by 11 spaces (27-16=11). Some of these
customers would park on-street.
The project’s walkable location and proximity to hundreds of employees in the downtown area suggest that a
larger portion of customers can be expected to walk to the site. Assuming a 50 percent non-auto mode share
for customers results in a peak parking demand of 18 spaces. In this scenario demand for two spaces would
not be accommodated on site during the peak lunch hour but would rely on nearby on-street parking spaces.
If 60 percent of customers walk to the site then all parking demand could be accommodated within the
proposed on-site supply of 16 spaces.
Land Use
Demand using
Citywide mode share1
Demand using 50%
non-auto mode share2
Casual Restaurant 2,342 square feet 27 18
Size
1. Peak forecast demand using Citywide mode share rates for SLO.
2. Peak forecast demand assuming 50% of patrons walk or bike during lunch period.
Table 1: Parking Demand Summary
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3 1144 Higuera Parking Analysis
Central Coast Transportation Consulting January 10, 2022
The project’s location in a walkable, mixed-use area allows dedication of less space for automobile storage than
would be necessary if the project were in a less accessible location.
CONCLUSION
Parking demand for the proposed 1144 Higuera project is expected to exceed the on-site parking supply. The
likely shortage is expected to be less than 11 spaces, which could be accommodated by on-street spaces which
surround the site.
Enclosures:
Appendix A: Demand Occupancy Charts
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010203040506070Parking StallsHourPeak Month Daily Parking Demand by Hour (Weekday, 20% Customer Walk)Total DemandFast Casual/Fast FoodTotal Supply (Weekday Business Hours)Total Supply (Evenings and Weekends)Page 50 of 54
010203040506070Parking StallsHourPeak Month Daily Parking Demand by Hour (Weekday, 50% Customer Walk)Total DemandFast Casual/Fast FoodTotal Supply (Weekday Business Hours)Total Supply (Evenings and Weekends)Page 51 of 54
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