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12/13/1999, 3 - APPEAL OF ARC'S APPROVAL OF NEW SERVICE STATION WITH CONVENIENCE STORE PROJECT (ARC 49-99; 2211 BROAD)
council agcnaa uEpout 3"� CITY O F SAN LUIS O B I S P O a FROM: Arnold B. Jonas, Community Development Director Prepared By: Pam Ricci, Associate Planner PR SUBJECT: APPEAL OF ARC'S APPROVAL OF NEW SERVICE STATION WITH CONVENIENCE STORE PROJECT (ARC 49-99; 2211 BROAD). CAO RECOMMENDATION Adopt Draft Resolution A, denying the appeal, and upholding the Architectural Review Commission's action to approve the project, based on findings, and subject to conditions. DISCUSSION Situation In January of 1999, an old service station and canopy on the project site were demolished. The new property owner, and project applicant/appellant, wants to construct a 1700-square-foot convenience store and four multi-product fuel pumps covered by a 2,160-square-foot canopy. The project received final approval by the Architectural Review Commission (ARC) on November 1, 1999. An appeal was filed by Jack Rhodes of Nella Oil on November 9, 1999. Appeals of the ARC's actions are considered by the City Council. The specific basis of the appeal is an objection to Condition No. 5 of the ARC's action which requires that the applicant: Add a 2-foot high ceramic file bulkhead in a color which complements the lower course of the proposed split face block; with vertical mullions where glazing seams are currently shown. Data Summary Address: 2211 Broad Street Applicant/Appellant: Nella Oil Company Representatives: Jack Rhodes; RHL Design Group,Inc. Zoning: C-N(Neighborhood Commercial) General Plan: Neighborhood Commercial Environmental Status: Categorically exempt under Class 32, In-Fill Development Projects (Section 15332)of the CEQA Guidelines. Previous Review On June 7, 1999, the ARC initially reviewed plans and continued the project with direction. On 3-1 Council Agenda Report-Appeal of ABC's action.on Nella Oil Project(ARC 49-99) Page 2 August 2, 1999, the ARC granted schematic approval to the project.with extensive direction in terms of changes and additional information to be submitted in plans submitted for final approval. Discussion focused on the siting of the main building and canopy, and the need to have a more historical or residential building design. Direction included: adding landscaping along the south property line and near the intersection of South and Broad Streets; making significant changes to building_ and canopy design, details and colors; and reducing the amount of signage. The development of the site with a service station and convenience store requires the processing of an administrative use permit. Ai an administrative hearing held on Friday, June 4, 1999, the use permit was approved by the Hearing Officer, based on findings, and with 3 conditions and 8 code. requirements. Use permit conditions acknowledged the project's minimum parking requirement of 9 parking spaces, and directed that.lighting and landscaping of the south property line be resolved with the ARC. Code requirements approved with the use permit reflect the requirements from other departments. A copy of the use permit follow-up letter is an attachment to the attached 8-2-99 ARC report. On November 1, 1999, the ARC on a 7-0 vote granted final approval to the project, based on findings, and with 16 conditions. The ARC liked proposed changes to the building, which created a more residential appearance and utilized block materials used elsewhere in the vicinity, but wanted the proposed gable-end roof projection above the building entry to be increased in depth from 9 feet to 18 feet and required that a 2-foot high bulkhead be added to proposed storefronts in a color complementary to the lower course of the split-face block proposed for the building. The ARC supported an exception to allow two monument signs to be a maximum of 4'8" tall where a 4-foot high sign would normally be..allowed, citing a finding that the..site had. special circumstances, namely its multiple street frontages: Other,conditions required a wood. fence with substantial planting along the south property line, low ground cover with compact shrubs on the adjacent triangular.property owned.by Caltrans, and extension of the block material on the columns of the pump island canopy. Response to.Appeal.Issues The ARC reviewed the project on three separate occasions as discussed above. The Commission can take pride in knowing that its review of the project had a profound influence on the final project design. The project when it was initially submitted was very slick and modem-looking with a decidedly aeronautical theme. The Commission concluded.that the project, with its reflective metal siding, bright colors, frameless storefront glass panels and unarticulated walls, might be appropriatein.an:industrial area or near an airport; but was not compatible at the project site,which is located at-a gateway to the Old Town.Neighborhood. The requirement for a bulkhead and mullions was-part of the ARC's direction on the project from its earliest review of the project on June 7, 1999 (Item No. 3.d. in follow-up letter). It was also discussed at length in the staff report prepared for the August 2, 1999 meeting where the project received schematic approval (Item No. 4 in the follow-up letter). In fact; at the 8-2-99 ARC 3-2 Council Agenda Report-Appeal of ARC's action on Nella Oil Project(ARC 49-99) Page 3 meeting, the applicant presented revised elevations showing mullions and a 2-foot high ceramic bulkhead. Therefore, the ARC was being consistent when it included the requirement for a bulkhead and mullions in Condition No. 5 of their final action on the project. The disputed requirement for a bulkhead is not arbitrary and does have a rational design purpose. Some of the reason for the requirements are: • Limits light trespass - the proposed convenience store will be open 24 hours a day and is directly adjacent to residential uses. The bulkhead and mullions are tools to soften the building appearance and keep the building from transmitting too much light from its interior. • Historical context- it was felt that the further division to the storefront panels with mullions and a bulkhead would create a more traditional look for the building in keeping with the nearby Railroad District Master Plan area and the Old Town Neighborhood. • Residential compatibility - along with the historical context, it was felt that the project might benefit from building features that were more residential in nature, like a sloping roof and mullions. • Consistency with requirements for other projects -two other service station projects were on the same ARC agenda on 11-1-99. Both of these projects had incorporated a bulkhead and similar requirements for finther dividing storefront glass in their designs. In conclusion, the Condition No. 5 of the ARC's final approval of the project is not an onerous requirement and has a solid basis in good design principles to assure neighborhood compatibility. The appellant's arguments that the addition of a 2-foot high bulkhead and mullions will create significant impacts in terms of employee security or financial success of the convenience store do not appear founded. ALTERNATIVES 1. Adopt Draft Resolution B, upholding the appeal, and modifying the approval of the project by the ARC by deleting Condition No. 5, based on findings. 2. Continue with direction to the staff and appellant. Attached: 1. -Draft Resolutions 2. -Appeal to City Council received 11-9-99 &memo from appellant 3. -ARC approval letter dated 11-1-99 4. -Draft 11-1-99 ARC minutes 5. - 11-1-99 ARC report and attachments Enclosed: Project plans arc149-99-4(Vella Oil appeal).doc 3-3 Draft Resolution A RESOLUTION NO. (1999 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COM MSSION'S ACTION,THEREBY UPHOLDING THE DECISION TO GRANT FINAL APPROVAL TO THE NELLA OIL SERVICE STATION & CONVENIENCE STORE AT 2211 BROAD STREET(ARC 49-99) WHEREAS, the Architectural Review Commission conducted a public hearing on November 1, 1999, and granted final approval to the project, based on findings, an with conditions;and WHEREAS, Jack Rhodes,Nella Oil, 2349 Rickenbacker Way, Auburn, California, filed an appeal of the Architectural Review Commission's action on November 9, 1999, based on an objection to Condition No. 5 of the ARC's approval requiring a 2-foot high bulkhead and. window mullions; and WHEREAS, the City Council conducted a public hearing on December 13, 1999, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of November 1, 1999, and the evaluation and recommendation of staff. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findinim That this Council, after consideration of.the proposed project (ARC 49-99), the appellant's statement; staff recommendations and reports thereof, makes the following findings: 1. The project, which is the development of a new service station project, is appropriate in this Neighborhood Commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. 2. An exception to the Sign Regulations, to allow two monument signs which are a np�xium m Resolution No. (1999 Series) Page 2 of 4'8" where a 4-foot high sign is normally allowed, is warranted in this case, given the exceptional circumstances applying to the property involved which do not apply generally to properties in the vicinity with the same zoning of the site, specifically the multiple street frontages and the adjacent Caltrans right-of-way. SECTION 2. Action - Appeal Denied. The appeal of the Architectural Review Commission (ARC) is hereby denied. Therefore, the Commission's action to grant final approval to the project is upheld, subject to the following conditions: 1. The colors and materials board submitted at the November 1, 1999 ARC meeting is hereby approved as submitted. 2. The proposed gable-end roof form above the building entry shall be increased in depth to a minimum of 18 feet. 3. Allow glazing above the transom above entry doors and below the "eyebrow" canopy. Details of the type of glass, lighting and mural type treatment with aeronautical theme shall return to Planning staff for review and approval. 4. Further articulate the blank building wall of the south elevation by a scored stucco treatment as discussed by the applicant's representative at the 11-1-99 ARC meeting. Modify the west elevation to add a metal trellis with climbing vine such as bougainvillea. 5. Add a 2-foot high ceramic tile bulkhead in a color which complements the lower course of the proposed split-face block, with vertical mullions where glazing seams are currently shown. 6. Add two additional street trees along Broad Street, consistent with the Arborist's recommendations and City standards. 7. Provide a mix of groundcover with compact shrubs and minimize turf, consistent with the City's Landscape Standards for Water Conservation, in the comer area owned by Caltrans. The City's water conservation demonstration garden at the corner of Santa Barbara and Broad Streets was pointed out as an example for appropriate types of plant materials to use in this area. 8. Plant a greater quantity of shrubs along the south property line between the building and the fence with the addition of another variety of shrub, such as Dodonaea viscosa(Hopseed bush), along with Escallonia rubra shrubs, to provide both an effective screen and more variety. 3-5 Resolution No. (1999 Series) Page 3 9. To maximize planting along the south property line,plans should be modified to: • provide a more direct path of travel between the accessible space and the building by installing a ramp in the walkway directly paralleling the space's unloading area; and • replace the gap in the south property line planter now shown in concrete with planting. 10. Submit a detail of the wall-mounted lights on the building's front elevation. 11. Revise the proposal for the monument signs be revised to show a total of two signs, one per frontage,as follows: • modify the sign faces so that the price information occupies no more than a total of 20 square feet, and the identification signage occupies no more than 12 square feet; • mount the sign face on a concrete base not to exceed 8 inches in height; • include landscaping around, and up to,the base; and • illumination levels shall comply with the standards called for in Condition No. 12 below. 12. Lighting levels for the wall-mounted round illuminated sign with the Flyers name and logo shall be consistent with the limitations for illuminated signs in the Office zone, which is a maximum of 100 luxes (10 candlepower)at a distance of 10 feet from the sign.. 13. A 6-foot wood fence shall be provided along the south property line from a point starting where the building ends to the street yard along Broad Street, stepping appropriately with fence height requirements as outlined in Section 17.16.050 of the zoning regulations. A detail of the fence shall be submitted to Planning staff for review and approval along with plans submitted for a building permit. 14. Modify the fixture of the light standard located near the south property line so that the light emanating from it is properly shielded from the adjacent residential property. 15. Extend the height of the block material on the columns of the pump island canopy. 16. Modify the proposed pathway across the Caltrans right-of-way to the site so that it does not interfere with the designated location for an outdoor vendor. On motion of seconded by and on the following roll call vote: 3-6 Resolution No. (1999 Series) Page 4 AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 13' day of December; 1999. Mayor Allen Settle ATTEST: City Clerk Lee Price. APPROVED: ity o : .y J. ey 4jorgemen res\ARC 49-99-deny appeal.doc 3-7 Draft Resolution B RESOLUTION NO. (1999 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION,THEREBY MODIFYING THE DECISION TO GRANT FINAL APPROVAL TO THE NELLA OIL SERVICE STATION & CONVENIENCE STORE AT 2211 BROAD STREET BY DELETING CONDITION NO.5 (ARC 49-99) WHEREAS, the Architectural Review Commission conducted a public hearing on November 1, 1999, and granted final approval to the project, based on findings, an with conditions; and WHEREAS, Jack Rhodes,Nella Oil,2349 Rickenbacker Way, Auburn, California, filed an appeal of the Architectural Review Commission's action on November 9, 1999, based on an objection to Condition No. 5 of the ARC's approval requiring a 2-foot high bulkhead and window mullions; and WHEREAS, the City Council conducted a public hearing on December 13, 1999, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of November 1, 1999, and the evaluation and recommendation of staff. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of the proposed project (ARC 49-99), the appellant's statement, staff recommendations and reports thereof, makes the following findings: 1. The project, which is the development of a new service station project, is appropriate in this Neighborhood Commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. The requirement for a 2-foot high bulkhead and window mullions is not necessary to assure the project's compatibility with the surrounding neighborhood. 3-8 Resolution No. (1999 Series) Page 2 2. An exception to the Sign Regulations, to allow two monument signs which are a maximum of 4'8" where a 4-foot high sign is normally allowed, is warranted in this case, given the exceptional circumstances applying to the property involved which do not apply generally to properties in the vicinity with the same zoning of the site, specifically the multiple street frontages and the adjacent Caltrans right-of-way. SECTION 2. Action. The appeal of the Architectural Review Commission (ARC) is hereby upheld, and the Commission's action to grant final approval to the project is modified to delete the former Condition No. 5. Therefore, new project conditions are approved as follows: 1. The colors and materials board submitted at the November 1, 1999 ARC meeting is hereby approved as submitted. 2. The proposed gable-end roof form above the building entry shall be increased in depth to a minimum of 18 feet. 3. Allow glazing above the transom above entry doors and below the "eyebrow" canopy. Details of the type of glass, lighting and mural type treatment with aeronautical theme shall return to Planning staff for review and approval. 4. Further articulate the blank building wall of the south elevation by a scored stucco treatment as discussed by the applicant's representative at the 11-1-99 ARC meeting. Modify the west elevation to add a metal trellis with climbing vine such as bougainvillea. 5. Add two additional street trees along Broad Street, consistent with the Arborist's recommendations and City standards. 6. Provide a mix of groundcover with compact shrubs and minimize turf, consistent with the City's Landscape Standards for Water Conservation, in the comer area owned by Caltrans. The City's water conservation demonstration garden at the comer of Santa Barbara and Broad Streets was pointed out as an example for appropriate types of plant materials to use in this area. 7. Plant a greater quantity of shrubs along the south property line between the building and the fence with the addition of another variety of shrub, such as Dodonaea viscosa(Hopseed bush), along with Escallonia rubra shrubs, to provide both an effective screen and more variety. 8. To maximize planting along the south property line,plans should be modified to: 3-9 Resolution No. (1999 Series) Page 3 • provide a more direct path of travel between the accessible space and the building by installing a ramp in the walkway directly paralleling the space's unloading area; and • replace the gap in the south property line planter now shown in concrete with planting. 9. Submit a detail of the wall-mounted lights on the building's front elevation. 10. Revise the proposal for the monument signs be revised to show a total of two signs, one per frontage, as follows: • modify the sign faces so that the price information occupies no more than a total of 20 square feet, and the identification signage occupies no more than 12 square feet; • mount the sign face on a concrete base not to exceed 8 inches in height; • include landscaping around,and up to,the base; and • illumination levels shall comply with the standards called for in Condition No. 12 below. 11. Lighting levels for the wall-mounted round illuminated sign with the Flyers name and logo shall be consistent with the limitations for illuminated signs in the Office zone, which is a maximum of 100 luxes(10 candlepower)at a distance of 10 feet from the sign.. 12. A 6-foot wood fence shall be provided along the south property line from a point starting where the building ends to the street yard along Broad Street, stepping appropriately with fence height requirements as outlined in Section 17.16.050 of the zoning regulations. A detail of the fence shall be submitted to Planning staff for review and approval along with plans submitted for a building permit. 13. Modify the fixture of the light standard located near the south property line so that the light emanating from it is properly shielded from the adjacent residential property. 14. Extend the height of the block material on the columns of the pump island canopy. 15. Modify the proposed pathway across the Caltrans right-of-way to the site so that it does not interfere with the designated location for an outdoor vendor. On motion of ,seconded by and on the following roll call vote: 3-10 Resolution No. (1999 Series) Page 4 AYES; NOES: ABSENT: the foregoingresolution was passed and adopted this 13'day of December; 1999. Mayor Allen Settle ATTEST? City Clerk Lee Price APPROVED: /Ci4/4/ttoo/ey#,ey : Jorgensen res1ARC 49-99=uphold appeal.doc .. i 3-11 11-09-1999 3:47PM FROM " �_ DESIGN GROUP 916 646 4679 Attachment 2 9 is-is $805 781 7108 SLO CITY &ALLoil =1 002 .'k:�'��:• ... •WT O/ V , 4 G o x w. YIWnn{{M — nir��a�►� iC THE CITY COUNCIL. In accordance with the appeals procedures as authorized by Title, 1.Chapter 120 of the Sa^ Luis ONS-vc• iiiu,_icipal CAme, the undersigned hereby appeals from the decision of The Architectural Review Ccarmissica[endered onNovember 1 , 1999 == ��•:���` t`e +ol!m%ing (i.e., explain what you are appealing and the grounds for submitting the appeal. Use addir6onal sheets as needed.) See attached letter dated November 8, 1999 address to Pam Ricci from Jim Shively The undersigned discussed the decision being appealed with: Pam Ricci pnNovember 4, 1999 Narne/Department (Date) Appellant- Jack Rhoades-Manager 2349 Rickenbacker Flay, Auburn. CA Nanlef itie Mailing Address (iii Zip Codc) 95602 (SQA► RSr'-0401 (5301 885-0401 Home Phone Work Phone Representative: Jim Shively-Architect .650 Howe Ave 0504, Sacramento,CA Nameli'ftle Mailing Address (&Zip Code) 95825 --sff- cai Use Ordr. Calendamd for December 13 , 1999 Date 8 Time Received. c: City Attorney 01Y Adffd is ;*Ye Officer RECEIVED Copy to the fdlowing department(sk NOV .9 - 1999 A Jonas &. Whtsevlae)A SLO CITY CLERVt 12 f•_RiCC 3;55 r�M. onamal et tfy clews office JHL ROUP INC. ARCHITECTURE • ENGINEERING • ENVIRONMENTAL SERV ICES 650 Howe Avenue, Suite 504, Sacramento, CA 95825-4731 Telephone: (916) 646-4003 Facsimile: (916) 646-4. John W Johnson, Architect Esta h 1 i s h e d 1 9 6 6 November 8, 1999 JOHN W. JOHNSON Co-Presidrut City of San Luis Obispo Prinripal Pam Ricci 990 Palm Street San Luis Obispo,CA 93401-3249 SUBJECT: ARC 49-99 Appeal BRIAN F. ZITA Nella Oil Co-Prrsident 2211 Broad Street Principal Dear Pam, I wish to submit the application for appeal to the findings of the November 11, 1999 JOHN B. H I C K, ARC board as outlined in the letter sent Jack Rhoades dated November 4, 1999. In said Vice President document 16(sixteen)conditions are outlined, 15(fifteen)of which no exception is Prinripal taken. Exception is being taken to item#5: Add a 2-foot high ceramic We bulkhead in a color which complw=ts the lower CECIL P— SPENCER course of the proposed split face block,with vertical mullions where glapng seams are Dire President currendyshown. Principal The reason for the appeal and the grounds for submitting are as follows: I. The proposed retail use requires a design which maximizes visual tie to the goods and services offered. A clear unobstructed view is critical for C H R I S L A W T O N the success of this facility. Regional Marlager 2 The aviation theme as presented and well received by the ARC board is Associate supported by the lower portion of the window wall being clear and unobscured—reflecting images of early aviation hangers. The board also cited that images of early service stations should be reviewed for possible inclusion of design elements—clear unobscurred window JAMES E. P R E S T E N walls would be reminiscent of service bays found in early service Regional Manager stations. Associate 3. The call for ceramic tile requires the introduction of an additional material unnecessarily. The conceptual elevations approved, have married both scale and materials accordingly. The addition of another material and a bulkhead detracts from the design integrity intended. c.A R Y M. S E M L I N<: If you should have.any questions or require further clarification on any of the above R eg i o n a l M a it ag c r please feel free to call. A r s a r i a I Sincerely, REL Design Group,Inc. ALAN K. SHIMAIIUKUKII R rg i,vsnl Mnun� r Sh1V Assari tr y Jack Rhoades—Nella Oil n LYTHE R. WILSON 3-13 Regioual Managrr BELLEVUE, WA LA HABRA, CA MARTINEZ, CA PETALUMA, CA Associate SACRAMENTO, CA SCOTTSDALE, AZ VANCOUVER. WA I Nv.LJ.1777 V1" \.Vllr"i •.v.vJJ • + DiCs 2 3�16 t o Pfd'ItiIOVR q i I.FAXW-Q� Date November 24, 1999 f0 0 Q STORE TO:Pam Ricci - - - -. FROW Thomas A. Dine/!e Sof?L Lis ®bid Plsh"V NFL. L_A oto company 2349 Mckenbacker Way Aubum, CaJiomfa 95W2 AAone.� Phone (530) 885-M1 x 3043 Fax Phone:805-781-7176 Fax phone 885-5151 Me D8, !Tick, Jhn Shift, Jac, MaiW Sam. RFARJaCS: 0 ism CI ForyaWFrevr-ew ❑ RepfyasAP ❑ base Commeflt R€FERENINn. Neils AilCompany proj®gt: 2211 @road St. (AR6 4 ) Clear Pam Thank you for year 4 November minutes letter. We have all work®d held o11 tjs, and we have come a long way, However, I cannot live with condition#5: "Add a 2-foot high ceramic the bulkhead (across the bottom of the windows)in a color which complemeats...with vertical mullions where glazing seams are currently shown". The ceramic file aspect was never discussed, and the bulkhead will ruin the design. We have absolutely gent over bac kvmrd for you, in that we completely redesigned the entire project to make it °look like the fire station". Through three very long ARC sessions we did virtually everything that everybody asked at a cost of some$45,000 in fees and lost use of money paid for the property. Your will appreaaate that 4 is impossible to satisfy everybody on the ARC on each issue. We took our best shot and got unanimous approval (7-0). 1 stated during the formulation of condition#5 that it would ruin the project and we could not agree. I got told to "sit down and appeal if you don't agree'. 3-14 NOV.23.1499 5:11PM NP" A OIL COMPANY NU.ao7 r.c.e The trend is away from mullions in convenience stores, You have approved glass from the ground to the ceiling level without mullions or bulkheads for both Chevron&Union 76. You literally forced us to go to an earlier flying theme, some built a hangar type theme and the addition of a bulkhead completely across the bottom will screw it up. It goes totally away from the hangar aspect I paid a ton of money for professionals to design this, and it is not fair for you to arbitrarily add something that totally defeats our design. I came to the planning lAce one year prior to submission of plans with a model of the building and asked for direction. I was told: °That looks OK, the tower might be too tali, but go for KIM. I was also told that "We are very liberal, and we will work with you'. Nothing could be further from the truth. What it amounted to is "come up with something and we will tell you if we like it or not". E=use me, but this is not a very efficient way to run a railroad. I have appealed to the City Council and we are on the agenda for 13 December. I will withdraw that if you will "Now me to lobby each member of the ARC to ask if this condition #5 could possibly be deleted with a quick vote at the ne)d ARC meeting. Failing this, you leave me no choice but to continue with the appeal. Thank you for a lot of hard work on this project 1 know it is not any easier for you than me. Yours sincerely, 161A4 Thomas A. Dwelle General partner Attachment color rendition, 3 pgs(Mayor Settle only) by mail CC: RNL Design Group 916A646AS79 San Luis Obispo City CouW/Mayor Allen Settle 805-781-7109 (Orig by mail) 3-15 1���1 pllll Attachment 3 yOfS ,IIS OBISMPO 990 Palm Street, San Luis Obispo, CA 93401-3249 November 4, 1999 Nella Oil Company Jack Rhodes 2349 Richenbacher Way Auburn, CA 95602 SUBJECT: ARC 49-99:. 2211 Broad Street Review of a new service station and 17,000 square foot convenience store Dear Mr. Rhodes: The Architectural Review Commission, at its meeting of November 1, 1999, granted final approval to your project, based on the following findings and subject to the following conditions: Findings 1. The project, which is the development of a new service station project, is appropriate in this Neighborhood-Commercial setting, will be compatible with surrounding development, and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. 2. An exception to the Sign Regulations, to allow two monument signs which are a maximum of 4W where a 4-foot high sign is normally allowed, is warranted in this case, given the exceptional circumstances applying to the property involved which do not apply generally to properties in the vicinity with the same zoning of the site, specifically the multiple street frontages and the adjacent Caltrans right-of-way. Conditions 1. The colors and materials board submitted at the November 1, 1999 ARC meeting is hereby approved as submitted. 2. The proposed gable-end roof form above the building entry shall be increased in depth to a minimum of 18 feet. © The City of San Luis Obispo is committed to include the disabled in all of its services• programs and aIVII.6 Telecommunications Device for the Deaf(805)781-7410. ARC 49-99 Page 2 3. Allow glazing above the transom above entry doors and below the. "eyebrow" canopy. Details of the type of glass, lighting and mural type treatment with aeronautical theme shall return to Planning staff for review and approval. 4. Further articulate the blank building wall of the south elevation by a scored stucco treatment as discussed by the applicant's representative at the 11-1-99 ARC meeting. Modify the west elevation to add a metal trellis with climbing vine such as.bougainvillea. 5. Add a 2-foot high ceramic tile bulkhead in a color which complements the lower course of the proposed split-face block, with vertical mullions where glazing seams are currently shown. 6. Add two additional street trees along Broad Street, consistent with the Arborist's recommendations and City standards. 7. Provide a mix of groundcover with compact shrubs and minimize turf, consistent with the City's Landscape Standards for Water Conservation, in the comer area owned by Caltrans. The City's water conservation demonstration garden at the comer of Santa Barbara and Broad Streets was pointed out as an example for appropriate types of plant materials to use in this area. 8. Plant a greater quantity of shrubs along the south property line between the building and the fence with the addition of another variety of shrub, such as Dodonaea viscosa (Hopseed bush), along with Escallonia rubra shrubs, to provide both an effective screen and more variety. 9. To maximize planting along the south property line, plans should be modified to: • provide a more direct path of travel between the accessible space and the building by installing a ramp in the walkway directly paralleling the space's unloading area; and • replace the gap in the south property line planter now shown in concrete with planting. 10. Submit a detail of the wall-mounted lights on the building's front elevation. 11. Revise the proposal for the monument signs be revised to show a total of two signs, one per frontage, as follows: modify the sign faces so that the price information occupies no more than a total of 20 square feet, and the identification signage occupies no more than 12 square feet; • mount the sign face on a concrete base not to exceed 8 inches in height; • include landscaping around, and up to, the base; and • illumination levels shall comply with the standards called for in Condition No. 12 below. 3-17 ARC 49-99 Page 3 12. Lighting levels for the wall-mounted round illuminated sign with the Flyers name and logo shall be consistent with the limitations for illuminated signs in the Office zone, which is a maximum of 100 luxes (10 candlepower) at a distance of 10 feet from the sign.. 13. A 6-foot wood fence shall be provided along the south property line from a point starting where the building ends to the street yard along Broad Street, stepping appropriately with fence height requirements as outlined in Section 17.16.050 of the zoning regulations. A detail of the fence shall be submitted to Planning staff for review and approval along with plans submitted for a building permit 14. Modify the fixture of the light standard located near the south property line so that the light emanating from it is properly shielded from the adjacent residential property. 15. Extend the height of the block material on the columns of the pump island canopy. 16. Modify the proposed pathway across the Caltrans right-of-way to the site so that it does not interfere with the designated location for an outdoor vendor. The decision of the Commission is final unless appealed to the City Council within 10 days of the action. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, Rond Whisen and Development Review Manager cc: County of SLO Assessor's Office 3-18 Draft Minutes Attachment 4 ARC Meeting November 1, 1999 Page 2 the sign program. Given the location, she felt the request is warranted and in character with the center. Commissioner Stevenson was also concerned with the cumulative impact of sign program exceptions. Commissioner Lopes was concerned that 75% of the leasehold width was too long. Commissioner Aiken felt the proposed changes to the program were appropriate and that the amount and size of allowed signage was not excessive. Commr. Parker moved to grant approval of a revised sign program for the Laguna Village Shopping Center. Commr. Rawson seconded the motion. AYES: Commrs. Parker, Rawson, Howard, Aiken and Metz NOES: Commrs. Stevenson and Lopes ABSENT: None The motion passed. 2. ARC 49-99; 2211 Broad Street: Review of a new service station and 17,000 square foot convenience store, and environmental review; C-N zone; Nella Oil Company, applicant. Pam Ricci, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to conditions. Tom-Dwelle, Nella Oil, explained how he had been working on this project for 15 years and he felt that the project had improved since it was originally submitted. Jim Shively, RHL, discussed the conditions and noted that they will be adding a coffered area above the internal ceiling height which won't be very bright. There was also increased glazing requested for security reasons. He explained that the wall lights were more sconce-like (similar to the Fire Station). He said he did not want to modify monument signs as recommended or reduce the numbers. The Public Hearing was opened. Ken Bruce said the project had come a long way. He liked the site layout, colors, and materials. He continued to have concerns with the light emanating from the building. 3-19 Draft Minutes ARC Meeting November 1, 1999 Page 3 He supported final approval with emphasis on Conditions 13 and 16. He liked Commissioner Lopes' suggestion to have block columns on the pump island canopy. He suggested eliminating Conditions 1, 4, 5, & 12. Commissioner Lopes asked why the path terminated at the flower stand. Jim Shively noted that the path could be modified to terminate further to the east. Commissioner Lopes questioned the wainscoting affecting the security. Tom Dwelle explained that he wanted to keep the project open and well lit. The Public Hearing was closed. COMMISSION COMMENTS Commissioner Rawson felt strongly about the bulkhead at the base of the building with the mullions. He supported two monument signs and eliminating the sign proposed on the south side of the site. He suggested allowing two block courses as the base for the monument signs with a total height of 6 feet. Commissioner Metz was disappointed with the number of changes requested by the applicant. She was concerned about the turf at the project corner (Condition 9). She felt the architectural changes in the staff report were good ideas and she didn't want to allow mounding just to raise the height of the signs. She thought the wall called for in Condition 16 was needed and wainscoting was necessary. Commr. Lopes said he appreciated the applicant's efforts, but felt the project copied the Fire Station too much. He liked the transom windows if they were consistent with the ceiling height. He supported the bulkhead and suggested moving the pathway across CalTrans property and not terminate it at the flower stand. He felt the comer area should have more naturalistic landscaping. He also supported an 8-inch base to create a taller sign. Commr. Howard felt the landscaping at the comer was important and supported an increased monument sign height to allow a. base and planting. She felt the lighting should not be overly bright, and questioned if the wood fence could address the concerns of having a block wall. Commr. Stevenson appreciated the applicant's efforts on the design changes. He stressed that this was a neighborhood commercial site. He supported Commr. Lopes' suggestion regarding the monument sign height base, but did not support turf at the comer and wanted to keep Condition #1. 3-20 Draft Minutes ARC Meeting November 1, 1999 Page 4 Commr. Parker was impressed with the revised look of the building but felt the columns supporting the eyebrow should be more substantial. He liked the mullions rather than butt glazing. He thought conditions #1 and #11 and bullet #1 could be eliminated, and felt the block wall was not very neighborly. He liked the canopy design and supported two monument signs. He did not want to berm just to create areas for raised signs. On motion by Commr. Stevenson, seconded by Commr. Parker, to grant final approval to the project, based on findings and subject to conditions noted in the Meeting Update. There was no public comment. AYES: Commrs. Stevenson, parker, Howard, Rawson, Aiken, Metz and Howard NOES: None ABSENT: None The motion.passed. 3. ARC 172-99: 321 Madonna Road. Review of a sign program for SLO Promenade (Central Coast Mall Redevelopment): C-R-PD zone; MBK Southern California, Ltd., applicant. Pam Ricci, Associate Planner, presented the staff report, recommending that the Commission continue the comprehensive sign program with criteria for permanent signage with direction, and approval of a temporary leasing sign in exception to allowed area standards, based on findings, and subject to one condition which she outlined. Andy Trachman noted that the project was the largest existing commercial site in the city and explained that a number of the major tenants had longer names that did not fit neatly within the allowed sign area and height restrictions. Victor Montgomery explained the difficulty of staff and the applicant agreeing on the abstract sign program. He explained that Glenn Wood of his office had actually climbed the sign to confirm the height of the monument sign along the freeway to determine its height. He discussed the Madonna Road signage and mentioned that the proposed pylon sign was no longer part of the proposal. He described how either one or the other of two monument signs would be chosen, depending on if the hotel was incorporated into the monument sign. Andy Trachman explained the demands of the proposed center tenants for sign 3-21 Attachment 5 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION.STAFF REPORT ITEM a 2 BY: Pam Ricci, Associate Planner MEETING DATE: November 1, 1999 FROM: Ron Whisenand, Development Review Manag�f FILE NUMBER: ARC 49-99 �� PROJECT ADDRESS: 2211 Broad Street SUBJECT: Review of plans to construct a new gas station and convenience store on a vacant lot at the south west comer of Broad and South Streets in the C-N zone. The applicant is also requesting an exception to the sign regulations to allow more signs than would otherwise be allowed. SUMMARY RECOMMENDATION: Grant final approval to the project, based on findings, and subject to conditions. BACKGROUND: Situation In January of 1999, an old service station and canopy were demolished. The new property owner, and project applicant, is requesting final approval by the ARC of plans to construct a 1700- square-foot convenience store and four multi-product fuel pumps covered by a 2,160-square-foot canopy. Data Summary Address: 2211 Broad Street Applicant: Nella Oil Company Representative: Jack Rhodes Zoning: C-N (Neighborhood Commercial) General Plan: Neighborhood Commercial Environmental Status: Categorically exempt under Class 32, In-Fill Development Projects (Section 15332)of the CEQA Guidelines. Project Action Deadline: January 19, 1999 Site Description The vacant site is 17,000 square feet. It slopes gently down to the southwest comer. Caltrans owns the vacant area closest to the intersection of South and Broad Streets. The site was developed in 1964 as a service station. In more recent years, the service station component was abandoned and the site and building were used for various temporary uses. 3-22 ARC 49-99 Page 2 Surrounding land uses include residences, a church, and an office. Across South Street is a Laundromat. Across Broad Street is a fire station, a vacant lot,and a bank. Previous Review On June 7, 1999, the ARC initially reviewed plans and continued the project with direction. On August 2, 1999, the ARC granted schematic approval to the project with extensive direction in terms of changes and additional information to be submitted in plans submitted for final approval. Discussion focused on the siting of the main building and canopy, and the need to have a more historical or residential building design. Direction included: adding landscaping along the south property line and near the intersection of South and Broad Streets; making significant changes to building and canopy design, details and colors; and reducing the amount of signage. The development of the site with a service station and convenience store requires the processing of an administrative use permit. At an administrative hearing held on Friday, June 4, 1999, the use permit was approved by the Hearing.Officer, based on findings, and with 3 conditions and 8 code requirements. Use permit conditions acknowledged the project's minimum parking requirement of 9 parking spaces, and directed that lighting and landscaping of the south property line be resolved with the ARC. Code requirements approved with the use permit reflect the requirements from other departments and do not need to be reiterated with the ARC's final approval of the project. A copy of the use permit follow-up letter is an attachment to the attached 8-2-99 ARC report. EVALUATION The project site is located at a very visible intersection and has been underutilized and neglected for many years. Staff is anxious to see it developed with a quality project that will provide an appropriate transition from the busy intersection to the residential neighborhoods beyond. In staffs opinion, the project, especially the building architecture, has improved greatly since it was initially submitted. Since the last meeting where the ARC gave the project schematic approval, the applicant's energies have been focused on making changes to the building elevations and pump island canopies to respond to ARC direction. Much of the ARC's other direction regarding landscaping and signage are not reflected in changes made to plans. Staff is assuming that the applicant understood that this other direction was intended as conditions of approval, and that appropriate changes would be made to plans as part of working drawings. Staff continues to feel that most of the items included in the follow-up letter from the 8-2-99 ARC meeting should be part of the project's final approval; where appropriate, they have been included as conditions of the recommendation contained in this report. A copy of the previous 8- 2-99 staff report is attached to provide the ARC with the background information that precipitated these requirements. The following paragraphs discuss the remaining concerns with the project design, highlighting changes made since the ARC's last review of the project:. 3-23 ARC 49-99 Page 3 Building DesLan The most notable change to the design of the main building has been to add a steeply-pitched gable-end roof form over the building entry. Staff feels that this change greatly enhances the building's appearance and is consistent with ARC direction to "look at a roof design which is more compatible with a residential appearance. " However, as has been the case with other projects that the ARC has recently reviewed, such as the Ralphs grocery store and Morgan's Mansions motel, the depth of the roof goes back for a fairly short extent (about 9 feet) which gives it an awkward, truncated form from certain viewing angles. With the aforementioned projects, the ARC directed that elevations be modified to provide a more substantial depth to the roof form. In this case, staff would suggest that the depth be doubled to 18 feet. A previous issue with the building design was the amount of glazing at the building entry. Previous plans showed 9-foot high frameless glass storefronts up to the height of the transom window above the entry doors. While generally supportive of changes to the building, staff was disappointed.to see the height of proposed glazing actually increased to about 12'4". Staff likes the divided lights at the top of storefronts, but recommends that they be lowered to a height even with the top of the transom above the entry. Also, staff emphatically feels that a minimum 2-foot high wainscoting/bulkhead needs to be added at the base of storefronts as called for in Condition No.4 of the follow-up letter from the 8-2-99 meeting. Also proposed above the entry doors and storefronts is a divided metal grill framework mounted above additional glazing. The area is finished off with an arched metal "eyebrow" canopy. Staff likes the aesthetic appeal of the detail, but is concerned with the amount of light from inside the store that might emanate from these windows. In discussions with the project designers, they have indicated that different types of glazing could be utilized here to prevent glare concerns. Also, the applicant will be presenting ideas at the meeting on how a mural type effect might be created here with aeronautical graphics. The ARC had suggested that the applicant may want to take cues from some of the buildings in the immediate area that have block and brick materials such as the fire station, Mid-State Bank and Pizza Hut. The applicant has taken these suggestions to heart and is proposing a combination of smooth and split-face block materials, along with stucco panels. The ARC's previous concerns with the colors of previously-selected blocks were that they were too light and similar in tone. The current building elevations show an ochre color for upper split-face block segments, along with intervening narrower light gray smooth face block as banding, above a lower course of burnt red split-face block. Staff feels that the color combination will be striking, but that the block tones are muted enough not to be glaring and busy. A colors and materials board will be available for ARC review at the meeting. Condition No. 3 of the ARC's 8-2-99 action for schematic approval had asked for further articulation of the south and west elevations of the building through a banding pattern as shown on the elevations submitted at the meeting. Staff is still recommending this condition and feels that the elevations can be easily modified to comply. 3-24 ARC 49-99 Page 4 Canopy elevations (Sheet A3) have been embellished with a metal grillwork recalling the window forms and grillwork around the main building entry. In staffs opinion, this is an interesting way of articulating canopies and creating a unique project feature. Trash Enclosure A trash enclosure is shown on the site plan along the south property line between the building. and the accessible parking space. A detail for the enclosure has been submitted and is attached. The enclosure will be 6-feet tall and constructed of concrete blocks with steel gates. The ARC may want to require a banding pattem for the enclosure blocks to tie in with the building and/or specify the color of the gates. ALTERNATIVES 1. Continue the project with direction to staff and the applicant 2. Deny the project. Action denying the application should include the basis for denial. OTHER DEPARTMENT COMMENTS The comments from other departments are an attachment to the 8-2-99 ARC report. RECOMMENDATION Grant final approval to the project, based on the following finding, and subject to the following conditions: Findim 1. The project, which is the development of a new service station project, is appropriate in this Neighborhood Commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. Conditions 1. Provide a shortened tree well with two motorcycle spaces in the center portion of the southern bay of parking spaces. A motorcycle space has a dimension of 4' x 8' and needs to have a concrete base. 2. The colors and materials board submitted at the November 1, 1999 ARC meeting is hereby approved as submitted. 3. The proposed gable-end roof form above the building entry shall be increased in depth to a minimum of 18 feet. 3-25 ARC 49-99 Page 5 4. Retain the divided lights at the top of storefronts, but lower proposed glazing to a height even with the top of the transom above the entry. 5. Allow glazing above the transom above entry doors and below the "eyebrow" canopy, but require is to be obscured glass. [If supported by the ARC]: Details of the type of glass and mural type treatment with aeronautical theme shall return to Planning staff for review and approval. 6. Further articulate the blank building wall of the south elevation as shown on revised elevations submitted by the applicant's representative at the 8-2-99 ARC meeting. The same horizontal banding pattern shall be repeated on the west elevation as well. 7. Add a 2-foot high bulkhead, with vertical mullions where glazing seams are currently shown. 8. Add two additional street trees along Broad Street, consistent with the Arborist's recommendations and City standards 9. Provide a mix of groundcover with compact shrubs, rather than turf, in the comer area owned by Caltrans. The City's water conservation demonstration garden at the corner of Santa Barbara and Broad Streets was pointed out as an example for appropriate types of plant materials to use in this area. 10. Plant a greater quantity of shrubs along the south property line between the building and the fence with the addition of another variety of shrub, such as Dodonaea viscosa (Hopseed bush), along with Escallonia rubra shrubs, to provide both an effective screen and more variety. 11. To maximize planting along the south property line,plans should be modified to: • eliminate wheel stops for parking spaces and expand the landscape planter 30 inches to incorporate the car overhang into the planter; and • provide a more direct path of travel between the accessible space and the building by installing a ramp in the walkway directly paralleling the space's unloading area; • replace the gap in the south property line planter now shown in concrete with planting. 12. Submit a detail of the blue accent wall-mounted lights on the building's front elevation. 13. Revise the proposal for the monument signs be revised to show a total of two signs,one per frontage, as follows: • modify the sign faces so that the price information occupies no more than a total of 20 square feet, and the identification signage occupies no more than 12 square feet; 3-26 ARC 49-99 Page 6 • slightly decrease the size of the face so that the sign can be mounted on a concrete base of at least 6 inches in height and still conform with height requirements; • include landscaping around, and up to,the base; and • propose sign colors that include a darker background with lighter letters and logos. 14. Modify the round illuminated sign with the Flyers name and logo to show a dark background with light letters consistent with the guidelines contained in the sign regulations. If this is not feasible given the approved color combination of the company's trademark, then.lighting levels need to be consistent with the limitations for illuminated signs in the Office zone, which is a maximum of 100 luxes (10 candlepower) at a distance of 10 feet from the sign.. 15. The logo band with the airplane and contrail,proposed above storefront glazing on the front elevation, and the east and west pump island canopies, shall be modified to have an adequate break between the airplane logo and the contrail. With this change, the Commission determined that the contrail would be viewed an accent stripe, rather than part of a wall sign. 16. A 6-foot concrete masonry wall shall be provided along the south property line from a point starting where the building ends to the street yard along Broad Street, stepping appropriately with fence height requirements as outlined in Section 17.16.050 of the zoning regulations. 17. Modify the fixture of the light standard located near the south property line so that the light emanating from it is properly shielded from the adjacent residential property. Attached: Vicinity map Reduced copies of current elevations Project details(canopy&trash enclosure) 8-2-99 ARC meeting follow-up letter&minutes Reduced copies of elevations submitted at 8-2-99 ARC meeting 8-2-99 ARC report with attachments Enclosed: Full-size project plans Available at meeting: Colors and materials board; colored elevations =\49-99-3(Vella Oil) 3-2 blg! _ M/� � -._ C-.rH - u _ Ir C-N HCO ROUNDHOUSE Li _ y E iJ J 2 C-N w �-J' - C-S-H SL�CLo- OUTH N-H R1 F I _ p C-N-H -� �l _ FUNSTON J �rLDSII � _ iI Q /j. 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V, m 3 d x0M Q aw O lil o Z Uz U ¢ <Lo o Pfr U N C9r�r Z W Q Z ¢ G] <U Ln7 N r Z = z ¢ Q � � Q • r y Z 0 CC Z J F U W F o3 W 11 x = z > LLJ z o �rVVV//JJJ�� _ O C _ 3 - ����n��ffl�i IIIIIII�IIIIII�@������� III city of San luis OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 August 5, 1999 Nella Oil Company Jack Rhodes 2349 Richenbacher Way Auburn, CA 95602 SUBJECT: ARC 49-99 - 2211 Broad Street Review of new service station and 1,700 square foot convenience store Dear Mr. Richenbacher: The Architectural Review Commission, at its meeting of August 2, 1999, granted schematic approval to the above project (which means the item will come back to the ARC for final review), with the following direction: 1. Provide a shortened tree well with two motorcycle spaces in the center portion of the southern bay of parking spaces. A motorcycle space has a dimension of 4' x 8' and needs to have a concrete base. 2. Consider darker shades of gray, or as an alternative taupe, for stucco and block colors of the building to coordinate better with surrounding buildings and the context of the setting. Look at a revised roof design which is more compatible with a residential appearance. 3. Further articulate the blank building wall of the south elevation as shown on revised elevations submitted by the applicant's representative at the 8-2-99 ARC meeting. The .same horizontal banding pattern shall be repeated on the west elevation as well. 4. Add a 2-foot high bulkhead, with vertical mullions where glazing seams are currently shown, and add horizontal mullions to all storefronts to align with the top of door height. Consider further division of the windows above the door height with mullions to take on the look of a historical transom. 5. Simplify and tone down the color proposals for the pump island canopies to be compatible with building elements. ® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and act 34 Telecommunications Device for the Deaf(805)•781-7410. ARC 49-99 Page 2 6. Add two additional street trees along Broad Street, consistent with the Arborist's recommendations and City standards. 7. Provide a mix of groundcover with compact shrubs, rather than turf, in the corner area owned by Caltrans. The City's water conservation demonstration garden at the comer of Santa Barbara and Broad Streets was pointed out as an example for appropriate types of plant materials to use in this area. 8. Plant a greater quantity of shrubs along the south property line between the building and the fence with the addition of another variety of shrub, such as Dodonaea viscosa (Hopseed bush), along with Escallonia rubra shrubs, to provide both an effective screen and more variety. 9. To maximize planting along the south property line, plans should be modified to: • eliminate wheel stops for parking spaces and expand the landscape planter 30 inches to incorporate the car overhang into the planter; and • provide a more direct path of travel between the accessible space and the building by installing .a ramp in the walkway directly paralleling the space's unloading area; • replace the gap in the south property line planter now shown in concrete with planting. 10. Submit a detail of the blue accent wall-mounted lights on the building's front elevation. 11. Revise the proposal for the monument signs be revised to show a total of two signs, one per frontage, as follows: • modify the sign faces so that the price information occupies no more than a total of 20 square feet, and the identification signage occupies no more than 12 square feet; • slightly decrease the size of the face so that the sign can be mounted on a concrete base of at least 6 inches in height and still conform with height requirements; • include landscaping around, and up to, the base; and propose sign colors that include a darker background with lighter letters and logos. 3-35 ARC 49-99 Page 3 12. Modify the round illuminated sign with the Flyers name and logo to show a dark background with light letters consistent with the guidelines contained in the sign regulations. If this is not feasible given the approved color combination of the company's trademark, then lighting levels need to be consistent with the limitations for illuminated signs in the Office zone, which is a maximum of 100 luxes (10 candlepower) at a distance of 10 feet from the sign.. 13. The logo band with the airplane and contrail, proposed above storefront glazing on the front elevation, and the east and-west pump island canopies, shall be modified to have an adequate break between the airplane logo and the contrail. With this change, the Commission determined that the contrail would be viewed an accent stripe, rather than part of a wall sign. 14. Submit a trash enclosure detail. 15. A 6-foot concrete masonry wall shall be provided along the south property line from a point starting where the building ends to the street yard along Broad Street,' stepping appropriately with fence height requirements as outlined in Section 17.16.050 of the zoning regulations. 16. Modify the fixture of the light standard located near the south property line so that the light emanating from it is properly shielded from the adjacent residential property. 17. The canopy's fascia detail shall be similar to horizontal elements on the building, such as eaves. Building and canopy colors should be coordinated. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, Ronald Whisenand Development Review Manager cc: County of SLO Assessors Office 3-36 l � Minutes ARC Meeting August 2, 1999 Page 3 Commissioner Metz explained that the b walk position may need to be modified to accommodate landscaping. Commissioner Raw oved to ant final approval to the project with the additional conditions note the Meetin pdate. Commissioner Metz sec a motion. AYES: Com sioners Rawson, Me nson, Aiken, and Parker NOES: Co issioner Lopes ABSENT: mmissioner Howard The motion passed. 2. ARC 49-99; 2211 Broad: Review of a new service station and 1700 square foot convenience store; C-N zone; Nella Oil Company, applicant. Pam Ricci, Associate Planner, presented the staff report recommending the Commission grant schematic approval with direction. Tom Dwelle, Nella Oil, explained the history of the site and commended staff on its report. He mentioned that the Aluminum Composite Material panels were removed and the existing fence would be replaced with a new wood fence. He discussed other changes to the site, building and signs. He also stated that they would have a full service coffee bar. He.felt it was important to have individual character to the building design. George Garcia explained that the rationale for the site plan was to protect neighborhood compatibility. He noted that the parking as shown was warranted given the tightness of the site & the expected turnover. He said his client had some reservations for the cost of improving the CalTrans area at the comer. He explained the following building changes: 2' high bulkhead with mullions and new block details (horizontal elements); • 3 monument signs are appropriate given 3 street frontages; Revised canopies; and • Sign program appropriate for site as revised. The public hearing was opened. Commissioner Metz asked about estimates for the cost of the comer landscaping. George Garcia answered that it was about $7000. 3-37 Minutes ARC Meeting August 2, 1999 Page 4 Commissioner Parker asked whether warmer colors had been considered. George Garcia said they were trying to stick with cooler colors. Commissioner Lopes had questions regarding the rationale for the site plan. George Garcia stated that a neo-traditional design was a great concept, but it created more compatibility issues. Commissioner Stevenson requested a visual presentation of the alternate site plan. He suggested a block wall with tall landscaping to provide a buffer. Ken Bruce, High Street, said that he thought everything presented was an improvement, but he wasn't sure the project and signs fit in at the comer near the entry to Old Town. He felt the site plan was appropriate given the security concerns. He suggested masonry block of 6' tall instead of a wood fence, matte satin finish for the ceramic tiles and a lower canopy height. He agreed with the additional landscaping in the Caltrans area with a crushed granite walkway. He also suggested limiting the signs to two. The public hearing was closed. COMMISSION COMMENTS Commissioner Lopes recommended off-white or tan for the building colors with a darker color at the base. He felt more attention should be paid to the historical character in the building design. He thought the design needed to be more residential considering its location. He recommended an alternative site design should be submitted with more landscaping and trees near the comer and near the canopy of the buildings are flipped. He said he would support a continuance. Commissioner Parker said he was ok with the site plan and 11 parking spaces. He liked the colors, but would prefer warmer colors. He was still concerned with the massing and style of the building, he preferred a more residential feel. He approved of the wainscot and the smaller windows. He felt a smaller wall sign was ok with a light background and that two monument signs were sufficient. He also agreed with staff regarding the landscaping, and the height and colors of the canopy were ok. Commissioner Metz suggested removing the parking spaces and moving the driveway. as far as possible away from South Street. Commissioner Stevenson was disappointed with not seeing the site plan alternates. He felt that when approaching the city core, focus needs to be more on site planning and integration of the building. He thought the building should be showcased instead of the gasoline sales. 3-38 Minutes ARC Meeting August 2, 1999 Page 5 Commissioner Rawson supported the site design as it was the best for the adjoining neighbors. He didn't feel that the building needed to look more residential and he liked the building changes presented. He believed two monument signs were sufficient. Commissioner Aiken thought the building siting was correct and two monument signs were appropriate. He liked the canopy design and wouldn't object to some type of a pitched roof if that was supported by the majority of the Commission. Commissioner Lopes suggested sloped roofs facing the residential properties as a solution to tie the building and canopy together. Tom Dwelle stated that he would be willing to reduce the number of the monument signs to two and add a trellis at the rear. Commissioner Stevenson moved to grant schematic approval with direction in terms of changes and additional information noted in the Meeting Update. Commissioner Rawson seconded the motion. AYES: Commissioners Stevenson, Rawson, Aiken, Parker, Metz, and Lopes NOES: None ABSENT: Commissioner Howard The motion passed. 3. ARC 71-99; 865 and 885 EI Capitan Way: Review of preliminary development plarftqd one home design (two elevation to be used for six lots on the south side EI Capitan, east of Broad t. John Shoals, Associate Planner, sen the staff report recommending the Commission grant schematic approval building designs with direction on changes and additional information that shou a mpany plans for final approval; and make recommendations to the City Co on the liminary development plan. Doug Davidson gave an rview of the project an a EI Capitan Way neighborhood. He agreed with staff r mmendations. There Public H ng was opened. Bob Fisch a building architecture. He had concerns with adding more architectural embellishments. 3-39 @ \ \ � EF � � . ■ © : » \ CL� . / � � � � 2 $ � § w -j W o . p I § q } z 0 c / u j 2 2 2 § § §\ /� /§ \< Iz 7 ( § ■' �' "Co ©© f u g ee q}q} � � w NN � �J V_3 C ay (ice 6 eo mV ^ ❑❑ NJgN 2 x U= 4Z �Oyy NC v �K `syV1 ❑❑ V V U �N �S qjZa O J � W S: H Y 7� W a 6_ 0 mg Ss o 3I 3I =I N <e m I CIO IV B ZZ 0 o e Yi o e x�? U Bib T To N m N O u m_ cd O m J c Z co ye i Egggg < 6s Li C �au ®® o ]viY - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - o �]g m V � sx - < V� �= a m� :o m� V ac . d. o� N �o ZN ] J ZC SQJ �V O F w J W o � � O L a -00 Cd co mca J a' i 1 SILLcm ca C 0o Sb x t ^ �{co Geo' m 0® # v rn v� N - C�J �N T W O •II J W Ym 5 N C�C N�J yQ Ou ZO gV o A 1s:os g J Isis a0 CT C 010 �'O 0.0 oc `om o� z,l U ui o O M 0 .J o CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMNUSSION.STAFF REPORT rrEM u 2 BY: Pam Ricci,Associate Planner FK MEETING DATE: August 2, 1999 FROM: Ron Whisenand,Development Review Manager FILE NUMBER: ARC 49-99 PROJECT ADDRESS: 2211 Broad Street SUBJECT: Review of plans to construct a new gas station and convenience store on a vacant lot at the south west corner of Broad and South Streets in the C-N zone. The applicant is also requesting an exception to the sign regulations to allow more signs than would otherwise be allowed. SUMMARY RECOMMENDATION: Grant schematic approval with direction. BACKGROUND: Situation In January of 1999, an old service station and canopy were demolished. The new property owner, and project applicant, is requesting final approval by the ARC of plans to construct a 1700- square-foot convenience store and four multi-product fuel pumps covered by a 2,160-square-foot canopy. Data Summary Address: 2211 Broad Street Applicant: Nella Oil Company Representative: Jack Rhodes Zoning: C-N(Neighborhood Commercial) General Plan: Neighborhood Commercial Environmental Status: Categorically exempt under Class 32, In-Fill Development Projects (Section 15332)of the CEQA Guidelines. Project Action Deadline:. October 22, 1999 Site Description - The vacant site is 17,000 square feet. It slopes gently down to the southwest comer. Caltrans owns the vacant area closest to the intersection of South and Broad Streets. The site was developed in 1964 as a service station. In more recent years, the service station component was abandoned and the site and building were used for various temporary uses. 3-44 ARC 49-99 Page 3 3. Parking The total number of parking spaces required for the use is: ■ 4 pumps @ one space/4 pumps= 1 ■ 1,695 SF store @ 1/200 SF= 8.48 TOTAL -9.48=9 parlting spaces The site plan indicates that eleven (11) parking spaces are provided for the use which is two additional spaces beyond minimum requirements. The applicant's statistics add an additional space for an attendant. The City's parking regulations would only require this additional space if a booth was also proposed beyond the convenience store building. Staff would not be opposed to reducing the number of project parking spaces by two to create larger landscaped islands along street frontages. If the ARC supports retaining the 11 parking spaces, then the issue of having seven parking spaces in a row without a central landscaped island should be discussed. 4. Building Design The proposed 19-foot high building is rectangular in form with an angled entry off the parking lot The building design is boxy and modem with a decidedly aeronautical theme. In continuing the project, the ARC agreed with staff that the proposed design might be appropriate near an airport or in a more modem commercial area of the City, but was not appropriate here, at the gateway to the Old Town neighborhood and in close proximity to residential neighborhoods. In their motion for a continuance,the ARC provided the following direction: a. Consider different building materials. b. Consider a more historical context and vernacular for the project's aeronautical theme. c. Look at further articulation of blank building walls. d. Limit the amount of glazing at the building entry with consideration for the addition of wainscoting/bulkhead and mullions. e. Use red and yellow colors very sparingly. In terms of the above direction, the most obvious change was to substitute concrete split-face block in a light gray blend for the areas previously shown as cement plaster, and to substitute cement plaster in a light gray color for the previously proposed silver ACM (Aluminum Composite Material)panels. A darker gray course of precision block is proposed at the base of the block portions of the building. The ARC had suggested that the applicant may want to take cues from some of the buildings in the immediate area that have block and brick materials such as the fire station,Mid-State Bank and Pizza Hut. While eliminating the ACM panels helps reduce concerns with the building's reflectivity, the changes fall short of staffs expectations regarding the ARC's overall direction. The block seems to be a step in the right direction, but the lightness of the selected block and stucco colors seem to give-the building more of a slick and industrial look. Staff suggests that the applicant consider 3-45 . ARC 49-99 Page 4 darker shades of gray, or as an alternative taupe, for stucco and block colors to coordinate better with surrounding buildings and the context of the setting. The west elevation of the building facing the church has improved with the addition of the block sections of wall, but the south elevation facing the nearest residence still appears very stark. The ARC should discuss techniques for the applicant to consider to further articulate this blank building face. One of the noted issues in the last report was the extent of the 9-foot high frameless glass storefronts. In stag's view, the appearance of the building would be greatly improved with the addition of a bulkhead and mullions, rather than silicone joints, at intersections of glass panels. Staff is recommending that a 2-foot high .bulkhead be added, with vertical mullions where glazing seams are currently shown, and horizontal mullions added to all storefronts to align with the top of door height. Further division of the windows above the door height with mullions would take on the look of a historical transom. These changes would still provide ample-sized storefront windows, but would help soften the building appearance and assist in limiting light trespass. The. height of the darker block base should be coordinated with the height of the bulkhead under glazing to give the building a more uniform appearance. In addition to the grays and silvers of the building, a red color is proposed in the building canopy and in the pump island canopy. A bright yellow color is also proposed in the decorative steel frame element over the building entry. Previous direction indicated that plans needed to be more explicit about color proposals in both the building and in signage and that the brighter colors should be used more sparingly as accents. The applicant provided colored renderings of the front building elevation and the west canopy elevation which will be available for ARC review at the meeting. Canopy elevations (Sheet A3) do not provide color call-outs, but the colored rendering shows that the east and west canopies would have red fading out to yellow background, then a white background where the red "Flyers"name is displayed. As was pointed out in the last report, staff feels that this proposal for the canopies is too bright and busy and should be toned down and simplified. The signage for the canopies is discussed further in Section 7 of this report. S. Landscaping The project landscape plan is included on Sheet Ll. With its last review of the project, the ARC provided the following suggestions regarding the landscaping plan: a. Match street tree selections with the Arborist's recommendations. Plans have been corrected to show the tree species in the legend of the landscaping plan consistent with the Arborist's memo (50% Chinese Pistache and 50% New Zealand Christmas Tree). However, one of the qualifying street trees in the planter along Lawton Street may need to be changed from an Arbutus tree to one of the Arborist's selections. 3-46 ARC 49-99 Page 5 b. Add street trees along project frontages. Street trees, in accordance with City Standards, one tree for each 35 feet of street frontage, need to be planted along both the Lawton and Broad Street frontages of the site. This standard requires a total of four trees along each frontage. The landscape plan shows adequate tree planting along Lawton Street. However, the new street tree in the Caltrans area may not be allowed, and two additional street trees will be required to be planted along Broad Street. c. Plant the Caltrans property. The applicant's original plans showed no planting in the triangular corner area of the site owned by Caltrans. The previous staff report noted that the applicant needs to work with Caltrans to plant this area of the property to coordinate with the rest of the landscaping plan. Staff sent a copy of the revised plans to Caltrans for their review and approval which show a pathway with sod in the corner area. Planning staff recommends, and Caltrans staff concurs, that a mix of groundcover with compact shrubs would be a better choice than turf at this location. The Landscape Architecture Division of Caltrans mentions that planting here should be aesthetically pleasing, require a minimum amount of maintenance and be fairly drought tolerant The applicant will need to submit a landscaping plan to Caltrans for their approval so that the type and sizes of plant materials can be reviewed in accordance with their criteria for traffic safety and maintenance. Caltrans will also require the applicant to record an agreement regarding maintenance and obtain an encroachment permit. d. "Beef up" screening along the south property line, including a.detail and location for a wall or fence. A survey has been added to revised plans as the second sheet ofplans. This sheet shows that a 5-foot high wooden fence on an 8-inch retaining wall exists along the site's south property line. The applicant indicates that it is their intention to keep this fence in its current location with development of the site. The previous staff report pointed out that plants selected between the building and the property line should be fairly tall and fast-growing shrubs that will provide an effective screen between the site and the adjacent residential property. Plans show 5 five-gallon size Escallonia rubra shrubs with a groundcover of Arctostaphylos (trailing manzanita). The current proposal has actually decreased the amount of higher growing shrubs from earlier plans which showed 12 escallonia. Staff suggests that there be more shrubs shown here with another screen shrub such as Dodonaea viscosa (Hopseed bush) introduced to provide more variety. To maximize planting along this property line, staff also offers the following suggestions: 3-47 ARC 49-99 Page 6 • eliminate wheel stops for parking spaces and expand the landscape planter 30 inches to incorporate the car overhang into the planter; and • provide a more direct path of travel between the accessible space and the building by installing a ramp in the walkway directly paralleling the space's unloading area; this would allow the gap in the south property line planter shown in concrete to be replaced with planting. 6. Lighting The previous staff report noted a concern that the project site, with light standards in the parking lot, soffit lighting under the canopy, and the amount of glazing proposed in the store, could well become a very bright beacon that would cause glare for adjacent residential uses. ARC direction requested that photometrics be submitted with revised plans. Plans show that five, 16-foot high light standards with metal halide lamps are proposed. The height and type of lamps are acceptable, and attached photometrics indicate that lighting levels comply with the preferred City standard for illumination (not to exceed 10 foot-candles below the fixture at finished grade). Photometrics for the canopy lights also indicate compliance with this illumination standard. With suggested changes to the building to minimize glazing, some of the concerns with glare from the building will be addressed. An additional lighting issue is the blue accent wall-mounted lights on the building's front elevation. The lights are proposed about canopy height and reinforce the building's aeronautical theme. Staff is concerned that these lights could be overly bright and showy and recommend that a detail of these lights return to the ARC for review. 7. Signs The project signage program includes three monument signs, three wall signs and signs and logos on the east and west elevations of the canopy. The following paragraphs review these various sign proposals: a. Monument signs The standards for a monument sign in the C-N zone is one per premises that does not exceed four feet in height or twelve square feet in area However, service stations are allowed one price sign per frontage not to exceed 20 square feet each and subject to the height and setback limitations of the zone. Therefore, the sign regulations would allow the station to have two price signs, one on the Lawton frontage and one on the Broad frontage, not to exceed 20 square feet and four feet in height. Any additional signage proposed in conjunction with these price signs would need to be limited to 12 square feet of area The applicant's plans show two monument signs along Broad Street and one sign along Lawton Street. Previously reviewed plans included two different sizes of monument signs with the taller and larger signs proposed along Broad Street and a smaller version along 348 ARC 49-99 Page 7 Lawton Street. The Broad Street signs were 6'8" tall and 72 square feet in area The sign along Lawton Street was 4'8"tall and 32 square feet in area Sheet SN-1 of revised plans shows that three monument signs of the same size are currently proposed. The signs are shown to be 4 feet high and a total of 32 square feet. The design of the signs would conform with the regulations if the portion allocated for the price information was increased to be one foot longer in length (4'x 5', or 20 sq.ft.), and the identification portion of the sign accordingly reduced to be one foot shorter in length (4' x 3' or 12 sq.ft.). The number of monument signs, however, still exceeds the maximum allowance of one sign per frontage. Staff questions the sign's height of 4 feet with the cabinet directly on the ground. Previous plans showed the dimensions of the sign cabinet as 4' x 8' and mounted on an 8-inch high concrete base. Since signs will be placed in irrigated landscaped areas of the site, proposed plants would quickly grow to a height that would block views of the lower portions of the signs. When staff discussed this issue with the applicant, it was pointed out the signwould be placed on a concrete slab that would extend out 8 inches from the frame of the sign to address the concern with planting blocking portions of the sign. If this is the intention, then sign plans should be drawn to be consistent with the landscaping plan. In any case, staff feels that the sign needs to incorporate some type of base and that it would be preferred to have landscaping provided around,and immediately up to,the base. Staff recommends that the proposal for the monument signs be revised to show a total of two signs,one per frontage,as follows: • modify the sign faces so that the price information occupies no more than a total of 20 square feet,and the identification signage occupies no more than 12 square feet; • slightly decrease the size of the face so that the sign can be mounted on a concrete base of at least 6 inches in height and still conform with height requirements; • include landscaping around, and up to, the base; and • propose sign colors that include a darker background with lighter letters and logos. b. Wall signs Wall signs in the C-N are not allowed to exceed 50 square feet. The "Flyers" sign overthe entry to the building consists of red open-faced pan channel aluminum letters that are illuminated. This sign is about 25 square feet The second wall sign is a round illuminated sign with the Flyers name and logo. This sign is also 25 square feet in area The round sign was reduced 3 feet in diameter from the previous proposal which makes it appear in much better proportion to the face of the building where it is mounted. However, the colored elevation indicates that this sign will have a white background with red logo and black letters. Previous direction indicated that this sign should have a dark background with light letters consistent with the guidelines contained in the sign regulations. There is technically also a third wall sign which consists of an aluminum panel above glazing with the airplane and contrail logo which would be 55.5 square feet in area. The total area of 3-49 ARC 49-99 Page 8 proposed wall signs is 105.5 square feet. The sign regulations allow a total of two signs per business or tenant. With the three monument signs, three wall signs, and two canopy signs, the project includes a total of eight signs. Therefore, staff recommends that wall signage be reduced to eliminate the logo band. c. Canopy signs Signage is incorporated into the east and west canopy elevations. The east and west canopies include an approximately 12.25 square-foot sign with the word "Flyers" in white and the airplane with contrail logo which has a sign area of about 79 square feet. The total sign area for canopies would be about 183 square feet. Staff recommends that signage be limited to the word "Flyers" on the two canopies and that the long contrail sign be eliminated. As a compromise, the smaller contrail logo, like the one shown on the round wall sign on the building,might be considered on the canopies. 8.. Trash Enclosure A trash enclosure.is shown on the site plan along the south property line between the building and the accessible parking space. A detail for the enclosure needs to be submitted. ALTERNATIVES 1. Grant final approval with direction on items to return to staff. Staff does not recommend granting the project final approval, given the sensitivity of the site location, and the number of issues brought up in the staff report. 2. Deny the project. Action denying the application should include the basis for denial. OTHER DEPARTMENT COMMENTS The comments from other departments are attached to this report. RECOMMENDATION Grant schematic approval to the project with the following direction: 1. Reduce the number of project parking spaces by two to create larger landscaped islands along the site's Lawton and Broad street frontages. 2. Consider darker shades of gray, or as an alternative taupe, for stucco and block colors of the building to coordinate better with surrounding buildings and the context of the.setting. 3. Further articulate the blank building wall of the south elevation by (ARC to specify direction). 3-50 ARC 49-99 Page 9 4. Add a 2-foot high bulkhead, with vertical mullions where glazing seams are currently shown, and add horizontal mullions to all storefronts to align with the top of door height. Consider further division of the windows above the door height with mullions to take on the look of a historical transom. Coordinate the height of the darker block base with the height of the bulkhead under glazing to give the building a more uniform appearance. 5. Simplify and tone down the color proposals for the pump island canopies. 6. Add two additional street trees along Broad Street, consistent with the Arborist's recommendations and City standards. 7. Provide a mix of groundcover with compact shrubs, rather than turf,in the comer area owned by Caltrans. 8. Plant a greater quantity of shrubs along the south property line between the building and the fence with the addition of another variety of shrub, such as Dodonaea viscosa (Hopseed bush), along with Escallonia rubra shrubs, to provide both an effective screen and more variety. 9. To maximize planting along the south property line,plans should be modified to: • eliminate wheel stops for parking spaces and expand the landscape planter 30 inches to incorporate the car overhang into the planter; and • provide a more direct path of travel between the accessible space and the building by installing a ramp in the walkway directly paralleling the space's unloading area; • replace the gap in the south property line planter now shown in concrete with planting. 10. Submit a detail of the blue accent wall-mounted lights on the building's front elevation. 11. Revise the proposal for the monument signs be revised to show a total of two signs, one per frontage, as follows: • modify the sign faces so that the price information occupies no more than a total of 20 square feet, and the identification signage occupies no more than 12 square feet; • slightly decrease the size of the face so that the sign can be mounted on a concrete base of at least 6 inches in height and still conform with height requirements; • include landscaping around, and up to,the base; and • propose sign colors that include a darker background with lighter letters and logos. 12. Modify the round illuminated sign with the Flyers name and logo to show a dark background with light letters consistent with the guidelines contained in the sign regulations. 13. Eliminate the third wall sign above storefront glazing on the front elevation consisting of the logo band with the airplane and contrail. Also eliminate this similar logo sign from the east and west pump island canopies. 3-51 ARC 49-99 - Page 10 14. Submitl trash enclosure detail. Attached; Vicinity map Project description/reduced copies of current.plans 6-7-99 ARC follow=up letter 6-7=99 ARC minutes Plans reviewed on 6-.7-99 6-4-99 use permit follow-up letter. Letter dated 6-4-99 from Jim Lopes Comments from other departments Lighting details With photometrics, Enclosed: Full-size project plans Available at meeting: Colors and materials board; colored elevations arc\49-99-2(Neth Oil) I 3-52 L P GROUP INC. s PROJECT DESCRIPTION Nella Oil Company New Convenience Store and Fueling Facility Southwest Corner of Broad Street and South Street San Luis Obispo, San luis Obispo County, California New ground up Flyers Convenience Store and Flyers Fueling Facility. The Flyers Convenience Store will be 1695 square feet open 24 hours a day. The Flyers Fueling Facility will consist of four (4) multi-product dispensers covered by a 2160 square foot canopy. Fueling will be open 24 hours a day. Motor vehicle fuel will be piped to the blended dispensers from two double-walled underground storage tanks. 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CityOBISAOf San tuis NA =I 990 Palm Street, San Luis Obispo, CA 93401-3249 June 10, 1999 Nella Oil Company Attn: Jack Rhodes 2349 Richenbacher Way Auburn, CA 95602 SUBJECT: ARC 49-99 - 2211 Broad Street Review of a new service station with four pumps and 1700 square foot convenience store. Dear Mr. Rhodes: The Architectural Review Commission, at its meeting of June 7, 1999, continued consideration of the project to a date uncertain, with the following direction: 1. Explore an alternative site plan design which exchanges the location of the building and canopy in a schematic format. The revised building design should consider a more historical context, taking cues from the Fire Station and other downtown buildings. 2. Reduce the number of project parking spaces by two to create larger landscaped islands along the site's Lawton and Broad street frontages. 3. Revise existing building elevations as detailed in the staff report and with the following general criteria: a. Consider different building materials. b. Consider a more historical context and vernacular for the project's aeronautical theme. c. Look at further articulation of blank building walls. d. Limit the amount of glazing at the building entry with consideration for the addition of wainscoting/bulkhead and mullions. e. Use red and yellow colors very sparingly. 3. Revise landscaping plans as detailed in the staff report and with the following general criteria: a. Match street tree selections with the Arborist's recommendations. b. Add street trees along project frontages. 9=0Plant the Caltrans property. san Luis Obispo is committed to include the disabled in all of its services.programs and Ji,-W u1nications Device for the Deaf(805) 71st-7410. ARC 49-99 Page 2 d. "Beef up" screening along the south property line, including a detail and location for a wail or fence. 4. Submit photometrics with revised plans that justify the number of standards and call out lighting levels (not to exceed 10 foot-candles below the fixture at finished grade). 5. Submit information regarding the illumination of the pump island canopy. 6. Revise the signage program as detailed in the staff report with the following general criteria: a. show a total of two monument signs, one per frontage, that meet the allowed sign-standards; b. reduce wall signage to one sign with the logo band sign definitely eliminated; - c. limit canopy signage to the south and east canopies with the elimination of the long contrail sign on the east canopy, and clarify colors and if any illumination is proposed. 7. Submit a trash enclosure detail. If you have questions, please contact Pam Ricci at 781-7168 Sincerely, eWhi nand Development Review Manager cc: County of SLO Assessor's Office 3-64 Minutes ARC Meeting June 7, 1999 Page 6 3. ARC 49-99; 2211 Broad Street: Review of a new service station with four pumps and 1700 squared foot convenience store; C-N zone, Nella Oil Company, applicant. Pam Ricci, Associate Planner, presented the staff report recommending the Commission continue the project with direction. Tom Dwelle, Nella Oil in Auburn, CA, explained the company's background and motivation for an aeronautical theme. He said that they wanted the project to be a good neighbor. He showed pictures of the site from 1984. Nella Oil purchased the property from Sharon Ballesteros. He indicated that convenience and access were critical to the project and it's operation. He noted that the Java Coffee concession was a component of the store and he showed a model of the store. He said that the canopy height would be 166". He also noted that he had called Caltrans about purchasing the comer of the property. He stated that "if you approve our project, we'll make you proud". Jim Shivley, RJL Design Group, commented that Nella Oil wanted the building to be interesting and exciting and would like to retain the aviation theme. He felt that locating the building on the comer helped to address the noise and glare issues. He would like to implement use of a new lighting fixture here that is fully recessed. He thought it was important to.highlight the product and have adequate security. He would like to work with staff on the signage as the contrail was viewed as a design element and not a sign. Commissioner Howard asked Tom if this project would set a new prototype. Tom said it was a possibility, but that they had flexibility. The Public Hearing was opened. Ken Bruce, High Street, complemented staff on its report and pinpointing the issues. He felt the design was too high-tech, the building itself was a sign, and there were too many signs proposed. He thought it was a great concept, but this was the wrong location. He suggested eliminating the tower. He was concerned with the lighted belly band on the building and he felt the canopy as designed would be very bright and reflective. He recommended that the Caltrans area should be landscaped to prevent establishment of"car lots" on the site. The Public Hearing was closed. COMMISSION COMMENTS: Commissioner Parker liked the look of the station, but not at this site. He didn't have a problem with the site plan as the site was located at the crossroads of various 3-65 Minutes ARC Meeting June 7, 1999 Page 7 neighborhoods. He would like to see the project have more of a residential character. He thought the project along the highway and he liked the bright colors. He wanted the Commission to adhere to the City Ordinance regarding signage. He liked the interior soffit with the aeronautical theme. He thought the canopy should be lowered to a minimum height of 14'6". He asked if Caltrans was responsible for planting the intersection. He also said that he liked the applicant's enthusiasm. Commissioner Howard felt this was the wrong location for this building and that the project would be an intrusion. She wasn't sure what to suggest in terms of redesigning. Commissioner Stevenson felt the theme had tremendous potential. He suggested looking at the historical context for the flying theme. He recommended taking cues from the Fire Station and said he would like the store to become the major focus of the site, rather that the canopy. He suggested rethinking the building form altogether. Commissioner Lopes agreed with the previous comments regarding the building design. He recommended continuing to work with Caltrans regarding the sale or abandonment of the comer property. He felt the project needed to reflect the C-N zoning district with limited setbacks of the building from the streets. He said that this site could become an important area for pedestrian use. He would like to see more scale at the street and an alternate aeronautical style that highlights an older era of aviation. Commissioner Aiken mentioned the xeriscape project across the street as a good . example of nearby open space. Commissioner Rawson would like to see a flower stand or other temporary use at the intersection. He thought the model helped to understand the building but he felt that the design could have a more historic feel. He didn't feel the station needed to look like a house. Commissioner Aiken asked about the use of Caltrans property as commercial as it would require parking. He suggested continuing to work with Caltrans regarding the landscaping. He wanted the applicant to explore the historical aeronautical theme. He recommended moving the Lawton driveway closer to the building. Tom Dwelle stated that he liked the flower lady and wanted her to stay and since the Caltrans use of the comer is a dead issue, he will seek an encroachment permit to plant the area. Commissioner Rawson suggested using multi-paned windows and adding a wainscoting to create a historical look. Commissioner. Parker recommended giving the building a more neighborhood character and consider attaching a canopy to the building. 3-66 Minutes ARC Meeting June 7, 1999 Page 8 Commissioner Stevenson preferred the building more out in front with the emphasis on the retail component. He also wanted the building to reflect the uniqueness of the setting. Commissioner Rawson was concerned with the revised site plan as suggested by . Commissioners Lopes and Stevenson regarding the impacts to the neighbors. Commissioner Stevenson moved to continue the project to a date uncertain with the detailed direction noted in the Meeting Update. The motion was seconded by Commissioner Lopes. AYES: Commissioners Stevenson, Lopes, Howard, Rawson, Parker, and Aiken NOES: None ABSENT: Commissioner Metz The motion passed. 4. ARC 55-99, 730 Patricia: Review of a new single-family residence and detached garage asensitive site; R-1-PD zone; Barry and i Epperson, applicants. Pam Ricci, Associate nner, presented the Staff eport recommending the Commission approve the ho a design with conditions. Steven Puglisi, applicant's repre entative, said alt he preferred keeping the plan as proposed without pulling the uppe floor dent ack. The proposed development only occupies a small portion of the allo d buil tng envelope. He explained the proposal was to have brick shipped from Chica o d the orientation of the building elevations were planned to maximize the views. i The Public Hearing was opened. Joanne Ruggles, 724 Patricia, ppreciated the Co ission's role in reviewing projects. She described the difficulty ' having their house re 'ewed by the City. She felt the colors were beautiful and a materials were carefully lected. She was concerned with blank walls, planting, nd the lighting. Phillip Ruggles was c&cemed with the left side elevation and w ted on record that a petition was subm dd against the proposed second unit. Carla Saunders wIs previously concerned with the detached second unit. She had a concem with the project lighting and felt it needed to be consistent with the previous house approvals. 3-67 66' J 8VW due= , . + + = e a . e a • pg pigs < tll•^• f N E Q it I ° S � 4 WW '< J ��� f • 3 o • S ES BT SS • Lu kin dE b a ( F d 31� �t = i 8 e • • ° -68 SMI xis 10 Aw m go M a v . s �pau a • ° ° • gyy e < 1!' ee ' Y J A zi6 Z q > ; 7 ® ll ; e @ q }& P • o � V/ • € i . i p pZ F Vy 3 i V ,q 4 i • + s ,s a a • ° • < 3-69 . �.. ��a.w a�.•a� �eaaae va°v mu I nus w MCJ 90 a3ma03a. J p 9 i ° l e ° ° 0 < I11 �i 1 1 a iW 77771 ... g ® ° ll v v li ` 3 fill, - n V! d � C i i .® a R � I a e' 'e L y tl M lamiolrr7 '!. i J i t i ° l • O ° a�y.�O� / 70 city of sAn luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 June 9, 1999 Nella Oil Company Jack Rhodes 2349 RichenbacherWay Auburn, CA 95602 SUBJECT: Use Permit Appl.A 49-99 2211 Broad Street Dear Mr. Rhodes: On Friday, June 4, 1999, 1 conducted a public hearing on your request to allow a service station and convenience store;at the above location. After reviewing the information presented, I approved your request, based on the following findings and subject to the following conditions and code requirements: Findings 1. The proposed project, as conditioned, will not adversely affect the health, safety or welfare of persons living or working at the site or in the vicinity. 2. The proposed project, as conditioned by this use permit, and with development in accordance with plans ultimately approved by the Architectural Review Commission (ARC 49-99), is appropriate at this location and will be compatible with surrounding land uses. 3. The proposed use conforms with the general plan policies which seek to protect residential atmosphere where residential and non-residential uses are located in close proximity. 4. The Hearing Officer finds and determines that the project is categorically exempt from CEQA under Class 32, In-Fill Development Projects (Section 15332 of the CEQA Guidelines). Conditions 1. The applicant shall provide a total of 9 on-site parking spaces, in compliance with the City's Parking and Driveway Standards. 9 ® The City of San Luis obispo is committed to include the disabled in all of its services, programs and a / 1 TelecommunieeVons Device br the Oeaf W15)781-741Q A 49-99 Page 2 2. Exterior lighting shall be directed downward and not spill onto adjacent properties. The maximum height of lighting equipment and supporting structures, including fixture(s), standard and base, shall not .be higher than sixteen feet above the finished grade as shown on the development plan approved by the Architectural Review Commission (ARC). Lighting levels at the finished grade directly beneath the fixture shall not exceed 10 foot-candies. The specific design of all project lighting shall be to the review and approval of the ARC. 3. Plants selected between the building and the south property line.shall be taller and faster-growing shrubs that will provide an effective screen between the site and the adjacent residential property. A fence or wall, along with landscaping, should be developed along this property line. The location and detail of a fence or wall shall be to the review and approval of the Architectural Review Commission. Code Requirements 1. The proposed project, to construct a service station building with convenience store and pump island canopy, requires the Architectural Review Commission (ARC) to review and approve development plans. Therefore, approval of this use permit does not imply approval of the development plan depicted on the plans on file as of the date of this hearing, as the ARC has not yet approved project development plans. The ARC's review of the project will address site planning, building design, landscaping, colors and materials,lighting and other details. 2. The applicant shall install City sidewalk and driveway ramps across the frontage of the property in accordance with City standards. 3. Traffic impact fees for the new structure are required to be paid prior to the issuance of a building permit. 4. The applicant shall obtain an appropriate water allocation through retrofitting. If a larger water meter is required or a separate meter is desired, water and wastewater . impact fees will be charged and are required to be paid prior to issuance of a building permit. The cost of developing an allocation through retrofit could offset a portion of required water impact fee. 5. The applicant will be require to upgrade the nearest existing (older style) dry-barrel fire hydrant (K-1.6-11), to the newer wet-barrel type per SLO Engineering Standards. 6. New private (on-site) distribution mains will be required and shall be capable of supplying he required fire flows. Private mains shall be lopped per NFPA 24. 7. The building shall be equipped with an approved, automatic fire sprinkler system per NFPA-13. 3-72 A 49=99 Page 3 8. Sales of alcoholic beverages from theservice station site are prohibited in accordance with San Luis Obispo Municipal Code Section-5.36.020. My decision is final unless appealed to the Planning Commission within ten days of the action. An appeal may be filed by any person aggrieved by the decision. If you have any questions, please call Pam Ricci at 781-7175. Sincerely, Ro 'aid Whise and Hearing Officer cc: County of SLO Assessors Of de 3-73 2230 Exposition Dawe No. 30 San Luis Obispo, California 93401 Ttansmitoed by FAX ,June 4, 1999 RECEIVED Pam Ricci JUN -3 1999 Administrative Hearin® Officer Community Development Department r ITY OF SAN LUIS OBISP0 OMMUNITY DEVELOPMENT City of Sen Huls Obispo Subject: Administrative Use Permit for Nails Oil Co., South and Broad Streets 1 would appreciate a continuance of this hearing to allow the applicant time to consider revisions to the project for the following purposes: 1. phwr g for ful bufld-out of the she. Additional uses should be added or at least planned that are &flowed in the Neighborhood Commercial zone, that can be accommodated on the site and witl►in the South Street right-of-way. Cahrans does not have a foreseeable purpose for this right-of-way, according to discussions with Caftram staff that I have had regarding the South Street corridor. It was obtained earlier by the City when a route was planned across Broad Street under the railroad to Bishop Street, which has been abandoned. This excess right-ol-way should be abandoned in a pro-active effort by the City and property owner. Additional building floor area needs to be planned now with this use,to show either as part of the project or as an ultimate build-out of the site that conveys more urban development than a landscaped suburban expanse. 2. More compatlble she design as an urban node. This is a neighborhood commercial site. Building(s) and uses should be planned that are within 10- 15 feet of both South and Broad Streets, with tal storefront facades, similar to those proposed by the Albertson's re-zoning application. Those buildings were presented after strong input to the applicants that a street presence is needed to encourage pedestrian travel to and from the site from the neighborhood. Street-fronting buildings across from Albertson's at this site will define the intersection are&as an activity center or node, and encourage pedestrian shopping. Remember that the proposed use is retail commercial, with gas pumps. Additional building square footage and uses could be added to the street frontages. The gas pumps can be located on ft Lawton Street frontage, and a much shorter canopy utilized. Staff concerns about potential noise should be addressed by an acoustical analysis of gas station activity, which can determine objectively whether noise will be bud enough to warrant buildings as mitigation, or N a masonry wall would be adequate. This is an important consideration, since staff is assuming that noise will be loud enough to dictate the placement of the building adjacent to the neighboring residence. The negative declaration also needs to have this information to determine the appropriate mitigation measures, if needed. Thanim for your consideration of this input. 'oe area Lopes 3-74 Utilities Code Requirements A increase to the property's water allocation may be required, due to the addition of the convenience store. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number. of retrofits. Water Conservation can be reached by calling 781-7258. If a larger water meter is required, Water and Wastewater Impact Fees will be charged, based on the increase in size. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. An approved backflow prevention device may be required on the domestic connection to the City water system due to the storage of hazardous materials (gasoline) on-site. The County Cross Connection Inspector, Henry Ruiz, can help in determining the need for a backflow preventer. Mr. Ruiz can be reached at 781-5567. The City's Industrial Waste Coordinator, Dale Karnes, shall review the project to determine if any industrial waste pretreatment equipment will be required, due to the fueling and servicing of vehicles and the possible preparation of food in the convenience store. W. Karnes can be reached at 781-7425. Conditions The demolition of the existing service station should have triggered the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to demolition unless the lateral is intended for reuse and it passes a video inspection. If this has not already been performed and the sewer lateral is intended for reuse, the owner shall submit a VHS video tape documenting the internal condition of the pipe for approval by the Utilities Department 3-75 Transportation • Bicycle Parldng. The applicant shall provide bicycle parking consistent with Section 17.16.060 of the San Luis Obispo Zoning Regulations. Required long-term bicycle parking shall be accomplished by installing a single bicycle locker capable of storing one bicycle or by reserving a lockable room for bicycle storage within the convenience store. A single inverted "LJ"bike rack shall be installed in close proximity to and visible from the public entry to the mini-mart. Comments . The applicant should be aware that Caltrans is working on a proposal to install a raised center median in South Street, extending from Broad Street westward to a point west of the Lawton Street intersection. With the installation of this raised median, Lawton Street would accommodate only"right in"and"right out"traffic movements. Staff does not see that the raised median would compromise delivery or patron circulation for this project and that, in general, this project can function with or without the median. However, in the long term, traffic management at the Broad-South intersection will be enhanced by the median's installation. Street Trees (Pk. Fmn.) Code Requirements Street trees are required to be planted along frontage of property to the satisfaction of the City Arborist(Species: Chinese Pistach, 50%;New Zealand Christmas Tree, 50% Size: 24"box specimens). All new street trees shall be planted within the public sidewalk in accordance with City standards. Comments If possible, retain one 9"London Plane tree and one 9" Southern Magnolia. Public Works Code Requirements ,�6 All work within the South St and Broad St.right-of-way requires an enmwzhmen permit from Caltrans. All work within the Lawton St right-of-way requires a City - V.t�-l' JO 1V•V, •3•. VVV. V1J VV` / V•.L..�ML`V•..+..•`�• V City otsc trz6 Obispo Coimmuni .yep Develo mel. en P oject Review 990 palm suw p San Luis Obispo,CA 93401 The City has received the following application and would like your comments. Pr*dAddress 7111 BROAD Parcel if 004441-018 Date Printed 03119199 Routed to: Bur'&V(Site l^aM&W(1 coPles) Application NoTdw 49-99 Tonspottatfort 0 copies) Legal Descrlpdon CY SLO NORTON ADD SLI PTN LTS 1 T03 Econonie pev.Mgr_0 copies) zor"1 C•N g 2 _ Cal Tn=(1 copes) Property Owner Nelia 08 Company Buitding Reg.(1 copies) In Care of Am Depa*nerd(1 copies) Owner Address 2349 Richetrbactxer Street Trees(Pt Fmtti)(1 copies) Utmues(1 copies) Pubk Wont(1 copies) (1 copies) Auburn CA 95=- Applicant Name N£LLA OIL COMPANY Day Phone(530)BeSO401 Apprcard Address 2mg RICHENBACHER-WAY AUBURN CA 95802 Relive Name ,TACK RHODES Day Phone(530)(385 0401 RepRseraative Address 2349 RICHENBACHER WAY AUBURN CA 95602 540 Fast action date A To a0arr a service station and comemence store In the C-N zone. Fast OSAD M199 zon ER Erxem ensntal Review of anew service station faith 4 puMPB and a clew 1100 Fast action date: 05121/99 AD square toot converdence store. ARC ARC review ora new servloe station and 1700 square foot convenience store. l Inst aetlan date: 05/17199 AR Resoume Deficiency Certification: ltiis project can be adequmtdy accommodder wwwA overload kV the cl)ft 6aenies and remure s. (pmt Cade CtmpW 2,44) • This project eaact be aceonunodated because of uf�y defiaertaes explained here cr att whed. (Munwmal Code Chapter 2.44) Signed Date Return wnh commends to PAM RICCI by 04/09/99 Although not requred, comTnents and conditions are encouraged to be rent to the above planner via e-mail utilizing Microsoft Word format. 3-77 7-26-1999 9: 14AM FW WO� UL-S I UN UMUUW a i o oab clo i y r_ _ RHI GPLOUPINC. ARCHITECTURE ENGINEERING i ENVIRONMENTAL SERVICES 650 Howe Ave.. Sacramento. CR Y58254732 Telephone: (Y16/ 646.1a0J Facsimile: (916) W-d67.0 FAX COVER SHEET Date: July 26, 1999 Job# 9349.31 To: Pam Ricci, AICP Pages: 7 (including cover) City of San Luis Obispo 805-781-7173 From: Christopher Saurage RHL Design Group, Inc. RE: Photometrics MESSAGE: Per our phone conversation, I have attached the photometrics for the proposed canopy and yard lights. To address your concerns about the canopy lighting I have attached the photometrics for surface mounted and recessed fixtures for comparison. If you have any questions, please call. IF YOU DO NOT RECEIVE ALL PAGES INDICATED ABOVE,PLEASE CALL(916)646-4003 IMMEDIATELY. BLLLE"NE. WA LA HAERA, CA PETALUMA, CA SCOTTSDALE. AL D 3-78 I IAM r RUM KrIL Utz 1 tilt/ L3KUUP- `.7 1 b Mao -10/w - :: 1 : 17PM M _ .4-1- DESIGN GROUP 916 6a6 A979 P-6 i / m/euyy 16:W LGI IMUsMIES 003 5 10 i 1 i LSI LO3KM40 SYS78a4i hiOR�NTAL POOIICANDLES CATALOG GBM FP�400-SN7WCT &CdttE 1 BCH a 30 PT FR E tAA LIGHT LOSS FACTOR m 1 REPORT W AOSER MMM TOTAL W115IS-40000 d�yN'fltr3 F1EfCiEf1' � -J bt4j►$L YAM tP 4 J4"r ARM LENWMI�T 1 tA"VYIUM CALCULATED VALUE a 17.5 P home ic-7000=a e WY% t 1086-Ian wl L Aftt sm Vk& 3=79 9: I bAM r RL' '� UtJ 1 liN L*<UUF' b 1 b bab ab/b r. o THE RICHMOND" SERIES RICHMONDThe Richmond Series achieves a clean,uncluttered canopy appearance.Its rectangular shape recesses easily into a single canopy panel,allowing the fixture frame to be flush-mounted with the canopy ceiling.The Richmond Series is easily instalfed and provides a water-tight fixture- to-canopy fit SPECIFICATIONS HOUSING LIGHT SOURCES BALLAST Each Richmond housing is The Richmond is designed High-power tactor type formed,heavy-gauge aluminum to operate with a single tamp ballast is designed for-20°F and internally welded at the of either of the following operation.The ballast is mounted comers.Corners are finished to lamp types:Super Metal to the housing reinforcing plate. produce a dean,sharp appearance Halide or Metal Halide with MOUNTING We increasing housing strength mogul-base sockets. and ensuring weather-tight The Richmond is shipped construdion.Each failure is REFLECTORS/DISTRIBUTION complete with an mounting UL listed and CSA cergied PATTERNS hardware.The Richmond is for wet locaf*ns. Each Richmond tam is equipped with 72-inch electrical 11 15/ supplied with a symmetrical leads and 12-inch fiquid-tight GASKEr reflector system.All photometric flexible conduit connector.Foure The Richmond is available in data is certified by an independent is mounded flush with canopy deck any of to following lens types: testing heft. panels where it is accessible from a dropped borosilka prismatic the M A We of sTicone sealant gds lens or C73 diffused flat FINISHES is supplied to preva leakage on tempered glass lens.A continuous. Each Richmond f0dure is finished underside of canopy.Mounting one-piece EPOM gasket ensures with DuraGriV,LSI Lighting brackets are easily installed. MOMMUM seating to the housing. Systems'revolut tary superior LENS FRAME/DOOR baked-on polyester-powder risme canopy fbaure fi'si ft procem to give the 'f' for 1eeatiom FASTENER fodnre an exceptiorraly attractive /► The Richmond features a hinged appearance.Standard finish CerdHed ►ens frame,hinging the frame to colors available forthe Richmond the luminaire with concealed hinges are bronze,black or white.The and locked with one captive door DuraGrip polyester fish fastener.Lenses are sealed to the withstands extreme weather lens tram with silicone sealant. changes without cracking or SOCKETS for finish is guaranteed for fm fun years. Porcelain mogul-base sockets feature spring-reinforced contacts for long rhe. PHOTOMETRICS 4dow super kleW wade Mgjc)-»mOW taa ioow super AAamm Herde-aer kers symnmr7a tlkeetmrom o; mac. 31x7 20 914 0 Hr. A B a e E r 6 2601 lAW p 12 55.56 27.78 t5.09 5.561 2.78 739 36 . 2NOt 14'4082 20.41 10M 4.09 2D4 1-02 Al 16 2515Si 781 3.13 156 .78 31 up 18'24.69 72.35 6.77 2.47 129 .62 25 - 7re+ ZY 2100 10.001 zjo0j Z.Wl 1.00 so zo coax - . r 0 y; Al 2MH .:.:1wH 3UH 2MH UMeft N21up 40.000 Lr4 t4 Stift.M in tomerdi i RM Averr Aft —LjCVjMNG S7'371W5 A OMMm of sin bW=m�_br 3-80 7-26-1999 9: 16AM h 620". c+IL DES i GN GRUUN !-31b bob 46/td r- K� RICHMOND Opr_01.e= Flat leas Slift > ORDERING INFORMATION Select appropriate choice from each column to formulate order code.Refer to example below, twohnim pr OLs &UNN a fiftpe upaam" Leos Ya�bpl L� 011o= RIC S-Symnxfr" t75 SMH-Super Meal NBke DL-DMW Bmasa= 547V M-8mro LL-LMUMD Lam 25D 175.250,400 Wal 1hw=ca]=Lem 460V BLK-BCdc CL-CoamdLamb 400 UH-UBWHafide 79-C79Binumd Rat arr-M,&Tap-• waT-wo 36-7,mma g 175.25D.4W Vim TSG= Blaft No-NO 009M EXAMPLE OF A TYPICAL ORDER RIC S 400 SMH DL MT WHT Ido 'For hAafk1ftn31 VOMMM,==I[t=fY. AAT—IdWd Tap snipped d mdess orewise s mft.Mo Tap mans 5 of t20Y.2WV.246Y.and 27N. STANDARD MOUNTING KIT* OPTIONAL ZMB MOUNTING KIT° 1BM Ceodml& cocoa � Mn Film - c m, fta 1t1A =For applications other than single deck metal canopies, consult factory. 130 3-81 -1b—I&�kd y: I b W r KUM uta I UI V urcuur W,o ouo uo i Z r. u Ami --- to 5 2 LSI Lighting Systems Lab Report HORIZONTAL FOOTCANDLES For Proprietary Use Only SCALE: 1 INCH = 20 FT Filename: SCO-57.IES Operators Init T,T,F a _ Fixture Type: SCOTTSDALE Lamp(s) :' 400 TOTAL LUMENS m 32320 To%put Watts: 454 Test Lamp Factor MOUNTING HE- IQT Q 14.5 FT j facial Conditions: M LENS W/MIRRO-4 RE ARM LENGTH = 0 FT MAX. CALC. VALUE = 17, 1 j loto"ef"'C-Toolbox (c) Copyright 1999 by Lighting Analysts, Inc. fr r 3-82 ' /-2b-1&99 9- 15AM hRUM-r%-L DESIGN GHULJP .yIb bob A679 r. 3 SCOTTSDAL.E [ME1,sloNs 1 foo mss, � � •� -... Shia �a-61ft . Haftam LUZWNL41RE ORDERING INFORMATION watappmpriate owice from each eoluma to knvu ate orw oft Refer to Bawls odow. olaUmaWn q ma ►h�t°wc° Vim- raW �Oe' -- - fta-Lmmm ap°°°` u s-S7cmetrcY sw-s"rLftwmsft Pa-?instedoul iuT-"Tap WT_Whft no-poopamx 4W 3A 490 WN �.._ EXAMPU:of ATYPICAL OIDF� SC—S—320- SMV—A—MT- :w:: NO 'for uaeraefii aal•otmo�.catsvlt fo[tory. - LAMP CHANGER ASSEMBLY - - ^ : PARTS &ACCESSORY ORDERING INFORMATION • aomeer r _ I lour = :._.- a2orr�s itaaam9[*wape snty tamp a� Nook iaowmn.emeerawoDesMysamp s2,e7 (100r FfL07 t 042 C�nOgfiL'Me1 20„7 L imp chinger 3-83 7-26-1999 9: 1 Aare F Films' '2HL ULS 1 GN cakULJP a 1 b bAb Ab/9 P. ;2 THE SCOTTSDALE SERM5(Pe nt Pin&ngl This low profile,vertical bum txnopy unit produces high-quality illumination,yet requires less S�®'�e /� l C ALE enerory man any other c3nopy unit available today.it is easily installed and can be re-lamped V from the ground.The improved verMal light distribution,combined with the Scottsdale's lower . .nstallation,maintenance,and energycos*s,all contribute to its lower cost of owng(ship. SPECMCATIONS HOLISM 1NSTALATION BALLAST Each Scottsdale notWoo.is a die The Scottsdale s one-person . ifiph•power tactor)"MAL cast(Ae-ptace aluminam urA wdn ios:86atim ttte O it the most baeast is designed er-20 degree extenrat fins,ensuring a rmarNer- Insiatbr libridly product IF operation.The ballast is mouthed tight.durable cansvrrcden Each z4dabte.No additional sealant in a separate enclosure above the fo4uri is U.4 listed for Is required.Loclwo collar Is opilal unit to provide the lowest wit k1cMIW _ easily Weaned. operating tempt:rataroa available. LEN!;/GASKET REREaORS/DISTMUT10Nanwaftst is Owed wit-i cottsdale The Sis offered with PATTERNS one multiuse optical system: Eam Stomdale flore gnats �*-ff SOURCE A dropped borosil tate prim k a sytlnnet(ieal,highly specular The Scensdalo is designed to Glass tens.A continuaa one-piece reflector rrhit h directs Spot info operate a venial 0urn single wing; exvu W&DM paslret asstnas a a droppedOOrOst-ftW Pdsmatic UP&WW Flafde Vertical. ma)dtnum seal lathe bousloo. Glass lens.A verkal burn optical FINISH W,,O;FRMAE/DOOR SYSIM Pis a more Uniform Tim Scottsdale is avallabb with FASB dstrlbdiott of tight,reduces hot a white powder coat W&The Scottsdale features an Ietet M 'and 0121 ds the Be" tiutge]Qiie est 2Lrntloutrt leas b+d uta outline of ft spy' (rage.60 cast AW fte:and lotk5 "`�a�t tl1wAnsioh uL nstod canopy thdura witlt!Wiles$til tom"�, m vertical surfaces tw wet lowtlona. this a lows lot asy*=a for n Groord relampino. oQ LIGHT DISTRIBUTION PATTERN UerA r t>tti Vie. tmlloem 4'e0t ee not lett L/Otf77/VGi SYS�E`N$ w tx.tron d�m aiaaeRea ex. �.p 19M AMOrM Roel•Pte.6ox47rA•f aeGiroe,eW*452424rae•d1$►7'e13�0•PAI(513)em•+ms 3-84 MEET11-ou t,3 AGENDA 3 DATE HEM 9. - tuis oBispocity o san 990 Palm Street, San Luis Obispo, CA 93401-3249 DCOUNCIL f�CDO 01 OTAO 19-kcAO (�t7T0ANEY O F.. . December 3, 1999 +•+cMr TEAM R2 DIF, 17 UTIL DIR CITY COUNCIL PUBLIC HEARING NOTIPERS DIR ?/ •whrs� Appeal Architectural Review Commission's Decision Regarding 2211 Broad Street(ARC 49-99) You are being notified that the San Luis Obispo City Council will hold a public hearing to consider an appeal of the Architectural Review Commission's decision approving a new service station and food convenience store at 2211 Broad Street(Vella Oil Company, applicant and appellant). You are being notified because our records indicate that you own property in the immediate vicinity of this project. The meeting will be held on Monday,December 13, 1999,beginning at 7:00 p.m:in the Council Chamber at City Hall,990 Palm Street. The public is welcome to attend and comment. Written comments are encouraged. Other items may be discussed before or after this item. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised during the public hearing described in this notice,or in written correspondence delivered to the City Council at, or prior to,the public hearing. The agenda report,including recommendation by staff, will be available for review in the City Clerk's Office(Room#1 of City Hall)the Wednesday before the meeting. For more information,please contact Pamela Ricci in the CoMr ni Development Department at 781-7168. RECEIVED UEC 6 — 14gq Lee Price, CMC G1 s F. Johnson 3LO CITY COUNCIL City Clerk 61� unston Ave. , SLO GENTLEMEN: Dec. 3, 1999 I AM NOT A VOTING PERSON, BUT I WOULD LIKE TO EXPRESS MY OPINION REGARDING THIS. I FEEL THAT WITH ALL THE CONGESTED 'TRAFFIC ON SOUTH STREET AND BROAD STREET THAT THIS WOULD BE A TERRIBLE THING TO INSTALL AT THIS INTERSECTION. IT WOULD CAUSE MORE TRAFFIC JAMS AND ACCIDENTS AND WORST OF ALL FUMES. Thanks for listening to me. 7 C , GLADYS F. JOHNSON O The San Luis Obispo is committed to include the disc 616 Funston Ave. , TelecoCitymmuof nications Device for the Deaf(805) 781-7410. 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