PC 2019-04-02_08a Oak Park Plaza ACUP
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001;
AMENDMENTS TO CONDITIONAL USE PERMIT 18-004 FOR THE
SUBDIVISION OF APPROVED TENANT SPACES, ADDITION OF A
5,400 SQUARE FOOT GARDEN CENTER; AND AN 1,800 SQUARE-
FOOT COMMERCIAL DRIVE-THRU PAD; LOCATION – 1570 W.
BRANCH STREET; APPLICANT – RICK GAMBRIL, ARROYO GRANDE
COMMERCIAL LLC; REPRESENTATIVE – RRM DESIGN GROUP
DATE: APRIL 2, 2019
SUMMARY OF ACTION:
Approval of the project would expand and establish new commercial uses in the currently
vacant commercial building, as well as entitle an 1,800 square foot commercial building
pad with drive-thru.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
Establishing new tenants would increase patronage to a currently vacant commercial
building, which is anticipated to increase tax revenue for the City. The construction of an
additional commercial pad at the existing center would also increase estimated sales tax
revenue; however, estimates are limited at this time due to uncertainty regarding tenant
and business model.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving Amended
Conditional Use Permit 19-001.
BACKGROUND:
The subject property is a previously developed commercial parcel located in the Regional
Commercial (RC) zoning district. The parcel is developed with an approximately 82,500
square foot commercial structure, most recently operated by K-Mart. Since K-Mart’s
closure, the building has remained vacant and the City has been concerned that the
building would experience an extended vacancy. The site fronts W. Branch Street and
although the larger site is part of the Oak Park Plaza shopping center, the subject building
remains on a separate parcel with appropriate reciprocal access and parking easements
to optimize parking and land use at the shopping center.
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 2
On September 4, 2018, the Planning Commission adopted Resolution No. 18-2312
(Attachment 1), approving Conditional Use Permit 18-004 for the following:
1. Expansion of the existing commercial building by 4,500 square feet;
2. Establishment of a 24-hour fitness facility use in approximately 16,500 square feet
of the new building footprint;
3. Establishment and permitting the sale of beer, wine, and distilled spirits at a new
grocery store occupying approximately 20,500 square feet of the building;
4. Establishment of a new 50,000 square foot retail use; and
5. Architectural modifications to the building’s façade for a more contemporary
design.
On February 19, 2019, the Planning Commission adopted Resolution No. 19-2318,
approving Planned Sign Program 18-002, establishing sign criteria for tenant identification
on the commercial building and a new twenty foot (20’) monument sign.
Subsequent to these approvals, a new applicant has submitted the subject application to
amend Conditional Use Permit 18-004 (Amended Conditional Use Permit, or ACUP). This
amendment seeks to accomplish the following:
1. Expand the commercial area to include a new 5,400 square foot garden center
and establish a hardware store totaling an additional 20,856 square feet;
2. Expand the approved grocery store from 20,500 square feet to 23,064 square feet;
3. Establish a dance studio of 7,081 square feet;
4. Establish two (2) additional retail spaces of 6,631 square feet and 20,075 square
feet; and
5. Entitle an 1,800 square foot commercial building pad with a drive-thru in the
existing parking lot.
While not all of the above activities requires an amendment to the previous Conditional
Use Permit, these items are included in the project description and will all be considered
together.
Staff Advisory Committee:
The Staff Advisory Committee (SAC) reviewed the proposed project on March 13, 2019.
Members of the SAC include representatives from the City’s Public Works Department,
Police Department, Five Cities Fire Authority, Building Division, Engineering Division, and
Planning Division. Members of the SAC were in support of the amended project
description, including the drive-thru and revised site circulation. The SAC also discussed
internal pedestrian circulation and the lack of ability for pedestrians visiting the rear of the
site to access the front of the Plaza on foot. The SAC developed conditions of approval
for the project that have been included in the prepared Resolution.
Architectural Review Committee:
The Architectural Review Committee (ARC) considered the proposed project on March
18, 2019 (Attachment 2). Members of the ARC discussed the location of the new drive-
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 3
thru building and breaking up the expanse of parking, the increased visual interest with
the additional tenant entrances, and interest in how product pick up will occur at the
proposed home and garden center. Overall, the ARC was in support of the project and
recommended approval with conditions included in the prepared Resolution.
ANALYSIS OF ISSUES:
General Plan
The General Plan designates the subject property for Regional Commercial land uses.
The proposed changes to the building’s architecture, taking the structure from an existing
big box retailer to include more variation in building planes, colors, materials, and
fenestration, as well as the proposed increase in balance of uses at the site and in the
Plaza help achieve concurrence with the General Plan, including Objective LU12 and
Policies LU7-4 and LU12-11.3 of the Land Use Element and Objective ED5 of the
Economic Development Element, which state:
LU7-4: Freestanding or drive-through fast-food restaurants are allowed in the RC of BP
areas subject to consideration of potential air quality and aesthetic impacts.
LU12: Components of “rural setting” and “small town character” shall be protected.
LU12-11.3: Large roof or building masses should be discouraged and architectural
variations encouraged.
ED5: Pursue unique opportunities to promote continuity within commercial service and
retail business sectors of the City.
Development Standards
The subject property is zoned RC. The primary purpose of the RC district, as outlined in
the Arroyo Grande Municipal Code (AGMC), is to provide for a diversity of commercial
uses that serve community and regional needs for retail and personal services within
distinctive and internally pedestrian-oriented shopping centers. The proposed
establishment of a hardware store (retail) with a 5,400 square foot garden center addition
(outdoor retail sales and activities), slight expansion of the approved grocery store,
establishment of a 7,000+ square-foot dance studio, further sectioning of remaining retail
space, and entitlement of a commercial building pad with drive-thru are allowed in the RC
zoning district following approval a discretionary land use entitlement. Table 1 below lists
each proposed component of the project, permit requirements (where MUP stands for
Minor Use Permit and CUP stands for Conditional Use Permit), and notes.
Table 1: Permit Requirements Per Project Description Component
Use/Project Component AGMC Permit
Requirement
Notes
Hardware Store (retail) Permitted Could be established separately
regardless of ACUP outcome
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 4
Use/Project Component AGMC Permit
Requirement
Notes
Garden Center (outdoor
retail sales and activities)
CUP Under consideration with current ACUP
Grocery Store >20,000 sq.
ft.
CUP Approved by CUP 18-004; expansion
under consideration with current ACUP
Dance Studio MUP/PED PED designation prohibits use in prime
real estate space within shopping
centers. Location of dance studio at
rear of building addresses this concern
and is therefore permitted
Fitness Center operating
24-Hours per day
CUP Approved by CUP 18-004
New commercial building
pad
CUP Under consideration with current ACUP
Drive-thru in conjunction
with new commercial
building pad
CUP Under consideration with current ACUP
A number of the components of the proposed project require a CUP. The intent of the
CUP is to allow for the establishment of uses that have some special impact or
uniqueness such that their effects on the surrounding environment cannot be determined
in advance of the use being proposed for a particular location.
The development standards for the RC district and the proposed project are identified in
the following table:
Table 2: Site Development Standards for the RC Zoning District
Development
Standards
RC District ACUP 19-001 Notes
Minimum Lot Size 5-acre minimum
shopping center
site. 5,000 square
feet conforming to
development plan
for the entire center
Existing project site
6.4-acres
Code Met
Setbacks and
parking
All applicable
setbacks will be
decided by
discretionary action.
Appropriate
easements for
reciprocal access,
parking and
Garden center
expansion 55’ from
west property line.
Building pad ~60’
from front property
line
Code Met
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 5
Development
Standards
RC District ACUP 19-001 Notes
maintenance must
be recorded and
maintained
Building size limits Maximum height is
35 feet or three
stories, whichever is
less. Maximum
building size is
102,500 square feet
23’-28’, including
parapets, building
approximately 87,740
sq. ft.
Code Met
Site Coverage and
Floor Area Ratio
Maximum coverage
of site by structures
is 100%. Floor Area
Ratio is 1.0
Coverage: 34%
FAR: .32
Code Met
Vehicular Access & Circulation
The existing site has one and one-half (1.5) vehicular entrances on its frontage. The
portion of the Plaza that contains Carl’s Jr. has the remaining half of a vehicular entrance,
while a third entrance is located between the existing bank and restaurant. No change to
vehicular access is proposed as part of the project beyond those improvements
conditioned by CUP 18-004.
The expansion of the garden center will eliminate a drive aisle leading to the back of the
shopping center, which would require motorists to navigate around the new garden center
to move through the site. This does have an advantage of reducing vehicle speeds in this
area due to the increased turning movements when compared to the straight drive aisle
along the side of the existing building. The ARC commented that this area of the project
needed additional information due to concerns regarding product pickup from the garden
center. The applicant has provided an updated garden center layout that shows a small
area carved out for customer garden center loading to be outside the drive aisle for the
immediate vicinity (Sheet A9 of Attachment 5). Additionally, at the northern portion of the
garden center, the applicant has included a delivery gate to allow loading of garden center
product into the area. The final design of these areas will be reviewed through the building
permit to ensure the fire apparatus can navigate the modified drive aisles even if a vehicle
is parked in these locations, as required by Condition of Approval 38.
Circulation patterns around the new commercial pad and drive-thru are also proposed to
be modified, as some existing one-way traffic aisles would be reduced to accommodate
the building and drive-thru queueing. Staff had originally sought to bring the commercial
pad closer to W. Branch Street; however, the performance of the drive-thru in its proposed
location is anticipated to be superior to a location closer to W. Branch Street.
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 6
The previously approved accessible pathway from the public right-of-way would remain,
with an additional accessible pathway to the front of the drive-thru building.
Parking
Arroyo Grande Municipal Code (AGMC) Section 16.56.040 requires that when several
uses occupy a single structure, the total required parking shall be the sum of the
requirements for each individual use. The following table identifies total parking required
for the proposed project:
Table 3: Parking Requirements
Tenant Proposed Use Parking Required ACUP 19-001 Notes
A
Hardware
Store (interior
space)
1 space/250 sq. ft.
of gross floor area
20,856 sq. ft.
1 space/250
sq. ft.
Total: 83.42
spaces
None
A
Garden
Center
(Outdoor
retail)
1 space/2000 sq.
ft. of gross floor
area
5,400 sq. ft.
1/2000 sq. ft.
Total: 2.7
spaces
Garden Center separated
for AGMC consistency
B
Fitness
Center
1 space/250 sq. ft.
of gross floor area
16,734 sq. ft.
1/250 sq. ft.
Total: 66.93
spaces
Applicant previously
provided justification for
use of parking ratio for
the fitness facility, which
was approved by the
Planning Commission
C
Grocery 1 space/250 sq. ft.
of gross floor area
23,064 sq. ft.
1/250 sq. ft.
Total: 92.25
spaces
None
D
Retail 1 space/250 sq. ft.
of gross floor area
6,631 sq. ft.
1/250 sq. ft.
Total: 26.52
spaces
None
E
Retail 1 space/250 sq. ft.
of gross floor area
10,075 sq. ft.
1/250 sq. ft.
Total: 40.3
spaces
None
F
Dance Studio 1 space/3
students + staff
Assumption:
50 students, 3
staff
Total: 20
spaces
Assumption of students
may be overestimating,
but would lead to more
conservative parking
requirements
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 7
Tenant Proposed Use Parking Required ACUP 19-001 Notes
G
Commercial
Pad
1 space/75 sq. ft.
of public area
1,800 sq. ft.
gross
65%
accessible
Total: 15.6
spaces
Assumes the use will be
fast food restaurant or
similar. Requirement
would be reduced if use is
sit-down restaurant
Total Total: 348 spaces
Due to the project site functioning as part of the Plaza, and the provision of shared parking
between the uses, parking required for the total site was additionally reviewed as part of
Table 4 below.
Table 4: Parking Requirements
Proposed Use Parking Required Plaza Totals Grand Total
ACUP 19-001 348 Spaces
569 spaces
General retail/office 1 space/250 sq. ft. of
gross floor area
43,250 sq. ft.
1/250 sq. ft.
Total: 173 spaces
Restaurant 1 space/100 sq. ft. of
public area
2,505 sq. ft.
1/100 sq. ft.
Total: 25 spaces
Fast Food
Restaurant
(existing)
1 space/75 sq. ft. of
public area
1,750 sq. ft.
1/75 sq. ft.
Total: 23 spaces
As part of the proposed commercial building pad, a total of forty-two (42) spaces will be
removed (Attachment 3), resulting in 495 spaces being provided. Section 16.56.050 of
the AGMC outlines parking reductions for common parking facilities. The AGMC allows
for up to a twenty percent (20%) reduction in parking requirements for common parking
facilities. As part of the proposed project, an approximately thirteen percent (13%) parking
reduction is necessary. Due to the myriad of uses with overlapping and differing peak
hours, the necessary parking reduction is supported by staff and was additionally
supported by the ARC.
The project was previously conditioned to reseal and restripe the property’s portion of the
parking lot. The applicant has been encouraged to work with the other Plaza property
owners about resealing the entirety of the parking lot at the same time to provide
uniformity and staff will continue to encourage the improvement.
Loading
The existing loading dock in the rear of the commercial structure is shown to remain and
be in operation for the grocery use, when looking at the site plan. However, the north
elevation on Sheet A7 of Attachment 5 does not show the loading dock being present.
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 8
The applicant has indicated that the current design and layout of the loading dock will
continue to be utilized for the grocery store without additional modifications necessary.
Deliveries for the remaining tenants are proposed to be accommodated through rear entry
doors for the remaining tenants.
Air Quality and Aesthetics
The General Plan identifies that drive-thru uses are permitted in the RC district subject to
consideration of air quality and aesthetic impacts. In this instance, the project site is a
previously developed commercial shopping center surrounded by the freeway, other
commercial uses, and a residential development across the project site and open space.
As a result, there are no impacts associated with air quality at this time.
Regarding aesthetics, the building would eventually be located in a previous parking lot,
which would serve to break up the expansive parking as identified by the ARC. Vehicle
queuing would occur around the building, away from the public right-of-way, reducing the
impact of queued vehicles to the public. Lastly, the final design of the building would be
reviewed by the ARC for consistency with the remodel and finalization of any features
required for the use, such as trash facilities. Based on review of the concept by the ARC,
aesthetic impacts will not result from the proposed drive-thru.
Architecture
The building’s architecture remains consistent with the previously approved architecture
in terms of colors and materials, including stucco in varying shades of gray, bronze
anodized metal for window and door trim, blue horizontal lap siding, CMU block accents,
and corrugated metal accents. However, due to the increased number of tenants, the
building’s elevations are proposed to be modified to accommodate additional entrances,
as seen in the image below. The applicant proposes to continue to utilize building
vegetation and trellises will help aid in breaking up the building massing. For full building
elevations, refer to Sheet A7 of Attachment 5.
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 9
The architecture of the new commercial building pad has not been depicted in the plan
set; however, it is anticipated that similar architectural styling will be replicated on that
building as well, as the approved architecture was desired to be the model for architectural
modifications to the Plaza in the future. Because these details are not proposed, it is
recommended that the ARC recommend conditions that the applicant process a
subsequent Minor Use Permit – Architectural Review, consistent with architectural design
and massing for the updated commercial building, for consideration by the ARC and
recommendation to the Community Development Director.
Trees and Landscaping
The Plaza was previously developed with parking lot landscape areas and trees. The
ARC recently reviewed and recommended approval of the final landscaping and tree
replacement plan (Attachment 4). The proposed commercial pad would remove five (5)
of these trees, but approximately eleven (11) replacement trees would be installed
instead. Therefore, the tree requirements of the Municipal Code would be maintained with
the proposed project.
Signage
As stated earlier in the report, a Master Sign Program for the project site was recently
approved by the Planning Commission. While that program will need to be amended with
the changing number of tenants, it is not proposed to be updated at this time. However,
the applicant has shown a potential increase in monument sign height to be consistent
with the height of the existing monument sign at the Plaza, based on public comment
received during the Commission’s review of the Master Sign Program. If the proposed
project is approved by the Commission, it is anticipated that the applicant will return with
proposed modifications to the Master Sign Program.
ADVANTAGES:
The proposed project will reoccupy a large, vacant commercial building with marketable
tenant spaces that will fit well with the greater Plaza. The additional building pad will utilize
the existing site to accommodate its circulation needs and will bring in additional tax
revenue to the City on an infill development site.
DISADVANTAGES:
The lack of architectural depiction of the proposed commercial building pad makes its
ultimate development uncertain. However, requiring final architectural review, not unlike
that required of other commercial building pads in the Regional Commercial zoning
district, would ultimately maintain community oversight of the building’s aesthetics.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA), the State CEQA Guidelines, and has been determined to be categorically
exempt pursuant to Sections 15301(e)(2), 15303(c), and 15332 of the CEQA Guidelines
regarding existing facilities, new construction, and in-fill development projects in urban
areas.
PLANNING COMMISSION
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
APRIL 2, 2019
PAGE 10
PUBLIC NOTIFICATION AND COMMENT:
A notice of public hearing was mailed to all property owners within 300’ of the project site,
was posted in The Tribune, and posted at City Hall and on the City’s website on Friday,
March 22, 2019. The Agenda was posted at City Hall and on the City’s website in
accordance with Government Code Section 54954.2. No comments have been received
regarding the proposed project.
Attachments:
1. Planning Commission Resolution No. 18-2312
2. DRAFT Architectural Review Committee minutes of March 18, 2019
3. Areas of parking reduction
4. Approved tree replacement plan for Conditional Use Permit 18-004
5. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING AMENDED
CONDITIONAL USE PERMIT 19-001; LOCATED AT 1570
W. BRANCH STREET; APPLIED FOR BY RICK GAMBRIL,
ARROYO GRANDE COMMERCIAL LLC
WHEREAS, the project site is an approximately 6.4-acre site located in the Regional
Commercial (RC) zoning district and currently developed with an approximately 82,600
square-foot commercial building formerly occupied by Kmart; and
WHEREAS , the project site is part of the Oak Park Plaza shopping center; and
WHEREAS , on September 4, 2018, the Planning Commission adopted Resolution No. 18-
2312 approving Conditional Use Permit 18-004 to expand the existing commercial building
and establish new uses; and
WHEREAS , the applicant desires to expand the existing commercial structure to
accommodate a new 5, 400 square foot garden center, establish a hardware store totaling
approximately 20,856 square feet, expanding the approved grocery store from 20,500 to
23,064 square feet, establish a 7,081 square feet, and entitle an 1,800 square foot
commercial building pad with a drive-thru; and
WHEREAS , the request was reviewed in accordance with the development review
process identified in the Municipal Code; and
WHEREAS , the Architectural Review Committee reviewed the project on March 18, 2019,
recommending approval of the project to the Planning Commission; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the
project is exempt per Sections 15301(e)(2), 15303(c), and 15332 of the CEQA Guidelines
regarding existing facilities, new construction, and in-fill development projects in urban
areas, respectively; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on April 2, 2019; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan, and
RESOLUTION NO.
PAGE 2
the development policies and standards of the City.
The proposed uses outlined in the recitals are permitted within the Regional
Commercial district pursuant to Section 16.36.030 of the Development Code
and the project complies with all applicable provisions of the Development
Code, the goals and objectives of the Arroyo Grande General Plan including
Policies LU7-4, LU12, LU12-11.3, and ED5 of the Land Use Element and
Economic Development Element, and the development policies and
standards of the City.
2.The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
The proposed uses will not impair the integrity and character of the district in
which it is to be established or located due to the purpose of the Regional
Commercial district being to provide for a diversity of commercial uses that
serve community and regional needs for retail and personal services, the
symbiotic nature of the proposed uses with the remainder of the Oak Park
Plaza, and the implementation of conditions of approval developed for the
project that are intended to protect the public health, safety and welfare.
3.The site is suitable for the type and intensity of use or development that is
proposed.
The site is approximately 6.4-acres and the layout of the existing Oak Park
Plaza, along with minor infrastructure modifications required as a result of
the project, is suitable for the proposed project.
4.There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The proposed project will utilize City supplied water, sanitation, and public
utilizes and services that ensure public health and safety. Nothing in the
proposed project is anticipated to be overly impactful to these services, as
they are consistent with the General Plan and Municipal Code. Conditions of
approval developed for the project will additionally ensure public services are
minimally impacted.
5.The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the vicinity.
The proposed uses will not be detrimental to the public health, safety, or
welfare due to the project being located in the existing Oak Park Plaza
and the implementation of conditions of approval developed for the project
that are intended to protect the public health, safety and welfare.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Amended Conditional Use Permit 19-001 as set forth in
Exhibit “B”, attached hereto and incorporated herein by this reference, with the above
RESOLUTION NO.
PAGE 3
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference.
On motion by Commissioner _______, seconded by Commissioner _______, and by the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 2nd day of April, 2019.
RESOLUTION NO.
PAGE 4
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 5
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
AMENDED CONDITIONAL USE PERMIT 19-001
1570 W. BRANCH STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the expansion and establishment of a garden center of
approximately 5,400 square feet, expansion of a previously approved grocer to
23,064 square feet, establishment of a dance studio of 7,081 square feet at the
rear of the building, demising the remaining building space into two (2) additional
retail spaces, and entitlement of an 1,800 square foot commercial building pad with
a drive-thru in the existing parking lot.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Amended Conditional
Use Permit 19-001.
4. This application shall automatically expire on April 2, 2021 unless a building permit
is issued.
5. Development shall conform to the Regional Commercial requirements except as
otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of April 2, 2019 and marked Exhibit “B”.
7. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers,
or employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
8. A copy of these conditions shall be incorporated into all construction documents.
RESOLUTION NO.
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9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
11. Development shall comply with Development Code Sections 16.48.070, “Fences,
Walls and Hedges”; 16.48.120, “Performance Standards”; and 16.48.130
“Screening Requirements”.
12. The developer shall comply with Development Code Chapter 16.56, “Parking and
Loading Requirements”. All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
13. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
14. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
area shall accommodate recycling container(s).
15. Noise resulting from construction activities shall conform to the standards set forth
in Chapter 9.16 of the Municipal Code. No construction shall occur on Sundays or
City observed holidays.
16. At the time of application for construction permits, the applicant shall provide
details on proposed exterior lighting, if applicable. The lighting plan shall include
the height, location, and intensity of all exterior lighting consistent with Section
16.48.090 of the Development Code. All lighting fixtures shall be shielded so that
neither the lamp nor the related reflector interior surface is visible from adjacent
properties. All lighting for the site shall be downward directed and shall not create
spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. A total of 110
trees are required for the shopping center (1 tree per 5 parking spaces). The
landscape and irrigation plan shall be prepared by a licensed landscape architect
subject to review and approval by the Community Development and Public Works
Departments. The landscape plan shall be in conformance with Development
Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include
the following:
a. Tree staking, soil preparation and planting detail;
RESOLUTION NO.
PAGE 7
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within
five feet (5’) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants;
iii. An automated irrigation system using smart controller (weather
based) technology;
iv. The selection of groundcover plant species shall include native
plants;
v. Linear planters shall be provided in parking areas;
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
18. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by
the Public Works Director;
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any
tree;
c. No grading shall occur under a trees dripline, unless approved by the Public
Works Director;
d. For all trees within twenty feet (20’) of construction, a five foot (5') protective
fence shall be constructed a minimum of 8' from the trunk or at the dripline,
whichever distance is greater;
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best Management
Practices. An independent certified arborist, paid for by the developer and
selected by the Public Works Director, shall conduct all pruning on site. The
independent arborist shall report to the City’s Arborist regarding any pruning
activities.
19. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
20. All new electrical panel boxes shall be installed inside the building they serve.
21. All new Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, and screened to the maximum extent feasible.
22. All new double detector check valve assemblies shall be located directly adjacent
to or within the respective building to which they serve.
RESOLUTION NO.
PAGE 8
23. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
24. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
25. Electric vehicle charging stations and spaces shall be installed in the parking lot as
identified on the project plans.
26. Development of the drive-thru pad shall meet the requirements of Section
16.52.090, or equivalent, of the Municipal Code regarding drive-thru uses.
27. Future internal changes to the number of tenants for permitted uses, and any
resulting façade changes, can be approved by the Community Development
Department through building permits. The Architectural Review Committee may be
consulted for a recommendation to the Community Development Director when
inconsistencies with previously approved colors and materials are identified.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT
BUILDING CODES
28. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
29. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code. This
includes painting, stenciling, and signage.
FIRE FLOW/FIRE HYDRANTS
30. Project shall have a fire flow in accordance with the California Fire Code.
31. Fire hydrants shall be installed, per Fire Department and Public Works Department
RESOLUTION NO.
PAGE 9
standards and per the California Fire Code.
SECURITY KEY BOX
32. The applicant must provide an approved "security key vault" for each tenant, per
Building and Fire Department guidelines and per the California Fire Code.
FIRE SPRINKLER
33. All tenant spaces must be fully sprinklered with separate systems, per Building and
Fire Department guidelines and per the California Fire Code.
34. Provide Fire Department approved access or sprinkler-system per National Fire
Protection Association Standards. Fire sprinkler alarm and initiating devices such
as heat and smoke detectors shall be monitored by an alarm system.
ABANDONMENT / NON-CONFORMING
35. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT / RETAINING WALLS
36. A demolition permit must be applied for, approved and issued. All asbestos and
lead shall be verified if present and abated prior to permit issuance.
SPECIAL CONDITIONS
37. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer’s or City’s request.
38. All plans shall demonstrate appropriate Fire apparatus access through modified
turning aisles throughout the site.
ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT
GENERAL CONDITIONS
39. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
40. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
RESOLUTION NO.
PAGE 10
41. Provide trash enclosures in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor
or the onsite water quality BMP. Identify a trash enclosure for Tenant A.
42. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be reserved exclusively for
dumpster and recycling container storage. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
43. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
44. Record Drawings (“as-built” plans) are required to be submitted prior to release of
the Faithful Performance Bond.
45. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format.
46. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
47. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
IMPROVEMENT PLANS
48. Applicant shall fund outsourced plan and map check services, as required.
49. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City, County and/or Caltrans).
CURB, GUTTER, AND SIDEWALK
50. Install ADA compliant facilities on the subject property where necessary or verify
that existing facilities are compliant with State and City Standards.
51. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director.
52. Install ADA compliant ramps at driveway entrances on West Branch Street.
RESOLUTION NO.
PAGE 11
GRADING AND DRAINAGE
53. On-site storm drains shall be retrofitted with filters and VOC removal socks.
Additional Tier 2 water quality filtration may be necessary based on the full
project scope.
WATER
54. A new 8” Double Detector Check (DDC) backflow device per City Standard 6410
is required to replace the existing 8” DDC that no longer meets Standard.
55. There is only one (1) two inch (2”) water meter that services the building. It is
recommended that the applicant install two (2) new meters for the fitness facility
and grocery store. Alternatively, the applicant can install private water sub-
meters to properly divide the water bill.
56. The applicant shall relocate the existing fire hydrant in the back of the building
within the roadway to the north approximately 15’ and located behind the curb.
SEWER
57. There is only one (1) sewer lateral for the building. It is recommended separate
sewer laterals be installed for the fitness facility and the grocery store. All sewer
laterals shall comply with Engineering Standard 6810.
SPECIAL CONDITIONS
58. The applicant shall reseal and restripe the parking lot.
59. The applicant shall install stop signs and exit points along West Branch Street
along the subject property only.
PUBLIC SAFETY
60. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
61. Prior to issuance of a certificate of occupancy, the applicant shall post
accessible parking signage, per California Building Code Section 11A and other
applicable standards.
62. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system per Police Department guidelines, and pay the
Police Department alarm permit application fee.
63. Prior to issuance of a certificate of occupancy, for any parking lots available to
RESOLUTION NO.
PAGE 12
the public located on private lots, the developer shall post private property “No
Parking” signs in accordance with the handout available from the Police
Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
64. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan Review Fee (Based on the current Building Division fee schedule. NOTE:
The applicant is responsible to pay all fees associated with outside plan review
consultants)
65. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect at the time
of building permit issuance, involving water connection or enlargement of an
existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time of
building permit issuance.
c. Water Meter charge to be based on codes and rates in effect at the time of
building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect at the time
of building permit issuance.
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect at the time
of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at the time of
building permit issuance.
h. South San Luis Obispo County Sanitation District Connection fee, to be
based on codes and rates in effect at the time of building permit issuance.
i. Drainage fee, to be based on codes and rates in effect at the time of building
permit issuance.
j. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
k. Construction Tax, to be based on codes and rates in effect at the time of
building permit issuance.
l. Alarm Fee, to be based on codes and rates in effect at the time of building
permit issuance.
m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes
and rates in effect at the time of building permit issuance.
n. Building Permit Fee, to be based on codes and rates in effect at the time of
building permit issuance.
RESOLUTION NO.
PAGE 13
ARCHITECTURAL REVIEW COMMITTEE
66. The final location of the loading area for the hardware store and garden center
shall not adversely impact on-site circulation or emergency access.
67. The final design of the commercial drive-thru building shall require Architectural
Review and shall return to the Architectural Review Committee for review and
recommendation to the Community Development Director.
Project Site (6.4 acres)Shopping Center (10.845 acres)HWY 101. OAK PARK BLVDW. BRANCH ST.PROPOSED (VIEW A) EXTERIOR IMPROVEMENTSPROPOSED (VIEW C) EXTERIOR IMPROVEMENTSPROPOSED (VIEW B) EXTERIOR IMPROVEMENTSSHEET INDEXTITLE SHEETA1EXISTING CONDITIONSA2EXISTING AREAS AND COUNTSA3ARCHITECTURAL SITE PLANA4CONCEPT PERSPECTIVES A5COLORS AND MATERIALS A6BUILDING ELEVATIONSA7MONUMENT SIGN A8 GARDEN CENTER ENLARGED SITE PLAN A9NEW PAD ENLARGED SITE PLAN A10PROJECT DESCRIPTIONPROJECT TEAMOWNER: ORRADRE RANCH768 TWIN CREEKS WAYSAN LUIS OBISPO, CA 93401CONTACT:PETER ORRADREPORRADRE@SBCGLOBAL.NETAPPLICANT: ARROYO GRANDE COMMERCIAL LLCP.O. BOX 481, OAKHURST, CA 93644CONTACT:RICK GAMBRILRGAMBRIL@YAHOO.COMARCHITECT: RRM DESIGN GROUPLANDSCAPE: 3765 S. HIGUERA ST.SAN LUIS OBISPO, CA 93401TEL: (805) 543-1794FAX: (805) 543-4609CONTACT: PAT BLOTE - PROJECT ARCHITECT WES AROLA - LANDSCAPE ARCHITECTVICINITY MAPPROJECT STATISTICSPROJECT ADDRESS: 1570 W. BRANCH STREET, ARROYO GRANDE, CAPROJECT SITE AREA6.4 ACRESAPN:077-771-068ZONING: RC - REGIONAL COMMERCIALOCCUPANCY: B2 (AS-BUILT)TYPE OF CONSTRUCTION V-N ( EXISTING)EXISTING LAND USE: SHOPPING CENTER (SC)COMMUNITY CODE: ARROYO GRANDE(SC) GROSS AREA: 472,408 SF (10.845 AC.)BUILDING AREA:K-MART BLDG ENVELOPE 87,132 SFSHOP BUILDING #1 11,200 SFSHOP BLDG. #2 - 1RST FLOOR 12,550 SF- 2ND FLOOR12,300 SFCARL’S JR. REST 3,500 SFRESTAURANT 4,800 SFBANK 7,200 SFNEW PAD (FAST FOOD) 1,800 SFTOTAL =140,482 SFSITE BUILDING COVERAGE: 128,182/ 472,408 = 27.13% SITE LANDSCAPE COVERAGE: 56,280 SF / 472,408 SF = 11.91%PARKING CALCULATIONS:Table 1 - Required Parking Tenant Use Square Footage Parking Ratio Required Spaces A Hardware Store (interior space) 20,856 1/250 sq. ft. 83 A Hardware store - Garden Center 5,400 1/2,000 sq.ft. 3 B Fitness Center 16,734 1/250 sq. ft. 67 C Grocery 23,064 1/250 sq. ft. 92 D Retail 6,631 1/250 sq. ft. 27 E Retail 10,075 1/250 sq. ft. 40 F Dance Studio 7,081 1/3 students + staff 20 G New Tenant Pad - Fast Food 1,800 GLA x 65%/100 12 Existing retail, offices & bank 43,250 1/250 sq. ft. 173 Existing restaurants 8,300 GLA x 65%/100 54 Total571 Table 2 - Project Parking Summary Summary Feature Parking Numbers Parking Provided Required Parking 571 13.3% Shared Reduction - 76 Adjusted requirement 495 1 1 Reflects net loss of 42 spaces to provide outdoor garden center and new tenant pad. Previous parking total was 537 spaces (7% shared reduction approved by ARC after PC review of CUP); therefore, new parking total is 495 spaces (537-42 = 495). 1570 WEST BRANCH STREET, ARROYO GRANDE, CAA1WEST BRANCH STREET TENANT AND FACADE UPDATETITLE SHEETTHE SITE HAS BEEN DEVELOPED AS A SHOPPING CENTER WITH K-MART AS ITS ANCHOR FOR SEVERAL DECADES.ON SEPTEMBER 4, 2018, THE CITY PLANNING COMMISSION APPROVED A CUP TO ALLOW THREE TENANT SPACES IN THE FORMER K-MART BUILDING AND ADD 4,500 SQUARE FEET OF FLOOR AREA TO ITS SOUTHWESTERN CORNER RESULTING IN 87,132 SQUARE FEET OVERALL. THE THREE TENANTS INCLUDED A GYM, GROCERY STORE WITH LIQUOR SALES, AND A LARGE RETAIL SPACE. THE NEW PROPOSAL IS STILL TO RE-PURPOSE THE BUILDING FOR VIABLE COMMUNITY USES AND SERVICES, BUT THE REQUEST IS NOW TO DIVIDE THE BUILDING INTO 6 SEPARATE TENANT SPACES AS FOLLOWS:1) HARDWARE STORE OF 20,856 SQUARE FEET WITH A 5,400 SQUARE-FOOT GARDEN CENTER;2) FITNESS FACILITY OF 16, 734 SQUARE FEET;3) GROCERY STORE OF 23,064 SQUARE FEET;4) RETAIL SPACE OF 6,631 SQUARE FEET;5) RETAIL SPACE OF 10,075 SQUARE FEET; AND6) DANCE STUDIO OF 7,081 SQUARE FEET.WITH THE CHANGE IN THE NUMBER OF TENANTS, THE FACADE MASSING HAS GENERALLY REMAINED CONSISTENT WITH PLANS PREVIOUSLY REVIEWED BY THE ARC AND PLANNING COMMISSION. ADDITIONAL ENTRIES TO THE BUILDING WORK TO FURTHER ARTICULATE THE FAÇADE AND REDUCE THE APPARENT BULK AND MASSING OF THE OVERALL BUILDING. THE CHANGES IN THE NUMBER OF TENANTS DO NOT AFFECT CONDITIONS FOR SITE IMPROVEMENTS.IN ADDITION, CURRENT PLANS SHOW A SMALL PAD BUILDING OF 1,800 SQUARE FEET IN THE PARKING FIELD NEARER WEST BRANCH STREET. THE IDEA IS TO PROVIDE SPACE FOR A FAST-FOOD RESTAURANT OR SMALL TO-GO COFFEE SHOP. THE ADDITIONAL PAD HELPS ENLIVEN THE SHOPPING CENTER AND MINIMIZE THE VISUAL EXTENT OF THE PARKING FIELDS. NORTHN.T.S.1192-03-CO19 March 25, 2019EXHIBIT "B"
NORTH BOUND HWY 101 VIEWSOUTH BOUND HWY 101 VIEWNORTHERN MOST ENTRANCE (ENTRY 1)ENTRY 2ENTRY 3ENTRY 4 ( UPPER SITE ACCESS @ SOUTHERN END OF SITE) VICINITY MAPMAIN VIEW OF PROPOSED BUILDING FACADE REMODELproject siteHWY 101. OAK PARK BLVDW. BRANCH ST.DEGFCBAABCDEFG1570 WEST BRANCH STREET ARROYO GRANDE CAA2WEST BRANCH STREET TENANT AND FACADE UPDATEEXISTING CONDITIONS1192-03-CO19 March 25, 2019
NORTH3A-2012A-2014A-2011A-201411' - 0"112' - 0"45' - 0"100' - 0"212' - 0"46 spaces 46 spaces46 spaces45 spaces45 spaces26 spaces6 spaces12 spaces6 spaces9 spaces8 spaces 6 spaces9 spaces3 spaces3spaces16 spaces19 spaces20 spaces20 spaces15 spaces8 spaces7 spaces4 spaces11 spaces11 spacestrashtrash23 spaces 26 spaces8 spaces10 spaces10 spaces14 spaces10 spaces3,500 SF50' - 0"70' - 0"60' - 0"120' - 0"60' - 0"80' - 0"80' - 0"140' - 0"60' - 0"3 spaces205' - 0"7,200 SF4,800 SF12,550 SF(1RST FLOOR)12,300 SF(2ND FLOOR)11,200 SF82,632 SF1570 WEST BRANCH STREET ARROYO GRANDE CAA3WEST BRANCH STREET TENANT AND FACADE UPDATEEXISTING AREAS AND COUNTSSCALE: 1” = 40’- 0” (24”X36” SHEET)1192-03-CO19 March 25, 2019SITE PLAN ( W/ EXISTING BUILDING AREAS AND PARKING COUNTS)
1570 WEST BRANCH STREET ARROYO GRANDE CAA4WEST BRANCH STREET TENANT AND FACADE UPDATEARCHITECTURAL SITE PLANSCALE: 1” = 40’- 0” (24”X36” SHEET)1192-03-CO19 March 25, 2019SITE LEASING AND CONCEPT PLANNORTH
AVIEW KEY PLANSCALE S: NTSNORTHABCPROPOSED (VIEW C) EXTERIOR IMPROVEMENTSPROPOSED (VIEW B) EXTERIOR IMPROVEMENTSEXISTING GARDEN CENTER (VIEW B)EXISTING REAR NORTH EAST CORNER (VIEW C)1570 WEST BRANCH STREET ARROYO GRANDE CAA5WEST BRANCH STREET TENANT AND FACADE UPDATECONCEPT PERSPECTIVES1192-03-CO19 March 25, 2019
WORDLY GRAYSHERWIN WILLIAMS: 7043EXTRA WHITESHERWIN WILLIAMS: SW7006DOVETAILSHERWIN WILLIAMS: SW7018ACB• HOBBY LOBBY ENTRY• PLASTER TRIM• CORNICE/PARAPET• STUCCO• FASCIA BOARDS• EXTERIOR CEILING SOFITSMAIN BUILDING COLORACCENT COLORCORNICE/PARAPET COLOR BRONZE ANODIZED METAL(WINDOW/DOOR TRIM STEEL TRELLIS FRAME, PIPE RAIL HORIZONTAL LAP SIDINGFIBER CEMENT SIDING(PAINTED Bracing Blue SW 6242)PER ELEVATIONSACCENT CMU BLOCK(PROPOSED COLUMN WALLS AND EXISTING BASE)PER ELEVATIONSACCENT CORRUGATED METAL(ACCENT SIGN ENTRY WALL)PER ELEVATIONSPROPOSED EXTERIOR IMPROVEMENT SUITE 341 ENTRY - (VIEW -A)AVIEW KEY PLANSCALE S: NTSNORTHEXISTINGAPPROVEDPROPOSED (VIEW A) EXTERIOR IMPROVEMENTSDEFGEGFCBA1570 WEST BRANCH STREET ARROYO GRANDE CAA6WEST BRANCH STREET TENANT AND FACADE UPDATE(NO CHANGE TO APPROVED COLORS AND MATERIALS)COLOR AND MATERIALS1192-03-CO19 March 25, 2019ABC
(E) T.O.PARAPET HT.+/- 23’-6”SOUTH ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET)WEST ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET)EAST ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET)NORTH ELEVATIONOUTLINE OF NEIGHBORING BUILDINGNEW ENTRY FEATURE WITH DIRECT ACCESS TO ADJACENT PARKING LOT.NEW TENANT “F” MAIN ENTRYENHANCEMENT TO EXISTING TRASH ENCLOSURE LOCATIONNEW TENANT “F” ENTRYNEW GARDEN CENTER AND GARDEN CENTER ENTRYFOR TENANT “A”NEW GARDEN CENTERFOR TENANT “A”NEW GARDEN CENTERFOR TENANT “A”NEW TENANT “E” ENTRYNEW TENANT “D” ENTRYNEW CART CORRAL AND ACCESSIBLE RAMP HOUSED UNDER A NEW SHRUBBED TRELLISOUTLINE OF APPROVED ELEVATION DESIGN FOR THREE TENANT ENTRIESOUTLINE OF APPROVED ELEVATION DESIGN FOR THREE TENANT ENTRIESSCALE: 1/16” = 1’- 0” (24”X36” SHEET)1570 WEST BRANCH STREET ARROYO GRANDE CAA7WEST BRANCH STREET TENANT AND FACADE UPDATEBUILDING ELEVATIONS1192-03-CO19 March 25, 2019
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'5,9(7+58(175<7:2:$<75$)),&'5,9(7+58(;,7',1,1*3$7,26)',1,1*3$7,26)02180(176,*1/2&$7,211(:$&&(66,%/(3$7+7238%/,&:$<7(1$17*6):(67%5$1&+675((71(:9$1$&&(66,%/($'$67$//
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32 FEET TALLMATCHES EXISTING HEIGHT1570 WEST BRANCH STREET ARROYO GRANDE CAA8WEST BRANCH STREET TENANT AND FACADE UPDATEMONUMENT SIGN1192-03-CO19 March 25, 2019
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7:2:$<75$)),&*$5'(1&(17(5/2$',1*$5($1(:*$5'(1&(17(56)'(/,9(5<*$7(1570 WEST BRANCH STREET ARROYO GRANDE CAA9WEST BRANCH STREET TENANT AND FACADE UPDATEGARDEN CENTERENLARGED SITE PLAN1192-03-CO19 March 25, 2019SCALE: 1” = 10’- 0” (24”X36” SHEET)GARDEN CENTER SITE PLANNORTH
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1570 WEST BRANCH STREET ARROYO GRANDE CAA10WEST BRANCH STREET TENANT AND FACADE UPDATENEW PADENLARGED SITE PLAN1192-03-CO19 March 25, 2019SCALE: 1” = 10’- 0” (24”X36” SHEET)NEW PAD SITE PLANNORTH
RESOLUTION NO. 18-2312
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 18-004; LOCATED AT 1570
W. BRANCH STREET; APPLIED FOR BY PETER
ORRADRE
WHEREAS, the project site is an approximately 6.4-acre site located in the Regional
Commercial (RC) zoning district and currently developed with an approximately 82,600
square-foot commercial building formerly occupied by Kmart; and
WHEREAS, the project site is part of the Oak Park Plaza shopping center; and
WHEREAS, the applicant desires to expand the existing commercial structure by
approximately 4,500 square feet and split the resulting commercial space into three (3)
tenant spaces, including a fitness facility operating 24-hours per day, a grocery store larger
than 20,000 square feet and selling beer, wine, and distilled spirits, and a 50,000 square
foot retail store; and
WHEREAS, the expansion of an existing commercial building by 4,500 square feet, the
establishment of a fitness facility in the RC zoning district, the establishment of a grocery
store greater than 20,000 square feet, and the sale of beer, wine and distilled spirits
requires approval of a conditional use permit; and
WHEREAS, the applicant additionally desires to construct a fifty foot (50') freeway sign to
provide advanced notification to motorists traveling on Highway 101; and
WHEREAS, freeway signs between 20' and 50' require approval of Planned Sign
Programs; and
WHEREAS, the request was reviewed in accordance with the development review
process identified in the Municipal Code; and
WHEREAS, the Architectural Review Committee reviewed the project on August 20, 2018,
recommending approval of the project to the Planning Commission; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the
project is exempt per Sections 15301(e)(2), 15303(c), and 15332 of the CEQA Guidelines
regarding existing facilities, new construction, and in-fill development projects in urban
areas, respectively; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on September 4, 2018; and
ATTACHMENT 1
RESOLUTION NO. 18-2312
PAGE.2
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provision_s of
this title, the goals, and objectives of the Arroyo Grande General Plan, and
the development policies and standards of the City.
The proposed uses outlined in the recitals are permitted within the Regional
Commercial district pursuant to Section 16.36.030 of the Development Code
and the project complies with all applicable provisions of the Development
Code, the goals and objectives of the Arroyo Grande General Plan including
Policies LU12, LU12-11.3, LU12-12 and ED5-1 of the Land Use Element
and Economic Development Element, and the development policies and
standards of the City.
2. The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
The proposed use will not impair the integrity and character of the district in
which it is to be established or located due to the purpose of the Regional
Commercial district being to provide for a diversity of commercial uses that
serve community and regional needs for retail and personal services, the
symbiotic nature of the proposed uses with the remainder of the Oak Park
Plaza, and the implementation of conditions of approval developed for the
project that are intended to protect the public health, safety and welfare.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is approximately 6.4-acres and the layout of the existing Oak Park
Plaza, along with minor infrastructure modifications required as a result of
the project, is suitable for the proposed project.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The proposed project will utilize City supplied water, sanitation, and public
utilizes and services that ensure public health and safety. Nothing in the
proposed.project is anticipated to be overly impactful to these services.
Conditions of approval developed for the project will additionally ensure
public services are minimally impacted.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety, or
welfare due to the project being located in the existing Oak Park Plaza
RESOLUTION NO. 18-2312
PAGE 3
and the implementation of conditions of approval developed for the project
that are intended to protect the public health, safety and welfare.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 18-002 as set forth in Exhibit "B",
attached hereto and incorporated herein by this reference, with the above findings and
subject.to the conditions as set forth in Exhibit "A", attached hereto and incorporated
herein by this reference.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Arroyo Grande hereby continues to a date uncertain Planned Sign Program 18-001
to allow for more complete information regarding signage to be submitted by the applicant
and allow residences within 300' of the freeway across from the project to be notified of the
project and all public hearings.
On motion by Commissioner Mack, seconded by Commissioner George, and by the
following roll call vote, to wit:
AYES: Mack, George, Fowler-Payne, Schiro
NOES: None
ABSENT: Martin
the foregoing Resolution was adopted this 4th day of September, 2018.
RESOLUTION NO: 18-2312
PAGE 4
GLENN MARTIN,
CHAIR
ATTEST:
1),
MATTHEW DOWNING
SECRETARY TO THE CO' ISSION
AS TO CONTENT:
G
T RCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 18-2312
PAGE 5
EXHIBIT 'A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 18-004
1570 W. BRANCH STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the expansion of an existing commercial building 'by
approximately 5,000 square feet and the demising of the resulting building into
three (3) tenant spaces, including retail, a grocer selling beer, wine, and distilled
spirits, and a fitness facility operating 24-hours per day.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Conditional Use
Permit 18-004.
4. This application shall automatically expire on September 4, 2020 unless a building•
permit is issued.
5. Development shall conform to the Regional Commercial requirements except as
otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of September 4, 2018 and marked
Exhibit"B".
7. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers,
or employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
8. A copy of these conditions shall be incorporated into all construction documents.
9. At the time of application for construction permits, plans submitted shall show all
RESOLUTION NO. 18-2312
PAGE 6
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signsshall be removed.
11. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
Screening Requirements".
12. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
13. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
14. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of ah exterior finish that
complements the architectural features of the main building. The trash enclosure
area shall accommodate recycling container(s).
15. Noise resulting from construction activities shall conform to the standards set forth
in Chapter 9.16 of the Municipal Code. No construction shall occur on Sundays or
City observed holidays.
16. At the time of application for construction permits, the applicant shall provide
details on proposed exterior lighting, if applicable. The lighting plan shall include
the height, location, and intensity of all exterior lighting consistent with Section
16.48.090 of the Development Code. All lighting fixtures shall be shielded so that
neither the lamp nor the related reflector interior surface is visible from adjacent
properties. All lighting for the site shall be downward directed and shall not create
spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. A total of 110
trees are required for the shopping center (1 tree per 5 parking spaces). The
landscape and irrigation plan shall be prepared by a licensed landscape architect
subject to review and approval by the Community Development and Public Works
Departments. The landscape plan shall be in conformance with Development
Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include
the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
RESOLUTION NO. 18-2312
PAGE 7
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within
five feet.(5') of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants;
iii. An automated irrigation system using smart controller (weather
based) technology;
iv. The selection of groundcover plant species shall include native
plants;
v. Linear planters shall be provided in parking areas;
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
18. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by
the Public Works Director;
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any
tree;
c. No grading shall occur under a trees dripline, unless approved by the Public
Works Director;
d. For all trees within twenty feet (20') of construction, a five foot (5') protective
fence shall be constructed a minimum of 8' from the trunk or at the dripline,
whichever distance is greater;
e. At a minimum, all pruning shall comply with the American National
Standards Institute(ANSI) A300 Pruning Standards and Best Management
Practices. An independent certified arborist, paid for by the developer and
selected by the Public Works Director, shall conduct all pruning on site. The
independent arborist shall report to the City's Arborist regarding any pruning
activities.
19. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
20. All new electrical panel boxes shall be installed inside the building they serve.
21. All new Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, and screened to the maximum extent feasible.
22. All new double detector check valve assemblies shall be located directly adjacent
to or within the respective building to which they serve.
RESOLUTION NO. 18-2312
PAGE 8
23. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
24. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions. of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
25. A minimum of two (2) electric vehicle charging stations, totaling four (4) parking
spaces, shall be installed in the parking lot for the project.
26. In compliance with the 2012 Bicycle and Trails Master Plan, the property owner
shall record a pedestrian access easement, on a form approved by the City
Attorney, across the rear of the property to facilitate development of pedestrian
connectivity utilizing the existing pedestrian bridge to the adjoining hotel property
and the trail to the James Way Habitat.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
27. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
28. Prior to issuance of a certificate of occupancy, the applicant .shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code. This
includes painting, stenciling, and signage.
FIRE FLOW/FIRE HYDRANTS
29. Project shall have a fire flow in accordance with the California Fire Code.
30. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
RESOLUTION NO. 18-2312
PAGE 9
SECURITY KEY BOX
31. The applicant must provide an approved "security key vault" for each tenant, per
Building and Fire Department guidelines and per the California Fire Code.
FIRE SPRINKLER
32. All tenant spaces must be fully sprinklered with separate systems, per Building and
Fire Department guidelines and per the California Fire Code.
33. Provide Fire Department approved access or sprinkler-system per National Fire
Protection Association Standards. Fire sprinkler alarm and initiating devices such
as heat and smoke detectors shall be monitored by an alarm system.
ABANDONMENT/ NON-CONFORMING
34. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT/ RETAINING WALLS
35. A demolition permit must be applied for, approved and issued. All asbestos and
lead shall be verified if present and abated prior to permit issuance.
SPECIAL CONDITIONS
36. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer's or City's request.
ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS
GENERAL CONDITIONS
37. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
38. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
39. Provide trash enclosure in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor
or the onsite water quality BMP.
40. Trash enclosure area(s) shall be screened from public view with landscaping'or
other appropriate screening materials, and shall be reserved exclusively for
RESOLUTION NO. 18-2312
PAGE 10
dumpster and recycling container storage. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
41. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and -
Engineering Standards.
42. Record Drawings ("as-built" plans) are required to be submitted prior to release of
the Faithful Performance Bond.
43. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format.
44. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
45. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
IMPROVEMENT PLANS
46. Applicant shall fund outsourced plan and map check services, as required.
47. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City, County and/or Caltrans).
CURB, GUTTER, AND SIDEWALK
48. Install. ADA compliant facilities on the subject property where necessary or verify
that existing facilities are compliant with State and City Standards.
49. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director.
50. Install ADA compliant ramps at driveway entrances on West Branch Street.
GRADING AND DRAINAGE
51. On-site storm drains shall be retrofitted with filters and VOC removal socks.
WATER
52. A new 8" Double Detector Check (DDC) backflow device per City Standard 6410
RESOLUTION NO. 18-2312
PAGE 11
is required to replace the existing 8" DDC that no longer meets Standard.
53. There is only one (1) two inch (2") water meter that services the building. It is
recommended that the applicant install two (2) new meters for the fitness facility
and grocery store. Alternatively, the applicant can install private water sub-
meters to properly divide the water bill.
54. The applicant shall relocate the existing fire hydrant in the back of the building
within the roadway to the north approximately 15' and located behind the curb.
SEWER
55. There is only one (1) sewer lateral for the building. It is recommended separate
sewer laterals be installed for the fitness facility and the grocery store. All sewer
laterals shall comply with Engineering Standard 6810.
SPECIAL CONDITIONS
56. The applicant shall reseal and restripe the parking lot.
57. The applicant shall install stop signs and exit points along West Branch Street
along the subject property only.
PUBLIC SAFETY
58. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
59. Prior to issuance of a certificate of occupancy, the applicant shall post
accessible parking signage, per California Building Code Section 11A and other
applicable standards.
60. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system per Police Department guidelines, and pay the
Police Department alarm permit application fee.
61. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property "No
Parking" signs in accordance with the handout available from the Police
Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
62. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
RESOLUTION NO. 18-2312
PAGE 12
a. Plan Review Fee (Based on the current Building Division fee schedule. NOTE:
The applicant is responsible to pay all fees associated with outside plan review
consultants)
63. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect at the time
of building permit issuance, involving water connection or enlargement of an
existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time of
building permit issuance.
c. Water Meter charge to be based on codes and rates in effect at the time of
building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect at the time
of building permit issuance.
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect at the time
of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at the time of
building permit issuance.
h. -South San Luis Obispo County Sanitation District Connection fee, to be
based on codes and rates in effect at the time of building permit issuance.
i. Drainage fee, to be based on codes and rates in effect at the time of building
permit issuance.
j. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
k. Construction Tax, to be based on codes and rates in effect at the time of
building permit issuance.
I. Alarm Fee, to be based. on codes and rates in effect at the time of building
permit issuance.
m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes
and rates in effect at the time of building permit issuance.
n. Building Permit Fee, to be based on codes and rates in effect at the time of
building permit issuance.
ARCHITECTURAL REVIEW COMMITTEE
64. Prior to issuance of a building permit, a tree replacement plan shall be reviewed by
the Architectural Review Committee for a recommendation to the Community
Development Director.
65. Prior to issuance of a building permit, the final color and materials that takes into
consideration the potential remodel of the remainder of the center shall .be
reviewed by the Architectural Review Committee for a recommendation to the
Community Development Director.
RESOLUTION NO. 18-2312
PAGE 13
PLANNING COMMISSION
66. Prior to issuance ofa buildingpermit, the final landscape plan, including
building landscape included in plan renderings, shall be reviewed by the
Architectural Review Committee for a recommendation to the Community
Development Director.
67. Prior to issuance of a building permit, the complete site plan, including trash
enclosures, cart corrals, and accurate parking reductions shall be reviewed by the
Architectural Review Committee for a recommendation .to the Community
Development Director.
EXHIBIT "B"
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PROJECT DESCRIPTION PROJECT STATISTICS PROJECT TEAM SHEET INDEX
THE STI E IIAS BEEN DEVELOPED AS A S)IOFPLJGCEI ITER WITH K-MART AS IISANCFIOP TOR PROJECT ADDRESS 1.570 W.BRANCH STREET OWNER: ORRADRE RANCH 111LE SWEET AI
SEVFRA1 DECADES.THE APPLF.A.IIT G PR FOSINC;TO ADD 4.5CX)S:-NIAFE FEET OF FLOOR AREA ARROYOORANDE.CA 268 TWIN CREEi.SOVX EASING CONDITTONS
TO THE SOUTHWESTERN CORNER OF THE FORMER:.-MART BURDWG EESPLTWG OI 87.132SCFJAPE PROJECT SITE AREA 10 ACRES SAN LUIS OBEFO.CA 93471 EXISTING AREAS AND COUNTS
FEET OVERALL THE BUILD5JGWEL BE DIVIDED Pao THREE SEPARATE TENANT SPACES OF 16 748 APN O%:-.7710,8 CONTACT: OE AND ;•IAGE CUrIOEPI AJ
SOI TAPS FEET FORA FITNESS FACMI.M.352SOUARE FEET FOR A GROCERY SIURE.AND 50.032 PETER OEUADRE COLORS AND MATERIALS AS
SQUARE I LET TOR A CP.AT TS STORE.THE T/TETTI G IU RE-PURPOSE THBUE EDING AND DO MINIMAL ZONING: RC-REGIOIIAI COMMERCIAL PC,F.RADESISBCGICSHAI.Nf L'URDWG LLEVATC:NS P
SITEDTPROVEMEI ITS TO ACCOMPANY THE FACADE REMODEL TO CREATE THE THREE TENANT OOCUPAI ICY: B2(AS-BU:LT)
SPACES. FITE OF COT 1ST RUCTA.41 V-TI(EXISTING) ARCHITECT: RPM DESIGN GROUP
EXISTING LAND USE: LANDSCAPE: 3765 S.HIGUERA ST.'
COMdUNEYCODE: ARROYO GRANDE SAN LU6 OBISPO.CA 93401
Shopping Center T+Rn.snn-,,,
CROSS AREA.: 4724095E(10.845 AC.) TEU(805)513-1784
BURUNG AREA:FAX:I XU)5434013
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J SHOP 6UGDi1JG q 1 I I,:VO SF PAI BLOTS-PROJECT ARCHITECT
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wit r group 15 0 WEST BRANCH STREET ARROYO GRANDE CA 1192-01-0018 JUNE 15,2018 A 6
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, MARCH 18, 2019
ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET
ARROYO GRANDE, CA
1.CALL TO ORDER
Chair Warren Hoag called the Regular Architectural Review Committee meeting to order at
2:30 p.m.
2.ROLL CALL
ARC Members:Chair Warren Hoag and Committee Members Mary Hertel, and Lori Hall
were present. Vice Chair Bruce Berlin and Committee Member Jon
Couch were absent.
City Staff Present: Planning Manager Matt Downing and Assistant Planner Andrew Perez
were present.
3.FLAG SALUTE
Committee Member Hall led the Flag Salute.
4.AGENDA REVIEW
None.
5.COMMUNITY COMMENTS AND SUGGESTIONS
None.
6.WRITTEN COMMUNICATIONS
None
7.CONSENT AGENDA
Committee Member Hertel made a motion, seconded by Committee Member Hall, to approve
the minutes of the March 4, 2019 Regular Meeting as submitted. The motion passed 3-0 on
the following voice vote:
AYES: Hertel, Hal, Hoag
NOES: None
ABSENT: Berlin, Couch
8.PROJECTS
8.a. CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001;
AMENDMENTS TO CONDITIONAL USE PERMIT 18-004 FOR THE SUBDIVISION OF
APPROVED TENANT SPACES, ADDITION OF A 5,400 SQUARE FOOT GARDEN
CENTER; AND AN 1,800 SQUARE FOOT COMMERCIAL DRIVE-THRU PAD; LOCATION
–1570 W. BRANCH STREET; APPLICANT – RICK GAMBRIL, ARROYO GRANDE
COMMERCIAL LLC; REPRESENTATIVE – RRM DESIGN GROUP (Downing)
Planning Manager Downing presented the staff report and gave a brief history of the project
and previous reviews by the Committee and the Planning Commission. He presented the
project and the changes proposed, including the creation of two new pedestrian entrances,
the new commercial drive-thru building, changes to the parking lot configuration and
ATTACHMENT 2
Minutes: ARC PAGE 2
Monday, March 18, 2019
circulation patterns throughout the site including the potential loading areas for the garden
center.
Pam Ricci and Pat Blote, project representatives, spoke in support of the project, and
explained the details of the loading area will be determined when a tenant is found for the
hardware and garden store space. The applicant’s representatives explained the rationale for
creating multiple tenant spaces was to make the spaces more attractive to potential long-term
tenants, and the addition of the drive-thru commercial pad was fueled both by demand and
from an aesthetic perspective.
The Committee spoke in support of the project, commenting that the new commercial building
breaks up the expanse of parking and adds interest to the center as a whole. The Committee
found the additional entrances appropriate and adds articulation and appeal by breaking up
the massing of the frontage. The Committee expressed concern with the final location of the
loading deck and its impact on circulation and emergency access, and the possibility of an
outdoor seating area that may impact the parking demand.
Committee Member Hertel made a motion, seconded by Committee Member Hall, to
recommend approval of the project to the Planning Commission with the following conditions:
1. The final location of the loading area for the hardware store and garden center shall
not adversely impact on-site circulation or emergency access,
2. The project shall return to the Committee for review of the final design of the
commercial drive-thru building
The motion passed 3-0 on the following voice vote:
AYES: Hertel, Hall, Hoag,
NOES: None
ABSENT: Berlin, Couch
9. DISCUSSION ITEMS
9.a. ELECTION OF CHAIR AND VICE CHAIR (Downing)
Planning Manager Downing presented the item and Chair Hoag recommended a continuation
of the item to the April 1, 2019 Regular Meeting to allow all Committee Members to be present
for the election. The recommendation was unanimously supported.
10. COMMITTEE COMMUNICATIONS
Committee Member Hertel announced her resignation from the Committee effective
immediately.
Committee Member Hall made it known that she will likely miss three (3) consecutive meetings
in June and July for a vacation.
Chair Hoag presented the non-profit organizations that were allocated funding from the Jim
Guthrie Community Service Grant Program, where he served as the Committee’s
representative.
11. STAFF COMMUNICATIONS
Planning Manager Downing expressed his gratitude for being able to facilitate the Jim Guthrie
Community Service Grant Program selection Committee, and emphasized the benefits of the
program.
ATTACHMENT 3
WEST BRANCH STREET(E) RESTAURANT(E) BANK7070 70706767
68 6869 6971
72
73
74 UPUPTENANT B102TENANT A101TENANT C103NOPARKINGNO
PARKI
N
GNOPARKINGNO
PARKI
N
GNOPARKING
TREE GRATE, TYP.TRELLIS WITH CART STORAGENEW RAISED PATHCART STORAGECART STORAGECART STORAGECART STORAGENEW PLANTERNEW PLANTERTRELLIS WITH CART STORAGE18'-10"19'-4"28'-11"18'-2"8'18'(4) NEW ELECTRICVEHICLE STALLSEVEVEVEVENTRY MONUMENTNEW ACCESSIBLESTALLS (7) TOTALTREESBOTANICAL NAMECOMMON NAMECONTQTYLIQUIDAMBAR ORIENTALIS ORIENTAL SWEETGUM 24"BOX 3LIRIODENDRON CHINENSE JAPANESE TULIP TREE 24"BOX 4PISTACIA CHINENSIS CHINESE PISTACHE 24"BOX 12PLATANUS X ACERIFOLIA LONDON PLANE TREE 24"BOX 11TRISTANIA CONFERTA BRISBANE BOX24"BOX 8NEW TREE LEGENDTOTAL NEW TREES = 38EXISTING TREES TO REMAIN39CUPANIOPSIS ANACARDIOIDES/CARROTWOODLIQUIDAMBAR STYRACIFLUA/SWEETGUMPLATANUS SPECIES/LONDON PLANELIRIODENDRON TULIPIFERA/TULIP TREETIPUANA TIPU/TIPU TREEMAGNOLIA GRANDIFLORA/SOUTHERN MAGNOLIAEXISTING TREESN:\1000\1192-01-CO18-West-Branch-St-Multi-Tenant-Comm-Reconfig\Planning\Tree Exhibit\PP-1192-01-CO18.dwg, PL101, Sep 27, 2018 3:40pm, LDWierschem
PROJECT MANAGERDRAWN BYPROJECT NUMBERCHECKED BYSHEETSEPTEMBER 20, 20181192-01-CO18DATErrmdesign.com | (805) 543-17943765 S. Higuera, San Luis Obispo, CA 93401THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2018.RRM IS A CALIFORNIA CORPORATIONNO. REVISIONDATEWEST BRANCH ST. MULTI TENANT
RECONFIGURATION
1570 WEST BRANCH ST, ARROYO GRANDE, CA 93420PL101PLANTING PLANCDLWCD ATTACHMENT 4
Project Site (6.4 acres)
Shopping Center (10.845 acres)
HWY 1
0
1. OAK PARK BLVDW.
B
R
A
N
C
H
S
T
.
PROPOSED (VIEW A) EXTERIOR IMPROVEMENTS
PROPOSED (VIEW C) EXTERIOR IMPROVEMENTS
PROPOSED (VIEW B) EXTERIOR IMPROVEMENTS
SHEET INDEX
TITLE SHEET A1
EXISTING CONDITIONS A2
EXISTING AREAS AND COUNTS A3
ARCHITECTURAL SITE PLAN A4
CONCEPT PERSPECTIVES A5
COLORS AND MATERIALS A6
BUILDING ELEVATIONS A7
MONUMENT SIGN A8
GARDEN CENTER ENLARGED SITE PLAN A9
NEW PAD ENLARGED SITE PLAN A10
PROJECT DESCRIPTION
PROJECT TEAM
OWNER: ORRADRE RANCH
768 TWIN CREEKS WAY
SAN LUIS OBISPO, CA 93401
CONTACT:
PETER ORRADRE
PORRADRE@SBCGLOBAL.NET
APPLICANT: ARROYO GRANDE COMMERCIAL LLC
P.O. BOX 481, OAKHURST, CA 93644
CONTACT:
RICK GAMBRIL
RGAMBRIL@YAHOO.COM
ARCHITECT: RRM DESIGN GROUP
LANDSCAPE: 3765 S. HIGUERA ST.
SAN LUIS OBISPO, CA 93401
TEL: (805) 543-1794
FAX: (805) 543-4609
CONTACT: PAT BLOTE - PROJECT ARCHITECT
WES AROLA - LANDSCAPE ARCHITECT
VICINITY MAP
PROJECT STATISTICS
PROJECT ADDRESS: 1570 W. BRANCH STREET, ARROYO GRANDE, CA
PROJECT SITE AREA 6.4 ACRES
APN: 077-771-068
ZONING: RC - REGIONAL COMMERCIAL
OCCUPANCY: B2 (AS-BUILT)
TYPE OF CONSTRUCTION V-N ( EXISTING)
EXISTING LAND USE: SHOPPING CENTER (SC)
COMMUNITY CODE: ARROYO GRANDE
(SC) GROSS AREA: 472,408 SF (10.845 AC.)
BUILDING AREA:
K-MART BLDG ENVELOPE 87,132 SF
SHOP BUILDING #1 11,200 SF
SHOP BLDG. #2 - 1RST FLOOR 12,550 SF
- 2ND FLOOR 12,300 SF
CARL’S JR. REST 3,500 SF
RESTAURANT 4,800 SF
BANK 7,200 SF
NEW PAD (FAST FOOD) 1,800 SF
TOTAL = 140,482 SF
SITE BUILDING COVERAGE: 128,182/ 472,408 = 27.13%
SITE LANDSCAPE COVERAGE: 56,280 SF / 472,408 SF = 11.91%
PARKING CALCULATIONS:
Parking Calculations
Oak Park Plaza Shopping Center
March 2019
Table 1 - Required Parking
Tenant Use
Square Footage Parking Ratio Required Spaces
A Hardware Store (interior space) 20,856 1/250 sq. ft. 83
A Hardware store - Garden Center 5,400 1/2,000 sq.ft. 3
B Fitness Center 16,734 1/250 sq. ft. 67
C Grocery 23,064 1/250 sq. ft. 92
D Retail 6,631 1/250 sq. ft. 27
E Retail 10,075 1/250 sq. ft. 40
F Dance Studio 7,081 1/3 students +
staff
20
G New Tenant Pad - Fast Food 1,800 GLA x 65%/100 12
Existing retail, offices & bank 43,250 1/250 sq. ft. 173
Existing restaurants 8,300 GLA x 65%/100 54
Total 571
Table 2 - Project Parking Summary
Summary Feature Parking Numbers Parking Provided
Required Parking 571
13.3% Shared Reduction -76
Adjusted requirement 495 1
1 Reflects net loss of 42 spaces to provide outdoor garden center and new tenant pad. Previous parking total was
537 spaces (7% shared reduction approved by ARC after PC review of CUP); therefore, new parking total is 495
spaces (537-42 = 495).
Parking Calculations
Oak Park Plaza Shopping Center
March 2019
Table 1 -Required Parking
Tenant Use Square Footage Parking Ratio Required Spaces
A Hardware Store (interior space)20,856 1/250 sq. ft.83
A Hardware store -Garden Center 5,400 1/2,000 sq.ft.3
B Fitness Center 16,734 1/250 sq. ft.67
C Grocery 23,064 1/250 sq. ft.92
D Retail 6,631 1/250 sq. ft.27
E Retail 10,075 1/250 sq. ft.40
F Dance Studio 7,081 1/3 students +
staff
20
G New Tenant Pad -Fast Food 1,800 GLA x 65%/100 12
Existing retail, offices & bank 43,250 1/250 sq. ft.173
Existing restaurants 8,300 GLA x 65%/100 54
Total 571
Table 2 - Project Parking Summary
Summary Feature Parking Numbers Parking Provided
Required Parking 571
13.3% Shared Reduction - 76
Adjusted requirement 495 1
1 Reflects net loss of 42 spaces to provide outdoor garden center and new tenant pad. Previous parking total was
537 spaces (7% shared reduction approved by ARC after PC review of CUP); therefore, new parking total is 495
spaces (537-42 = 495).
Parking Calculations
Oak Park Plaza Shopping Center
March 2019
Table 1 -Required Parking
Tenant Use Square Footage Parking Ratio Required Spaces
A Hardware Store (interior space)20,856 1/250 sq. ft.83
A Hardware store -Garden Center 5,400 1/2,000 sq.ft.3
B Fitness Center 16,734 1/250 sq. ft.67
C Grocery 23,064 1/250 sq. ft.92
D Retail 6,631 1/250 sq. ft.27
E Retail 10,075 1/250 sq. ft.40
F Dance Studio 7,081 1/3 students +
staff
20
G New Tenant Pad -Fast Food 1,800 GLA x 65%/100 12
Existing retail, offices & bank 43,250 1/250 sq. ft.173
Existing restaurants 8,300 GLA x 65%/100 54
Total 571
Table 2 - Project Parking Summary
Summary Feature Parking Numbers Parking Provided
Required Parking 571
13.3% Shared Reduction -76
Adjusted requirement 495 1
1 Reflects net loss of 42 spaces to provide outdoor garden center and new tenant pad. Previous parking total was
537 spaces (7% shared reduction approved by ARC after PC review of CUP); therefore, new parking total is 495
spaces (537-42 = 495).
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A1WEST BRANCH STREET TENANT AND FACADE UPDATE TITLE SHEET
THE SITE HAS BEEN DEVELOPED AS A SHOPPING CENTER WITH K-MART AS ITS ANCHOR FOR SEVERAL DECADES.
ON SEPTEMBER 4, 2018, THE CITY PLANNING COMMISSION APPROVED A CUP TO ALLOW THREE TENANT SPACES
IN THE FORMER K-MART BUILDING AND ADD 4,500 SQUARE FEET OF FLOOR AREA TO ITS SOUTHWESTERN CORNER
RESULTING IN 87,132 SQUARE FEET OVERALL. THE THREE TENANTS INCLUDED A GYM, GROCERY STORE WITH LIQUOR
SALES, AND A LARGE RETAIL SPACE.
THE NEW PROPOSAL IS STILL TO RE-PURPOSE THE BUILDING FOR VIABLE COMMUNITY USES AND SERVICES, BUT THE
REQUEST IS NOW TO DIVIDE THE BUILDING INTO 6 SEPARATE TENANT SPACES AS FOLLOWS:
1)HARDWARE STORE OF 20,856 SQUARE FEET WITH A 5,400 SQUARE-FOOT GARDEN CENTER;
2)FITNESS FACILITY OF 16, 734 SQUARE FEET;
3)GROCERY STORE OF 23,064 SQUARE FEET;
4)RETAIL SPACE OF 6,631 SQUARE FEET;
5)RETAIL SPACE OF 10,075 SQUARE FEET; AND
6)DANCE STUDIO OF 7,081 SQUARE FEET.
WITH THE CHANGE IN THE NUMBER OF TENANTS, THE FACADE MASSING HAS GENERALLY REMAINED CONSISTENT
WITH PLANS PREVIOUSLY REVIEWED BY THE ARC AND PLANNING COMMISSION. ADDITIONAL ENTRIES TO THE
BUILDING WORK TO FURTHER ARTICULATE THE FAÇADE AND REDUCE THE APPARENT BULK AND MASSING OF
THE OVERALL BUILDING. THE CHANGES IN THE NUMBER OF TENANTS DO NOT AFFECT CONDITIONS FOR SITE
IMPROVEMENTS.
IN ADDITION, CURRENT PLANS SHOW A SMALL PAD BUILDING OF 1,800 SQUARE FEET IN THE PARKING FIELD NEARER
WEST BRANCH STREET. THE IDEA IS TO PROVIDE SPACE FOR A FAST-FOOD RESTAURANT OR SMALL TO-GO COFFEE
SHOP. THE ADDITIONAL PAD HELPS ENLIVEN THE SHOPPING CENTER AND MINIMIZE THE VISUAL EXTENT OF THE
PARKING FIELDS.
NORTHN.T.S.
1192-03-CO19 March 25, 2019
ATTACHMENT 5
NORTH BOUND HWY 101 VIEW
SOUTH BOUND HWY 101 VIEW
NORTHERN MOST ENTRANCE (ENTRY 1)
ENTRY 2
ENTRY 3
ENTRY 4 ( UPPER SITE ACCESS @ SOUTHERN END OF SITE)VICINITY MAP
MAIN VIEW OF PROPOSED BUILDING FACADE REMODEL
project site
HWY 1
0
1. OAK PARK BLVDW. B
R
A
N
C
H
S
T
.
D
E
G
F
C
B
A
A B C
D
E
F
G
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A2WEST BRANCH STREET TENANT AND FACADE UPDATE EXISTING CONDITIONS
1192-03-CO19 March 25, 2019
NORTH
3
A-201
2
A-201
4
A-201
1
A-201
411' - 0"112' - 0"45' - 0"100' - 0"212' - 0"46 spaces 46 spaces 46 spaces45 spaces 45 spaces 26 spaces
6 spaces
12 spaces
6 spaces9 spaces8 spaces6 spaces9 spaces
3 spaces3 spaces16 spaces19 spaces 20 spaces
20 spaces
15 spaces
8 spaces7 spaces4 spaces11 spaces11 spacestrash
trash
23 spaces 26 spaces
8 spaces
10 spaces10 spaces14 spaces 10 spaces3,500 SF
50' - 0"70' - 0"60' - 0"120' - 0"60' - 0"80' - 0"80' - 0"140' - 0"
60' - 0"3 spaces
205' - 0"7,200 SF
4,800 SF
12,550 SF
(1RST FLOOR)
12,300 SF
(2ND FLOOR)
11,200 SF
82,632 SF
GENERAL NOTES
KEYNOTES
LEGEND 1" = 40'-0"A-201 AS101
ARCHITECTURAL SITE PLAN1
Todd M. HansenLicensedArchite
c
t
S
tateof Ca l iforniaLicense #C-27118Expires 10/31/19
NO
.
REVISION DATE
PROJECT MANAGER
DRAWN BY CHECKED BY
DATE
PROJECT NUMBER
SHEET
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3765 S. Higuera, San Luis Obispo, CA 93401
RRM DESIGN GROUP COPYRIGHT 2017.
RRM IS A CALIFORNIA CORPORATION
THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGN
GROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR
USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIED
PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE
WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGS
OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE
RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW
SHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.N:\1000\1192-01-CO18-West-Branch-St-Multi-Tenant-Comm-Reconfig\Architecture\Model\site.rvt6/14/2018 12:44:10 PMARCHITECTURAL SITE PLANAS101
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A3WEST BRANCH STREET TENANT AND FACADE UPDATE EXISTING AREAS AND COUNTS
SCALE: 1” = 40’- 0” (24”X36” SHEET)
1192-03-CO19 March 25, 2019
SITE PLAN ( W/ EXISTING BUILDING AREAS AND PARKING COUNTS)
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A4WEST BRANCH STREET TENANT AND FACADE UPDATE ARCHITECTURAL SITE PLAN
SCALE: 1” = 40’- 0” (24”X36” SHEET)
1192-03-CO19 March 25, 2019
SITE LEASING AND CONCEPT PLAN
SCALE: N.T.S.
NORTH
A
VIEW KEY PLAN
SCALE S: NTS
NORTH
A
B
C
PROPOSED (VIEW C) EXTERIOR IMPROVEMENTS
PROPOSED (VIEW B) EXTERIOR IMPROVEMENTSEXISTING GARDEN CENTER (VIEW B)
EXISTING REAR NORTH EAST CORNER (VIEW C)
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A5WEST BRANCH STREET TENANT AND FACADE UPDATE CONCEPT PERSPECTIVES
1192-03-CO19 March 25, 2019
WORDLY GRAY
SHERWIN WILLIAMS: 7043
EXTRA WHITE
SHERWIN WILLIAMS: SW7006
DOVETAIL
SHERWIN WILLIAMS: SW7018
A CB
• HOBBY LOBBY ENTRY• PLASTER TRIM
• CORNICE/PARAPET
• STUCCO
• FASCIA BOARDS
• EXTERIOR CEILING SOFITS
MAIN BUILDING COLOR ACCENT COLORCORNICE/PARAPET COLOR
BRONZE ANODIZED METAL
(WINDOW/DOOR TRIM STEEL TRELLIS FRAME, PIPE RAIL
HORIZONTAL LAP SIDING
FIBER CEMENT SIDING
(PAINTED Bracing Blue SW 6242)
PER ELEVATIONS
ACCENT CMU BLOCK
(PROPOSED COLUMN WALLS AND EXISTING BASE)
PER ELEVATIONS
ACCENT CORRUGATED METAL
(ACCENT SIGN ENTRY WALL)
PER ELEVATIONS
PROPOSED EXTERIOR IMPROVEMENT SUITE 341 ENTRY - (VIEW -A)
A
VIEW KEY PLAN
SCALE S: NTS
NORTH
EXISTING
APPROVED
PROPOSED (VIEW A) EXTERIOR IMPROVEMENTS
D
E
F
G
E
G
F
C
B
A
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A6WEST BRANCH STREET TENANT AND FACADE UPDATE
(NO CHANGE TO APPROVED COLORS AND MATERIALS)
COLOR AND MATERIALS
1192-03-CO19 March 25, 2019
A
B
C
(E) T.O.PARAPET HT.+/- 23’-6”SOUTH ELEVATION
SCALE: 1/16” = 1’- 0” (24”X36” SHEET)
WEST ELEVATION
SCALE: 1/16” = 1’- 0” (24”X36” SHEET)
EAST ELEVATION
SCALE: 1/16” = 1’- 0” (24”X36” SHEET)
NORTH ELEVATION
OUTLINE OF NEIGHBORING BUILDING
NEW ENTRY FEATURE WITH DIRECT
ACCESS TO ADJACENT PARKING
LOT.
NEW TENANT “F” MAIN ENTRY
ENHANCEMENT TO EXISTING TRASH
ENCLOSURE LOCATION
NEW TENANT “F” ENTRY
NEW GARDEN CENTER AND
GARDEN CENTER ENTRY
FOR TENANT “A”
NEW GARDEN CENTER
FOR TENANT “A”
NEW GARDEN CENTER
FOR TENANT “A”
NEW TENANT “E” ENTRY
NEW TENANT “D” ENTRY
NEW CART CORRAL
AND ACCESSIBLE RAMP
HOUSED UNDER A NEW
SHRUBBED TRELLIS
OUTLINE OF APPROVED ELEVATION DESIGN FOR THREE TENANT ENTRIES
OUTLINE OF APPROVED ELEVATION DESIGN FOR THREE TENANT ENTRIES
SCALE: 1/16” = 1’- 0” (24”X36” SHEET)
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A7WEST BRANCH STREET TENANT AND FACADE UPDATE BUILDING ELEVATIONS
1192-03-CO19 March 25, 2019
NOTE: EXISTING PARKING TO BE RESEALED AND RESTRIPPED. TYP. SPACING18' - 0"1
2
3
4
5 67 8
NEW
BUILDING
71' - 6"24' - 0"
NEW PAD
77' - 6"
DRIVE-THRU
ENTRY
TWO-WAY
TRAFFIC
ONE-
WAY
TRAFFIC
DRIVE-THRU
EXIT
TWO-WAY
TRAFFIC
DINING
PATIO
350 SF
DINING
PATIO
300 SF
MONUMENT
SIGN
LOCATION
NEW
ACCESSIBLE
PATH TO
PUBLIC WAY
TENANT G
1,800 SF
TWO-WAY
TRAFFIC
WEST BRANCH STREET
NEW VAN
ACCESSIBLE
ADA STALL
3' - 0"12' - 0"D
OF
A
D
rrmde3765 S.RRM DRRM ISTHE INCLUDEDREPRESENTEDGROUP AND USED IN CONPROJECT FORWRITTEN CONSOR SPECIFICATRESTRICTIONSSHALL NOT B
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PRO
DRAAL_01/30/2019D
P
WEST BRANCH ST MULTI TENANT
PB
NOTE: EXISTING PARKING TO BE RESEALED AND RESTRIPPED. TYP. SPACING18' - 0"1
2
3
4
5 67 8
NEW
BUILDING
71' - 6"24' - 0"
NEW PAD
77' - 6"
DRIVE-THRU
ENTRY
TWO-WAY
TRAFFIC
ONE-
WAY
TRAFFIC
DRIVE-THRU
EXIT
TWO-WAY
TRAFFIC
DINING
PATIO
350 SF
DINING
PATIO
300 SF
MONUMENT
SIGN
LOCATION
NEW
ACCESSIBLE
PATH TO
PUBLIC WAY
TENANT G
1,800 SF
TWO-WAY
TRAFFIC
WEST BRANCH STREET
NEW VAN
ACCESSIBLE
ADA STALL
3' - 0"12' - 0"D
OF
A
D
rrmde3765 S.RRM DRRM ISTHE INCLUDEDREPRESENTEDGROUP AND USED IN CONPROJECT FORWRITTEN CONSOR SPECIFICATRESTRICTIONSSHALL NOT B
NO
.
PRO
DRAAL_01/30/2019D
P
WEST BRANCH ST MULTI TENANT
PB
NOTE: EXISTING PARKING TO BE RESEALED AND RESTRIPPED. TYP. SPACING18' - 0"1
2
3
4
5 67 8
NEW
BUILDING
71' - 6"24' - 0"
NEW PAD
77' - 6"
DRIVE-THRU
ENTRY
TWO-WAY
TRAFFIC
ONE-
WAY
TRAFFIC
DRIVE-THRU
EXIT
TWO-WAY
TRAFFIC
DINING
PATIO
350 SF
DINING
PATIO
300 SF
MONUMENT
SIGN
LOCATION
NEW
ACCESSIBLE
PATH TO
PUBLIC WAY
TENANT G
1,800 SF
TWO-WAY
TRAFFIC
WEST BRANCH STREET
NEW VAN
ACCESSIBLE
ADA STALL
3' - 0"12' - 0"D
OF
A
D
rrmde3765 S.RRM DRRM ISTHE INCLUDEDREPRESENTEDGROUP AND USED IN CONPROJECT FORWRITTEN CONSOR SPECIFICATRESTRICTIONSSHALL NOT B
NO
.
PRO
DRAAL_01/30/2019D
P
WEST BRANCH ST MULTI TENANT
PB
NOTE: EXISTING PARKING TO BE RESEALED AND RESTRIPPED. TYP. SPACING18' - 0"1
2
3
4
5 67 8
NEW
BUILDING
71' - 6"24' - 0"
NEW PAD
77' - 6"
DRIVE-THRU
ENTRY
TWO-WAY
TRAFFIC
ONE-
WAY
TRAFFIC
DRIVE-THRU
EXIT
TWO-WAY
TRAFFIC
DINING
PATIO
350 SF
DINING
PATIO
300 SF
MONUMENT
SIGN
LOCATION
NEW
ACCESSIBLE
PATH TO
PUBLIC WAY
TENANT G
1,800 SF
TWO-WAY
TRAFFIC
WEST BRANCH STREET
NEW VAN
ACCESSIBLE
ADA STALL
3' - 0"12' - 0"D
OF
A
D
rrmde3765 S.RRM DRRM ISTHE INCLUDEDREPRESENTEDGROUP AND USED IN CONPROJECT FORWRITTEN CONSOR SPECIFICATRESTRICTIONSSHALL NOT B
NO
.
PRO
DRAAL_01/30/2019D
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WEST BRANCH ST MULTI TENANT
PB32 FEET TALLMATCHES EXISTING HEIGHT1570 WEST BRANCH STREET, ARROYO GRANDE, CA A8WEST BRANCH STREET TENANT AND FACADE UPDATE MONUMENT SIGN
1192-03-CO19 March 25, 2019
TENANT A
101
TENANT A
20,856 SF
100' - 0"
TWO-WAY
TRAFFIC
TWO-
WAY
TRAFFIC
GARDEN
CENTER
LOADING AREA
NEW
GARDEN
CENTER
5,200 SF
DELIVERY GATE
D
OF
A
D
rrmde
3765 S.
RRM D
RRM IS
THE INCLUDED
REPRESENTED
GROUP AND
USED IN CON
PROJECT FOR
WRITTEN CONS
OR SPECIFICAT
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SHALL NOT B
NO
.
PRO
DRAAL_01/30/2019D
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WEST BRANCH ST MULTI TENANT
PB
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A9WEST BRANCH STREET TENANT AND FACADE UPDATE GARDEN CENTER
ENLARGED SITE PLAN
1192-03-CO19 March 25, 2019
SCALE: 1” = 10’- 0” (24”X36” SHEET)
GARDEN CENTER SITE PLAN
NORTH
NOTE: EXISTING PARKING TO BE RESEALED AND RESTRIPPED. TYP. SPACING18' - 0"1
2
3
4
5 67 8
NEW
BUILDING
71' - 6"24' - 0"
NEW PAD
77' - 6"
DRIVE-THRU
ENTRY
TWO-WAY
TRAFFIC
ONE-
WAY
TRAFFIC
DRIVE-THRU
EXIT
TWO-WAY
TRAFFIC
DINING
PATIO
350 SF
DINING
PATIO
300 SF
MONUMENT
SIGN
LOCATION
NEW
ACCESSIBLE
PATH TO
PUBLIC WAY
TENANT G
1,800 SF
TWO-WAY
TRAFFIC
WEST BRANCH STREET
NEW VAN
ACCESSIBLE
ADA STALL
3' - 0"12' - 0"D
OF
A
D
rrmde3765 S.RRM DRRM ISTHE INCLUDEDREPRESENTEDGROUP AND USED IN CONPROJECT FORWRITTEN CONSOR SPECIFICATRESTRICTIONSSHALL NOT B
NO
.
PRO
DRAAL_01/30/2019D
P
WEST BRANCH ST MULTI TENANT
PB
1570 WEST BRANCH STREET, ARROYO GRANDE, CA A10WEST BRANCH STREET TENANT AND FACADE UPDATE NEW PAD
ENLARGED SITE PLAN
1192-03-CO19 March 25, 2019
SCALE: 1” = 10’- 0” (24”X36” SHEET)
NEW PAD SITE PLAN
NORTH