ARC 2018-08-20_08a Kmart Remodel SR
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND
PLANNED SIGN PROGRAM 18-002; 4,500 SQUARE FOOT
COMMERCIAL ADDITION, DIVISION OF COMMERCIAL BUILDING
INTO RETAIL, GROCERY STORE WITH ALCOHOLIC BEVERAGE
SALES, AND 24-HOUR FITNESS FACILITY, AND CONSTRUCTION OF
A FIFTY FOOT (50’) FREEWAY SIGN; LOCATION – 1570 W. BRANCH
STREET; APPLICANT – PETER ORRADRE; REPRESENTATIVE –
RRM DESIGN GROUP
DATE: AUGUST 20, 2018
SUMMARY OF ACTION:
Future approval of the project would expand and establish new commercial uses in the
currently vacant, former K-Mart building.
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.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Planning Commission.
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 earlier this year, 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.
The applicant has submitted a Conditional Use Permit (CUP) to accomplish the
following:
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 2
1. Permit a 4,500 square foot addition to the building (where the former garden
center was);
2. Establish a 24-hour fitness facility use in approximately 16,500 square feet of the
new building footprint;
3. Establish and permit the sale of beer, wine, and distilled spirits at a new grocery
store occupying approximately 20,500 square feet of the building; and
4. Construct a fifty foot (50’) tall freeway sign with tenant identification included on
the sign (in conjunction with the proposed Planned Sign Program).
An additional component of the project, not requiring a CUP, is the establishment of a
new retail use in the remaining 50,000 square feet of space in the building.
ANALYSIS OF ISSUES:
General Plan
The General Plan designates the subject property for Regional Commercial land uses.
The proposed project meets Objective LU12 and Policies LU12-11.3 and LU12-12 of
the General Plan Land Use Element and Objective ED5 of the Economic Development
Element, which state:
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.
LU12-12: Balance the need for signs within commercial areas as a means to identify
businesses with the small town character and rural setting of the community.
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 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 commercial addition, establishment of a 24-hour fitness facility,
grocery store greater than 20,000 square feet with sale of beer, wine, and distilled
spirits, and construction of a 50’ freeway sign are allowed in the RC zoning district
following approval of 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:
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 3
Table 1: Site Development Standards for the RC Zoning District
Development
Standards
RC District CUP 18-004 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
maintenance must
be recorded and
maintained
No changes to
existing setbacks.
Building addition will
occupy portion of site
previous developed,
without expanding
beyond existing
elevations
Code Met
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
Code Met
Site Coverage and
Floor Area Ratio
Maximum coverage
of site by structures
is 100%. Floor Area
Ratio is 1.0
Coverage: 31%
FAR: .31
Code Met
Access
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 and all internal circulation
patterns are proposed to remain. As identified previously, the larger Plaza has
appropriate reciprocal access and parking easements to appropriately function. The
project has been conditioned to review the existing access points for compliance with
the latest ADA requirements. Facilities included as part of an ADA path of travel that are
not standard will be required to be upgraded to current standards.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 4
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 2: Parking Requirements
Proposed Use Parking Required CUP 18-004 Notes
General retail 1 space/250 sq. ft.
of gross floor area
87,132 sq. ft.
1/250 sq. ft.
Total: 348 spaces
See Attachment 1
for applicant
provided parking
analysis for fitness
use.
Total provided on
site: 551 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 3 below.
Table 3: Parking Requirements
Proposed Use Parking Required Plaza Totals Total
General retail 1 space/250 sq. ft.
of gross floor area
130,382 sq. ft.
1/250 sq. ft.
Total: 522 spaces
570 spaces
Restaurant 1 space/100 sq. ft.
of public area
2,505 sq. ft.
1/100 sq. ft.
Total: 522 spaces
Fast Food
Restaurant
1 space/75 sq. ft. of
public area
1,750 sq. ft.
1/75 sq. ft.
Total: 23 spaces
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 five percent (5%) parking reduction is necessary. Due to the myriad of
uses with overlapping and differing peak hours, the necessary parking reduction is
supported by staff.
Architecture
The building’s architecture, as seen in the image below, is proposed to be modernized
to a contemporary commercial design with changes in colors and materials to
differentiate between tenant spaces. Materials proposed for use include stucco in
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 5
varying shades of gray, bronze anodized metal for window and door trim, blue
horizontal lap siding, CMU block accents, and corrugated metal accents. New
storefronts, with expanded window fenestration at the fitness facility, will break up the
wall planes. Additional building vegetation and trellises will help aid in breaking up the
building massing. The proposed colors and materials attempt to relate to the remainder
of the Plaza while additionally bringing the building into current trends at a reasonable
cost.
Trees and Landscaping
The Plaza was previously developed with parking lot landscape areas and trees. The
applicant is proposing to install forty (40) new trees within these existing landscaped
areas to meet the requirement of one (1) tree per five (5) parking spaces identified in
Subsection 16.56.130.3.d. of the AGMC. The proposed trees will additionally address
urban heat island concerns from the large expanses of parking lot at the Plaza.
Signage
An additional component of the project is the proposed freeway sign. While wall signs
are identified on the building elevations, these are conceptual and design and size are
not part of the proposed project. However, the freeway sign is proposed to be fifty feet
(50’) tall and display the names of the three (3) tenants of the commercial building. Part
of the reasoning for the proposal the applicant has made is that the site sits in a
topographical depression and obscures visibility for motorists.
Municipal Code Section 16.60.040-A, No. 5 states that a Planned Sign Program is
required “for commercial complexes with 9 or more tenants within Regional Commercial
and all mixed use zoning districts OR within 300 feet of HWY 101 right-of-way.” This
would allow for the ground sign to be up to twenty feet (20’), with a maximum sign area
of 120 square feet of sign area. In the past, Planned Sign Programs have enabled
discretion to allow tenant names on the sign if the complex is located away from a
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 6
public street frontage and is concealed from passers-by. Additionally, major tenants
within commercial or mixed use centers are each permitted to have a ground sign along
with the traditional wall sign identification. In this instance, three (3) to four (4) additional
ground signs could be constructed at the front of the Plaza. By combining these signs
and allowing tenant identification on the freeway sign, the Planned Sign Program would
eliminate pedestrian level visual clutter and enhance the overall aesthetic.
Ground signs up to fifty feet (50’) are allowed for specific uses within 300’ of Highway
101. Signs of this height are meant to provide advanced notification to motorists in order
for them to safely exit the freeway. In this instance, for motorists traveling northbound
on Highway 101, the last freeway off-ramp available within the City is Camino Mercado.
If motorists are not made aware to exit the freeway, they will not be able to exit for
another 1.25 miles at the 4th Street exit in Pismo Beach. Motorists would then be
required to either reenter the freeway southbound and exit at either Oak Park Boulevard
or Halcyon Road. Alternatively, motorists would have to travel back to the Plaza via
James Way through Pismo Beach. Through the Conditional Use Permit and Planned
Sign Program processes, these considerations can be weighed with competing
concerns of community image and small town character. It is recommended that the
Committee’s recommendation to the Planning Commission provide specific
considerations either supporting the applicant’s requested sign height or for a sign with
reduced height.
ADVANTAGES:
The proposed project will reoccupy a large, vacant commercial building with three (3)
symbiotic uses that will fit well with the greater Plaza. The architectural treatments will
provide a facelift to an aging structure built in the 1970s. The tenants will have
compatible hours of use to allow optimal utilization of the shared parking facilities. The
proposed freeway sign will be appropriately located and designed to provide advanced
notice to motorists in order to safely exit Highway 101 at Camino Mercado, the last
freeway off-ramp in the City for motorists traveling northbound.
DISADVANTAGES:
The proposed freeway sign would be the largest in the City and could be viewed as
inconsistent with Arroyo Grande’s small town character.
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.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 7
PUBLIC NOTIFICATION AND COMMENT:
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.
Attachments:
1. Parking supplement
2. Proposed tree planting
3. Freeway sign visual analysis
4. Project plans
1570 West Branch Street - Kmart Remodel for Multiple Tenants
Table 1 - Required Parking
Tenant or Use Square Footage Parking Ratio Required Spaces
Grocery 20,352 1/250 sq. ft. 82
Fitness Center 16,748 1/250 sq. ft. 67
Retail Store 50,032 1/250 sq. ft. 200
Existing retail, offices & bank 43,250 1/250 sq. ft. 173
Existing restaurants 8,300 GLA x 65%/100 54
Total 576
ATTACHMENT 1
1570 West Branch Street
Page 2
Per Municipal Code Section 16.56.050.1, shared uses allow up to a 20% parking reduction. As part of the
requested Conditional Use Permit required to establish the fitness center, the applicant is proposing a
5% parking reduction. This reduces the parking requirement by 28 spaces from 576 to 548 as shown in
Table 2 below.
Table 2 – Project Parking Summary
Summary Feature
Parking Numbers Parking Provided
Required Parking 576
5% Shared Reduction - 28
Adjusted Requirement 548 551
Justifications for a Parking Reduction
1. Shared Parking Lot – As noted, Municipal Code Section 16.56.050.1 allows up to a 20%
reduction in parking requirements with parking lots with multiple tenants sharing parking as
well as up to a 30% reduction when it can be demonstrated that the times of peak parking
demand from site businesses will not coincide per a parking study. The premise behind the
allowances for reductions in parking where several tenants share parking is that there is a
natural consolidation of trips where a shopper will park in one location and potentially visit
multiple tenants. This is consistent with Climate Action Plan Measure TL-5, Parking Supply
Management, which notes that the Municipal Code has been amended to reduce parking
requirements (e.g., eliminate or reduce minimum parking requirements, create maximum
parking requirements, and/or allow shared parking).
The proposed 5% parking reduction is minor and will not adversely affect the supply of parking
for proposed and existing uses. The shopping center developed in the early 1980s has a
generous amount of parking consistent with standards of that era.
2. Off-set hours of Peak Demand – As noted in the project application for the CUP, the fitness
center will be opened 24 hours a day. Therefore, the fitness center will be opened late at night
and early in the morning when other businesses are closed. The other retail uses in the building
would be open from 8:00 am-8:00 pm. The morning peak time for fitness centers is typically
7:00-9:00 am (Monday - Wednesday). This would not be a peak demand for other uses on the
site.
The afternoon peak demand for the fitness center would be in the 5:00-8:00 pm time block. This
would also be a busy time for other businesses like the grocery store and restaurants but there
would be enough consolidated visits by customers to offset the added demand. In addition,
other businesses, like the restaurants and grocery store, in this time block would typically be
busier on Thursdays - Sundays when the fitness center demand is less.
1570 West Branch Street
Page 3
3. Parking Ratio – The City’s parking ratio of one space for each 250 square feet is consistent with
other cities in the County of San Luis Obispo such as Paso Robles, San Luis Obispo, and
Atascadero (see Table 3 on the following page). The City of Pismo Beach requires more parking
than the other cities with a ratio of one space per 150 square feet of floor area.
Table 3- San Luis Obispo County Cities Health Club Parking Requirements
City Use Category Requirement
Atascadero Health Club 1 per 300 sq. ft. of floor area
Paso Robles General Retail 3 spaces per 1000 gross sq. ft.
Morro Bay Gymnasium 1 space for each 200 sq. ft. of exercise space,
plus 1 space for each 100 sq. ft. of floor area
devoted to spectator or other customer use.
Pismo Beach Health/ fitness clubs 1 space for each 150 sq. ft. of gross floor
area.
San Luis Obispo Fitness/health facility 1 space per 300 sq. ft. gross floor area
Attached is an excerpt from the Planning Advisory Service (PAS) of the American Planning Association on
Parking Standards that includes sample parking ratios for health clubs and fitness centers for additional
background. Like the ratios cited above for the County of SLO, the ratios across the country are similar,
and the one per 250 square-foot ratio for the City of Arroyo Grande is in keeping with these other
communities on average.
Attached: Excerpts from PAS Report on Parking Standards
City of Arroyo Grande Climate Action Plan – Parking Supply Management measures
110
hazardous waste processing facility (see industrial
uses)
hazardous waste transfer facility
•1 space per employee on the largest shift (Spartanburg,
S.C., pop. 39,673)
•1 per employee (San Antonio, Tex., pop. 1,144,646)
head shop (see also retail use, unless otherwise
specified; tattoo parlor/body-piercing studio)
Minimum: 1 per 300 square feet of gross floor area
Maximum: 1 per 200 square feet of gross floor area
(San Antonio, Tex., pop. 1,144,646)
health care facility (see also clinic; hospital; medical
office; sanitarium)
•Specialized care facilities: 0.5 of 1 parking space for
each bed. Minimal care facilities: 0.7 of 1 parking
space for each dwelling unit. (Scottsdale, Ariz., pop.
202,705)
•1 parking space is required for every 4 beds, based
upon maximum capacity (Anchorage, Alaska, pop.
260,283)
•1 space for each 2 beds licensed by the regulatory
agency (San Fernando, Calif., pop. 23,564)
health club (see also gymnasium; recreation facility
uses)
•With: playing court, 1.8 per each playing court; viewing
area, 1 per each 4.4 seats, 9.6 feet of bench, length, or 31
square feet of gross floor area; locker room, sauna,
whirlpool, weight room, or gymnasium, 1 per each 83
square feet of gross floor area; lounge or snack bar area,
•1 space for each 3 occupants based on maximum
design capacity as determined by the fire codes (Lan-
sing, N.Y., pop. 10,521)
•1 space per 100 square feet floor area gross (including
all aboveground and below ground floors) (Raleigh,
N.C., pop. 276,093)
•1 parking space per 200 square feet of exercise area
(Frisco, Tex., pop. 33,714)
•1 space per 4 persons based on the maximum allow-
able occupancy (Provo, Utah, pop. 105,166)
•1 per 300 square feet of floor space (Arlington, Mass.,
pop. 42,389)
•1 per per 150 square feet of gross floor area (Columbia,
Mo., pop. 84,531; Las Cruces, N.Mex., pop. 74,267)
•1 space per 200 square feet (Lenexa, Kan., pop. 40,238)
•5 per 1,000 square feet (Hickory, N.C., pop. 37,222)
•10 per 1,000 square feet of gross floor area (Jefferson
County, Colo., pop. 527,056)
Minimum: 4 spaces per 1,000 square feet of floor area
Maximum: 5.4 spaces per 1,000 square feet of floor
area (Gresham, Ore., pop. 90,205)
Minimum: 1 space for each 300 square feet of gross
floor area
Maximum: 1 space for each 100 square feet of gross
floor area (Jefferson County, Ky., pop. 693,604)
Minimum: 1 per 250 square feet of gross floor area
Maximum: 1 per 150 square feet of gross floor area
(Glenville, N.Y., pop. 28,183)
hazardous waste processing facility health club
health club
1 per each 66 square feet of gross floor area; pro shops
or sales area, 1 per each 330 square feet of gross floor
area; swimming pool, 1 per each 220 square feet of pool
surface area (Eugene, Ore., pop. 137,893)
•1 space per 4 persons based on the maximum allow-
able occupancy (Provo, Utah, pop. 105,166)
Bicycle Parking Standard: 0.4 spaces per 1,000
square feet of floor area (Gresham, Ore., pop.
90,205)
Bicycle Parking Standard: 1 per 20 vehicle
spaces which are 1 per 200 square feet (Grand
Junction, Colo., pop. 41,498)
3.0 CLIMATE ACTION MEASURES
CITY OF ARROYO GRANDE CLIMATE ACTION PLAN
3-14
Measure TL-4: Transportation Demand Management
(TDM) Incentives
Work with San Luis Obispo Regional Ride Share and Ride-On
to conduct additional outreach and marketing of existing TDM
programs and incentives to discourage single-occupancy
vehicle trips and encourage alternative modes of
transportation, such as carpooling, taking transit, walking,
and biking.
Existing and/or Completed Efforts in Support of Measure:
The City currently collaborates with San Luis Obispo
Ride Share and Ride-On.
Implementation Actions:
TL-4.1: Conduct additional outreach through event promotions and publications,
targeting specific groups or sectors within the community (e.g., employers,
employees, students, seniors, etc.).
TL-4.2: Provide information on and promote existing employer based TDM programs
as part of the business licensing and renewal process.
TL-4.3: Continue to collaborate with San Luis Obispo Ride Share and the San Luis
Obispo Bicycle Coalition to assist with event promotions and publications to increase
awareness and ridership during Bike Month and Rideshare month.
TL-4.4: Direct community members to existing program websites (e.g., Ride Share,
Ride-On) by providing links on the City’s website.
Measure TL-5: Parking Supply Management
Reduce parking requirements in areas such as the downtown
where a variety of uses and services are planned in close
proximity to each other and to transit.
Existing and/or Completed Efforts in Support of Measure:
The City has amended the Municipal Code to reduce
parking requirements (e.g., eliminate or reduce
minimum parking requirements, create maximum
parking requirements, and/or allow shared parking).
The City has established in-lieu fees in place of
minimum parking requirements in the Village.
Implementation Actions:
TL-5.1: Continue to implement reduced parking requirements where appropriate.
GHG Reduction
Potential:
35 MT CO2e
City Cost:
Very Low
City Savings:
None
Private Cost:
None
Private Savings:
Very Low
GHG Reduction
Potential:
19 MT CO2e
City Cost:
Very Low
City Savings:
None
Private Cost:
None
Private Savings:
Very Low
1570 WEST BRANCH STREET, ARROYO GRANDE, CAA7WEST BRANCH STREET TENANT AND FACADE UPDATE1192-01-CO18 JUNE 15, 201840 PROPOSED NEW TREES WITHIN EXISTING LANDSCAPE AREAS.SCALE: N.T.S.ATTACHMENT 2
PROPOSED NEW FREEWAY SIGNAGE CONCEPT SKETCHSCALE: N.T.S.1570 WEST BRANCH STREET, ARROYO GRANDE, CAA8WEST BRANCH STREET TENANT AND FACADE UPDATE1192-01-CO18 JUNE 15, 2018PROPOSED SIGN MONUMENT VISUAL ANALYSIS FROM 101 FREEWAYPROPOSED 50’ HIGH SIGNSCALE: N.T.S.ATTACHMENT 3
Project Site (6.4 acres)Shopping Center (10.845 acres)HWY 101. OAK PARK BLVDW. BRANCH ST.SHEET INDEXTITLE SHEETA1EXISTING CONDITIONSA2EXISTING AREAS AND COUNTSA3SITE AND SIGNAGE CONCEPTA4COLORS AND MATERIALSA5BUILDING ELEVATIONSA6PROJECT DESCRIPTIONTHE SITE HAS BEEN DEVELOPED AS A SHOPPING CENTER WITH K-MART AS ITS ANCHOR FOR SEVERAL DECADES. THE APPLICANT IS PROPOSING TO ADD 4,500 SQUARE FEET OF FLOOR AREA TO THE SOUTHWESTERN CORNER OF THE FORMER K-MART BUILDING RESULTING IN 87,132 SQUARE FEET OVERALL. THE BUILDING WILL BE DIVIDED INTO THREE SEPARATE TENANT SPACES OF 16,748 SQUARE FEET FOR A FITNESS FACILITY, 20,352 SQUARE FEET FOR A GROCERY STORE, AND 50,032 SQUARE FEET FOR A CRAFTS STORE. THE INTENT IS TO RE-PURPOSE THE BUILDING AND DO MINIMAL SITE IMPROVEMENTS TO ACCOMPANY THE FACADE REMODEL TO CREATE THE THREE TENANT SPACES.PROJECT TEAMOWNER: ORRADRE RANCH768 TWIN CREEKS WAYSAN LUIS OBISPO, CA 93401 CONTACT: PETER ORRADRE PORRADRE@SBCGLOBAL.NETARCHITECT: RRM DESIGN GROUPLANDSCAPE: 3765 S. HIGUERA ST.SAN LUIS OBISPO, CA 93401TEL: (805) 543-1794FAX: (805) 543-4609 CONTACT:PAT BLOTE - PROJECT ARCHITECTWES AROLA - LANDSCAPE ARCHITECTVICINITY MAPPROJECT STATISTICSPROJECT ADDRESS: 1570 W. BRANCH STREET ARROYO GRANDE, CAPROJECT SITE AREA 6.4 ACRESAPN:077-771-068ZONING: RC - REGIONAL COMMERCIALOCCUPANCY: B2 (AS-BUILT)TYPE OF CONSTRUCTION V-N ( EXISTING)EXISTING LAND USE: COMMUNITY CODE: ARROYO GRANDEGROSS 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 FLOOR 12,300 SFCARL’S JR. REST 3,500 SFRESTAURANT 4,800 SFBANK 7,200 SFTOTAL = 138,682SFSITE BUILDING COVERAGE: 126,382/ 472,408 = 26.8%PARKING:REQUIRED - GENERAL RETAIL/GYM/BANK: 130,382 SF / 250 = 522 SPACES - RESTAURANT: 8,300 SF (G.L.A.) X 65%= 5,395 SF (PUBLIC AREA)/100 = 54 SPACESTOTAL REQUIRED: 576 SPACES -(5% SHARED USE REDUCTION) = 548 SPACES (PER MC 16.56.050 1. SHARED USES ALLOWS UP TO 20% REDUCTION)TOTAL PROVIDED: 551 SPACESSITE LANDSCAPE COVERAGE: 56,280 SF / 472,408 SF = 11.91%1570 WEST BRANCH STREET, ARROYO GRANDE, CAA1WEST BRANCH STREET TENANT AND FACADE UPDATETITLE SHEETNORTHN.T.S.1192-01-CO18 JUNE 15, 2018ATTACHMENT 4
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.DEGFCBAABCDEFG15 0 WEST BRANCH STREET ARROYO GRANDE CAA2WEST BRANCH STREET TENANT AND FACADE UPDATEEXISTING CONDITIONS1192-01-CO18 JUNE 15, 2018
NORTH3A-2012A-2014A-2011A-201411' - 0"112' - 0"45' - 0"100' - 0"212' - 0"46 spaces 46 spaces 46 spaces45 spaces 45 spaces 26 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 SF15 0 WEST BRANCH STREET ARROYO GRANDE CAA3WEST BRANCH STREET TENANT AND FACADE UPDATEEXISTING AREAS AND COUNTSSCALE: 1” = 40’- 0” (24”X36” SHEET)1192-01-CO18 JUNE 15, 2018SITE PLAN ( W/ EXISTING BUILDING AREAS AND PARKING COUNTS)
NORTH~50’-0”15 0 WEST BRANCH STREET ARROYO GRANDE CAA4WEST BRANCH STREET TENANT AND FACADE UPDATESITE AND SIGNAGE CONCEPTSCALE: 1” = 40’- 0” (24”X36” SHEET)1192-01-CO18 JUNE 15, 2018SITE LEASING AND CONCEPT PLANPROPOSED NEW FREEWAY SIGNAGE CONCEPT SKETCHSCALE: N.T.S.
WORDLY GRAYSHERWIN WILLIAMS: 7043EXTRA WHITESHERWIN WILLIAMS: SW7006DOVETAILSHERWIN WILLIAMS: SW7018ACB• HOBBY LOBBY ENTRY• PLASTER TRIM• CORNICE/PARAPET• STUCCO• FASCIA BOARDS• EXTERIOR CEILING SOFITSMAIN BUILDING COLOR ACCENT 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: NTSNORTHEXISTINGPROPOSED (VIEW A) EXTERIOR IMPROVEMENTSDEFGEGFCBA15 0 WEST BRANCH STREET ARROYO GRANDE CAA5WEST BRANCH STREET TENANT AND FACADE UPDATECOLOR AND MATERIALS1192-01-CO18 JUNE 15, 2018
(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 ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET)15 0 WEST BRANCH STREET ARROYO GRANDE CAA6WEST BRANCH STREET TENANT AND FACADE UPDATEBUILDING ELEVATIONS1192-01-CO18 JUNE 15, 2018