PC 2018-09-04_08a Kmart Remodel CUP W Branch
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
BY: 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: SEPTEMBER 4, 2018
SUMMARY OF ACTION:
Approval of the project would expand and establish new commercial uses in the
currently vacant, former K-Mart building, as well as entitle a fifty foot (50’) tall freeway
sign.
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:
The Staff Advisory Committee (SAC) and the Architectural Review Committee (ARC)
recommend the Planning Commission adopt a Resolution approving Conditional Use
Permit 18-004 and Planned Sign Program 18-002.
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.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 2
The applicant has submitted a Conditional Use Permit (CUP) to accomplish the
following:
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.
Staff Advisory Committee
The SAC reviewed the proposed project on August 8, 2018. The SAC discussed a
number of items regarding the project, including stormwater requirements, current
security issues and improvement with the building being occupied, infrastructure
relocation and upgrades in the rear of the structure, and suggestions related to water
and sewer for the project. Members of the SAC were in support of the proposed project,
recommending approval of the project with conditions of approval included in the
prepared Resolution.
Architectural Review Committee
The ARC reviewed the proposed project on August 20, 2018 (Attachment 1). Members
of the ARC discussed several aspects of the project, including their appreciation for the
desired cooperation amongst the Plaza property owners, the current health of trees on
the property, how the additional trees would realistically fit into the parking areas,
reoccupation and adaptive reuse of the outdated big box store, and support that parking
for the Plaza will function appropriately given the differing peak hours of the different
uses. The Committee expressed reservations regarding the freeway sign due to its
height, but acknowledged that the topography of the site and the attempt to modernize
the building are supporting factors for the height of the sign. Overall, members of the
ARC were supportive of the project, including allowing the fifty foot (50’) freeway sign,
and conditioned the final colors and materials and a tree replacement plan return for
review and recommendation to the Community Development Director.
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 balance of uses at the site and in the Plaza
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 3
help achieve concurrence with the General Plan, including Objective LU12 and Policies
LU12-11.3 and LU12-12 of the 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:
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.
No changes to
existing setbacks.
Building addition will
occupy portion of site
Code Met
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 4
Development
Standards
RC District CUP 18-004 Notes
Appropriate
easements for
reciprocal access,
parking and
maintenance must
be recorded and
maintained
previous developed,
without expanding
beyond existing
elevations
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.
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
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 5
Proposed Use Parking Required CUP 18-004 Notes
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.
The project has been 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 will remain and be in
operation for the retail user. The grocery use has been indicated to utilize smaller
delivery trucks and access the tenant space through a new roll up door in the rear of the
structure. While there is parking in this area in the rear of the store, the area and drive
aisles directly adjacent to the building have adequate space for these types of activities.
Architecture
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 6
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
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. Some existing planters may be extended in
order to accommodate the requirements. However, improvements such as these will
need to be reviewed at time of building permit to ensure parking spaces maintain the
dimensional requirements of the AGMC and the final Tree Replacement Plan will return
to the ARC for a recommendation to the Community Development Director. The
proposed trees will additionally address urban heat island concerns from the large
expanses of parking lot at the Plaza.
Lighting
The existing lights in the parking lot of the subject property are required to be evaluated
to determine they meet requirements of the AGMC. Subsection 16.48.090.A. and B.
require that lighting shall not exceed 0.5 foot-candles of illumination beyond the property
while additionally requiring that parking areas have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 7
darkness. The project has been conditioned that all lighting shall be energy efficient and
the exterior lighting plan will be reviewed by the Police Department prior to building
permit issuance
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
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.
It should be noted that the Planned Sign Program, if approved, would require
amendment in the future to provide specific design criteria and sizing of tenant signage
on the building as well as the freeway sign. Consideration by the Planning Commission
at this time is purely to consider the height of the sign.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002
AUGUST 20, 2018
PAGE 8
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.
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. One comment has been received on the project
(Attachment 5).
Attachments:
1. DRAFT Minutes of the August 20, 2018 Architectural Review Committee meeting
2. Parking supplement
3. Proposed tree planting
4. Freeway sign visual analysis
5. Comment letter
6. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 18-004 AND PLANNED SIGN
PROGRAM 18-002; 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
RESOLUTION NO.
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 provisions 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.
PAGE 3
and the implementation of conditions of approval developed for the project
that are intended to protect the public health, safety and welfare.
Planned Sign Program Findings:
1. The proposed sign is consistent with the goals, objectives, policies and
programs of the Arroyo Grande general plan, specific plan, and any
applicable design guidelines or approvals. The proposed 50’ freeway sign, while the tallest in the City, is located in a
topographical depression and in order for motorists traveling on Highway
101 to be provided advanced notification of the shopping center, its uses,
and safely exit the freeway, the sign necessitates being tall enough to
provide the aforementioned advanced notification. These considerations are
consistent 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 sign conforms to applicable development standards and
provisions of this title and will not be detrimental to the public health, safety,
and welfare.
The proposed 50’ freeway sign, while the tallest in the City, is located in a
topographical depression and its proposed height will provide advanced
notification to motorists traveling on Highway 101 of the shopping center and
its uses in order for the motorists to safely exit the freeway at Camino
Mercado, which is the last available freeway exit in the City. The sign would
be constructed in full compliance with all applicable building and engineering
codes. For this reason, the sign will not be detrimental to the public health,
safety, and welfare.
3. The physical location or placement of the sign is compatible with the
surrounding neighborhood and does not pose a safety risk.
The proposed 50’ freeway sign, while the tallest in the City, is located in a
topographical depression at an entrance to the Oak Park Plaza. While the
precise design and location of the sign is still being refined, large changes to
what is proposed are not anticipated and therefore the proposed sign is
compatible with the surrounding Oak Park Plaza and does not pose a safety
risk due to being constructed in accordance with all applicable building and
engineering codes.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 18-002 and Planned Sign
Program 18-001 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.
RESOLUTION NO.
PAGE 4
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 4th day of September, 2018.
RESOLUTION NO.
PAGE 5
_______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
MATTHEW DOWNING
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 6
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 18-004 & PLANNED SIGN PROGRAM 18-002
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, a fitness facility operating 24-hours per day, and a fifty foot (50’) tall freeway
sign.
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.
RESOLUTION NO.
PAGE 7
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 8
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 9
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 one (1) electric vehicle charging station 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.
PAGE 10
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.
PAGE 11
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.
PAGE 12
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.
PAGE 13
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.
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.
ARCHITECTURAL REVIEW COMMITTEE
64. Prior to issuance of a building permit for the freeway sign, the full design of the
proposed tenant signage and the fifty foot (50’) freeway sign shall be processed as
a subsequent amendment to Planned Sign Program 18-001. It is strongly
recommended that all tenants of the Oak Park Plaza work together to address and
design the center’s ground signs.
65. 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
RESOLUTION NO.
PAGE 14
Development Director.
66. 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.
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 = 138,682 SFSITE 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, 2018EXHIBIT "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.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
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, AUGUST 20, 2018
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, Vice Chair Bruce Berlin, and Committee
Members Mary Hertel and Keith Storton were present. Committee
Member Colleen Kubel was absent.
City Staff Present: Planning Manager Matt Downing was present.
3.FLAG SALUTE
Committee Member Hertel 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 Storton, to
approve the minutes of the July 16, 2018 Regular Meeting with one correction to eliminate a
duplicative comma in the first paragraph of Page 2. The motion passed 4-0 on the following
voice vote:
AYES: Hertel, Storton, Berlin, Hoag
NOES: None
ABSENT : Kubel
8.PROJECTS
8.a. 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
(Downing)
Planning Manager Downing presented the staff report and responded to questions regarding
landscaping, parking and electric vehicles, the loading dock, lighting, and the sign proposal .
ATTACHMENT 1
Minutes: ARC PAGE 2
Monday, A ugust 20, 2018
Pat Blote, architect, and Peter Orradre, property owner, spoke in support of the project and
responded to questions regarding parking lot improvements, tree species proposed for
installation, signage details and lighting, the process of developing the proposed
architecture, and the identification of the Oak Park Plaza.
Chair Hoag opened the item for public comment.
Speaking from the public were: Glenn Martin, property manager of adjacent Plaza property,
provided details on Plaza ownership, need for modernization of existing signage, and
anticipated cooperation from remaining Plaza ownership to enhance the entire center.
Stephanie Teimouri, property owner in the Plaza, expressed her excitement to be a part of
the center. Tai Martin, leasing agent for the applicant, indicated that he is working directly
with retailers for the tenant spaces and that the freeway sign would support the retailers in
an economy where they are struggling to compete. Terry Fowler-Payne, Planning
Commission representative, provided some firsthand history of the Plaza.
Seeing no further speakers, Chair Hoag closed the public c omment period.
The Committee spoke to their appreciation for the cooperative efforts displayedby the
property owners, that the architecture provided is a good way to modernize the center but it
is struggling to mix w ith the existing architectures, do not want the center to look like any
other box store in any other town, and general support for the 50’ freeway sign due to
specific details needing to return to the Committee for review .
Committee Member Storton made a motion, seconded by Committee Member Hertel, to
recommend approval of the project to the Planning Commission with the following
c onditions:
1. The 50’ freeway sign is recommended as submitted and the Committee strongly
recommends all the tenants work together when the details of the signage return;
and
2. A tree replacement plan and final color and materials that takes into consideration
the potential remodel of the remainder of the center return to the Committee prior to
issuance of a building permit for a recommendation to the C ommunity Development
Director.
The motion passed 4-0 on the following voice vote:
AYES: Storton, Hertel, Berlin, Hoag
NOES: None
ABSENT: Kubel
9. DISCUSSION ITEMS
None.
10. COMMITTEE COMMUNICATIONS
Committee Member Hertel informed the Committee that she would be absent from the
October 1, 2018 meeting and left at 3:58 pm .
11. STAFF COMMUNICATIONS
Planning Manager Downing provided the Committee with an update on recent Council
action regarding Committees and Commissions, the Community Development Departm ent’s
Minutes: ARC PAGE 3
Monday, A ugust 20, 2018
submittal of an Active Transportation Program grant application, and informed the
Comm ittee that the September 3, 2018 meeting would be cancelled due to the Labor Day
holiday.
12. ADJOURNMENT
The meeting was adjourned at 4:07 p.m.
_____________________________ _____________________________
MATTHEW DOWNING WARREN HOAG
PLANNING MANAGER CHAIR
(Approved at ARC Meeting _________)
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 2
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 3
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 4
1
Matt Downing
Subject:Comments regarding Kmart Building
From: Cyndy Jones
Sent: Wednesday, August 29, 2018 2:02 PM
To: Patrick Holub
Subject: Re: Comments regarding Kmart Building
Hi Patrick,
I was hoping to come to the Planning Commission meeting but I just found out it’s next Tuesday evening.
I have to be in Torrance for an appointment with my surgeon. I just don’t want you and Matt to think I don’t want
want to be involved. Please let me know when you find out what store they are proposing. As for the signage, is it to
replace the one that my restaurant sign is on or for over the building? I’m interested in that too. The 24 hour Fitness
sounds great just hoping our sleepy town has enough business for them between 11:00 PM and 4:00 AM. Whatever
goes in I just want to see succeed and not be another empty space down the road. Those are my only concerns and I
hope you will keep me updated. If you or Matt could shoot me an email about what happens at the meeting I would
greatly appreciate it.
Best Regards,
Cyndy Jones
Sent from my iPad
ATTACHMENT 5
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 6
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