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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