ARC 2019-03-18_08a Kmart ACUP
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001;
AMENDMENTS TO CONDITIONAL USE PERMIT 18-004 FOR THE
SUBDIVISION OF APPROVED TENANT SPACES, ADDITION OF A
5,400 SQUARE FOOT GARDEN CENTER; AND AN 1,800 SQUARE-
FOOT COMMERCIAL DRIVE-THRU PAD; LOCATION – 1570 W.
BRANCH STREET; APPLICANT – RICK GAMBRIL, ARROYO GRANDE
COMMERCIAL LLC; REPRESENTATIVE – RRM DESIGN GROUP
DATE: MARCH 19, 2019
SUMMARY OF ACTION:
Approval of the project would expand and establish new commercial uses in the
currently vacant commercial building, as well as entitle an 1,800 square foot commercial
building pad with drive-thru.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
Establishing new tenants would increase patronage to a currently vacant commercial
building, which is anticipated to increase tax revenue for the City. The construction of an
additional commercial pad at the existing center would also increase estimated sales
tax revenue; however, estimates are limited at this time due to uncertainty regarding
tenant and business model.
RECOMMENDATION:
It is recommended that the Architectural Review Committee (ARC) review the proposed
project and recommend the Planning Commission adopt a Resolution approving
Amended Conditional Use Permit 19-001.
BACKGROUND:
The subject property is a previously developed commercial parcel located in the
Regional Commercial (RC) zoning district. The parcel is developed with an
approximately 82,500 square foot commercial structure, most recently operated by K-
Mart. Since K-Mart’s closure, the building has remained vacant and the City has been
concerned that the building would experience an extended vacancy. The site fronts W.
Branch Street and although the larger site is part of the Oak Park Plaza shopping
center, the subject building remains on a separate parcel with appropriate reciprocal
access and parking easements to optimize parking and land use at the shopping center.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 2
On September 4, 2018, the Planning Commission adopted Resolution No. 18-2312,
approving Conditional Use Permit 18-004 for the following:
1. Expansion of the existing commercial building by 4,500 square feet;
2. Establishment of a 24-hour fitness facility use in approximately 16,500 square
feet of the new building footprint;
3. Establishment and permitting the sale of beer, wine, and distilled spirits at a new
grocery store occupying approximately 20,500 square feet of the building;
4. Establishment of a new 50,000 square foot retail use; and
5. Architectural modifications to the building’s façade for a more contemporary
design.
On February 19, 2019, the Planning Commission adopted Resolution No. 19-2318,
approving Planned Sign Program 18-002, establishing sign criteria for tenant
identification on the commercial building and a new twenty foot (20’) monument sign.
Subsequent to these approvals, a new applicant has submitted the subject application
to amend Conditional Use Permit 18-004 (Amended Conditional Use Permit, or ACUP).
This amendment seeks to accomplish the following:
1. Expand the commercial area to include a new 5,400 square foot garden center
and establish a hardware store totaling an additional 20,856 square feet;
2. Expand the approved grocery store from 20,500 square feet to 23,064 square
feet;
3. Establish a dance studio of 7,081 square feet;
4. Establish two (2) additional retail spaces of 6,631 square feet and 20,075 square
feet; and
5. Entitle an 1,800 square foot commercial building pad with a drive-thru in the
existing parking lot.
While not all of the above activities requires an amendment to the previous Conditional
Use Permit, these items are included in the project description and will all be considered
together.
ANALYSIS OF ISSUES:
General Plan
The General Plan designates the subject property for Regional Commercial land uses.
The proposed changes to the building’s architecture, taking the structure from an
existing big box retailer to include more variation in building planes, colors, materials,
and fenestration, as well as the proposed increase in balance of uses at the site and in
the Plaza help achieve concurrence with the General Plan, including Objective LU12
and Policies LU7-4 and LU12-11.3 of the Land Use Element and Objective ED5 of the
Economic Development Element, which state:
LU7-4: Freestanding or drive-through fast-food restaurants are allowed in the RC of BP
areas subject to consideration of potential air quality and aesthetic impacts.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 3
LU12: Components of “rural setting” and “small town character” shall be protected.
LU12-11.3: Large roof or building masses should be discouraged and architectural
variations encouraged.
ED5: Pursue unique opportunities to promote continuity within commercial service and
retail business sectors of the City.
Development Standards
The subject property is zoned RC. The primary purpose of the RC district, as outlined in
the Arroyo Grande Municipal Code (AGMC), is to provide for a diversity of commercial
uses that serve community and regional needs for retail and personal services within
distinctive and internally pedestrian-oriented shopping centers. The proposed
establishment of a hardware store (retail) with a 5,400 square foot garden center
addition (outdoor retail sales and activities), slight expansion of the approved grocery
store, establishment of a 7,000+ square-foot dance studio, further sectioning of
remaining retail space, and entitlement of a commercial building pad with drive-thru are
allowed in the RC zoning district following approval a discretionary land use entitlement.
Table 1 below lists each proposed component of the project, permit requirements
(where MUP stands for Minor Use Permit and CUP stands for Conditional Use Permit),
and notes.
Table 1: Permit Requirements Per Project Description Component
Use/Project Component AGMC Permit
Requirement
Notes
Hardware Store (retail) Permitted Could be established separately
regardless of ACUP outcome
Garden Center (outdoor
retail sales and activities)
CUP Under consideration with current ACUP
Grocery Store >20,000 sq.
ft.
CUP Approved by CUP 18-004; expansion
under consideration with current ACUP
Dance Studio MUP/PED PED designation prohibits use in prime
real estate space within shopping
centers. Location of dance studio at rear
of building addresses this concern and
is therefore permitted
Fitness Center operating
24-Hours per day
CUP Approved by CUP 18-004
New commercial building
pad
CUP Under consideration with current ACUP
Drive-thru in conjunction
with new commercial
building pad
CUP Under consideration with current ACUP
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 4
A number of the components of the proposed project require a CUP. The intent of the
CUP is to allow for the establishment of uses that have some special impact or
uniqueness such that their effects on the surrounding environment cannot be
determined in advance of the use being proposed for a particular location.
The development standards for the RC district and the proposed project are identified in
the following table:
Table 2: Site Development Standards for the RC Zoning District
Development
Standards
RC District ACUP 19-001 Notes
Minimum Lot Size 5-acre minimum
shopping center
site. 5,000 square
feet conforming to
development plan
for the entire center
Existing project site
6.4-acres
Code Met
Setbacks and
parking
All applicable
setbacks will be
decided by
discretionary action.
Appropriate
easements for
reciprocal access,
parking and
maintenance must
be recorded and
maintained
Garden center
expansion 55’ from
west property line.
Building pad ~60’
from front property
line
Code Met
Building size limits Maximum height is
35 feet or three
stories, whichever is
less. Maximum
building size is
102,500 square feet
23’-28’, including
parapets, building
approximately 87,740
sq. ft.
Code Met
Site Coverage and
Floor Area Ratio
Maximum coverage
of site by structures
is 100%. Floor Area
Ratio is 1.0
Coverage: 34%
FAR: .32
Code Met
Access & Circulation
The existing site has one and one-half (1.5) vehicular entrances on its frontage. The
portion of the Plaza that contains Carl’s Jr. has the remaining half of a vehicular
entrance, while a third entrance is located between the existing bank and restaurant. No
change to vehicular access is proposed as part of the project beyond those
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 5
improvements conditioned by CUP 18-004. The expansion of the garden center will
eliminate a drive aisle leading to the back of the shopping center, which would require
motorists to navigate around the new garden center to move through the site. This does
have an advantage of reducing vehicle speeds in this area due to the increased turning
movements when compared to the straight drive aisle along the side of the existing
building. Circulation patterns around the new commercial pad and drive-thru are also
proposed to be modified, as some existing one-way traffic aisles would be reduced to
accommodate the building and drive-thru queueing. The previously approved accessible
pathway from the public right-of-way would remain.
Parking
Arroyo Grande Municipal Code (AGMC) Section 16.56.040 requires that when several
uses occupy a single structure, the total required parking shall be the sum of the
requirements for each individual use. The following table identifies total parking required
for the proposed project:
Table 3: Parking Requirements
Tenant Proposed Use Parking Required ACUP 19-001 Notes
A
Hardware
Store (interior
space)
1 space/250 sq.
ft. of gross floor
area
20,856 sq. ft.
1 space/250
sq. ft.
Total: 83.42
spaces
None
A
Garden
Center
(Outdoor
retail)
1 space/2000 sq.
ft. of gross floor
area
5,400 sq. ft.
1/2000 sq. ft.
Total: 2.7
spaces
Garden Center
separated for AGMC
consistency
B
Fitness
Center
1 space/250 sq.
ft. of gross floor
area
16,734 sq. ft.
1/250 sq. ft.
Total: 66.93
spaces
Applicant previously
provided justification for
use of parking ratio for
the fitness facility, which
was approved by the
Planning Commission
C
Grocery 1 space/250 sq.
ft. of gross floor
area
23,064 sq. ft.
1/250 sq. ft.
Total: 92.25
spaces
None
D
Retail 1 space/250 sq.
ft. of gross floor
area
6,631 sq. ft.
1/250 sq. ft.
Total: 26.52
spaces
None
E
Retail 1 space/250 sq.
ft. of gross floor
area
10,075 sq. ft.
1/250 sq. ft.
Total: 40.3
None
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 6
Tenant Proposed Use Parking Required ACUP 19-001 Notes
spaces
F
Dance Studio 1 space/3
students + staff
Assumption:
50 students,
3 staff
Total: 20
spaces
Assumption of students
may be overestimating,
but would lead to more
conservative parking
requirements
G
Commercial
Pad
1 space/75 sq. ft.
of public area
1,800 sq. ft.
gross
65%
accessible
Total: 15.6
spaces
Assumes the use will be
fast food restaurant or
similar. Requirement
would be reduced if use
is sit-down restaurant
Total Total: 348 spaces
Due to the project site functioning as part of the Plaza, and the provision of shared
parking between the uses, parking required for the total site was additionally reviewed
as part of Table 4 below.
Table 4: Parking Requirements
Proposed Use Parking Required Plaza Totals Grand Total
ACUP 19-001 348 Spaces
569 spaces
General retail/office 1 space/250 sq. ft.
of gross floor area
43,250 sq. ft.
1/250 sq. ft.
Total: 173 spaces
Restaurant 1 space/100 sq. ft.
of public area
2,505 sq. ft.
1/100 sq. ft.
Total: 25 spaces
Fast Food
Restaurant
(existing)
1 space/75 sq. ft. of
public area
1,750 sq. ft.
1/75 sq. ft.
Total: 23 spaces
As part of the proposed commercial building pad, a total of forty-two (42) spaces will be
removed (Attachment 1), resulting in 495 spaces being provided. Section 16.56.050 of
the AGMC outlines parking reductions for common parking facilities. The AGMC allows
for up to a twenty percent (20%) reduction in parking requirements for common parking
facilities. As part of the proposed project, an approximately thirteen percent (13%)
parking reduction is necessary. Due to the myriad of uses with overlapping and differing
peak hours, the necessary parking reduction is supported by staff.
The project was previously conditioned to reseal and restripe the property’s portion of
the parking lot. The applicant has been encouraged to work with the other Plaza
property owners about resealing the entirety of the parking lot at the same time to
provide uniformity and staff will continue to encourage the improvement.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 7
Loading
The existing loading dock in the rear of the commercial structure is shown to remain and
be in operation for the retail users, when looking at the site plan. However, the north
elevation on Sheet A7 of Attachment 3 does not show the loading dock being present. It
is thought that this was an oversight during the plan rendering process. 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
The building’s architecture remains consistent with the previously approved architecture
in terms of colors and materials, including stucco in varying shades of gray, bronze
anodized metal for window and door trim, blue horizontal lap siding, CMU block
accents, and corrugated metal accents. However, due to the increased number of
tenants, the building’s elevations are proposed to be modified to accommodate
additional entrances, as seen in the image below. The applicant proposes to continue to
utilize building vegetation and trellises will help aid in breaking up the building massing.
For full building elevations, refer to Sheet A7 of Attachment 3.
The architecture of the new commercial building pad has not been depicted in the plan
set; however, it is anticipated that similar architectural styling will be replicated on that
building as well, as the approved architecture was desired to be the model for
architectural modifications to the Plaza in the future. Because these details are not
proposed, it is recommended that the ARC recommend conditions that the applicant
process a subsequent Minor Use Permit – Architectural Review, consistent with
architectural design and massing for the updated commercial building, for consideration
by the ARC and recommendation to the Community Development Director.
Trees and Landscaping
The Plaza was previously developed with parking lot landscape areas and trees. The
ARC recently reviewed and recommended approval of the final landscaping and tree
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT 19-001
MARCH 18, 2019
PAGE 8
replacement plan (Attachment 2). The proposed commercial pad would remove five (5)
of these trees, but approximately eleven (11) replacement trees would be installed
instead. Therefore, the tree requirements of the Municipal Code would be maintained
with the proposed project.
Signage
As stated earlier in the report, a Master Sign Program for the project site was recently
approved by the Planning Commission. While that program will need to be amended
with the changing number of tenants, it is not proposed to be updated at this time.
ADVANTAGES:
The proposed project will reoccupy a large, vacant commercial building with marketable
tenant spaces that will fit well with the greater Plaza. The additional building pad will
utilize the existing site to accommodate its circulation needs and will bring in additional
tax revenue to the City on an infill development site.
DISADVANTAGES:
The lack of architectural depiction of the proposed commercial building pad makes its
ultimate development uncertain. However, requiring final architectural review, not unlike
that required of other commercial building pads in the Regional Commercial zoning
district would ultimately maintain community oversight of the building’s aesthetics.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA), the State CEQA Guidelines, and has been determined to be categorically
exempt pursuant to Sections 15301(e)(2), 15303(c), and 15332 of the CEQA Guidelines
regarding existing facilities, new construction, and in-fill development projects in urban
areas.
PUBLIC NOTIFICATION AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. No comments have been received regarding the
proposed project.
Attachments:
1. Areas of parking reduction
2. Tree replacement plan for Conditional Use Permit 18-004
3. Project plans
ATTACHMENT 1
WEST BRANCH STREET(E) RESTAURANT(E) BANK7070 70706767
68 6869 6971
72
73
74 UPUPTENANT B102TENANT A101TENANT C103NOPARKINGNO
PARKI
N
GNOPARKINGNO
PARKI
N
GNOPARKING
TREE GRATE, TYP.TRELLIS WITH CART STORAGENEW RAISED PATHCART STORAGECART STORAGECART STORAGECART STORAGENEW PLANTERNEW PLANTERTRELLIS WITH CART STORAGE18'-10"19'-4"28'-11"18'-2"8'18'(4) NEW ELECTRICVEHICLE STALLSEVEVEVEVENTRY MONUMENTNEW ACCESSIBLESTALLS (7) TOTALTREESBOTANICAL NAMECOMMON NAMECONTQTYLIQUIDAMBAR ORIENTALIS ORIENTAL SWEETGUM 24"BOX 3LIRIODENDRON CHINENSE JAPANESE TULIP TREE 24"BOX 4PISTACIA CHINENSIS CHINESE PISTACHE 24"BOX 12PLATANUS X ACERIFOLIA LONDON PLANE TREE 24"BOX 11TRISTANIA CONFERTA BRISBANE BOX24"BOX 8NEW TREE LEGENDTOTAL NEW TREES = 38EXISTING TREES TO REMAIN39CUPANIOPSIS ANACARDIOIDES/CARROTWOODLIQUIDAMBAR STYRACIFLUA/SWEETGUMPLATANUS SPECIES/LONDON PLANELIRIODENDRON TULIPIFERA/TULIP TREETIPUANA TIPU/TIPU TREEMAGNOLIA GRANDIFLORA/SOUTHERN MAGNOLIAEXISTING TREESN:\1000\1192-01-CO18-West-Branch-St-Multi-Tenant-Comm-Reconfig\Planning\Tree Exhibit\PP-1192-01-CO18.dwg, PL101, Sep 27, 2018 3:40pm, LDWierschem
PROJECT MANAGERDRAWN BYPROJECT NUMBERCHECKED BYSHEETSEPTEMBER 20, 20181192-01-CO18DATErrmdesign.com | (805) 543-17943765 S. Higuera, San Luis Obispo, CA 93401THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTSREPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF RRM DESIGNGROUP AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS ORUSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIEDPROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF RRM DESIGN GROUP. VISUAL CONTACT WITH THESE DRAWINGSOR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESERESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEWSHALL NOT BE CONSIDERED A WAIVER OF RRM DESIGN GROUP'S RIGHTS.RRM DESIGN GROUP COPYRIGHT 2018.RRM IS A CALIFORNIA CORPORATIONNO. REVISIONDATEWEST BRANCH ST. MULTI TENANT
RECONFIGURATION
1570 WEST BRANCH ST, ARROYO GRANDE, CA 93420PL101PLANTING PLANCDLWCD ATTACHMENT 2
Project Site (6.4 acres)Shopping Center (10.845 acres)HWY 101. OAK PARK BLVDW. BRANCH ST.PROPOSED (VIEW A) EXTERIOR IMPROVEMENTSPROPOSED (VIEW C) EXTERIOR IMPROVEMENTSPROPOSED (VIEW B) EXTERIOR IMPROVEMENTSSHEET INDEXTITLE SHEET A1EXISTING CONDITIONS A2EXISTING AREAS AND COUNTS A3ARCHITECTURAL SITE PLAN A4CONCEPT PERSPECTIVES A5COLORS AND MATERIALS A6BUILDING ELEVATIONS A7PROJECT DESCRIPTIONPROJECT TEAMOWNER: ORRADRE RANCH768 TWIN CREEKS WAYSAN LUIS OBISPO, CA 93401CONTACT: PETER ORRADREPORRADRE@SBCGLOBAL.NETAPPLICANT: ARROYO GRANDE COMMERCIAL LLCP.O. BOX 481, OAKHURST, CA 93644CONTACT: RICK GAMBRILRGAMBRIL@YAHOO.COMARCHITECT: RRM DESIGN GROUPLANDSCAPE: 3765 S. HIGUERA ST.SAN LUIS OBISPO, CA 93401TEL: (805) 543-1794FAX: (805) 543-4609CONTACT: PAT BLOTE - PROJECT ARCHITECT WES AROLA - LANDSCAPE ARCHITECTVICINITY MAPPROJECT STATISTICSPROJECT ADDRESS: 1570 W. BRANCH STREET, ARROYO GRANDE, CAPROJECT SITE AREA 6.4 ACRESAPN: 077-771-068ZONING: RC - REGIONAL COMMERCIALOCCUPANCY: B2 (AS-BUILT)TYPE OF CONSTRUCTION V-N ( EXISTING)EXISTING LAND USE: SHOPPING CENTER (SC)COMMUNITY CODE: ARROYO GRANDE(SC) GROSS AREA: 472,408 SF (10.845 AC.)BUILDING AREA:K-MART BLDG ENVELOPE 87,132 SFSHOP BUILDING #1 11,200 SFSHOP BLDG. #2 - 1RST FLOOR 12,550 SF- 2ND FLOOR 12,300 SFCARL’S JR. REST 3,500 SFRESTAURANT 4,800 SFBANK 7,200 SFNEW PAD (FAST FOOD) 1,800 SFTOTAL = 140,482 SFSITE BUILDING COVERAGE: 128,182/ 472,408 = 27.13% SITE LANDSCAPE COVERAGE: 56,280 SF / 472,408 SF = 11.91% PARKING CALCULATIONS:Table 1 - Required Parking Tenant Use Square Footage Parking Ratio Required Spaces A Hardware Store (interior space) 20,856 1/250 sq. ft. 83 A Hardware store - Garden Center 5,400 1/2,000 sq.ft. 3 B Fitness Center 16,734 1/250 sq. ft. 67 C Grocery 23,064 1/250 sq. ft. 92 D Retail 6,631 1/250 sq. ft. 27 E Retail 10,075 1/250 sq. ft. 40 F Dance Studio 7,081 1/3 students + staff 20 G New Tenant Pad - Fast Food 1,800 GLA x 65%/100 12 Existing retail, offices & bank 43,250 1/250 sq. ft. 173 Existing restaurants 8,300 GLA x 65%/100 54 Total 571 Table 2 - Project Parking Summary Summary Feature Parking Numbers Parking Provided Required Parking 571 13.3% Shared Reduction - 76Adjusted requirement 495 11 Reflects net loss of 42 spaces to provide outdoor garden center and new tenant pad. Previous parking total was 537 spaces (7% shared reduction approved by ARC after PC review of CUP); therefore, new parking total is 495 spaces (537-42 = 495). 1570 WEST BRANCH STREET, ARROYO GRANDE, CAA1WEST BRANCH STREET TENANT AND FACADE UPDATETITLE SHEETTHE SITE HAS BEEN DEVELOPED AS A SHOPPING CENTER WITH K-MART AS ITS ANCHOR FOR SEVERAL DECADES. ON SEPTEMBER 4, 2018, THE CITY PLANNING COMMISSION APPROVED A CUP TO ALLOW THREE TENANT SPACES IN THE FORMER K-MART BUILDING AND ADD 4,500 SQUARE FEET OF FLOOR AREA TO ITS SOUTHWESTERN CORNER RESULTING IN 87,132 SQUARE FEET OVERALL. THE THREE TENANTS INCLUDED A GYM, GROCERY STORE WITH LIQUOR SALES, AND A LARGE RETAIL SPACE. THE NEW PROPOSAL IS STILL TO RE-PURPOSE THE BUILDING FOR VIABLE COMMUNITY USES AND SERVICES, BUT THE REQUEST IS NOW TO DIVIDE THE BUILDING INTO 6 SEPARATE TENANT SPACES AS FOLLOWS:1) HARDWARE STORE OF 20,856 SQUARE FEET WITH A 5,400 SQUARE-FOOT GARDEN CENTER;2) FITNESS FACILITY OF 16, 734 SQUARE FEET;3) GROCERY STORE OF 23,064 SQUARE FEET;4) RETAIL SPACE OF 6,631 SQUARE FEET;5) RETAIL SPACE OF 10,075 SQUARE FEET; AND6) DANCE STUDIO OF 7,081 SQUARE FEET.WITH THE CHANGE IN THE NUMBER OF TENANTS, THE FACADE MASSING HAS GENERALLY REMAINED CONSISTENT WITH PLANS PREVIOUSLY REVIEWED BY THE ARC AND PLANNING COMMISSION. ADDITIONAL ENTRIES TO THE BUILDING WORK TO FURTHER ARTICULATE THE FAÇADE AND REDUCE THE APPARENT BULK AND MASSING OF THE OVERALL BUILDING. THE CHANGES IN THE NUMBER OF TENANTS DO NOT AFFECT CONDITIONS FOR SITE IMPROVEMENTS. IN ADDITION, CURRENT PLANS SHOW A SMALL PAD BUILDING OF 1,800 SQUARE FEET IN THE PARKING FIELD NEARER WEST BRANCH STREET. THE IDEA IS TO PROVIDE SPACE FOR A FAST-FOOD RESTAURANT OR SMALL TO-GO COFFEE SHOP. THE ADDITIONAL PAD HELPS ENLIVEN THE SHOPPING CENTER AND MINIMIZE THE VISUAL EXTENT OF THE PARKING FIELDS. NORTHN.T.S.1192-03-CO19 March 5, 2019ATTACHMENT 3
NORTH BOUND HWY 101 VIEWSOUTH BOUND HWY 101 VIEWNORTHERN MOST ENTRANCE (ENTRY 1)ENTRY 2ENTRY 3ENTRY 4 ( UPPER SITE ACCESS @ SOUTHERN END OF SITE) VICINITY MAPMAIN VIEW OF PROPOSED BUILDING FACADE REMODELproject siteHWY 101. OAK PARK BLVDW. BRANCH ST.DEGFCBAABCDEFG1570 WEST BRANCH STREET, ARROYO GRANDE, CAA2WEST BRANCH STREET TENANT AND FACADE UPDATEEXISTING CONDITIONS1192-03-CO19 March 5, 2019
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 SF1570 WEST BRANCH STREET, ARROYO GRANDE, CAA3WEST BRANCH STREET TENANT AND FACADE UPDATEEXISTING AREAS AND COUNTSSCALE: 1” = 40’- 0” (24”X36” SHEET) 1192-03-CO19 March 5, 2019SITE PLAN ( W/ EXISTING BUILDING AREAS AND PARKING COUNTS)
1570 WEST BRANCH STREET, ARROYO GRANDE, CAA4WEST BRANCH STREET TENANT AND FACADE UPDATEARCHITECTURAL SITE PLANSCALE: 1” = 40’- 0” (24”X36” SHEET) 1192-03-CO19 March 5, 2019SITE LEASING AND CONCEPT PLANNORTH
AVIEW KEY PLANSCALE S: NTSNORTHABCPROPOSED (VIEW C) EXTERIOR IMPROVEMENTSPROPOSED (VIEW B) EXTERIOR IMPROVEMENTSEXISTING GARDEN CENTER (VIEW B)EXISTING REAR NORTH EAST CORNER (VIEW C)1570 WEST BRANCH STREET, ARROYO GRANDE, CAA5WEST BRANCH STREET TENANT AND FACADE UPDATECONCEPT PERSPECTIVES1192-03-CO19 March 5, 2019
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: NTSNORTHEXISTINGAPPROVEDPROPOSED (VIEW A) EXTERIOR IMPROVEMENTSDEFGEGFCBA1570 WEST BRANCH STREET, ARROYO GRANDE, CAA6WEST BRANCH STREET TENANT AND FACADE UPDATE(NO CHANGE TO APPROVED COLORS AND MATERIALS)COLOR AND MATERIALS1192-03-CO19 March 5, 2019ABC
(E) T.O.PARAPET HT.+/- 23’-6”SOUTH ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET) WEST ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET) EAST ELEVATIONSCALE: 1/16” = 1’- 0” (24”X36” SHEET) NORTH ELEVATIONOUTLINE OF NEIGHBORING BUILDINGNEW TENANT “F” ENTRYENHANCEMENT TO EXISTING TRASH ENCLOSURE LOCATIONNEW TENANT “F” ENTRYNEW GARDEN CENTER AND GARDEN CENTER ENTRYFOR TENANT “A”NEW GARDEN CENTERFOR TENANT “A”NEW GARDEN CENTERFOR TENANT “A”NEW TENANT “E” ENTRYNEW TENANT “D” ENTRYNEW CART CORRAL AND ACCESSIBLE RAMP HOUSED UNDER A NEW SHRUBBED TRELLISOUTLINE OF APPROVED ELEVATION DESIGN FOR THREE TENANT ENTRIESOUTLINE OF APPROVED ELEVATION DESIGN FOR THREE TENANT ENTRIESSCALE: 1/16” = 1’- 0” (24”X36” SHEET) 1570 WEST BRANCH STREET, ARROYO GRANDE, CAA7WEST BRANCH STREET TENANT AND FACADE UPDATEBUILDING ELEVATIONS1192-03-CO19 March 5, 2019