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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