2021-09-07_8B_211 E Branch CUPMEMORANDUM
TO: PLANNING COMMISSION
FROM: BRIAN PEDROTTI, COMMUNITY DEVELOPMENT DIRECTOR
BY: ANDREW PEREZ, ASS OCIATE PLANNER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 21-005; ADDITION
TO AN EXISTING COMMERCIAL STRUCTURE AND ESTABLISHMENT
OF AN ART GALLERY AND WINE TASTING COLLECTIVE; LOCATION
– 211 E. BRANCH ST.; APPLICANT –ERIC AND GILLIAN VON BERG;
REPRESENTATIVE – JENNIFER MARTIN, JENNIFER MARTIN
ARCHITECTURE AND DESIGN
D ATE: SEPTEMBER 7, 2021
SUMMARY OF ACTION:
Approval by the Planning Commission will result in the construction of an addition to an
existing commercial building and establishment of a new wine tasting collective and art
gallery.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There are no direct impacts to City financial and personnel resources with the proposed
project. Approval of the project would facilitate a new local business, which is anticipated
to increase tax revenue for the City. Payment of parking in-lieu fees would increase
funding for the Village Parking and Business Improvement District.
RECOMMENDATION:
It is recommended that the Planning Commission adopt the prepared Resolution
approving the project (Attachment 1).
BACKGROUND:
Location
The subject property is zoned Village Core Downtown (VCD) and is located in the D-2.4
Historic Character Overlay District. (Attachment 2). The 8,075 square foot property
gradually slopes from south to north and is currently developed with a 977 square foot
building that was previously a wine tasting room. Surrounding land uses include City
Council Chambers immediately to the east, Branch Street restaurant to the west, and a
public parking lot to the north. The structure is estimated to have been built between 1903
and 1909 as a single family residence. It was later converted to a commercial use in the
1920s when it became a dental office.
Item 8.b - Page 1
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 21-005
SEPTEMBER 7, 2021
PAGE 2
ANALYSIS OF ISSUES:
Project Description
The applicant proposes to demolish a shed and room additions to the original structure,
and construct an addition to the existing structure. The proposed addition would provide
2,541 square feet of floor area to accommodate wine tasting areas for multiple boutique
winemakers, a large art gallery space, restrooms, and small kitchen. A mezzanine
providing an additional 567 square feet of floor area for the private use of the operator is
also part of the proposal. Two new outdoor patios, a sculpture garden, and accompanying
landscaping would replace the existing driveway and parking lot. The sculpture garden
featuring a koi pond beneath a vine-covered trellis would be located at the northern end
and provide areas art exhibits. Landscaping would line the perimeter of the garden and
two additional water features would add to the ambiance.
The applicant describes the proposed use as a space that would host art exhibits, local
events, meetings and workshops, and offer wine tastings by a collective of boutique
wineries from across the Central Coast. The new construction requires review by the ARC
for compliance with the Design Guidelines and Standards for the Historic Character
Overlay District (Design Guidelines) (Attachment 3) due to its location in the Historic
Overlay zone.
Staff Advisory Committee (SAC)
The SAC reviewed the project on multiple occasions to discuss pedestrian access,
parking, and fire protection. The SAC was supportive of the project and developed
conditions of approval included in the prepared Resolution.
Architectural Review Committee (ARC)
The project was reviewed by the ARC at their meeting on July 19, 2021 (Attachment 4).
The ARC was supportive of the concept and the materials, colors, and landscaping
proposed for the addition. Due to the historic nature of the property and the existing
structure, the Committee suggested revising the physical transition between the historic
structure and the proposed addition. In response to this suggestion, the applicant reduced
both the footprint and the height of the addition and proposed a glass atrium between the
two structures. The height was reduced by 15 inches, and the footprint reduced by 179
square feet. The purpose of adding the atrium is to provide a transition between the two
structures and clearly distinguish the new addition from the historic structure.
General Plan
The General Plan land use designation for the subject property is Village Core. The Land
Use Element defines this area as the “symbolic, functional and unique business center of
the City, with diverse mixed uses emphasizing pedestrian-oriented activities and
providing for the needs of residents and tourists”. The objectives of the proposed project
align with the Village Core land use designation and is supported by General Plan Policies
LU6-2, LU6-5, and LU6-9.4 of the Land Use Element and Policies ED5-3 and ED5-4 of
the Economic Development Element, which state:
Item 8.b - Page 2
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 21-005
SEPTEMBER 7, 2021
PAGE 3
LU6-2: Within the Village Core designation appropriate land uses shall include a wide
variety of commercial uses, emphasizing retail and low intensity tourist related functions.
Typical uses include specialty retail (handicraft shops, art galleries, book stores, curio
antique stores, flower shops), commercial services, restaurants, convenience markets,
cultural facilities, financial institutions, vocational and trade schools, and bed and
breakfast inns
LU6-5: Village Core developments shall emphasize uses that contribute to the vitality of
the whole, creating pedestrian traffic and interest, as outlined in the Design Guidelines
for the Arroyo Grande Village
LU6-9.4: Discourage private parking facilities placed along and visible from Branch Street
or Traffic Way street frontage. Encourage public or shared off-street parking behind street
frontage buildings.
ED5-3: Implement revitalization and rehabilitation of historic and older structures and
provide incentives for adaptive reuse.
ED5-4: Expand and enhance the Village Core as a focal point for civic and tourist
activities.
Development Standards
The subject property is zoned VCD. The primary purpose of the VCD district is to provide
for a combination of commercial, office, upper-story residential uses and compatible
related development to promote pedestrian use and enjoyment of the downtown village
area. Regulations for the VCD district, combined with the historic character overlay
district, promote and preserve older architectural styles compatible with the historical,
small-town nature of Arroyo Grande. Establishment of a wine tasting operation is allowed
with the approval of a Conditional Use Permit, and the establishment of an art studio is
allowed with the approval of a Minor Use Permit.
The development standards for the VCD district applicable to the proposed project are
identified in the following table:
Table 1: Site Development Standards for the VCD Zoning District
Development
Standards
VCD District CUP21-005 Notes
Front Yard Setback 0-15 feet 17 feet Code Met
Rear Yard Setback 0-15 feet 18 feet Code Met
Interior Yard Setback 0 feet 0 feet Code Met
Building Size Limits 20,000 sf 3,719 sf Code Met
Item 8.b - Page 3
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 21-005
SEPTEMBER 7, 2021
PAGE 4
Development
Standards
VCD District CUP21-005 Notes
Max Building Height 30 feet or 3 stories
(whichever is less)
23’-2” feet Code Met
Site Coverage 100% 46% Code Met
Floor Area Ratio 2 .39 Code Met
Access and Parking
Currently, a driveway from E. Branch Street provides access to an on-site parking lot with
six (6) spaces. Commercial uses in the VCD zoning district require 1 parking space for
every 300 square feet of gross floor area accessible to the public, excluding restrooms,
and outdoor dining areas are exempt from providing additional parking if their area is less
than twenty-five percent (25%) of the enclosed floor area used for purposes of
determining the parking requirement. The project area used for calculating parking is
2,541 square feet, resulting in a parking requirement of 8.47 parking spaces. Fractional
parking requirements round to the nearest whole number, therefore the parking
requirement for the project is eight (8) spaces. The combined size of the two outdoor
patios is 594 square feet, which does not exceed the 25% threshold, therefore no
additional parking for the patios is required.
The project proposes to demolish the driveway and parking lot to accommodate the
building expansion, outdoor patios, sculpture garden, and provide pedestrian access from
E. Branch Street. To meet their parking requirement, the applicant is proposing to pay the
parking in-lieu fee pursuant to Arroyo Grande Municipal Code Section 16.56.020.B, which
is provided an option for properties located in the Village Parking and Business
Improvement District. The parking in-lieu fee is calculated based on the number of parking
spaces required for the new use pursuant to AGMC Section 16.56.060. City Council
Resolution 3994 established the parking in-lieu fee of $24,000 per parking space.
Therefore, the applicant would pay a fee of $192,000 rather than providing the required
number of parking spaces on site. In-lieu fees contribute to the Village Parking and
Improvement District fund which is used to maintain and expand shared parking facilities
in the Village.
Architecture
The existing structure uses forms and massing common to Folk Victorian architecture that
was popular in the late 1800s and early 1900s. The covered front porch and angled bay
windows are the most prominent features on the front and western elevations. Clapboard
siding is used around the entire exterior and various window styles are used throughout.
The addition is proposed to be a simple, rectangular shape with prominent gables on the
north and south ends. A glass atrium provides the transition between the existing
structure and the proposed addition, while also serving as an additional entrance point.
Large clerestory windows will be installed on these gable ends to allow natural light into
the gallery space. An array of smaller clerestory windows will be included on the western
Item 8.b - Page 4
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 21-005
SEPTEMBER 7, 2021
PAGE 5
elevation to bring in even more natural light. Smaller gables adorn both of the side
elevations to add visual interest. A ramp at the rear of the addition would provide
pedestrian access from the public parking lot adjacent to the subject property. The ramp
will also provide access for delivery of large pieces of art and sculptures that need the
assistance of the hydraulic lift located just inside the building.
The design proposes to continue the use of horizontal siding and asphalt shingles to
match the existing structure. The proposed materials and colors are listed in Table 2 and
shown on Attachment 5.
Table 2: Building Materials and Colors
Color Scheme
Asphalt Shingles Onyx Black
Horizontal Siding “Bracing Blue”
Fascia, Trim & Posts “Extra White”
Windows & Doors Frame “Lime Granita”
Brick Siding To match existing
Atrium Glass panels
Any signage proposed for the project would be processed under a separate permit and
will require review by the ARC.
Historic Significance
In 2013 the City commissioned a consultant to prepare a historic context statement and
survey report. The subject property was evaluated for historic significance using the four
criteria from the California Register of Historical Resources (CRHR). The four criteria to
determine the significance of a resource are:
• Criterion 1: The resource is associated with events that have made a significant
contribution to the broad patterns of California’s history and cultural heritage;
• Criterion 2: The resource is associated with the lives of persons important in our
past;
• Criterion 3: The resource embodies the distinctive characteristics of a type,
period, region, or method of construction, or represents the work of an important
creative individual, or possesses high artistic values; or
• Criterion 4: The resource has yielded, or may be likely to yield, information
important in prehistory or history (PRC Section 5024.1(c)).
The 2013 survey determined that structure is likely eligible for listing in the CRHR under
Criteria 3 because it embodies distinctive characteristics of Folk Victorian residential
architecture and possesses high artistic value. The potential historic significance does not
preclude the applicant from altering or expanding the existing structure. However, the new
construction shall follow the Secretary of the Interior's Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Item 8.b - Page 5
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 21-005
SEPTEMBER 7, 2021
PAGE 6
Reconstructing Historic Buildings (Standards). The Standards state that an addition “must
be compatible with the massing, size, scale, and design of the historic building while
differentiated from the historic building”. By locating the addition behind the existing
structure the massing of the addition is obscured and a similar sense of scale at the
pedestrian level is maintained.
Design Guidelines
In addition to the Standards outlined in the previous paragraph, the project is also subject
to the Design Guidelines in order to enhance the visual quality development in the Village
area. Building design, construction materials, and colors, are all regulated by the Design
Guidelines.
In regards to mass and scale, the proposed addition is similar to many other buildings in
the Village in that it is relatively narrow and uses vertical elements to create an impressive
image. The building height complies with the development standards for the VCD district,
and due to the location of the addition behind the existing structure, would create a more
impressive appearance without losing pedestrian scale or blocking views and light.
Horizontal siding and asphalt shingles are proposed for the siding and roof, respectively.
Both materials are supported by the Design Guidelines for commercial buildings. Brick
veneer, which is proposed for a small portion of the western elevation, is also supported
by the Design Guidelines as an acceptable siding material. The colors proposed for the
siding, trim, and roof are consistent with the existing structure and the Design Guidelines.
ADVANTAGES:
The proposed project would add a unique retail attraction to the Village and provide a
new source of tax revenue. The proposal would also preserve and reuse a potentially
historic structure as encouraged by policies in the Economic Development Element of the
General Plan.
DISADVANTAGES:
The proposed project would add alcohol sales to an area with a number of other existing
alcohol locations, including two (2) wine tasting rooms, and two (2) bars. However, Policy
LU 6.5 emphasizes uses that contribute to the vitality of the whole by creating pedestrian
traffic and interest, which the proposed use supports.
ENVIRONMENTAL REVIEW:
The project has been reviewed in accordance with the California Environmental Quality
Act (CEQA) and the State CEQA Guidelines and was determined to be exempt from the
provisions of CEQA pursuant to Section 15332 for projects consisting of infill
development. The proposed alterations are consistent with the Secretary of Interior's
Standards for the Treatment of Historic Properties, therefore the project is not anticipated
to result in significant impacts to a potentially historic structure.
Item 8.b - Page 6
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 21-005
SEPTEMBER 7, 2021
PAGE 7
PUBLIC NOTIFICATION AND COMMENT:
A notice of public hearing was mailed to all property owners within 300’ of the project site,
was published in The Tribune, and posted at City Hall and on the City’s website on Friday,
August 27, 2021. A sign notifying the public of the public hearing was posted at the project
site on August 25, 2021. The Agenda was posted at City Hall and on the City’s website
in accordance with Government Code Section 54954.2. No comments had been received
at the time the agenda for the meeting was posted.
Attachments:
1. Draft Resolution
2. Location map
3. Village Design Guidelines
4. Minutes of the July 19, 2021 Architectural Review Committee Meeting
5. Color and Materials
6. Project plans
Item 8.b - Page 7
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 21-005; ADDITION TO AN
EXISTING COMMERCIAL STRUCTURE AND
ESTABLISHMENT OF AN ART GALLERY AND WINE
TASTING COLLECTIVE; LOCATION – 211 E. BRANCH
ST.; APPLICANT – ERIC AND GILLIAN VON BERG;
REPRESENTATIVE – JENNIFER MARTIN, JENNIFER
MARTIN ARCHITECTURE AND DESIGN
WHEREAS, the applicant has filed Conditional Use Permit 21-005 to construct a 3,108
square foot addition and establish a wine tasting collective and art gallery in the Village
Commercial Downtown zoning district; and
WHEREAS, the Architectural Review Committee reviewed the project on July 19, 2021
and recommended approval of the project with the suggestion to provide a distinct visual
transition between the existing structure and the proposed addition; and
WHEREAS, the Planning Commission has reviewed the 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 has found and
determined that the project is exempt pursuant to Section 15332 of the CEQA Guidelines
for infill development; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on September 7, 2021; and
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 use of an art gallery and wine tasting collective is allowed in
the Village Core Downtown (VCD) zoning district with the approval of a
Conditional Use Permit pursuant to Section 16.36.030 of the Municipal
Code and is consistent with development standards for the VCD zoning
district per Municipal Code Section 16.36.020.
2.The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
ATTACHMENT 1
Item 8.b - Page 8
RESOLUTION NO.
PAGE 2
The proposed use of an art gallery and wine tasting collective would not
impair the integrity or character of the Village Core Downtown (VCD)
zoning district, as it is consistent with the stated purpose of the VCD
zoning district pursuant to Municipal Code Section 16.36.020(C) by
providing a use that promotes pedestrian use and enjoyment of the
downtown Village area. The project design is consistent with the Design
Guidelines and Standards for the Historic Character Overlay District, and
is sensitive to the historic character of the existing structure, as
recommended by the Architectural Review Committee.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the establishment of an art gallery and wine tasting
collective, as the development meets applicable development standards
relating to building height, setbacks, lot coverage, and landscaping.
Payment of an in-lieu fee to satisfy the parking requirement is allowed
through pursuant to Municipal Code Section 16.56.020.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
There are adequate provisions for all utilities and services necessary to
ensure public health and safety.
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, nor will it be materially injurious to properties or improvements in
the vicinity as it will comply with all applicable codes, standards, and
conditions of approval developed for this project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 21-005, as presented to the
Planning Commission on September 7, 2021 and shown in Exhibit “B”, attached hereto
and incorporated herein by this reference as though set forth in full, with the above
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference.
On motion by Commissioner ________, seconded by Commissioner _______, and by
the following roll call vote, to wit:
Item 8.b - Page 9
RESOLUTION NO.
PAGE 3
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 7th day of September 2021.
Item 8.b - Page 10
RESOLUTION NO.
PAGE 4
_______________________________
GLENN MARTIN
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
BRIAN PEDROTTI
COMMUNITY DEVELOPMENT DIRECTOR
Item 8.b - Page 11
RESOLUTION NO.
PAGE 5
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT CASE NO. 21-005
116 WEST BRANCH STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the construction of a 3,108 square foot addition to an
existing structure and establishment of a wine tasting collective and art studio at the
subject property.
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 Case No. 21-005.
4. This application shall automatically expire on September 7, 2023 unless a building
permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant
may apply for an extension of one (1) year from the original date of expiration.
5. Development shall conform to the Village Core Downtown development standards
except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of September 7, 2021 and on file in the
Community Development Department.
7. The applicant shall agree to indemnify and defend 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 and mitigation measures shall be incorporated into all
construction documents.
Item 8.b - Page 12
RESOLUTION NO.
PAGE 6
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.
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. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
shall be restricted to the hours of 7:00 am to 5:00 pm Monday through Friday, and
from 9:00 am to 5:00 pm on Saturdays. No construction shall occur on Sundays or
City observed holidays. Inspections are only available Monday – Friday 7:30 am –
4:00 pm.
14. All lighting for the site shall be downward and directed and shall not spill or create
glare to adjacent properties.
15. All new electrical panel boxes shall be installed inside the buildings.
16. A Fire Department Connection (FDC) shall be installed at building in a location
acceptable to the Fire Chief.
17. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve, and screened to the maximum
extent feasible.
18. 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.
19. 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.
Item 8.b - Page 13
RESOLUTION NO.
PAGE 7
SPECIAL CONDITIONS
20. The applicant shall submit payment for the in lieu parking fees prior to occupancy.
The fee shall be the number of parking spaces required for the project multiplied by
the in-lieu parking fee of $24,000, as established by City Council Resolution No.
3994.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
21. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
22. Provide complete compliance with State and Federal disabled access
requirements.
23. The project shall install a ventilation system in the kitchen.
FIRE FLOW/FIRE HYDRANTS
24. Project shall have a fire flow in accordance with the California Fire Code.
FIRE SPRINKLER
25. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
ABANDONMENT / NON-CONFORMING
26. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions as
applicable.
DEMOLITION PERMIT
27. 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.
28. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer’s or City’s request.
Item 8.b - Page 14
RESOLUTION NO.
PAGE 8
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
29. The Applicant shall develop, implement and provide the City:
a. Prior to a building or grading permit, a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with
Engineering Standard 1010 Section 5.2.2.
b. Prior to final acceptance, an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being
maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
GENERAL CONDITIONS
30. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
31. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
32. 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.
33. Record Drawings (“as-built” plans) are required to be submitted prior to release of
the Faithful Performance Bond.
34. 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. AutoCAD drawings shall be
in State plane coordinates.
35. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
Item 8.b - Page 15
RESOLUTION NO.
PAGE 9
36. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
IMPROVEMENT PLANS
37. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate submittal
from any vertical construction/structures building improvement plans.
38. Improvement plans must comply with Engineering Standard 1010 Section 1 and
shall be prepared by a registered Civil Engineer or qualified specialist licensed in the
State of California and approved by the Public Works Department and/or
Community Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved
areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100-year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities – Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers estimate for construction cost based on County of San Luis
Obispo unit cost.
39. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
Item 8.b - Page 16
RESOLUTION NO.
PAGE 10
40. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
41. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City, County and/or Caltrans).
STREET IMPROVEMENTS
42. Obtain approval from the Public Works Director prior to excavating in any street
recently over-laid or slurry sealed. The Director shall approve the method of repair
of any such trenches, but shall not be limited to an overlay or type 2 slurry seal.
43. Overlay streets or place type 2 slurry seal on any roads dedicated to the City prior
to acceptance by the City. Determination whether to use overlay or slurry seal shall
be made by the Public Works Director.
44. Remove existing roadway striping and markers prior to any overlay or slurry seal
work to the satisfaction of the Public Works Director. Use only thermoplastic
roadway striping.
CURB, GUTTER, AND SIDEWALK
45. Color any such new facilities as directed by the Community Development Director.
46. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
47. 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
48. Replace existing drive approach with curb, gutter, and exposed-aggregate
sidewalk per the most recent version of the City of Arroyo Grande Standard
Specifications and Engineering Standards.
49. Remove the terracotta tiles around the street tree wells within the project’s frontage
and replace with tree grates per Engineering Standard 8130.
50. Remove and replace terracotta tile strips in sidewalk within the project’s frontage
with colored, stamped concrete, to resemble existing tiles. The precise color and
stamp pattern to use will be determined by the Public Works Director, or his
designee, prior to installation.
DEDICATIONS AND EASEMENTS
51. All easements, abandonments, or similar documents to be recorded as a
Item 8.b - Page 17
RESOLUTION NO.
PAGE 11
document separate from a map, shall be prepared by the applicant on 8 1/2 x 11
City standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City processing.
A temporary construction easement shall be obtained for the construction of the
ramp at the rear of the project prior to building permit issuance.
GRADING AND DRAINAGE
52. Prior to issuance of a grading permit, the developer shall submit one (1) copy of
the Water Pollution Control Plan (W PCP) consistent with the San Luis Obispo
Regional Water Quality Control Board (RWCB) requirements.
53. All grading shall be performed in accordance with the City Grading Ordinance
and Standard Specifications and Engineering Standards.
54. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
WATER
55. A Reduced Pressure Principle backflow device is required on all water lines to
the structure and landscape irrigation.
56. A Double Detector Check backflow device is required on the water service line to
the fire sprinklers. Fire Department Connections must be remote and locations to
be approved by the Fire Chief.
57. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
58. Lots using fire sprinklers shall have individual service connections.
59. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
60. All sewer laterals shall comply with Engineering Standard 6810.
61. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
62. All sewer mains or laterals crossing or parallel to public water facilities shall be
Item 8.b - Page 18
RESOLUTION NO.
PAGE 12
constructed in accordance with Standard Specifications and Engineering
Standards.
63. Submit a will-serve letter from South County Sanitary stating that the property
access and location of trash receptacles is adequate for trash collection service.
PUBLIC SAFETY
64. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
65. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary alarm system per Police Department guidelines, and pay the Police
Department alarm permit application fee and annual renewal fee as applicable.
66. The applicant shall abide by all licenses and rules developed by the California
Department of Alcoholic Beverage Control.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
67. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans (Based on an approved earthwork
estimate).
b. Plan check for improvement plans (Based on an approved
construction cost estimate).
c. Permit Fee for grading plans (Based on an approved earthwork
estimate).
d. Inspection Fee of subdivision or public works construction plans
(Based on an approved construction cost estimate).
e. 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)
68. 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
Item 8.b - Page 19
RESOLUTION NO.
PAGE 13
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.
i. Drainage fee, as required by the area drainage plan for the area being
developed.
j. Construction Tax, the applicant shall pay a construction tax.
k. Alarm Fee, to be based on codes and rates in effect at the time of
development.
l. Strong Motion Instrumentation Program (SMIP) Fee, to be based on
codes and rates in effect at the time of development.
m. Building Permit Fee, to be based on codes and rates in effect at the time
of development.
BONDING SURETY
69. Erosion Control, prior to issuance of the grading or building permit, all new
construction requires posting of a $1,200.00 performance bond for erosion control
and damage to the public right-of-way. This bond is refundable upon successful
completion of the work, less expenses incurred by the City in maintaining and/or
restoring the site.
Item 8.b - Page 20
ATTACHMENT 2
Item 8.b - Page 21
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
VILLAGE CORE DOWNTOWN
(VCD)
This section of the Guidelines and Standards
applies to all parcels in the Village Core
Downtown area and may also be applicable
within Community Facilities (including
Public Facilities and Parks), and Mixed Use
districts as shown on the Design Overlay
District Map.
An objective of the Village Core Downtown
area is to enhance and maintain a compact,
active street frontage with commercial uses
that attract pedestrians. A visual continuity
should be maintained through site design
and compatibility of scale and materials.
MIXED USES WITHIN THE DISTRICT
There are properties within the Village Core,
Mixed Use and Community Facilities
overlay districts that have residential
architectural styles, and are currently being
used as stores, shops, residences, or offices.
In order to preserve and enhance mixed use,
the character of any new building or
renovation shall be consistent with the
surrounding area.
EXISTING CHARACTER
Many of the Downtown district historic
commercial buildings were erected in the
period from 1885 to 1910, and represent a
variety of architectural styles. Although
building material and detail differ, there are
definite patterns that should be respected
and incorporated into new development and
renovation. Common elements of design
include façade height and structure, strong
pedestrian orientation, and attention to
ornamentation.
Similarity in Height, Mass and Scale
Most buildings are one or two stories high
and range from about eighteen to thirty feet
in height. The majority of the buildings in
the Village on Branch Street between Traffic
Way and Mason Street are also narrow as
well, which emphasizes their vertical
character.
The most common façade design is two
stories high, although some buildings use a
“false front” to achieve the impression of
height. This façade treatment, when used on
a relatively narrow building, stresses the
strong vertical elements in the structure and
creates an impressive image.
Buildings are also made to appear larger by
creating a series of attached facades, linking
several smaller structures to create the
appearance of one large building. These
techniques lead to a more impressive
appearance without losing pedestrian scale
or blocking views and light.
28
ATTACHMENT 3
Item 8.b - Page 22
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
Similarity of Material
Brick and stone masonry construction is
common, especially along Branch and
Bridge Streets. Although some exteriors
have been painted, such as the Olohan
Building, the buildings retain many
architectural details of “brick front”
construction. This was one of the most
popular storefront types of vernacular
design, and incorporated commercial
establishments on the ground floor with
storage, offices or living quarters on the
second level. An unusual vernacular style
that uses locally quarried yellow stone is
also found in the Village Downtown
district. The unifying element is the stone
itself, which calls for simplicity of
construction and ornamentation, but the
buildings using this material vary
significantly in design. Another common
material is wood siding, especially
clapboard or weatherboard.
Sense of Experimentation
Although similar architectural styles are
evident, and many elements are common,
there is no one predominant architectural
style, and elements are often combined in
creative ways. The historic character,
however, is maintained.
Pedestrian Orientation
Most commercial buildings have large
display windows and a main entrance that
faces the street, oriented to pedestrian
traffic. There is no setback from the
sidewalk, and buildings are generally
designed and detailed to human scale,
contributing to an atmosphere where
pedestrians feel comfortable.
Variety in Building Form
There is sufficient variety in height, mass,
scale and proportion to create visual interest
in the Village Core Downtown Area. There
is also a mixture of uses that includes retail
establishments, cafes, restaurants and
offices, often within the same block.
DESIGN GUIDELINES AND STANDARDS
Mixed Use Projects Within the Village
Core Downtown
Mixed use projects within the Village Core
Downtown shall be predominantly
commercial in character. Upper story
residential and office uses designed to be
compatible with ground floor retail uses are
appropriate. Design of mixed use projects
shall not impede pedestrian flow or disrupt
concentration of retail, cultural and
entertainment uses.
The following building elements shall
NEITHER overpower the project or
detract from the visual continuity of the
streetscape or neighborhood NOR
produce redundancy in feature or pattern
that is discordant with the historic
character of the district:
• Building scale
• Building form
• Building façade
• Building entrance
• Roofline
• Fencing, rails or trellis
• Archways, columns or towers
• Doors and windows
• Signage or feature designed for sign
placement
• Colors
29 Item 8.b - Page 23
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
Site Design
1. All new projects or renovations shall
adhere to the site development standards
of the Development Code.
2. The existing front setbacks of zero to
fifteen feet (0’ to 15’) shall be required
with main entries facing the street. A
majority of the building frontage shall
face the street and incorporate design
features oriented to the pedestrian.
3. Streetscape improvements shall
complement the existing design
sidewalk paving, lighting schemes and
street furniture within the district.
4. All enclosures for service areas, trash or
recycling containers shall be designed as
part of the overall project or building.
Materials, textures and colors should be
consistent with those of the proposed
project and compatible with adjacent
buildings.
5. Landscaping shall retain existing trees
and plants as much as possible. Street
trees and sidewalk planters shall be
incorporated where feasible and
pedestrian circulation will not be
obstructed. (Streetscape elements
within the public right-of-way, require
an Encroachment Permit from the Public
Works Department.) Landscaping in
parking areas shall conform to the
requirements of Title 16 of the
Municipal Code (Development Code).
Building Design
1. The height of new buildings shall not
exceed development standards allowed
in Title 16 of the Municipal Code. Scale
and massing of any building within this
area shall be consistent with that of the
neighboring buildings, as described
above in “Similarity in Height, Scale
and Massing”.
2. The existing pattern of building façades
shall be incorporated into new
development projects. Dominant façade
designs incorporate either brick front
elements or parapet features. Roof
patterns generally associated with
residential buildings such as gable, hip
or gambrel are generally not appropriate
for commercial building frontages in the
Village Core Downtown District.
3. For retail commercial buildings, display
windows should complement the design
of surrounding historic buildings and
shall be oriented to pedestrian traffic.
4. Transoms are common over display
windows, and were used for light and
ventilation. When possible, transoms
should be incorporated into new
building design, and existing transoms
should be used in building renovations.
5. New construction should include
elements such as cladding, roof structure
and ornamentation common to the
district. All new projects shall use
materials – including roof materials –
that fit within the character of the
Village Core Downtown district. By
using similar materials or replicating
these materials on all projects and
restorations, the existing character will
be reinforced and extended.
6. Decorative fixtures, including awnings,
signs, and lighting, shall be integrated
with other design elements of the
structures.
Construction Materials
1. Brick and stone masonry are the most
common façade materials used on
historic character structures in the
Village Core Downtown district, and are
acceptable façade materials. Some
brickwork has been painted, and this is
consistent with design style of the 1870-
1939 period.
30 Item 8.b - Page 24
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
Other acceptable façade materials
include yellow sandstone (such as that
on the I.O.O.F. building), and wood
cladding. Wood cladding shall be of
painted clapboard, painted
weatherboard, or board and batten
styles.
Materials of similar design, color and
texture may be considered. Smooth
plywood panels are not appropriate
unless detailed for the historic period.
2. Window sashes shall be of wood or
painted steel, and consistent with the
historic period. Materials that
approximate the appearance of original
materials may be substituted subject to
the approval of the Architectural Review
Committee, but unfinished aluminum is
not allowed.
3. Door materials were traditionally wood
panel and glass, either single or double.
New or replacement doors shall be
wood or an approved substitute material
that approximates the appearance of
original materials. Aluminum entry
doors with large glass panels are
inappropriate for the Village Core
Downtown District.
4. Original decorative details should be
retained during renovation. If the
original materials have deteriorated and
must be removed, they shall be replaced
with materials that match as closely as
possible the original in design, color,
and texture.
5. Reflective glass is not appropriate in the
Village Core Downtown District.
Stained glass may be used as an accent
material if it is consistent with the
historic period of the building.
Building colors
1. The number of colors used on a building
should be kept to a minimum.
2. While bright colors may be used for
limited accent, their use is subject to
review by the Architectural Review
Committee (ARC).
3. Color samples shall be submitted as part
of Plot Plan Review or Conditional Use
Permit process.
4. The use of fluorescent, “neon” or “day-
glo” colors on building facades is not
appropriate, historic base colors should
be used instead.
5. Accent colors used for ornamentation,
awnings, dentils, friezes or other details
shall harmonize with the predominant
building color.
6. Color palettes shall complement the
majority of the neighboring buildings
and be consistent with the historic
period.
31 Item 8.b - Page 25
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, JULY 19, 2021
ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET
ARROYO GRANDE, CA
In compliance with the State and County Shelter at Home Orders due to the coronavirus
pandemic, and as allowed by the Governor’s Executive Order N-29-20, which allows for a
deviation of teleconference rules required by the Ralph M. Brown Act, this meeting was held by
teleconference.
1.CALL TO ORDER
Chair 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 Jon
Couch, Kristin Juette, and Lori Hall were present.
City Staff Present: Community Development Director Brian Pedrotti, Associate Planner
Andrew Perez, and Assistant Planner Patrick Holub were present.
3.FLAG SALUTE
Chair Hoag led the Flag Salute.
4.AGENDA REVIEW
None.
5.COMMUNITY COMMENTS AND SUGGESTIONS
None.
6.WRITTEN COMMUNICATIONS
Chair Hoag acknowledged that the Committee received a letter from the public in regards to Item
8.a.
7.CONSENT AGENDA
7.a. Committee Member Couch made a motion, seconded by Committee Member Hall to approve
the minutes of the April 5, 2021, Regular Meeting as submitted. The motion passed 3-0 on the
following voice vote:
AYES: Couch, Hall, Hoag
NOES: None
ABSTAIN: Berlin, Juette
7.b. Vice Chair Berlin made a motion, seconded by Committee Member Juette to approve the
minutes of the June 21, 2021, Regular Meeting with one correction for a misspelling. The motion
passed 3-0 on the following voice vote:
AYES: Berlin, Juette, Hall
NOES: None
ABSTAIN: Hoag, Couch
ATTACHMENT 4
Item 8.b - Page 26
Minutes: ARC PAGE 3
Monday, July 19, 2021
8.b. CONSIDERATION OF CONDITIONAL USE PERMIT 21-005; 2,720 SQUARE FOOT
ADDITION TO AN EXISTING COMMERCIAL STRUCTURE AND ESTABLISHMENT OF AN
ART STUDIO AND WINE TASTING COLLECTIVE; LOCATION – 211 E. BRANCH ST;
APPLICANT –ERIC AND GILLIAN VON BERG; REPRESENTATIVE – JENNIFER MARTIN,
JENNIFER MARTIN ARCHITECTURE AND DESIGN (Perez)
Associate Planner Perez presented the staff report, including details about the existing structure
and its potential as a historic resource. He also described the proposed use, architectural details,
and landscaping. He also explained the proposed changes to the site including the removal of the
driveway and existing parking lot.
Eric Von Berg and Gillian Von Berg, project applicants, spoke in favor of the project and explained
the vision for the project and the rationale for the design choices. Jennifer Martin, project architect,
highlighted the design changes and responded to the Committee’s questions about the addition’s
connection to the original structure. Wes Arola, project landscape architect, answered questions
about the tree removal and proposed landscaping.
Chair Hoag opened public comment and one member of the public addressed the Committee.
Shirley Gibson spoke in opposition to the proposed addition because it does not comply or meet
the intent of the Village Design Guidelines.
Vice Chair Berlin made a motion, seconded by Committee Member Juette, to allow the meeting
to continue past 5:00pm. The motion passed unanimously.
The Committee spoke in support of the concept, but was not supportive of the architecture
treatment between the original structure to the addition. The Committee encouraged a visual,
architectural separation, or a distinctive transition, between the two structures to isolate the
existing potentially historic structure. The Committee was also supportive of the colors, materials,
landscaping, and treatment of the outdoor areas.
Chair Hoag made a motion, seconded by Vice Chair Berlin, to allow the meeting to continue until
6:15pm. The motion passed unanimously.
Committee Member Couch made a motion, seconded by Committee Member Juette, to
recommend approval of the project, with the suggestion to provide a transition between the
proposed building and the original house.
AYES: Couch, Juette, Berlin, Hall, Hoag
NOES: None.
9. DISCUSSION ITEMS
None.
10. COMMITTEE COMMUNICATIONS
None.
11. STAFF COMMUNICATIONS
None.
12. ADJOURNMENT
The meeting adjourned at 6:13 p.m.to a regular meeting on August 2, 2021 at 2:30 p.m.
Item 8.b - Page 27
ATTACHMENT 5
Item 8.b - Page 28
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A1
8/24/21Plotted On:
8/24/21
AS NOTED
TITLE SHEET / GENERAL INFO211 EAST BRANCH STREETARROYO GRANDE, CA 93420THE GALLERY/Users/elements/JMArchitecture/_EPF/2021_Von Berg 211 E Branch/CAD/211 EAST BRANCH STREET_072921.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUALDOWN12345UPCustom Text
1
2
3
4
5
6
7
8 9101112UP16R(7 1/2")15R(1')DOWNDOWNDOWN123456UP6R(6 53/64")
5R(1')12345UP5R(6")
4R(1')
REF
34'-3 1/2"BLUESTRIPING(TYP.)3" MISCPIPELIVING WALL
06" TREE 2PSTRUCTUREPORCHLOTS 3&4
1/LS/102
APN: 007-192-039
PTN LOT 1 & LOT 2 1/LS/102APN: 007-192-071LOTS 5-71/LS/102APN: 007-192-038PTN LOT 75A/MB/65APN: 007-192-026CONCGRASSGRASSPAVEMENTPAVEMENT5003142.32LNPT5004140.40FNCCOR5005140.98TG5006129.09SIGN25MPH5011128.66TCO5012128.86TCBC5013129.08TC5014129.08TCPRC5015129.03TC5016129.04TCX5017128.52TCO5018128.37TCO5019128.77TCX5020128.60TC5021128.39TC5022128.245023128.52CC5024128.69EC-EGV5025128.54GV5026128.62LP5029128.77CC5030128.78CC5031128.75CC5032128.78EC5033128.82EC5035129.13ECE5037129.26ELECBOXE5038129.17ELECBOX5044130.61FNC5045130.47FNC5046130.10FNCAP5047131.16FNC5049131.74ACICV5057131.49EC5058131.00ECAP5059130.88ECPVC5080131.43PIPEEND/RSR5090131.59EC5092130.97ECAP5093130.94EC5099131.46INTW.67-EWM5104129.36EC5108139.87WS5109138.91FNC5113137.45FNC5114136.09FNC5136138.52FNCEND5137138.27FNCT5143138.93WS5146146.07FNCCOR5149146.14FNC5155142.31TC5158141.96TC5159141.65TCCOR5162140.81TCBC5163140.15FNC5165137.16WS5166137.17WS5167135.50WS5181138.25FNCCOR5204132.96EP5259134.80FNC5260135.27FNCEND5262141.01WSP5263142.18PHBOX5265141.88LP5267142.63TCGB5268143.07TC5271143.27TCBC5272143.26EC-B5273143.27TCCOR5274143.00TCWS5275142.85TCBS5276142.71TCBS5277142.70TCBS5278142.68TCBS5279142.66TCBS5280142.60TCBS5281142.54TCO5282143.11TCX5283143.17TCCOR5284143.29TCBC5285143.29TC5286143.19TCEC5293143.00WS5294142.98BS5295142.90BSCOR5296142.94BSCOR5297142.95BSCOR5298143.00BSCOR5299143.09BSCOR5300143.15BSCOR5301143.26BS5302143.29WS5305144.13TCBC5306143.83TCX5308142.97EC5314141.17LPE5315141.29ELECBOX5322140.20WS5323138.95WS5335142.01CONC5336140.955337142.60CONC5338142.75CONC5027128.38TR 03 TREE 035083131.46TR 14 TREE 10 PALM5084131.18TR 06 TREE 04 PALM5085130.95TR 05 TREE 04 PALM5086131.21TR 06 TREE 05 PALM5087131.80TR 16 TREE 10 PALM5288143.05TR 06 TREE 105307143.44TR 06 TREE 10N60° 28' 13"E 53.92' ± RecordN32° 44' 34"W 150.00' ± RecordS60° 27' 59"W 53.91' ± RecordS32° 44' 50"E 150.01' ± Record
130135140140129131132133134136137138139141141141141141142142142143EXISTING (ORIGINAL) HOUSE
TO REMAIN
FF 134.6'CITY CHAMBERSCITY CHAMBERS
BRANCH STREET
DELI PATIO
WOMENS
RESTROOMS
KITCHEN
16'-5" x 11'-6"
TASTING 1
ENTRY PORCH
CHAIR/TABLE
STORAGE
TASTING 2
PATIO COVER
PROPOSED BUILDING
EXIST
RR
RAMP
ENTRANCE
ff 134.6'
LIFT
**
*****RAMP
ff 134.6'
FOUNTAIN
FOUNTAIN
EXISTING CITY CHAMBERS
EXISTING HC PARKING
EXISTING HC PARKING
EXISTING HC PARKING
EXISTING HC PARKING
CHAIR/TABLE
STORAGEff 138.04
FOOD CASE
140.58
142.6
140.52
138.04'142.95
trash carts
STAGE
TASTING 3
men's
RESTROOMS
LOT AREA
A: 8,075 sq ft
PROPOSED MEZANINE ABV
A: 567 sq ft
SCUPLTURE GARDEN
A: 693 sq ft
OUTDOOR PATIO 1
A: 318 sq ft
OUTDOOR PATIO 2
A: 276 sq ft
ATRIUM
A: 294 sq ft
SCULPTURE
A: 646 sq ft
WALKWAY
SCALE: 1" = 5'
VIEW FROM EAST BRANCH STREET
SCALE: 1/8" = 1'-0"
.06 PROPOSED SITE + FIRST FLOOR
A1
211 EAST BRANCH STREET
ARROYO GRANDE, CA 93420
THE GALLERY PROJECT INFORMATION
PROJECT ADDRESS:
211 EAST BRANCH STREET
ARROYO GRANDE, CA
93420
OWNER:
ERIC AND GILLIAN VON BERG
28 WOODWARD AVE
SAUSALITO, CA 94965
SCOPE OF WORK:
CONSTRUCTION OF A NEW 2541 SF SINGLE STORY PLUS 567 SF
MEZZANINE COMMERCIAL BUILDING ON EXISTING 8075 SF
PARCEL.
PROPERTY INFORMATION:
APN: ……………………………………………………….…………007-192-039
LEGAL: LOTS 3 & 4 "HOME TRACT", CITY OF ARROYO GRANDE, COUNTY
OF SAN LUIS OBISPO, STATE OF CALIFORNIA PER 1/LS/102
ZONING: ………………………………………….VILLAGE CORE DOWNTOWN
LAND USE …………………………………….…………..………VILLAGE CORE
LOT SIZE…………………………………………………………8075 SF (GROSS)
BUILDING INFORMATION:
OCCUPANCY................. A-3 (ART GALLERY) /A-2 (WINE TASTING/KITCHEN)
CONSTRUCTION TYPE……………………………………… V-B
STORIES: ………………………………………………...…… 1 + MEZZANINE
FIRE SPRINKLERS................................................... YES (NEW BUILDING)
PROPOSED BUILDING AREA
FIRST FLOOR COMMERICAL……………………………………… 2541 SF
SECOND FLOOR MEZZANINE .................................................... 567 SF
TOTAL (NEW) COMMERCIAL ...................................................... 3108 SF
NEW ATRIUM (NON CONDITIONED) …………………………… 294SF
EXISTING (ORIGINAL) COMMERCIAL HOUSE TO REMAIN ………. 611 SF
EXISTING OUTBUILDINGS AND ADDITION TO BE REMOVED ….. 587 SF
COMBINED TOTAL BUILDING (3108SF + 611SF) = 3719SF
SITE STANDARDS:
MINIMUM BUILDING SETBACKS
FRONT SETBACK………………………………………………………… 0-15''
LEFT SETBACK ………………………………...................................... 0'
RIGHT SETBACK ………………………………………………………... 0'
REAR SETBACK ………………………………………………………… 0-15'
ALLOWABLE BUILDING HEIGHT: 30'
ALLOWABLE SITE COVERAGE: 100%
ALLOWABLE FLOOR AREA RATIO: 2
PROPOSED BUILDING HEIGHT: 23'-2"
PROPOSED SITE COVERAGE: 3719 SF/8075SF = 46%
PROPOSED FLOOR AREA RATIO: 3152SF/8075SF = 0.39
PROPOSED PARKING: OFFSITE IN LIEU PARKING REQUESTED
(SEE PARKING CALC FOR REQUIRED NUMBER SHEET A2)
ARCHITECT:
JM Architecture
151 W Branch Street; Suite A
Arroyo Grande, CA 93420
Phone: 805-481-2631
Contact: Jennifer Martin, Architect
SURVEYOR:
Dakos Land Survey
7600 Morro Road
Atascadero, CA 93422
805-466-2445
Marc Dakos
CIVIL ENGINEER:
Chacon and Associates
7600 Morro Road
Atascadero, CA 93422
805-610-1714
Ken Chacon
LANDSCAPE DESIGNER:
WALA
Wes Arola Landscape Architect
831-247-9936
PROJECT TEAM
SHEET INDEX
A1 TITLE SHEET + SITE PLAN
A2 FLOOR PLANS
A3 EXISTING/DEMO SITE AND FLOOR PLANS
A4 BUILDING ELEVATIONS
A5 BUILDING SECTIONS
A6 PERSPECTIVE SKETCHES
L1 PRELIMINARY LANDSCAPE PLANTING PLAN
C1 PRELIMINARY GRADING AND DRAINAGE
Item 8.b - Page 29
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A2
8/24/21Plotted On:
8/24/21
AS NOTED
PROPOSED FLOOR PLANS211 EAST BRANCH STREETARROYO GRANDE, CA 93420THE GALLERY/Users/elements/JMArchitecture/_EPF/2021_Von Berg 211 E Branch/CAD/211 EAST BRANCH STREET_072921.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUALDOWN12345UPCustom Text
1
2
3
4
5
6
7
8 9101112UP16R(7 1/2")15R(1')DOWNDOWNDOWN123456UP6R(6 53/64")
5R(1')12345UP5R(6")
4R(1')
REF
78'-2 1/2"32'-6"(44" MIN)6'-4"43'-2 1/2"12'13'-3"7'-11 1/2"12'-6 1/2"31'-3"120'-8 1/2"
34'-3 1/2"
78'
6'
B
A5
B
A5
A
A5
A
A5
2
A4
4
A4
1
A4
3
A4
LIVING WALL
WOMENS
RESTROOMS
KITCHEN
16'-5" x 11'-6"
TASTING 1
ENTRY PORCH
CHAIR/TABLE
STORAGE
TASTING 2
TO REMAIN
EXIST
RR
ff 134.6'
LIFT
FOUNTAIN
FOUNTAIN
EXISTING CITY CHAMBERS
CHAIR/TABLE
STORAGEff 138.04
FOOD CASE
STAGE
TASTING 3
men's
RESTROOMS
GROSS
NET GALLERY SPACE
A: 1,363 sq ft
LOT AREA
A: 8,075 sq ft
PROPOSED MEZANINE ABV
A: 567 sq ft
NET USABLE HOUSE
A: 611 sq ft
NEW COMMERCIAL
A: 2,541 sq ft
WINE TASTING
A: 584 sq ft
COVERED
PORCH
A: 122 sq ft
SCUPLTURE GARDEN
A: 693 sq ft
OUTDOOR PATIO 1
A: 318 sq ft
OUTDOOR PATIO 2
A: 276 sq ft
ATRIUM
A: 294 sq ft
SCULPTURE
A: 646 sq ft
WALKWAY
A: 520 sq ft
CODE ANALYSIS
SPACE
GALLERY - NON FIXED CHAIRS A-3 1363 15 91 18.17
MEZZANINE A-3 567 15 38 7.56
WINE TASTING (FRONT OF HOUSE)A-2 584 15 39 7.79
TOTAL OCCUPANT LOAD -GALLERY 129 33.52
TOTAL OCCUPANT LOAD - ALL OTHER FRONT OF HOUSE 39 38.93
50% MALE 50% FEMALE 84 1M 3W 1UR 1M 1W
MAXIMUM EXIT TRAVEL DISTANCE OCCUPANCY WITH SPRINKLER SYSTEM MAX 250' (CBC TABLE 1017.2)
ALLOWABLE AREA AND HEIGHT (CBC TABLE 506.2)
CON. TYPE SPRINKLERED ALLOWABLE AREA ALLOWABLE HEIGHT
A-3 OCCUPANCY VB YES 24,000SF 60FT
EXIT WIDTH
REQUIREMENT
FIXTURE
COUNT
LAV
COUNT
OCCUPANCY
TYPE
SQUARE
FOOTAGE
OCC. LOAD
FACTOR
OCCUPANCY
LOAD
SCALE: 3/16" = 1'-0"
1 FIRST FLOOR PLAN
A2
PARKING REQUIRMENTS:
GALLERY/WINE TASTING 1 SPACE PER 300SF
EXISTING USABLE HOUSE: 611 SF
PROPOSED GALLERY NET SPACE: 1363 SF
PROPOSED MEZANINE SPACE: 567SF
1930 SF
25% OF INDOOR USUABLE SPACE (2541 * .25) 635.25 SF
PATIO 1: 318 SF
PATIO 2: 276 SF
594 SF
PATIO AREA EXCEEDING THE 25% 0 SF
TOTAL REQUIRED AREA FOR PARKING 2541SF/300
REQUIRED PARKING SPACES 8.47 SPACES = 8 TOTAL SPACES req
Item 8.b - Page 30
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A3
8/24/21Plotted On:
8/24/21
AS NOTED
EXISTING/DEMO FLOOR PLANS211 EAST BRANCH STREETARROYO GRANDE, CA 93420THE GALLERY/Users/elements/JMArchitecture/_EPF/2021_Von Berg 211 E Branch/CAD/211 EAST BRANCH STREET_072921.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL12345UPCustom Text
1
2
3
REF
30.001'WHITESTRIPING (TYP.)BLUESTRIPING(TYP.)3" MISCPIPEBRICKPLATFORMBRICKPLATFORMBENCHMARKNAIL:128.66'03" TREE14" PALM06" PALM05" PALM06" PALM16" PALM06" TREE 2P08" JUNE05" JUNE08" TREE12" JUNE06" TREE06" TREE08" TREE08" TREESTRUCTURESTRUCTUREPORCHPATIOPATIOBRICK PATIOLOTS 3&4
1/LS/102
APN: 007-192-039
PTN LOT 1 & LOT 2 1/LS/102APN: 007-192-071LOTS 5-71/LS/102APN: 007-192-038PTN LOT 75A/MB/65APN: 007-192-026BRICKCONCGRASSGRASSPAVEMENTPAVEMENTPAVEMENTPAVEMENT5003142.32LNPT5004140.40FNCCOR5005140.98TG5006129.09SIGN25MPHSIGNCROSSWALK5010128.65TCO5011128.66TCO5012128.86TCBC5013129.08TC5014129.08TCPRC5015129.03TC5016129.04TCX5017128.52TCO5018128.37TCO5019128.77TCX5020128.60TC5021128.39TC5022128.24TC5023128.52CC5024128.69EC-EGV5025128.54GV5026128.62LP5029128.77CC5030128.78CC5031128.75CC5032128.78EC5033128.82EC5035129.13ECE5037129.26ELECBOXE5038129.17ELECBOX5044130.61FNC5045130.47FNC5046130.10FNCAP5047131.16FNC5049131.74ACICV5051131.98ICVX25057131.49EC5058131.00ECAP5059130.88ECPVC5080131.43PIPEEND/RSR5090131.59EC5092130.97ECAP5093130.94EC5099131.46INTW.67-EWM5100130.71WM5104129.36EC5107139.76WS5108139.87WS5109138.91FNC5113137.45FNC5114136.09FNC5127137.09FNCCOR5130137.99EP5134138.00FNCT5135138.53FNCCOR5136138.52FNCEND5137138.27FNCT5139138.36AC5140139.59WS5141139.40WS5142139.12WS5143138.93WS5144139.98WS5146146.07FNCCOR5147146.08FNCCOR5149146.14FNC5155142.31TC5158141.96TC5159141.65TCCOR5162140.81TCBC5163140.15FNC5165137.16WS5166137.17WS5167135.50WS5181138.25FNCCOR5186137.88FNCCOR1.3END5187137.86FNCCOR1.3END5188137.84FNCEND5189137.82FNC5204132.96EP5217134.84FNCEND5239135.20ECSTP5259134.80FNC5260135.27FNCEND5262141.01WSP5263142.18PHBOX5265141.88LP5267142.63TCGB5268143.07TC5271143.27TCBC5272143.26EC-B5273143.27TCCOR5274143.00TCWS5275142.85TCBS5276142.71TCBS5277142.70TCBS5278142.68TCBS5279142.66TCBS5280142.60TCBS5281142.54TCO5282143.11TCX5283143.17TCCOR5284143.29TCBC5285143.29TC5286143.19TCEC5287143.22TCCOR-E5293143.00WS5294142.98BS5295142.90BSCOR5296142.94BSCOR5297142.95BSCOR5298143.00BSCOR5299143.09BSCOR5300143.15BSCOR5301143.26BS5302143.29WS5305144.13TCBC5306143.83TCX5308142.97EC5314141.17LPE5315141.29ELECBOX5322140.20WS5323138.95WS5326140.84CC5335142.01CONC5336140.95CONC5337142.60CONC5338142.75CONC5027128.38TR 03 TREE 035083131.46TR 14 TREE 10 PALM5084131.18TR 06 TREE 04 PALM5085130.95TR 05 TREE 04 PALM5086131.21TR 06 TREE 05 PALM5087131.80TR 16 TREE 10 PALM5202137.10TR 05 TREE 03 JUNE5250134.75TR 12 TREE 06 JUNE5288143.05TR 06 TREE 105307143.44TR 06 TREE 105330140.74TR 08 TREE 155331140.56TR 08 TREE 12N60° 28' 13"E 53.92' ± RecordN32° 44' 34"W 150.00' ± RecordS60° 27' 59"W 53.91' ± RecordS32° 44' 50"E 150.01' ± Record
STEP:132.2'STEP:133.0'STEP:134.3'STEP:135.2'STEP:137.0'STEP:129.5'G:128.7'TW:130.7'G:128.8'TW:130.8'TW:131.2'G:130.9'TW:131.1'G:130.9'G:132.4'TW:132.5'TW:130.7'TW:136.2'TW:132.5'PORCH:134.4'TW:131.1'G:129.3'TW:131.1'G:129.4'TW:136.1'G:132.3'TW:136.3'TW:136.2'TW:134.2'TW:136.1'TW:132.9'G:131.7'TW:134.8'G:134.8'AC:138.4'TW:136.1'G:134.7'G:134.7'TW:136.1'G:134.7'TW:136.0'TW:136.1'G:134.8'TW:136.1'TW:138.7'G:134.8'TW:136.1'TW:136.5'BRICK:137.9'STEP:138.2'BRICK:137.7'TW:138.4'AC:138.0'TW:137.7'TW:136.9'G:136.0'G:139.9'TW:142.7'G:140.6'TW:142.8'G:139.4'TW:142.8'TW:141.6'G:140.7'TW:141.4'G:139.8'CONC:142.8'TW:143.0'FL:142.9'TC:143.3'FL:142.1'TC:143.3'FL:142.0'TC:142.6'DIKE:135.7'DIKE:135.3'CONC:128.8'LID:128.7'TW:135.4'G:134.6'TW:138.6'FF:134.6'FF:134.8'TC:128.9'TC:128.6'TC:128.4'CONC:128.5'130135140140129131132133134136137138138139139141141141141141142142142143129EXISTING (ORIGINAL) HOUSE
TO REMAIN
EXISTING
ADDITION TO BE
REMOVED
CITY CHAMBERS
BRANCH STREET
DELI PATIO
PATIO COVER
(E) SHED
TO BE REMOVED
EXISTING
ADDITION TO BE
REMOVED
SCALE: 1/8" = 1'-0"
1 EXISTING/DEMO SITE + FLOOR PLAN
A3
Item 8.b - Page 31
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A4
8/24/21Plotted On:
8/24/21
AS NOTED
BUILDING ELEVATIONS211 EAST BRANCH STREETARROYO GRANDE, CA 93420THE GALLERY/Users/elements/JMArchitecture/_EPF/2021_Von Berg 211 E Branch/CAD/211 EAST BRANCH STREET_072921.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
±0"
1 FIRST FLOOR
±0"
1 FIRST FLOOR
+9'
2 SECOND FLOOR
+9'
2 SECOND FLOOR
+15'
3 TOP PLATE
+15'
3 TOP PLATE
17'-8" MAX HEIGHT @ REARBRICK VENEERWHITE TRIM BOARD
CLERESTORY
WINDOWS
REAR ENTRANCE
WEST PL
ENTRY ARBOR
134.6 ff @ GALLERY
137.8 fS
140.3 fS
The Gallery
±0"
1 FIRST FLOOR
±0"
1 FIRST FLOOR
+9'
2 SECOND FLOOR
+9'
2 SECOND FLOOR
+15'
3 TOP PLATE
+15'
3 TOP PLATE
CLERESTORY WINDOWS
HORIZONTAL SIDING TO MATCH EXISTING
WATER
FEATURE
WEST PROPERTY LINE
WATER
FEATURE
±0"
1 FIRST FLOOR
±0"
1 FIRST FLOOR
+9'
2 SECOND FLOOR
+9'
2 SECOND FLOOR
+15'
3 TOP PLATE
+15'
3 TOP PLATE
23'-2" MAX HEIGHTHORIZONTAL SIDING TO MATCH EXISTING
WATER
FEATURE
PAINTED WOOD
ARBOR
BRICK VENEER WHITE TRIM BOARD
NEW GLASS ATRIUM
ENTRY
137.80' fS rear entrance
134.6 ff @ GALLERY
±0"
1 FIRST FLOOR
+9'
2 SECOND FLOOR
+15'
3 TOP PLATE
EXISTING VICTORIAN HOUSE HORIZONTAL SIDING TO MATCH EXISTING
ASPHALT SHINGLES MATCH EXISTING
REAR ENTRY ARBOR
SCALE: 3/16" = 1'-0"
1 NORTH ELEVATION
A4 SCALE: 3/16" = 1'-0"
2 SOUTH ELEVATION
A4
SCALE: 3/16" = 1'-0"
3 WEST ELEVATION
A4
SCALE: 3/16" = 1'-0"
4 EAST ELEVATION
A4
Item 8.b - Page 32
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A5
8/24/21Plotted On:
8/24/21
AS NOTED
BUILDING SECTIONS211 EAST BRANCH STREETARROYO GRANDE, CA 93420THE GALLERY/Users/elements/JMArchitecture/_EPF/2021_Von Berg 211 E Branch/CAD/211 EAST BRANCH STREET_072921.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
±0"
1 FIRST FLOOR
±0"
1 FIRST FLOOR
+9'
2 SECOND FLOOR
+9'
2 SECOND FLOOR
+15'
3 TOP PLATE
+15'
3 TOP PLATEMEZZANINE AREA
SCULPTURE GARDENGALLERY SPACEHALLWAY
±0"
1 FIRST FLOOR
+9'
2 SECOND FLOOR
+15'
3 TOP PLATE
EXISTING HOUSE
MEZZANINE
GALLERY
SCALE: 3/16" = 1'-0"
1 B SECTION
A5
SCALE: 3/16" = 1'-0"
2 A SECTION
A5
Item 8.b - Page 33
DATE
Job:
Sheet
Date:
Scale:
Drawn:
REVISIONSBY
A6
8/24/21Plotted On:
8/24/21
AS NOTED
PERSPECTIVE SKETCHES211 EAST BRANCH STREETARROYO GRANDE, CA 93420THE GALLERY/Users/elements/JMArchitecture/_EPF/2021_Von Berg 211 E Branch/CAD/211 EAST BRANCH STREET_072921.plnIF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
EAST BRANCH HIGH VIEW
PATIO 1 VIEW
PATIO 3 VIEW
EAST BRANCH STREET VIEW
PATIO 2 VIEW
Item 8.b - Page 34
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O
S
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A
L
K N32° 44' 34"W 150.00' ± RecordS60° 27' 59"W 53.91' ± Record S32° 44' 50"E 150.01' ± Record***** * *BOTANICAL NAME / COMMON NAMEBRUGMANSIA X 'CHARLES GRIMALDI' / CHARLES GRIMALDI ANGEL'S TRUMPETCITRUS / SELECTED BY OWNERBOTANICAL NAME/COMMON NAMEACANTHUS MOLLIS / BEAR'S BREECHBUXUS MICROPHYLLA 'FAULKNER' / FAULKNER LITTLELEAF BOXWOODFICUS PUMILA / CREEPING FIGJASMINUM POLYANTHUM / PINK JASMINE-LIRIOPE MUSCARI / LILYTURFOLEA EUROPAEA 'LITTLE OLLIE' / LITTLE OLLIE OLIVEPITTOSPORUM EUGENIOIDES / LEMONWOODROSA X 'CECILE BRUNNER' / CECILE BRUNNER CLIMBING ROSESARCOCOCCA RUSCIFOLIA / FRAGRANT SARCOCOCCATREESSHRUBS151 EAST BRANCH | ARROYO GRANDETHE GALLERYPRELIMINARY LANDSCAPE PLANL11DECKING PLATFORMWATER FEATURE WITH ACCENT WALLSKOI PONDVINES ON TRELLISOVERHEAD ARBOR WITH VINESART SCULPTURES, TYP.SPECIALTY PATIO PAVINGADA RAMPSTEPSWATER FEATUREEXISTING AND PALM TREES TO REMAINRETAINING WALL, TYP.ARTISTIC GATES AND FENCE PANELSDESIGN KEY234508 12 21WALAWES AROLALANDSCAPE ARCHITECTURE6IRRIGATION DESIGN CRITERIATHE IRRIGATION DESIGN WILL COMPLY WITH THE LOCALAND STATE WATER CONSERVATION REQUIREMENTS.A WEATHER SENSING 'SMART CONTROLLER' WILL BEUSED TO MONITOR THE IRRIGATION WATER ANDMANAGE DAILY WATER CONSUMPTION TO THE MINIMUMREQUIREMENTS FOR EACH HYDROZONE.ALL TREES, POTTERY, SHRUB AND GROUNDCOVER AREASWILL BE IRRIGATED BY DRIP, ON SEPARATEHYDROZONES, SO THAT ONCE ESTABLISHED, WATER CANBE REGULATED IN A MORE EFFICIENT MANNER.PLANTING DESIGN CRITERIATHE PROPOSED PLANT LIST IS COMPRISED OF PLANTMATERIAL AND TREES KNOWN TO THRIVE IN THE LOCALCLIMATE AND SOIL CONDITIONS. THE PLANT PALETTE ISCOMPRISED OF PLANTS WHICH REQUIRE MODERATE TOLOW WATER USE ONCE ESTABLISHED.ALL PLANTING AREAS SHALL RECEIVE A 3" LAYER OFBARK MULCH.COMPLIANCE STATEMENTTHE DESIGN WILL MEET OR EXCEED THE STATE ANDLOCAL STANDARDS FOR WATER CONSERVATIONTHROUGH WATER EFFICIENT LANDSCAPE IRRIGATIONDESIGN. I AGREE TO COMPLY WITH THE REQUIREMENTSOF THE MWELO._____________________WES AROLA - CA 5958PRELIMINARY PLANT LISTGRAPHIC SCALE1/8 inch = 1 foot( In Feet )32168408EAST BRANCH STREET 8910111271312345677899101011121213Item 8.b - Page 35
DOWN12345UPCustom Text
DOWNDOWNDOWN12345UP5R(0.5' )
4R(1' )
LOTS 3&4
1/LS/102
APN: 007-192-039
5005140.98TGGVEEICVPVC5099131.46INTW.67-EWMPEN32° 44' 34"W 150.00' ± RecordS60° 27' 59"W 53.91' ± RecordS32° 44' 50"E 150.01' ± Record
130135140140129131132133134136137138139141141141141141142142142143129**
*****
Chacon Associates
7600 Morro Road
Atascadero, CA 93422
(805) 610-1714
PRELIMINARY GRADING PLANTHE GALLERY 211 EAST BRANCH, ARROYO GRANDE, CA C1
#21-002 DATE: AUGUST 10, 2021
(129.1 EG)
129.2 FS
131.7 FS
131.8 FS
134.3 FS
134.6 FF
134.4 FF
134.6 FF
PATIO
131.8 FSPATIO
134.4 FS
PATIO
134.5 FS
(129.0 EG)
141.4 TW
137.0 TW
134.3 TW
136.8 TW
131.7 TW
140.61 FS
(135.5 EG)
(130.1 EG)
(132.0 EG)
140.53 FS
140.58 FS
140.52 FS
142.92 FS
138.02 FS
137.92 FS
143.01 FS
142.91 EG
142.84 EG
8.3%8.3%8.3%7.8%142.64 EG
142.60 EG
134.6 FF
0.5%0.5%0.5%0.5%TRENCH DRAIN
UNDERWALK
DRAINS
6" PVC STORM DRAIN
8" DIA DECORATIVE DRAIN INLET
LEGEND:
TEMPORARY CONSTRUCTION EASEMENT REQUIRED
FOR RAMP CONSTRUCTION
Item 8.b - Page 36