4. AGENDA REVIEW: The Committee may revise the order of agenda items depending on public interest and/or special presentations.

Transcription

1 AGENDA SUMMARY ARCHITECTURAL REVIEW COMMITTEE MEETING MONDAY, AUGUST 20, :30 P.M. CITY HALL 2ND FLOOR CONFERENCE ROOM 300 E. BRANCH STREET, ARROYO GRANDE 1. CALL TO ORDER 2. ROLL CALL 3. FLAG SALUTE: Hertel 4. AGENDA REVIEW: The Committee may revise the order of agenda items depending on public interest and/or special presentations. 5. COMMUNITY COMMENTS AND SUGGESTIONS: This public comment period is an invitation to members of the community to present issues, thoughts, or suggestions. Comments should be limited to those matters that are within the jurisdiction of the Architectural Review Committee (ARC). The Brown Act restricts the ARC from taking formal action on matters not scheduled on the agenda. 6. WRITTEN COMMUNICATIONS: Correspondence or supplemental information for the Architectural Review Committee received after Agenda preparation. In compliance with the Brown Act, the Committee will not take action on correspondence relating to items that are not listed on the Agenda, but may schedule such matters for discussion or hearing as part of future agenda consideration. 7. CONSENT AGENDA: 7.a. Consideration Of Approval Of Minutes Recommended Action: Approve the minutes of the July 17, 2018 meeting. Documents: ARC _07a Approval of Minutes.pdf 8. PROJECTS: Members of the public may speak on any of the following items when recognized by the Chair. 8.a. Consideration Of Conditional Use Permit And Planned Sign Program 18002; 4,500 Square Foot Commercial Addition, Division Of Commercial Building Into Retail, Grocery Store With Alcoholic Beverage Sales, And 24-Hour Fitness Facility, And Construction Of A Fifty Foot (50') Freeway Sign; Location W. Branch Street; Applicant -- Peter Orradre; Representative -- RRM Design Group Recommended Action: It is recommended that the Architectural Review Committee review the proposed project and make a recommendation to the Planning Commission. Documents: ARC _08a Kmart Remodel SR.pdf

2 Recommended Action: It is recommended that the Architectural Review Committee review the proposed project and make a recommendation to the Planning Commission. Documents: ARC _08a Kmart Remodel SR.pdf 9. DISCUSSION ITEMS None 10. COMMITTEE COMMUNICATIONS: Correspondence/Comments as presented by the Architectural Review Committee. 11. STAFF COMMUNICATIONS: Correspondence/Comments as presented by City staff. 12. ADJOURNMENT All staff reports or other written documentation, including any supplemental material distributed to a majority of the Architectural Review Committee within 72 hours of a regular meeting, relating to each item of business on the agenda are available for public inspection during regular business hours in the Community Development Department, 300 East Branch Street, Arroyo Grande. If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by the Americans with Disabilities Act. To make a request for disabilityrelated modification or accommodation, contact the Legislative and Information Services Department at as soon as possible and at least 48 hours prior to the meeting date. ************************* This agenda was prepared and posted pursuant to Government Code Section The Agenda can be accessed and downloaded from the City s website at If you would like to subscribe to receive or text message notifications when agendas are posted, you can sign up online through our Notify Me feature.

3 ACTION MINUTES REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE MONDAY, JULY 16, 2018 ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET ARROYO GRANDE, CA 1. CALL TO ORDER Chair Warren Hoag called the Regular Architectural Review Committee meeting to order at 2:30 p.m. 2. ROLL CALL ARC Members: City Staff Present: Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee Members Mary Hertel and Keith Storton were present. Committee Member Colleen Kubel was absent. Planning Manager Matt Downing was present. 3. FLAG SALUTE Vice Chair Berlin led the Flag Salute. 4. AGENDA REVIEW None. 5. COMMUNITY COMMENTS AND SUGGESTIONS Chair Hoag invited public comment. Speaking from the public was: Jenny Weaver, 1053 Ash Street, regarding a deck issue at the Oak Arbors and provided photos showing privacy concerns. No further public comments were received. 6. WRITTEN COMMUNICATIONS None. 7. CONSENT AGENDA Committee Member Storton made a motion, seconded by Vice Chair Berlin, to approve the minutes of the June 18, 2018 Regular Meeting as submitted. The motion passed on the following voice vote: AYES: Storton, Berlin, Hoag NOES: None ABSENT: Kubel ABSTAIN: Hertel 8. PROJECTS 8.a. CONSIDERATION OF ADMINISTRATIVE SIGN PERMIT ; ONE (1) NEW WALL SIGN AND ONE (1) NEW GROUND SIGN FOR A NEW HOTEL; LOCATION 325 E. BRANCH STREET; APPLICANT SRK HOTELS, INC.; REPRESENTATIVE AVILA SIGN & DESIGN (Downing) Planning Manager Downing presented the staff report and responded to questions regarding types of signs allowed, vehicular ingress and egress points, and lighting of the signs.

4 Minutes: ARC PAGE 2 Monday, July 16, 2018 Robin McDonald, sign contractor, and Michael Dammeyer, architect,, spoke in support of the project and responded to questions regarding sign dimensions, wall sign white space, and ground sign angle. The Committee spoke in support of the project, commenting that the colors and details are fitting for the building, that the wall sign location is appropriate, the use of white space is adequate but will need to be verified in the field, and that illumination is appropriate. Committee Member Storton made a motion, seconded by Vice Chair Berlin, to recommend approval of the project to the Community Development Director with the following considerations: 1. A hanging sign should be considered near the front entrance if visually appropriate and determined to be allowed by the Municipal Code; and 2. The Committee supports the design of the ground sign given visibility, natural features of the sign s surroundings, and other physical circumstances highlight the need for flexibility. The motion passed 4-0 on the following voice vote: AYES: NOES: ABSENT: Storton, Berlin, Hertel, Hoag None Kubel 9. DISCUSSION ITEMS None. 10. COMMITTEE COMMUNICATIONS The Committee confirmed that the August 6, 2018 meeting would be cancelled due to lack of quorum. The Committee and Planning Manager Downing briefly discussed the impacts resulting from the loss of Planning Division staff. 11. STAFF COMMUNICATIONS None. 12. ADJOURNMENT The meeting was adjourned at 3:45 p.m. MATTHEW DOWNING PLANNING MANAGER (Approved at ARC Meeting ) WARREN HOAG CHAIR

5 MEMORANDUM TO: FROM: ARCHITECTURAL REVIEW COMMITTEE MATTHEW DOWNING, PLANNING MANAGER SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM ; 4,500 SQUARE FOOT COMMERCIAL ADDITION, DIVISION OF COMMERCIAL BUILDING INTO RETAIL, GROCERY STORE WITH ALCOHOLIC BEVERAGE SALES, AND 24-HOUR FITNESS FACILITY, AND CONSTRUCTION OF A FIFTY FOOT (50 ) FREEWAY SIGN; LOCATION 1570 W. BRANCH STREET; APPLICANT PETER ORRADRE; REPRESENTATIVE RRM DESIGN GROUP DATE: AUGUST 20, 2018 SUMMARY OF ACTION: Future approval of the project would expand and establish new commercial uses in the currently vacant, former K-Mart building. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: Establishing new tenants would increase patronage to a currently vacant commercial building, which is anticipated to increase tax revenue for the City. RECOMMENDATION: It is recommended the Architectural Review Committee (ARC) review the proposed project and make a recommendation to the Planning Commission. BACKGROUND: The subject property is a previously developed commercial parcel located in the Regional Commercial (RC) zoning district. The parcel is developed with an approximately 82,500 square foot commercial structure, most recently operated by K- Mart. Since K-Mart s closure earlier this year, the building has remained vacant and the City has been concerned that the building would experience an extended vacancy. The site fronts W. Branch Street and although the larger site is part of the Oak Park Plaza shopping center, the subject building remains on a separate parcel with appropriate reciprocal access and parking easements to optimize parking and land use at the shopping center. The applicant has submitted a Conditional Use Permit (CUP) to accomplish the following:

6 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM AUGUST 20, 2018 PAGE 2 1. Permit a 4,500 square foot addition to the building (where the former garden center was); 2. Establish a 24-hour fitness facility use in approximately 16,500 square feet of the new building footprint; 3. Establish and permit the sale of beer, wine, and distilled spirits at a new grocery store occupying approximately 20,500 square feet of the building; and 4. Construct a fifty foot (50 ) tall freeway sign with tenant identification included on the sign (in conjunction with the proposed Planned Sign Program). An additional component of the project, not requiring a CUP, is the establishment of a new retail use in the remaining 50,000 square feet of space in the building. ANALYSIS OF ISSUES: General Plan The General Plan designates the subject property for Regional Commercial land uses. The proposed project meets Objective LU12 and Policies LU and LU12-12 of the General Plan Land Use Element and Objective ED5 of the Economic Development Element, which state: LU12: Components of rural setting and small town character shall be protected. LU : Large roof or building masses should be discouraged and architectural variations encouraged. LU12-12: Balance the need for signs within commercial areas as a means to identify businesses with the small town character and rural setting of the community. ED5: Pursue unique opportunities to promote continuity within commercial service and retail business sectors of the City. Development Standards The subject property is zoned RC. The primary purpose of the RC district is to provide for a diversity of commercial uses that serve community and regional needs for retail and personal services within distinctive and internally pedestrian-oriented shopping centers. The proposed commercial addition, establishment of a 24-hour fitness facility, grocery store greater than 20,000 square feet with sale of beer, wine, and distilled spirits, and construction of a 50 freeway sign are allowed in the RC zoning district following approval of a CUP. The intent of the CUP is to allow for the establishment of uses that have some special impact or uniqueness such that their effects on the surrounding environment cannot be determined in advance of the use being proposed for a particular location. The development standards for the RC district and the proposed project are identified in the following table:

7 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM AUGUST 20, 2018 PAGE 3 Table 1: Site Development Standards for the RC Zoning District Development Standards RC District CUP Notes Minimum Lot Size 5-acre minimum Existing project site Code Met shopping center 6.4-acres site. 5,000 square feet conforming to development plan for the entire center Setbacks and All applicable No changes to Code Met parking setbacks will be existing setbacks. decided by Building addition will discretionary action. occupy portion of site Appropriate previous developed, easements for without expanding reciprocal access, beyond existing parking and elevations maintenance must be recorded and maintained Building size limits Maximum height is 23-28, including Code Met 35 feet or three parapets stories, whichever is less. Maximum building size is Site Coverage and Floor Area Ratio 102,500 square feet Maximum coverage of site by structures is 100%. Floor Area Ratio is 1.0 Coverage: 31% FAR:.31 Code Met Access The existing site has one and one-half (1.5) vehicular entrances on its frontage. The portion of the Plaza that contains Carl s Jr. has the remaining half of a vehicular entrance, while a third entrance is located between the existing bank and restaurant. No change to vehicular access is proposed as part of the project and all internal circulation patterns are proposed to remain. As identified previously, the larger Plaza has appropriate reciprocal access and parking easements to appropriately function. The project has been conditioned to review the existing access points for compliance with the latest ADA requirements. Facilities included as part of an ADA path of travel that are not standard will be required to be upgraded to current standards.

8 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM AUGUST 20, 2018 PAGE 4 Parking Arroyo Grande Municipal Code (AGMC) Section requires that when several uses occupy a single structure, the total required parking shall be the sum of the requirements for each individual use. The following table identifies total parking required for the proposed project: Table 2: Parking Requirements Proposed Use Parking Required CUP Notes General retail 1 space/250 sq. ft. 87,132 sq. ft. See Attachment 1 of gross floor area 1/250 sq. ft. for applicant Total: 348 spaces provided parking analysis for fitness use. Total provided on site: 551 spaces Due to the project site functioning as part of the Plaza, and the provision of shared parking between the uses, parking required for the total site was additionally reviewed as part of Table 3 below. Table 3: Parking Requirements Proposed Use Parking Required Plaza Totals Total General retail 1 space/250 sq. ft. 130,382 sq. ft. of gross floor area 1/250 sq. ft. Restaurant Fast Restaurant Food 1 space/100 sq. ft. of public area 1 space/75 sq. ft. of public area Total: 522 spaces 2,505 sq. ft. 1/100 sq. ft. Total: 522 spaces 1,750 sq. ft. 1/75 sq. ft. Total: 23 spaces 570 spaces Section of the AGMC outlines parking reductions for common parking facilities. The AGMC allows for up to a twenty percent (20%) reduction in parking requirements for common parking facilities. As part of the proposed project, an approximately five percent (5%) parking reduction is necessary. Due to the myriad of uses with overlapping and differing peak hours, the necessary parking reduction is supported by staff. Architecture The building s architecture, as seen in the image below, is proposed to be modernized to a contemporary commercial design with changes in colors and materials to differentiate between tenant spaces. Materials proposed for use include stucco in

9 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM AUGUST 20, 2018 PAGE 5 varying shades of gray, bronze anodized metal for window and door trim, blue horizontal lap siding, CMU block accents, and corrugated metal accents. New storefronts, with expanded window fenestration at the fitness facility, will break up the wall planes. Additional building vegetation and trellises will help aid in breaking up the building massing. The proposed colors and materials attempt to relate to the remainder of the Plaza while additionally bringing the building into current trends at a reasonable cost. Trees and Landscaping The Plaza was previously developed with parking lot landscape areas and trees. The applicant is proposing to install forty (40) new trees within these existing landscaped areas to meet the requirement of one (1) tree per five (5) parking spaces identified in Subsection d. of the AGMC. The proposed trees will additionally address urban heat island concerns from the large expanses of parking lot at the Plaza. Signage An additional component of the project is the proposed freeway sign. While wall signs are identified on the building elevations, these are conceptual and design and size are not part of the proposed project. However, the freeway sign is proposed to be fifty feet (50 ) tall and display the names of the three (3) tenants of the commercial building. Part of the reasoning for the proposal the applicant has made is that the site sits in a topographical depression and obscures visibility for motorists. Municipal Code Section A, No. 5 states that a Planned Sign Program is required for commercial complexes with 9 or more tenants within Regional Commercial and all mixed use zoning districts OR within 300 feet of HWY 101 right-of-way. This would allow for the ground sign to be up to twenty feet (20 ), with a maximum sign area of 120 square feet of sign area. In the past, Planned Sign Programs have enabled discretion to allow tenant names on the sign if the complex is located away from a

10 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM AUGUST 20, 2018 PAGE 6 public street frontage and is concealed from passers-by. Additionally, major tenants within commercial or mixed use centers are each permitted to have a ground sign along with the traditional wall sign identification. In this instance, three (3) to four (4) additional ground signs could be constructed at the front of the Plaza. By combining these signs and allowing tenant identification on the freeway sign, the Planned Sign Program would eliminate pedestrian level visual clutter and enhance the overall aesthetic. Ground signs up to fifty feet (50 ) are allowed for specific uses within 300 of Highway 101. Signs of this height are meant to provide advanced notification to motorists in order for them to safely exit the freeway. In this instance, for motorists traveling northbound on Highway 101, the last freeway off-ramp available within the City is Camino Mercado. If motorists are not made aware to exit the freeway, they will not be able to exit for another 1.25 miles at the 4 th Street exit in Pismo Beach. Motorists would then be required to either reenter the freeway southbound and exit at either Oak Park Boulevard or Halcyon Road. Alternatively, motorists would have to travel back to the Plaza via James Way through Pismo Beach. Through the Conditional Use Permit and Planned Sign Program processes, these considerations can be weighed with competing concerns of community image and small town character. It is recommended that the Committee s recommendation to the Planning Commission provide specific considerations either supporting the applicant s requested sign height or for a sign with reduced height. ADVANTAGES: The proposed project will reoccupy a large, vacant commercial building with three (3) symbiotic uses that will fit well with the greater Plaza. The architectural treatments will provide a facelift to an aging structure built in the 1970s. The tenants will have compatible hours of use to allow optimal utilization of the shared parking facilities. The proposed freeway sign will be appropriately located and designed to provide advanced notice to motorists in order to safely exit Highway 101 at Camino Mercado, the last freeway off-ramp in the City for motorists traveling northbound. DISADVANTAGES: The proposed freeway sign would be the largest in the City and could be viewed as inconsistent with Arroyo Grande s small town character. ENVIRONMENTAL REVIEW: The project has been reviewed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and has been determined to be categorically exempt pursuant to Sections 15301(e)(2), 15303(c), and of the CEQA Guidelines regarding existing facilities, new construction, and in-fill development projects in urban areas.

11 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF CONDITIONAL USE PERMIT AND PLANNED SIGN PROGRAM AUGUST 20, 2018 PAGE 7 PUBLIC NOTIFICATION AND COMMENT: The Agenda was posted at City Hall and on the City s website in accordance with Government Code Section No comments have been received. Attachments: 1. Parking supplement 2. Proposed tree planting 3. Freeway sign visual analysis 4. Project plans

12 ATTACHMENT West Branch Street - Kmart Remodel for Multiple Tenants Table 1 - Required Parking Tenant or Use Square Footage Parking Ratio Required Spaces Grocery 20,352 1/250 sq. ft. 82 Fitness Center 16,748 1/250 sq. ft. 67 Retail Store 50,032 1/250 sq. ft. 200 Existing retail, offices & bank 43,250 1/250 sq. ft. 173 Existing restaurants 8,300 GLA x 65%/ Total 576

13 1570 West Branch Street Page 2 Per Municipal Code Section , shared uses allow up to a 20% parking reduction. As part of the requested Conditional Use Permit required to establish the fitness center, the applicant is proposing a 5% parking reduction. This reduces the parking requirement by 28 spaces from 576 to 548 as shown in Table 2 below. Table 2 Project Parking Summary Summary Feature Parking Numbers Parking Provided Required Parking 576 5% Shared Reduction - 28 Adjusted Requirement Justifications for a Parking Reduction 1. Shared Parking Lot As noted, Municipal Code Section allows up to a 20% reduction in parking requirements with parking lots with multiple tenants sharing parking as well as up to a 30% reduction when it can be demonstrated that the times of peak parking demand from site businesses will not coincide per a parking study. The premise behind the allowances for reductions in parking where several tenants share parking is that there is a natural consolidation of trips where a shopper will park in one location and potentially visit multiple tenants. This is consistent with Climate Action Plan Measure TL-5, Parking Supply Management, which notes that the Municipal Code has been amended to reduce parking requirements (e.g., eliminate or reduce minimum parking requirements, create maximum parking requirements, and/or allow shared parking). The proposed 5% parking reduction is minor and will not adversely affect the supply of parking for proposed and existing uses. The shopping center developed in the early 1980s has a generous amount of parking consistent with standards of that era. 2. Off-set hours of Peak Demand As noted in the project application for the CUP, the fitness center will be opened 24 hours a day. Therefore, the fitness center will be opened late at night and early in the morning when other businesses are closed. The other retail uses in the building would be open from 8:00 am-8:00 pm. The morning peak time for fitness centers is typically 7:00-9:00 am (Monday - Wednesday). This would not be a peak demand for other uses on the site. The afternoon peak demand for the fitness center would be in the 5:00-8:00 pm time block. This would also be a busy time for other businesses like the grocery store and restaurants but there would be enough consolidated visits by customers to offset the added demand. In addition, other businesses, like the restaurants and grocery store, in this time block would typically be busier on Thursdays - Sundays when the fitness center demand is less.

14 1570 West Branch Street Page 3 3. Parking Ratio The City s parking ratio of one space for each 250 square feet is consistent with other cities in the County of San Luis Obispo such as Paso Robles, San Luis Obispo, and Atascadero (see Table 3 on the following page). The City of Pismo Beach requires more parking than the other cities with a ratio of one space per 150 square feet of floor area. Table 3- San Luis Obispo County Cities Health Club Parking Requirements City Use Category Requirement Atascadero Health Club 1 per 300 sq. ft. of floor area Paso Robles General Retail 3 spaces per 1000 gross sq. ft. Morro Bay Gymnasium 1 space for each 200 sq. ft. of exercise space, plus 1 space for each 100 sq. ft. of floor area devoted to spectator or other customer use. Pismo Beach Health/ fitness clubs 1 space for each 150 sq. ft. of gross floor area. San Luis Obispo Fitness/health facility 1 space per 300 sq. ft. gross floor area Attached is an excerpt from the Planning Advisory Service (PAS) of the American Planning Association on Parking Standards that includes sample parking ratios for health clubs and fitness centers for additional background. Like the ratios cited above for the County of SLO, the ratios across the country are similar, and the one per 250 square-foot ratio for the City of Arroyo Grande is in keeping with these other communities on average. Attached: Excerpts from PAS Report on Parking Standards City of Arroyo Grande Climate Action Plan Parking Supply Management measures

15 hazardous waste processing facility health club hazardous waste processing facility (see industrial uses) hazardous waste transfer facility 1 space per employee on the largest shift (Spartanburg, S.C., pop. 39,673) 1 per employee (San Antonio, Tex., pop. 1,144,646) head shop (see also retail use, unless otherwise specified; tattoo parlor/body-piercing studio) Minimum: 1 per 300 square feet of gross floor area Maximum: 1 per 200 square feet of gross floor area (San Antonio, Tex., pop. 1,144,646) health care facility (see also clinic; hospital; medical office; sanitarium) Specialized care facilities: 0.5 of 1 parking space for each bed. Minimal care facilities: 0.7 of 1 parking space for each dwelling unit. (Scottsdale, Ariz., pop. 202,705) 1 parking space is required for every 4 beds, based upon maximum capacity (Anchorage, Alaska, pop. 260,283) 1 space for each 2 beds licensed by the regulatory agency (San Fernando, Calif., pop. 23,564) health club (see also gymnasium; recreation facility uses) With: playing court, 1.8 per each playing court; viewing area, 1 per each 4.4 seats, 9.6 feet of bench, length, or 31 square feet of gross floor area; locker room, sauna, whirlpool, weight room, or gymnasium, 1 per each 83 square feet of gross floor area; lounge or snack bar area, 1 space for each 3 occupants based on maximum design capacity as determined by the fire codes (Lansing, N.Y., pop. 10,521) 1 space per 100 square feet floor area gross (including all aboveground and below ground floors) (Raleigh, N.C., pop. 276,093) 1 parking space per 200 square feet of exercise area (Frisco, Tex., pop. 33,714) 1 space per 4 persons based on the maximum allowable occupancy (Provo, Utah, pop. 105,166) 1 per 300 square feet of floor space (Arlington, Mass., pop. 42,389) 1 per per 150 square feet of gross floor area (Columbia, Mo., pop. 84,531; Las Cruces, N.Mex., pop. 74,267) 1 space per 200 square feet (Lenexa, Kan., pop. 40,238) 5 per 1,000 square feet (Hickory, N.C., pop. 37,222) 10 per 1,000 square feet of gross floor area (Jefferson County, Colo., pop. 527,056) Minimum: 4 spaces per 1,000 square feet of floor area Maximum: 5.4 spaces per 1,000 square feet of floor area (Gresham, Ore., pop. 90,205) Minimum: 1 space for each 300 square feet of gross floor area Maximum: 1 space for each 100 square feet of gross floor area (Jefferson County, Ky., pop. 693,604) Minimum: 1 per 250 square feet of gross floor area Maximum: 1 per 150 square feet of gross floor area (Glenville, N.Y., pop. 28,183) health club 1 per each 66 square feet of gross floor area; pro shops or sales area, 1 per each 330 square feet of gross floor area; swimming pool, 1 per each 220 square feet of pool surface area (Eugene, Ore., pop. 137,893) 1 space per 4 persons based on the maximum allowable occupancy (Provo, Utah, pop. 105,166) Bicycle Parking Standard: 0.4 spaces per 1,000 square feet of floor area (Gresham, Ore., pop. 90,205) Bicycle Parking Standard: 1 per 20 vehicle spaces which are 1 per 200 square feet (Grand Junction, Colo., pop. 41,498) 110

16 3.0 CLIMATE ACTION MEASURES Measure TL-4: Transportation Demand Management (TDM) Incentives Work with San Luis Obispo Regional Ride Share and Ride-On to conduct additional outreach and marketing of existing TDM programs and incentives to discourage single-occupancy vehicle trips and encourage alternative modes of transportation, such as carpooling, taking transit, walking, and biking. Existing and/or Completed Efforts in Support of Measure: The City currently collaborates with San Luis Obispo Ride Share and Ride-On. Implementation Actions: TL-4.1: Conduct additional outreach through event promotions and publications, targeting specific groups or sectors within the community (e.g., employers, employees, students, seniors, etc.). TL-4.2: Provide information on and promote existing employer based TDM programs as part of the business licensing and renewal process. TL-4.3: Continue to collaborate with San Luis Obispo Ride Share and the San Luis Obispo Bicycle Coalition to assist with event promotions and publications to increase awareness and ridership during Bike Month and Rideshare month. TL-4.4: Direct community members to existing program websites (e.g., Ride Share, Ride-On) by providing links on the City s website. Measure TL-5: Parking Supply Management Reduce parking requirements in areas such as the downtown where a variety of uses and services are planned in close proximity to each other and to transit. Existing and/or Completed Efforts in Support of Measure: The City has amended the Municipal Code to reduce parking requirements (e.g., eliminate or reduce minimum parking requirements, create maximum parking requirements, and/or allow shared parking). The City has established in-lieu fees in place of minimum parking requirements in the Village. Implementation Actions: GHG Reduction Potential: 35 MT CO 2 e City Cost: Very Low City Savings: None Private Cost: None Private Savings: Very Low GHG Reduction Potential: 19 MT CO 2 e City Cost: Very Low City Savings: None Private Cost: None Private Savings: Very Low TL-5.1: Continue to implement reduced parking requirements where appropriate CITY OF ARROYO GRANDE CLIMATE ACTION PLAN

17 ATTACHMENT 2 40 PROPOSED NEW TREES WITHIN EXISTING LANDSCAPE AREAS. SCALE: N.T.S. WEST BRANCH STREET TENANT AND FACADE UPDATE 1570 WEST BRANCH STREET, ARROYO GRANDE, CA CO18 JUNE 15, 2018 A7

18 ATTACHMENT 3 PROPOSED 50 HIGH SIGN PROPOSED NEW FREEWAY SIGNAGE CONCEPT SKETCH SCALE: N.T.S. PROPOSED SIGN MONUMENT VISUAL ANALYSIS FROM 101 FREEWAY SCALE: N.T.S. WEST BRANCH STREET TENANT AND FACADE UPDATE 1570 WEST BRANCH STREET, ARROYO GRANDE, CA CO18 JUNE 15, 2018 A8

19 ATTACHMENT 4 PROJECT DESCRIPTION PROJECT STATISTICS PROJECT TEAM SHEET INDEX THE SITE HAS BEEN DEVELOPED AS A SHOPPING CENTER WITH K-MART AS ITS ANCHOR FOR SEVERAL DECADES. THE APPLICANT IS PROPOSING TO ADD 4,500 SQUARE FEET OF FLOOR AREA TO THE SOUTHWESTERN CORNER OF THE FORMER K-MART BUILDING RESULTING IN 87,132 SQUARE FEET OVERALL. THE BUILDING WILL BE DIVIDED INTO THREE SEPARATE TENANT SPACES OF 16,748 SQUARE FEET FOR A FITNESS FACILITY, 20,352 SQUARE FEET FOR A GROCERY STORE, AND 50,032 SQUARE FEET FOR A CRAFTS STORE. THE INTENT IS TO RE-PURPOSE THE BUILDING AND DO MINIMAL SITE IMPROVEMENTS TO ACCOMPANY THE FACADE REMODEL TO CREATE THE THREE TENANT SPACES. VICINITY MAP. OAK PARK BLVD HWY 101 W. BRANCH ST. Shopping Center ( acres) Project Site (6.4 acres) PROJECT ADDRESS: 1570 W. BRANCH STREET ARROYO GRANDE, CA PROJECT SITE AREA 6.4 ACRES APN: ZONING: RC - REGIONAL COMMERCIAL OCCUPANCY: B2 (AS-BUILT) TYPE OF CONSTRUCTION V-N ( EXISTING) EXISTING LAND USE: COMMUNITY CODE: ARROYO GRANDE GROSS AREA: 472,408 SF ( AC.) BUILDING AREA: K-MART BLDG ENVELOPE 87,132 SF SHOP BUILDING #1 11,200 SF SHOP BLDG. #2-1RST FLOOR 12,550 SF - 2ND FLOOR 12,300 SF CARL S JR. REST 3,500 SF RESTAURANT 4,800 SF BANK 7,200 SF TOTAL = 138,682 SF SITE BUILDING COVERAGE: 126,382/ 472,408 = 26.8% PARKING: REQUIRED - GENERAL RETAIL/GYM/BANK: 130,382 SF / 250 = 522 SPACES - RESTAURANT: 8,300 SF (G.L.A.) X 65% = 5,395 SF (PUBLIC AREA)/100 = 54 SPACES OWNER: ORRADRE RANCH 768 TWIN CREEKS WAY SAN LUIS OBISPO, CA CONTACT: PETER ORRADRE PORRADRE@SBCGLOBAL.NET ARCHITECT: RRM DESIGN GROUP LANDSCAPE: 3765 S. HIGUERA ST. SAN LUIS OBISPO, CA TEL: (805) FAX: (805) CONTACT: PAT BLOTE - PROJECT ARCHITECT WES AROLA - LANDSCAPE ARCHITECT TITLE SHEET EXISTING CONDITIONS EXISTING AREAS AND COUNTS SITE AND SIGNAGE CONCEPT COLORS AND MATERIALS BUILDING ELEVATIONS A1 A2 A3 A4 A5 A6 NORTH N.T.S. TOTAL REQUIRED: 576 SPACES -(5% SHARED USE REDUCTION) = 548 SPACES (PER MC SHARED USES ALLOWS UP TO 20% REDUCTION) TOTAL PROVIDED: 551 SPACES SITE LANDSCAPE COVERAGE: 56,280 SF / 472,408 SF = 11.91% WEST BRANCH STREET TENANT AND FACADE UPDATE TITLE SHEET 1570 WEST BRANCH STREET, ARROYO GRANDE, CA CO18 JUNE 15, 2018 A1

20 A B C NORTHERN MOST ENTRANCE (ENTRY 1) D NORTH BOUND HWY 101 VIEW MAIN VIEW OF PROPOSED BUILDING FACADE REMODEL ENTRY 2 F E project site ENTRY 3 G. OAK PARK BLVD B C D W. BRANCH ST. F HWY 101 E G SOUTH BOUND HWY 101 VIEW ENTRY 4 ( UPPER SITE SOUTHERN END OF SITE) VICINITY MAP A WEST BRANCH STREET TENANT AND FACADE UPDATE EXISTING CONDITIONS 15 0 WEST BRANCH STREET ARROYO GRANDE CA CO18 JUNE 15, 2018 A2

21 1 A spaces 20 spaces 411' - 0" trash 20 spaces 4 A spaces 112' - 0" 45' - 0" 100' - 0" 82,632 SF 212' - 0" 80' - 0" 8 spaces 15 spaces 3 A ,200 SF 4 spaces 7 spaces trash 3 spaces 60' - 0" 3 spaces 9 spaces 3spaces 6 spaces 12 spaces 6 spaces 50' - 0" 140' - 0" 9 spaces 2 A spaces 46 spaces 46 spaces 23 spaces 26 spaces 45 spaces 45 spaces 26 spaces 8 spaces 6 spaces 205' - 0" 11 spaces 11 spaces 3,500 SF 70' - 0" 60' - 0" 8 spaces 60' - 0" 120' - 0" 80' - 0" 10 spaces 10 spaces 12,550 SF (1RST FLOOR) 12,300 SF (2ND FLOOR) 7,200 SF 4,800 SF 14 spaces 10 spaces SITE PLAN ( W/ EXISTING BUILDING AREAS AND PARKING COUNTS) SCALE: 1 = 40-0 (24 X36 SHEET) WEST BRANCH STREET TENANT AND FACADE UPDATE 15 0 WEST BRANCH STREET ARROYO GRANDE CA CO18 JUNE 15, 2018 A3 NORTH EXISTING AREAS AND COUNTS

22 ~50-0 PROPOSED NEW FREEWAY SIGNAGE CONCEPT SKETCH SCALE: N.T.S. NORTH SITE LEASING AND CONCEPT PLAN SCALE: 1 = 40-0 (24 X36 SHEET) WEST BRANCH STREET TENANT AND FACADE UPDATE SITE AND SIGNAGE CONCEPT 15 0 WEST BRANCH STREET ARROYO GRANDE CA CO18 JUNE 15, 2018 A4

23 B G C A E F A VIEW KEY PLAN SCALE S: NTS NORTH PROPOSED (VIEW A) EXTERIOR IMPROVEMENTS PROPOSED EXTERIOR IMPROVEMENT SUITE 341 ENTRY - (VIEW -A) A MAIN BUILDING COLOR B CORNICE/PARAPET COLOR C ACCENT COLOR D BRONZE ANODIZED METAL (WINDOW/DOOR TRIM STEEL TRELLIS FRAME, PIPE RAIL E HORIZONTAL LAP SIDING FIBER CEMENT SIDING (PAINTED Bracing Blue SW 6242) PER ELEVATIONS F ACCENT CMU BLOCK (PROPOSED COLUMN WALLS AND EXISTING BASE) PER ELEVATIONS EXISTING WORDLY GRAY SHERWIN WILLIAMS: 7043 STUCCO FASCIA BOARDS EXTERIOR CEILING SOFITS DOVETAIL SHERWIN WILLIAMS: SW7018 PLASTER TRIM CORNICE/PARAPET EXTRA WHITE SHERWIN WILLIAMS: SW7006 HOBBY LOBBY ENTRY G ACCENT CORRUGATED METAL (ACCENT SIGN ENTRY WALL) PER ELEVATIONS WEST BRANCH STREET TENANT AND FACADE UPDATE COLOR AND MATERIALS 15 0 WEST BRANCH STREET ARROYO GRANDE CA CO18 JUNE 15, 2018 A5

24 +/ (E) T.O.PARAPET HT. SOUTH ELEVATION SCALE: 1/16 = 1-0 (24 X36 SHEET) NORTH ELEVATION SCALE: 1/16 = 1-0 (24 X36 SHEET) EAST ELEVATION SCALE: 1/16 = 1-0 (24 X36 SHEET) WEST ELEVATION SCALE: 1/16 = 1-0 (24 X36 SHEET) WEST BRANCH STREET TENANT AND FACADE UPDATE BUILDING ELEVATIONS 15 0 WEST BRANCH STREET ARROYO GRANDE CA CO18 JUNE 15, 2018 A6