HomeMy WebLinkAboutItem 2 - ARCH‐0796‐2019 (1035 Madonna)Meeting Date: July 6, 2020
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a four‐story hotel within the approved San Luis Ranch Specific Plan (SLRSP).
One side of the hotel will be branded Springhill Suites and the other half will be branded Residence
Inn. Up to 200 guest rooms are proposed. The project would occur on a 3.41‐acre parcel, which
corresponds to Lot 8 of an approved tentative map (VTTM 3096) that covers the entire San Luis Ranch
Specific Plan area. The project site is within the NC (Neighborhood Commercial) zone of the SLRSP.
The ground floor of the hotel will consist of a lobby, dining area, living room area, fitness room,
guestrooms, laundry, and hotel back of house. The project is designed to comply with the California
Green Building Code and will incorporate several measures consistent with that code, including low
flow plumbing fixtures, LED light fixtures, ample insulation, energy efficient windows and doors,
provision for future solar panels and drought tolerant landscaping.
The following are the key proposed project components:
200 hotel rooms
132,940 square feet (SF) of building area in four stories (0.89 FAR, when up to 2.0 FAR is
allowed)
Lot coverage of 23.5% (up to 80% is allowed)
Landscaped area of 35,308 SF, or 24% of the site (at least 20% is required)
Maximum Building Height of 50 feet (up to 50 feet is allowed)
198 automobile parking spaces (inclusive of 6 accessible; 2 EV stations; 16 Clean Air Vehicle
spaces)
10 motorcycle parking spaces
30 bicycle parking spaces (20 short‐term, 10 long‐term)
General Location: The 3.4‐acre project site is located on a vacant parcel along the south side of
Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access will be via the future
extension of Froom Ranch Way.
Present Use: Vacant Land
Zoning: Neighborhood Commercial (NC)
General Plan: Neighborhood Commercial (San Luis Ranch Specific Plan)
FROM: Brian Leveille, Senior Planner BY: John Rickenbach, Contract Planner
PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH‐0796‐2019
APPLICANT: SLO HHG SCM Hotel Development REPRESENTATIVE: Heather Wiebe
____________________________________________________________________________________________________
For more information contact: John Rickenbach at 805‐610‐1109 or jfrickenbach@aol.com
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Surrounding Uses:
East: Commercial Retail
West: Agriculture; planned residential
North: Planned Commercial Retail
South: Agriculture
PROPOSED DESIGN
Architecture: Draws from Modern Agrarian elements, with design as described in Section 3.7.2 of the
Specific Plan (Commercial, Office, and Hotel Design Guidelines).
Design details: Details include articulation on all sides, outdoor seating areas, outdoor pool, BBQ pit,
fitness center, landscaped courtyard, pedestrian pathways with decorative paving and landscaping,
screened trash enclosures, decorative lighting, and signage. Design is intended to preserve views of
the Irish Hills from neighboring development. Lighting features are intended to avoid spillover and are
downward oriented to preserve the night sky and minimize potential impacts related to aircraft
operations.
Materials: Smooth stucco, board & batten siding, lap siding, and tile.
Colors: Earth tones consistent with Modern Agrarian architecture.
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch
Specific Plan (SLRSP), Community Design Guidelines (CDG), Sign Regulations and applicable City
Standards (see links below); and 2) provide comments and recommendations to the Planning
Commission. For this review, the ARC is focused on considering changes to the project based on ARC’s
recommendation of May 18, 2020.
San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=15833
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=2116
Figure 1: Subject Property and Surrounding Area Figure 2: Location in the Context of
approved Specific Plan land uses
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4.0 DISCUSSION ITEMS
The previous staff report for the ARC meeting of May 18, 2020, included a detailed discussion of the
project’s relationship to the requirements of the General Plan, Zoning Regulations, SLRSP, and
Community Design Guidelines (CDG). That analysis is not repeated here, but is available online at:
https://opengov.slocity.org/WebLink/DocView.aspx?id=116644&dbid=0&repo=CityClerk
In their discussion at that meeting, the ARC did not identify any potential project inconsistencies with
existing relevant regulations related to their purview, with the exception of Section 2.2.B. of the CDG,
which calls for building design that “strives for interest, not clutter.” Their unanimous direction and
recommendation was in part based on that provision of the CDG. The ARC’s recommendation included
the following:
Simplify the presentation of materials and colors; reduce “clutter” per Section 2.2.B of the
Community Design Guidelines;
Enhance Agrarian architectural element, and less of the Modern element;
Emphasize the ground floor level;
Increase horizontal articulation and decrease vertical articulation;
Show more detail in the pedestrian connections;
Identify the required Electric Vehicle parking, and where the future EV spaces would be; and
Provide more landscaping across the front entrance driveway, such as layered planting to
soften the elevation
The following summarizes the key changes the applicant made in response to ARC direction, which are
reflected in the ARC’s packet as referenced below:
Exterior Finishes:
See sheet A5.0‐A5.2 for enhanced Agrarian Elements on the elevations through the choice of
materials, colors, and the addition of awnings;
Materials and colors are simplified on the elevations; and
Revised the elevations to look more horizontal than vertical with the use of material
continuity on the first floor and color variations.
Pedestrian Connection:
See sheet A2.1 for enhanced pedestrian connection from the pool courtyard at the hotel to
the adjacent Ag Center site through a direct gate from the pool area to the pedestrian
connection;
On sheet L2.0, entry signage to the Ag Heritage Center was added; and
On sheet L2.0, enhanced paving was expanded from 5 ft to 10 ft wide to create a stronger
sense of place and visual connection to the neighboring site.
Landscape Buffer:
See sheet A2.1 and L1.0 for added landscape along the building which faces Froom Ranch
Way as well as landscape areas along the entry elevations of the building facing the parking
lot. This is also shown on building elevations and renderings.
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The following illustrations compare the revised design (Figure 3) with what was originally presented
to ARC on May 22 (Figure 4):
Figure 3: Revised Design. View from the north toward the Hotel entry.
Note the changes in colors and materials, addition of awnings, and color
change to emphasize horizontal aspect.
Figure 4: Original Design. View from the north toward the Hotel entry.
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The following illustrations compare two of the elevations of the revised design (Figure 5) and the
original (Figure 6), with the updated design intended to show a greater emphasis on Agrarian (as
opposed to Modern) architectural elements:
Figure 5: Revised Design. West and North Elevations.
Figure 6: Original Design. North and West Elevations.
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Figure 7, below, illustrates modifications to the pedestrian connection between the hotel and the
adjacent Agricultural Heritage Center. In the revised design, the walkway is expanded from 5 to 10
feet, and an arched entryway sign is added.
With regard to the ARC’s May 22 direction to add more landscaping elements to the front of the hotel
in order to soften visual presentation, sheet L1.0 indicates additional shrubbery along the entire
building perimeter, as well as in in the central courtyard near the pool. This is also shown on the
building renderings and elevations—see Figures 3 and 5 for examples of this.
The applicant’s revised design does not address the ARC’s recommendation related to EV parking. This
aspect of the project would be more appropriately addressed by the Planning Commission, as a review
item within their purview.
5.0 PROJECT STATISTICS
Site Details Proposed Requirement
Land Use Designation NC NC regulations apply from SLRSP
Hotel Rooms 200 Up to 200 (SLRSP Table 2‐1)
Setbacks Street Fronts: 10‐18 feet
Adjacent to agriculture: 7 feet
(see Sheet A2.1 of Attachment 1)
Street Front: 5‐foot minimum
Side – Interior Lot: no minimum
Street side corner lot: no minimum
Parking: 15‐foot minimum (with
landscaped setback adjacent to public
street)
Rear – 10‐foot minimum
Figure 7: Design Comparison of Pedestrian Connection to Ag Center. Revised design
is at left, incorporating prominent entryway and wider decorative paving.
REVISED DESIGN ORIGINAL DESIGN
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(per SLRSP Table 3‐7)
Building Height 50’
(see Sheets A5.0 through A5.2)
20’ minimum; 50’ maximum
(Per SLRSP Table 3‐7)
Lot Coverage 23.5% 80% maximum (per SLRSP Table 3‐7)
Monument Sign
Max Height
Max Area
Wall Sign
Max Height
Max Area
Pylon/Pole Sign
Max Height
Max Area
1
6 feet
17.2 SF
5 Surface Signs
2‐foot letters; 3’4” with two rows
50 SF each
none
‐
‐
(see Sheets A7.1 and A7.2 of
Attachment 1)
1 per street frontage
6 feet
24 SF
3; additional 2 allowed per porte‐cochere
3’ (not specific to lettering)
50 SF
1
16 feet
72 SF
(per SLRSP Table 3‐11)
Public Art Not provided Public art only required for commercial
portion of SLRSP; project subject to
Municipal Code 17.70.140
Parking
Automobile spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
Clean Air Vehicles
198 (6 ADA)
2 charge stations (+10 future)
30 (20 short‐term; 10 long‐term)
10
16
(see Sheet A1.1 of Attachment 1)
200 (1 per guest room); 6 ADA
10 (future)
20
10
16
(per SLR SP Table 3‐7 and Municipal Code
17.72.030 and 17.72.040)
1 parking space may be eliminated by
providing 5 additional bike spaces
Environmental Status
Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and
exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA
Guidelines Section 15332 (In‐Fill Development Projects). The project is also exempt
pursuant to Section 15182(b) as a project in a commercially‐zoned area with a Floor
Area Ratio (FAR) of at least 0.75 (project FAR is 0.89), is consistent with a Specific
Plan and accompanying certified Final EIR, and is in a “transit priority area” pursuant
to PRC Section 21099(a)(7) (i.e., within 0.5 miles of a planned major transit stop).
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6.0 ACTION ALTERNATIVES
6.1 Recommend the Planning Commission approve the project based on consistency with the
San Luis Ranch Specific Plan Design Guidelines, Community Design Guidelines, and City Sign
Regulations. The Architectural Review Commission’s recommendation will be forwarded to
the Planning Commission for final action. This action may include recommendations for
conditions to address consistency with the SLRSP Design Guidelines and Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, and reference specific Design Guidelines or Sign
Regulations.
6.3 Recommend denial the project. An action recommending denial of the application should
include recommended findings that cite the basis for denial and should reference
inconsistency with the General Plan, SLRSP, CDG, Zoning Regulations or other policy
documents.
7.0 ATTACHMENTS
1. Project Plans
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GROSS FLOOR AREA:+27(/ 6)HOTEL AREAS:),567)/225 6)6(&21')/225 6)7+,5')/225 6))2857+)/225 6)727$/$5($ 6)NUMBER OF GUEST ROOMS:635,1*+,//68,7(6.,1* 52206 635,1*+,//68,7(6'28%/(48((1 52206 5(6,'(1&(,11678',2 52206 5(6,'(1&(,11%('5220 52206 BB727$/ 52206
FLOOR AREA RATIO (F.A.R.):$//2:(' 0$;,080352326(' 6)6) LOT COVERAGE:$//2:(' 0$;,080352326(' 6)6) LANDSCAPE AREA:5(48,5(' 0,1,080352326(' 6)6) TYPE OF CONSTRUCTION:7<3(9$SPRINKLERS:<(6 1)3$ OCCUPANCIES:$% 5BUILDING HEIGHT ALLOWED:)((7BUILDING HEIGHT PROPOSED:)((7NUMBER OF STORIES ALLOWED:6725,(6NUMBER OF STORIES PROPOSED:6725,(6PROJECT APPLICANT6/2++*6&0+27(/'(9(/230(17/3'(&.(5&285768,7(,59,1*7;$771 (':$5'<83+21( (0$,/ (':$5'<#++*'$//$6&20ARCHITECT$55,6678',2$5&+,7(&76$5&+(5675((768,7(6$1/8,62%,632&$ $771 7+20-(663+21( (0$,/ 7-(66#$55,6678',2&20CIVIL ENGINEER5,&.(1*,1((5,1*&203$1<0$56+675((768,7($771 .(//<'586(3+21( (0$,/ .'586(#5,&.(1*,1((5,1*&20LANDSCAPE ARCHITECT-,0%8552:6/$1'6&$3($5&+,7(&785($771 -,0%8552:63+21( (0$,/ -,0#-%/$6/2&20SURVEYOR&$1121&2536287+:22''5,9(6$1/8,62%,632&$ 3+21( 7+,6352-(&7&216,6762)$1(:6725<'8$/%5$1'+27(/$63$572)7+(6$1/8,65$1&+'(9(/230(1721(6,'(2)7+(+27(/:,//%(%5$1'('635,1*+,//68,7(6$1'7+(27+(5+$/):,//%(%5$1'('5(6,'(1&(,117+(*5281')/2252)7+(+27(/:,//&216,672)$/2%%<',1,1*/,9,1*5220$5($),71(66*8(6752206/$81'5<$1'+27(/%$&.2)+286(7+(352-(&7,6'(6,*1('72&203/<:,7+7+(&$/,)251,$*5((1%8,/',1*&2'($1':,//,1&25325$7(6(9(5$/*5((1%8,/',1*0($685(67+(6(0($685(6,1&/8'(/2:)/2:3/80%,1*),;785(6/('/,*+7),;785(6$03/(,168/$7,21(1(5*<()),&,(17:,1'2:6$1''22563529,6,21)25)8785(62/$53$1(/6$1''528*+772/(5$17/$1'6&$3,1*7+(+27(/,65(48(67,1*$9$5,$1&(727+(0$;,0806,*1$*(+(,*+76,*1$*(,6%(,1*352326('$%29(7+()7 $%29($'-$&(17*5$'( +(,*+7/,0,77+,6352-(&7:,//3529,'($1,1/,(8)(()2581,762),1&/86,21$5<+286,1*3(57+('(9(/230(17$*5((0(17RESIDENCE INN & SPRINGHILL SUITES6$1/8,62%,632&$/,)251,$PARKING SPACES REQUIRED:63$&(6 63$&(3(55220
PARKING SPACES PROPOSED: 63$&(6
ACCESSIBLE PARKING REQUIRED:63$&(6 9$1 67$1'$5'$&&(66,%/( ACCESSIBLE PARKING PROVIDED:63$&(6 9$1 67$1'$5'$&&(66,%/( ACCESSIBLE EV CHARGING STATIONS:63$&(6 9$1 67$1'$5'$&&(66,%/( CLEAN AIR VEHICLES REQUIRED:63$&(6 &$ CLEAN AIR VEHICLES PROVIDED:63$&(6 &$ FUTURE EV CHARGING STATIONS:63$&(6 (9& FUTURE EV CHARGING STATIONS:63$&(6 (9& MOTORCYCLE PARKING REQUIRED: 63$&(6 3(53$5.,1*63$&(6 MOTORCYCLE PARKING PROPOSED: 63$&(6BICYCLE PARKING REQUIRED:63$&(6 3(5*8(6752206 BICYCLE PARKING PROPOSED:63$&(6 6+2577(50/21*7(50
*PER SPECIFIC PLAN TABLE 3-6 HOTEL IS AN ALLOWED BY RIGHT USE**PER SPECIFIC PLAN TABLE 2-1 HOTEL ALLOWS A 200 ROOM HOTEL***PER SPECIFIC PLAN TABLE 3-7 PARKING IS REQUIRED AT 1 SPACE/GUESTROOM PLUS 1 SPACE PER MANAGER'S QUARTERS (NO MANAGER'S QUARTERS PROVIDED)****PER 2019 ZONING REGULATIONS 17.72.050.C.3.b PARKING REDUCTIONS -ONE PARKING SPACE REDUCED FOR EACH FIVE BICYCLE SPACES PROVIDED IN EXCESS OF REQUIRED PARKING.ATTACHMENT 1Item 2Packet Page 15
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'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA1.4MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$GARBAGE COMPANYLETTERATTACHMENT 1Item 2Packet Page 18
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA2.0MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL126&$/(6$1/8,62%,632&$EXISTING SITE PLANGENERAL NOTESEXISTING & DEMOLITION PLANFIRE SAFETY DURING CONSTRUCTION AND DEMOLITION SHALL BE IN ACCORDANCE WITH 2016 CALIFORNIA FIRE CODE, CHAPTER 33. THIS CHAPTER PRESCRIBES MINIMUM SAFEGUARDS FOR CONSTRUCTION, ALTERATION AND DEMOLITION OPERATIONS TO PROVIDE REASONABLE SAFETY TO LIFE AND PROPERTY FROM FIRE DURING SUCH OPERATIONS.-SEE SURVEY FOR MORE INFORMATION$&78$/1257+352-(&71257+ATTACHMENT 1Item 2Packet Page 19
PARKING 63$&(6POOL / LANDSCAPED COURTYARDTRASHFROOM RANCH WAYDALIDIO DRIVE12%8,/'($6(0(17
:,'(SPRINGHILL SUITESRESIDENCE INN3662571712523222125HOTEL DROP OFF/ PICK UPPROPERTY LINE15' PUBLIC UTILITY EASEMENTMONUMENTENTRY SIGNPEDESTRIAN PATHPEDESTRIAN CONNECTION/ENHANCED PAVINGSEE L2.0 FOR PERSPECTIVE AT PED CROSSING4M6M(10) LONG TERM BICYCLE LOCKERSSMOKING AREA
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10' STREET TREE EASEMENT
S29°08'14"W315.52'S48°31'05"E308.18'S43°28'47"W9.25'S88°28'47"W14.14'S43°28'47"W20.11'S55°08'09"W34.54'N16°44'15"W20.62'N56°54'33"E22.84'N35°20'07"E431.69'Δ=20.19L=95.50'R=271.00'Δ=21.99L=28.70'R=74.79'Δ =5 1 .7 8L=3 0 .7 3 'R =3 4 .0 0 'Δ=10.42L=122.35'R=672.58'Δ=6.06L=68.86'R=650.50'Δ=5.87L=78.83'R=770.00'LOADING
ENHANCED PAVINGNO PARKING -FIRE LANENO PARKING -FIRE LANENO PARKING -FIRE LANEFIRE SPRINKLER FLOOR CONTROL VALVES SHALL BE CO-LOCATED IN THE RISER ROOM.$($($.$($.$(4) SHORT TERM BICYCLE PARKINGCABANASGENERATOR
OUTDOOR FITNESS(4) SHORT TERM BICYCLE PARKING
(12) SHORT TERM BICYCLE PARKING(9&$3$%/((9&$3$%/(
TRANSFORMER'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA2.1MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL
6$1/8,62%,632&$CONCEPTUAL SITE PLANPROPOSED ARCHITECTURAL SITE PLAN$&78$/1257+352-(&71257+-FOR REFERENCE ONLY. SEE CIVIL FOR MORE INFORMATIONATTACHMENT 1Item 2Packet Page 20
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.0MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM NORTH (HOTEL ENTRY)ATTACHMENT 1Item 2Packet Page 21
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.1MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM WEST (SPRINGHILL SUITES)ATTACHMENT 1Item 2Packet Page 22
'DWH6FDOH6KHHW[ [ $5&+(5675((767(6$1/8,62%,632&$ THOMAS E. JESS$5&+,7(&7 &$ &STEPHEN A. RIGOR$5&+,7(&7 &$ &ADDRESS$55,6678',2&20CONTACTA3.2MARRIOT RESIDENCE INN & SPRINGHILLSUITES HOTEL6$1/8,62%,632&$PERSPECTIVESVIEW FROM EAST (RESIDENCE INN)ATTACHMENT 1Item 2Packet Page 23
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ATTACHMENT 1Item 2Packet Page 52
San Luis Ranch Specific Plan
1035 Madonna Road
ARCH-0796-2019
Review of a Dual Brand Hotel Project –
Springhill Suites and Residence Inn
July 6, 2020
Applicant: SLO HHG SCM Hotel Development
Representative: Heather Wiebe
Requested Feedback from ARC
◼Review applicant team’s updated Project in the
context of previous ARC direction
◼Confirm whether the updated Project is consistent
with the San Luis Ranch Specific Plan Design
Guidelines, Community Design Guidelines, and other
City standards
◼Provide Comments and Recommendations to the
Planning Commission
2
Project Location
3
Project Description
◼3.4-acre site; part of approved SLRSP
◼Designated and zoned NC (Neighborhood
Commercial) under SLRSP
◼Currently vacant land
◼Surrounding Uses
◼East: Commercial Retail
◼West: Agriculture; planned Residential
◼North: Planned Commercial Retail
◼South: Agriculture
4
Previous Direction from ARC (5-18-20)
◼Simplify the presentation of materials and colors; reduce
“clutter” per Section 2.2.B of the Community Design Guidelines;
◼Enhance Agrarian architectural element, and less of the Modern
element;
◼Emphasize the ground floor level;
◼Increase horizontal articulation and decrease vertical
articulation;
◼Show more detail in the pedestrian connections;
◼Identify the required Electric Vehicle parking, and where the
future EV spaces would be; and
◼Provide more landscaping across the front entrance driveway,
such as layered planting to soften the elevation
5
How Project Addresses ARC Direction
ARC Direction: Simplify the presentation of materials and colors; reduce
“clutter”
Response: Simplified materials and colors, as shown on Sheets A8.0 -A8.2
6
Revised Original
How Project Addresses ARC Direction
ARC Direction: Enhance Agrarian architectural element, and less of the Modern
element
Response: Greater Agrarian emphasis shown in colors, materials and design
elements such as awnings (see sheets A5.0 -A5.2)
7
Revised Original
How Project Addresses ARC Direction
ARC Direction: Emphasize the ground floor level; increase horizontal
articulation and decrease vertical articulation; increase landscaping in front
Response: Note horizontal break and articulation above ground floor; more
landscaping (see sheets A2.1, A3.0, and A5.0 -A5.2)
8
Revised Original
How Project Addresses ARC Direction
ARC Direction: Show more detail in the pedestrian connections
Response: Added entry signage to the Ag Heritage Center; widened enhanced
paved crossing from 5 to 10 feet (see sheets A2.1 and L2.0)
9
OriginalRevised
How Project Addresses ARC Direction
ARC Direction: Identify the required Electric Vehicle parking, and where the
future EV spaces would be
Response: No changes made to original submittal. Issue is appropriately
addressed by the Planning Commission.
10
Does Project Address ARC Direction?
◼Simplify the presentation of materials and colors; reduce “clutter” per
Section 2.2.B of the Community Design Guidelines. YES
◼Enhance Agrarian architectural element, and less of the Modern
element. YES
◼Emphasize the ground floor level. YES
◼Increase horizontal articulation and decrease vertical articulation. YES
◼Show more detail in the pedestrian connections. YES
◼Identify the required Electric Vehicle parking, and where the future EV
spaces would be. NO
◼Provide more landscaping across the front entrance driveway, such as
layered planting to soften the elevation. YES
11
Recommendation/Next Steps
◼If ARC recommends approval to the Planning
Commission, this could be done with or without
conditions or further guidance
◼Planning Commission to consider project approval
based on ARC recommendations
12
Next Steps
Comments and Questions
13
Backup Slides
14
Project Rendering
15
Project Rendering
16
Building Elevations
17
Building Elevations
18
Signage
19
Consistency with City Regulations
◼SLRSP is consistent with General Plan; therefore,
project consistency with SLRSP is the benchmark
◼Chapter 3 of SLRSP -Neighborhood Form
◼Table 3-7. Commercial Development Standards
◼Table 3-11. Sign Requirements
◼Section 3.7.2. Commercial, Office and Hotel
Design Guidelines
◼Section 3.8. Architectural Style Reference Guide
◼Section 3.9. Plant Palette
20
Consistency with City Regulations
◼Building height, setbacks, and number of hotel rooms
are consistent with NC zone of the SLRSP
◼Signage appears consistent, but may require ARC
interpretation
◼Plant palette generally consistent, but not all plants
are on the SLRSP plant list
21
Discussion Items
◼Key Issues for Discussion
◼Is design consistent with SLRSP requirements?
◼Are lighting and landscaping appropriate?
◼Is signage appropriate?
◼Are there other design features that would
improve the project?
22
Project Description Details
◼200 Hotel Rooms
◼132,940 SF of floor area, in four stories (0.89 FAR)
◼Building Height up to 50 feet
◼35,308 SF of landscaping (24% of the site)
◼Parking
◼198 automobile spaces
◼10 motorcycle spaces
◼30 bicycle spaces
23
Design Details
◼Modern Agrarian theme; consistent with SLRSP
◼Four-sided articulation
◼Outdoor seating areas and pool
◼BBQ pit
◼Fitness center
◼Landscaped courtyard
◼Pedestrian pathways
◼Decorative paving and landscaping
◼Screened trash enclosures
◼Decorative lighting and signs
24
Materials and Colors
◼Smooth stucco
◼Board & Batten siding
◼Lap siding
◼Tile
◼Earth tone colors consistent with Modern Agrarian
25
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