HomeMy WebLinkAbout06-21-2021 ARC Agenda Packet
Agenda
Architectural Review Commission
Monday, June 21, 2021
5:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the
City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating
to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will
be holding all public meetings via teleconference. There will be no physical location for the Public to view
the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Architecture Review Commission (ARC) are allowed to attend the meeting via
teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in ARC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• View the Webinar
➢ URL: https://slocity-org.zoom.us/j/95563894244?pwd=VjVaOW51d2RrMlFrUHJ5Ty91c0JLZz09
➢ Webinar ID: 955 6389 4244
➢ Telephone Attendee: (669) 900-6833; Passcode: 955900
Note: The City utilizes Zoom Webinar for remote meetings. All attendees will enter the meeting
muted. An Attendee tutorial is available on YouTube; please test your audio settings.
2. Public Comment - The ARC will still be accepting public comment for items within their purview. Public
comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401
➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will
be archived/distributed to members of the Advisory Body the day after the meeting. Emails will not
be read aloud during the meeting
• Verbal Public Comment
➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name,
the agenda item number you are calling about and leave your comment. The verbal comments must
be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved as
Agenda Correspondence. Voicemails will not be played during the meeting.
➢ During the meeting – Join the webinar (instructions above). Once public comment for the item
you would like to speak on is called, please raise your virtual hand, your name will be called, and
your microphone will be unmuted. If you have questions, contact the office of the City Clerk at
cityclerk@slocity.org or (805) 781-7100.
Architectural Review Commission Agenda for June 21, 2021 Page 2
CALL TO ORDER: Chair Christie Withers
ROLL CALL: Commissioners Michael DeMartini, Mandi Pickens, Brian Pineda, Allen
Root, Micah Smith, Vice Chair Ashley Mayou, and Chair Christie Withers
PUBLIC COMMENT PERIOD: The general public is encouraged to submit comments on any
subject within the jurisdiction of the Architectural Review Commission that does not appear on
this agenda. Although the Commission will not take action on items presented during the Public
Comment Period, the Chair may direct staff to place an item on a future agenda for discussion.
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meeting of May 5, 2021.
PUBLIC HEARINGS
NOTE: The action of the Architectural Review Commission is a recommendation to the
Community Development Director, another advisory body or to City Council and, therefore, is not
final and cannot be appealed.
2. Review of a revised design for the storefront façade and rear loading area of SLO Promenade
tenant spaces “C” and “D” (between REI and Bed Bath & Beyond), combining the tenant
spaces behind one modified storefront entry and adding accent elements to each building
elevation, modifying prior approval granted under Architectural Review application
ARCH-0568-2017 (categorically exempt from CEQA environmental review). Project
address: 315 Madonna; Case#: MOD-0267-2021; Zone: C-R-PD; James V. Van Hooser,
applicant. (Walter Oetzell)
Recommendation: Provide a recommendation to the Community Development Director for
consideration in taking final action on the application. The Commission is asked to review the
proposed modified façade design and consider whether it is consistent with relevant
Community Design Guidelines for commercial development.
COMMENT & DISCUSSION
3. Formation of an ARC Sub-Committee to develop objective standards for specific
affordable housing projects. (Rachel Cohen/Shawna Scott)
4. Staff Updates
Architectural Review Commission Agenda for June 21, 2021 Page 3
ADJOURNMENT
The next rescheduled Regular Meeting of the Architectural Review Commission will be held
on Monday, July 1 2, 20 21 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm
Street, San Luis Obsipo, CA 93401.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805) 781-7410.
Agenda related writings or documents provided to the City Council are available for public
inspection on the City’s website: http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, May 3, 2021
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, May
3, 2021 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Ashley Mayou, Brian Pineda, Micah Smith, Vice
Chair Christie Withers, and Chair Allen Root
Absent: Commissioner Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
ELECTION OF CHAIR AND VICE CHAIR
1.Annual Election of Chair and Vice Chair
ACTION: MOTION BY CHAIR ROOT, SECOND BY COMMISSIONER DEMARTINI,
CARRIED 6-0-1 (Commissioner Pickens absent, Vice Chair Withers abstaining), to elect
Christie Withers to the position of Chair for a one-year term.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
ROOT, CARRIED 6-0-1 (Commissioner Pickens absent, Commissioner Mayou abstaining),
to elect Ashley Mayou to the position of Vice Chair for a one-year term.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
2.Minutes of the Architectural Review Commission meetings of April 5, 2021.
ACTION: MOTION BY CHAIR WITHERS, SECOND BY COMMISSIONER ROOT,
CARRIED 6-0-1 (Commissioner Pickens absent), to approve the Minutes of the Architectural
Review Commission meeting of April 5, 2021.
Item 1
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Minutes – Architectural Review Commission Meeting of May 3, 2021 Page 2
PUBLIC HEARINGS
3. Design review of a proposed three-story, 204-room, dual-branded hotel, with guest amenities
including an outdoor patio and dining area, meeting space, fitness room, breakfast area, bar,
and onsite parking. The proposed hotel would be approximately 125,200 square feet with a
maximum height of 45 feet for occupied buildings and 52 feet for non-occupied space. The
project includes a request for an exception to standard loading space requirements (one space
requested where three spaces is the standard), an exception to an Airport Area Specific Plan
standard to exceed 40% lot frontage side parking, and exceptions to sign standards to allow for
seven wall signs (where four is the standard) and placement of wall signs at the third story,
where the uppermost point of the second story is the standard height. An Initial
Study/Mitigated Negative Declaration is proposed for adoption. Project address: 950 & 990
Aero Dr.; Case#: USE-0294-2019 and ARCH-0165-2020; Zone: BP-SP (Airport Area
Specific Plan); Sunsmit, LLC, owner/applicant.
Senior Planner Shawna Scott presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pamela Jardini and Thom Jess, provided a PowerPoint presentation
and responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
DEMARTINI, CARRIED 6-0-1 (Commissioner Pickens absent), to recommend that the
Planning Commission approve the project with the following considerations:
• Consider pedestrian access to the site, especially from the northern corner of the site
near the Broad Street sidewalk, and access to SLO Brew/The Rock to the north.
• Consider replacing the sine wave corrugated metal with metal that is similar to the other
metal siding on the building, and perhaps a different color.
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:08 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, May 17, 2021 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2021
Item 1
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Meeting Date: June 21, 2021
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 315 Madonna Rd. FILE NUMBER: MOD-0267-2021
APPLICANT: James V. Van Hooser
For more information contact Walter Oetzell, Assistant Planner at 781-7593 or woetzell@slocity.org
1.0 PROJECT DESCRIPTION AND SETTING
An application has been filed for Modification of
Architectural Review approval granted for renovation of
a portion of the SLO Promenade shopping center.
In July 2017 the Architectural Review Commission
approved renovation of the former “Forever 21” store,1
which created four tenant spaces, two of which are today
occupied by a grocery store (Sprouts) and a sporting
goods co-op (REI). Approved plans (Attachment 2)
depicted four storefront entries along the south elevation
of the building, providing entry to the newly-created
spaces (with Sprouts having a corner entry).
As depicted in the plans submitted with this application
(Attachment 3), the applicant proposes to combine the
two remaining unoccupied tenant spaces behind one
storefront entry on the south building elevation
(Promenade side), modify the design of the storefront, and reconfigure the loading area at the rear of the
store (north elevation, El Mercado side). Shallow portico features will be added to each elevation as accent
to provide additional visual interest and articulation and to shelter the truck loading area at the rear
elevation.
Present Use: Commercial (SLO Promenade)
Zoning: Retail Commercial, Planned Development Overlay (C-R-PD)
General Plan: General Retail
Surrounding Uses: Commercial (Market, Retail Sales, etc.)
2.0 PROPOSED DESIGN
Architecture: Contemporary
Materials: Stucco EIFS (Exterior Insulation Finishing System), Modular Brick, CMU
Colors: “Loggia” (neutral grey/brown); “Tiki Hut” (brown); “Amherst Blend” (red brick); muted white
and grey (“Greek Villa,” Functional Gray”) building accents; dark bronze aluminum storefront
1 Application ARCH-0568-2017 approved July 17, 2017; see Resolution ARC-1013-17 (Attachment 1)
Figure 1: 315 Madonna Rd.
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MOD-0267-2021 (315 Madonna)
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3.0 FOCUS OF REVIEW
As provided by Zoning Regulations § 17.106.040, the Commission will provide a recommendation to the
Community Development Director for consideration in taking final action on the application. The
Commission is asked to review the proposed modified façade design and consider whether it is consistent
with relevant Community Design Guidelines for commercial development. The agenda report for the
previously-approved project is provided via weblink below, for context and reference.
Community Design Guidelines: www.slocity.org/home/showdocument?id=2104
Staff Report, ARCH-0568-2017 (July 17, 2017): ARC Agenda Packet
4.0 DISCUSSION ITEMS
4.1 Community Design Guidelines
The City’s Community Design Guidelines provide guidelines for Commercial and Industrial Project
Design (Chapter 3). The original renovation plans were found by the Commission to be consistent with
these guidelines, as the design provided “a variety of architectural treatments that add visual interest and
articulation to the building design that complements the design and scale of the existing structures on-site,
and by providing clearly defined customer entrances.”2
2 Finding #4 of Resolution ARC-1013-17 (Attachment 1)
Figure 2: South Elevation: Approved plans (2017), top; Revised plans, bottom
Figure 3: North Elevation (El Mercado): Approved plans (2017), left; Revised plans, right
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MOD-0267-2021 (315 Madonna)
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The revised design differs from the approved design (see Figure 2) in the widening, by five feet, of the
retained storefront entry, revision of the storefront covering from a downward-sloping roofline to a flat
roofline and use of modular brick material on the storefront, replacement of a now-redundant storefront
entry with a portico element, and addition of a similar portico element to the rear elevation of the building
(at the service entries, see Figure 3). Project Statistics (setbacks, floor area ratio (FAR), building height,
parking requirement, etc.) are unchanged with the revised design. Aspects of the revised design’s
consistency with relevant guidelines is summarized in the table below.
Highlighted Sections Discussion Items
Commercial Project Design Guidelines
§§ 3.1 (B)(4)
Form and Mass
The Commission should discuss if the revised storefront design
continues to provide a sense of human scale and proportion with
pedestrian oriented features. One storefront entry is eliminated from
the original design and replaced with a portico element to retain the
wall articulation and visual interest it provided. A new portico element
at the El Mercado service entry provides additional articulation to that
elevation, consistent with a similar feature at the other end of the
building (at the Sprouts market).
§ 3.2 (D)(2)
Exterior Wall Materials
Predominant exterior building materials must be of high quality (e.g.
brick, tinted/textured stucco, and tile accents). Concrete masonry units
may be appropriate in limited areas as building accents.
The revised design uses the same approved stucco EIFS material as the
predominant exterior material, in a similar color palette, and continues
the limited use of CMU along the base as building accent. A modular
brick material is now used for the storefront entry.
§ 3.2 (D)(7)
Design Continuity
The approved design incorporated a consistent color palette and use of
storefront entries, windows, wall offsets, and projecting wall features
to visually unify the buildings without creating monotony. The revised
design continues to use the same color palette, with the addition of a
limited amount of modular brick material that is red in color. It
provides a new portico feature as a projecting wall element in place of
the deleted entry, to retain articulation of the wall surface at this
location for variety and visual interest.
Project Signage: Signage for SLO Promenade tenants is controlled by the SLO Promenade Master Sign
Program, which was revised in June 2018, in satisfaction of Condition #11 of the renovation project
approval (see Resolution ARC-1013-17, Attachment 1). The program allows for Major Tenant
Identification (see Sign Program Excerpt, Attachment 4) on both the south elevation (Primary Wall Signs)
and north elevation (Secondary Wall Signs). The tenant spaces combined under this proposal correspond
Item 2
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MOD-0267-2021 (315 Madonna)
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to “Major A” and “Major G” as described in the Sign Program. The revised design proposed under this
application provides for signage area on both the south elevation (Promenade side) and north elevation
(El Mercado side):
Proposed Signage
Elevation Height Length Area
(refer to Attachment 4 for Promenade Sign Program Standards)
South (Promenade) 42 inches 40 feet 130 sq. ft.
North (El Mercado) 36 inches 32 feet 96 sq. ft.
It is noted that sign standards for Secondary Wall Signs for the “Major G” tenant space are not described
in the tables provided in the Sign Program. It is appropriate, however, to apply the “Major A” limits to
this secondary signage for the combined tenant space because secondary signage for “Major Tenant G” is
depicted in the Sign Program Site Plan to be the same as that depicted for “Major Tenant A”.
The length of the proposed signage on the North (El Mercado) elevation exceeds, by 8 ½ feet, the 23’-6”
Maximum Sign Length set in the Sign Program for Secondary Signage. Staff suggests that Condition of
Approval #11 of the original approval be modified, to explicitly clarify that all project signage is subject
to issuance of a Sign Permit prior to installation, subject to verification of conformance to the signage
standards set out in the SLO Promenade Sign Program. No Sign Permit will be issued for signage that
exceeds the limits for sign dimensions provided in the Sign Program.
5.0 ACTION ALTERNATIVES
5.1 Recommend that the Community Development Director find the revised design consistent with
the City’s Community Design Guidelines, subject to revision of Condition of Approval #11 of
the Promenade renovation project approval granted under application ARCH-0568-2017
(Resolution ARC-1037-17), to clarify that any proposed signage for the combined tenant spaces
is subject to issuance of a Sign Permit and shall conform to Sign Standards set out in the SLO
Promenade Sign Program.
5.2 Continue review of the project to a hearing date (certain or uncertain) with specific direction to
the applicant and staff on pertinent issues.
5.3 Recommend that the Community Development Director deny the project, citing reasons for the
recommendation, related to consistency with applicable development standards and design
guidelines.
6.0 ATTACHMENTS
1. Resolution ARC-1013-17
2. Approved Renovation Plans (ARCH-0568-2017)
3. Modified Renovation Plans
4. SLO Promenade Sign Program (Excerpt)
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June 23rd, 2017SHEET INDEXGENERAL NOTES SHEET__GN-01OVERALL EXISTING SITE PLAN__ES-01OVERALL SITE VICINITY MAP__VM-01CONCEPTUAL FLOOR PLAN LAYOUT__FP-01CONCEPTUAL PHASING PLAN LAYOUT__PP-01CONCEPT MATERIALS & FINISH ELEVATIONS__CM-01MATERIALS & FINISH LEGEND__ML-01OVERALL CONCEPT COLORED ELEVATIONS__CE-01CONCEPT MATERIALS BOARD__MB-01CONCEPT MATERIALS BOARD__MB-02CONCEPT COLORED BUILDING SECTIONS__BS-01SITE SIGNAGE__SS-01SITE FURNITURE__SF-01SUPPLEMENT INDEXCITY OF SLO PLANNING APPLICATION__04 PAGES TOTALCIVIL CONSTRUCTION DOCUMENTS__04 SHEETS TOTALLANDSCAPE ARCHITECT ARC PLAN CHECKLIST RESPONSE__01 PAGE TOTALLANDSCAPING CONSTRUCTION DOCUMENTS__12 SHEETS TOTALATTACHMENT 2 (Prior Approval)Item 2Packet Page 14
PP-01 CONCEPTUAL PHASING PLAN LAYOUT June 13th, 2017ATTACHMENT 2 (Prior Approval)Item 2Packet Page 15
CM-01 CONCEPT MATERIAL & FINISH ELEVATIONS June 23rd, 2017TREES AND VEGETATION SHOWN MAY NOT ACCURATELY REPRESENT FINAL LANDSCAPING PLAN. FOR EXACT LANDSCAPING MATERIALS AND LAYOUT PLEASE REFERENCE PROVIDED LANDSCAPING ARCHITECT’S PLAN AND DETAILS.DUE TO MONITOR AND PRINTER LIMITATIONS COME COLORS MAY NOT ACCURATELY REPRESENT ACTUAL MATERIAL COLORS SHOWN. FOR EXACT PAINT COLORS AND MATERIALS PLEASE REFERENCE PROVIDED MATERIAL SAMPLE BOARDS.ATTACHMENT 2 (Prior Approval)Item 2Packet Page 16
1. STO (E.I.F.S.) façade with integral color“A”2. STO (E.I.F.S.) cornice with integral color“A”3. STO (E.I.F.S.) bulkhead with integral color“A”4. STO (E.I.F.S.) accent band with integral color“A”5. STO (E.I.F.S.) façade with integral color“B”6. STO (E.I.F.S.) façade with integral color“D”7. STO (E.I.F.S.) façade with integral color“E”8. STO (E.I.F.S.) cornice with integral color “F”9. Painted metal coping with paint color“A”10. Painted smooth-face cmu with paint color“B”11. Painted smooth-face cmu accent band with paint color“C”12. Painted concrete column base with paint color“C”13. Painted STO (E.I.F.S.) recessed accent bands with paint color“D”14. Painted brick column base with paint color“D”15. Painted split-face cmu with paint color“D”16. Painted brick column with paint color“E”17. Painted metal coping with paint color“F”18. Painted horizontal metal awning with paint color“F”MATERIAL & FINISH LEGEND June 23rd, 2017ML-01 MATERIAL & FINISH LEGEND19. Painted horizontal metal awning with paint color“G”20. Painted exposed structural steel with paint color“G”21. Brick in a herringbone pattern with brick color“H”22. Brick in a running bond pattern with brick color “I”23. Brick in a soldier course pattern with brick color“I”24. Brick in a running bond pattern with brick color“J”25. Brick accent wall panel in a running bond pattern with brick color“J”26. Ground-face cmu in a running bond pattern with cmu color“K”27. Architectural cast stone column base with color “L”28. Vertical metal siding with metal color“M”29. Horizontal wood siding with wood color “N”30. Anodized storefront and glazing system with storefront color“O”31. Anodized storefront and glazing system with storefront color“P”ATTACHMENT 2 (Prior Approval)Item 2Packet Page 17
CE-01 OVERALL CONCEPT COLORED ELEVATIONS June 13th, 2017TREES AND VEGETATION SHOWN MAY NOT ACCURATELY REPRESENT FINAL LANDSCAPING PLAN. FOR EXACT LANDSCAPING MATERIALS AND LAYOUT PLEASE REFERENCE PROVIDED LANDSCAPING ARCHITECT’S PLAN AND DETAILS.DUE TO MONITOR AND PRINTER LIMITATIONS COME COLORS MAY NOT ACCURATELY REPRESENT ACTUAL MATERIAL COLORS SHOWN. FOR EXACT PAINT COLORS AND MATERIALS PLEASE REFERENCE PROVIDED MATERIAL SAMPLE BOARDS.ATTACHMENT 2 (Prior Approval)Item 2Packet Page 18
MB-01 CONCEPT MATERIALS BOARD (01 of 02) April 28th, 2017ATTACHMENT 2 (Prior Approval)Item 2Packet Page 19
CONCEPT MATERIALS BOARD (02 of 02) April 28th, 2017MB-02 ATTACHMENT 2 (Prior Approval)Item 2Packet Page 20
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SSSSSSSS(/0(5&$'2'5,9(/27/,1(/27/,1(3+$6( &855(173+$6( 6666666666666666'$7( 6&$/( '5$:1%< -2%180%(5 6+((7 '5$:,1*7,7/( '$7( &+.%< 5(9,6,21 127(6 6+((72)6$1/8,62%,632&$0$'211$5'7.*0$1$*(0(17,1&167$',80%/9'&2/80%,$02 6/23520(1$'(6+233,1*&(17(53+$6(prepared for:6/23520(1$'(6+233,1*&(17(53+$6(0$'211$5'P h o n e 6 6 1 - 2 9 5 - 1 9 7 0F a x 6 6 1 - 2 9 5 - 1 9 6 94 6 8 P o l i S t r e e t, S u i t e 2 EV e n t u r a, C a l i f o r n i a 9 3 0 0 1www.landscapedevelopment.comD e s i g n S t u d i o sL a n d s c a p e D e v e l o p m e n t@
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)((72)&85%66,'(:$/.6'5,9(:$<6:$//6%8,/',1*6$1'$1<27+(5+$5'6&$3(253$9('685)$&(6(('(7$,/6+((7ATTACHMENT 3Item 2Packet Page 40
Master Sign Program Update - April 9, 2018 (Revised June 4, 2018)
SLO PROMENADE Page 5
Major Tenant Identification
Permitted Signs and Requirements
1.Each major tenant shall be allowed Primary Signage that complies with size and square
footages noted on the table below and at the locations shown on Exhibits 1 and 2.
2.Secondary wall signs are allowed for Major Tenants on the rear wall facing El Mercado
Street and walls facing the parking lots. The size of signs shall not exceed those noted
on the table below. The number and location of secondary signs are allowed as shown
on Exhibits 1 and 2.
3.Signs shall not be less than (1) one foot from the edge of a tenant’s storefront fascia or
any architectural feature. See Exhibit 4.
4.No more than two rows of letters are permitted, provided their maximum total height
does not exceed the maximum sign height allowed.
M a j o r T e n a n t P r i m a r y W a l l S i g n s
Maximum Maximum Maximum Maximum
Letter Height Sign Length Sign Height Sign Area
Major A 42"40' - 0" 4' - 6"180 S.F.
Major B 42"40' - 0" 4' - 6"180 S.F.
Major C 42"22' - 0" 8' - 0"180 S.F.
Major D 42"28' - 0" 7' - 6"200 S.F.
Major E (Corner) 47"*27' - 0" 7' - 0"170 S.F.
Major F 47"27' - 0" 7' - 0"170 S.F.
MajorG 47"27' - 0" 7' - 0"170 S.F.
*Leading letter maximum height
M a j o r T e n a n t S e c o n d a r y W a l l S i g n s
Maximum Maximum Maximum Maximum
Letter Height Sign Length Sign Height Sign Area
Major A 36"23' - 6" 6' - 4"125 S.F.
Major B 36"34' - 0" 4' - 0"125 S.F.
Major C 42"22' - 0" 5' - 6"125 S.F.
Major D 36"23' - 6" 6' - 4"125 S.F.
Major E (Corner)36"23' - 6" 6' - 4"125 S.F.
ATTACHMENT 4 Item 2
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PRIMARY SIGNAGESECONDARY SIGNAGEWSWNENWEXHIBIT 2 - ENLARGED SITE PLAN - Tenant A, E, F and GSLO PROMENADE MASTER SIGN PROGRAM | APRIL 2018 UPDATEMAJOR TENANT ‘A’MAJOR TENANT ‘G’MAJOR TENANT ‘F’MAJOR TENANT ‘E’ATTACHMENT 4Item 2Packet Page 42
City of San Luis Obispo, Council Memorandum
Architectural Review Commission
Memorandum
Date: June 15, 2021
TO: Architectural Review Commission
FROM: Rachel Cohen, Associate Planner
VIA: Shawna Scott, Senior Planner
SUBJECT: Objective Design Standards
Background
On November 17, 2020, the City Council adopted the City’s 6th Cycle Housing Element that
includes housing various policies and programs to be implemented over the next eight years (2020-
2028). The Housing Element is an element of the City’s General Plan and is the only element that
must be updated on a set schedule, meet specific standards (including updates to State laws) and
then be certified by the State. The document must also demonstrate that it can accommodate a
specific number of units that meet specific income categories within a specific time frame,
otherwise known as the Regional Housing Needs Allocation (RHNA).
The adopted Housing Element includes Program 6.22 that states, “Update the City’s municipal
code to expand objective design standards within one year of the adoption of the Housing Element
Update.” Program 6.22 was included in the Housing Element because recent California legislation
and Government Code has been adopted that requires a streamlined and ministerial process for
specific, eligible, residential developments. Projects that qualify for a streamlined and ministerial
review must be reviewed against objective standards and cannot be reviewed through the City’s
discretionary entitlement process.
Objective standards are a type of regulation that do not require a judgement to determine that they
have been met. For example, the City has Zoning Regulations that identify specific building
heights limits, require that buildings be set back a certain distance from property lines, and
establish the minimum number of parking spaces required for a development project. These
regulations are all considered “objective standards” because they are numeric and do not require a
subjective opinion to determine whether a development project follows those standards. Currently,
all design related direction is provided in the City’s Community Design Guidelines (CDG). While
these guidelines will still be applicable to projects that qualify for discretionary review, most of
the guidelines are not objective and cannot be used for the ministerial review process. The
ministerial process is where a development project is reviewed and approved at the staff level
utilizing set code requirements and standards (such as those outlined in the Zoning Regulations).
Objective Design Standards
To implement Program 6.22, the City must develop Objective Design Standards (ODS) for
residential developments (including mixed-use projects), located in any zone, that are eligible for
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Objective Design Standards Page 2
a streamlined ministerial process. Projects eligible for by-right, ministerial processing include
those that meet the criteria for SB 35, AB 2162, and Housing Element Programs 2.17 and 2.18.
•SB 35 allows streamlining for residential project in cities that have not met their RHNA
numbers. Eligible developments must include a specified level of affordability, be on an
infill site, comply with existing residential and mixed-use general plan or zoning
provisions, and comply with other requirements.
•AB 2126 allows developers to build transitional and supportive housing “by right”
wherever other residential uses are allowed.
•Housing Element Programs 2.17 allows residential developments that include at least 20
percent of the units as affordable to lower income households, by right (no discretionary
review) on sites identified in Housing Element Table E-2.
•Housing Element Program 2.18 allows residential developments by right (no discretionary
review) for those developments that include at least 20 percent of the residential units as
affordable to low-income households.
The ODS will be derived largely from the City’s CDG and will be codified as part of the City’s
Zoning Regulations. The proposed ODS do not include changes to the CDG and will only be
applied to projects that are eligible for by-right, ministerial project review.
Timeline
Per Program 6.22, the ODS are to be adopted within one year from when Council adopted the
Housing Element in November 2020. Below is the projected timeline for the development and
review of the ODS.
Task Date
Draft Objective Design Standards June 2021
Staff Review June 2021
Select ARC subcommittee June 21, 2021
Meet with stakeholders July 2021
Meet with ARC subcommittee (2x) July 2021
ARC Hearing 8/16/2021
PC Hearing 9/22/2021
Council Review 11/2/2021
ARC’s Role and Expectations
Staff is eager to have the ARC involved in the development and review of the draft ODS because
of their experience and expertise with the CDG and architecture and design. Staff is requesting
that an ARC subcommittee be created to assist staff with the draft copy prior to full ARC review.
In addition to ARC feedback, staff will also meet with a stakeholder group made up of
professionals who are involved in local building design, architecture, and development for their
comments on the draft ODS.
The subcommittee would meet with City staff and refine the work that has been completed and
provide insight from ARC’s perspective. Formation of a subcommittee provides the opportunity
for collaborative “hands-on” work that is often not obtainable during an ARC Hearing. The input
provided by the ARC subcommittee and the stakeholder group would be presented to the ARC for
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Objective Design Standards Page 3
their final comments, amendments, and recommendation to the Planning Commission. Staff
anticipates that the ARC subcommittee will meet up to two times before the August ARC Hearing
to consider the ODS.
Item 3
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