HomeMy WebLinkAboutItem 2 - MOD-0267-2021 (315 Madonna) 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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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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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
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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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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
Packet Page 41
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
MOD-0627-2021 (315 Madonna)
Revised design for storefront façade –SLO Promenade “C” & “D”
Original Approval: ARCH-0568-207 (July 2017)
Revised Design
Approved Design
Materials Board
Materials Board
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.
Community Design Guidelines
Signage (SLO Promenade Sign Program)
MOD-0627-2021 (315 Madonna)
Provide a recommendation to the Community Development Director (who will
take final action) regarding consistency with relevant Community Design
Guidelines for commercial development