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07-07-14
City of San Luis Obispo, Agenda, Architectural Review Commission ARCHITECTURAL REVIEW COMMISSION AGENDA Council Hearing Room City Hall - 990 Palm Street San Luis Obispo, CA 93401 July 7, 2014 Monday 5:00 p.m. ROLL CALL:Commrs. Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle McCovey-Good ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of June 16, 2014. Approve or amend. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and city of residence. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. 1.890 Foothill Boulevard.ARC-S 27-14; Review of master sign program for University Square; C-R-S zone; NKT Real Properties, LLC, applicant. (Rachel Cohen) (30 minutes) 2.1301 Calle Joaquin.ARC-C 184-13; Conceptual review of a new hotel; C-S zone; Stan Jones, Intermountain Management, LLC, applicant. (Pam Ricci) (45 minutes) Architectural Review Commission Page 2 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. COMMENT & DISCUSSION 3.Staff a. Agenda Forecast 4.Commission ADJOURNMENT Presenting Planners: Rachel Cohen and Pam Ricci ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of plans for a Sign Program for University Square. PROJECT ADDRESS: 890 Foothill Blvd. BY: Rachel Cohen, Planner e-mail: rcohen@slocity.org FILE NUMBER: ARC-S 27-14 FROM: Pam Ricci, Senior Planner RECOMMENDATION Adopt the draft resolution approving the proposed Sign Program, based on findings, and subject to conditions of approval. SITE DATA Applicant NKT San Luis Properties LLC Representative Carol Florence, Oasis Associates, Inc. Zoning Retail Commercial with Special Considerations (C-R-S) General Plan General Retail Site Area ~5.6 Acres Environmental Status Categorically exempt from environmental review under Class 11, Accessory Structures, of the CEQA Guidelines section 15311. SUMMARY On April 21, 2014, the ARC approved plans to renovate the University Square Shopping Center with a minor façade remodel of existing buildings and construction of a new building and pedestrian plazas in place of three buildings proposed for demolition. Condition No. 2 of Resolution ARC- 1007-14 required that the applicant develop a formal sign program and return to the ARC for final approval. In response to this condition, the applicant is requesting ARC approval of a sign program for the University Square Shopping Center. The proposed sign program includes specifications for allowable wall and ledge signs for major and minor tenants, the replacement of the two existing freestanding shopping center identification signs with new signs, and an additional, new freestanding monument style sign. Meeting Date: July 7, 2014 Item Number: 1 RC ARC1 - 1 ARC-S 27-14 (890 Foothill) Page 2 Staff is largely supportive of the proposed sign program, but recommends modifications to the applicant’s proposed sign program as discussed below (Section 3.0, Project Analysis). The most significant concerns with the sign program relate to the design of the freestanding signage. Staff is recommending to significantly modify freestanding shopping center identification signs and that the monument sign be removed, as it requires an exception and is not necessary to provide identification for the site. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Sign Regulations and the Community Design Guidelines. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of approximately 5.6 acres of developed land in the Retail Commercial (C-R-S) zone. The project site is currently developed as a shopping center with approximately 87,000 square feet of buildings divided among tenant spaces with parking and landscape improvements. The project site is bordered by, and takes access from, North Chorro Street, Foothill Boulevard, Highway 1 (Santa Rosa Street), and Boysen Avenue. Surrounding uses and zoning include: North O (Commercial Uses) and R-4 (Multi-Family Residences) South C-N (Commercial & Restaurant Uses) East R-4 (Church & Apartments) West C-N (Black Horse Coffee) & R-4 (Multi-Family Residences) & PF (Fire Station #2) 2.2 Project Description The project proposes to establish a Sign Program for the University Square Shopping Center site (Attachment 3, Proposed Sign Program). Including: a. Replacement of the existing freestanding shopping center identification signs at the south (Foothill Boulevard) and east (Santa Rosa/Highway 1) entrances with new signs. b. New freestanding monument style sign at the corner of Foothill Boulevard and Chorro Street. c. Individual tenant wall and ledge signs. 3.0 PROJECT ANALYSIS The applicant has submitted a sign program as a part of the proposed project improvements. Currently the site does not have a sign program. 3.1 Building Signs The proposed sign program includes three sign styles for the shopping center; 1) Reverse channel halo illuminated letters, 2) Internally illuminated plex face individual letters, and 3) ARC1 - 2 ARC-S 27-14 (890 Foothill) Page 3 Open faced channel letters with neon tube illumination. The sign program proposes signage standards for Major Tenants in Buildings 6 & 8 and separate standards for Minor Tenants in Buildings 1-4 and 9. Depending on the building, signs are installed on either a ledge or a wall. Each tenant is allowed one wall or ledge sign with the exception of Buildings 6 and 8. The different proposed sign standards, by building, are summarized below. Table 3.1a: Applicant Proposed Major Tenant Signage Buildings 6 & 8 Signage (Major Tenants) Maximum letter height 3’6” Maximum area 100 s.f. Maximum width 80% of fascia width Installation method Wall mounted Sign types All three sign types Table 3.1b: Applicant Proposed Minor Tenant Signage Buildings 1-4 & 9 Signage (Minor Tenants) Maximum letter height 2’ Maximum area 100 s.f. Maximum width 80% of lease width Buildings 1,3 & 9 installation method Ledge mounted Buildings 2 & 4 installation method Wall mounted Sign types All three sign types Staff Analysis: The Sign Regulations indicate the intent and purpose of regulating signage is “to encourage the effective use of signs as a means of communication and to provide equality and equity among sign owners and those who wish to use signs.” Furthermore, the Sign Regulations indicate “signs must be architecturally compatible with affected structures and the character of surrounding development in order to maintain the overall quality of a neighborhood or commercial district.” Staff finds the proposed wall signs of the sign program to be compatible with the design and scale of the shopping center and approved façade improvements, with some modifications. To ensure signage will be compatible with the neighborhood and the limitations imposed upon similar shopping centers in the City, staff proposes the following modifications which are reflected in the recommended conditions of approval (Condition 1): 3.1.1 Sign Program Modifications: 1. Major Tenant Signage (Buildings 6 & 8) a. Overall sign height (including secondary copy) is not to exceed 36 inches b. Individual letter height (when more than one row of lettering) is not to exceed 27 inches. 2. Minor Tenant Signage (Buildings 1-4 & 9) a. Individual letter height (when more than one row of lettering) is not to exceed 18 inches ARC1 - 3 ARC-S 27-14 (890 Foothill) Page 4 b. Internally illuminated plex face individual letter sign types shall not be allowed. 3. The sign program shall be updated to incorporate externally illuminated signage for primary sign types. This is consistent with more recent project approvals for sign programs at the Village at Broad (Fresh & Easy) and Foothill Plaza. 4. Translucent sign faces shall have a matte finish. 5. Existing tenants shall be allowed to keep their existing signage. Given the restrictions on letter and sign heights imposed by the sign program, staff found the large signable area shown for Building 6 to be excessive. Therefore, staff requested that the applicant show a smaller box for Building 6 that better represented the approximate location for future signs. The sign regulations state that “wall signs should be oriented to achieve a balanced composition and harmony with other architectural elements of a building façade.” As proposed, the large signable area on Building 6 would allow a sign to be placed anywhere in that area. Staff recommends Condition #2 which states the Sign Program include a reduced potential sign area for Building 6. 3.2 Freestanding Signs The sign program also includes the replacement of the two existing freestanding shopping center identification signs along Foothill Boulevard and Santa Rosa/Highway 1, as well as a new freestanding monument sign at the corner of Foothill Boulevard and Chorro Street. The freestanding signs are designed to reflect the architecture of the shopping center and will use materials and colors that match the metal canopies of the approved façade improvements. The signs will be largely comprised of aluminum cabinets with internally illuminated push through plex lettering, precision block, and metal accents. The applicant is also requesting a third, new, freestanding monument sign. Below are the details of the proposed freestanding signs. Table 3.2: Proposed Shopping Center Identification Signage Proposed Shopping Center I.D. Signs Proposed Freestanding Monument Sign Sign height 16’ 4’ Sign depth 1.5’ 1.5’ Sign width ~9.5’ ~9’ Maximum letter height 1’5” 1’3” Number of tenant sign faces 4 2 Staff Analysis: The Community Design Guidelines discuss the scale and size of signage and state that “the size of a freestanding or monument sign should be scaled to its proposed location and compatible with surrounding signage” (Section 6.6(D)). The existing shopping center identification signs are approximately 13 feet tall; proposed replacement signs are 16 feet high. Staff finds the size and scale of the proposed, redesigned freestanding pole signs to be incompatible with the surrounding neighborhood and signage within the neighborhood, and does not meet the requirements of the Community Design Guidelines. In addition, staff is also concerned with the heavy use of a shiny material, aluminum, in the design of the large scale signage. Therefore, staff recommends that an ARC1 - 4 ARC-S 27-14 (890 Foothill) Page 5 alternative design be pursued to allow for shopping center and business identification that is consistent with the scale of the surrounding neighborhood and signage within the neighborhood. To address the visually substantial appearance and materials used on the two freestanding identification signs, the ARC should direct the applicant to modify the signs as follows: 1. Lower the total height of the signs; 2. Reduce the sign width; 3. Utilize a thinner, more streamlined design (i.e. thinner sign cabinet depth, reduction in size or exclusion of sign faces for minor tenants); and 4. Provide an alternative material to aluminum for the cabinet portion of the signs. Condition #3 is included which allows the Director to approve the freestanding signs if the above directional items are followed. However, flexible language is provided which allows the Director to refer signage back to the ARC if it seems excessive or out of character with the area. As mentioned above, the sign program also includes a new freestanding monument sign. The Sign Regulations require approval of an exception based on specific findings to allow more than one freestanding sign along a frontage on a single premise, which a shopping center would be classified. Given that the sign program already has two shopping center identification signs, staff finds the added sign on the corner of Foothill Boulevard and Chorro Street is unnecessary for customers to locate the site and adds to the visual clutter of the streetscape and recommends its removal from the sign program (see Finding #4 & Condition #4). 4.0 ALTERNATIVES & RECOMMENDATION 4.1. Continue the project with direction to the applicant and staff on pertinent issues. 4.2. Deny the project based on findings of inconsistency with the Community Design Guidelines. 5.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Sign Program ARC1 - 5 ATTACHMENT 1 RESOLUTION NO. ARC- -14 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A SIGN PROGRAM AT THE UNIVERSITY SHOPPING CENTER INCLUDING ADOPTION OF A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JULY 7, 2014 890 FOOTHILL BOULEVARD (ARC 27-14) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on July 7, 2014, pursuant to a proceeding instituted under ARC 27-14, NKT San Luis Properties LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARC 27-14), based on the following findings: 1. As conditioned, the proposed sign program maintains consistency with the Sign Regulations by providing signage that will be architecturally compatible with affected structures and the character of surrounding development. 2. As conditioned, the location, size, dimensions and design of the proposed signs are consistent with the purpose and intent of the sign regulations included in SLO Municipal Code Section 15.40.020. 3. As conditioned, the proposed sign program is consistent Community Design Guidelines Sections 6.6(B)(C)(F)(J) which states that the design of the signs should consider and complement the architecture of the buildings and the type of business activity conducted within. 4. An additional freestanding sign at this site would constitute needless redundancy or proliferation of signs and would exceed the number of freestanding signs allowed by the sign regulations. 5. The project is categorically exempt from environmental review under Class 11, Accessory Structures, of the CEQA Guidelines Section 15311. ARC1 - 6 Resolution No. ARC- -14 ATTACHMENT 1 890 Foothill, ARC-S 27-14 Page 2 SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: 1. Prior to building permit issuance the applicant shall resubmit the sign program with incorporation of the following modifications: 1. Buildings 6 & 8 Major Tenant Signage a. Overall sign height (including secondary copy) is not to exceed 36 inches b.Individual letter height (when more than one row of lettering) is not to exceed 27 inches. 2. Buildings 1-4 & 9 Minor Tenant Signage a. Individual letter height (when more than one row of lettering) is not to exceed 18 inches b.Internally illuminated plex face individual letters sign types shall not be allowed. 3. The sign program shall be updated to incorporate externally illuminated signage for primary sign types. 4. Translucent sign faces shall have a matte finish. 5. Existing tenants shall be allowed to keep their existing signage. 2. The Sign Program shall be modified to show a smaller box for Building 6 that better represents the approximate location for future signs that is consistent with the Sign Regulations and subject to the approval of the Community Development Director. 3. The applicant shall submit plans for new freestanding signage to the approval of the Community Development Director, which lowers the total height of the signs, reduces the sign width, utilizes a thinner, more streamlined design and provides an alternative material to aluminum for the cabinet portion of the signs. The Director may approve new freestanding signage if he finds that the revised sign designs follow directional items, are in keeping with the intent and purpose of the Sign Regulations, and are thoughtfully designed in relation to the overall project as called for in the Community Design Guidelines. The Director may refer the freestanding signage back to the ARC if it seems excessive or out of character with the area. 4. The applicant shall remove the freestanding monument sign located at the corner of Foothill Boulevard and Chorro Street from the sign program. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: ARC1 - 7 Resolution No. ARC- -14 ATTACHMENT 1 890 Foothill, ARC-S 27-14 Page 3 The foregoing resolution was passed and adopted this 7th day of July, 2014. _____________________________ Pam Ricci, Secretary Architectural Review Commission ARC1 - 8 R-4 R-1 O C-R-S R-4 R-4 C-NC-C R-4 O O C-N C/OS-10 R-1 O-PD C-N R-4-PD PF R-1 R-1 R-1 C-N-S OR-1 FOOTHILL MEINECKEBOYSENS A N T A R O S A N BROADCHORROCHORRO N ROUGEOT SANTA ROSARAMONA VICINITY MAP File No. 27-14 890 FOOTHILL ¯ ARC1 - 9 ATTACHMENT 2 SOUTHWESTCO. SIGNUNIVERSITY SQUAREMASTER SIGN PROGRAM6/24/2014UNIVERSITYSQUAREATTACHMENT 3 ARC1 - 10 SOUTHWESTCO. SIGNUNIVERSITY SQUARETABLE OF CONTENTSSITE PLANSIGN CRITERIABUILDING 1 - MINOR TENANTBUILDING 2 - MINOR TENANTBUILDING 3 - MINOR TENANTBUILDING 4 - MINOR TENANTBUILDING 6 - MAJOR TENANTBUILDING 8 - MAJOR TENANTBUILDING 9 - MINOR TENANTMINOR TENANT SIGN TYPE 1ARC ELEVATIONSMINOR TENANT SIGN TYPE 2MINOR TENANT SIGN TYPE 3MAJOR/MINOR SIGN TYPE 4MAJOR/MINOR SIGN TYPE 5MAJOR/MINOR SIGN TYPE 6 SIGN TYPES 7 & 8 PROJECT SIGN TYPES 9 & 1012-56789101112131313141415151617-20ATTACHMENT 3 ARC1 - 11 SOUTHWESTCO. SIGNUNIVERSITY SQUARESITE PLAN9.1Site Plan1/128” = 1’0”9.2650'404’289'- 3"101ATTACHMENT 3 ARC1 - 12 SOUTHWESTCO. SIGNUNIVERSITY SQUAREI. INTRODUCTION:The intent of this Master Sign Program for the University Square is to provide design standards and specifications that create consistency in quality, size, placement, and configuration for signs throughout University Square while allowing creativity and flexibility in the usage of signage in the changing retail environment. Prior to fabrication, all signs must be submitted for review and approval by both the Landlord and the City of San Luis Obispo (“City”) for conformance with the provisions of these criteria and to ensure the sign is a quality design compatible with University Square. Minor exceptions to these criteria will be reviewed on a case-by-case basis by the Landlord and are subject to approval by the City. Exceptions will usually only be granted if the proposal would result in a sign design that is better than one designed consistent with the criteria. II. LANDLORD SUBMITTAL REQUIREMENTS:Shop drawings for all signs shall be submitted to the Owner's architect for review and approval prior to construction. Drawings shall include exact sizes, locations, placement on building elevations, copy layouts, materials, colors, lighting and construction details. No sign plans shall be submitted to local authorities for approval without first obtaining the Landlord's approval. Only those sign types provided for in the Sign Plan and specifically approved in writing by the Landlord shall be allowed. The Landlord may, at his sole discretion and at the tenant's expense, correct, replace, or remove any sign that is installed without written approval and/or that is deemed not to be in compliance with the Sign Plan. Prior to sign fabrication, three (3) complete sets of plans shall be submitted to the Landlord for approval, including the following:1. Colored Elevation Plan: Exhibit drawn to scale identifying: 1) the location of the sign on the storefront, 2) sign copy with design details, 3) dimensions and square footage, 4) method of illumination and 5) construction specifications, including attachment devices, openings for conduit sleeves and supports in sign panels and building walls.2. Section Profile Plan: Section cut through the sign showing the dimensioned thickness of the letters, wiring and attachment details.3.Site Plan: Plan illustrating the location of the proposed sign on the property. Fabrication and installation of all signs shall be performed in accordance with the standards and specifications outlined in these criteria and in the final approved plans and shop drawings.III. TENANT/SIGN CONTRACTOR RESPONSIBILITIES:1. The fulfillment of all requirements of this sign program shall ultimately be the responsibility of the Tenant. 2. Prior to fabrication, each Tenant or their sign contractor shall submit complete and fully dimensioned shop drawings to the Landlord for approval.3. Each Tenant or their sign contractor shall obtain approved sign permit(s) from the City prior to sign fabrication and deliver copies of same to Landlord.4. Provide to Landlord, prior to commencing fabrication, an original certificate of insurance naming the Owner as an additional insured for liability coverage in the amount required by Landlord at time of submittal.5. Following installation, the sign contractor shall obtain final inspection and provide documentation of approval by the City to the Tenant and Landlord.6. The Landlord shall have the right to remove, at Tenant's expense upon seven days written notice, any signs installed contrary to these criteria.IV. CONSTRUCTION REQUIREMENTS:1. Seams shall be concealed at tops of letters for returns and face trim caps. No light leaks at seams or edges of letters are permitted.2. All sign installations must comply with applicable building and electrical codes. 3. All sign fabrication work shall be of excellent quality.4. Signs must be made of durable rust-inhibited materials that are appropriate and complementary to the building.5. Exposed equipment, such as junction boxes, transformers, lamps, tubing, conduits, etc., is prohibited.6. Finished surfaces of metal shall be free from oil-canning and warping. All sign finishes shall be free of dust, orange peel, drips, and runs, and shall have a uniform surface conforming to the highest standards of the industry.7. Paints must be high quality acrylic polyurethane, Matthews Paint or equivalent. 8. Channel letter signs illuminated with neon shall use 30mA transformers conforming to UL 2161. All lighting must match the exact specifications of the approved shop drawings. Wiring and assembly details must match provided specifications.9. Surface brightness of all illuminated materials shall be consistent in all letters and components of the sign. Light leaks or hot spots will not be permitted.10. Underwriter's Laboratory-approved labels shall be affixed to all letters. Fabrication and installation of electrical signs shall comply with all national and local building and electrical codes.11. Pre-manufactured signs, such as franchise signs, that have not been modified to meet the criteria are not permitted.12. Penetrations into building walls, where required, shall be made waterproof.13. In no case shall any manufacturer's label, stamp, or decal be visible from the street from normal viewing angles. Sign permit stickers shall be affixed to the bottom of the sign and only that portion of the permit sticker that is legally required to be visible shall be exposed. SIGN CRITERIA2ATTACHMENT 3 ARC1 - 13 SOUTHWESTCO. SIGNUNIVERSITY SQUAREV. DESIGN GUIDELINESThese guidelines are intended to specify landlord expectations for designs of wall signage at University Square. Tenant signs shall be approved by landlord prior to submitting to and subsequently obtaining approval from City of San Luis Obispo Building Dept.The objectives of the guidelines are: · To establish signage as a design element that contributes a sense of place to the University Square · To provide signage that adequately identifies University Square tenants · To create a balance between commercial and aesthetic interests VI. REQUIRED SIGNAGE ELEMENTS:Tenant wall signs shall be designed as a creative display incorporating some or all of the following elements. 1. Tenant name in brand logotype or type style expressive of tenant retail concept. Tenant logotype alone is not a sign design, but an important part of the overall signage design incorporating other of the suggested elements.2. Logo graphics: Brand logo graphics or symbols used in tenants advertising.3. Iconic graphics: Graphics that represent tenant product or service in non-textual manner, graphics of recognizable objects that are expressive of the tenants concept.4. Other design elements: Background shapes, patterns, non representative accent elements which tie the overall sign design together. Elements can be adapted from tenant interior design, advertising program or be designed to express the tenant concept with interesting design.VII. SIGN LAYOUT GUIDELINES:1. Sign design shall be oriented on architectural elements in a balanced manner. Signs should be centered over or within architectural areas. Design should compliment the architecture and not overwhelm defined spaces on the building.2. Sign design should have an interesting shape and overall design for maximum visual interest at the longer viewing distances.3. Sign design should maximize legibility of tenants name, product or service. 4. Sign should have multiple layers and shapes for greater interest at closer viewing distances.5. Lighting design should be done to maximize visual interest with multiple colors or lighting effects while maintaining legibility at night. 6. Colors should be expressive of tenant branding or concept but be chosen to create good separation from architectural colors. Materials such as natural metal finishes, oxidized metal surfaces, faux finishes and textures are encouraged. 7. Sign shall be designed to vary from adjacent signs and express tenant individuality.VIII. ACCEPTABLE SIGN TYPESSignage shall be creative and imaginative with emphasis on well-developed theme graphics with sign construction details that support the overall design theme of each sign. Sign may consist of a combination of more than one the following allowable sign types. 1. Plex faced channel letters, 5" max. deep letters with closed backs.2. Reverse (halo) channel letters, 2" max. deep with clear Lexan backs. Stud mounted with no visible clips on edges. LED internal illumination.3. Open faced channel letters with exposed tube neon illumination. 3” deep letters with exposed neon with double back electrodes. 4. Internally illuminated aluminum logoboxes with push thru plexiglas lettering when included as a part of a channel letter sign. Logoboxes to have custom shape and multiple layers wherever possible.5. Digitally printed vinyl graphics or painted graphics on rigid substrates of PVC, aluminum or wood when included as part of a channel letter sign. 6. Multi-media theme signage where choice of materials and construction specifically relates to the theme concept of the sign. Examples would be an "old-fashioned" sign with gold leaf and weathered wood; or a modern design with halo lighting behind perforated metals.SIGN CRITERIA3ATTACHMENT 3 ARC1 - 14 SOUTHWESTCO. SIGNUNIVERSITY SQUAREX. TENANT SIGNAGE Each tenant shall be allowed one sign per public entry frontage, not to exceed a maximum of two signs per tenant, unless otherwise noted in building elevation exhibits. Individual tenant signs shall not exceed a maximum of 100 sf. Signs shall also conform to the individual building elevation exhibits (including maximum sign width and height) and be comprised of the following sign types: 1. Sign Type 1 - Reverse Channel Letters / Ledge2”deep aluminum fabricated reverse channel letters with satin polyurethane paint finish, mounted 2” off outline background 1.5” around letter shapes and painted suede polyurethane finish. Letters and background mounted to raceway mounted to top of existing canopy. LED internal illumination. See Exhibit Sign Type 1 Reverse Channel / Ledge2. Sign Type 2 - Plex Face Channel Letters / Ledge4” deep aluminum fabricated plexiglas faced channel letters with satin polyurethane paint finish, mounted to raceway mounted to top of existing canopy. Backs of letters to be clean and free of visible fasteners. LED internal illumination. See Exhibit Sign Type 2 Plex Faced Channel / Ledge3. Sign Type 3 - Open Face Channel Letters / Ledge 3” deep aluminum fabricated open faced channel letters with satin polyurethane paint finish, mounted to raceway mounted to top of existing canopy. Backs of letters to be clean and free of visible fasteners. Exposed neon illumination. See Exhibit Sign Type 3 Open Faced Channel / Ledge4. Sign Type 4 - Reverse Channel Letters / Wall 2”deep aluminum fabricated reverse channel letters with satin polyurethane paint finish, mounted 2” off wall with spacers painted to match wall. LED internal illumination. See Exhibit Sign Type 1 Reverse Channel / Wall5. Sign Type 5 - Plex Face Channel Letters / Wall 5” deep aluminum fabricated plexiglas faced channel letters with satin polyurethane paint finish, mounted to wall with 1/2” spacers. LED internal illumination. See Exhibit Sign Type 5 Plex Faced Channel / LedgeIX. PROHIBITED SIGN TYPES The following sign types shall be prohibited: - Signs on mansard roofs and equipment screens - Rooftop signs and signs projecting above roof lines or parapets - Rotating and flashing signs - Pole signs and other signs with exposed structural supports not intended as a design element except for code-required signs - Temporary wall signs, pennants, banners, flags, inflatable displays or sandwich boards (Note: Temporary grand opening signs shall be allowed in accordance with current provisions of the City-Wide Sign Regulations. These criteria shall not prevent granting of a temporary special permit or otherwise permitting signs advertising or pertaining to any civic, charitable or special event of general public interest that takes place within the City when it can be found that such signs will not be materially detrimental to the public welfare, interest or safety, nor injurious to adjacent property). - Pre-manufactured signs, such as franchise signs, that have not been modified to meet the criteria- Signs on vehicles except for the following: - The operation movement of vehicles displaying political campaign advertisements for candidates for public office and ballot measures. - The identification of a business enterprise upon a vehicle use primarily for the purpose of and in the usual business of the owner for transporting or servicing goods or persons for commercial or other business purposes, provided that the identification is painted on or otherwise affixed so as not to project from the usual profile of the vehicle. - The incidental display of non-commercial stickers, plates, license plate brackets, and the like; or of customary small identifications on license plate brackets or elsewhere of vehicle manufacturers, models, types of vehicles, dealers or entities from which vehicles bearing the name where purchased or otherwise obtained. SIGN CRITERIA4ATTACHMENT 3 ARC1 - 15 SOUTHWESTCO. SIGNUNIVERSITY SQUARE6. Sign Type 6 - Open Face Channel Letters / Wall 3” deep aluminum fabricated open faced channel letters with satin polyurethane paint finish, mounted to raceway mounted to top of existing canopy. Backs of letters to be clean and free of visible fasteners. Exposed neon illumination. See Exhibit Sign Type 3 Open Faced Channel / Ledge7. Sign Type 7 - Tenant Window GraphicsVinyl graphics applied to window next to entry. 1 sf white vinyl graphics are allowed. Informational signs indicating address, hours of business, telephone number, etc. may be placed on storefront doors and windows. Lettering shall not exceed 3" in height. See Sign Type 7 Exhibit8. Sign Type 8 - Rear Door SignageVinyl graphics applied to rear door. 2 sf black vinyl graphics are allowed. See Sign Type 8 ExhibitSIGN CRITERIA5XI. PROJECT SIGNAGE 9. Sign Type 9 - Project and Tenant ID Pole SignsTwo double faced multi-tenant signs with project ID, located adjacent to drive entrances per site plan. Sign design and materials per project material palette. See Sign Type 9 Exhibit.10. Sign Type 10 - Secondary Monument Sign One double faced multi-tenant sign with project ID, located per site plan. Sign design and materials per project material palette. See Sign Type 10 Exhibit11. Miscellaneous Signage In addition to University Square and tenant identification signage outlined herein, miscellaneous secondary signs, oriented to the interior of the project, shall be allowed as necessary to provide information, direction, and identification. These signs, which must be approved by the Landlord, include: · address signage · entrance signs · directional signs, both pedestrian and automobile-oriented · restaurant menu-boards · informational signs, such as identification for public restrooms · parking and traffic control signs ATTACHMENT 3 ARC1 - 16 SOUTHWESTCO. SIGNUNIVERSITY SQUARE6BUILDING 1 SIGNAGEBUILDING 1 SOUTH ELEVATIONSCALE 3/32” = 1’ 0”2'-0 "SIGNABLE AREASIGNABLE AREAMAX 80% LEASE WIDTH2' MAX HEIGHTBUILDING 1 TYPICAL TENANT ELEVATIONMINOR ALLOWABLE SIGN TYPES- TYPE 1 - REVERSE CHANNEL/LEDGE (SHOWN)- TYPE 2 - PLEX FACE CHANNEL/LEDGE - TYPE 3 - OPEN FACE CHANNEL/LEDGETENANT SIGNAGE ALLOWANCES:MAX AREA = NOT TO EXCEED 100 SFMAX WIDTH = 80% OF CANOPY WIDTHMAX HEIGHT = 24” TALL OVERALL HEIGHT (EXCLUSIVE OF HALO BACK)18'-4"10'-6"94'-0"106'-0”ALL DIMENSIONS V.I.F.ATTACHMENT 3 ARC1 - 17 SOUTHWESTCO. SIGNUNIVERSITY SQUAREBUILDING 2 SIGNAGE7BUILDING 2 SOUTH ELEVATIONSCALE 3/16” - 1’0”SIGNABLE AREASIGNABLE AREABUILDING 2 TYPICAL TENANT ELEVATION2'-0 " MAXLETTER HEIGHTMAX 80% LEASE WIDTHMINOR MAX AREA = NOT TO EXCEED 100 SFTYPE 4 - TYPE 5 - TYPE 6 - TENANT SIGNAGE ALLOWANCES:MAX WIDTH = 80% OF LEASE WIDTHMAX HEIGHT = 80% OF FASCIA HEIGHTALLOWABLE SIGN TYPES- REVERSE CHANNEL/WALL - PLEX FACE CHANNEL/WALL - OPEN FACED CHANNEL/WALL EQEQ0'-8"0'-8"0'-8"0'-8"52'-9 "16'-7"ALL DIMENSIONS V.I.F.ATTACHMENT 3 ARC1 - 18 SOUTHWESTCO. SIGNUNIVERSITY SQUARE8BUILDING 3 SIGNAGESIGNABLE AREASIGNABLE AREASIGNABLE AREASIGNABLE AREASIGNABLE AREASIGNABLE AREABUILDING 3 TYPICAL TENANT ELEVATIONMAX 80% CANOPY WIDTHEQEQ2' MAX HEIGHTMINOR TMAX AREA = NOT TO EXCEED 100 SFALLOWABLE SIGN TYPES- TYPE 1 - REVERSE CHANNEL/LEDGE - TYPE 2 - PLEX FACE CHANNEL/LEDGE (SHOWN)- TYPE 3 - OPEN FACE CHANNEL/LEDGEENANT SIGNAGE ALLOWANCES:MAX WIDTH = 80% OF CANOPY WIDTHMAX HEIGHT = 24” TALL OVERALL HEIGHT (EXCLUSIVE OF HALO BACK)ALL DIMENSIONS V.I.F.BUILDING 3 SOUTH ELEVATIONSCALE 3/32” = 1’ 0”28'-7"10'-9 "2'-0"23'-0 "23'-0 "23'-0 "18'-5 "18'-5 "18'-5 "ATTACHMENT 3 ARC1 - 19 SOUTHWESTCO. SIGNUNIVERSITY SQUARE9BUILDING 4 SIGNAGESIGNABLE AREASIGNABLE AREASIGNABLE AREASIGNABLE AREABUILDING 4 SOUTH ELEVATIONSCALE 1/16” = 1’ 0”BUILDING 4 TYPICAL TENANT ELEVATIONMAX 80% LEASE WIDTH1’2' MAX HEIGHT1’EQEQMINOR TENANT SIGNAGE ALLOWANCES:MAX WIDTH = 80% OF LEASE WIDTHMAX HEIGHT = 80% OF FASCIA HEIGHTMAX LETTER HEIGHT = 24” TALL ALLOWABLE SIGN TYPES- REVERSE CHANNEL/WALL - PLEX FACE CHANNEL/WALL - OPEN FACED CHANNEL/WALL MAX AREA = NOT TO EXCEED 100 SFARCHITECTURAL ACCENT LEDGE BELOW SIGN TO BE 24” LONGER THAN LENGTH OF TENANT COPYTYPE 4 - TYPE 5 - TYPE 6 - BUILDING 4 EAST ELEVATIONSCALE 1/16” = 1’ 0”3'-6"2'-10"56'-4 "8 "8 "9'-5"ALL DIMENSIONS V.I.F.69'-3"ATTACHMENT 3 ARC1 - 20 SOUTHWESTCO. SIGNUNIVERSITY SQUARE10BUILDING 6 MAJOR TENANT SIGNAGEBUILDING 6 NORTH ELEVATIONSCALE 3/32” = 1’0”SIGNABLE AREASIGNABLE AREASIGNABLE AREASIGNABLE AREAMAJOR TENANT SIGNAGE ALLOWANCES:MAX LETTER HEIGHT = 42”MAX WIDTH = 80% OF FASCIA WIDTHMAX HEIGHT = 80% OF FASCIA HEIGHTALLOWABLE SIGN TYPES- REVERSE CHANNEL/WALL - PLEX FACE CHANNEL/WALL - OPEN FACED CHANNEL/WALL BUILDING 6 SHALL BE ALLOWED THREE (3) SIGNS TO HIGHLIGHT AND IDENTIFY THE BUILDING'S THREE (3) PUBLIC ENTRIES. MAX AREA = NOT TO EXCEED 100 SFTYPE 4 - TYPE 5 - TYPE 6 - BUILDING 6 EAST ELEVATIONSCALE 3/32” = 1’0”BUILDING 6 SOUTH ELEVATIONSCALE 3/32” = 1’0”2'-0"2'-0"2'-0"2'-0"28'-5"27'-5"13'-1"ALL DIMENSIONS V.I.F.2'-0"SIGNABLE AREASIGNABLE AREA2'-0"2'-0"2'-0"32'-0"2'-0"2'-0"2'-0"32'-0"12'-7 "21'-7 "13'-1"ALL DIMENSIONS V.I.F.ATTACHMENT 3 ARC1 - 21 SOUTHWESTCO. SIGNUNIVERSITY SQUARE11BUILDING 8 MAJOR TENANT SIGNAGEBUILDING 8 WEST ELEVATIONSCALE 3/32” = 1’0”SIGNABLE AREASIGNABLE AREABUILDING 8EAST ELEVATIONSIGNABLE AREASIGNABLE AREA36'-0"4'-0 "MAJOR TENANT SIGNAGE ALLOWANCES:MAX WIDTH = 80% OF FASCIA WIDTH, OR AS DIMENSIONED ON EAST ELEVATIONMAX HEIGHT = 80% OF FASCIA HEIGHTALLOWABLE SIGN TYPES- REVERSE CHANNEL/WALL - PLEX FACE CHANNEL/WALL - OPEN FACED CHANNEL/WALL MAX LETTER HEIGHT = 42”MAX AREA = NOT TO EXCEED 100 SFTYPE 4 - TYPE 5 - TYPE 6 - IN ADDITION TO THE SIGN AT THE PUBLIC ENTRY FOR BUILDING 8, A SECOND SIGN SHALL BE ALLOWED ON THE EAST FAÇADE. WHILE THE EAST FACE IS NOT A PUBLIC ENTRY, IT IS THE ONLY VISIBLE FACE TO SANTA ROSA STREET/HIGHWAY 1 AND PROVIDES THE TENANT WITH “SUFFICIENT VISIBILITY FROM THE PUBLIC RIGHT-OF-WAY.” (SIGN REGULATIONS §15.40.420)9 "9 "9 "9 "51'-7"5'-3"22'-0"16'-0"1'-0 "10'-8"ALL DIMENSIONS V.I.F.ALL DIMENSIONS V.I.F.ATTACHMENT 3 ARC1 - 22 SOUTHWESTCO. SIGNUNIVERSITY SQUARE12BUILDING 9 SIGNAGEBUILDING 9 WEST ELEVATIONSCALE 1/16” = 1’0”SIGNABLE AREASIGNABLE AREASIGNABLE AREASIGNABLE AREABUILDING 9 SOUTH ELEVATIONSCALE 1/16” = 1’0”BUILDING 9 TYPICAL TENANT ELEVATIONMAX 80% LEASE WIDTHEQEQ2' MAX LETTERHEIGHTTENANT SIGNAGE ALLOWANCES:MAX WIDTH = 80% OF CANOPY WIDTHMAX HEIGHT - 24” TALL OVERALL HEIGHT (EXCLUSIVE OF HALO BACK)MAX AREA = NOT TO EXCEED 100 SFALLOWABLE SIGN TYPES- TYPE 1 - REVERSE CHANNEL/LEDGE (SHOWN)- TYPE 2 - PLEX FACE CHANNEL/LEDGE - TYPE 3 - OPEN FACE CHANNEL/LEDGE23'-3"2'-0"101'-8 "1’0”1’0”12'-3 "1’0”50'-6 "ATTACHMENT 3 ARC1 - 23 SOUTHWESTCO. SIGNUNIVERSITY SQUARE1.2.4.5.6.3.1. .125” Aluminum outline background 1.5” around copy perimeter, painted light color in Matthews Suede paint finish to reflect halo illumination.2. 2” Deep Aluminum Reverse Channel Letter3. 1/4” threaded rod supports with 2” spacers painted background color in Matthews Suede finish.4. Cool White LED Modules5. Clear Lexan back6. 14g Low Voltage cable7. Aluminum raceway with 12v transformers and disconnect switch. UL Listed. Attached to top of canopy with metal screws. Painted to match canopy.8. Incoming Dedicated Primary Circuit (By Others)2"7.MINOR TENANT SIGN TYPE 1REVERSE CHANNEL / LEDGESECTION DETAIL - UL LISTEDMINOR TENANT SIGN TYPE 2 PLEX FACED CHANNEL / LEDGESECTION DETAIL - UL LISTEDMINOR TENANT SIGN TYPE 3OPEN FACED CHANNEL / LEDGESECTION DETAIL 1.5"8.1.5"4 "3 "24" MAX1.2.4.6.3.7.8.4 "3 "24" MAX1. 4” deep aluminum channel letter, welded back, no fastners visible on back.2. Plexiglas face with 3/4” trim cap and screws painted to match returns. 3. Cool White LED Modules4. 1” x 2” rectangular tube supports, 1” tall, with thru bolt attachments, paint to match raceway and existing canopy.6. 14g Low Voltage cable7. Aluminum raceway with 12v transformers and disconnect switch. UL Listed. Attached to top of canopy with metal screws. Panted to match canopy.8. Incoming Dedicated Primary Circuit (By Others)1.2.4.6.3.7.8.3 "3 "24" MAX1. 3” deep aluminum open faced channel letter, welded back, no fasteners visible on back.2. Neon tube with double back electrodes. 3. Aluminum-base glass tube support welded to interior of letter4. 1” x 2” rectangular tube supports, 1” tall, with thru bolt attachments, paint to match raceway and existing canopy.5. UL Approved electrode insulator6. GTO cable in sleeve7. Aluminum raceway with electronic neon transformers and disconnect switch. Attached to top of canopy with metal screws. Panted to match canopy.8. Incoming Dedicated Primary Circuit (By Others)5.2"MINOR TENANT SIGNAGE SECTIONS13VARIESVARIESVARIESATTACHMENT 3 ARC1 - 24 SOUTHWESTCO. SIGNUNIVERSITY SQUAREMAJOR/MINOR SIGNAGE SECTIONS1.2.4.5.6.3.1. Remote Transformer With Disconnect Switch (Location TBD)2. Incoming Dedicated Primary Circuit (By Others)3. 14g Low Voltage cable4. Cool White LED Modules5. 2” Deep Aluminum Reverse Channel Letter with clear Lexan back 6. #10 Screws and shields with 1.5” spacers painted to match storefront (TYP 3 Per Letter)7. Existing storefront2"7.2"1.2.4.5.6.3.5"7.1/2"SIGN TYPE 4REVERSE CHANNEL / WALLSECTION DETAIL - UL LISTEDSIGN TYPE 5PLEX FACED CHANNEL / WALLSECTION DETAIL - UL LISTED1.2.4.5.6.3.7.SIGN TYPE 6OPEN FACED CHANNEL / WALL SECTION DETAIL 1. Remote Transformer With Disconnect Switch (Location TBD)2. Incoming Dedicated Primary Circuit (By Others)3. 14g Low Voltage cable4. Cool White LED Modules5. Plexiglas face with 3/4” trim cap and screws painted to match returns. 6. 5” Deep Aluminum Channel Letter 7. #10 Screws and shields with 1/2” spacers painted to match storefront (TYP 3 Per Letter) 8. Existing storefront1. Remote Transformer With Disconnect Switch (Location TBD)2. Incoming Dedicated Primary Circuit (By Others)3. GTO cable in flex conduit4. 3” Deep Aluminum Open Faced Channel Letter 5. Neon tube with double back electrodes. 6. Aluminum-base glass tube support7. #10 Screws and shields with 1” spacers painted to match storefront (TYP 3 Per Letter)8. UL Approved electrode insulator9. Existing storefront141/2"3"8.8.9.ATTACHMENT 3 ARC1 - 25 SOUTHWESTCO. SIGNUNIVERSITY SQUARE1'-0"1’-0 “4'-6 "1. Letters shall be 3M white vinyl mounted on window glass2. Letters shall be computer cut and spaced3. Max area is 12sf, Max height is 1” letters4. Copy may include store hours, store phone number, website or other tenant identification information, subject to Landlord approval1. Letters shall be 3M black vinyl2. Letters shall be computer cut and spaced applied to door surface3. Max area is 2sf4. Suite address and store name only1’-0 “4'-6 "2'-0"123454 "123454 "5 "6“SIGN TYPES 7 & 8 15SIGN TYPE 7STOREFRONT WINDOW GRAPHICSSIGN TYPE 8REAR DOOR GRAPHICSATTACHMENT 3 ARC1 - 26 SOUTHWESTCO. SIGNUNIVERSITY SQUAREPROJECT SIGN TYPES 9 & 1016UNIVERSITYSQUARESIGN TYPE 9SCALE 1/4” = 1’ 0”131. PROJECT ID - ALUMINUM CABINET WITH PUSH THRU PLEX LETTERINGAND COOL WHITE LED INTERNAL ILLUMINATION.2. TENANT CABINET - ALUMINUM CABINET WITH PUSH THRU PLEX LETTERINGAND COOL WHITE FLUORESCENT LAMP INTERNAL ILLUMINATION.3. PRECISION BLOCK SQUARES, SUBJECT TO ENGINEERING OF POLE 4. ARCHITECTURAL METAL ACCENT POLE AND LEDGE, PAINT FINISH TO MATCH PROJECT METAL CANOPIES.16'-0"1'-9 "7'-4 "TENANT NAMETENANT NAME4'-5"4'-0"7'-4 "18”3'-5 "TENANT NAMETENANT NAMETENANT NAMETENANT NAME234421'-5 " MAX LETTER HEIGHT/COPY AREA1'-3 " MAX LETTER HEIGHT/COPY AREASIGN TYPE 10SCALE 1/4” = 1’ 0”1'-6 "11'-6"18”ATTACHMENT 3 ARC1 - 27 SOUTHWESTCO. SIGNUNIVERSITY SQUARE17ARC ELEVATIONS1/32”1/32”1/32”ATTACHMENT 3 ARC1 - 28 SOUTHWESTCO. SIGNUNIVERSITY SQUARE181/32”1/32”1/32”1/32”ATTACHMENT 3 ARC1 - 29 SOUTHWESTCO. SIGNUNIVERSITY SQUARE191/32”1/32”1/32”1/32”ATTACHMENT 3 ARC1 - 30 SOUTHWESTCO. SIGNUNIVERSITY SQUARE201/32”1/32”1/32”1/32”ATTACHMENT 3 ARC1 - 31 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Conceptual review of a 116-unit extended stay hotel on vacant property located on Calle Joaquin paralleling US Highway 101. PROJECT ADDRESS: 1301 Calle Joaquin BY:Shawna Scott, Contract Planner FILE NUMBER: ARC-C 184-13 FROM:Pam Ricci, Senior Planner Phone Number: 781-7168 E-mail: pricci@slocity.org RECOMMENDATION:Continue the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. SITE DATA Applicant Intermountain Management, LLC Representative Victor Montgomery, RRM Design Group Zoning C-S (Service-Commercial) General Plan Services and Manufacturing Site Area ~2.84 acres Environmental Status Mitigated Negative Declaration prepared on June 19, 2014 and circulated for public review. SUMMARY The applicant has submitted plans (Attachment 2, reduced scale plans) for conceptual review of a proposed 116-unit extended stay hotel, to be located on Lot 3, at 1301 Calle Joaquin. Staff has conducted an analysis of the project plans (Section 3.0) including general recommendations on pertinent issues for the Architectural Review Commission (ARC) to discuss with the purpose of providing feedback to the applicant prior to revising plans and returning for final approval. 1.0 COMMISSION’S PURVIEW The project is a new development. The purpose of conceptual review before the ARC is to offer feedback to the applicant as to whether the project design is headed in the right direction before plans are revised and refined with the detail necessary for final review. The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG). Relevant excerpts from the CDG are included or referenced in the analysis where pertinent. Meeting Date: July 7, 2014 Item Number: 2 ARC2 - 1 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 2 2.0 PROJECT INFORMATION 2.1 Site Information/Setting Site Size 2.84 acres Present Use & Development Vacant Topography Generally level Access Calle Joaquin Surrounding Use/Zoning Northwest: C/OS-20 & C-S-PD; vacant, auto dealerships Northeast: CS [current] & C/OS-20; vacant Southwest: C-S [current] & C-S-S; vacant, auto dealership, motel, tire store Southeast: C/OS-20; Calle Joaquin, U.S. Highway 101, Bob Jones bike path (southeast of U.S. Highway 101) The project site is 2.84 acres and is located on the northwest side of Calle Joaquin, northwest of U.S. 101. The project site is currently vacant. The site had been annexed into the City, subdivided, and graded for future development, including floodwater/drainage channels along the northeast and southwest property lines. No trees are located on the project site, and vegetation is limited to disturbed groundcover. 2.2 Project Description The project would consist of a 56,975 square-foot, four-story extended-stay hotel containing 116 rooms, and the maximum height of the structure is proposed to be 50 feet including the roof-top mechanical enclosure (44 feet to the parapet). Amenities would include an outdoor swimming pool within a fenced enclosure, a barbeque patio, a meeting room, and complimentary continental breakfast. No conference or commercial cooking facilities are proposed. Occupancy is expected to range from 158-162 persons (including staff), and the parking area would support 130 spaces. Staffing would include 8-15 persons per shift. In addition to architectural review of development plans, the applicant is also processing a General Plan Amendment & Rezoning. Hotels are currently not an allowed use in the site’s current C-S zoning. The proposal is to rezone the site to either C-R (Retail-Commercial) or C-T (Tourist-Commercial) to accommodate the proposed development and offer a greater range of retail or tourist-related uses on adjacent undeveloped properties. 2.3 Project Statistics Final approval of the project is contingent on Planning Commission and City Council consideration and approval of a General Plan Amendment and Rezone of the project site from C- S to C-R or C-T; therefore, the Ordinance Standards identified below are for the C-R or C-T zoning designations. ARC2 - 2 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 3 Statistics Item Proposed 1 Ordinance Standard2 Street Yard 81 feet, 6 inches 10 feet (C-T); 0 feet (C-R) Max. Height of Structure(s) 50 feet max (roof-top mechanical enclosure); 44 feet to parapet. 45 feet Building Coverage (footprint) 13% (building footprint) 100% (C-R); 75% (C-T) Parking Spaces 130 116 Landscaping Lot perimeter, parking area, near structure Municipal Code Section 17.87 (Water-efficient landscape standards, 12.38.090 (landscaped parking areas), Grading Site previously graded (nearly level), drainage swales previously constructed; additional site preparation and grading to construct project Refer to Municipal Code 15.04.040 and 16.20.040 (grading permit required) Notes: 1. Applicant’s project plans submitted February 3, 2014 and June 11, 2014 2. City Zoning Regulations 3.0 PROJECT ANALYSIS In terms of its intended use as a hotel and the context of its setting, staff has generally found that the proposed building could be a quality and attractive addition to the area. The staff report offers suggestions regarding materials, lighting, and landscaping that will further improve and refine the overall project design. Specific guidelines are cited throughout the discussion of this report as appropriate to reinforce how the project complies with Chapter 3.1, Commercial Project Design Guidelines, of the Community Design Guidelines (Attachment 3). Los Osos Valley Road and Highway 101 are nearby roadways that are designated in the Conservation and Open Space (COE) Element (Figure 11) as having view corridors of “High Scenic Value.” Policy 9.2.1 of the COE and Policy 15.0.1 of the Circulation Element mandate that new development projects not wall off scenic roadways and block views and that the ARC in reviewing the specifics of development take into consideration the protection of view corridors. As discussed below, the new building complies with property development standards (with the exception of the 45 foot height limit) and is not of a scale that would be considered to significantly block views of Irish Hills or Cerro San Luis as seen from U.S. Highway 101 or Los Osos Valley Road. 3.1 Site Plan: The applicant’s proposed plans include a conceptual site plan, which identifies the building footprint, building elevations and sections, proposed exterior colors, hotel amenities (swimming pool and barbeque patio), parking area, general landscaping, stormwater easements, access, and trash/recycling enclosures. Parking areas are located along the southwest and ARC2 - 3 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 4 northwest property lines, and include landscape screening. Details regarding exterior lighting and the location and method of screening for backflow prevention devices are not provided at this conceptual stage. Staff’s Analysis:More information needs to accompany future project plans to show how common outdoor use areas such as the pool and patio on the north side are protected from noise and prevailing winds. 3.2 Building Design: Architectural Style The proposed building has stucco walls in varying muted colors (taupes, tans, and off-white) with stone veneer, and red/brown roofing. Its building detailing includes elements from various architectural styles (i.e., Art Deco window style, Spanish Juliette-style balconies, & Prairie sloping roofs). Existing structures in the vicinity include an eclectic variety of architectural styles including highway-oriented service uses, car dealerships, American Tire store in Spanish architectural style, and commercial development of various vintages. Hotel developments in the area include Motel 6, Hampton Inn and Suites, Rose Garden Inn, and Marriot Courtyard. An Embassy Suites is located approximately 0.6 mile to the northeast. The design of these hotels is generally consistent with the trademark design for these hotel brands. Figure 1 –Conceptual Design (Perspective View Looking Northwest) Staff’s Analysis:General architectural design guidelines identified in the CDG (Part B.3 of Section 3.1) for commercial projects notes that “compatibility of new projects with the existing built environment should be a priority” and that “canned” or “trademark” franchise design may not be acceptable. In this same vein, Section 1.4 of the CDG, Goals for Design Quality and Character, state that all development should be designed to “Keep San Luis Obispo architecturally distinctive; don’t let it become “anywhere USA”.Regarding neighborhood compatibility, the CDG states that it is “important for each site to both maintain its own identity and be complementary to its surroundings”. ARC2 - 4 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 5 Figure 2 –Original Submittal (South Elevation) The applicant with the current submittal (Figure 1 on previous page) has attempted to create a design more tailored for San Luis Obispo. The original submittal (Figure 2 above) was more of a trademarked Craftsman design that looks like many other hotels along highways in various communities. The project style incorporates natural-appearing exterior features including stucco and stone that incorporate the colors of the surrounding landscape, and pitched roofing. The design of the hotel varies from, but is not incompatible with, the nearby car dealership, Motel 6, and American Tire store. The proposed project includes roof-top mechanical enclosures reaching 50 feet in elevation. Due to the visual sensitivity of the corridor, Staff requests the ARC’s consideration of the following recommendations: Comply with maximum building height standard of 45 feet above grade. Provide a consistent and cohesive architectural style. Use quality architectural materials and detailing which are authentic to the selected style. Show the depth and materials of veneers, architectural features, and details on wall planes. Massing & Relief The project has an extended rectangular form, but includes wall offsets along all elevations, and covered entryways. Architectural details, including use of muted colors and stone, are consistently provided on all sides of the building. The structure includes flat roofing along all elevations, and framed mechanical enclosures along sections of the rooftop, which provide variation in roof shape and angles. The front entry includes a canopy over the entryway. Staff’s Analysis:The project is consistent with Part B.3. of Section 3.1 (CDG) that promotes four-sided building architecture and “a consistent use of colors, materials, and detailing throughout all elevations of the building”, the use of wall offsets to provide wall articulation, and visual articulation over key building elements and structural features. However, the current building exceeds the City’s height requirement of 45 feet with some roof ARC2 - 5 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 6 elements extending to 50 feet. Given the site’s visual sensitivity along a scenic highway corridor, this height, especially considering surrounding development, could be visually imposing. Incorporate measures to reduce the overall mass of the structure, such as stepping (especially the wall facing the highway), variation in roof heights, and clarified depth and dimensions. Add step massing to the entry feature to herald it more. Consider the idea of creating a porte cochere (covered passageway). Look at possibly dividing the building space into separate structures. Colors & Materials The applicant’s proposed color palette includes muted taupes, tans, and off-white, generally consistent with the surrounding landscape and hillsides. Roofing is flat, with mounted red/brown, metal frame enclosures, and the stone veneer includes greys and browns. Wall signage is red and blue, and is located once on each elevation (four total). Windows are flush with the building face, have aluminum frames, and are not darkened. Due to exposure to noise generated on U.S. Highway 101, noise attenuation consisting of a solid wall is identified within the swimming pool and barbeque patio areas. Recommendations are provided below, consistent with CDG Chapter 6. Staff’s Analysis:The project is consistent with Part B.3 of Section 3.1 regarding use of building materials, including artificial veneers and muted tones and accent colors. Staff has the following recommendations for ARC consideration regarding colors, materials & other details to further facilitate consistency with the CDG: Incorporate quality, authentic materials that complement the granite or serpentine rock present in the background landscape. Provide additional landscape screening near noise attenuation barriers. Provide a colors and materials board with actual samples reflecting the direction by the Architectural Review Commission. Signage The Sign Regulations (2004) allow all sign types in the C-R and C-T zones. In the C-R zone, four signs are allowed per tenant space, and in the C-T zone, two signs are allowed per tenant space; in both zones, the maximum total area of signage is 200 square feet. The applicant is currently requesting four signs that are a total of approximately 400 square feet (wall signs on the upper north and south elevations are above the public entries). Staff Analysis: As proposed, the project is consistent with wall sign standards that limit the size to 100 square feet, and would not exceed 15 percent of the building face. Illumination has not ARC2 - 6 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 7 yet been identified by the applicant. The signs on the east and west elevations are not located on a building face that has a public entrance; however, exceptions may be considered in this case because the signage identifies the business as seen from the public right-of-way (refer to Sign Standards Section 15.40.420). In addition, the signs are located near the top of the structure, below the roof, which is inconsistent with standards limiting sign height to 25 feet above grade, and above the highest point of the second story of the building. Exceptions to these standards may be considered by the ARC, where the purpose and intent of the sign standards is maintained and where the orientation of the public entrance of the building is such that the sign would not have sufficient visibility from the public right-of-way (U.S. Highway 101 and Calle Joaquin) to provide for adequate identification of the proposed hotel (Sign Standards Section 15.40.420). 3.3 Other Site Improvements: a. Lighting: The applicant has not provided a lighting plan. Information will be required with plans returning to the ARC on how parking pole lights and building wal lights are consistent with the City’s Night Sky Preservation Ordinance. b. Landscaping: The applicant’s preliminary landscape plan includes a three- dimensional palette of trees, shrubs, and groundcover within the street yard, along all property boundaries (excluding the access driveway approach), within the parking area, and adjacent to the structure, pool and barbeque patio. The landscaping plan should incorporate predominantly native, drought-tolerant species commonly seen in landscapes within the city, and consistent with previous ARC approval for landscaping at the site and within the Calle Joaquin/U.S. 101 frontage. c. Trash and Storage Areas:Preliminary plans show a trash/recycling enclosure in the northern corner of the site, which would be shielded from views on Calle Joaquin and U.S. 101. d. Drainage:Past grading conducted onsite consisted of balanced cut and fill, which raised the minimum building floor elevation by one foot above the FEMA 100-year flood elevation, and created drainage swales between Lots 1, 2, 3, and 4, and created onsite stormwater storage of 66,140 cubic yards (cy). Two of these swales are located along the southwestern and northeastern property boundaries of the site. The onsite storage for all four lots would result in no net change to 100-year floodplain storage onsite. e. Grading:The project site was previously graded, and additional site preparation and grading over the 2.84 acres would be required for building construction, paving, and installation of landscaping. f. Delivery Loading Spaces:The project does not currently include delivery loading spaces. Based on the nature of the project as a hotel, it is assumed that any delivery trucks would be accommodated within the parking/paved area. ARC2 - 7 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 8 4.0 ENVIRONMENTAL REVIEW The Public Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the project includes an assessment of a General Plan Amendment and Rezone, and development of the proposed hotel. Mitigation measures are identified for aesthetics, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, noise, and transportation and traffic. The IS/MND will be considered by the Planning Commission and City Council during review of the General Plan Amendment and Rezone. The IS/MND would be adopted at the time the General Plan Amendment and Rezone are approved, and prior to ARC final review of the proposed project. 5.0 RECOMMENDATION Continue the project to a date uncertain, and revise proposed plans based on direction provided by the ARC regarding the following pertinent issues: 1. Site Plan a. Provide more information in future project plans to show how common outdoor use areas such as the pool and patio on the north side are protected from noise and prevailing winds. 2. Architectural style a. Incorporate measures to reduce the overall mass of the structure, such as stepping (especially the wall facing the highway), variation in roof heights, and clarified depth and dimensions. b. Add step massing to the entry feature to herald it more. Consider the idea of creating a porte cochere (covered passageway). c. Look at possibly dividing the building space into separate structures. 3. Structural height and massing a. Incorporate quality, authentic materials that complement the granite or serpentine rock present in the background landscape. b. Provide additional landscape screening near noise attenuation barriers. c. Provide a revised colors and materials board reflecting the direction by the Architectural Review Commission. 4. Exterior colors and materials a. Incorporate quality, authentic materials that complement the granite or serpentine rock present in the background landscape. b. Provide additional landscape screening near noise attenuation barriers. c. Provide a colors and materials board with actual samples reflecting the direction by the Architectural Review Commission. ARC2 - 8 C-ARC 184-13 1301 Calle Joaquin (Towneplace Suites July 7, 2014) Page 9 6.0 ATTACHMENTS 1. Vicinity (Land Use) map 2. Reduced-scale project plans 3. Chapter 3.1 of the Community Design Guidelines ARC2 - 9 C-S C-R C/OS-20 C/OS-20 C-S-PD C-S-S PF-S R-2-S R-1 C-T R-1 PF C/OS-20 C/OS-10 R-1 R-1 CALLE JOAQUINLOS OSOS VALLEYCREEKSIDEAUTO P A R K VICINITY MAP File No. 184-13 1301 Calle Joaquin ¯ Attachment 1 ARC2 - 10 AMYHRE GROUP ARCHITECTSTownPlace Suites - San Luis Obispo, CA©Myhre Group Architects, Inc. These drawings are the property of Myhre Group Architects and are not to be reproduced in any manner except with the prior wriƩen approval of Myhre Group Architects. 620 SW 5th Avenue, Suite 500 Portland, Oregon 97204 503.236.6000 www.myhregroup.comInterMountain Management1210501NTSJune 13, 2014VIEW LOOKING NORTHWESTVIEW LOOKING NORTHEASTAttachment 2 ARC2 - 11 AMYHRE GROUP ARCHITECTSTownPlace Suites - San Luis Obispo, CA©Myhre Group Architects, Inc. These drawings are the property of Myhre Group Architects and are not to be reproduced in any manner except with the prior wriƩen approval of Myhre Group Architects. 620 SW 5th Avenue, Suite 500 Portland, Oregon 97204 503.236.6000 www.myhregroup.comInterMountain Management12105023/32” = 1’-0”June 13, 2014Attachment 2 ARC2 - 12 AMYHRE GROUP ARCHITECTSTownPlace Suites - San Luis Obispo, CA©Myhre Group Architects, Inc. These drawings are the property of Myhre Group Architects and are not to be reproduced in any manner except with the prior wriƩen approval of Myhre Group Architects. 620 SW 5th Avenue, Suite 500 Portland, Oregon 97204 503.236.6000 www.myhregroup.comInterMountain Management12105033/32” = 1’-0”June 13, 2014SOUTH (FRONT) ELEVATIONNORTH (BACK) ELEVATIONEAST (FRONT) ELEVATIONWEST (REAR) ELEVATION± 50’-0”T.O. ROOF± 44’-0”T.O. PARAPET± 42’-0”T.O. PARAPET± 8’-0”T.O. WALL± 48’-8”T.O. ROOF± 44’-0”T.O. PARAPET± 30’-6”T.O. PARAPETSTUCCO FINISHMETAL PARAPET CAP± 45’-0”T.O. PARAPET± 50’-0”T.O. ROOFFRAMED MECH. ENCLOSUREBRAND SIGNAGEMETAL RAIL. PAINT TO MATCH WINDOW FRAMESTUCCO FINISHFRAMED MECH. ENCLOSUREALUMINUM FRAMED WINDOWSTAIRWELL ACCESS DOORSTONE VENEER W/ STONE CAP TRIMWOOD OR COMPOSITE TRELLISPORTE COCHEREAttachment 2 ARC2 - 13 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 14 Chapter 3 - Commercial and Industrial Project Design The commercial areas outside of the Downtown, and the City’s manufacturing/industrial areas present special urban design challenges. The present character of these areas reflects both the architectural styles of non- residential, automobile-oriented development that were predominant when most of the structures in each area were built, and various modernization and renovation efforts thereafter. This Chapter provides guidelines for new and renovated commercial and industrial structures outside of the Downtown. 3.1 - Commercial Project Design Guidelines The following design guidelines apply to all commercial projects. See also the General Design Principles in Chapter 2, Section 3.2 for guidelines that apply to large-scale retail projects, Chapter 6 for guidelines on site planning and other design details (for example, vehicle and bicycle parking, signs), and the Airport Area Specific Plan for design guidelines addressing that particular part of the community. A. Overall design objectives for commercial projects. The design of each project should work toward achieving the following objectives. 1. Consider San Luis Obispo’s small town scale and demonstrate sensitivity to the design context of the surrounding area. 2. Avoid “boxy” structures with large, flat wall planes by articulating building forms and elevations to create interesting rooflines, building shapes, and patterns of shade and shadow. See Figure 3-1. 3. Preserve the design integrity of architecturally or historically significant structures and neighborhoods adjacent to the commercial area. 4. Provide landscaping as a project amenity, and to help screen parking, equipment and storage areas. 5. Provide logical and safe access to the site, and design parking and internal circulation areas to avoid awkward or cramped turning movements. In general, on-site access driveways should be located away from street intersections to minimize conflicts with turning movements from traffic on adjacent streets. 6. Consider the need for signs and their appropriate scale and locations early in the design process, so that they are not an afterthought. 7. Locate outdoor equipment, trash receptacles, storage, and loading areas in the least conspicuous part of the site. Figure 3-1 – Articulate building forms Attachment 3 ARC2 - 14 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 15 B. General architectural design guidelines. 1. Architectural style. No particular architectural style or design theme is required in the City nor can San Luis Obispo be defined by any particular architectural style. A wide range of architectural characteristics adds to the City’s overall image. While variety in design is generally encouraged, the compatibility of new projects with the existing built environment should be a priority. The goal is to preserve not only the historic flavor of the community but, equally important, its scale and ambience. “Canned” or “trademark” building designs used by franchised businesses in other cities may not be acceptable in San Luis Obispo, as they can collectively have the effect of making the commercial areas of the City look like anywhere in California. 2. Neighborhood compatibility. In designing a building, it is important to analyze the areas surrounding the building site to find elements of compatibility that can be used in a new design. Simply duplicating the character of surrounding buildings, however, should not be a design goal. It is important for each site to both maintain its own identity and be complementary to its surroundings. Thus, a new building can be unique and interesting and still show respect for and compatibility with the architectural styles and scale of other buildings in its vicinity. Design factors that contribute to neighborhood compatibility include: a. Appropriate design theme; b. Proportional building scale/size; c. Appropriate building setbacks and massing; and d. Appropriate colors, textures, and building materials. 3. Design consistency. Designs should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment. Each building should look like the same building from all sides. Figure 3-2 – Compatible building massing and articulation is more important than architectural style Attachment 3 ARC2 - 15 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 16 4. Form and mass. A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. See Figure 3-3. 5. Rooflines. Roof design contributes strongly to the image of a structure as having quality and permanence. a. A structure with a pitched roof, or pitched roofs over key building elements can sometimes project a more small town image and reinforce the pedestrian orientation that is prominent in many parts of San Luis Obispo. Structures with flat roofs and parapets can be appropriate with special attention to the wall-to-parapet juncture, and to cornice details. b. Pitched roofs may be gable, hip, or shed-style, but should either be full pitched or should appear so from the street. Any flat portions (i.e., equipment wells) should be relatively small and not visible from streets or other public areas. On larger structures, pitched roofs should be multi-planed to avoid large, monotonous expanses. c. Flat roofs are appropriate for larger commercial structures when it is determined that a project's overall design is amenable to flat roofs and is otherwise consistent with the objectives of these guidelines. When flat roofs are used, there should be a continuous screening parapet topped with coping, or a cornice. Mansards should be used only to the extent that they maintain the same roof pitch as surrounding structures and are both high and deep enough to create the illusion of being a true roof. Steeply-pitched mansard roofs are discouraged. 6. Equipment screening. See Section 6.1.D (Mechanical equipment), page 65. Attachment 3 ARC2 - 16 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 17 7. Parapets. Parapet walls should be treated as an integral part of the building design, with architectural detailing consistent with the rest of the facade, and should not appear as unrelated elements intended only to screen the roof behind them. See Figure 3-4. 8. Entries. Building entries should be important and obvious elements in the design of a facade. a. Each entry should be protected from the elements and should create an architectural focal point for the building. b. Wall recesses, roof overhangs, canopies, arches, columns, signs, and similar architectural features should be integral elements of the building’s entry design, and used to call attention to its importance. 9. Additions to existing structures. The design of a proposed addition should follow the same general scale, proportion, massing, and detailing of the original structure, and not be in stark contrast to the original structure. Incorporating the main characteristics of the existing structure may include: the extension of architectural lines from the existing structure to the addition; repetition of bay, window, and entrance spacing and cornice details; roof design and ground- level details; use of the same or complementary colors and materials; and the inclusion of similar architectural details (such as window/door trim, lighting fixtures, tile/brick decoration). 10. Building materials. Building materials shall be carefully chosen to enhance the consistency of the architectural theme and design. a. Materials should be used honestly. Artificial or decorative facade treatments, where one or more unrelated materials appear "stuck- on" to a building (such as artificial columns or posts), should be avoided. While authentic materials such as brick, stone, and wood are preferred, artificial products that effectively imitate real materials may be appropriate in limited situations. If artificial stone-like materials are used, they should look like local natural materials (for example, river rock, serpentine stone, etc.). See Figure 3-5. b. Exterior finish materials should be chosen and applied so that they do not appear “thin” and otherwise artificial, as in the case of “brick” veneer applied to a single building face Figure 3-4 – Parapet detail Figure 3-5 – Quality materials, awnings Attachment 3 ARC2 - 17 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 18 so that it is obviously only 3-inch thick when viewed from the side. Veneers should turn corners, avoiding exposed edges. c. The use of fabric awnings is encouraged and should follow the guidelines for the Downtown in Section 4.2.D.5, beginning on page 50. See Figure 3-5. d. Downspouts and drain pipes should preferably be placed within building walls. If they must be placed on a building exterior, they shall be integrated with the architectural design, colors, and finish materials of the building. 11. Windows. Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space. 12. Colors. The exterior colors of a building are as important as the materials in determining how people think about the building and its surroundings. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. a. The use of muted tones for the structure's base color is recommended. Color should not be used as an attention getting device. b. Accent colors should be used thoughtfully and complement the base color or a variation of its hue, either weaker or stronger. c. The transition between base and accent colors should relate to changes in building materials or the change of building surface planes. Colors should generally not meet or change without some physical change or definition to the surface plane. 13. Signs. Every structure should be designed with specific consideration for adequate signing, including provisions for sign placement, sign scale in relation to building scale, and readability. The colors, placement, and materials of all signs should be integrated with the architecture and facade details of the structure. C. Site planning. Project site planning should comply with the following guidelines. 1. Consider neighboring development. Each development proposal should demonstrate consideration for the existing conditions on and off the site including the following: a. The uses on, and site layout of neighboring properties; b. The architectural style, and the shape and massing of neighboring structures. c. Existing natural features (i.e., mature trees, landforms, etc); d. Opportunities to preserve or enhance views of the hills; e. Privacy and solar access of the site and neighboring properties; f. Opportunities for new projects to provide physical links to adjacent development using sidewalks, and shared access drives and parking, whenever possible; and Attachment 3 ARC2 - 18 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 19 g. Opportunities for new projects to provide visual links to adjacent development in the form of similar landscaping, trees, etc., in addition to contextual architectural design as noted in b. above. 2. Building and parking location. Buildings should generally be oriented parallel to streets and should be placed as close to the street as required setbacks and consistent building placement permit. See Figure 3-6. a. Buildings may be angled to create interesting juxtapositions if there is a clear and desirable design goal to be achieved. However, the definition of the street edge is an important role for buildings and should be considered in project design. Variations from this guideline may occur for wider setbacks from the street if a pedestrian oriented use or activity area is proposed (for example, outdoor dining or a rest area) or to maintain continuity with landscaped areas on adjacent properties. b. The orientation of buildings should respond to the pedestrian or vehicular nature of the street. Buildings with high pedestrian use should face and be directly accessible from the sidewalk. Buildings in parts of the City that are more suburban and auto-oriented in character should not face large parking lots located between the building and the street, but should instead face major on-site open space and streetscape elements provided for pedestrian use. In the case of new commercial structures located on major arterials, it may also be appropriate to provide landscaped setbacks between buildings and streets. c. The City strongly encourages shared parking arrangements. Parking areas on adjoining parcels should be connected to allow continuous vehicle, bicycle, and pedestrian access. Pedestrian linkages between parcels should be located separately from vehicle connections where possible and, in all cases, clearly differentiated from vehicle ways. Figure 3-6 – Buildings located at back of sidewalk Attachment 3 ARC2 - 19 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 20 d. Scenic views and natural features around the site, and a site's location on a scenic route (see the Circulation and Open Space Elements of the General Plan) should be considered early in project design. For instance, the placement of buildings against the backdrop of the hills should not obscure views by being oversized, extremely tall, or use materials or colors to draw attention away from the natural environment. e. Larger commercial projects and shopping centers should be designed to locate a minimum of 30 percent of the total building frontage (including pad buildings) at the front setback line, with direct pedestrian access to the buildings from the sidewalk. Locating buildings near the front of the property, together with substantial landscaping, strengthens the overall streetscape, and helps screen off-street parking areas. f. Corner buildings should have a strong tie to the setback lines of each street. The primary mass of the building should not be placed at an angle to the corner. This does not preclude angled building corners, or an open plaza at a corner. See Figure 3-7. Figure 3-7 – Corner buildings – Placement of primary mass Attachment 3 ARC2 - 20 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 21 g. Multiple buildings in a single project should be designed to create a visual and functional relationship with one another. Whenever possible, multiple buildings should be clustered to achieve a "village" scale. (See Figure 3-8.) This creates opportunities for plazas and pedestrian areas while preventing long rows of buildings. When clustering is impractical, a visual link should be established between buildings. This link can be accomplished through the use of an arcade system, trellis, colonnade, landscaping and trees, or enhanced paving. h. The location of open space areas should be accessible from the majority of structures, and should be oriented to take advantage of sun or shade, and offer wind protection, as appropriate. i. The visual impact of parking lots should be minimized by locating these facilities to a portion of the site least visible from the street and by providing adequate screening and parking lot landscaping. j. Projects should connect the on-site pedestrian circulation system to the off-site public sidewalk at least once in each 200 linear feet of sidewalk adjacent to project. k. Parking areas should be connected to building entrances by means of enhanced (patterned or stamped) paving. l. Handicapped access should be provided into the property from the nearest point of public transit. m. Loading facilities should not be located at the front of buildings where they will interfere with customer and employee traffic and be difficult to adequately screen. These facilities are usually more appropriate at the rear of buildings; however, loading areas should not look like an afterthought. They should be screened from street and off-site views to the maximum extent feasible, and shall be architecturally integrated with the design of the building. Figure 3-8 – Cluster buildings to achieve a “village scale” Attachment 3 ARC2 - 21 San Luis Obispo Community Design Guidelines 3.1 – Commercial Project Design Guidelines Chapter 3 – Commercial & Industrial Project Design June 2010 22 Special attention must be given when designing loading facilities in a rear location adjacent to residential uses. Techniques such as block walls, enhanced building setbacks with landscaping, and careful attention to the location and shielding of lighting can help minimize adverse impacts to residents. It is sometimes preferable to require that tenant spaces within a commercial project receive and ship products through the “front door,” rather than subject adjacent residential uses to the noise and night time glare associated with actual loading facilities. 3. Landscaping. Landscaped areas should be planned as an integral part of the overall project and not simply located in "left over" areas of the site. a. Landscaping should be used to help define outdoor spaces, soften a structure's appearance, and to screen parking, loading, storage, and equipment areas. b. The use of on-site pedestrian amenities (such as benches, shelters, drinking fountains, lighting, and trash receptacles) is encouraged. These elements should be provided in conjunction with on-site open spaces and be integrated into the site plan as primary features. c. Trees shall be used in parking lots to help visually break up large expanses of paving and to provide some shading. Some trees within parking areas should be deciduous, to provide pavement surface shading during the warmer months, and to allow for solar gain during the winter. Tree species should be selected with rooting and canopy patterns to fit the spaces provided them. In general, species with messy fruits, pods, and seeds that will drop on the surfaces below are not good choices. 4. On-site lighting. See Section 6.1.C (Site Planning and Other Design Criteria - Lighting), page 64. 5. Screening. Screening can protect and separate uses and site functions to decrease adverse noise, wind, or visual impacts and to provide privacy. The need for screening should be considered early in the design process so that screening elements (such as fences and walls, berms, and landscaping) can be effectively integrated into the overall project design and not added later as an afterthought. a. The method of screening should be compatible with the adjacent structure in terms of overall design, materials, and color. b. Where screening is required at the ground level, a combination of elements should be considered including solid masonry walls, berms, and landscaping. c. Walls and fences used for screening should comply with the design guidelines in Chapter 6 for walls and fences (page 63). 6. Refuse, storage, and equipment areas. See Sections 6.1.D (Mechanical Equipment), 6.1.F (Trash/recycling enclosures and service areas), and 6.1.F (Utilities), beginning on page 63. Attachment 3 ARC2 - 22 DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 16, 2014 ROLL CALL: Present:Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, and Vice-Chair Greg Wynn Absent:Chairperson Michelle McCovey-Good and Commissioner Allen Root Staff:Senior Planner Pam Ricci, Parks and Recreation Manager Melissa Mudgett, Assistant Planner Walter Oetzell, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented. MINUTES:The minutes of June 2, 2014, were approved as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1.976 Leff Street.ARCPA 61-14; Review of a Public Art mural on the wall of Kyle Roofing Company’s Warehouse Building on the border of Old Town and Railroad Historic Districts; R-3-H zone; City of San Luis Obispo – Parks and Recreation Dept., applicant. (Melissa Mudgett) Parks and Recreation Manager Mudgett presented the staff report, recommending adoption of the Draft Resolution, which finds that the public art mural proposed for the Kyle Roofing Company Warehouse building at 976 Leff Street meets the City’s Guidelines for Public Art, based on findings, and subject to conditions, and recommending approval. PUBLIC COMMENTS: Bo Pierce, SLO, stated that he lives across the street from 976 Leff Street and supports the mural and lighting for the mural. Artist Neil Breton, SLO, stated that the building owner plans to replace the metal roll up door before the mural is started. He noted that the door is not used, that he requested the flattest possible surface for the new door, and that the Attachment 3 color image of the mural is very close to the actual colors that will be used. There were no further comments made from the public. Draft ARC Minutes June 16, 2014 Page 2 COMMISSION COMMENTS: Commr. Curtis stated that the mural will be a great benefit to the neighborhood. He commended the artists and the building owner. He noted that he thinks the mural is better without any lighting but supports neighborhood notification and input about the potential addition of lighting. He supported the Draft Resolution as presented. Commr. Wynn agreed with Commr. Curtis and stated that he would like the intricate details of the railroad station to be replicated in the center panel. He suggested that the artists collaborate with Pierre Rademaker on the lettering. There were no further comments made from the Commission. On motion by Commr. Ehdaie, seconded by Commr. Nemcik, to approve the Draft Resolution, which finds that the public art mural proposed for the Kyle Roofing Company Warehouse building at 976 Leff Street meets the City’s Guidelines for Public Art, based on findings, and subject to conditions. AYES:Commrs. Ehdaie, Nemcik, Andreen, Curtis, and Wynn NOES:None RECUSED:None ABSENT:Commrs. McCovey-Good and Root The motion passed on a 5:0 vote. 2.1335 Johnson Avenue.ARCMI 175-13; Continued review of addition of three bedrooms on the second floor of an existing studio residence including a creek setback exception allowing construction within an existing building footprint on a developed site; O-S zone; Joshua Jeschien, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the Draft Resolution, approving the second-floor addition to an existing residence, along with a creek setback exception, based on findings, and subject to conditions. Commr. Curtis recused himself because he owns property within 500 feet of this project. PUBLIC COMMENTS: Joel Snyder, Caron Architects, stated he understood what the ARC wanted so he designed a structure that reduced the impact on the creek with a simpler, more useable plan that fits in well with the neighborhood. Dan Ferreira, project contractor, stated that with this new design there will not be a need to work inside the creek setback. There were no further comments from the public. Draft ARC Minutes June 16, 2014 Page 3 COMMISSION COMMENTS: Commr. Ehdaie stated that she thinks this is now a very nice project that minimizes encroachment into the creek setback. Commr. Wynn asked Mr. Snyder if he had considered making the entry porch roof less wide to eliminate the small triangle of siding on each side. Mr. Snyder responded that he had considered that but moving the support pillars in made the building look taller and narrower. Commr. Wynn stated that this design is much better and results in a substantially higher quality project that he can support but he wants Condition 3 left in. Commrs. Ehdaie and Andreen agreed with Commr. Wynn. There were no further comments made from the Commission. On a motion byVice Chair Wynn, seconded by Commr. Ehdaie, approving the Draft Resolution, approving the second-floor addition to an existing residence, along with a creek setback exception, based on findings, and subject to conditions. AYES:Commrs. Andreen, Ehdaie, Nemcik, and Wynn NOES:None RECUSED:Commr. Curtis ABSENT:Commrs. McCovey-Good and Root The motion passed on a 4:0 vote. COMMENT AND DISCUSSION: 3.Staff: a. Agenda Forecast by Senior Planner Ricci 1) July 7, 2014: x Conceptual review of a project at the corner of Marsh and Nipomo (Foster’s Freeze) that had prior approval but did not get built; current owner has acquired the lot to the south so the design has been modified. x University Square signs. x 849 Mill Street, corner of Mill and Chorro, coming back for another read. x Conceptual review of a proposed rezoning for a hotel on a property just past Alfano Motors on Monterey Street. 2) July 21, 2014: x Possible: Pacific Courtyards at Osos and Pacific, a redevelopment project with a proposed zoning flip for residential and office uses; going to the CHC next Monday night. Draft ARC Minutes June 16, 2014 Page 4 x Two new industrial buildings on Suburban Road, one a brewery with tasting room. x Marigold Center modifications to the monument signs. x Community Development Deputy Director Murry will ask for input on the LUCE Draft EIR. 3) August 4, 2014: x New Housing Authority 20-unit affordable project on Humbert Avenue. x Proposed new facility for Digital West on Tank Farm Road just past the mobile home park near the intersection with Broad Street. 4.Commission: a. Commr. Andreen, new ARC representative on the Tree Committee, noted that the Committee has concerns about tree protection during construction. Commr. Wynn responded that the ARC includes tree protection conditions with their review of projects. Senior Planner Ricci added that the ARC looks at grading changes, especially around trees that are more sensitive such as oaks; and at different foundation designs, porous paving, etc. Council Member John Ashbaugh stated that the Council just voted to retain the tree next to Foster’s Freeze as suggested by the Tree Committee. b. Vice chair Wynn asked about the current signage trend in which a building or project name becomes as important as the names of businesses. He wanted to know how this fits in with the sign ordinance. Senior Planner Ricci responded that the Sign Regulations does not differentiate on what copy is selected for different types of signs such as a project name versus a main tenant. She noted that some project names become commonly used, such as the Marigold Center and The Creamery, and that having monument signage with a single project name might be preferred to having 5-10 sign faces with a listing of the tenants. c. Commr. Andreen stated that she is concerned with the sequence of how projects are approved and referred to her concern about the tree at Fire Station 1 that may be removed as part of the World Trade Center Memorial. Senior Planner Ricci stated that she would do some research and update the ARC about the status of the tree. ADJOURNMENT:The meeting adjourned at 6:25 p.m. Respectfully submitted by, Diane Clement Recording Secretary