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HomeMy WebLinkAboutSueldo - Compliance MatrixCROCKERS LOCKERS SELF-STORAGE ARCH-0129-2024 / SBDV-0130-2024 / 3745 SUELDO STREET / APN 053-251-083 & 084 AIRPORT AREA SPECIFIC PLAN - DESIGN GUIDELINES CONSISTENCY MATRIX TABLE 4 - Aiport Area Specific Plan Development Standards STANDARD Minimum Yards (Set-backs) North (Setback from roadway) South East West Maximum Height Maximum Coverage Maximum Landscape Space Maximum FAR Standard Lot Dimensions Minimum Parking Requirements * Personal Storage Total Personal Storage Parking Caretaker's Unit Parking ADA Parking Spaces Clean Air Bicycle * Note that Personal Storage is not shown as a defined use within AASP as it relates to parking standards. Applicant has shown compliance with underlying CS Zone, and provided an attendant parking study confirming that 1 parking space for every 6,000sf of Personal Storage is sufficient for this use) AASP GOALS / STANDARDS 5.1.0 5.1.1 5.1.2 5.1.3 5.1.4 5.2 5.3 5.4 5.4.1 5.4.2 5.4.3 5.4.4 5.4.5 5.4.6 5.4.7 5.5 5.6 5.6.1 5.6.2 5.6.3 5.6.4 5.6.5 5.6.6 5.7 5.7A 5.8 5.9 5.1 5.10.1 5.10.2 5.11 5.12. 5.13 5.14 5.15 5.16 5.17 5.18 5.19 5.2 AASP (CS ZONE) 16 feet 0 feet 16 feet 16 feet 36'-0" 0.9 0.1 1 9,000sf 1 space for every 6,000sf (consistent with underlying CS zone) 19 spaces 1 space for every one bedroom unit 1 Van Accessible 10% EV Ready / 25% EV Capable 1/20 spaces PROJECT COMPLIANCE BUILDING ORIENTATION AND SET-BACK STANDARDS Principal buildings shall be oriented parallel to the street. No more than one double-loaded parking bay will be allowed between the street and the front of the building. Direct pedestrian access shall be provided from the street serving the project to the main entrance. Building shall have architecturally articulated entry features facing the street. RELATIONSHIP TO OPEN SPACE New development fully integrated with a comprehensive open space framework. Standards A.1.1 On properties adjacent to public open space and trails, convenient pedestrian and bicycle connections shall be provided for employees between the buildings and the open space system and to connect residential, commercial and recreational areas. PEDESTRIAN ACTIVITY AREAS Attractive and comfortable outdoor pedestrian use areas near or adjacent to buildings PEDESTRIAN ACTIVITY AREAS Safe and efficient vehicular parking areas that are designed to be in scale with and visually subordinate to the development and landscape setting. In addition, parking is to be provided as a buffer element between residential uses and non-residential uses, and between residential uses and areas of greater noise exposure. Parking lots shall be located at the rear or side of buildings, rather than between the front facade of the building and the street. Side parking shall not exceed 40 percent of the frontage of the lot on the primary street. Where parking layout exceeds two rows in depth (i.e., one double-loaded parking bay), parking lot aisles shall be oriented perpendicular to the building(s) (i.e., aligned in direction of pedestrian movement) to increase pedestrian safety A pedestrian path or sidewalk located within the landscape median between parking bays is required in cases where there are more than three bays of parking or the configuration of the bays makes it difficult for pedestrians to access the buildings, to the discretion of the Community Development Director. Parking lots shall be planted with shade trees in a pattern and number that can be reasonably expected to shade at least 50 percent of the lot surface within ten (10) years of planting, and provide a nearly continuous canopy at maturity. A 10 percent reduction in the required number of parking spaces may be granted by the Director for development within one-quarter mile of a regularly scheduled transit stop. A 5 percent reduction in the required number of parking spaces may be granted by the Director for development that provides showers and changing rooms, in addition to the secure, sheltered bicycle parking facilities already required by City code. A 5 percent reduction in the required number of parking spaces may be granted by the Director for development of parking areas that increase stormwater infiltration (see Drainage guidelines in section 5.2.4). OUTDOOR USE AREAS Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. SCREENING All loading, service, storage areas, trash and recycling collection areas, and all utilities are properly screened from view of streets, primary entry drives, buildings, and recreation and open space areas. Loading docks and refuse collection areas are not permitted in the area between the building and the street. Each commercial, industrial loading, outdoor recycling or waste collection area shall be located on the side of a building opposite from parcel lines or street frontages of any land designated for residential use. Storage, service, trash and recycling collection areas shall be located either within an enclosure or behind a visual barrier. Loading dock areas shall be set back, recessed, and screened from view by walls, berms, or plantings. Exterior on-site utilities (including drainage systems, sewers, gas lines, water lines, electrical, telephone, and communications wires and equipment) shall be installed underground except, where required to be above ground by government agencies. Rooftop mechanical equipment shall be screened by parts of the roof, or architecturally compatible screening features, so the equipment is not visible from the ground outside the site or open space areas to the public. On sites designated Business Park, such screening shall make rooftop equipment not visible from a viewpoint outside the site and at the same height as the equipment PRESERVATION OF VIEWS AND SCENIC RESOURCES Unobstructed public views of key scenic features from major planning area roadways To the degree feasible, new development should be sited to take advantage of available views by incorporating views of distant scenic resources, as well as on-site or adjacent creeks, wetlands, and other open space features as amenities for workers and visitors. Attractive gateways that provide a positive announcement of entry into the City and the Airport Area. ARCHITECTURE Buildings whose architectural character will contribute to the establishment of the Airport Area as an attractive, high quality business center. Building massing that adds visual interest, maintains human scale, and expresses building function. Guidelines A. Bold offsets and articulations of the wall plane should be used to reduce the apparent overall building mass; create a play of shadow; provide visual interest; and maintain a sense of scale. B. Facades that face public streets shall be articulated to give human scale, reduce the apparent mass of large buildings, to add visual interest and avoid the uniform, impersonal appearance typical of many large industrial and office type buildings. C. Massing may vary from building to building but must reinforce the concept of a harmonious and unified cluster of buildings. D. Building forms and placement should be used to create pedestrian areas that are protected from the wind, but have appropriate sun exposure Building facades visible from streets shall vary in modules of 20 meters (66 feet) or less. On any building facade, continuous wall planes longer than 30 meters (100 feet) should be avoided. Where interior functions require longer continuous spaces, exterior walls should have architectural features such as columns or pilasters at least every 20 meters. Such architectural features shall have a depth of at least 3 percent of the length of the facade, and shall extend at least 20 percent of the length of the facade. Facades that face public streets shall use elements such as arcades, awnings, entry features, windows, or other such animating features along at least 60 percent of their horizontal length. BUILDING HEIGHTS An overall development profile that contributes to the unity and harmony of the planning area when viewed as a whole, but also has enough variety to contribute visual interest and avoid monotony. Guidelines A. Building height profile should be designed to create a harmonious relationship with adjacent buildings both within the site and on adjacent sites. B. Building heights should be varied both within and between sites to provide visual interest and to mitigate the scale of the buildings. Lower building heights should be used near entrances, plazas and other gathering places to maintain human scale C. Rooflines should be varied to add character and interest to buildings. Roof forms that reference rural, agricultural building prototypes are preferred over flat roofs. D. Rooftop equipment shall be consolidated as much as possible and screened from public views, including open space areas open to the public. Enclosures for rooftop equipment shall be integrated into the overall design of the structure ARCHITECTURE Architectural detailing that gives buildings human scale, visual interest and distinctiveness through the use of high-quality finishes and materials that are harmoniously combined to unify individual buildings and to ensure a consistent level of design quality. Guidelines A. Arcades and/or recessed exterior balconies should be used to articulate building form, provide a sense of scale, and create a play of light and shadow. B. Wall and window surface planes should be articulated with reveals, trim, recesses, projections, or other details to provide visual interest and a sense of scale. C. Rooftop equipment should be shielded to provide pleasant roof views from taller adjacent buildings or other elevated viewpoints such as open space areas and trails. D. Building entries should be clearly defined and highly visible. This can be accomplished through architectural feature such as a portico, overhang, decorative cornice, canopy or arcade, and accentuated with a change in materials and color, and accent plantings. E. Emphasize main building entries with entry courtyards or other features so they are easily recognizable from approaching automobiles and to provide “ceremonial” entry for pedestrians. F. Exterior gutters, scuppers, leaders, leader heads and other exterior rainwater drainage devices are allowed only if they are visually integrated into the building design as a decorative enhancement. A unified identity through use of a harmonious, but varied, palette of materials and colors that is coordinated with landscape elements and signage. Exterior Materials A. Within a given architectural design, the exterior appearance of a building should receive a consistent treatment of material and colors on all sides, although the proportion of materials may vary. B. In general, materials should be used honestly, reflecting their natural character, and artificial versions of natural materials such as wood, rock, and masonry should be avoided. C. Reflective or shiny exterior finishes such as glazed roofing tiles, enameled metals, reflective glass, and glossy vinyl coatings are discouraged. When used, glass panels or windows that cover a large portion of the building facade should be clear or moderately reflective. Highly reflective mirror glass is discouraged. Color D. In general, colors should be restrained. Colors that are compatible and complementary with the range of natural tones found in the surrounding landscape are preferable for exterior walls. Trim and accent colors may be brighter, but should still be somewhat muted. LANDSCAPE Landscape, continued PUBLIC ART Just as quality architecture and landscape design can contribute to the creation of a distinctive design character for the Airport Area, public art is another mechanism for creating a unique sense of place. As in the rest of the community, the City wishes to enhance the cultural and aesthetic environment of the Airport Area by encouraging the incorporation of public art into both public and private development projects. SIGNS LIGHTING Omitted by the AASP DRAINAGE PROJECT COMPLIANCE 31 feet (includes setback from roadway dedication) 11 feet 17 feet 17 feet 32'-8" 45% (Consistent with ALUP max. lot coverage of 50%) 0.264 0.84 3.06 acres (133,431 sf) 1 space for every 6,000sf (consistent with underlying CS zone) 19 spaces 2 covered spaces (one for guest parking) 1 Van Accessible 2 EV Ready / 5 EV Capable 2 (Bicycle Rack directly outside of Sales Office). Manager has a dedicated garage for both vehicle and long-term bicycle parking DETAIL Manager's Building, and Buildings A and C are located parallel to main access at Sueldo Street. There are no double-loaded parking bays between the street and the front of the building Pedestrian access is provided directly off of Sueldo at the Manager's Building at southwest corner. Significant design effort has been dedicated to provide architectural articulation and interest (referencing the area's rural agrarian heritage). Roof forms, building articulation and materials have been used to provide a layering of visual cues to provide depth and break-up of building forms. A public bicycle/pedestrian trail is planned for future development by the City of San Luis Obispo at the eastern property line of the project. Access to this trail will be available for the two planned employees of the project, through the controlled pedestrian/vehicular access at the southwestern corner of the site. This project wil have two employees at any one time. The full time manager will be provided with a caretaker's apartment that includes an outdoor covered terrace. At grade, there is a pedestrian path and landscaped areas directly adjacent to the sales office. As the project is to be a self-storage space, it is not expect that users of the project will linger or have a need for recreational areas on site. There is a small dedicated parking area directly adjacent to the Sales office at project entry. This area has been designed with landscape screening from the street. The public parking lot is provided at the far southern corner of the Manager's/Sales building, and does not exceed 40 percent of the frontage at Sueldo Street. Not applicable to this project Not applicable to this project Project landscaping shall shade 50% of parking lot at entry within 10 years of planting. Not requested by Applicant Not requested by Applicant Not requested by Applicant Not applicable to this project All loading, service, storage areas, trash and recycling collection areas, and utilities are screened from view of street, primary entry drives, and buildings. Project complies Project complies Project complies Project includes no loading docks Project will comply Project complies. Rooftop equipment will include HVAC, venting and Photo-voltaic panels Project complies Project complies, with views to the hills to the north of the site Project is located within the remediated Tank Farm Area and complies as an appropriate architectural representation of the historical agricultural design in this area prior to 1950. This project makes special effort to support the historical architectural character of the area with a design that is layered to break up massing, and to represent a series of structure that may have been built and improved upon over many years. A. Bold off-sets, and articulation of planes occur throughout the project as well as creative use of materials, finishes, and faux doors, windows and gates to provide visual interest. B. All four exterior elevations of the project (as visible from the public way), have been intentionally articulated with facades that include multiple planes, a variety of materials to provide visual interest, and differing depths of planes to achieve shadows. C. Design and building layout has been coordinated to be harmonious and empathetic from building to building, especially as viewed from the public ways of Suelo and Vanguard Way. D. An upstairs covered terrace is provided at the second floor of the Caretaker's apartment, as well as generous overhangs at the Sales office. The project, as a Self-storage project, is prone to long, uniform lengths of building form. Intentiomal effort has been made to vary all planes of the structure as viewed from the public way. Trellis', windows, faux Exterior facades representing building heights at all public facades have been articulated and varied to provide A. An harmonious overall site/buil;ding design, and B. Visual interest between buildings. Roof lines and forms A. reference rural, agricultural design prototypes, and have been designed to screen rooftop equipment from public view corridors. Materials are chosen for their finish and presentation consistent with historical agragrian design aesthetic. A. Recessed exterior balcony at the Managers Unit, articulated roof forms and varied building facades and architectural features are used to articulate building form, create a sense of of scale and provide a play of light and shadow at each elevation facing a public way or as viewed from a public view corridor. B. Wall, window and faux architectural features intentionally include reveals, recesses and projections to provide visual interest. C. All rooftop and PV installations are shields in roof wells and out of public view. D. The main building entry has been design to be specifically pedestrian in scale, and to provide a sense of arrival and an aesthetic that is redolent of historic agragrian design. E. Main entry to project is easily distinguishable from public way and provides a sense of arrival and "ceremony". F. All drainage collection has been visually integrated into overall design. Landscape design has been coordinated to offer visual interest, enhance the architectural design, and to provide shaded useable areas at sales office and Manager's unit. Design complies Public Art proposal has been provided and local muralist contracted to provide an installation that is responsive to historic cultivated agricultural view once visable in the Tank Farm area. Design will comply. Signage application to be under separate application Design complies. Design complies.