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HomeMy WebLinkAboutR-5086 rescinding existing Architectural Review Commission Procedures and Guidelines and Adopting New Procedures and Guidelinesi RESOLUTION N0. 5086 (1983 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO RESCINDING EXISTING ARCHITECTURAL REVIEW COM- MISSION PROCEDURES AND GUIDELINES AND ADOPTING NEW PROCEDURES AND GUIDELINES WHEREAS, THE City of San Luis Obipso has established an Architectural Review Commission; and WHEREAS, that commission is required to prepare, and the council to approve, procedures and guidelines; and WHEREAS, the existing procedures and guidelines adopted on September 18, 1978, need to be amended and updated; and WHEREAS, THE Community Development Department staff has prepared and the Architectural Review Commission has approved, updated procedures and guidelines for a booklet titled "Architectural Review %in,San Luis Obispo" (exhibit "A "). NOW, THEREFORE, BE IT RESOLVED by the council of the City of San Luis Obispo as follows: SECTION 1. The Architectural.Review Commission guidelines adopted September 18, 1978, are hereby rescinded. SECTION 2. The booket entitled "Architectural Review in San Luis Obispo" is hereby adopted as the guidelines and procedures document for the Architectural Review Commission. SECTION 3. The Community Development Department shall prepare copies of "Architectural Review Guidelines in San Luis Obispo" for distribution to the public upon request and for the official city files. On motion of Councilman Griffin , seconded by Councilman Settle , and on the following roll call vote: AYES: Councilmembers Griffin, Settle, Dovey and Mayor Billig NOES: Councilman Dunin ABSENT: None M -91.11 Resolution No. 5086 (1983 Series) Page 2 the foregoing resolution was passed this 1983. ATTEST: — 2 & V Cit Clerk Pamela Vo es APPROVED: Rue,a City Administrative Off cer City Attorney Community Development Director J 5th day of April , HOW THE.PROCESS WORKS Architectural review, as all other city development review procedures, is handled by the Community Development Department., which is located on the .lower level of City Hall.. Anyone considering a development project should first come to the department and discuss it with a member of the staff. , The staff member can. explain the procedures required and if they include architectural review. To save time the staff member can also describe a rough timetable for the various procedures,, which are begun simultaneously, if possible. If architectural review is required for a project, this is the procedure: 1. Conference With Staff (Or Commission) Before drawing, detailed plans, a developer or his designer should discuss ideas with the Community Development Department staff which is usually available from 8.a.m. to noon and from 1 p.m. to 3 p.m., Monday through Friday. Such a meeting is optional, but strongly recommended. Call 541 -1000 for an appointment. The Architectural Review Commission (usually referred to as the ARC with each letter pronounced separately) is also.available to give its preliminary views during the- early stages of design, at a. regular meeting or at a special meeting if the size of the project warrants it. 2. Application Architectural review officially begins when the developer. or a representative. completes an application form, submits plans and pays the application fee,. Staff will., review plans for completeness, and contact the applicant if additional information is needed. Incomplete plans delay processing and may cause a project to be rescheduled to a later agenda. Application forms are available.at the Community Development Department counter. Plans might be "schematic" or "final," as explained below. The. G_rr details required for each type of plans are listed on pages 3. Schematic Review This step is optional but highly recommended for most projects. It is required 1 for projects on sensitive sites and for complex projects (the Community Development Director determines what is "sensitive" or "complex "). Schematic review allows the ARC to evaluate basic concepts and discuss, plans before an applicant makes a major committment of time and money to a design. If this step is used, the plans submitted with an application are "schematic plans ": sketches or other generalized, preliminary drawings. Generally, schematic approval establishes the location of proposed buildings, but leaves materials, finish and site development details for final plans. Schematic plans are usually considered at the first possible regular ARC meeting after they're submitted. Details aren't needed on schematic plans. But if a designer has a complicated or unusual project he should try to think out details before schematic review. The ARC might have some questions about the design approach. 4. Final Plans Once the ARC approves schematic plans, the applicant prepares and submits what are called "final" plans. If an applicant doesn't go through schematic review, final plans must be submitted with the application. Final-plans must show all proposed details (these plans, although "final" for architectural review purposes, and final in the sense that they should show a project exactly as it will be if approved, are one step short of working drawings for construction). 5. Final Review The ARC will consider final plans at the first possible regular meeting after the plans are submitted. At the meeting, after discussing the project and with the designer, the commission will take one of five actions:. **Grant schematic approval. **Grant final approval. * *Grant final approval subject to requirements. **Deny the project. * *Continue consideration of the project to a future meeting. 2 IF PLANS ARE APPROVED... If the ARC approves a project, the decision and any requirements are recorded in the minutes of the meeting and a response letter which are promptly mailed to the applicant. Before breaking ground, the applicant must be sure he has other necessary approvals.. ARC approval by itself doesn't entitle the applicant to build anything or do any preliminary work. Other approvals might include such things as a use permit, variance or grading permit. In almost all cases the final necessary approval is a building permit. Work may not begin until the building permit is issued. When the working drawings are prepared as part of the application for a building permit, ARC plans and requirements must be followed. The project won't go back to the ARC unless the Community Development Director finds, during "plan check," that the working drawings don't conform to the ARC- approved plans or conditions. If this happens, the Community Development Director will determine what to do about it. Any plan changes made after the building permit is issued also require staff or ARC approval. IF THE MATTER IS CONTINUED... This usually is done with the applicant's consent. It happens when a designer wants to- revise -or restudy the plans in light of ARC comments, or because the designer - is unavailable to discuss the plans with the commission. If an applicant doesn't want a continuance, he may insist that the ARC approve or deny the project, except when the. ARC wants the.continuance so it can discuss plans with the designer. If the applicant asks for or agrees to a continuance to avoid a denial, revised plans should be submitted as soon as possible. IF A PROJECT IS DENIED... The ARC rarely denies a project. It happens only when the commission and the applicant can't come to agreement.. If the commission denies a project, its findings and judgments will be recorded in detail in the minutes of the meeting. A letter 3 outlining the commission's action and a copy of the minutes will be mailed to the applicant. If the applicant wishes to pursue the project in. the form that was denied by the ARC, he may appeal to the City Council.. APPEALS The applicant may appeal any ARC decision to the City Council. Appeals must be filed with the city clerk within 10 calendar days after the commission action. There is a fee. An appeal may be based only on .inconsistencies between ARC action and the procedures and criteria established by law or stated in this booklet. The alleged inconsistencies must be explained in detail in the appeal. The council then will hold a public hearing, and must take action on the appeal within 45 days after it is filed. HOW LONG WILL IT TARE? The ARC will review a project at the first possible meeting. But that's NOT usually the first meeting .after an application is filed, because the city staff needs time to review plans before the commission sees them. So that there's adequate time for staff review, the Community Development Department sets ARC agenda closing dates for projects being submitted for the first time. Closing dates usually are four weeks before meetings, but they can vary. Staff keeps a chart listing all meeting and agenda closing dates for the year. We urge applicants and potential applicants to pick up a.copy of this-chart. The second time around, as when a project is submitted for final review after it's received schematic approval, staff review doesn't take as long. Plans can be usually submitted and reviewed by staff if received at least two weeks in advance of the meeting. Of course this, like the four —week review for first submittals, assumes no unusual problems arise. It's hard to predict exactly how long architectural review will take for a particular project. A typical project, one that goes through both schematic and final 4 review, should take no more than six I to eight weeks from application to approval, if final plans are drawn quickly after schematic review and there are no unusual problems. A simple project that skips schematic review can take as little as tour weeks, and possibly less if the Community.Developme.nt Director finds the project to be "minor or- incidental" and exempt from.ARC review .(see page MEETINGS All ARC meetings are open to the public for.comment. Regular meetings are held at City Ha 1 11 at 4 p.m., usually on the first And third Mondays of each month. Project designers or applicants should attend so they can present their plans and discuss them with the commissioners. It a representative is not Available, a project is usually continued to a later meeting.. We encourage the developer to attend also. STAFF REPORTS Community developmeftt department staff will prepare a report and recommendations on each project submitted for architectural review. Copies of staff reports and upcoming agenda are sent to the commission and applicants before meetings; copies also are available at the Community Development Department counter during regular business hours (8:00 a.m. to 3:00 p.m., Monday through Friday). - - APPROVAL IS F011i ONE YEAR ARC approval automatically expires after one year if construction hasn't started, unless the commission designates a different time period-. The applicant may request in writing a one —year extension from the Community Development Director, but in no case may a project approval be extended beyond two years of the original approval date. the . Applicant wants another extension, after two years has elapsed, be must submit a new application and fee and plans for ARC review. Fixed approval periods are set because the design factors considered by the ARC might change over a period of time.. 9 REMOVING STRUCTURES If removing a structure is part of a project the ARC approves, it must be done, and all debris removed from the site, within the time specified in the approval. If not, the entire approval expires. CONSTRUCTION ACTIVITY Construction time should not be overly long. It must be consistent with the size and complexity of the development. During construction, a builder must not make an unsafe, unnecessary mess. To keep a site as neat and safe as possible, a builder should: **Keep the site in its natural condition until construction can be carried to completion as one continuous process. * *Store materials properly. * *Contain, screen and promptly remove construction debris. PLANS? WHAT PLANS? An applicant must submit 12 copies of all plans accompanying an application for ARC review. All copies must be folded to fit an 11" x 15" envelope, unless they're so thick they can only be rolled up. What must be included with schematic plans and final plans is described below. SCHEMATIC PLANS Schematic plans, if submitted, must include these basic items: 1. A site plan indicating points of access, circulation, parking areas and basic treatment of landscaped areas; the location, type, trunk and canopy diameter, and status (eg. to be saved, removed, relocated) of all trees over 3" trunk diameter; and the location of buildings, including the location and use. of the nearest structures on adjacent property. 2. Elevation drawings of all building sides indicating the form and ,general exterior treatment of buildings. 3. A topographic map showing existing and. proposed contours. 4. Sectional. drawings through the site showing major natural features and neighboring structures in relation to the proposed development. 5. Statistics and descriptive information, including: * *The zoning and current uses of the site and adjacent properties. * *Allowable and proposed number of dwelling units. **A calculation of the number of parking spaces required and provided. **The area of the project site. * *The total number of new dwelling units and existing units that will remain, listed by number of bedrooms. * *The area of the site to be covered by buildings and paved surfaces. Schematic plans may include any of the materials required for final plan. Staff may require additional informal -ion if it's needed to understand the project. In some cases certain information, like site sections or grading map, may not be necessary. The applicant should check with staff if unsure about what to include in plans. Conceptual. landscape development plans may be _requested for complex projects or projects on sensitive sites (See #7 under Final Development Plans, page a _). But the applicant is encouraged to keep his schematic plans simple-.. Each sheet in the schematic proposal should be clearly identified with the name and address of the development and the name of the applicant and designer. Plan views must include.a north arrow, and all plans must indicate the scale. For a large or complex project a model can be a big help in present=ing concepts to the ARC. One may be required. The applicant. must use judgment as to how best to present. important concepts. When unsure of design decisions they may be presented as alternatives. Proposals 7 should not be presented so open -ended that city staff members or the ARC must make the key design decisions. Whether or not schematic plans are submitted, the developer should. seek the advice of qualified and experienced design professionals. FINAL.PLANS Final plans should effectively communicate the thought the developer and designer have put into each aspect of the proposal. The ARC, on the basis of those materials, will try to visualize the development on its site, surrounded by existing features and used for its intended purpose. Each sheet must contain: * *The name and address (location) of the project. **The scale of the illustration. * *The date of preparation and /or revisions. **The name of the applicant. * *The name of the person or firm preparing the plans. All drawings must be done to a standard architect's or engineer's scale. And all plan views must include a north arrow. The final plans must include the following information and specifics listed, if applicable: 1. Vicinity Map- The location of the project. 2. Statistics & Other Information.. * *The zoning and.current.use of the site and adjacent properties. **Allocable and proposed density number of dwelling units. **A calculation of the number of parking spaces required and provided. **The total area (in square feet) of the project site. * *The total number of proposed dwelling units and existing units that will remain, listed by number of bedrooms. * *The area of the site to be covered by buildings and paved surfaces. * *The zoning and actual, current use of the site and adjacent properties. 11 * *Allowable and proposed density. 3. Site Plan * *Dimensioned property lines and all building setbacks: **Location, name and width (including required widening) of adjacent streets. * *The name, location and width of watercourses. * *Existing and proposed public and private easements. **All proposed improvements and existing improvements which will be retained: **Parking spaces and aisles, dimensioned.; the flow of traffic should be noted by arrows. * *Access and circulation of pedestrians and vehicles. "Walls, fences and exterior lighting structures.. * *Planted areas and outdoor -use areas: * *Location of signs. **Location of trash enclosures. * *Location, type, trunk and canopy diameter, and status (e.g. to be removed, saved, relocated) of all existing trees over 3" trunk diameter. 4. Grading and Drainage Plan *Existing and proposed contours, finished floor elevations, retaining walls. Approximate area, depth, and volume of cuts and height and location of fills. 5. Sectional Drawings **Two sectional views of the project, approximately through the middle and at right angles to each other. * *Existing and proposed grades. * *Relationship of buildings, parking and landscaping at maturity. 6. Building Floor Plans * *Use of interior spaces. T. Elevations * *All sides of buildings. 9 (21 r 1 **Dimension maximum height of building from average finish grade at building. **Location and size of signs. * *Materials and colors of all exterior surfaces and features (see item 11). **Exterior mechanical equipment and proposals for screening, including electrical And gas connections, electrical transformers, solar panels, meter boxes and irrigation backflow devices. 8. Site Furniture and Details * *Trash enclosure, mailbox design. * *Benches, bollards, seating walls, foot - bridges. * *Paving details, bicycle parking, storage facilities. * *Lighting design, including type, power rating; height, and shielding. 9. Landscape Development Plan * *Location and mature size of proposed trees, street trees, major shrubs, and ground cover. * *Significant vegetation to be retained or removed. **A plant legend describing plant characteristics for each symbol. (Where trees:or shrubs have significantly different characteristics, different symbols should be used.) * *Location, height, materials and design of site improvements such as fences, retaining walls, special paving, and lights. * *Cross sections and/or elevations showing relationships between planting design and site improvements. (Sections should show existing and proposed grades.) Elevations should accurately show mature plant forms and character. **Erosion control measures. * *Notes describing how the landscape development plan meets the site's functional, aesthetic and ecological requirements. These notes could describe landscape screening, colors, provision for solar access, and climate control. **Method of irrigation. 10 The applicant may submit a detailed planting plan showing specific plant species, sizes, and locations instead of the more generalized landscape development plan described above. The ARC may request a detailed planting plan for some projects. 10. Sign Proposals * *Dimensions and areas of all signs. * *Dimensions and areas of building walls on which signs are located. * *Heights of all signs. **Means of lighting. **Message that will appear on each sign.. **Description of materials and colors for letters and background. * *A scaled drawing of each sign shopwing typeface and design details. 11. Materials Sample Board - Colors and textures of exterior materials securely mounted on a maximum 8 1/2" x 13" size illustration or poster board. 12. Maybe More Supplemental information or materials might be required by the.Community Development Director or the ARC for large or complex projects or for projects on sensitive sites. Or the applicant may choose to include additional items. Such supplementary materials may include photographs, actual building materials, color perspectives_ and renderings, models or a written explanation of the design rationale of proposals difficult to describe with pictures. 11 A WHAT'S ARCHITECTURAL REVIEW? Architectural review is one of several procedures the city uses to, guide: development in the interest of the public.'.s health; safety and general welfare. And_ it's the law. It was created by local ordinance to be separate from, and in addition to, other approvals (such as a use permit, ,a rezoning or a 'building permit) that might be required for a project. .Architectural review is a"process to review development BEFORE something is built. The process looks at more than building design. It also examines a project's layout, landscaping, parking, driveways, signs and other features in other words, all factors in a project's appearance, inclu4ing.how well it. works. Some of these factors may be considered separately, by the city's Planning Commission as part of a use permit, for example, but they must -also, be consi.de-red as part of a.cd&plete -architectural picture. In examining all facets of a project, the ARC looks at more than measurements. The ARC looks for the intagibles, and examines the way a project will relate to the land. It.will try to judge the !quality of the experience people will have living, working or shopping in the development as well as the effect the development will have on the overall quality of life in San Luis Obispo. All of this means that architectural review, more than any of the city's other development. review procedures; — involves subjective j I udgments. But those judgments are not Arbitrary. They're based on recognized principles of design,. planning and aesthetics and follow a written set of guidelines. The city does not dictate particular styles of architecture or design.. It wants variety: variety that's in harmony, not uniformity.. Architectural review is a two—way process, a give—and—take between the city and a developer and his designer. The city encourages creative design, new ideas in the use of building materials, and innovative construction methods. 0502 Yet while encouraging creativity, the city also tries to be sure there's worthwhile purpose behind innovation. If architectural review works it helps build a project that strikes a balance between the developer's preference and the public interest. The goal is development that not only is well designed, but also fits in San Luis Obispo. WHY THIS BOOR? Applying the city's principles to complex construction projects can be a long process. And since one man's artistry might be another man's ugliness, the city, developers- and other private citizens might not see eye to eye. That's why the city prepared this booklet: to explain why the city requires architectural review, what the benefits are, how it works and what the rules are This will make it easier for developers to prepare their plans and will save them money. The process will be easier if everyone understands what's going on. WHO DOES THE REVIEWING? To handle the task of architectural review, the city created the Architectural Review Commission, a panel of seven citizens appointed by the City Council, serving without pay. Commissioners serve two —year terms. To be appointed one must be a registered voter and resident of the city. The only other requirements for appointment are a proven- interest-in the -city's physical environment and the ability to make positive and fair aesthetic evaluations. The ARC is aided by the city's planning staff. The staff evaluates projects, confers with designers, prepares meeting agendas, and handles other jobs for the commission. By law, the ARC is charged with administering architectural. review in a way that creates a pleasant environment, maintains property values, preserves the city's natural beauty and visual character, and ensures orderly and harmonious development.. 13 G The commission has three basic jobs, 1. Develop and update architectural guidelines to be used by anyone planning a construction project.. 2. Advise developers, designers and the city on how to apply the guidelines. 3. Review development proposals to be sure the guidelines are followed. The guidelines are official "policy, adopted by the ARC and- approved by the City Council. They are revised periodically to reflect changing conditions, so be sure that you have the latest version. (The ARC guidelines as adopted in _ are on pages ) It might be useful to point out again he =e what the ARC does NOT do. The ARC doesn't rule on things like use permits, variances- and rezonings. Most of these procedures are handled by the Planning Commission. Building permits also are a separate matter, handled by the Building Division staff.. WHICH PROJECTS NEED ARC APPROVAL? Architectural review is required for all building projects in the city, except for these-two- types 1. Minor proposals,,_ and, minor construction, including . signs, _which _ are incidental_ to.a_ larger project. (Either the city's Community Development Director or the. --ARC may-declare a project or-sign "minor" or "incidental.") °Plant for -- projects which the applicant feels may be ''minor" or "incidental" should be submitted for staff reivew; An application and fee are required. The Community Development Director will decide within about 7 =_10 days if the project. must be reviewed by the ARC: If .a project doesn.'t require ARC review the Director may approve the project, subject to any modifications or conditions deemed appropr =iate. 2. Individually built houses (in most cases). 14 1 �Y Plans for individually built houses DO require ARC approval when (a) architectural review is required as a condition of approval of the subdivision in which the house is to be built, (b) a developer proposes to build three or more houses, or (c) the Community Development Director determines the location is a sensitive site. "SENSITIVE" SITES The Community Development Director may require architectural review on certain "sensitive" sites where review normally would not be required. A project site is considered sensitive in this sense when: **It involves a notable natural feature such as a lake shore, hillside, watercourse or floodplain. * *It is near a structure of historical value or- special architectural character; * *The project and possible projects like it, taken together, could change their neighborhood for the worse. * *The site is visible from public buildings, major streets and similar public gathering places. * *The proj-ect's scale or character contrasts significantly with adjacent or neighboring buildings. * *It is defined as a nonconforming lot by city ordinance. **When an existing structure is to be moved to the site. The Community Development Director may also ask developers of sensitive sites to use a multi- disciplinary design team, including architects, engineers and landscape architects, to ensure appropriate site development. DEMOLITIONS Requests to demolish buildings or other structures are also reviewed by the ARC. The Chief Building Official automatically refers such requests to the commission for a 15 determination on whether the structure to be demolished is historically, culturally, or architecturally "significant ". If the ARC finds that a significant structure is proposed for demolition it may require that: * *Plans for a replacement structure, if proposed, receive ARC approval prior to issuance of a demolition permit. The commission must find that the design of the replacement structure is at least, as compatible with the neighborhood as the structure to be demolished. * *If no replacement structure is planned; the existing structure must be retained or relocated. For some demolition projects, like sheds and utility buildings, the chief building official may waive the requirement for ARC review. Also, if a structure endangers life or property the Chief Building official may grant a demolition permit without ARC review. OTHER OBJECTS OF ARC SCRUTINY Sometimes the ARC looks at development applications that do not directly involve construction. That happens when for example, a variance, use permit or rezoning, could create a situation contrary to the objectives of the architectural. review guidelines. The Community Development Director, who is in charge of all development applications, may -refer these .cases to -the ARC before the-Planning Commiss ion. reviews them. The ARC also reviews city projects, such as municipal buildings, parks and public spaces, and street furniture. GUIDELINES FOR ARCHITECTURAL REVIEW On what basis does the ARC make its decisions? Both general and specific criteria guide the commission and staff when evaluating development plans. On the next few pages you'll find, first, the general questions ARC 26 members ask about a development. These are followed by the guidelines the Architectural Review Commission has set for site planning, building design, site development, signs; and maintenance planning. At the end of this Guidelines section is a short list of special tips concerning important details and considerations that shouldn't be overlooked. The guidelines provide a checklist of items an applicant should address in his plans and which he should be ready to discuss with the commission. By the nature of the subject the guidelines cannot spell out every detail. It is the community's hope that the developer will take the initiative and use both sensitivity and common sense to devise a.functional and attractive project. We realize a building can't be perfect in every respect. Usually "trade - offs" have to be made between different ideals. Sometimes, for instance, the "best" solution to a problem might be too expensive. The commission will weigh all considerations and will want to know why a designer makes the choices that he does. It would be helpful for an applicant to keep one thing in mind: the city takes a broad view of architecture. There's more to it than good looks. As the guidelines should make clear, such things as the suitability of a building for its purposes, its relationship to its surroundings, and the appropriate use of materials throughout the site are as important as structural design. And remember: architectural review happens within the framework of other procedures. The ARC..assumes__a project meets other -city requirements. The commission doesn't have the authority to grant exceptions to law. GENERAL CRITERIA The ARC and staff will ask these questions about a project before granting schematic approval: 1. Does the project contribute to the quality of life in San Luis Obispo? The Architectural Review Commission will try to assess the project's overall M 0 effect on life in San Luis Obispo. What will the project be like to look at, to live in, to live next to, to work in, to shop in? Will it add to or detract from the pleasures of living in San Luis Obispo? Will it be something the community is glad to have? 2. Does the project suit San Luis Obispo and its proposed site? A design will be evaluated on its contribution to the city's unique, open character, and on its suitability for its location. Stock building plans might not be acceptable, even though they represent a national or corporate image or are the only design an applicant has or uses. 3. Does.the project respect history? The ARC intends to help protect and enhance buildings that have historical value by virtue of architectural character, historic association or age. For example, in converting a Victorian house to offices, it usually would be unacceptable to replace existing wood -sash windows with aluminum windows, and signs would have to respect the style of the building and its neighborhood. 4. Will the project be a good neighbor? It should not impair -- directly or by the possible total effect of several projects like it -- the use, enjoyment, value, or orderly and attractive development of neighboring public and private _property, A project should be designed to minimize interference with the privacy, quiet and views of its neighbors. The design also should minimize traffic problems and damage to the natural environment. Building and site design should provide for the safety and security of users and the public alike. 5. Does the project follow the basic principles of good design? Harmony, continuity, proportion, simplicity and balance should prevail in all aspects of a project. Whether it's a multibuilding project or a single sign, its different elements should. be compatible. The project's appearance should go with its surroundings in a pleasing way, and should be designed as a 18 whole. Elements should be in balance, and in proportion to one another and their environment. Design should be simple, not congested: 6. Does the project give occupants and the public some variety as well as something interesting to look at? Variety should be used to create interest, not used just for the sake of difference. Monotony in form, detail and siting should be avoided. Is there sun and shade? A change in level? Or does the project offer only expanses of blank wall and- uninterrupted rows of parking? 7. Does the project suit its purpose? Do the parts of a project do what they're supposed to do? Does an apartment building look residential? Is it livable? And if families are expected to live in the project, are there usable outdoor play areas for children? 8. Does the project make good use of the site? Are interior spaces oriented to take advantage of outward views? Are natural topography and trees retained? Does building orientation and landscaping consider opportunities for active or passive solar heating /cooling? 9. Do different elements fit together logically? Is parking located so a person can get easily from his car to a building entrance? 10. Are materials, forms and other elements of a project suitable for their - uses? Has maintenance been considered in choice of materials and finishes? Will trees provide shade where and when it's needed? SITE PLANNING 1. Design teams The city encourages the use of design teams that include architects, landscape 19 r i 1 architects, and engineers, especially on large and complex projects and on sensitive sites. When specialists contribute key expertise at the beginning of the planning process, many potential problems can be eliminated. 2. Suiting the sites Generally a designer should plan a project to fit a site's natural conditions, rather than alter a site to accommodate a stock building plan. Existing topography should be preserved if it could make the.project more attractive or functional. The city will let a developer modify topography where it contributes to good appearance, but natural grade and significant vegetation should be retained if possible. Excessive cuts or fills should be avoided. 3. Functions A sites various activities and elements should be logically located, so the project operates efficiently. 4. Concern for pedestrians Site design, as well as buildings, should be sensitive to the pedestrian. Site design for example, might include planters along sidewalks, fountains and seating in special outdoor spaces, and pedestrian oriented signs. 5. Transition From street to project there should be a pleasing transition that provides for safe and attractive walkways, parking and planting.. 6. Parking areas Parking areas should be screened from public ways and divided with planting, walls, fences, berms or other means. In large parking lots the ARC normally requires planted islands including trees. (See #8 under site development guidelines, page. _.) Motorcycles, bicycles, and handicapped parking should be located for convenience and safety. 7. Lighting Exterior lighting, when used, should be subdued. It should enhance building 20 i design and landscaping, as well as provide for safety and security. It should not create glare for occupants or neighbors. Lighting fixtures should be durable and compatible with.building design and landscaping. Tall fixtures that illuminate large areas should be avoided. 8. Site utilities Locations of meters and electrical transformers, traffic control boxes, utility poles and lines, and other utility equipment should be shown in plans early in the design process_ The ARC will want to know where. these types of fixtures occur on the site and what measures will be taken to reduce their visual impact. 9. Trash collection and other service areas Trash containers and service and loading docks should be conveniently located and big enough, but must not interfere with other, circulation or parking on the site. Trash containers should be located away from public streets and store entrances and should be completely screened with materials that are compatible with building exteriors. Enclosures should be designed for long -term_ use, and be strong enough to withstand a bump from a garbage truck. You'll find suggestions for trash �7 enclosure design on page_ BUILDING DESIGN 1. Harmony Different structures and parts of structures should-go well- together. When new construction is proposed near existing structures, the new work should harmonize with the old, or the old should. be remodeled to harmonize with the new. 2. Materials Materials should be used honestly. Simulated wood or masonry, for example, generally is not acceptable. 3. Finishes, textures, colors Exterior treatment should be restrained, not harsh or garish, and should be 27 selected for durability, weathering characteristics and ease of maintenance as well as for initial beauty. 4. Concern for pedestrians At street level, structures should be sensitive to pedestrians' needs. A building's design should accommodate the pedestrian through the use of seating . walls and planters, display windows, shade structures, and public art, for example. 5. Mechanical equipment and at'ilities Mechanical and utility - service equipment, including meter boxes, .should be designed as part of a structure and usually should be screened. Screening should be part of the building design; accessory structures added for screening probably will not be acceptable. Solar heating equipment need not be screened but must be as unobtrusive as possible and complement the building design. 6. Energy conservation Buildings and landscaping should be designed to minimize mechanical heating and cooling. Sunlight should be used for direct heating and illumination whenever possible. Natural ventilation and shading should be used to cool a building. The ARC encourages both active and passive solar heating. SITE DEVELOPMENT 1. General considerations Site development includes everything outside of the building such as parking, walkways, fencing, walls, lighting, planting, and irrigation. The design of these elements should be integrated with one another as well as with the building design to create a unified and pleasing appearance. 2. Existing vegetation and natural features Healthy existing vegetation and natural rock formations should be kept and incorporated into site and planting plans if they improve the site's appearance or 22 enhance its proposed use. 3. Planting Desiga Planting must be included_on all developed sites. Planting areas must be integrated with the building design, enhance the appearance and enjoyment of the: project; and soften the effect of buildings and paving. Landscaping should use a combination of trees, shrubs, and ground cover:; ground cover alone usually won't be enough. A project's planting should blend with vegetation on nearby property if the neighboring greenery is healthy and appropriate. The ARC encourages innovation in planting design and choice of landscape materials. 4: Extent of Landscaping A site should be adequately planted on all sides and on the interior. Trees must be ;planted .along streets in accordance with city Tree Regulations. Those trees should be selected from the city's "street tree" list; trees not on the list may be used if approved by the Community Development or Public Works Department staff. Trees-might be required on other parts of .a site for screening,. S. Plant Selection The purpose of planting -- shade, screening, erosion control or appearance, for example -= should determine what types of plants are selected. Thickness, height, color., seasonal characteristics and ultimate growth should be considered. A. generous amount of vegetation should be. planted. Where planting is intended to perform a- function such as-screening or shading, its initial size and .spacing should be selected to achieve its purpose within two years, or else it should be supplemented by temporary architectural features such as screen fencing or an arbor. Landscape materials and arrangements should be chosen to minimize maintenance. 6. Placement Plants should be placed with respect for their life cycles -- for such factors as their ability to maintain and reproduce themselves, their- size at maturity and 23 their life span. Placement. also should respect the different environmental requirements of different plants; factors such as temperature, moisture, soil, sunlight, and wind should be considered. 7. Irrigation Most plants need to be irrigated to look their best. The city encourages the use of drought - tolerant plants; however, even these need regular water to become established. An appropriate irrigation system might include sprinklers, bubblers, a drip system and hose bibs, for example. The system must be designed for efficient, conservative use of water. The ARC encourages the use of automatic watering systems, set to water at night. 8. Parking areas Planting in parking areas should be provided at suitable intervals throughout the lot and at the ends of parking rows, and should. screen parked cars from adjacent streets. It should include trees that will provide adequate visual interest and shading when they mature. The planting must not block a driver's view. Parking lot designs should include walkways and planting that help direct pedestrians comfortably and safely to their destination. 9. Protection for planters Planting areas must be protected by wood, masonry or concrete curbing where necessary. 10. Site fencing, walls, and other- .features The design and placement of fences, retaining walls, gates, arbors, footbridges and other site features should relate to building architecture and site topography. The commission is especially concerned that these elements be of the same quality, in design and materials, as the buildings. 11. Site paving Where it is appropriate to the overall site design and environs, the ARC encourages innovative approaches to site paving. Examples are stamped concrete, 24 brick, grasscrete and quarry tile. SIGNS 1. The Sign Ordinance Usually all new signs must conform to the standards set by the current city Sign Regulations. The ordinance gives the limits on the type, size and location of signs in each land use zone. However, the law allows the ARC, under exceptional circumstances, to approve signs not normally allowed. Exceptional circumstances might include impaired or difficult visibility, or unique or innovative sign design. 2. Design The ARC wants to know exactly what a sign will look like. Its materials, size, color, lettering, location and arrangement must be an integral part of site and building design and must be compatible with the surroundings. Signing should be tastefully done, but shouldn't be dull. The ARC, encourages bold and innovative. approaches to signing. 3. Consistency Signing should be consistent in location and design - throughout a development, including shopping centers. - 4. -The message Text should be kept to a minimum. Location, size, materials and other features of a sign should be selected to achieve legibility. 5. Types Wall signs., graphic symbol signs and low- profile freestanding signs are encouraged. Distinctive architectural features, planting, window displays and merchandise can often communicate some of the message and identity usually conveyed by traditional signs. 25 6. Lighting Lighting for signs should be in harmony with the signs' and the project's design. Signs may be interior or exterior illuminated. If exterior lighting is used, such as spotlighting, it should be arranged so the light source. is shielded from view. 7. Pedestrians Signing for pedestrians should be provided where necessary for orientation and safety. MAINTENANCE PLANNING 1. Plan for Regular Maintenance Good looks and efficient operation won't last without regular maintenance. That's why proper structural and landscaping maintenance is an implied, if not expressly stated condition for ARC approval. Diseased vegetation must be treated and dead vegetation replaced. 2. Built —in protection To simplify upkeep, protection against the elements, neglect, accidental damage .and abuse should be incorporated into a project's design. 3. Dirt catchers Configurations that tend to catch dirt and trash should be avoided. 4. Easy Maintenance Ease of maintenance should be considered in selecting forms, fixtures, materials and finishes. SPECIAL NOTE 26 Through its guidelines, the ARC tries to make its criteria clear without dictating design. Occasionally, however, designers don't realize the importance the ARC attaches to these considerations and to the, details of design. Misunderstandings seem to occur regularly on several points in particular. That's the reason for this brief section: to put special emphasis on those considerations that developers and designers might. overlook. 1. Historical structures The ARC is especially concerned with preserving San Luis Obispo's heritage. The commission's concern is broad, encompassing all structures, including recent ones, that contribute to the city's character. Its concern is not limited to the more prominent buildings and places associated with particular historic events and persons. A developer must be sensitive to the history of not only the site he is working with, but also of the neighborhood around the site. On sites where structures exist, every effort should be made to preserve or enhance any structure that deserves it. Demolition of structures requires ARC review (See "Demolition," PageS _) to insure that architecturally or historically significant buildings are respected. A remodeling should adhere to a structure's original style (For more on this, see "Does the project respect history ?" on page ). 2. Metal buildings Metal buildings are evaluated on the basis of the same criteria applied to other buildings. But metal buildings often present difficult design problems, and because of that, get particularly close ARC attention. 3. Trash enclosures As the guidelines say, trash containers should be screened, and the screening should be durable and an integral part of the overall structural design. Haphazard enclosure design, flimsy construction and careless placement are not acceptable (See #9 under site planning guidelines, page ). 4. Utility meter boxes 27 l The appearance of a project can be ruined by a thoughtlessly placed meter box or utility transformer.. Utility connections should be planned as part of design, not slapped on as an afterthought. The ARC will insist that plans show exactly where . meter boxes and other utility fixtures are to be located and how they are to be integrated into the building and site design (See #4 under building design guidelines, Page _ and #8 under site planning guidelines, page 5. Parking lot planting The ARC is concerned about inclusion of appropriate trees and planters in parking lots (See #8 under site development guidelines, page _). IN CONCLUSION.... Projects which follow these guidelines usually receive architectural approval in a timely manner. If you have questions on the submittal requirements or interpretation of these guidelines, call or come in for an appointment with staff. We're here to help. M