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Home My WebLink About11/06/2007, BUS 3 - AMENDMENTS TO THE COMMUNITY DESIGN GUIDELINES ADDRESSING TALL BUILDINGS IN THE DOWNTOWN CORE AREA; Council AGEn6A REpoizt 7s 3 CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Direct Prepared By: Michael Codron, Associate Planner SUBJECT: AMENDMENTS TO THE COMMUNITY DESIGN GUIDELINES ADDRESSING TALL BUILDINGS IN THE DOWNTOWN CORE AREA; (Downtown Core,TA 50-06). CAO RECOMMENDATION As recommended by the Architectural Review Commission, adopt a resolution amending the Community Design Guidelines with new guidelines addressing tall buildings, including guidelines for architectural transitions between proposed development and existing buildings downtown. BACKGROUND On September 4, 2007, the City Council amended the Zoning Regulations to implement increased building height and intensity limits in the Downtown Commercial zone (Attachment 1). The Zoning Regulations amendments followed changes to General Plan policies and programs that were approved by the Council in February, 2007. These new policies and programs provide specific direction for the design of tall buildings downtown (Attachment 2). One of the programs approved by the City Council in February calls for an update to the Community Design Guidelines, as follows: LUE Program 4.21: Community Design Guidelines Update The Community Design Guidelines shall be updated to include guidelines for tall buildings within the downtown core area, with a particular focus on guidelines for architectural transitions between new development and existing buildings within the Downtown Historic District. On October 15, 2007, the Architectural Review Commission endorsed amendments to the Community Design Guidelines based on LUE Program 4.21 (Attachment 3, ARC Draft Minutes). A legislative draft of the proposed text changes is attached (Attachment 4). The adopting resolution includes an exhibit with the final text and graphics as recommended by the ARC (Attachment 5). DISCUSSION Subcommittee Process Used to Develop Draft Guidelines The Architectural Review Commission appointed a subcommittee to work with staff on the Community Design Guidelines update on October 2, 2006. The sub-committee 3—/ Council Agenda.Report t 4 Community Design Guidelines Update Page 2 included Chairman Michael Boudreau, and Commissioners Anthony Palazzo and Steve Hopkins. The former Chairman of the Cultural Heritage Committee, Charles Crotser, also served as a member of the sub-committee. The sub-committee met on five occasions beginning February 21, 2007, shortly after the City Council approved new policies relating to building height and intensity limits downtown. The meetings were held on intermittent Wednesday mornings up until April 11, 2007. The first meeting included an overview of the recently approved building height policies and discussions of how the existing Guidelines addressed architectural issues relative to building height. Subsequent meetings focused on drafting the text of new guidelines to address issues related specifically to increased building height such as massing, articulation, solar access and architectural transitions. The subcommittee also reviewed support materials, such as guidelines used by other jurisdictions, academic material relating to tall buildings, and other background information relating to solar access, pedestrian perception of height, and historic compatibility. Previous Planning Commission and City Council Review The subcommittee process culminated in a progress report that was forwarded to the Planning Commission and City Council for consideration during the review of the Zoning Regulations amendments addressing increased downtown building height and intensity limits. During the Planning Commission and Council meetings, some items were removed from the proposed Zoning Regulations amendments and staff was directed to include these items in the Design Guidelines update. These items include a guideline for upper story setbacks (see Attachment 5, Section 4.2.B.l.d), and guidelines to address the special service demands of downtown buildings (Section 4.2.B.5). After the Zoning Regulations amendments allowing taller buildings was approved, the update to the Community Design Guidelines was finalized with graphics and was forwarded to the CHC and the ARC for a final review. The document that is now recommended for approval to the City Council includes minor changes made by the CHC and ARC during their respective reviews. Implementation of Building Height Policies Implementation of the General Plan policies that were adopted in February 2007 involves two initial steps: (1) amendments to the Zoning Regulations (completed), and (2) an update to the Community Design Guidelines (the subject of this report). The Zoning Regulations amendments recently enacted by the City Council articulate the policy objectives that must be achieved and the performance standards required when taller buildings are permitted. The Zoning Regulations amendments were designed to work in concert with the Community Design Guidelines (and detailed computer modeling of taller buildings) to support decision-making and insure that the new policies are appropriately implemented. �-z Council Agenda Report Community Design Guidelines Update Page 2 Hopkins. The former Chairman of the Cultural Heritage Committee, Charles Crotser, also served as a member of the sub-committee. The sub-committee met on five occasions beginning February 21, 2007, shortly after the City Council approved new policies relating to building height and intensity limits downtown. The meetings were held on intermittent Wednesday mornings up until April 11, 2007. The first meeting included an overview of the recently approved building height policies and discussions of how the existing Guidelines addressed architectural issues relative to building height. Subsequent meetings focused on drafting the text of new guidelines to address issues related specifically to increased building height such as massing, articulation, solar access and architectural transitions. The subcommittee also reviewed support materials, such as guidelines used by other jurisdictions, academic material relating to tall buildings, and other background information relating to solar access, pedestrian perception of height, and historic compatibility. Previous Planning Commission and City Council Review The subcommittee process culminated in a progress report that was forwarded to the Planning Commission and City Council for consideration during the review of the Zoning Regulations amendments addressing increased downtown building height and intensity limits. During the Planning Commission and Council meetings, some items were removed from the proposed Zoning Regulations amendments and staff was directed to include these items in the Design Guidelines update. These items include a guideline for upper story setbacks (see Attachment 5, Section 4.2.B.l.d), and guidelines to address the special service demands of downtown buildings (Section 4.2.B.5). After the Zoning Regulations amendments allowing taller buildings was approved, the update to the Community Design Guidelines was finalized with graphics and was forwarded to the CHC and the ARC for a final review. The document that is now recommended for approval to the City Councilincludes minor changes made by the CHC and ARC during their respective reviews. Implementation of Building Height Policies Implementation of the General Plan policies that were adopted in February 2007 involves two initial steps: (1) amendments to the Zoning Regulations (completed), and (2) an update to the Community Design Guidelines (the subject of this report). The Zoning Regulations amendments recently enacted by the City Council articulate the policy objectives that must be achieved and the performance standards required when taller buildings are permitted. The Zoning Regulations amendments were designed to work in concert with the Community Design Guidelines (and detailed computer modeling of taller buildings) to support decision-making and insure that the new policies are appropriately implemented. 3 '1 Council Agenda Report Community Design Guidelines Update Page 3 The Architectural Review Commission uses the Design Guidelines to determine if the design of a project meets the desired goals of compatibility, quality, and appropriate physical form and layout. The proposed Community Design Guidelines update is intended to aid in the implementation of General Plan policies relating to buildings downtown, such as: • New buildings shall fit within the context and vertical scale of existing development... (LUE 4.16.4). • New buildings ... should be set back above the second or third level to maintain a street fagade that is consistent with the historic pattern of development (LUE 4.16.4). • New downtown development nearby publicly-owned gathering places such as Mission Plaza ... shall respect views of the hills, framing rather than obscuring them (LUE 4.13). • To maintain the downtown's appeal for pedestrians, new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh Street, Higuera Street and Monterey Street at noon on the winter solstice (LUE 4.13). Overview of Proposed Guidelines All of the amendments proposed are located under one section of the document, 4.2.B., which is focused on the height and scale of downtown buildings. There are five sub- sections, as summarized below: 4.2.B.1: This subsection says that new buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion. Additional text and graphics are used to illustrate how upper- floor setbacks can be used to achieve consistency with the guideline. 4.2.B.2: This subsection requires buildings to respect views and sunlight when building adjacent to publicly-owned gathering places such as Mission Plaza, the Jack House and LC YC Cheng Park. 4.2.B.3: This subsection requires buildings to use upper-floor setbacks to maintain solar access for key sidewalks downtown. A figure is used to illustrate the guideline. 4.2.B.4: This subsection includes illustrations and a list of ten different methods to provide architectural transitions, which are strategies to assure that that new buildings respect the context of their downtown setting. 4.2.B.5: This subsection lists the special service requirements of downtown buildings so that the project designers consider locations for utility boxes, fire risers and water meters early in the design development process. �-y Council Agenda Report) - Community Design Guidelines Update page 4 New Graphics The City has contracted with a consultant, Wallace Group, to prepare graphics for the updated portions of the Design Guidelines. Seven new graphics have been incorporated into the document and two existing graphics were combined into one larger, more detailed example of downtown building design elements (Attachment 5, Figure 4-7). CONCURRENCES On September 24, 2007, the Cultural Heritage Committee voted 7-0 in support of the proposed update. On October 15, 2007, the Architectural Review Commission voted 6-0 (Palazzo absent) to forward these Guidelines to the City Council with a recommendation for approval. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. The proposed update to the Community Design Guidelines is consistent with the General Plan and is expected to have a neutral t fiscal impact because it will reinforce existing policy structure. ALTERNATIVES 1. The Council can continue the project if additional information is needed or if more time is needed to fully evaluate the proposed update. 2. The Council can deny the proposed 'update, if it is determined that the changes are not consistent with the General Plan. In this case, direction should be given to staff on how to make the guidelines consistent with General Plan policy. ATTACHMENTS 1. Zoning Regulations Chapter 17.42, as amended with new building height standards 2. Council Resolution No. 9872, adopting new policies for downtown building height 3. Draft ARC meeting minutes (10-15-07) 4. Legislative draft of proposed Design Guidelines text changes 5. Resolution recommended to adopt proposed update to the Design Guidelines GAMPL.AN MCODROMDHO DHO Recent FIes1DH0\DGUpdate(CAR).doc 3`,1110 (Li�i;M��i b ^ Whibit A !Y � clay of san Luis oaispo zonmG aEGulations Chapter 17.42: DOWNTOWN-COMMERCIAL (C-D) ZONE Sections: 17.42.010 Purpose and application. 17.42.020 Property development standards. 17.42.010 Purpose and application. The C-D zone is intended to provide for a wide range of retail sales, service, and entertainment uses meeting community-wide and regional market demands and a variety of housing types including affordable workforce housing. The C-D zone is intended to be applied within the City's pedestrian-oriented central business district, where the historical pattern of development creates limitations on building form and the ability for individual businesses to provide on-site parking. Ground floor, street-fronting uses are intended to be generally limited to those that attract frequent pedestrian traffic. The C-D zone is intended to maintain, enhance, and extend the desirable characteristics of the downtown, and also to accommodate carefully integrated new development. The C-D zone is consistent with and implements the General Retail land use category of the General Plan. 17.42.020 Property development standards. The property development standards for the C-D zone are as follows: A. Maximum density: 36 units per acre, including dwelling units in hotels and motels, but not including other hotel or motel units (see also Section 17.16.010). B. Yards: See Section 17.16.020. C. Maximum height; 50 feet (see also Sections 17.16.020 and 17.16.040). Additional building height up to 75 feet may be approved as provided under 17.42.020.C.1 and C.2 and C.3 below_ 1. Performance Standards for Buildings Taller Than 50 Feet(All Required). a. The project must include housing at a minimum residential density unit value of 24 units per acre. The average floor area of dwellings within the project shall be 1,200 square feet or less. (Group housing projects must show that the proposed building meets or exceeds the population density that would otherwise be achieved by this standard.) b. For projects on sloping sites, the height limit on the downhill portion of the site shall be defined by a line 75 feet above the average between the highest and lowest points of the site grade prior to development, and 75 feet above the lowest point. c. The applicant shall demonstrate that the project will exceed Title 24 California Energy Efficiency Requirements by a minimum of 15%; or The project is designed to achieve at least a Silver rating on the LEED-CS or NC checklist (or equivalent measure) (LEED Certification is not required but is encouraged); or Pace r J— �a Attachment ? Exhibit A city of san lues oslspo zon nc, uEGulations The project is designed to achieve a minimum value of 50 points on the SLO Green Build Multi-Family GreenPoint Checklist. d. No more than 33% of the site area at the storefront level may be used for private parking facilities. e. Lots shall conform to the minimum size and dimension requirements provided in the Subdivision Regulations. f. The Planning Commission may grant minor exceptions to the specific requirements listed in this section, subject to a Planning Commission Use Permit and provided a finding is made that, despite the exception, the project is consistent with the intent of the ordinance and LUE Policy 4.16.4. 2. The Architectural Review Commission (ARC) may approve building height up to 60 feet if the ARC determines that the project includes at least two objectives from the following sections (lettered a. through g.), with no two being from the same lettered section. The Planning Commission may approve a use permit allowing maximum building height of 75 feet upon determining that at least two of the following policy objectives (with no two being from the same lettered section) are met, and at least one Affordable and Workforce Housing Objective must be chosen. To approve a use permit the Planning Commission must make the following finding: The public benefits associated with the project significantly outweigh any detrimental impacts from the additional height. (In weighing potential public benefits, the Planning Commission shall consider objectives related to affordable and workforce housing, economic vitality, historic preservation and open space preservation to be especially important.) Policy Objectives Intent: The intent of the following Policy Objectives is to insure that buildings taller than 50 feet proposed in the C-D zone include features that meet the specific policy objectives outlined for tall buildings in the City's General Plan (including, but not limited to, Land Use Element, Chapter 4.0). A variety of objectives are listed to insure that proposed project features are appropriate for the site and surroundings, and to allow for a wide range of possible project types. Regardless of the number of objectives proposed, the decision making body must determine that the overall project is consistent with the General Plan, including goals and policies for view preservation, historical resource preservation, solar access and architectural character. a. Affordable and Workforce Housing i. The project provides affordable housing, per City standards, at the rate of 5% for low income households, or 10% for moderate income households, as a percentage of the total number of housing units built (no in-lieu fee option). pac+E 2 .3-7 Exhibit A�ttach*nant 3 city of San Lu►s OBISPO zonmG neGulations ii. The project qualifies for, and utilizes, a density bonus per the City's Affordable Housing Incentives(SLOMC Chapter 17.90). iii. The project includes residential density greater than or equal to 36 units per acre and the average floor area of units is 1,000 square feet or less. (Group housing projects must show that the proposed building meets or exceeds the population density that would otherwise be achieved by this objective.) b. Pedestrian Amenities i. The project provides a major pedestrian connection between Higuera Street and the Creekwalk, Monterey Street and the Creekwalk, Higuera Street and Marsh Street, or at another acceptable mid-block location. ii. The project incorporates a significant public plaza, where the public art requirement is met by providing the art on-site(no in-lieu fee option). c. View Access and Preservation i. The project provides a public viewing deck or decks, or similar feature, to provide significant free public access to views of surrounding natural features such as, but not limited to, Cerro San Luis. ii. The project improves and dedicates land within the downtown core for publicly-owned open space with street-level views of hillside resources, consistent with Land Use Element Policy 4.7 and Program 4.20. d. Economic Vitality L The project provides additional economic benefit to the City by providing retail sales or hospitality uses (subject to the City's transient occupancy tax) on multiple levels. Total floor area dedicated to retail or hospitality uses must exceed 150% of the building footprint. e. Historic Preservation L Where there are no historic resources on the project site, the project will provide for the permanent preservation of a building off-site within the Downtown Historic District or Chinatown Historic District that is listed in the city's Inventory of Historical Resources through the recordation of a Historic Preservation Agreement. ii. The project provides for preservation or adaptive reuse of all buildings on the City's Inventory of Historic Resources located on the project site in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Resources. f. Oven Space Preservation L The project provides for the permanent preservation of open space land in the City's greenbelt through land dedication, the recordation of a conservation easement, or other recognized preservation method to the approval of the City. pace 3 1 Attachment 1 City of San LUIS oBlspo Exhibit A zoning ueculations g. Energy Efficiency i. The project is designed to meet the fossil fuel reduction standards established by the Architecture 2030 Challenge. ii. The project is designed to exceed the Title 24 energy efficiency requirements by a minimum of 30%. h. Other Policy Obiectives i. The project directly implements specific and identifiable City objectives as set forth in the General Plan, the Conceptual Plan for the City's Center, the Downtown Strategic Plan or other key policy document, to the approval of the Planning Commission. (Sub-section h. may be used to meet requirements for one policy objective) 3. Application Requirements: Planning applications submitted for new buildings over 50 feet tall shall include the following additional items to assist the City in the analysis and decision making process. a. Viewshed Analysis: A written and graphic viewshed analysis from various perspectives. The analysis shall identify visual resources within the viewshed of the project and indicate how the design of the project addresses those views from each perspective. Specific attention shall be given to views from adjacent publicly-owned gathering spaces, such as Mission Plaza. b. Solar Shading Analysis: A written and graphic solar shading analysis showing the effects of shading on its surroundings between 10 a.m. and 3 p.m. on the winter solstice, summer solstice and vernal or autumnal equinox. The analysis shall compare shading caused by the project to the City's Solar Access Standards(Conservation Open Space Element Table 2). c. Parking Demand Management/Trip Reduction Programs: A verifiable parking demand management program and a trip reduction program to reduce resident/employee dependence on single-occupant vehicle trips, to the approval of the Public Works Director. d. Three-Dimensional Digital Model: A complete three-dimensional digital model of the proposed building, consistent with the specifications for the City's Baseline 3-D Digital Model of the Downtown Core and suitable for display on the City's intemet site. e. Solid Waste Management Plan: A solid waste management plan to show how the project meets or exceeds the City's Solid Waste Guidelines, to the approval of the Utilities Director. If any exceptions to the Solid. Waste Guidelines are requested the plan shall include a written explanation and justification. f. Green Building Plan: A written Green Building Plan shall be provided to indicate how the project complies with performance standards for energy efficiency. pace 4 �-9 1 Exhibit A Attachment 1 city of san Luis owspo zoninG REGutations g. Emergency Services Access Plan: A written and graphic plan -created in consultation with the City's Fite Marshal to show how access to upper floors for emergency response personnel will be provided. h. Public Safety Plan: A security plan - created in consultation with the Police Department for all proposed buildings that include publicly accessible areas such as parking garages, courtyards, public stairways, elevators and decks. The security plan will identify the locations of 911 capable phones in parking areas and will establish rules and regulations for public use of courtyards and decks, and establish timeframes for private security patrols to be in place. i. Utilities Infrastructure.Analysis: An engineer's evaluation of existing utilities infrastructure and recommendations to insure that the project will have adequate water pressure for domestic use and fire flows and that the collection system in the area surrounding the project is sufficient to meet the project's impact. j. Building Code Analysis: A building code analysis specifying the building's allowable area, occupancy class, occupancy load, and construction type. D. Maximum coverage: 100%. E. Maximum Floor Area Ratio(FAR): 1. 3.0-maximum allowed for buildings up to 50 feet tall; 2. 3.75-maximum allowed for buildings approved above 50 feet tall;. 3. 4.0 maximum allowed for approved buildings over 50 feet tall with transfer of development credits for open space protection or historic preservation; or if a density bonus for affordable housing is granted. F. Standard Lot Dimensions: Minimum lot area: 3,000 square feet Minimum lot width:25 feet Minimum lot depth: 50 feet Minimum street frontage: 15 feet G. Vehicle Access: Although residential uses are encouraged in the C-D Zone, it is not the intent of the City to ensure that parking is provided on-site for residential uses. Therefore, there is no guarantee of parking availability, either on-site or off-site, for downtown residential projects. On-site parking may be considered inappropriate at certain downtown locations where the pedestrian experience would be harmed by vehicle ingress and egress across the sidewalk. In order to maintain pedestrian orientation and the continuity of sidewalks within the C-D Zone, an Administrative Use Permit must be approved to permit the installation of new driveway approaches proposed after the effective date of this ordinance. When new driveway approaches are proposed in conjunction with an application for Architectural Review, a separate Planning Application shall not be required. In order to approve the new driveway approach,the approving body must make at least one of the following findings: pace 5 3 —/d AtL Exhibit A aehment i city Of San Luis OBISPO zoninG Requlations 1. The proposed driveway approach will not harm the general health, safety and welfare of people living or working in the vicinity of the project site because the number of vehicles expected to use the driveway is limited (less than 10 spaces) and there are no other alternatives, such as service alleys, to provide vehicle access to the site. 2. The proposed driveway approach is located along a non-arterial street and will not significantly alter the character of the street or pedestrian circulation in the area in consideration of the characteristics of pedestrian flow to and from the project site and surrounding uses. 3. The proposed driveway approach is a shared facility and provides efficient access to more than a single project in a way that eliminates the need for additional driveways. 4. The proposed driveway approach provides access to public parking. H. Parking: Other sections of this Title notwithstanding, the Parking Requirements in the C-D zone shall be as follows: 1. Restaurants, sandwich shops, take-out food, bars, taverns, night clubs, other food service or entertainment establishments, theaters, auditoriums, convention halls, and churches: one-half that required in Section 17.16.060 provided, however, that in no case the requirement shall exceed one space per 350 square feet gross floor area. 2. Dwellings, motels, hotels and bed and breakfastinns: One-half that required in Section 17.16.060. 3. All other uses: One space per 500 square feet gross floor area. 4. In determining the total number of required spaces, all fractions shall be rounded to the nearest whole number. Fractions of 0.5 or greater shall.be rounded to 1; fractions less than 0.5 shall be rounded to 0. 5. For existing buildings, only the parking needed for additions thereto or for changes in occupancy which increase parking requirement relative to prior uses, shall be required. 6. Parking space reductions allowed by Section 17.16.060 shall not be applicable in the C-D zone, as the reduced parking rates established in 17.42.020.H.1-3 are intended to provide flexibility in meeting parking requirements and rely on the consolidation of parking. 7. The parking space requirement may be met by: a. Providing the required spaces on the site occupied by the use; b. Providing the required spaces off-site, but within 500 feet of the proposed use, in a lot owned or leased by the developer of the proposed use; c. Participating in a commonly held and maintained off-site parking lot where other businesses maintain their required spaces; d. Participating in a parking district that provides parking spaces through a fee or assessment program. (This subsection may be satisfied by participation of the underlying property in a parking district by January 1, 1988. If by that date the underlying property isnot participating in such a district, the parking requirement shall be otherwise met); PaGE 6 Attachment i Exhibit A City Of San tuts OBISPO zonmq nequlations e. Participating in an in-lieu fee program as may be established by the City Council. Any parking agreement approved prior to adoption of the parking standards contained in Sections H.1-3 above, may be adjusted to conform with those standards, subject to approval by the Community Development Director and City Attorney; or f. Any combination of subsections H.4.a.through H.4.e of this section. The Community Development Department shall be notified of the expiration or termination of any agreement securing required parking. The Department shall schedule a public hearing before the planning commission to consider revocation of the use authorization where no alternative location for required parking is provided. (Ord. 1101 -2, 1987; Ord. 1074-2, 1986: Ord. 1050 - 1 (part), 1985: Ord. 1023 - 1 1984; Ord. 1006 - 1 (part), 1984; Ord. 1941 - 1 (part), 1982: prior code-9203.10(B)) I. Maximum Building Size: No retail establishment (commercial building) shall exceed 60,000 square feet of gross floor area, unless excepted by subsection H and Section 17.16.035. J. A retail establishment may be allowed up to 140,000 square feet of gross floor area, if the Planning Commission determines that it meets the following standards: 1. The proposed use will serve the community, in whole or in significant part, and the nature of the use requires a larger size in order to function. 2. The building in which the use is to be located is designed in discrete-elements that respect the scale of development in the surrounding area. 3. The new building is designed in compliance with the City's Design Guidelines for Large-Scale Retail Projects. (Ord. 1405—2001 Series) paG6 ' 3 iz Atta-chment 2 RESOLUTION NO.9872(2007 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING GENERAL PLAN AMENDMENTS REGARDING DOWNTOWN BUILDING HEIGHT AND INTENSITY LIMITS AND A MITIGATED NEGATIVE DECLARATION FOR THE PROJECT GPA/ER 50-06 WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing on February 6, 2007, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, considering Planning Application GPA/ER 50-06, a project to amend certain General Plan Land Use Element policies regarding downtown building height and intensity limits; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings on December 13, 2006, and January 10, 2007, for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the proposed General Plan amendments; and WHEREAS, the City Council initiated the project during a March 14, 2006, study session and directed staff to: 1) Revise the City's floor area ratio (FAR) definition to exclude basements and parking. 2) Confirm policy inconsistencies among General Plan policies and development standards for the downtown. 3) Bring back alternatives for moderately increasing the downtown building height and intensity limits, in order to achieve other General Plan goals and objectives, including design amenities, housing, and retail land uses. 4) Review alternatives and recommendations. with the Cultural Heritage Committee, Architectural Review Commission, Planning Commission, and Downtown Association before returning to the Council;and WHEREAS, the recommended General Plan amendments are based on input received from the Cultural Heritage Committee (CHC) and the Architectural Review Commission (ARC), including testimony received by the CHC and ARC during three public hearings on the proposed project; and WHEREAS, the City Council has considered the Initial Study and Mitigated Negative Declaration of Environmental Impact (ER 50-06) for the project, and determined that the document adequately addresses the potential environmental effects of the proposed General Pian amendments; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant,interested parties, and the evaluation and recommendations by staff;presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: R 9872 a/3 Attachment 2 Resolution No. 9872(2007 Series) Page 2 Section 1. Findings. Based upon all the evidence,the City Council makes the following findings: 1. The proposed General Plan amendments will promote the public health, safety and welfare by ensuring that new tall buildings in the downtown core area provide features that are necessary to achieve multiple policy objectives, including design amenities, housing and retail land uses, while maintaining the downtown core area's sense of place. 2. The proposed General Plan amendments insure that development of tall buildings in the downtown core area will further General Plan goals that promote efficient use of urban Iand and identify the downtown core area as the City's most intensely developed area, while also insuring that view protection is accomplished consistent with LUE Policy 4.7 and COSE Chapter 9.0. 3. The proposed General Plan amendments will provide for additional housing and economic development opportunities in the downtown core area, which furthers existing General Plan policies and allows owners of Unreinforced Masonry Buildings, who are required to retrofit their buildings, to potentially add additional building height and thereby generate additional revenue to pay for retrofit projects. 4. The proposed Mitigated Negative Declaration for the project adequately addresses environmental impacts in the areas of aesthetics, transportation, public services and utilities and service systems and incorporates mitigation measures to insure that the impacts of the project are less than significant. Section 2. Environmental Review. The City Council does hereby approve a Mitigated Negative Declaration of Environmental Impact for the project. Section 3. Action. The City Council does hereby adopt the General Plan amendments included in Exhibit A. On motion of Council Member Carter, seconded by Council Member Brown, and on the following roll call vote: AYES: Council Members Brown and Carter,and Mayor Romero NOES: Council Member Settle and Vice Mayor Mulholland ABSENT: None The foregoing resolution was passed and adopted this Oh day of February 2007. —fir Plffachrnc-f lit 2 Resolution No. 9872(2047 Series) Page 3 Mayor David F.Romero ATTEST: Audrey Ho er City Cler APPROVED AS TO FORM: i Jona an . well City Attorney 3-15— Attachment 2 Exhibit A Downtown Building Height and Intensity Limits General Plan Amendments LU 4.5 Walking Environment Downtown should provide safe, exciting places for walking and pleasant places for sitting. To invite exploration, mid-block walkways, courtyards, and interior malls should be integrated with new and remodeled buildings, while preserving continuous building faces on most blocks. Downtown streets should provide adequate space for pedestrians. There should be a nearly continuous tree canopy along sidewalks, and planters should provide additional foliage and flowers near public gathering areas. To maintain the downtown's appeal for pedestrians, new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh Street,Higuera Street and Monterey Street at noon on the winter solstice. LU 4.13: New Buildings and Views New downtown development nearby publicly-owned gathering places such as Mission Plaza, the Jack House Gardens,LC YC Cheng Park, and similar gathering spaces shall respect views of the hills, framing rather than obscuring them. Adjacent buildings shall be designed to allow sunlight to reach these open spaces, and when planting new trees the potential canopy shall be considered subordinate to maintaining views of hillsides. In other locations downtown, views will be provided parallel to the street right-of-way, at intersections where building separation naturally makes more views available, and at upper-level viewing decks. LU 4.16.4: Building Height New buildings shall fit within the context and vertical scale of existing development, shall not obstruct views from, or sunlight to, publicly-owned gathering places such as Mission Plaza, and should be set back above the second or third level to maintain a street fagade that is consistent with the historic pattern of development. Generally, new buildings should not exceed 60 feet in height. Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives,including design amenities,housing and retail land uses, such as: • Publicly accessible, open viewing spaces at the upper levels • Housing affordability in excess of the Inclusionary Housing Requirement • Energy efficiency beyond State mandated requirements • Adaptive reuse of a historical resource in a manner consistent with the Secretary of the Interior's Standards for Rehabilitation • High residential density(e.g. above 24 units per acre)achieved by a concentration of smaller dwelling units • Street level features such as a public plaza,public seatingand/or public art • A major pedestrian connection between Higuera Street and the Creekwalk,Monterey Street and the Creekwalk,between Higuera Street and Marsh Street,or at another acceptable mid-block location Planning Commission Resolution No.XXXX-06 Exhibit Page 2 • Increased retail floor area,including multi-story retail • Directly implements specific and identifiable City objectives, as set forth in the General Plan, the Conceptual Plan for the City's Center, the Downtown Strategic Plan and other key policy documents • Receiving Transfer of Development Credits for open space protection or historic preservation LU 4.18: Commercial Buildings Outside the Core In General Retail areas adjacent to the commercial core,the pattern of buildings in relation to the street should become more like the core, with shared driveways and parking lots,and no street or side-yard setbacks (except for recessed entries and courtyards). Buildings should not exceed 45 feet in height. LU 3.1.6: Building Intensity The ratio of building floor area to site area(FAR) shall not exceed 3.0. Additional floor area, up to a FAR of 3.75,may be approved for projects in the downtown core. FAR may be approved up to 4.0 for sites in the downtown core that receive transfer of development credit for either open space protection or historic preservation, or that receive density bonuses for affordable housing. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in General Retail districts, they shall not exceed 36 units per acre. So long as the floor area ratio is not exceeded,the maximum residential density may be developed in addition to nonresidential development on a site. Land Use Element Definition Floor Area Ratio (FAR): The floor area of a building or buildings on a lot divided by the lot area. In calculating.FAR,floor area shall mean the conditioned floor area(as defined by Title 24 of the California Code of Regulations)of the building;excluding parking garages and basements, provided the finish floor elevation of the first floor is less than 30"above sidewalk grade. Land Use Element Programs LU 4.20: Visual Resource Study The City will undertake a study of visual resources within the downtown core area to identify potential locations for new public-owned open places with access to views of important scenic resources. The City will consider acquisition of one or more of these open places as resources permit. A range of options for property acquisition, including development agreements, will be considered,consistent with the City's fiscal policies and.objectives. 2/15/2007 J After-chment 2 L Planning Commission Resolution No. XXXX-06 Exhibit A Page 3 LU 4.21: Community Design Guidelines Update The Community Design Guidelines shall be updated to include guidelines for tall buildings within the downtown core area, with a particular focus on guidelines for architectural transitions between new development and existing buildings within the Downtown Historic District. LU 4.22: Parking for Downtown Residents The City should revise the Access and Parking Management Plan (2002) to include a downtown access program for residents in the downtown core area The revision should evaluate various strategies and long-term parking solutions and include implementation recommendations.. Strategies and solutions that may be considered include, but are not limited to, components of Housing Element Programs 6.3.2,6.3.3 and 6.3.4, in addition to: 1. A fee based program to allow limited residential parking in downtown parking structures owned and operated by the City. 2. Criteria for on-site parking (requirements and prohibitions)based on project size, project location, site access criteria,housing type,and feasiblealternativetransportation options. 3. Determination if any downtown core streets should have driveway access restricted. 4. Vehicle parking and storage areas located outside the downtown core area, such as Park and Ride style lots,that can be used by downtown core residents. 5. The development of additional transit programs to increase options for downtown residents. 6. Credit towards parking requirements for projects that implement shared vehicle programs. 2/15/2007 G �O Draft ARC Minutes J Attachment 3 October 15, 2007 Page 2 COMMISSION COMMENTS: The Commission liked the proposed building architecture and felt that it fit in well with the historical context of the neighborhood. They found that the proposed trellises in the street yards were a nice addition to the project and supported the approval of a separate fence height exception to allow them. Commr. Boudreau suggested the applicant consider variations to the color palettes for buildings to add interest. Commr. Root asked for clarification of the proposed lighting and trash enclosures. On motion by Commr. Root to grant final approval based on findings and subject to conditions and code requirements. Seconded by Commr. Hopkins. AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Kambitsis NOES: None RECUSED: None ABSENT: Commr. Palazzo The motion passed on a 6:0 vote. 2. Downtown Core Area. R/TA 50-06; Review of proposed changes to the City's Community Design Guidelines relating to building height in the downtown core; City of SLO, applicant. (Michael Codron) Deputy Director Kim Murry presented the staff report, recommending the Commission recommend that the City Council approve the proposed update to the Community Design Guidelines. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: The ARC appreciated the hard work of staff throughout the process of updating the guidelines, and felt that the final draft guidelines with the new graphics would be a valuable tool to designers, staff,the public and decision-makers in reviewing downtown projects. Commr. Howard discussed language regarding materials and architectural details used on larger downtown buildings, and asked about shade/sun guidelines on the streets listed in the guidelines, as well as for side streets in the downtown core. Commr. Kambitsis questioned how the different guidelines related to setbacks work together and how they might limit the size of buildings downtown. �/9 Attachment 3 Draft ARC Minutes October 15, 2007 Page 3 Commr. Wilhelm noted some needed corrections to the graphic 4.2 on page 3 illustrating building height to street width ratio. The Commission discussed the Design Guidelines related to public plazas (which are not changing), and how the associated building height ordinance performance standard might be implemented. On motion by Commr. Howard to recommend approval to the City Council of the proposed changes to the City's Community Design Guidelines relating to building.height in the downtown core with suggested changes to Figure 4-2 and a.recommendation to not include a graphic regarding building transitions. Seconded by Commr. Root. AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Kambitsis NOES: None RECUSED: None ABSENT: Commr. Palazzo The motion carried on a 6-0 vote. 3. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. 4. Commission: A. Minutes of October 1, 2007 The minutes of October 1, 2007 were approved as submitted. B. Recent Project Review— Lessons Learned Chairperson Boudreau mentioned that the new homes in the Bowden Ranch development were much grander in scale than other homes in the surrounding neighborhood. Commr. Wilhelm noted that the Firestone patio project looks good and that he especially likes the scale and details of the columns. Commr. Howard commented that the shape of the new awnings for "It's A Grind" in the Irish Hills Plaza shopping center off Los Osos Valley Road did not match the adjoining building features. Attachment 4 San Luis Obispo Community Desi�tli. -uidelines `..I-Goals.for Downtown Design Chapter 4 - Downtown Design Guidelines The San Luis Obispo downtown is the heart of the community in several essential ways. The downtown is the city's center for shopping, cultural, entertainment, social, and governmental activities. It is also the area that most strongly defines San Luis Obispo in its national reputation as a livable city, and in how residents and visitors describe San Luis Obispo to those who have not seen it. Many downtown buildings date from the late 19'h and early 20`h century. The plaza around historic Mission San Luis Obispo de Tolosa, including open portions of San Luis Obispo Creek, is the venue for a variety of special events. Nowhere in the city is design more important. 4.1 - Goals for Downtown Design The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. Another principal goal of these guidelines is to implement the vision of the downtown Conceptual Physical Plan wherever feasible. 4.2 - Design and Development Guidelines A. Street orientation. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas, courtyards, or outdoor eating areas. , paAieelarlj—wiEhin the interiers of bleeps, and should generally not exeeed Nfree .steries. T- steF . bui4 iarg �,s afe Ae L le r e ,, a .Me„ ean pr-ev:ae «,, :.:e vupper a7eor- r� e a r.midAntiRl .itr, b be appropriate as fellews- f.."Y" :tien f ffs the height..i'.djaeent st,., .tines to higher pei4iens. tOne goal of the Housing Element of the General Plan is to encourage mixed use projects in the downtown that provide housing on upper floors above the commercial street frontage. Chapter 4-Downtown Design Guidelines November 2002 Attachment 4 San Luis Obispo Community Desigi,Guidelines 4.2, resign and Development Guidelines ' bS should fit in vckh the b viem, of the hills, a4lew Stitilight te.refteh -Publie epen. spaces,. fall, n n , feet. A f�,A, �aller-, jandffh1fli buildifigs'(abeut five star-ies or-;5 feet) may be developed YA,here they vAll nnt nhrtnla vieA'S or sunlight feF publie spares Uesa milew buildings would hka, mere. a B. _Height,scale.Multi-story buildings are desirable because they can provide opportunities for uvver- floor offices and residential units', and can increase the numbers of potential customers forrg ound floor retail uses, which assists in maintaining their viability. Multi-story buildings should be set back above the second or third level to maintain a street fagade that is consistent with the historic pattem of development. maintaining the general similarity of building heights at_the.sidewalk edge. Different building heights may be appropriate as follows: 1. The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion. Some tools to achieve this include: a. In no case may the height of a building at the back of sidewalk exceed the width of the adjoining right-of-way (see Figure 4-2).. b. New buildings that.are.significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions. —One goal of the Housing Element of the General Plan is to encourage mixed use m6ects in the downtown that provide housing on upper floors above the commercial street frontage. c. For new projects adjacent to buildings included on the City's Inventory of Historic Resources there shall be a heightened sensitivity to the [pass and scale of the significant buildings. d. The project provides upper story setbacks from the front building facade alone the street consistent with LUE Policy 4.16.4. At a minimum portions of the building above 50 feet shall be set back sufficiently so that these upper building walls aree� nerally not visible to pedestrians on the sidewalk along the building's frontage(see Figure 4-3). 2. New buildings shall not obstruct views from, or sunlight to publicly-ownedatg hering places including, but not limited to. Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In-these locations, new buildings shall respect views of the hills,framing rather than obscuring them. 3. New buildings should not shade the northerly sidewalk of Marsh Hieuera or Monterey Streets at noon on December 2151. Information demonstratingthis is objective shall accompany all applications for architectural review as detailed on application checklists. Chapter 4-Downtown Design Guidelines November 2002 2 j ;Z z Attachment 4 San Luis Obispo Community Design_sidelines 4.2-1, -Q z and Development Guidelines 4. Tall buildings (between 50 and 75 feet) shall be-designed to achieve multiple policy objectives. including design amenities. housing and retail land uses. Appropriate techniques to assure that tall buildings respect the context of their setting and provide an appropriate visual transition to adiacent structures include, but are not limited to: a. For large proiects that occupy several lots, variable roof heights and architectural features that penetrate the roof plane are encouraged to diminish the mass and scale of the taller structure; b. Reinforce the established horizontal lines of facades in adjacent buildings; C. Maintain the distinction between the fust and upper floors by having a more transparent ground floor. On upper floors,consider using windows or other architectural features that will reinforce.the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building; d. Larger buildings (where frontages exceed 50 feet) should be clearly expressed at the street frontage_by changing material or setback to respect the historic lot pattern and rhythm of downtown development; e. Abrupt changes in building heights and/or roof orientation should be diminished by offsets of building form and mass; f. Use roof overhangs, cornices, dentals, moldings, awnings, and other decorative features to decrease the vertical appearance of the walls; g. Use recesses and projections to visually divide building .surfaces into smaller scale elements; h. Use color to visually reduce the size,bulk and scale of the building; i. Use planter walls and other pedestrian-oriented features on the ground floor such as windows, wall detailing, and public art. J. Consider the quality of natural and reflected light in public spaces within and around the project site and choose materials and colors.to enhance lighting effects with respect to available solar exposure. 5. The following guidelines are established in recognition of the particular service demands of buildings downtown. Planning for the following considerations must be done early so that proposed building designs correctly depict final construction. a. Utility boxes for phone, cable, electricity, natural gas, information systems and/or other services should be located along service alleys, within the building, or in a sub- grade vault. b. Location of backflow prevention devices and the fire sprinkler riser must be identified on project plans submitted for Architectural Review and shall be located inside the building. consistent with County Health Department requirements. Chapter -Downtown Design Guidelines November 2002 .3 Attachment R San Luis Obispo Community Desig„Guidelines 4.1-_eWgn and Development Guidelines c_ Minimum sidewalk width should .be 84eet clear of obstructions for pedestrians (furniture, news racks,.street trees etc.) across 100% of.the_Project frontage. Minor deviations may occur where necessary to preserve street trees, or where right-of-way limitations reduce.available.sidewalk width. While wider sidewalks are desirable they may not be feasible in all locations where on-street parking. loading zones or travel lanes are determined to be a higher priority, and where building setbacks are considered architecturally incompatible. d. Service access to the building for loading and maintenance functions should not exceed 20% of the proiect frontage on any facing street. C. Fagade 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. 1. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades.. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 2. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm,proportion, and spacing of their existing door and window openings. 3. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. Chapter 4-.Downtown Design Guidelines November 2002 4 ,Z f/ Attachment 5 Council Resolution No. (2007 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING AMENDMENTS TO THE COMMUNITY DESIGN GUIDELINES TO INCLUDE GUIDELINES FOR ARCHITECTURAL TRANSITIONS BETWEEN NEW BUILDINGS AND EXISTING DEVELOPMENT IN THE DOWNTOWN CORE AREA (Downtown Core; GPA/TA/ER 50-06) WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing on November 6, 2007, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, considering Planning Application GPA/TA/ER 50-06, a project to amend the Community Design Guidelines to include guidelines for architectural transitions between new buildings and existing development in the downtown core area; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing on October 15, 2007, for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the proposed Community Design Guidelines amendments; and WHEREAS, the proposed amendments are intended to implement General Plan Land Use Element Program 4.21, which reads as follows: LUE Program 4.21: Community Design Guidelines Update The Community Design Guidelines shall be updated to include guidelines for tall buildings within the downtown core area, with a particular focus on guidelines for architectural transitions between new development and existing buildings within the Downtown Historic District. WHEREAS, the Planning Commission and City Council have previously reviewed the Community Design Guidelines Update Progress Report and provided direction to staff regarding the contents of the update; and WHEREAS, the City Council has considered the Initial Study and Mitigated Negative Declaration of Environmental Impact (ER 50-06) for the project, and on February 6, 2007, adopted a Mitigated Declaration of Environmental Impact for the project; and WHEREAS, the City Council has duly considered all evidence, including the testimony of interested parties and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the City Council makes the following findings: 1. The proposed Community Design Guidelines amendments are consistent with the General Plan, which identifies the subject matter of the amendments in Land Use Element Program 4.21. Attachment 5 City Council Resolution No. (2007 Series) Page 2 2. The proposed Community Design Guidelines amendments insure that designers of tall buildings in the downtown core area will have access to written and illustrated guidelines that will further their understanding of key General Plan goals and policies for development in the downtown core area. 3. The proposed Community Design Guidelines update was developed by a subcommittee of the Architectural Review Commission and the Cultural Heritage Committee and both advisory bodies have reviewed the final draft of the proposed update and have recommended its approval. Section 2. Action. The City Council does hereby adopt an update to the Community Design Guidelines as shown in Exhibit A. On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this 6`h day of November, 2007. Mayor David F. Romero ATTEST: Audrey Hooper, City Clerk APPROVED AS TO FORM: J path well, City Attorney 3 -,2 Ce Exhibit "A" Attachment 5 San Luis Obispo Community li_hgn Guidelines Y --- 4.1-Goals for Downtown Design Chapter 4 - Downtown Design Guidelines The San Luis Obispo downtown is the heart of the community in several essential ways. The downtown is the city's center for shopping, cultural, entertainment, social, and governmental activities. It is also the area that most strongly defines San Luis Obispo in its national reputation as a livable city, and in how residents and visitors describe San Luis Obispo to those who have not seen it. Many downtown buildings date from the late 19th and early 20th century. The plaza around historic Mission San Luis Obispo de Tolosa, including open portions of San Luis Obispo Creek, is the venue for a variety of special events. Nowhere in the city is design more important. 4.1 - Goals for Downtown.Design The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. Another principal goal of these guidelines is to implement the vision of the downtown Conceptual Physical Plan wherever feasible. 4.2 -Design and Development Guidelines A. Street orientation. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas,courtyards, or outdoor eating areas. B. Height, scale. Multi-story buildings are desirable because they can provide opportunities for upper-floor offices and residential units', and can increase the numbers of potential customers for ground floor retail uses, which assists in maintaining their viability. Multi- story buildings should be set back above the second or third level to maintain a street facade that is consistent with the historic pattern of development, maintaining the general similarity of building heights at the sidewalk edge_ Different building heights may be appropriate as follows: L. The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion. Some tools to achieve this include: a. In no case may the height of a building at the back of sidewalk exceed the width of the adjoining right-of-way (see Figure 4-2). b. New buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions. —One goal of the Housing Element of the General Plan is to encourage mixed use projects in the downtown that provide housing on upper floors above the commercial street frontage. Chapter 4-Downtown Design Guidelines Amended November 2007 1 C%fft IN Attachment 5 San Luis Obispo Community L.Ign Guidelines 4.1-Goals for Downtown Design c. For new projects adjacent to buildings included on the City's Inventory of Historic Resources there shall be a heightened sensitivity to the mass and scale of the significant buildings. d. The project provides upper story setbacks from the front building fagade along the street consistent with LUE Policy 4.16.4. At a minimum portions of the building above 50 feet shall be set back sufficiently so that these upper building walls are generally not visible to pedestrians on the sidewalk along the building's frontage(see Figure 4-3). The City's General Plan Land Use Element includes policies that explicitly call for upper floor setbacks for downtown buildings. Specifically: • Policy 4.16.4 is intended to insure that new buildings fit within the context and scale of existing development. The policy says new buildings "should be set back above the second or third level to maintain a street fagade that is consistent with the historic pattern of development." • Policy 4.5 says that"new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh street,Higuera Street and Monterey Street at noon on the winter solstice." • Policy 4.13 says that new buildings "nearby publicly-owned gathering spaces such as Mission Plaza ... shall respect views of the hills,framing rather than obscuring them. The objectives embodied in these policies are able to be realized through appropriate building setbacks. The policies are implemented by Design Guidelines Section 4.2.13 and are further illustrated by Figures 4-1, 4-2 and 4-3. These policies and guidelines work together to insure that setbacks are provided for upper stories,consistent with the General Plan. 2. New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to,Mission Plaza,the Jack House gardens,and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them. 3. New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21". Information demonstrating this objective shall accompany all applications for architectural review as detailed on application Figure 4-1 — Solar access at the sidewalk level. Along Marsh, checklists. Higuera and Monterey Street,upper floor setbacks may be required to insure solar access consistent with guideline 4.2.13.3. Chapter 4-Downtown Design Guidelines Amended November 2007 2 .3 -z4P, Attachment 5 San Luis Obispo Community L..�ign Guidelines Exhibit "All4.1-Goals for Downtown Design r ax Height=2'(x+y) Y Max Height=2x x a x Figure 4-2 - Building Height to Street Width Ratio. This figure illustrates guideline 4.2.B.l.a. In this figure, `x' is equal to the distance between the centerline of the street and the building face at the back of sidewalk (usually the property line). 'Y' is equal to the upper-floor setback (measured from the building face at the back of sidewalk to upper-level building faces as shown above). This guideline uses the width of the adjoining street to determine maximum height at the back of sidewalk and the minimum amount of setback required for upper-level building walls. Figure 43 -Visibility of Upper Stories from the Sidewalk. This figure illustrates guidelines 4.2.B.l.d. and provides setback guidance on the minimum amount of setback required for ; upper floors,per the following examples: ; setback= W x s p 5.0 7 sidewalk width(w)= 12.0' secondary(s) primary height(p) 35 50. : d 10 2.7' i r a 25 o — 40 1n all cases, consistency with this guideline will be evaluated ; primary(p) based on a sidewalk width of 12'. The table above provides ; examples of required setbacks for common primary building ; heights. The required setback will be based on the actual primary and secondary heights of the proposed building, which must fit within the context and scale of existing development. Primary building heights should maintain the general similarity of building heights at the sidewalk edge. sidewalk width(w) Chapter 4-Downtown Design Guidelines Amended November 2007 3 �'?-,Z9 ��lt '°� '� Attachment 5 San Luis Obispo Community 1..aign Guidelines 4.1-Goals for Downtown Design 4. Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses. Appropriate techniques to assure that tall buildings respect the context of their setting and provide an appropriate visual transition to adjacent structures include,but are not limited to: a. For large projects that occupy several lots, variable roof heights and architectural features that ® ® � penetrate the roof plane are �0 I encouraged to diminish the mass and scale of the taller structure; Bulk Boz Roof Figure 4.4–Articulated too Oo ©©© ... roofs. Articulated roofs should be used to provide 0 0 interest and to diminish the 7 mass and scale of taller buildings. Articulated Roof b. Reinforce the established horizontal lines of facades in adjacent buildings; I —I I I —r— I Figure 4.5 – Horizontal lines. Reinforcing established horizontal lines is one way to provide a logical transition between adjacent buildings with different heights. C. Maintain the distinction between the first and upper floors by having a more transparent ground floor. On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building; Chapter 4-Downtown Design Guidelines Amended November 2007 4 Attachment 5 Exhibit "A" San Luis Obispo Community Guidelines 4.1-Goals for Downtown Design d. Larger buildings (where frontages exceed 50 feet) should be clearly expressed at the street frontage by changing material or setback to respect the historic lot pattern and rhythm of downtown development; e. Abrupt changes in building heights and/or roof orientation should be diminished by offsets of building form and mass; f. Use roof overhangs, cornices, dentals, moldings, awnings, and other decorative features to decrease the vertical appearance of the walls; g. Use recesses and projections to visually divide building surfaces into smaller scale elements; h. Use color to visually reduce the size,bulk and scale of the building; i. Use planter walls and other pedestrian-oriented features on the ground floor such as windows, wall detailing,and public art. j. Consider the quality of natural and reflected light in public spaces within and around the project site and choose materials and colors to enhance lighting effects with respect to available solar exposure. 5. The following guidelines are established in recognition of the particular service demands of buildings downtown. Planning for the following considerations must be done early so that proposed building designs correctly depict final construction. a. Utility boxes for phone, cable, electricity, natural gas, information systems and/or other services should be located along service alleys, within the building, or in a sub-grade vault.. b. Location of backflow prevention devices and the fire sprinkler riser must be identified on project plans submitted for Architectural Review and shall be located inside the building, consistent with County Health Department requirements. C. Minimum sidewalk width should be 8-feet clear of obstructions for pedestrians (furniture, news racks, street trees etc.) across 100% of the project frontage. Minor deviations may occur where necessary to preserve street trees, or where right-of-way limitations reduce available sidewalk width. While wider sidewalks are desirable, they may not be feasible in all locations where on-street parking, loading zones or travel lanes are determined to be a higher priority, and where building setbacks are considered architecturally incompatible. d. Service access to the building for loading and maintenance functions should not exceed 20% of the project frontage on any facing street. Chapter 4-Downtown Design Guidelines Amended November 2007 5 �-3/ HAV A*tachment 5 San Luis Obispo Community"Ign Guidelines Exhibit 4.1-Goals for Downtown Design C. Fagade 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. 1. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 2. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. 3. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. JV Figure 4-6—Maintain storefront rhythm 4. Individual storefront proportions. Storefronts should not overpower the building fagade, and should be confined to the area framed by the support piers and the lintel above,consistent with classic "Main Street"architecture. 5. Wall surfaces. Wall surfaces; particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: • Dividing the facade into a series of display windows with smaller panes of glass; Chapter 4-Downtown Design Guidelines Amended November 2007 6 Alaci pry Genf 5 San Luis Obispo Community sign Guidelines t „ pgh i[lea i°t IIA,o 4.1-Goals for Downtown Design • Constructing the facade with small human scale materials such as brick or decorative tile along bulkheads; • Providing traditional recessed entries; and • Careful sizing, placement and overall design of signage. pediment Ornamentation cornice corbels window lintel window sash multi paned glazing , s: .. window sill signboard(fascia) transom window display window ti p f'.j pilaster recessed double doors bulkhead reveal Figure 4-7—Downtown building design elements. 6. Doorways. Doorways should be recessed, as described in Section D.3, below, and shown in Figure 4-9. 7. Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a"bulkhead," of 18 to 36 inches in height. Bulkheads should be designed as prominent and visible elements of building facades, and should be treated sensitively to ensure compatibility with the overall appearance of the building. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. Chapter 4-Downtown Design Guidelines Amended November 2007 7 22 F��0�6Attachment 5 San Luis Obispo Community i,,sign Guidelines V 4.1 Goals for Downtown Design D. Materials and architectural details. While downtown buildings have a variety of materials and architectural details, several consistent themes in these aspects of design in the downtown have helped to define its distinctive character. 1. Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the t building design is simple (perhaps more monolithic), a finely textured .......... material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. The following materials are considered appropriate for buildings within the Figure 4-8—Quality of finish materials. downtown. • Exterior plaster(smooth troweled preferred) • Cut stone, rusticated block(cast stone),and precast concrete • New or used face-brick • Ceramic tiles (bulkhead or cornice) • Clapboard(where appropriate) • Glass block(transom) • Clear glass windows The following exterior finish materials are considered inappropriate in the downtown and are discouraged: • Mirrored glass and heavily tinted glass • Windows with false divisions (i.e., a window where the glass continues uninterrupted behind a surface mounted mullion) • Vinyl and aluminum siding • Painted or baked enamel metal awnings • Rough"Spanish lace"stucco finish • Plywood siding • Corrugated sheet metal Chapter 4-Downtown Design Guidelines Amended November 2007 San Luis Obispo Community"gn Guidelines 4.1-Goals for Downtown Design • Corrugated fiberglass • Split face concrete block • Exposed concrete block without integral color 2. Remodeling. Storefront remodeling often covers original decorative details, or retains them only as visual "leftovers." Existing details should not be wasted in remodeling efforts. If enough remain, they can be restored as part of the original design. If only a few remain, they can be incorporated as design features in a new storefront. In either case, the design of changes to a fagade should grow out of the remaining traditional details and create a harmonious background that emphasizes those details. 3. Doorways. Doors and storefront systems should be of materials and have details and ornament _ w appropriate to the building wall materials (for example, an older brick building would more appropriately have wood and glass doors with brass fittings than aluminum-framed doors). See — — Figure 4-9. • Storefront entrance doors should be recessed within the ` building fagade to provide an area for pedestrians to `�'. � '' transition from the interior ( r space to the public sidewalk. The appropriate depth of the recess will depend upon the storefront design and available space, but should be at least the width of the entrance door. Figure 4-9-A quality doorway for upper floor uses • Doors themselves should be primarily of glass,to avoid conflicts between entering and exiting patrons. • Door and entry designs and materials should be compatible with the other storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials. 4. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not. Chapter 4-Downtown Design Guidelines Amended November 2007 9 J-J.y I:5� _ Attachment 5 San Luis Obispo Community Lsign GuidelinesExh D' 9l*-� ) 4.1-Goals for Downtown Design • When windows are added or changed, it is important that the design be compatible with the themes common on the same block. • Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. • Permanent, fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside, behind the window display area. • Traditional storefront transom windows should be retained whenever feasible. If the ceiling inside the structure has been lowered, the ceiling should be stepped up to meet the transom so that light will penetrate the interior of the building. • Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space. 5. Awnings. Awnings should be retained and/or incorporated where feasible and compatible with the storefront. • Where the facade of a commercial building is divided into distinct bays (sections defined by vertical architectural elements, such as =`« masonry piers), awnings should be : placed within the vertical elements Y _•; ' s rather than overlapping them The awning design should respond to the scale, proportion and rhythm created ` by the bay elements and fit into the } space created by the bay. • Awning shape should relate to the 1^ window or door opening. Barrel- shaped awnings should be used to complement arched windows while square awnings should be used on . rectangular windows. See Figure 4- 10. �- _nom: • Awnings may not be internally - illuminated. Figure 4-10—Awning shape relates to • Awnings can be either fixed or opening retractable. • The materials and color of awnings need to be carefully chosen. The use of second floor awnings shall be coordinated with lower storefront awnings. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or other glossy materials are not appropriate. • Awnings should be functional and at least four feet wide. Chapter 4-Downtown Design Guidelines Amended November 2007 10 2 3 & �ent A*taci�rr San Luis Obispo Community`bcsign Guidelines Exhibit I9 4.1-Goals for Downtown Design • A single building face with multiple tenants should use consistent awning design and color on each building floor, unless the building architecture differentiates the separate tenancies. See Figure 4-11. ui. Figure 4.11—Same awning style on upper and lower floors. 6. Other details. A number of other details should be incorporated into exterior building design to add a degree of visual richness and interest while meeting functional needs. These details include such items as: • Light fixtures,wall mounted or hung with decorative metal brackets • Metal grillwork, at vent openings or as decorative features at windows, doorways or gates • Decorative scuppers,catches and down-spouts,preferably of copper • Balconies,rails,finials,corbels,plaques,etc. • Flag or banner pole brackets. • Crafted artworks. E. Public spaces, plazas and courtyards. Public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches and fountains,and by continuing the pavement treatment of the sidewalk. • Plazas and courtyards are encouraged within the downtown. • Primary access to public plazas and courtyards should be from the street; secondary access may be from retail shops,restaurants, offices, and other uses. • Shade trees or architectural elements that provide shelter and relief from direct sunlight should be provided. • Courtyards should be buffered from parking areas or drive aisles by low walls, landscaping, or other features to clearly define the edges of the pedestrian space. • Ample seating should be provided. • Bicycle parking should be provided. Chapter 4-Downtown Design Guidelines Amended November 2007 11