HomeMy WebLinkAbout04-06-2015 ARC Item 2 - 11321 LOVRMeeting Date: April 6, 2015
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review request for exceptions to the City’s Sign Regulations for three new
identification signs, decorative entry walls, tree removals, and associated landscaping plan;
categorical exemption from environmental review.
PROJECT ADDRESS: 11321-11359 Los Osos Valley Rd. BY: Jaime Hill, Senior Planner
Irish Hills Hamlet Phone Number: (805) 781-7010
Email: JHill@slocity.org
FILE NUMBER: ARCH-0902-2015 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION: Adopt the draft resolution (Attachment 1) approving the proposed
sign package, including three freestanding entry signs (one with illumination) exceeding the
allowed sign area, decorative entry walls, and approving the landscape plan, based on findings,
and subject to conditions of approval.
SITE DATA
Applicant
Representative
CI Investors Lic A CA Lic
David Farmer
Submittal Date
Complete Date
02/04/2015
03/272015
Zoning Medium-High Density Residential
(R-3)
General Plan Medium-High Density Residential
Site Area ~6.8 Acres
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines section 15311 (Accessory
Structures).
SUMMARY
The proposed project includes new identification signage, decorative entry walls, and
landscaping to enhance the exterior aesthetics of the existing 146 unit apartment complex known
as the Irish Hills Hamlet. The proposed project includes three new entry signs, one with external
illumination, low decorative entry walls, and new landscape plantings and water management
system. The proposed signage requires exceptions to the sign regulations to allow three signs
with a total area of 36-square feet along one frontage, where one sign per frontage with a total
area of 20-square feet is permitted. An exception is also requested to allow illumination of the
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primary identifying sign at the corner of Los Osos Valley Road and Royal Way, as no
illuminated signs are otherwise allowed in residential zones. The plans indicate that the common
gathering area at the center of the site, which includes a large lawn area and semi-enclosed game
court, will be improved at a future date as an effort by the property owner to improve the overall
aesthetic appeal of the complex. Staff is supportive of the proposed signage, entry walls and
landscaping improvements, as they are appropriate for the scale and location of the residential
development, will strengthen the identity of the apartment complex, and will enhance the
outdoor experience for residents.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the intent of the Sign
Regulations and the Community Design Guidelines applicable to signs and landscaping.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of approximately 6.8 acres of developed land in the Residential
zone. The site was developed in the early to mid-1970’s as a 146 unit apartment complex
with approximately 102,180 square feet of buildings divided among multiple buildings,
with parking and landscaping and shared amenities located throughout. Other than minor
repairs, the development is largely unchanged from its original design and is now
showing the effect of wear and tear and changing aesthetics. The project site is directly
accessible from Los Osos Valley Road and Royal Way. Surrounding uses and zoning
include:
North R-1 (Single-Family Residences
South O (Office), R-1 (Single-Family Residences), R-2 (Multi-Family Residences)
East R-1 (Single-Family Residential)
West PF (Laguna Lake Municipal Golf Course)
2.2 Project Description
The project includes replacement of existing signage with three monument signs, and the
addition of five sets of low entry walls, landscaping, and associated site furniture
(Attachment 2, project plans). Project features and locations include:
a. Signage and Entry Walls
1. Corner of Los Osos Valley Road and Royal Way - decorative walls angled toward
the corner of the property, with an externally illuminated monument sign
embedded at the center.
2. Los Osos Valley Road North - decorative walls flanking the drive aisle with one
non-illuminated sign.
3. Los Osos Valley Road Mid-Entry - decorative walls flanking the pedestrian
walkway with one non-illuminated sign.
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4. Royal Way Mid Drive - decorative walls flanking the drive aisle with no signage.
5. Royal Way End Drive - decorative walls flanking the drive aisle with no signage.
b. Landscaping
1. Removal of nine mature trees, including seven pines and two eucalyptus.
2. A varied planting pallet designed to create ten distinct “neighborhood nodes” with
six different garden area plant groupings, as well as a rose garden, vegetable
garden, and turf areas.
3. Miscellaneous site furniture and fencing, including benches, tables, trash and ash
receptacles.
3.0 PROJECT ANALYSIS
3.1 Landscaping Detailed Descriptions: The project proposal includes a detailed
landscaping plan meant to refresh and update the common areas of the apartment complex.
Nine existing trees would be removed, including seven pines and two eucalyptus, which are
currently causing structural or utility damage on the property. However, these trees will more
than be replaced with a variety of evergreen, deciduous, and flowering tree varieties. The
general concept for the site is to replace the sparse 1970’s landscaping with ten
“neighborhood nodes” to provide the residents with unique experiences within the larger site.
The plant palettes will be a mix of six different garden area plant groupings, as well as a rose
garden, vegetable garden, and turf areas. The six plant palettes include 1) Traditional Garden
Areas 2) Perennial Garden Areas 3) Formal Garden Areas 4) Tropical Garden Areas 5) Shade
Garden Areas, and 6) Woodland Garden Areas. Plant palettes including trees, groundcovers,
shrubs, espaliers and ornamental grasses for each area type are described in the project plans,
pages LC-1, 2 and 7.
With the new landscaping, a water management program for the site will be instituted. This
includes a new irrigation water meter, mainline, valves and water application devices, all
designed for recycled water. Together with the replacement of 36,480 square feet of existing
turf with 16,200 square feet with new drought tolerant Fescue blend, total water usage is
anticipated to be reduced by one-half.
3.2 Entry Walls: Five sets of decorative screen walls are proposed within the yard setbacks,
four flanking vehicle and pedestrian entrances around the perimeter of the site, and a fifth at
the corner of Los Osos Valley Road and Royal Way. All of the proposed structures are
within existing landscape areas, which would be refurbished as part of the project. As
described in section 3.2, below, three of the five freestanding walls would be overlaid with
identifying signage. The walls are designed to stager in height from approximately three to
five-feet, and will be constructed of CMU block with stucco finish and “Sonorastone Terra”
wall caps. Three different natural stucco colors would correspond to the various sections of
the walls, with a muted “Bunglehouse Grey” covering the predominant 3.5-foot tall wall
segments, a bolder “Decorous Amber” highlighting the 4-foot 10-inch end columns, and a
lighter “Ramie” occupying the 4-foot 2-inch tall center portion of the largest structure at the
corner of Los Osos Valley Road and Royal Way.1
1 Project Plans LC3-LC 6
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a. Wall 1 at the corner of Los Osos Valley Road and Royal Way would be set to bracket
the corner of the site, with street yard setbacks ranging from 9-feet 3-inches from
Royal Way to 12-feet 8-inches from Los Osos Valley Road. Height would stagger
from 4’-10” at the end column, to 3’6” sections surrounding the center 4’-2” wall
where the primary signage would be located, as described below.
b. Wall set 2, at the Los Osos Valley Road North entry, includes two 17’- 4” long walls
flanking the drive aisle, set back from the street property line 11-feet. Each of the
walls includes a 4’- 10” tall end column and a long 4’-2” wall. One of these two walls
would also include identification signage described below.
c. Wall set 3, at the pedestrian entry at the mid-point of the development along Los Osos
Valley Road, includes two 14’ – 2” long walls flanking the walkway, set back from
the street property line 9’ – 9”. Each of the walls includes a 4’- 10” tall end column
and a long 4’-2” wall. One of these two walls would also include identification
signage described below.
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d. Wall set 4, at the Royal Way Mid Dive Entry, includes two walls flanking the
driveway. To the left of the entry (north) the 9’-5” long wall would be set back from
the street property line 10’-4”; to the right of the entry (south), the 11.5-foot long
wall would be set back 9’-8” from the street property line. Each of these wall would
include a 4’- 10” tall end column and a long 4’-2” wall. The wall south of the entry
would also tie into the existing trash enclosure, which will be refurbished with a
stucco finish to match the end column in “Decorous Amber”.
e. Wall set 5, at the Royal Way End Drive Entry, includes two walls flanking the
driveway. To the left of the entry (north) the 21’-9” long wall would be set back from
the street property line 8’- 9”; to the right of the entry (south), the 10’-8” long wall
would be set back 13’- 1” from the street property line. Each of these wall would
include a 4’- 10” tall end column and a long 4’-2” wall.
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3.3 Signage: The applicant has proposed to utilize three of the freestanding entry walls for
signage identifying the Irish Hills Hamlet apartments. The wall located at the corner of Los
Osos Valley Road and Royal Way would be the primary complex identifier, and would be
embellished with insets of copper quartzite square stone tiles and individual brass letters
identifying the complex name and address, with illumination provided by an LED up-light.
Entry walls at the far north vehicle entry on Los Osos Valley Road and at the pedestrian
entry at the mid-point of the development along Los Osos Valley Road would also have
individual brass letters identifying the complex name and address. Each sign will act as an
entry point and site identifier for both pedestrians and vehicular traffic. Cumulative square
footage of the three signs is 36-square feet total, where 20-square feet is allowed.
a. Sign 1 at the corner of Los Osos Valley Road and Royal Way is embedded in the
entry wall with a recessed inlay of copper quartzite square stone tiles and individual
brass lettering with the name and address of the development. The actual sign area is
approximately 15 square feet (10’ by 1.5’) within a low entry wall support structure.
This corner sign will be the main way-finding and entrance sign for the apartment
complex. Lighting would be provided by a LED light bar, which would focus light
onto the sign face.
b. Sign 2 at the Los Osos Valley Road North entry includes individual brass letters
identifying the complex name and address on the face of the low entry wall support
structure. The actual sign area is approximately 8 square feet (8’ by 1’). No
illumination is proposed.
c. Sign 3 at the pedestrian entry at the mid-point of the development along Los Osos
Valley Road would also consist of individual brass lettering identifying the name of
the complex on the face of the low entry wall support structure. The actual sign area
is approximately 8 square feet (8’ by 1’). No illumination is proposed.
Sign Regulations The project is located within the R-3 (Medium-High-Density Residential)
zoning designation, which allows for one sign on each street frontage, with a maximum
cumulative area of 20-square feet. Illumination is not permitted, except for directory signs.2
The ARC has the authority to approve a sign package which is inconsistent with the allowed
height, number, type, location, setback, size, or maximum area standards upon making at
least one of the following findings3:
1. There are exceptional or unusual circumstances applying to the property involved
which do not apply generally to properties in the vicinity with the same zoning, such
as, but not limited to:
a. The presence of a legal, nonconforming use;
b. Visual obstructions;
c. Unusual building location on-site;
d. Unusual building design, architectural style, or historic significance.
2. The sign for which an exception is requested is a nonconforming sign that acts as a
neighborhood landmark or focal point while not disrupting views of prominent
2 Sign Standards by District 15.40.460
3 Exceptions to Sign Standards Chapter 15.40.600
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community landscape features. When granting an exception, the ARC or the Director
shall require that as many nonconforming elements of the sign as possible be
eliminated while allowing its basic form and character to remain.
3. The exception is consistent with the intent and purpose of the sign regulations (see
Section 15.40.110) and will not constitute a grant of special privilege or entitlement
inconsistent with limitations applied to other properties in the vicinity with the same
zoning.
4. The sign exception is for superior design and will not result in visual clutter and is
consistent with the intent and purpose of these Sign Regulations.
Staff Analysis The proposed entry walls and signage, combined with the new landscaping
improvements, will help unify this large residential development, and provide a much-needed
revitalization of the grounds. Because of the sites large frontage area along a Parkway
Arterial (Los Osos Valley Road), the additional signage, both in number and total sign area,
is appropriate and consistent with the intent of the sign regulations to allow an effective
means of communication while protecting the community from visual blight brought on by a
proliferation of excessive signage.
4.0 ALTERNATIVES
1. Continue the project. If the ARC continues the project, specific directional items should
be clearly indicated to staff and the applicant.
2. Deny the project. Action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the Sign Regulations and
Community Design Guidelines.
5.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Project Plans
Included in Committee member portfolio: Project Plans
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING NEW ENTRY WALLS, LANDSCAPING, AND SIGNAGE,
INCLUDING EXCEPTIONS TO THE SIGN REGULATIONS PERTAINING TO
NUMBER, TOTAL AREA, AND ILLUMINATION, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED APRIL 6, 2015 (11321-11359 LOS OSOS
VALLEY ROAD, R-3 ZONE; ARCH-0902-2015)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 6, 2015, pursuant to a proceeding instituted under ARCH-0902-
2015, CI Investors Lic A CA Lic., applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by the staff at said hearings.
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0902-2015), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity because the proposed landscaping, entry walls and signage will be
subject to conformance with all applicable building, fire, and safety codes.
2. Consistent with the City’s Sign Regulations and Community Design Guidelines, the
proposed improvements incorporate articulation, massing, and a mix of color/finish materials
that are complementary to the existing structures, while enhancing the exterior aesthetics of
the development.
3. The proposed sign program, including three signs with a total area of 36-square feet and
external illumination of the primary identification sign is consistent with two of the three
potential findings for approval of an exception from the Sign Regulations (Section
15.40.610):
a. Finding A: There are exceptional or unusual circumstances applying to the
property involved which do not apply generally to properties in the vicinity with
the same zoning, including the long frontage with multiple points of entry along a
Parkway Arterial (Los Osos Valley Road).
ATTACHMENT 1
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Resolution No. ARC-####-15 Page 2
11321 Los Osos Valley Road, ARCH-0902-2015
b. Finding C: The exception is consistent with the intent and purpose of the sign
regulations (see Section 15.40.110) and will not constitute a grant of special
privilege or entitlement inconsistent with limitations applied to other properties in
the vicinity with the same zoning, as the proposed signage has been designed to
effectively communicate the developments identity and points of entry, in a
simple, attractive manner.
c. Finding D: The sign exception is for superior design will not result in visual
clutter and is consistent with the intent and purpose of theses Sign Regulations as
they are part of an overall site improvement plan including screening walls and
decorative landscaping.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project
site is surrounded by urban uses and is consistent with the general plan land use designation. The
approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Department
1. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC. A separate full-size sheet shall be included in working
drawings submitted for building and permits that list all conditions, and code requirements of
project approval as Sheet No. 2. Reference should be made in the margin of listed items as to
where in plans requirements are addressed. Any change to approved design, colors, materials,
landscaping or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. Plans submitted for building and sign permits shall call out the colors and materials of all
proposed surfaces and other improvements on elevation drawings.
3. The locations of all lighting shall be included in plans submitted for building and sign
permits. The selected fixture shall be shielded from view, and shall utilize a focused light that
does not allow light or glare to shine above the horizontal plane of the top of the sign or onto
any public right-of-way or adjoining property.
4. Maximum illumination level of the primary identification sign shall not exceed 10 luxes (1-
foot candle) measured at a distance of 10 feet from the sign.
5. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
ATTACHMENT 1
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Resolution No. ARC-####-15 Page 3
11321 Los Osos Valley Road, ARCH-0902-2015
6. Any proposed landscape lighting shall be shown on plans submitted for a building permit and
plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than
approximately 15 watts) for the purpose of confining the light to the object of interest.
7. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and the screen walls. The
size and configuration of such equipment shall be subject to review and approval by the
Utilities and Community Development Directors.
Engineering Division – Public Works/Community Development Department
8. The building plan shall note or show that any section of damaged or displaced curb, gutter,
sidewalk, and driveway approach will be repaired or replaced to the satisfaction of the Public
Works Department.
9. The building plan submittal shall show the existing curb ramp to be replaced, altered or
upgraded to comply with current ADA and City Engineering Standard #4440. The current
city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp.
10. The building plan submittal shall show all the existing driveway approaches to be upgraded
to comply with City and ADA standards. The current City and ADA standard requires a 4’
accessible sidewalk extension behind the ramp.
11. The building plan submittal shall show all existing and proposed utilities. The existing City
gravity sewer main shall be shown for reference.
12. The building plan submittal shall show one 15-gallon street tree for each 35 linear feet of
street frontage.
13. Any tree greater than 20-inches diameter at shoulder height shall be subject to a tree removal
permit.
Building and Safety Division - Community Development Department
14. Construction of signs and supporting walls require a building permit, including plans of
proposed wall construction and signage mounting.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
ATTACHMENT 1
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Resolution No. ARC-####-15 Page 4
11321 Los Osos Valley Road, ARCH-0902-2015
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 5th day of January, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
ATTACHMENT 1
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