HomeMy WebLinkAbout07-20-2015 ARC Item 1 (ARCH-1064-2015 -- 12424 LOVR)Meeting Date: July 20, 2015
Item Number: 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of the rebranding of an existing ARCO gas station site to a Chevron gas station, including replacement of the existing canopy and signage and minor building façade modifications, with a categorical exemption from environmental review.
PROJECT ADDRESS: 12424 Los Osos Valley Road BY: Jaime Hill, Senior Planner Phone Number: 781-7010 e-mail: jhill@slocity.org
FILE NUMBER: ARCH1064-2015 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION:
Adopt the draft resolution (Attachment 1) approving the proposed replacement canopy and
signage and minor building façade modifications, based on findings, and subject to conditions of
approval.
SITE DATA
Applicant Bruce Sayahan
Representative J.R. Beard
Lhb & Associates
Submitted
Complete
Zoning
March 12, 2015
May 14, 2015
Tourist Commercial (C‐T) zone
General Plan Tourist Commercial
Site Area ~.75 Acres
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines section 15311 (Accessory
Structures).
SUMMARY
The proposed project includes rebranding of the existing ARCO gas station into a Chevron gas
station, with new canopy and minor building façade improvements, and a new sign program.
Structural improvements include replacement of the pump canopy with a larger structure that
would fully cover the fuel pump area, and a new gable feature on the west building façade and
revised color scheme. The existing building, pu mps, landscaping, and other site improvements
would be retained.
PJD
ARC1 - 1
ARCH1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 2
The proposed sign plan includes eight internally illuminated cabinet signs: three canopy signs,
one building sign, and a pylon holding four distinct signs. Similar to previous redevelopment
proposals for this site, the most recent in 2010 (ARC-C 129-09), the app licant would like to
maintain the sign exceptions, and has requested an additional exception to replace the existing
pylon sign with an increased number of sign faces and sign area. As part of the earlier reviews,
the ARC determined that in order to maintain the sign exceptions, the applicant could only
modify the face of the existing pylon sign, with the cabinet remaining as built.
Staff is generally supportive of the new canopy size and building modifications, but recommends
modifications to the applicant’s color and material pallet and proposed sign program as discussed
below (Section 3.0, Project Analysis). The most significant concerns with the sign program relate
to the number of signs and total sign area on the pylon, materials and excessive use of accent
lighting on the new canopy, and overall cohesiveness of project elements. In the Tourist-
Commercial (C-T) zone a maximum of two signs with a cumulative area of 200 square feet is
allowed, 72-square feet of which may be w ithin a pylon sign With incorporation of
recommended revisions, the site improvements and new signage could enhance aesthetics and
bring the site closer to conformance with the City’s Community Design and Sign Regulations.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in term s of its consistency with the Community Design
Guidelines and Sign Regulations.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of approximately 0.75 acres of developed land in the Tourist
Commercial (C-T) zone. The project site is currently developed with a 1,717 square foot
convenience store and 1,512 square foot metal canopy covering four fuel pumps, with
parking and landscape improvements. There is minimal existing landscaping on the site.
Existing signage includes five internally illuminated cabinet signs, including two small
canopy hallmarks, two building signs, and a 16-f oot tall pylon sign with two sign faces.
The project site is bordered by, and take s access from, Madonna Road and Los Osos
Valley Road. Surrounding uses and zoning include:
North C-S-S (Service Commercial with Special Considerations); car dealerships
South US 101
East C-T (Tourist Commercial); bus station and restaurant
West Los Osos Valley Road; Outside City Limits
2.2 Project Description
The project includes a new gable roof feature on the west el evation of the building and a
new color palate, a larger replacement fuel canopy with LED lighting features, and new
site signage (Attachment 2, Proposed Plans). Including:
ARC1 - 2
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 3
Existing Gas
Station Structures
& Signs
Proposed Gas Station
Structures & Signs
Allowed by
Sign Regulations
Building Facade Hip Roof with
cupola
New Gable on west
elevation
‐‐‐
Canopy
1,512 sf
16‐foot 2‐inch
height gable roof
2,592 sf
19‐foot 6‐inch height
flat roof
‐‐‐
Pitched Roof1
Pylon Sign
Number of Faces
Height
Total Area
2 (2‐sided)
16 feet
55 sf
4 (2‐sided)
16 feet
80 sf
‐‐‐
16 feet
72 sf
Canopy Signs
Number
Total Area
2
4 sf
3
49 sf
‐‐‐
100 sf Building Signs
Number
Total Area
2
43 sf
1
27 sf
Total Sign Area 149 sf 156 sf 200 sf
Number of sign faces 8 12 2
2.3 Previous Review
The site has a history of previous redevelopment and signage review.
1988 (ARC 189-88), ARCO AM/PM Signs
1994 (ARC 99-94), Ice Cream Cone Sign
1999 (ARCMI 148-99), Modifications to existing building fascia and signage
2009 (ARC-C 129-09), Conceptual review of site redevelopment
3.0 PROJECT ANALYSIS
Together with other direction provided in the Community Design Guidelines, staff has relied
heavily on Section 3.4.D, which specifically addresses site planning and building design of
Service Stations, and Section 6.6, which provides direction on design and details of signs that
are considered desirable. Relevant CDG policies are provided following the staff analysis.
3.1 Building Improvements: The applicant has proposed to re tain the existing convenience
store, refreshing its appearance with a new metal gable over the main entrance on the west
façade, and painting the structure. The gable end would be in-filled with horizontal wood
siding to relate to the vertical siding on the st ructure. The color pallet has been selected to
coordinate with the Extra Mile Convenience Store standard s, including a neutral beige
1 CDG 3.4.D.2.d strongly encourages roof treatments with a low to moderate pitch.
ARC1 - 3
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 4
primary body color, with brown and maroon accents at and below the fascia boards and base
of the structure. A color and material board will be available at the ARC hearing.
Figure 1: Convenience Store West Elevation
Staff Analysis: With the increased hei ght of the new fuel canopy, as discussed below, the
building will no longer be screened by the canopy, but will be visible through and under the
structure. The proposed embellishment of the r oof with a gable featur e will highlight the
building entry and modernize the overall look of the structure. The proposed color palette
includes earthy tones that appear are compatible with the trademark colors for the “Extra
Mile” convenience chain, whose sign is proposed to be locate d over the convenience store
entrance and as a separate sign on the pylon. Th e ARC should discuss how these earthy tones
relate to the stark iridescent white and blue of the canopy, wh ich is associated with the
Chevron brand. Staff recommends that a more harmonious palette of colors for the building
and signs be selected to add additional cohesiveness to site improvements.
Community Design Guideline 1.4.A.7: Minimize the use of “stock” plans and designs
in corporate and franchise architecture.
Community Design Guideline 3.1.B.13: Every structure should be designed with
specific consideration for adequate signing, including provisions for sign placement,
sign scale in relation to building scale, and readability. The colors, placement, and
materials of all signs should be integrated with the architecture and façade details of
the structure.
Community Design Guideline 3.4.D.2.b: All structures should be architecturally
consistent and related to an overall architectural theme.
Community Design Guideline 6.6.C: The colors and materials of signs should
complement the architectural style of the building.
Community Design Guideline 6.6.G. When more than one type of sign is used in a
project, the styles of the signs should be consistent with one another so that the effect
of the overall program is harmonious.
3.2 Fuel Canopy: The existing canopy that currently provi des coverage of approximately
ARC1 - 4
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 5
1,500 square feet would be demolished and replaced with a new 2,592 square foot metal
canopy, which would completely co ver the existing fuel dispense rs and vehicle fueling area
between Los Osos Valley Road and the c onvenience store. The existing canopy provides
approximately 12-feet of height clearance which is below the minimum clearance required by
the Department of Transportation (13’6”). The applicant has proposed a flat roof canopy with
a total height of 19-feet 6-inches, which provides 16-feet of clearance to accommodate RVs
and larger vehicles. At the proposed height the canopy would be slightly taller than the
existing building, which is 19-feet 2-inches tall. The fascia of the canopy is proposed to be
clad in iridescent white and blue ACM, with LED accent lighting along the entire length of
the canopy. Along the east and we st elevations (fronting LOVR and the convenience store),
the fascia would be primarily white, with a strip of illuminated blue along the base. Along the
south and north elevations the fascia would be primarily blue, with a strip of illuminated
white along the top and wrapping the ends. Structural columns would be clad in steel.
Canopy signage, which is described in detail be low, would include thr ee cabinet signs on the
north, east, and south elevations.
Figure 2: Canopy West/East Elevation Figure 3: Canopy South/North Elevation
Staff Analysis: Recognizing the need to serve larger ve hicles, staff retains concerns that the
size, scale, and design of the proposed canopy is overly large fo r the site and overwhelms the
existing structure. The proposed fl at roof design, together with th e choice of glossy materials
and LED accent lighting that rings the structure lend the appearance of “stock” architecture,
which is strongly discouraged in the Community Design Guidelines, specific to Service
Station design (see Community Design Guidelin es Policies 3.4.D, below). When combined
with the internally i lluminated cabinet signage proposed for the canopy, the shiny ACM and
bright blue and white LED li ght features function as addi tional signage, which is both
redundant and contributes to overall sign and light clutter on the site.2 Further, the project is
located just north of San Lu is Creek, and east of undevelo ped County grazing land, which
makes this an area of transition from the outlying rural areas and more intensive urban
development to the north. The pr oposed canopy lighting is inco mpatible with the immediate
2 Sign Regulations 15.40.430.2: The light source, whether internal to the sign or external, shall be shielded from
view. This requirement is not intended to preclude the use of diffused exposed neon.
LED Accent Lights
ARC1 - 5
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 6
surroundings, and would detract from the character and quality of the area. The ARC should
discuss the height of the canopy structure as it relates to the site and existing improvements,
and appropriateness of colors, materials and lighting. There are examples of Chevron stations
here in San Luis Obispo that have used highe r quality, neutral colored materials to great
success. Below is an image of the Chevron sta tion at the corner of Monterey Street and
Garfield Streets, across from the La Cuesta Inn, as an example.
Figure 3: Monterey Street Chevron Station
Community Design Guideline 3.4.D.1.c: Service and wash bays should not face
streets or residential properties. The visibility of service and wash bays should
otherwise be minimized.
Community Design Guideline 3.4.D.2.a: Site specific architectural design is strongly
encouraged. Corporate or franchise “stock” design solutions are strongly
discouraged.
Community Design Guideline 3.4.D.2.c: High quality building materials are
encouraged. Reflective, glossy, and florescent surfaces are discouraged.
Community Design Guideline 3.4.D.2.d: The roof design of all structures, including
pump canopies, should incorporate roof treatments with a low to moderate pitch. Flat
roofs or mansard roof applications are strongly discouraged unless they are
consistent with an established and attractive architectural theme in the vicinity.
Community Design Guideline 3.4.D.2.e: Gas pump canopies should not be interally
illuminated. Light fixtures shall be completely recessed into the canopy so that the
light source is concealed.
Community Design Guideline 6.6.L: Where permitted, lighting for signs shall not
create a hazardous glare for pedestrians or vehicles either in a public street or on
any private premises. The light source shall be shielded from view (Section 15.40.170
I of the Sign Regulations.
Community Design Guideline 1.4.C.6: Control outdoor lighting to provide necessary
security, but not spill onto adjacent properties or impair the view of the night sky.
3.3 Sign Package Detailed Description: The applicant’s proposed sign package for the
fueling station includes three sign types;
1) Pylon sign within the street yard setback including a 16-foot tall pole with four
ARC1 - 6
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 7
internally illuminated cabinet signs (Chevr on name and logo, gas pricing, Extra Mile
Convenience Store and Seattle’s Best Coffee) with a cumu lative area of 156 square
feet;
2) Three canopy signs with internally illuminated letters and logos including the word
“Chevron” on the north and south canopy fascia, and the Chevron logo on the western
canopy fascia. Total cumulative area on the ca nopy is proposed to be 49 square feet;
and
3) One building internally illuminated cabinet wall sign for the Extr a Mile Convenience
store is 27 square feet.
Figure 4: Pylon
Staff Analysis: The maximum number and area of signa ge allowed in the C-T zone is two
signs not to exceed 200 square feet total.3 Given the site’s location on an arterial street, one
of the allowed signs is permitted to be a pylon sign with a maximum area of 72-square feet.4
Past sign programs approved for the site have al lowed the existing six signs, which include a
total area of 149 square feet. Included within th ese totals is the existing 55-square foot pylon
sign located approximately 5-feet from LOVR, within the required 10-foot street yard (See
Section 2.2, Project Description).
The current proposal would incr ease the non-conforming status of the site signage, raising
the number of signs to eight, and increasing th e area of the pylon sign to 80-square feet,
thereby exceeding the maximum number of signs for the site and area standards for pylon
signs. Total site area signage would remain in compliance, with less than 200 square feet
total.
3 Sign Regulations 15.40.460 Standards by District
4 Sign Regulations 15.40.470.H Sign Standards by Sign Type – Pole Signs
Figure 5: Canopy Signs
Figure 6: Building Sign
ARC1 - 7
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 8
Staff finds the location, nu mber and cumulative area of wall and canopy signs to be
appropriate for a fueling station of this size, but is concerned by the number of sign faces and
total sign area proposed for the pylon sign. As currently designed, the excessive number of
sign faces and cumulative area of the pylon sign creates sign clutter along Los Osos Valley
Road, which contributes to a proliferation of signs that could detract from the pleasure of
observing the natural scenic beauty of the area.5 Therefore, staff recommends that the
number of pylon sign faces and to tal pylon sign area be reduced to avoid sign clutter and to
be consistent with signage standards for the C-T zone. This could be accomplished by
removal of the “Seattle’s Best” and “Extra Mile” signs, and reorgani zation of the Chevron
signage and gas pricing to achie ved a more balanced appearance. With the removal of these
additional sign faces, the sign progr am would be more consistent with that at the Monterey
Street Chevron, as shown below.
Figure 7: Monterey Street Chevron Signage
Community Design Guideline 6.6A: Sign standards. The City’s current Sign regulations limit the
type, size and location of signs in each zoning district. The regulations allow the ARC to approve
signs not normally allowed, under exceptional circumstances. Exceptional circumstances might
include impaired or difficult visibility, or unique or innovative sign design.
4.0 DIRECTIONAL ITEMS
1. Canopy
Stark iridescent white and blue color palette does not relate to the earth-toned palate
used for the structure.
5 Sign Regulations 15.40.110.A The Sign Regulations are intended to protect and enhance the character of the
community and its various neighborhoods and districts against visual blight. Furthermore, a proliferation of signs
can seriously detract from the pleasure of observing the natural scenic beauty of San Luis Obispo and the human
environment.
ARC1 - 8
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
ARCO/Chevron Rebranding
Page 9
Height of the canopy exceeds building height.
The flat roof form is inappropriate given the existing hipped roof convenience store.
The highly reflective material ACM and metal materials are unattractive and
incompatible with the existing convenience store.
LED accent lighting is considered additional signage and will create excessive light
and glare.
Recommended Conditions
1. Utilize a non-reflective material painted with the primary neutral building color on
the canopy to lend cohesiveness to site improvements.
2. The canopy roof shall be modified to a hipped form of similar pitch to the existing
store, with the maximum height at or below the store roof level.
3. Eliminate the LED accent lighting.
2. Signage:
Compliance with Sign Regulations standa rds for pylon sign area would result in
improved aesthetics.
Removal of the “Seattle’s Best” and “E xtra Mile” signs from the pylon, and
reorganization of the Chevron signage and gas pricing to achieve a more balanced
appearance would bring the to tal number of signs closer to conformance with the
Sign Regulations and reduce sign clutter.
Recommended Condition
1. Remove the “Seattle’s Best” and “Extra Mi le” signs from the pylon, and reorganize
the Chevron signage and gas pricing to achieve a more balanced appearance.
5.0 ALTERNATIVES
1. Continue the project. If the ARC continues the project, spec ific directional items should
be clearly indicated to staff and the applicant.
2. Deny the project. Action denying the applicat ion should include findings that cite the
basis for denial and should reference inc onsistency with the Sign Regulations and
Community Design Guidelines.
4.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Project Plans
Included in Committee member portfolio: Project Plans
Available at ARC Hearing: Colors and Materials Board
ARC1 - 9
RESOLUTION NO. ARC-XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL APPROVAL OF BUILDING AND CANOPY
IMPROVEMENTS AND A NEW SIGN PROGRAM INCLUDING EXCEPTIONS TO
THE SIGN REGULATIONS IN THE TOURIST COMMERCIAL ZONE AT 12424 LOS
OSOS VALLEY ROAD (ARCH 1064-2015)
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 July 20, 2015, pursuant to an application filed by LhB & Associates,
applicant, for the purpose of considering ARCH 1064-2015, a request to allow building and
canopy improvements and a new sign program with exceptions for the number sign faces,
location and square footage of pylon signage allowed; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testim ony of the applicant, interested parties, and
evaluation and recommendations by staff; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law.
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings.
1. As conditioned, the project complies with si gnage guidelines because the total number,
cumulative area, and location of signage creates a cohesive program that is appropriate for
the site and location.
2. As conditioned, the exception to total number of sign faces will not result in visual clutter,
and is consistent with the intent of the si gn regulations because th e project complies with
signage guidelines for cumulative sign area and is oriented to achieve balanced
composition and harmony with other architectural elements.
3. As conditioned, the proposed canopy and building improvements are consistent with the
Community Design Guidelines and compatible with surrounding development because the
scale is in proportion to existing site improvements and the site.
4. As conditioned, the exception to the number of si gn faces is consistent with the intent and
purpose of the Sign Regulations and will not constitue a grant of special privilege or
entitlement inconsistent with limitations applied to other properties in the vicinity with the
same zoning.
5. The project will not be detrimental to the hea lth, safety, or welfare of those working and
living in the vicinity since the project conforms to City development standards and is
consistent with General Plan Policy.
Attachment 1
ARC1 - 10
Resolution No. ARCH-XXX-15
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
Page 2
SECTION 2. Environmental Review. The pr oject is categorically exempt under Class 1,
Existing Facilities, Section 15301 of the CEQA Guidelines.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the proposed wall sign (ARCH 1 064-2015) with incorporat ion of the following
conditions:
Conditions:
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans as approved by the ARC. A separate, full-
size sheet shall be included in working drawings submitted for a building permit that lists
all conditions and code requirements of proj ect 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, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. To comply with the City’s construction easement over the subject property, which has been
retained for the LOVR Interchange project, construction of the proj ect shall be differed
until the LOVR Interchange project is completed or the applicant shall develop a
construction coordination plan w ith the LOVR contractor to the satisfaction of the City and
shall be responsible for any and all incurred costs associated as a result of that construction
coordination plan.
3. The proposed pylon sign shall include a maximum of 72-square feet a nd two (2-sided) sign
faces. The “Seattle’s Best” and “Extra Mile” signs shall be removed from the pylon, and
the Chevron signage and gas pricing reorganized to achieve a more balanced appearance.
4. The canopy shall be clad with a non-reflective material painted with the primary neutral
building color.
5. The canopy roof shall be modified to a hipped form of similar pitch to the existing store,
with the maximum height at or below the store roof level.
6. All LED light features along the fascia shall be eliminated.
7. Bicycle parking consistent with Zoning Regulations Section 17.16.060 Table 6.5 shall be
provided.
8. Landscape plan shall be submitted with building permit applications, which includes a mix
of trees, shrubs, grounddcovers and potted vege tation, with a focus on softening the visual
impact of structures and paving, subject to approval of the Community Development
Director.
Attachment 1
ARC1 - 11
Resolution No. ARCH-XXX-15
ARCH 1064-2015 (12424 Los Osos Valley Rd.)
Page 3
On motion by , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 20th day of July, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
Attachment 1
ARC1 - 12
C-S-S
C-T
C/OS-20
C-S
C-T
C-S-PD C-T-SF
C/OS-20
R-2-SF
CALLE JO
A
Q
U
I
N
L
O
S
O
S
O
S
V
A
L
L
E
Y
C
A
L
L
E
J
O
A
Q
U
I
N
VICINITY MAP File No. 1064-201512424 LOVR ¯
Attachment 2
ARC1 - 13
ARC1 - 14
ARC1 - 15
ARC1 - 16
ARC1 - 17