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Home My WebLink AboutItem 2 - ARCH-3773-2016 (1144 Chorro) Discovery Signs ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of modifications to a previously approved remodel of an existing commercial structure (ARCH-1376-2015) which includes a request for a marquee sign and other exceptions from the Sign Regulations, with a categorical exemption from environmental review. PROJECT ADDRESS: 1144 Chorro Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: MOD/ARCH-3773-2016 VIA: Tyler Corey, Principal Planner FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Jeremy Pemberton Discovery San Luis Obispo Complete Date September 15, 2016 Zoning C-D-H (Downtown Historic District) General Plan General Retail Site Area ~16,710 square feet Environmental Status Categorically Exempt from environmental review under Section 15332 (Existing Facilities) of the CEQA Guidelines. SUMMARY The applicant, Discovery San Luis Obispo, is proposing to modify the previously approved exterior remodel of an existing commercial structure located at 1144 Chorro Street. The applicant has also proposed a new marquee sign and a sign package including several exceptions from the Sign Regulations. The sign package includes exceptions for the number of signs allowed per tenant space, two raised letter signs that are not a sign type identified in the Sign Regulations, and the number of signs on one building elevation. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Zoning Regulations, Sign Regulations, Community Design Guidelines (CDG) and applicable City policies and standards. Meeting Date: October 3, 2016 Item Number: 2 ARC2 - 1 MOD/ARCH-3773-2016 1144 Chorro Street Page 2 2.0 PROJECT INFORMATION 2.1 Project Background On June 22, 2015 the CHC unanimously found the project consistent with the Historic Preservation Guidelines for construction in a Historic District subject to findings and conditions of CHC Resolution No. 1008-15 (Attachment 3, CHC Resolution & Meeting Minutes). On July 20, 2015 the ARC unanimously approved the project and found it consistent with the Community Design Guidelines for construction in the Downtown Commercial District subject to findings and conditions of ARC Resolution No. 1014-15 (Attachment 4, ARC Resolution & Meeting Minutes). 2.2 Project Description A summary of the significant project features are included below (Attachment 2, Project Plans): 1. Design Modifications: exterior modifications include but not limited to;  New metal panel rain screen and metal awning with angled tie-rod supports  New sliding/stacking door panels  New board-form concrete entryway features  Steel patio railing with a brick base  Translucent panels (Frosted Acrylic) and new stucco elements 2. Signs: sign package includes five signs, see Section 2.3 Project Statistics  Back-lit logo cut out of metal panels  Raised metal channel letters and logo with blue neon lighting  Raised metal letters attached to metal awning on both street elevations  Marquee sign with LED ambient lighting surround and neon decorative lighting 2.3 Project Statistics Sign Type Proposed Area 1 Ordinance 2 Illumination style Metal Logo sign 55.5 square feet 100 Back-lit Raised Logo sign 26.25 ARC determination Blue neon Raised Letter sign “Discovery” 87.75 ARC determination Blue neon Awning sign 1 7.5 25 Back-lit Awning sign 2 23 25 Back-lit Total sign area 200 200 Marquee sign 152 ARC determination Neon & LED Ambient Notes: 1. Applicant’s project plans submitted 9/1/2016 2. Sign Regulations 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Sign Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project and identified several conditions and discussion items for the ARC to consider in order to ensure the project is in substantial compliance with the CDG and Sign Regulations, as discussed in this analysis. ARC2 - 2 MOD/ARCH-3773-2016 1144 Chorro Street Page 3 3.1 Consistency with the Community Design Guidelines The primary goal of the downtown design guidelines is to preserve and enhance the attractiveness of the downtown to residents and visitors that encourages people to spend time, slow their pace, and engage one another. The design of buildings will continue to play a crucial role in maintaining this character and vitality. The CDG state that downtown storefront remodels should provide storefront windows, entries, transoms, awnings, and other architectural features that complement existing structures without copying their architectural style. Building Design Modifications: The Downtown Historic District has a variety of architectural styles but most structures appear to be constructed with high quality materials and attention to detail. The contemporary design of the proposed modifications does not detract from defining features of adjacent historic buildings or from other historic resources within the Downtown Historic District, because the modifications have a limited scope, which do not change the massing or overall architectural form of the structure. The character of the structure is also not significantly altered with the proposed exterior modifications generally limited to what is required for the updates to accommodate the outdoor seating areas and entry features. The contemporary modifications will not pose an aesthetically jarring transition since the portions of the building receiving the modern updates are adequately separated from nearby historic buildings. Modifications from the previously approved plans on the west and south façades are shown and described in the attached project plans (Attachment 2). The proposed colors and materials listed on pages 12 and 13 of the project plans are consistent with building materials of the existing building and buildings throughout Downtown. The proposed project remains compatible with development projects in the downtown, and the project design further increases the existing building compliance with the Downtown Design Guidelines by adding transom windows, awnings, decorative/recessed entryways and recessed outdoor dining areas (Figure 1). 3.2 Consistency with the Sign Regulations The Sign Regulations are intended to protect and enhance the character of the community against visual blight and the proliferation of signs, which can seriously detract from the pleasure of observing the natural scenic beauty of San Luis Obispo. Signs have an important design component and must be architecturally compatible with the character of surrounding development. It is the intent of these regulations to regulate the time, place and manner under which signs are permitted, and not the content of signage. Content shall not be used as a basis for determining whether or not a proposed sign may be permitted. Figure 1: Previously approved perspective (left) Proposed modified perspective (right) ARC2 - 3 MOD/ARCH-3773-2016 1144 Chorro Street Page 4 Number of Signs: The Sign Regulations Section 15.40.460 (Sign Standards by District) state that the maximum number of signs per tenant space is limited to four within the Downtown Commercial District. The applicant has proposed a total of six signs (including Marquee sign) requiring an exception. Exceptions to the Sign Regulations are subject to Section 15.40.610 (Findings for Approval of an Exception) and granting an exception must be based on at least one of the required findings1. Staff unable to make the findings necessary to approve three “wall signs” on one elevation and recommends elimination of the Raised Logo sign to reduce the amount of sign clutter on one building elevation (Figure 2). Sign Regulations Section 15.40.110 state that the cumulative effect of numerous signs close to each other has a detrimental impact which cannot be addressed in any way other than by limiting the number and size of signs. Condition No. 4 has been included in the Draft Resolution to eliminate the proposed Raised Logo sign over the entrance of the business. Marquee Sign: The Sign Regulations define a Marquee as: a building element that is part of a permeant entryway and traditionally associated with theaters. A marquee sometimes includes a projecting vertical sign which may extend above the cornice line of a building. The design and allowable sign area for a marquee are determined by the ARC during the review of a proposed building and/or marquee. The proposed Marquee sign has been designed consistent with other Marquee signs in the Downtown District such as the Fremont Theatre sign located at 1035 Monterey Street. The sign includes a vertical element that extends above the cornice line of the building that has been framed by neon decorative lighting and an LED ambient lighting surround (Figure 3). No interior illumination is proposed for the portion of the sign that is the marquee. The Marquee sign is specific to the concert venue which is typical of other theater like uses. The Sign Regulations limit the maximum horizontal clearance of a projecting sign to two-thirds the width of the sidewalk or six feet 1 Sign Regulations Section 15.40.610: Findings for Approval of an Exception: 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 t he same zoning. 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. Figure 3: Marquee sign Figure 2: Raised Logo sign ARC2 - 4 MOD/ARCH-3773-2016 1144 Chorro Street Page 5 whichever is less2. The Marquee sign projects into the public right-of-way six and a half feet which exceeds the maximum allowed for an eight-foot sidewalk five feet and four inches (5’4”), an exception is required to allow the proposed Marquee sign to project further than the minimum horizontal clearance, subject to Section 15.40.610. Staff recommends limiting the projection of the Marquee sign to be consistent with the threshold of the Sign Regulations for horizontal clearances. Condition No. 6 has been included which limits the projection of the Marquee sign to no more than two-thirds the width of the public sidewalk (5’4”), to the satisfaction of the Community Development Director. This would reduce the projection of the sign from 6’6” to 5’4”. Discussion Item 1: The ARC should discuss whether the proposed Marquee sign is appropriate with the Downtown Commercial District and other architectural elements of the building façade, and establish the appropriate size, projection clearance, and illumination of the sign. Raised Letter & Logo Signs: The Sign Regulations Section 15.40.480 states that any sign which does not comply with the design guidelines included in Section 15.40.470, will be forwarded to the ARC for consideration. The proposed Raised Letter and Logo signs are not a sign type that is identified by the design guidelines established by the Sign Regulations (Figure 4). The applicant is proposing to review the Raised Letter and Logo signs under the same requirements and standards as wall signs. An exception would have been required to provide three wall signs on one building face where the maximum number of wall signs is two per tenant space (excluding the marquee sign). Since staff has recommended the elimination of the Raised Logo sign to avoid visual clutter through Condition No. 4, this exception is no longer necessary. Discussion Item 2: The ARC should discuss whether the proposed Raised Letter signs is appropriate with other architectural elements of the building façade, and establish the appropriate number and size of the Raised Letter sign. Sign Exception: The sign exception to allow five signs for a single tenant space where four signs are normally allowed within the Downtown Commercial District, is appropriate because, as conditioned, the sign package will not result in visual clutter or constitute a grant of special privilege toward the property. The exception is consistent with the required findings of approval for an exception, because the fifth sign is the Marquee sign which is of a superior design that is architecturally compatible with affected structures and the character of surrounding development. 2 Sign Regulations Section 15.40.440: Clearance: The minimum horizontal clearance between a sign and the curb line shall be 2 feet: the maximum projection over a public sidewalk shall be two-thirds (2/3) the width of the sidewalk or 6 feet, whichever is less. Figure 4: Raised Letter & Logo signs ARC2 - 5 MOD/ARCH-3773-2016 1144 Chorro Street Page 6 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. The approval of the project would not result in any significant effects relating to;  traffic because the project does not propose any parking on the site and utilizes existing parking structures and multimodal transportation within the downtown;  noise levels do not exceed thresholds established in the City’s Noise Ordinance;  air quality does not exceed thresholds established by APCD Standards;  water quality because the site is an adaptive reuse of a commercial building and the site can be adequately served by all required utilities and public services. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 6.0 ALTERNATIVES 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the General Plan, Sign Regulations, Community Design Guidelines, or applicable City policies and standards. 7.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans 3. CHC Resolution 1008-15 & Meeting Minutes 4. ARC Resolution 1014-15 & Meeting Minutes Included in Commission member portfolio: project plans Available at ARC hearing: color/materials board ARC2 - 6 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE EXTERIOR BUILDING MODIFICATIONS TO A PREVIOUSLY APPROVED REMODEL OF AN EXISTING COMMERCIAL STRUCTURE (ARCH-1376-2015) WHICH INCLUDES A REQUEST FOR A MARQUEE SIGN AND OTHER EXCEPTIONS FROM THE SIGN REGULATIONS, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER 3, 2016 (1144 CHORRO STREET, C-D-H ZONE; MOD/ARCH-3773-2016) WHEREAS, the Cultural Heritage Committee 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 June 22, 2015, and unanimously found the project consistent with Historic Preservation Guidelines, subject to findings and conditions of CHC Resolution No. 1008-15 pursuant to a proceeding instituted under ARCH-1376-2015, Discovery San Luis Obispo, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 20, 2015, unanimously approved the project, subject to findings and conditions of ARC Resolution No. 1014-15 pursuant to a proceeding instituted under ARCH- 1376-2015, Discovery San Luis Obispo, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 22, 2015, and approved the project, subject to findings and conditions of PC Resolution No. 5626-15 pursuant to a proceeding instituted under USE-1127-2015, Discovery San Luis Obispo, applicant; and WHEREAS, on July 31, 2015, James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, filed an appeal of the Planning Commission’s action; and WHEREAS, on August 3, 2015, Jeremy Pemberton, the applicant, also filed an appeal of the Planning Commission’s action; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on September 15, 2015, unanimously denied both appeals and granted final approval of the project, subject to findings and conditions of City Council Resolution No. 10669-15; and 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 October 3, 2016, pursuant to a proceeding instituted under ARCH-3773- 2016, Discovery San Luis Obispo, applicant; and Attachment 1 ARC2 - 7 Resolution No. ARC-XXXX-16 ARCH-3773-2016, 1144 Chorro Street Page 2 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; 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-3773-2016) 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 project will be compatible with site constraints and the scale and character of the neighborhood. 2. Consistent with the City’s Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development in the downtown core. 3. The proposed project is consistent with the Land Use Element policy for the downtown, due to the continuous storefront along the sidewalk that includes recessed entries, dining areas, and includes windows, signs, and architectural details which can be appreciated by people on the sidewalks (LUE policy 4.20). 4. The proposed project is an adaptive re-use of the existing building that further increases the existing buildings compliance with the Downtown Design Guidelines by adding recessed entryways and recessed outdoor dining areas. 5. The proposed marquee sign is consistent with the intent and purpose of the Sign Regulations and will not result in visual clutter or constitute a grant of special privilege toward the property or those in the vicinity, because the sign is of a superior design specific to the concert venue which is typical of other theater like uses and is architecturally compatible with affected structures and the character of surrounding development. 6. As conditioned, limiting the projection of the marquee sign to no more than two-thirds the width of the public sidewalk (5’4”) is consistent with the Sign Regulations Section 15.40.440 for horizontal clearances between a sign and the curb line of the public sidewalk. 7. As conditioned, elimination of the raised logo sign is consistent with the intent of the Sign Regulations Section 15.40.110 to regulate the size, type and location of signs to prevent the cumulative effect of numerous signs close to each other that can result to be a detrimental impact which cannot be addressed in any way other than by limiting the number and size of signs. 8. As conditioned, the sign exception to allow five signs where tenant spaces within the Downtown Commercial District are normally limited to four signs, is appropriate because the sign package will not result in visual clutter, and is consistent with the intent of the Sign Attachment 1 ARC2 - 8 Resolution No. ARC-XXXX-16 ARCH-3773-2016, 1144 Chorro Street Page 3 Regulations because the signage is designed to achieve balanced composition and harmony with the building’s architecture that provides equality and equity among sign owners in the neighborhood. 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 is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare, or threatened species as the site is located on an existing, developed property. The approval of the project would not result in any significant effects relating to:  traffic because the project does not propose any parking on the site and utilizes existing parking structures and multimodal transportation within the downtown;  noise levels do not exceed thresholds established in the City’s Noise Ordinance;  air quality does not exceed thresholds established by APCD Standards;  water quality because the site is an adaptive reuse of a commercial building and the site can be adequately served by all required utilities and public services. SECTION 3. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Department 1. The Owner/Applicant shall defend, indemnify, and hold harmless the City or its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner/ Applicant of any such claim, action, or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. 2. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the ARC and the City Council. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval included in this resolution as Sheet No. 2, and shall also include all findings and conditions of CHC Resolution 1008-15, ARC Resolution 1014-15 & City Council Resolution No. 10669 (2015 Series). 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. 3. Plans submitted for a sign permit shall substantially conform to the locations and sizes shown on the sign package elevations. The Community Development Director shall have the authority to approve minor changes to the sign package that (1) result in a superior design and appearance, and/or (2) address a construction design issue that is not substantive to the Architectural Review approval. 4. Plans submitted for a building permit shall eliminate the Raised Logo sign over the entrance of the business along the Chorro Street elevation. Attachment 1 ARC2 - 9 Resolution No. ARC-XXXX-16 ARCH-3773-2016, 1144 Chorro Street Page 4 5. Tenant signage shall be limited to a maximum of five signs for all types of signs, including sandwich-board signs or larger window signs. 6. Plans submitted for a building permit shall limit the projection of the Marquee sign to be no more than two-thirds the width of the public sidewalk (five feet and four inches), to the satisfaction of the Community Development Director. 7. Plans submitted for a sign permit shall call out the colors and materials of signage and shall clearly indicate which portions of the signs do/do not illuminate. The portion of the marquee sign that is the marquee shall not be internally illuminated or resemble an illumination style such as a cabinet sign which is prohibited downtown. 8. The proposed signage shall be designed so that illumination does not exceed ten foot- candles measured at a distance of ten-feet from the sign, compliant with the City’s Sign Regulations. 9. The proposed signage shall not be illuminated after the close of business. Engineering Division – Community Development Department 10. The final building plan submittal shall include complete flood proofing details in accordance with the revised building façade. Transportation Division – Public Works Department 11. All sidewalk areas must maintain minimum clear passage width to the satisfaction of the Public Works Director. On motion by Commissioner , seconded by Commissioner , and on the following roll call vote: AYES: Commrs. NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 3rd day of October, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC2 - 10 T1 DA T E : A u g u s t 3 1 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O 11 4 4 Ch o r r o S t . 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(E ) 2 - S T O R Y C O M M E R C I A L B U I L D I N G AP N # 0 0 2 - 4 2 7 - 0 1 2 (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) D R I V E W A Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E P R O P E R T Y L I N E (E ) C O M M E R C I A L B U I L D I N G N O T I N S C O P E (E ) S E R V I C E A L L E Y (E ) S I D E W A L K ( N ) S I D E W A L K D N 4 2 4 3 8 9 3 1 0 ' - 0 " 3 4 22 2 13 2 34 7 25 ' - 1 1 / 2 " 43 3 3 6 9' - 1 0 " N 5 3 * 0 6 ' 1 3 " E 1 1 9 . 2 8 ' M N3 6 * 5 3 ' 0 0 " W 1 4 0 . 1 8 ' M N3 6 * 5 2 ' 3 6 " W 1 4 0 . 1 3 ' M N 5 3 * 0 7 ' 2 9 " E 1 1 9 . 3 0 ' M 3 3 11 12 12 13 ' - 1 0 " 2 0 ' - 8 " 14'-8 1/2" 12 4 1415 16 T Y P 17 18 19 19 20 60 ' - 1 " 34 ' - 1 1 1 / 2 " 18 ' - 1 1 1 / 2 " 16 ' - 0 " 21 ( N ) C U R B & G U T T E R M I S S I O N S T Y L E S I D E W A L K (N ) C U R B & S I D E W A L K (E ) C U R B TO R E M A I N (N ) C U R B & G U T T E R M I S S I O N S T Y L E S I D E W A L K (E ) C U R B TO R E M A I N 13 ( E ) C U R B T O R E M A I N 9 ' - 1 " 6 ' - 0 " 6 ' - 3 1 / 2 " 23 23 24 24 A t t a c h m e n t 2 A R C 2 - 1 2 A2 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Pr o p o s e d S i t e P l a n 05 1 0 2 0 3 0 SC A L E : 1 ” = 1 0 ’ µ [ µ 6 K H H W i W A T E R V A U L T C H O R R O S T R E E T M A R S H S T R E E T S I G S I G PG E PG E W M W M S D S D S D $ $ $ 7< 3 3* ( 7< 3 PG E PG E W M ([ W H Q W R I ) R R W S U L Q W & K D Q J H A t t a c h m e n t 2 A R C 2 - 1 3 A3 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Ap p r o v e d G r o u n d F l o o r P l a n SC A L E : 1 / 8 ” = 1 ’ - 0 ” µ [ µ 6 K H H W 0 4 8 16 24 KE G CO O L E R DR Y S T O RA G E O FF I CE L OC KE R S C HE F ' S CO U NT E R WA R E W A S HIN G WA I T E R S TA T I O N CO U NT E R C HE F ' S CO U NT E R FR E E Z E R CO O LE R J AN . BE V E R A G E S TA T I O N R P RE P . F R C H O RR O S TR E E T M A R S H S T R E E T UP EL E V LE LE UP DN UP DU M B DU MB WA I T E R TE R WA 1 UP 234567 DN (E ) D R I V E W A Y TO R E M A I N 1 8 10 9 8 3 13 12 5 6 6 6 6 6 1 1 22 23 15 1 4 18 19 15 17 9 '- 1 0" OU TD OO R D IN I N G -- - EN T R Y -- - B A R -- - OU T D O O R OU T D O O R OU T D O O R LO U N G E -- - ME N S RE S T R O O M O R R -- - W O ME N S RE S TR OO M -- - C A S HI E R -- - K IT C HE N -- - BO X O F F I C E FI C BO X O F F -- - EX I T A C C E S S C O R R I D O R EX I T A C C E S S C O R R I D O R -- - (E ) S ER V I C E A L L E Y BO WL I N G L A N E S -- - 20 20 CO N C ER T V E N U E -- - 1 A4 . 01 2 A4 . 01 CO A T CO A T CH E C K K -- - EL E C . R OO M -- - 25 9'-6" S TA GE -- - E XI T EX I T EX I T T EX I T E XI T 1 1 OF F I C E OF F I C E -- - LO U N G E -- - CO N C ER T MA I N B A R -- - 7 7 7 8 15 17 E XI T E XI T EX I T T E XI T CO N C ER T SU PP O RT B A R -- - LO U N G E U -- - KE G S T O R A G E + O O LI Q U O R S T O R A G E KE G C O O L E R KE G C O O L E R T T T T T T T T T T O O O O O O O O T T T T T O T T O O O T O O O O T T T T T T T T T O T O O O O O O O O O TO TO TO G -- - 6 ' - 0 " 8 ' - 4 " 2 4 2 1 2 2 +1 8 " A F F +3 6 " A F F F F 20 5 .63 ' F F 20 5 .63 ' CO N C 2 05 . 6 3' CO N C 2 05 . 5 4 ' (N ) C O N C O () 20 4.4 6' F F 20 4. 4 8 ' (E ) CO N C () 20 4. 9 1' FF F 20 4. 9 2' F F 20 5 .0 1' (N ) CO N C () 20 5 .0 1' (N ) C O N C () 20 4.1 6' 3 ' - 0 " 5'-0" 1 1 11 4 '- 0" 4 '- 0" 3 1 3 2 33 R AM P 8% D O W N RA M P 8% D O W N RA M P 8% D O W N S L O PE 4% D O W N F F = 0 '- 0" F F = 1 ' - 5" F F = 1 ' - 2 " FF = 0 '- 0" F F = 1 ' - 2 " S L O P E 1. 5 % D O W N F F = 0 '- 0" F F = 0 '- 0" IN D OO R LO U N G E -- - 26 16 A t t a c h m e n t 2 A R C 2 - 1 4 A4 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Pr o p o s e d G r o u n d F l o o r P l a n SC A L E : 1 / 8 ” = 1 ’ - 0 ” µ [ µ 6 K H H W 0 4 8 16 24 DN DN DN DN DN DN DN UP DN UP DN DN UP UP UP CO N C E R T HA L L 11 5 TI C K E T BO X - O F F I C E 11 3 PR O D U C T I O N OF F I C E 11 6 CO N C E R T LO B B Y 19 1 WA L K I N RE F 14 5 ME C H 18 0 FO Y E R 19 2 WO M E N S 13 8 ME N S 13 7 MA I N DI N I N G 12 0 KI T C H E N 14 0 LO U N G E PA T I O 12 1 DI N I N G PA T I O 12 2 EL E V 09 2 DU M B WA I T E R 09 3 WH E E L C H A I R LI F T 09 1 CO N C E R T HA L L B A R 13 5 C O R R I D O R 0 9 1 CO R R I D O R 19 3 CO R R I D O R 19 3 MA I N B A R 13 0 WA L K I N RE F 14 6 MA I N EN T R Y 19 0 FL O O D GA T E ST O R A G E 18 1 CA S H I E R 15 1 BO W L I N G LO U N G E 17 0 BO W L I N G LA N E S 15 0 CO L D ST O R A G E 12 5 MA I N ST A G E 11 0 SE R V E R ST A T I O N 12 3 HO S T ST A N D 12 4 CO R R I D O R 19 6 ME R C H A N D I S E 11 4 AT M 15 2 FI R E SP R I N K L E R RI S E R RO O M 18 2 60 " x 7 2 " 60 " x 6 0 " 60 " x 6 0 " 4 8 " x 7 2 " 48 " x 7 2 " Co v e r e d B i k e P a r k i n g . 0H W D O 3 D Q H O 7 R Z H U W R S U R Y L G H ac c e s s t h r o u g h o p e n i n g s o n HD F K V L G H D V V K R Z Q L Q S O D Q 2S H U D E O H : L Q G R Z V 5 H I H U W R Ma r s h S t . E l e v a t i o n . A t t a c h m e n t 2 A R C 2 - 1 5 A5 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Pe r s p e c t i v e s Pr o p o s e d C h o r r o S t r e e t P e r s p e c t i v e Ap p r o v e d C h o r r o S t r e e t P e r s p e c t i v e A t t a c h m e n t 2 A R C 2 - 1 6 A6 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O El e v a t i o n s 0’ - 0 ” G . F . 10 ’ - 8 ” F . F . 20 ’ - 0 ” T . O . P . 21 ’ - 6 ” T . O . P . 25 ’ - 1 ” T . O . P . SC A L E : 1 / 8 ” = 1 ’ - 0 ” µ [ µ 6 K H H W 0 4 8 16 24 2 5 ’- 1 ” T . O .P . P. L . P. L . Pr o p o s e d C h o r r o S t r e e t E l e v a t i o n Ap p r o v e d C h o r r o S t r e e t E l e v a t i o n Ap p ro v e d C h o r r o S t r e e t E l e v a t i on 1 7 8 6 0 '- 0" F .F . 20 '- 0 0" T .O . PA R A P E T 2 1' - 6 6" T .O . PA R A P E T 12 1 1 1 2 9 9 (N ) B R I C K T O M A T C H (E ) IN S T A C K ED B O N D PA T T E R N (E ) B R I C K 9 ' - 2 " 9 ' - 2 " 1 9 2 24 MA R S H S TR E E T 7 11 1 16 16 43 3 1 1 4 25 2 6 ( N ) S O F F I T 27 Pa l m t o b e r e m o v e d . S u b j e c t t o t h e r e q u i r e d f o r m a l a p p l i c a t i o n f o r t r e e r e m o v a l . A t t a c h m e n t 2 A R C 2 - 1 7 A7 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O 0 4 8 16 24 SC A L E : 1 / 8 ” = 1 ’ - 0 ” µ [ µ 6 K H H W El e v a t i o n s 2S H U D E O H : L Q G R Z V C e m e n t S t u c c o t o M a t c h C h o r r o E l e v a t i o n . S e e C o l o r a n d M a t e r i a l s B o a r d P a g e A 1 1 0’ - 0 ” G . F . 10 ’ - 8 ” F . F . 20 ’ - 0 ” T . O . P . 21 ’ - 6 ” T . O . P . 25 ’ - 1 ” T . O . P . P. L . P. L . Pr o p o s e d M a r s h S t r e e t E l e v a t i o n Ap p r o v e d M a r s h S t r e e t E l e v a t i o n (E ) S ER V I C E AL L E Y CH O R R O ST R E E T 3 8 0 '- 0" F .F . 20 '- 0" T .O . P A R A P E T 2 1' - 6" T .O . P A R A P E T 9 ' - 3 " 1 1 11 1 0 9 12 12 28 29 30 29 29 29 29 30 30 30 16 1 48 27 2 5 ’- 1 ” T . O .P . A t t a c h m e n t 2 A R C 2 - 1 8 A8 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O El e v a t i o n s Fa d e d P a i n t i n g Pu b l i c A r t Re s t o r e L o c a t i o n o f P a i n t i n g (P l a c e h o l d e r L o c a t i o n f o r F u t u r e ) Sp e a k e a s y E n t r a n c e ([ L V W L Q J ' R R U ( Q W U D Q F H 5 D L V H G X S W R P D W F K H [ L V W L Q J J U D G H 0 4 8 16 24 SC A L E : 1 / 8 ” = 1 ’ - 0 ” µ [ µ 6 K H H W ([ L V W L Q J $ O O H \ 3 K R W R V 0’ - 0 ” G . F . 10 ’ - 8 ” F . F . 20 ’ - 0 ” T . O . P . 21 ’ - 6 ” T . O . P . 25 ’ - 1 ” T . O . P . Pr o p o s e d A l l e y E l e v a t i o n 2 5 ’- 1 ” T . O .P . A t t a c h m e n t 2 A R C 2 - 1 9 A9 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Pr o p o s e d C h o r r o S t r e e t S i g n s 02 4 8 1 2 SC A L E : 1 / 4 ” = 1 ’ - 0 ” µ [ µ 6 K H H W $O O R Z D E O H 6 L J Q 6 W D W L V W L F V Zo n i n g C D 6L J Q 7 \ S H $ O O R Z H G $ O O 7R W D O 1 X P E H U $ O O R Z H G 7 H Q D Q W 6 S D F H 0D [ & X P X O D W L Y H $ U H D 6 ) 7 H Q D Q W Pr o p o s e d S i g n S t a t i s t i c s Cu t - o u t M e t a l L o g o S i g n 1 = 5 5 . 5 S . F . Ra i s e d L o g o S i g n s 1 = 2 6 . 2 5 S . F . Ra i s e d L e t t e r S i g n s 3 = 1 1 8 . 2 5 S . F . Cu m u l a t i v e A r e a o f S i g n s : 2 0 0 S . F . = 2 0 0 S . F . O K Nu m b e r o f S i g n s : ! 1 H H G ( [ F H S W L R Q Ad d i t i o n a l S i g n F e a t u r e E x c e p t i o n : Se e A 1 1 Ma r q u e S i g n 1 = 1 5 2 S . F . Si g n 4 : R a i s e d L e t t e r s $U H D · µ [ · µ 6 ) 19 ’ - 6 ” 4 ’ - 6 ” 01 2 4 6 SC A L E : 1 / 2 ” = 1 ’ - 0 ” µ [ µ 6 K H H W Si g n 5 : R a i s e d L e t t e r s $U H D · µ [ µ 6 ) 11 ’ - 2 ” 8 ” 02 4 8 1 2 02 4 8 1 2 Si g n 3 : R a i s e d L o g o $U H D · µ [ · µ 6 ) Si g n 1 : C u t M e t a l L o g o $U H D · µ [ · 6 ) SC A L E : 1 / 4 ” = 1 ’ - 0 ” µ [ µ 6 K H H W SC A L E : 1 / 4 ” = 1 ’ - 0 ” µ [ µ 6 K H H W 3’ - 6 ” 5’ - 6 ” 7 ’ - 6 ” 9 ’ - 1 1 ” Di a g r a m m a t i c S e c t i o n ( T y p i c a l ) Ty p i c a l L e t t e r a n d L o g o L E D i l l u m i n a t i o n . Di a g r a m m a t i c S e c t i o n ( D i s c o v e r y S i g n ) 1H R Q / H W W H U L O O X P L Q D W L R Q 5 D F H Z D \ V V K D O O K D Y H P L Q L P D O Y L V X D O L P SD F W ÀQ D O U R X W L Q J D Q G O R F D W L R Q V K D O O E H U H Y L H Z H G G X U L Q J E X L O G L Q J S H U PL W L E T T E R LE D L i g h t S o u r c e (L e t t e r s s h a l l b e b a c k l i t ) Ty p i c a l L e t t e r / L o g o S e c t i o n 5 D L V H G 0 H W D O / H W W H U V Z L W K D bo l t e d c o n n e c t i o n ) Me t a l C h a n n e l L e t t e r s Se c t i o n (B o l t e d C o n n e c t i o n ) Bl u e N e o n T u b e L i g h t i n g in s i d e M e t a l C h a n n e l Le t t e r . A t t a c h m e n t 2 A R C 2 - 2 0 A1 0 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Pr o p o s e d M a r s h S t r e e t S i g n s 02 4 8 1 2 SC A L E : 1 / 4 ” = 1 ’ - 0 ” µ [ µ 6 K H H W $O O R Z D E O H 6 L J Q 6 W D W L V W L F V Zo n i n g C D 6L J Q 7 \ S H $ O O R Z H G $ O O 7R W D O 1 X P E H U $ O O R Z H G 7 H Q D Q W 6 S D F H 0D [ & X P X O D W L Y H $ U H D 6 ) 7 H Q D Q W Pr o p o s e d S i g n S t a t i s t i c s Cu t - o u t M e t a l L o g o S i g n 1 = 5 5 . 5 S . F . Ra i s e d L o g o S i g n s 1 = 2 6 . 2 5 S . F . Ra i s e d L e t t e r S i g n s 3 = 1 1 8 . 2 5 S . F . Cu m u l a t i v e A r e a o f S i g n s : 2 0 0 S . F . = 2 0 0 S . F . O K Nu m b e r o f S i g n s : ! 1 H H G ( [ F H S W L R Q Ad d i t i o n a l S i g n F e a t u r e E x c e p t i o n : Se e A 1 1 Ma r q u e S i g n 1 = 1 5 2 S . F . Si g n 6 : R a i s e d L e t t e r s $U H D · µ [ µ 6 ) 34 ’ 6 ” 8 ” A t t a c h m e n t 2 A R C 2 - 2 1 A1 1 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Pr o p o s e d M a r q u e e o n C h o r r o S t . 02 4 8 1 2 02 4 8 1 2 SC A L E : 1 / 4 ” = 1 ’ - 0 ” µ [ µ 6 K H H W SC A L E : 1 / 4 ” = 1 ’ - 0 ” µ [ µ 6 K H H W Ma r q u e e S e c t i o n 6 ’ - 0 ” 6’ - 6 ” 6 ’ - 0 ” 12 ’ - 6 ” 8” 12 ’ - 6 ” Ma r q u e e /H W W H U L Q J $ U H D · [ · · [ · · [ µ 6 ) LE D A m b i e n t L i g h t i n g Ne o n D e c o r a t i v e Li g h t i n g 6’ - 6 6 6 6 6 6’ - 6 6’ - 6 6’ - 6 6’ 6 6’ - 6 6’ - 6’ - 6 6’ 6 6’ - 6 6’6’ - 6 6’ - 6 6’ 6 6 6 6’ - 6 6’6 6’ - 6’ - 6 6 ’6 6 6’ - 6 6 6’ 6 6’ - 6 6’ - 6 6’ - 6 6’ -’6 6 ’6 6 6 6 6 ’6 6 -6 -6 6 6 -6 -6 -6 --6 -6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 66 6 6 6 6 6 6 6 6 6 6 6 66 6 6 6 6 6 66 6 6 6 6 6 6 6 6 6 6 6 6 ””””””””””””””””” A t t a c h m e n t 2 A R C 2 - 2 2 A1 2 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O De t a i l s Do o r T r a c k S y s t e m Ba c k - l i t L e t t e r s Cu t M e t a l P a n e l Ba c k - L i t L o g o C u t ou t o f M e t a l P a n e l s · [ · 0 H W D O 3 D Q H O V St e e l R a i l i n g Br i c k B a s e & & K D Q Q H O 6 W H H O $ Z Q L Q J An g l e d T i e - R o d S u p p o r t s Bo a r d F o r m C o n c r e t e T i l e s Sl i d i n g S t o r e f r o n t D o o r s Me t a l F i n i s h 0H W D O $ Z Q L Q J (N o t T o S c a l e ) Mu l t i p l e S l i d i n g / S t a c k i n g D o o r P a n e l s (N o t T o S c a l e ) 0H W D O 3 D Q H O 5 D L Q V F U H H Q Z L W K / R J R 5 H O L H I (N o t T o S c a l e ) Me t a l P a n e l a n d B r i c k B a s e P a t i o R a i l (N o t T o S c a l e ) A t t a c h m e n t 2 A R C 2 - 2 3 A1 3 DA T E : A u g u s t 5 , 2 0 1 6 #0 5 1 2 - 0 1 - C 0 1 6 DI S C O V E R Y - S A N L U I S O B I S P O Co l o r a n d M a t e r i a l s St o r e f r o n t Br o n z e A n o d i z e d F i n i s h Ti l e Bo a r d F o r m Me t a l Pa i n t e d Tr i c o r n B l a c k SW 6 2 5 8 Ex t e r n a l W a l l L i g h t F i x t u r e Go o s e - n e c k Br o n z e A n o d i z e d F i n i s h Ce m e n t S t u c c o Pa i n t e d 6Z L Q J % U R Z Q SW 6 0 4 6 Cu t M e t a l P a n e l % L J 6 N \ & D I H / R F D O ( [ D P S O H Me t a l P a n e l Tr a n s l u c e n t P a n e l s Fr o s t e d A c r y l i c Me t a l A w n i n g s % L J 6 N \ & D I H / R F D O ( [ D P S O H Br i c k V e n e e r ([ L V W L Q J A t t a c h m e n t 2 A R C 2 - 2 4 Attachment 3 ARC2 - 25 Attachment 3 ARC2 - 26 Attachment 3 ARC2 - 27 DRAFT SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES June 22, 2015 ROLL CALL: Present: Committee Members Sandy Baer, Craig Kincaid, James Papp, Vice-Chair Thom Brajkovich, 2 Positions Vacant Absent: Chair Jaime Hill Staff: Senior Planner Brian Leveille, Assistant Planner Kyle Bell, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of May 26, 2015, were approved as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. DISCUSSION: Design Review Workshop – Feedback & Discussion Senior Planner Leveille summarized the activities that took place at the joint Design Review Workshop held for the Architectural Review Commission and Cultural Heritage Committee on June 10-11, 2015. Committee Member Baer commented that some of the presentation materials seemed poorly planned or reproduced; noted that the inclusion of community members and Council members added significantly to the value of the experience. Committee Member Papp commented that the inclusion of CEQA and Secretary of Interior Standards training would have been helpful. Papp noted his recent attendance at an Architectural Review Commission meeting; stated that the presence of CHC members at that meeting was well-received and effective. The Committee discussed ways in which the Committee’s recommendations may be more fully or usefully communicated to higher Advisory Bodies and the Council. Vice-Chair Brajkovich commented that the workshop was valuable; stated that increased advertisement of future workshops would be helpful for the public. PUBLIC HEARING ITEMS: 1. 1144 Chorro Street. ARCH-1376-2015; Review of exterior building modifications in the Historic Downtown District, with a categorical exemption from environmental review; C-D-H zone; Discovery San Luis Obispo, applicant. Attachment 3 ARC2 - 28 Kyle Bell, Assistant Planner, presented the staff report, recommending that the Committee find the project consistent with the Historic Preservation Guidelines and recommend that the Architectural Review Commission approve the project design based on findings and subject to conditions which he outlined. In response to Committee Member Papp, Senior Planner Leveille clarified that the Committee’s purview includes recommendations regarding the use of specific materials, when based on consistency with historical guidelines. Mark Rawson, property owner representative, summarized the project to date; noted that finding an appropriate use for the site has taken some time; clarified that the amount of sidewalk dining encroachment varies depending on the width of available sidewalk. Jeremy Pemberton, applicant representative, summarized the various components of the use proposed for the site and its target clientele; noted commitment to thorough renovation and use and preservation of high-quality materials. PUBLIC COMMENTS: There were no comments from the public. COMMITTEE COMMENTS: Committee Member Baer commented that the aesthetic appears somewhat dark overall; noted that windows that extend to the ground, and the lack of upper-story windows, appears to conflict with design guidelines. Member Baer spoke in support of the inclusion of brick and zinc elements; noted that the effect of wood elements imparts a dark look, and that the aesthetic appears incongruous with many surrounding buildings. Committee Member Papp spoke in support of the project as a sensitive treatment of the building, removing stucco to expose brick and installing awnings along Marsh Street; commented that the potential for façade improvements is quite limited by the existing building construction, which is an example of a mid-century modern building, although not a good one. In response to inquiry from Committee Member Papp, Mr. Rawson clarified that the plaques commemorating Riley’s Department Store employees would remain in place. Senior Planner Leveille clarified that staff’s recommendation of the proposed architectural styling was intended to avoid conjectural elements, and was made in consideration of the scope of the project which includes a tenant improvement to accommodate the change in use. Vice-Chair Brajkovich spoke in support of the proposal as an adaptive re-use project; commented that concerns about historic guidelines regarding the treatment of upper fenestration, articulated roofing, etc., do not need to be an issue given the architecture of the building. Attachment 3 ARC2 - 29 There were no further comments from the Committee. On motion by Committee Member Kincaid, seconded by Committee Member Papp, to find the project compatible with the Downtown Historic District and consistent with the Historic Preservation Guidelines and recommend that the Architectural Review Commission approve the project subject to recommended conditions of approval in the draft resolution and including the following condition: Directional Item #3. The plaques commemorating Riley store employees shall be retained and the project shall include the use of authentic brick. AYES: Committee Members Baer, Brajkovich, Kincaid, and Papp NOES: None RECUSED: None ABSENT: Committee Member Hill The motion passed on a 4:0 vote. 2. 1053 Islay Street. ARCH-1170-2015; Review of remodel and addition behind a residence that is a Contributing List Resource in the Old Town Historic District; R-3-H zone; Lesa Jones, applicant. (Continued to a Date Certain – July 27, 2015) Senior Planner Leveille noted that staff recommended continuation of consideration of this application to the July 27, 2015, meeting of the Committee. This item was continued by general consent of the Committee. The motion passed on a 4:0 vote. 3. Staff a. Agenda Forecast Senior Planner Leveille gave a forecast of upcoming agenda items, including a joint meeting of the Architectural Review Commission and Cultural Heritage Committee scheduled for July 13, 2015, to review a mixed-use project adjacent to the Jack House. The Committee discussed the need to verify there will not be potential conflicts of interest for the joint meeting that may arise from members’ involvement with the Jack House. 4. Committee In response to inquiry from Committee Member Papp, Senior Planner Leveille clarified that the Committee may make recommendations regarding issues such as building height, if the recommendation can be made within the scope of the Attachment 3 ARC2 - 30 Committee’s purview of the Historic Preservation Ordinance; and, he clarified that the CHC’s scope was more limited with the recent action on the project at 1921 Santa Barbara Avenue because of a previous action of the CHC on the project; and that it was an unusual project from a process standpoint. ADJOURNMENT: The meeting was adjourned at 6:42 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Attachment 3 ARC2 - 31 Attachment 4 ARC2 - 32 Attachment 4 ARC2 - 33 Attachment 4 ARC2 - 34 Attachment 4 ARC2 - 35 Attachment 4 ARC2 - 36 Attachment 4 ARC2 - 37 Attachment 4 ARC2 - 38 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 20, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice -Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: None Staff: Senior Planner Brian Leveille, Senior Planner Jaime Hill, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of July 6, 2015, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1, 12424 Los Osos Valley Road. ARCH - 1064 -2015; 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 fagade modifications, with a categorical exemption from environmental review; C -T & LOVR zones; Bruce Sayahan, applicant. Jaime Hill, Senior Planner, presented the staff report, recommending that the Commission adopt a resolution approving the proposed replacement canopy and signage and minor building fagade modifications, based on findings and subject to conditions which she outlined. In response to inquiry from Commr. Curtis, staff confirmed that the subject portion of Los Osos Valley Road is a designated scenic corridor in the City's General Plan. JR Beard, applicant representative, summarized the history of the project; noted the rationale for increasing the canopy height and the need for a design package meeting the requirements of the Chevron Corporation; added that staff's recommendation that the canopy have a gabled, or hipped, roof would further add to the height of the structure. Attachment 4 ARC2 - 39 ARC Minutes July 20, 2015 Page 2 PUBLIC COMMENTS: James Lopes, SLO, spoke in support of staff's recommendation; noted concern about the requirement for a gable roof and the potential for glare from site lighting; noted that most other gas stations in the area utilize monument signs rather than pole signs. There were no further comments from the public. COMMISSION COMMENTS: Commr. Andreen spoke in support of eliminating the requirement for a gabled canopy roof, and the use of neutral colors on the canopy. Commr. Curtis spoke in support of staff's recommendations; commented that the project is located in a scenic gateway to the City; spoke in support of the use of a monument sign rather than a pole sign, reducing the height of the canopy to less than nineteen feet, and eliminating the requirement for a gabled canopy roof. Curtis spoke in support of modifying the colors of the building to match corporate colors, rather than making the colors of the canopy neutral. Commr. Soil spoke in support of a flat roof, neutral colors and lowered height for the canopy, and the use of a monument sign rather than a pole sign. Commr. Root spoke in support of a flat canopy roof and use of a monument sign instead of a pole sign; noted opposition to the building and canopy having different color schemes. Commr. Nemcik spoke in support a flat roof for the canopy, the use of neutral colors for the canopy, and reducing the canopy height to the height of the building. Vice -Chair Ehdaie noted support of a flat canopy roof; spoke in support staff's recommendation otherwise. Chair Wynn spoke in support of allowing a flat canopy roof, lowering the canopy to fifteen feet, utilizing a monument sign instead of pole sign, and matching the building and canopy color schemes; requested that project conditions be modified to require submittal of a photometric plan for new and existing lighting, for evaluation by staff for compliance with codes. There were no further comments from the Commission.. On motion by Vice -Chair Ehdaie, seconded by Commr. Soil to adopt a resolution approving the proposed replacement canopy and signage and minor building fagade modifications, based on findings and subject to conditions contained in the staff report, with the following revisions: Attachment 4 ARC2 - 40 ARC Minutes July 20, 2015 Page 3 A. Finding 6. shall_ be added to read "(To allow a monument sign: LOVR is a scenic corridor, and a monument sign, if practicable, will be used in lieu of a Ion sin to maintain the high visual gualities of the area. B. Condition 3. shall be modified to read, "The applicant shall work with City engineering staff on a monument sign design and location that will not interfere with required intersection sight lines while complying with other regulatory measures, to the satisfaction of the Community Development Director. If a monument is found to not be practicable, then the pylon sign shall include _a maximum of 72- square feet and two (2- sided) sign faces. The "Seattle's Best" and "Extra Mile" signs shall be removed from the pylon ". C. Condition 4. shall be modified to read, "The canopy and structure shall utilize a harmonious neutral color aalette ." D. Condition 5. The canopy roof shall be limited to 15 -foot clearance with the minimum fascia depth-,practicable. E. Condition 6. shall be added to read: "All LED light features along the fascia shall be eliminated and canopy lighting limited to that necessary to meet state and federal standards. Site photometrics_ shall be submitted with Building Permit applications demonstrating site compliance (existing and proposed new) with City Night Sky Standards, and confirmed on -site prior to finalization. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. 1144 Chorro Street. ARCH- 1376 -2015; Review of exterior building modifications to accommodate a new bowling alley, nightclub use, and restaurant in the Historic Downtown Commercial zone, with a categorical exemption from environmental review; C -D -H zone; Discovery San Luis Obispo, applicant. Senior Planner Leveille introduced the item, summarizing the Cultural Heritage Committee's review and recommendations made on June 22, 2015. Kyle Bell, Assistant Planner, presented the staff report, recommending that the Commission adopt a resolution which approves the project, based on findings and subject to conditions which he outlined. Mark Rawson, applicant representative, summarized the history of the project; explained the structural rationale for narrow windows and poster frames along the Marsh Street frontage. Attachment 4 ARC2 - 41 ARC Minutes July 20, 2015 Page 4 Jeremy Pemberton, applicant representative, Morro Bay, summarized the vision for the project and the variety of anticipated clientele; commented on the difficulty of remodeling the existing structure into something compliant and aesthetically pleasing. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Chair Wynn requested that the sign package be returned to the Architectural Review Commission for review; recommended that the applicants be bold in the treatment of the marquee signage areas, reconsider extending the horizontal awning farther along Marsh Street, and limit the glossiness of exterior colors. Vice -Chair Ehdaie and Commr. Nemcik spoke in support of the project. Commr. Root spoke in support of taking advantage of marquee areas to create a unique identity; spoke in support of the project. Commr. Soll spoke in support of the project, and of reducing the glossiness of exterior colors and materials. Commr. Andreen spoke in support of being bold with sign package design and noted good design can justify a larger sign presence. Commr. Curtis spoke in support of avoiding faux historical features and using "sleek," mid - century modern styling; noted concern regarding the negative impact of the "pop - out" areas along the Chorro Street elevation, in particular, the potential to limit marquee options. Commr. Andreen left the meeting at 7:13 p.m. There were no further comments from the Commission. On motion by Commr. Curtis, seconded by Commr. Root, to adopt a resolution approving the project, based on findings and subject to conditions contained in the staff report, with the following revisions: A. A condition shall be added directing that signage proposals and facade revisions specifically the marquee, be returned to the Architectural Review Commission for review. B. Condition 8. shall be revised to eliminate inapplicable language relating to the placement and treatment of backflow_preyenters or eliminated entirely., Attachment 4 ARC2 - 42 ARC Minutes July 20, 2015 Page 5 AYES: Commrs. Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: Commr. Andreen The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Senior Planner Leveille provided a forecast of upcoming agenda items. 4. Commission: Commr. Root noted lack of familiarity regarding the code enforcement process and how it relates to provisions of Architectural Review Commission approvals that are altered without permission following construction. Commr. Nemcik inquired as to the mechanisms behind the needed update to the Community Design Guidelines. ADJOURNMENT: The meeting adjourned at 7:30 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Architectural Review Commission on August 3, 2015. Lau e Thomas Administrative Assistant III Attachment 4 ARC2 - 43