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Home My WebLink About08-21-2017 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, August 21, 2017 5:00 pm REGULAR MEETING Council Hearing 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Richard Beller, Vice-Chair Angela Soll, and Chair Greg Wynn PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. APPROVAL OF MINUTES Minutes of the Regular Architectural Review Commission Meeting of May 15, 2017, and the Special Architectural Review Commission Meeting of May 22, 2017. PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1. 3249 Broad Street. ARCH-3530-2016: Design review of a new three-story mixed-use project consisting of an approximately 12,457 square-foot boutique hotel (including six suites, one caretaker’s unit, and roof decks), ten live/work units totaling approximately 21,430 square feet, including roof decks, onsite parking, associated tree removals, and roof-top solar panels, with a Categorical Exemption from environmental review (Class 32, in-fill development projects). The project includes demolition of the existing non-historic building; C-R-SF zone; Levi Seligman applicant. (Shawna Scott) Architectural Review Commission Agenda Page 2 2. 243 Madonna Road. ARCH-0824-2017: Review of proposed signage for a new tenant, Designer Shoe Warehouse, which exceeds the allowable number of signs and dimensions established in the Madonna Plaza Sign program. This project is categorically exempt from environmental review; C-R zone; Coast Monument Signs, applicant. (Kyle Bell) 3. 273 Madonna Road. ARCH-0469-2017: Review of the redevelopment of a portion of the Madonna Plaza Shopping Center to construct a new commercial building to provide for three new tenant spaces, consisting of 56,257 square-feet. The project is categorically exempt from environmental review; C-R zone; Schottenstein Property Group, applicant. (Kyle Bell) COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, September 11 , 2017 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation. The City of San Luis Obispo wishes to make all its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such requests to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781 -7107. Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, May 15, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, May 15, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present: Commissioners Amy Nemcik, Allen Root, Greg Starzyk, Richard Beller, Vice-Chair Angela Soll, Chair Greg Wynn, and Commissioner Brian Rolph (arrived at 5:02 p.m.) Absent: None Staff: Community Development Deputy Director Doug Davidson, Associate Planner Shawna Scott, Senior Civil Engineer Dan Van Beveren. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. CONSIDERATION OF MINUTES ACTION: MOTION BY CHAIR WYNN, SECOND BY VICE-CHAIR SOLL, CARRIED 6- 0-1, to approve the minutes of the Architectural Review Commission meeting of March 20, 2017 with the following amendment: Page 3: An addition to Commissioner Root’s comments on the third paragraph of the page, “would create a sense of confinement and he would prefer to see an alternative to that archway; expressed interested in Chorro…” PUBLIC HEARINGS 1. Taft to Pepper. ARCH-0360-2017: Design review of an approximately 1,700-linear-foot section of the proposed Railroad Safety Trail, including proposed tree removals and a bridge over the Union Pacific Railroad tracks, and adoption of a proposed Mitigated Negative Declaration of Environmental Impact for the project; R-2 and O zones; City, DRAFT Minutes – Architectural Review Commission Meeting of May 15, 2017 Page 2 State, and Union Pacific Railroad right-of-way; City of San Luis Obispo Public Works Department, applicant. (Dan Van Beveren) Associate Planner Shawna Scott introduced the project. Senior Civil Engineer Dan Van Beveren continued the presentation with the project description and history. Associate Planner Scott and Senior Civil Engineer Van Beveren responded to Commission inquiries. Public Comments: Bill Davies, San Luis Obispo, voiced concerns regarding asphalt conditions, and commented on the quality of work on the project. Joanna Whitcher, San Luis Obispo, expressed concerns about the project’s interaction with the City’s transient population. --End of Public Comment -- Commission and applicant comments followed regarding bridge fencing materials, elevation grade percent variances, aesthetic suggestions to the fencing details on the bridge, pathway entrances and exits, suggestions for areas for control barriers to mitigate potential encampments, ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER ROOT, CARRIED BY A 7-0 CONSENSUS to adopt the resolution which approves the design of the project and proposed tree removals based on findings and subject to conditions, and adopts the Mitigated Negative Declaration with the following modifications and additions: Condition #3: “… Lighting shall be low level (less than four feet in height), bollard style, and continuous (outside of street sources of lighting). Condition #4: Construction plans shall demonstrate the use of high quality materials. Guardrails and railings shall meet minimum City and Union Pacific Railroad standards, and shall emulate materials used around and on the Jennifer Street Bridge. The bridge shall provide at least ten feet of vertical space. Condition #5: Construction plans shall include a landscape plan for review and approval by the Community Development Director. The plans shall incorporate graffiti-deterrents on and around proposed abutments and bridge structures. DRAFT Minutes – Architectural Review Commission Meeting of May 15, 2017 Page 3 2. 1035 Madonna Road. ANNX 1502-2015: Study session for applicant to receive feedback from the ARC on the response to direction given at the May 1, 2017 ARC meeting; Design Guidelines for the San Luis Ranch Specific Plan project; Final EIR is being prepared for project under CEQA; Specific Plan Area 2; Coastal Community Builders, applicant. (John Rickenbach) Review of this item has been rescheduled to Monday, May 22, 2017 at a Special Meeting of the Architectural Review Commission. It will no longer be reviewed on Monday, May 15, 2017. COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 6:35 p.m. The next meeting of the Architectural Review Commission is a Special Meeting scheduled for Monday, May 22, 2017 at 5:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, May 22, 2017 Special Meeting of the Architectural Review Commission CALL TO ORDER A Special Meeting of the Architectural Review Commission was called to order on Monday, May 22, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Greg Starzyk, Richard Beller, Vice-Chair Angela Soll, and Chair Greg Wynn. Absent: None Staff: Deputy Director of Community Development Doug Davidson. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC HEARINGS 1. 1035 Madonna Road. ANNX-1502-2015: Study session for applicant to receive feedback from the ARC on the response to direction given at the May 1, 2017 ARC meeting; Design Guidelines for the San Luis Ranch Specific Plan project; Final EIR is being prepared for project under CEQA; Specific Plan Area 2; Coastal Community Builders, applicant. Rachel Kovesdi, Consultant Environmental Planner, presented a brief history of the project development. Gary Grossman, Coastal Community Builders, provided an in-depth presentation of the overall vision for the development. Scott Martin presented the applicant’s responses to direction provided at the May 1st ARC meeting and responded to Commission inquiries. Public Comments: Steve DelMartini, San Luis Obispo, spoke in favor of the project. DRAFT Minutes – Architectural Review Commission Meeting of May 22, 2017 Page 2 Audrey Bigelow, San Luis Obispo, spoke in favor of the project. Mila Vujovich-LaBarre, San Luis Obispo, referenced written correspondence and voiced concerns regarding connectivity and preservation of agricultural land. James Lopes, San Luis Obispo, expressed concerns with the project details and provided feedback regarding density and affordability. Brett Cross voiced concerns regarding affordability. --End of Public Comment-- Deputy Director of Community Development Doug Davidson responded to Commission inquiries regarding the ARC’s purview. Chair Wynn commented on the improved organization of the plan’s design guidelines; stated three-dimensional object illustrations are helpful. Commissioner Root stated appreciation for the clear structure of the document. Commissioner Nemcik stated there are several inconsistencies between the graphics and text. Commissioner Starzyk stated concerns with contradictions to the Community Design Guidelines; suggested including language to reference the Community Design Guidelines when the specific plan deviates from the City standard. Commissioner Beller expressed concerns with inadequate connectivity between commercial and residential zones; suggested strengthening language within the project design guidelines to provide a clear presentation of the developer’s intent. Chair Wynn suggested the applicant address the concept of including housing units on the upper portions of commercial buildings. Commissioner Root spoke in favor of mixed-use housing, including residential units in commercial zones; encouraged the applicant to carefully consider areas with zero lot lines. Commissioner Rolph encouraged more zero lot lines and more alley access. COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. Commissioner Starzyk announced his resignation from the Architectural Review Commission effective June 27, 2017. DRAFT Minutes – Architectural Review Commission Meeting of May 22, 2017 Page 3 ADJOURNMENT The meeting was adjourned at 7:30 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, June 5, 2017 at 5:00 p.m., in the location, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Design review of a new three-story mixed use project consisting of an approximately 12,457-square foot boutique hotel (including six suites, one caretaker’s unit, and roof decks), ten live/work units totaling approximately 21,430 square feet including roof decks, onsite parking, associated tree removals, and roof-top solar panels, with a Categorical Exemption from environmental review (Class 32, in-fill development projects). The project includes demolition of the existing non- historic building. PROJECT ADDRESS: 3249 Broad Street BY: Shawna Scott, Associate Planner Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: ARCH-3530-2016 FROM: Doug Davidson, Deputy DirectorDD RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Levi Seligman Representative Corey Goodwin, Goodwin Design Submittal Date August 3, 2016 Complete Date June 7, 2017 Zoning C‐R‐SF (Retail Commercial, South Broad Street Area Plan) General Plan General Retail, Special Focus Area Site Area 0.85 acre Environmental Status Categorical Exemption from environmental review (Class 32 In‐Fill Development Projects) SUMMARY The applicant is proposing to demolish the existing non-historic building and construct a new three- story mixed use project consisting of two buildings, and including a 6-unit boutique hotel and one caretaker’s unit, and ten live/work units, with a central onsite 29-space parking lot and 16 bicycle parking spaces. The applicant’s request includes the removal of six palm trees, one pine tree, and one pepper tree from the site. Two sycamore trees located offsite to the immediate south would also be removed to accommodate proposed grading and trenching for utilities and a retaining wall. The City Meeting Date: August 21, 2017 Item Number: 1 ARC1-1 ARCH-3530-2016 (3249 Broad) Page 2 Arborist has approved all requested tree removals, and the neighboring property owner to the south has also approved removal of the offsite trees, with replacement to be provided by the applicant. The project site is zoned Retail Commercial and is located within the South Broad Street Area Plan. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area Plan, Community Design Guidelines (CDG) and applicable City policies and standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting 2.2 Project Description The proposed project consists of a new three-story mixed use project consisting of two buildings, with the following:  12,457-square foot boutique hotel including six suites (494 to 513 square feet each), one 2,960-square foot caretaker’s unit, and roof decks on each building (2,228 square feet);  Additional features including a lobby, gym, reception area, basement, laundry facilities, roof deck restrooms, and roof-top solar panels;  Ten live/work units (1,854 square feet each) with roof decks (289 square feet each);  29 onsite parking spaces, including compact spaces;  Two motorcycle spaces, and 16 bicycle spaces (12 short-term, 4 long-term);  Removal of eight trees from the site (approved by the City Arborist) and two off-site trees (approved by the City Arborist and neighboring property owner);  A landscape plan that includes new street trees, parking lot shade trees, planter boxes and landscaping along the street frontage, and preservation of the existing tree canopy along the creek corridor in the western portion of the property; and,  Demolition and removal of the existing non-historic building and accessory structure. The project design includes various materials including three types of brick veneer (red, tan, dark brown in color), hard-troweled cement plaster (grey/blues, tans with brown and green hues), composite double-hung windows, painted steel walkway railings, accent moulding, and canvas awnings in primary colors including red, green, blue, and orange (refer to Figure 1 below and Attachment 3, Project Plans, Sheets A-10 through A-15). Zoning C‐R‐SF (Commercial Retail, Special Focus) Site Size 0.85 acre Present Use & Development Heiland auto sales Topography Gently to moderately sloping Access Broad Street Surrounding Use/Zoning North: Mixed‐use (commercial and residential) / C‐R‐SF South: Residential / R‐2‐S East: Broad Street, shopping center / C‐C‐S West: Residential / R‐2‐S ARC1-2 ARCH-3530-2016 (3249 Broad) Page 3 Figure 1. Broad Street Collection Project, Birdseye View to the Northwest 2.3 Project Statistics Notes: 1. Applicant’s project plans dated May 5, 2017 2. Zoning Regulations dated March 2015 and South Broad Street Area Plan dated December 2014 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and applicable design standards of the South Broad Street Area Plan and Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 3.1 Site Plan and Height: The CDGs state that the site design should fit the site and consider the context of the surrounding area.1 The South Broad Street Area Plan established a hybrid approach of form-based codes and traditional zoning to ensure development is consistent with the community’s identified goals for form, character, and quality. The Area Plan notes that the 1 CDG Chapter 2 – General Design Principles, 2.1 Site Design: Review existing development near the site and consider how the project can be designed to fit in with the best examples of appropriate site design and architecture in the vicinity of the site. Item Proposed 1 Standard 2 Setback Front (Street) Yard 5 feet 0 (min) – 5 (max) feet Other Yard 5 feet 0 (min) to 10 (max) feet Max. Height 38.5 feet (max) 25 (min) to 40 (max) feet Max. Building Coverage 100% 77% Parking Spaces Vehicle 29 27 Bicycle (long-term) 4 2 Bicycle (short-term) 12 2 ARC1-3 ARCH-3530-2016 (3249 Broad) Page 4 C-R zone is especially suited for mixed use and live/work projects, and is intended to support a wide range of uses in two and three-story buildings. Staff Analysis: The site plan shows a five-foot side setback and two structures along the northern and southern property boundaries with a central driveway and parking area. The project complies with the maximum five-foot structural setback and zero build-to line along the street frontage; this street yard would accommodate pedestrian access, stairs, railings, and landscaped planters. The rear portion of the site would remain undeveloped. The project design observes the 20-foot creek setback and would retain the mature tree canopy present along the creek corridor. The project places the commercial use (boutique hotel) at the street frontage (Corridor), and the live/work units interior to the site. The project incorporates roof decks for both the hotel and live/work uses to create additional outdoor space. The site provides sufficient access and internal circulation for all proposed uses, and due to the narrow underlying parcel, incorporates compact parking spaces to allow for additional parking; all spaces would be tucked behind the buildings fronting Broad Street (refer to Attachment 3, Sheet A-0). South Broad Street Area Plan form-based codes state that the maximum building height of a mixed-use building is 40 feet; the project would reach a maximum height of 38.5 feet above average natural grade. The plan incorporates roof-top solar, which would not exceed 50 feet in height. Consistent with the form-based code, the interior heights of each floor range from 12 feet (ground floor) to 8.5 feet (second and third floors) (refer to Attachment 3, Sheet A-9). 3.2 Building Design: The Area Plan design guidelines require that Mixed-Use and Live/Work buildings be designed to reflect either the Railroad Commercial or the Broad Street Village Contemporary architectural styles. The Broad Street Village Contemporary Style pays homage to the past with a blend of traditional and contemporary architectural forms, materials, and influences to create an urban village character. The CDGs for commercial projects prioritize neighborhood compatibility, and note the importance of incorporating compatible elements present in the existing built environment into the design of new projects.2 Staff Analysis: The proposed building design is contemporary in character, consistent with the Broad Street Village Contemporary style. The form and materials are simple and utilitarian and incorporate sustainable and durable features including brick, cement plaster, roof-top solar, roof decks, and extensive use of glass windows.3 Architectural treatments are consistently applied on all elevations. Cut-outs and recessed doorways are shown on the street-facing elevations, and the roof decks on the third floor provide both vertical and horizontal articulation. Relief provided on the building walls include double-hung windows, doors on the ground floor and leading to the roof decks, variations in brick and cement plaster, accent moulding, and colorful awnings. The roof planes are flat, simple, and consistent throughout the development. Landscaping would be installed in front of the building stem wall along the southern boundary (refer to Attachment 3, Sheet L-1). The proposed refuse and recycling containers are in the rear of the property, and are screened from view within an enclosure. 2 Community Design Guidelines, Chapter 3 – Commercial and Industrial Project Design. 3 South Broad Street Area Plan, Chapter 5.0 Design Guidelines, Section 5.4 Specific Guidelines: Simple configurations and solid craftsmanship are favored over complexity and ostentation in building form. ARC1-4 ARCH-3530-2016 (3249 Broad) Page 5 The Area Plan states that live/work units should be arrayed in groups of at least three side by side along the primary frontage; while the mixed-use project places the hotel units along Broad Street, the interior live/work units are located side by side, six along the northern property boundary and four along the southern property boundary, each with its own defined entry. Although the hotel lobby entrance is not a prominent feature, and faces the interior driveway, it is distinguished by ground-floor awnings with signage above.4 This entrance is also located adjacent to proposed accessible parking spaces. Additional recessed doorways are located along the Broad Street frontage, with awnings above the entrances and windows. Due to the slope of Broad Street, planter boxes constructed with brick and concrete plaster are proposed adjacent to the sidewalk and steps leading to the street-facing doorways. The existing built environment along Broad Street includes established residential complexes to the south and west, mixed use development to the north, and commercial centers at the Broad Street and Orcutt Road intersection. While the buildings to the immediate north present curved rooflines and metal features, the overall design of the Broad Street Collection project incorporates elements of compatibility in its simple and contemporary design, and incorporation of concrete plaster and solid colors. To address potential privacy issues between proximate uses, the applicant proposes to use a special type of window glass that would allow for sunlight and views straight out the window, but would create a blurred view when looking down towards neighboring patios and deck areas (samples will be provided at the hearing). 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (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 a developed property and is served by required utilities and public services. The project has been reviewed by the City Public Works Department and no significant traffic impacts were identified, based on the size and location of the project. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the Conditions of Approval. 6.0 ALTERNATIVE RECOMMENDATIONS 6.1. Deny the project based on findings of inconsistency with the South Broad Street Area Plan and Community Design Guidelines. This alternative is not recommended, because the project is consistent with applicable regulations and standards, and further architectural review could be accommodated in the review process. 6.2 Continue the project to a date uncertain, with specific directional items provided. 4 Signage will be reviewed through a separate sign permit process. ARC1-5 ARCH-3530-2016 (3249 Broad) Page 6 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans Included in Commission member portfolio: Project plans Available at ARC hearing: Color and materials board ARC1-6 R ______ RESOLUTION NO. __________ (2017 SERIES) A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW THREE-STORY MIXED-USE PROJECT THAT INCLUDES A BOUTIQUE HOTEL, LIVE/WORK UNITS, ONSITE PARKING, AND ASSOCIATED TREE REMOVALS, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 21, 2017 3249 BROAD STREET (ARCH-3530-2016) 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 August 21, 2017, pursuant to a proceeding instituted under ARCH-3530- 2016, Levi Seligman, applicant, and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; 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 staff, presented at said hearing; 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 approval to application ARCH-3530-2016, based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the site and the surrounding neighborhood. 2. The proposed project is consistent with the General Plan for this location since the project proposes to construct a mixed use building that includes commercial and live/work uses that can be utilized for such uses envisioned by the Commercial Retail District within the Special Focus Overlay zone for the South Broad Street Area Plan. 3. The proposed project is consistent with Land Use Element policy 3.8.5 (Mixed Uses), because the project provides a mix of uses within a commercial district that is appropriate and compatible with the existing neighborhood in close proximity to major transportation corridors and transit opportunities. 4. The design of the project is consistent with the development standards of the South Broad Street Area Plan and has been designed in accordance with the Broad Street Village ATTACHMENT 1 ARC1-7 Resolution No. ______________ (2017 Series) Page 2 Contemporary style which is an appropriate architectural style for Mixed Use and Live-Work building types. 5. The project design maintains consistency with the City’s Community Design Guidelines by providing architectural interest and an attractive style which complements the character and scale of the existing neighborhood. 6. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the redevelopment of the project site consistent with policies and standards applicable to development within a General Retail area, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 2. Action. The Architectural Review Commission hereby grants approval to application ARCH-4000-2016, with incorporation of the following conditions and code compliance notes: Conditions Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Planning 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. The Architectural Review Commission’s approval of this project will expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. Final project design and construction drawings submitted for a building permit 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 a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall 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 ATTACHMENT 1 ARC1-8 Resolution No. ______________ (2017 Series) Page 3 approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 5. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Upper story (second and third floor) windows facing adjacent properties to the north and south shall incorporate “Lumisty” glass or similar to enhance privacy between the on and off-site uses. 6. The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 7. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 8. 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. 9. 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 backflow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such ATTACHMENT 1 ARC1-9 Resolution No. ______________ (2017 Series) Page 4 equipment shall be subject to review and approval by the Utilities and Community Development Directors. 10. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Monterey Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials. 11. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings. 12. The roof-top solar panels shall be non-reflective by design or shall incorporate a non- reflective coating. 13. The picnic tables located in the rear of the property shall be constructed on a pervious surface, such as geo-block or similar material. Engineering Division – Public Works/Community Development 14. The building plan submittal shall show all existing and proposed public and private easements for reference. 15. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. The City supports the proposed tree planters at the head of the compact spaces. Tree species and planting requirements to be approved by the City Arborist and Community Development Director. 16. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 17. A future subdivision may require the installation of a city standard streetlight at the north property corner along Broad Street. It may be prudent to include the analysis and infrastructure for a new streetlight in the building plan submittal. 18. The building plan submittal shall show the fire service double check assembly outside the right-of-way unless an encroachment agreement is specifically approved. The fire department ATTACHMENT 1 ARC1-10 Resolution No. ______________ (2017 Series) Page 5 connection may project into the right-of-way up to 4 inches. The double check assembly could be located in the fire riser room. 19. The building plan submittal shall show the existing overhead wire utilities along the southern property line to be underground to the satisfaction of PG&E and the City. Existing and proposed service drops and feeds to existing structures shall be shown and noted on the final plans. A new service drop from Rockview may be required to re-feed 3260 Rockview. The preliminary and final PG&E handout package shall be reviewed and approved by the engineer of record and the City. 20. The building plan submittal shall include a complete grading, drainage, and erosion control plan. The grading and drainage plan shall show all structures located within 15’ of the property lines. The plan shall consider offsite historic drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the stormwater runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining properties unless the drainage is conveyed within a recorded easement or existing waterway. 21. The erosion control plan shall clearly show the limits of disturbance and protection along the creek corridor. The applicant or contractor shall schedule a pre-construction meeting with the building inspector, natural resources manager, and city arborist prior to the start of demolition, grading, or construction. 22. Work adjacent to or within a channel or creek may require the approvals of California Department of Fish and Wildlife (CDFW), The Army Corp of Engineer’s, and/or the Regional Water Quality Control Board. A copy of any required permits or a written permit waiver or exemption for the same shall be provided to the City prior to demolition, grading, and/or building permit issuance. 23. The building plan submittal shall clarify all existing and proposed utility improvements within the creek corridor including but not limited to sewer, storm drain, and gas service piping. The plan shall include any utility abandonments. The proposed rock spillways/outlet protection shall be located outside the creek corridor and designed to induce sheet flow to the satisfaction of the City and higher regulatory agencies. 24. The building plan submittal shall show and note the existing creek to be cleaned up of all debris and any invasive species to the satisfaction of the Natural Resources Manager. 25. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the City’s Website. 26. An operations and maintenance manual will be required for the post-construction stormwater improvements. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. ATTACHMENT 1 ARC1-11 Resolution No. ______________ (2017 Series) Page 6 27. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. 28. The building plan submittal shall show all existing and proposed street trees. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve tree species and planting requirements. 29. The City Arborist supports the proposed tree removals as shown on the Landscape Removal Plan with the compensatory tree plantings shown on the Conceptual Landscape Plan. 30. The existing sycamore street trees shall remain and be protected unless determined unfeasible by the City Arborist, Public Works Director, and Community Development Director. The applicant shall do exploratory digging and detailed reconnaissance to evaluate the potential impacts to the trees prior to building permit issuance. The City Arborist will support the removal of the sycamore street trees with compensatory tree plantings if it is not feasible to save the trees after extensive research is done. A report from a certified arborist may be required to support tree preservation and/or removal. 31. The City Arborist supports the removal of the neighboring sycamore trees at 3281 Broad with the property owner’s approval. If the trees are removed, then compensatory trees shall be required to the satisfaction of the City Arborist and neighboring property owner. If the neighboring sycamore trees are to remain, then a certified arborist report and detailed construction drawings shall be required for the proposed tree protection measures. Specific retaining wall design to bridge tree roots should be expected. 32. Tree protection measures shall be implemented to the satisfaction of the City Arborist for all existing trees to remain. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Housing Division – Community Development Department 33. To satisfy the City’s Inclusionary Housing Requirement prior to building permit issuance, applicant shall either pay Affordable Housing In-Lieu Fees equal to 5% of building valuation, or enter into an Affordable Housing Agreement per City form to dedicate affordable housing unit(s) consistent with Table 2 of the General Plan Housing Element. ATTACHMENT 1 ARC1-12 Resolution No. ______________ (2017 Series) Page 7 Utilities Department 34. The sewer service connection to the City’s wastewater system shall be made along Broad Street. The existing sewer main shall be extended north along Broad Street up to the northeast corner of the property (200-ft north of manhole L14-4). All sewer services shall be kept out side of the existing creek. 35. An 8” recycled water main shall be provided along the frontage improvements for future use. 36. Water service meter(s) shall be adequately sized to serve the project’s proposed units, and residential or caretaker units shall be separately metered from the commercial units. 37. The project is within the recycled water service area, and shall include a “purple pipe” irrigation system, and backflow preventer consistent with the Engineering Design Standards, in a way that a transition from potable water to recycled water can be made in the future. 38. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 39. A separate water meter shall be provided for each lot per Chapter 16.20.020.E of the City’s Municipal Code. 40. The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project. The development of the plan shall be coordinated with San Luis Garbage Company. The plan must be submitted for approval by the City's Utilities Services Manager and the Community Development Director. 41. The proposed utility infrastructure shall comply with the engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. Fire Department 42. Height and area increases may only be used if a full NFPA 13 fire sprinkler system is installed. 43. Only height OR area increases may be taken for an R1 occupancy in California, but not both. 44. The occupied roof deck for the hotel would most likely be classified as an A3 occupancy. Please account in your construction type, height and area analysis. 45. Provide an interior fire sprinkler riser room with exterior door access for each building. 46. Show locations of fire sprinkler backflow device and Fire Department Connections for each fire system. ATTACHMENT 1 ARC1-13 Resolution No. ______________ (2017 Series) Page 8 Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2017. ____________________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC1-14 R-2-S C-C-S R-2-PD C-S-PD C-S C-R-SF C-SC-R-SF R-2-S MR-3-PDC-S-PD B R O A D ORCUTT VICINITY MAP ARCH-3530-2016 3249 Broad Street ¯ ATTACHMENT 2 ARC1-15 M A Y 5 , 2 0 1 7 BR O A D S T R E E T C O L L E C T I O N ATTACHMENT 3 ARC1-16 VI C I N I T Y M A P PR O J E C T D I R E C T O R Y 17,476 S.F.14,503 S.F.BUILDING OCCUPANCY:CONSTRUCTION TYPE:SPRINKLERED:MAX. BUILDING ALLOWANCES:(PER C.B.C. TABLE 503)PROPOSED BUILDING AREAS:TOTAL NORTH STRUCTURE AREA PROPOSED BUILDING AREAS:TOTAL SOUTH STRUCTURE AREA * WITH ALLOWABLE HEIGHT AND AREA INCREASES FOR SPRINKLERED BUILDINGS PER C.B.C SECTIONS 504.2, 506.3.R-1 & R-2 V-A NFPA13R & NFPA13 70'-0" */ FOUR STORIES*24,000 S.F. PER FLOOR*4,426 S.F. (R-1)13,050 S.F. (R-2)5,803 S.F. (R-1)8,700 S.F. (R-2) LI V E / W O R K U N I T S ( 1 0 A T 1 . 5 ) : LIVE/WORK 1,854 S.F.289 S.F.5,880 S.F.4.86 UNITS 1.50 UNITS 100.00%14.33%40'-0"26'-0" LIVE/WORK 1,854 S.F.289 S.F.1,838 S.F.1.52 UNITS 1.50 UNITS 100.00%45.87%40'-0"26'-6" TO 28'-6" HOTEL 4,426 S.F.1,071 S.F.7,244 S.F.5.99 UNITS 5.46 UNITS 100.00%54.33%40'-0"32'-6"LOT 7 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: LIVE/WORK 1,854 S.F.289 S.F.9,360 S.F.7.74 UNITS 1.50 UNITS 100.00%9.01%40'-0"33'-0" LIVE/WORK 1,854 S.F.289 S.F.1,838 S.F.1.52 UNITS 1.50 UNITS 100.00%45.87%40'-0"33'-0" TO 34'-0"LOTS 2-6 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT:LOT 1 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT:LOTS 8-10 PROPOSED USE: PROPOSED HABITABLE AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT:LOT 11 (NORTH BUILDING) PROPOSED USE: PROPOSED (GROSS) HOTEL AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: PR O J E C T D E S C R I P T I O N : CR E A T I O N O F A M I X E D - U S E DEVELOPMENT. THE CO M M E R C I A L A S P E C T W I L L CO N S I S T O F A B O U T I Q U E H O T E L WH I C H I N C L U D E S ( 6 ) L U X U R Y SU I T E S , ( 1 ) C A R E T A K E R / OW N E R ' S S U I T E , L O B B Y A N D HO T E L G Y M . T H E R E S I D E N T I A L PO R T I O N I N C L U D E S ( 1 0 ) LI V E - W O R K C O N D O M I N I U M S . PR O J E C T A D D R E S S : 3249 BROAD STREET SA N L U I S O B I S P O , C A 9 3 4 0 1 TA X P A R C E L N U M B E R : 004-601-023 CI T Y Z O N I N G : C- R - S F ( R E T A I L - C O M M E R C I A L ) OV E R L A Y D I S T R I C T : SO U T H B R O A D S T R E E T A R E A P L A N NE T L O T A R E A : 27 , 5 1 4 S Q . F T . ( 0 . 6 3 A C R E ) RE Q U I R E D Y A R D S E T B A C K S : RE Q U I R E D F R O N T S E T B A C K : PR O P O S E D F R O N T S E T B A C K : RE Q U I R E D S I D E S E T B A C K : PR O P O S E D S I D E S E T B A C K : RE Q U I R E D R E A R S E T B A C K : PR O P O S E D R E A R S E T B A C K : 0'-0" (MIN) / 5'-0" (MAX)5'-0" PR O P O S E D U S E : MI X E D - U S E ( H O T E L & R E S I D E N T I A L ) MA X I M U M D E N S I T Y A L L O W E D : (3 6 . 0 U N I T S P E R A C R E ) DE N S I T Y P R O P O S E D 15.00 DENSITY UNITS TH R E E - B E D R O O M S U I T E ( 1 A T 1 . 5 ) : 1.5 DENSITY UNITS TO T A L : 20.46 DENSITY UNITS GR O S S L O T A R E A : 37 , 0 2 6 S Q . F T . ( 0 . 8 5 A C R E ) BI C Y C L E P A R K I N G R E Q U I R E D : SH O R T T E R M B I C Y C L E P A R K I N G R E Q U I R E D : SH O R T T E R M B I C Y C L E P A R K I N G P R O V I D E D : 2 SPACES 12 SPACES MO T O R C Y C L E P A R K I N G : MO T O R C Y C L E P A R K I N G R E Q U I R E D : MO T O R C Y C L E P A R K I N G P R O V I D E D : 1 SPACE 2 SPACE PA R K I N G C A L C U L A T I O N S : HO T E L S U I T E S (6 A T 1 . 0 S P A C E P E R U N I T ) : 6 . 0 0 S P A C E S CA R E T A K E R / O W N E R ' S S U I T E (1 A T 1 . 0 S P A C E P E R U N I T ) : 1 . 0 0 S P A C E TO T A L P A R K I N G R E Q U I R E D : 2 7 S P A C E S MA X I M U M L O T C O V E R A G E : 100% MA X I M U M H E I G H T : 40'-0" ON E - B E D R O O M S U I T E ( 6 A T 0 . 6 6 ) : 3.96 DENSITY UNITS LI V E - W O R K U N I T S (1 0 A T 2 . 0 S P A C E S P E R U N I T ) : 2 0 . 0 0 S P A C E S 22.74 DENSITY UNITS (3 6 . 0 U N I T S P E R A C R E ) 0' - 0 " ( M I N ) / 1 0 ' - 0 " ( M A X ) 5'-0"30'-0" (MIN)53'-3" HOTEL 5,803 S.F.1,157 S.F.7,244 S.F.5.99 UNITS 5.46 UNITS 100.00%54.33%40'-0"38'-6"LOT 11 (SOUTH BUILDING) PROPOSED USE: PROPOSED (GROSS) HOTEL AREA: PROPOSED ROOF DECK AREA: PROPOSED LOT SIZE: ALLOWABLE DENSITY: PROPOSED DENSITY: ALLOWABLE LOT COVERAGE: PROPOSED LOT COVERAGE: ALLOWABLE MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: TO T A L P A R K I N G P R O V I D E D : 29 SPACES LO N G T E R M B I C Y C L E P A R K I N G R E Q U I R E D : LO N G T E R M B I C Y C L E P A R K I N G P R O V I D E D : 2 SPACES 4 SPACES TO T A L B I C Y C L E P A R K I N G R E Q U I R E D : TO T A L B I C Y C L E P A R K I N G P R O V I D E D : 4 SPACES 16 SPACES SO L A R P A N E L S AS P A R T O F T H I S A R C H I T E C T U R A L R E V I E W C O M M I T T E E PR O C E S S , W E A R E R E Q U E S T I N G R E V I E W O F T H E PR O P O S E D F U T U R E S O L A R P A N E L L O C A T I O N S . T H E IN I T I A L B U I L D O U T W I L L N O T I N C L U D E I N S T A L L A T I O N O F SO L A R P A N E L S O N T H E L I V E - W O R K U N I T S , H O W E V E R , WE W O U L D L I K E T O H A V E T H E M C O N C E P T U A L L Y RE V I E W E D A N D A P P R O V E D S O E A C H P O T E N T I A L SU C C E S S I V E O W N E R C A N I N S T A L L T H E M A T A L A T E R DA T E W I T H O U T N E E D I N G A D D I T I O N A L M I N O R O R IN C I D E N T A L A R C H I T E C T U R A L R E V I E W F O R E A C H IN S T A N C E . (* 1 5 % O F R E Q U I R E D P A R K I N G A R E C O M P A C T S P A C E S ) PR O J E C T S T A T I S T I C S SH E E T I N D E X 32 4 9 B r o a d S t r e e t - S a n L u i s O b i s p o , C A 9 3 4 0 1 T- 1 TI T L E S H E E T TM SU R V E Y A- 0 PR O P O S E D S I T E P L A N A- 1 NO R T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' A ' A- 2 NO R T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' B ' A- 5 NE U N I T - F I R S T & S E C O N D F L O O R P L A N S A- 6 NE U N I T - T H I R D F L O O R P L A N A- 7 SE U N I T - B A S E M E N T A N D F I R S T F L O O R P L A N S A- 8 SE U N I T - S E C O N D A N D T H I R D F L O O R P L A N S T- 2 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 3 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 4 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 5 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 6 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 7 PR O J E C T S C H E M A T I C P E R S P E C T I V E S A- 9 SC H E M A T I C S E C T I O N S A- 1 0 SC H E M A T I C E L E V A T I O N S A- 1 1 SC H E M A T I C E L E V A T I O N S A- 1 2 SC H E M A T I C S I T E S E C T I O N S A- 1 3 SC H E M A T I C S I T E S E C T I O N S T- 8 PR O J E C T S C H E M A T I C P E R S P E C T I V E S A- 1 4 SC H E M A T I C S I G N A G E P L A N A- 1 5 SC H E M A T I C M A T E R I A L S B O A R D L- 1 CO N C E P T U A L L A N D S C A P E P L A N C- 1 PR E L I M I N A R Y G R A D I N G P L A N C- 2 PR E L I M I N A R Y U T I L I T Y P L A N C- 3 TE N T A T I V E T R A C T M A P T- 9 PR O J E C T S C H E M A T I C P E R S P E C T I V E S A- 3 A- 4 T- 1 0 PR O J E C T S C H E M A T I C P E R S P E C T I V E S T- 1 1 PR O J E C T S C H E M A T I C P E R S P E C T I V E S SO U T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' A ' SO U T H S I D E L I V E / W O R K U N I T P L A N S - O P T I O N ' B ' A- 1 6 CO N T E X T P L A N A- 1 7 CO N T E X T E L E V A T I O N A- 1 8 LA N D S C A P E R E M O V A L P L A N OW N E R S : LE V A I L E Y , L L C AR C H I T E C T : GO O D W I N D E S I G N A R C H I T E C T S CO R E Y G O O D W I N , L I C # C 3 2 5 4 7 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 3 - 0 6 0 6 SU R V E Y O R : MB S L A N D S U R V E Y O R S MI C H A E L B . S T A N T O N , L I C . # 5 7 0 2 ST R E E T 3 5 6 3 S U E L D O S T E E T , S U I T E Q SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 9 4 - 1 9 6 0 CI V I L E N G I N E E R : AB O V E G R A D E E N G I N E E R I N G , I N C . SC O T T S T O K E S , P . E . L I C . # C 5 8 2 5 6 13 0 4 B R O A D S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 0 - 5 1 1 5 x 3 0 2 14 0 5 G A R D E N S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 14 3 5 B R O A D S T R E E T c/ o L E V I S E L I G M A N & M E L I S S A B A I L E Y (7 6 0 ) 4 0 2 - 0 5 5 5 ST R U C T U R A L E N G I N E E R : GE O T E C H N I C A L E N G I N E E R : LA N D S C A P E A R C H I T E C T : SU M M E R S / M U R P H Y & P A R T N E R S , I N C . PA T R I C K C . M . M U R P H Y , L I C . # 1 8 8 1 34 1 9 7 P A C I F I C C O A S T H I G H W A Y , S U I T E 2 0 0 DA N A P O I N T , C A 9 2 6 2 9 (9 4 9 ) 4 4 3 - 1 4 4 8 SI M P L Y S T R O N G E N G I N E E R I N G , I N C . SE A N K E S S E L , P . E . 40 2 0 3 0 T H S T R E E T SA N D I E G O , C A 9 2 1 0 4 (8 5 8 ) 8 4 8 - 7 7 3 4 GE O S O L U T I O N S , I N C . KR A I G R . C R O Z I E R , L I C . # C 6 1 3 6 1 22 0 H I G H S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 5 4 3 - 8 5 3 9 ar c h i t e c t s T-1 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-17 SC H E M A T I C P E R S P E C T I V E - V I E W F R O M N O R T H E A S T Sc a l e : N . T . S . ar c h i t e c t s T-2 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-18 SC H E M A T I C P E R S P E C T I V E - V I E W F R O M E A S T Sc a l e : N . T . S . ar c h i t e c t s T-3 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-19 SC H E M A T I C P E R S P E C T I V E - V I E W T O W A R D S N O R T H W E S T A T E N T R A N C E Sc a l e : N . T . S . ar c h i t e c t s T-4 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-20 SC H E M A T I C P E R S P E C T I V E - V I E W T O W A R D S E N T R A N C E T O E A S T Sc a l e : N . T . S . ar c h i t e c t s T-5 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-21 SC H E M A T I C P E R S P E C T I V E - V I E W L O O K I N G S O U T E A S T T O W A R D S E N T R A N C E Sc a l e : N . T . S . ar c h i t e c t s T-6 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-22 SC H E M A T I C P E R S P E C T I V E - V I E W T O T H E N O R T H W E S T F R O M B R O A D S T R E E T Sc a l e : N . T . S . ar c h i t e c t s T-7 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-23 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E N O R T H W E S T Sc a l e : N . T . S . ar c h i t e c t s T-8 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-24 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E S O U T H W E S T Sc a l e : N . T . S . ar c h i t e c t s T-9 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-25 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E N O R T H E A S T Sc a l e : N . T . S . ar c h i t e c t s T-10 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-26 SC H E M A T I C P E R S P E C T I V E - B I R D S E Y E V I E W T O T H E S O U T H E A S T Sc a l e : N . T . S . ar c h i t e c t s T-11 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-27 225230 224226227228229231232 22 0 225 21 9 22 122 2 223 224 226 227 228 2 2 0 22 1 222 2 2 1 224225226227 220 216 217 218 219 215 21 7 21 8 2 1 9 21 8 22 1 222223 21 5 21 4 2 1 6 2 1 7 2 1 8 219 0 215 216 217 218 215 220 216 217 218 219 22 1 215 216 214 213 212 21 1 225 2 2 1 22 2 223 224 22 6 227 228 22 5 230 22 3 22 4 226 227 22 8 229 23 1 232 23 0 23 1 23 2 23 3 23 4 23 5 230 225 226 227 22 8 229 225 22 1 222 223 224 219 2 1 9 2 2 0 2 2 0 22 0 21821 9 21 5 21 6 21 6 217 23 6 22 122 2525 6 22222222222222222 23322322 2192121919212 22 1 222220220220 1 2302323030 2292922922 4444 23232232222322222 242424224224224 525 5 52252222525225 2 1 7 2 1 7 2 1 2 1 6 1 6 2 1 6 2 1 6 6 6 6 6 2 1 6 2 1 6 2 1 2 1 2 2 1 6 2 1 6 2 1 1 2 1 6 2 1 6 2 1 6 1 2 1 6 2 1 6 2 1 1 1 1 1 1 21521515 21622121666 1 8 2 1 8 8 2 1 8 2 1 2 2 1 8 1 8 8 215215212 21621621 217721721 2218821821 2191921921 16616 7 1616 7 2 212 21414214 213132132 218821821212221 9 9 21 9 9 9 9 9 21 1 215215215 5 2142144214 21522121521 228 2 22 228 28 28 23 3 23 4 23 23 4 4 23 5 23 23 5 5 23 6 6 36 23 6 2 5'-0" 53 ' - 3 " 19 1 ' - 0 " 99 ' - 8 " 14 2 ' - 0 " 5 ' - 0 " 5 ' - 0 " 3 6 ' - 0 " 6 8 ' - 0 " 3 6 ' - 0 " 54'-0"5'-0"32'-0"54'-0"5'-0"5'-0" CR - S F R2 - S R2 - S 1 8. 6 ' x 18 . 6 ' 2 8. 6 ' x 18 . 6 ' 4 8. 0 ' x 16 . 0 ' (C o m p a c t ) 5 8. 6 ' x 18 . 6 ' 6 8. 6 ' x 18 . 6 ' 8 8. 0 ' x 14 . 6 ' (C o m p a c t ) 9 8. 6 ' x 18 . 6 ' 12 8. 6 ' x 14 . 6 ' (C o m p a c t ) 13 9. 0 ' x 1 8 . 6 ' (A c c e s s i b l e ) 14 9. 0 ' x 1 8 . 6 ' (A c c e s s i b l e ) 15 8. 6 ' x 18 . 6 ' 19 8. 6 ' x 18 . 6 ' 20 8. 6 ' x 18 . 6 ' 21 8. 6 ' x 18 . 6 ' 25 8. 6 ' x 18 . 6 ' 28 8. 6 ' x 18 . 6 ' 29 8. 6 ' x 18 . 6 ' Re s i d e n t i a l Tr a s h E n c l . (1 . 5 C u . Y d . ) BROAD STREETCL Pa r k i n g L o t PR O P O S E D S I T E P L A N Sc a l e : 3 / 3 2 " = 1 ' - 0 " Tr u e No r t h Creek S e t b a c k Pi c n i c Ta b l e Pi c n i c Ta b l e Sh o r t - Te r m Bi c y c l e St o r a g e DOWN UP DOWNDOWN Ty p . Ty p . A- 5 / A- 6 A- 7 / A- 8 ar c h i t e c t s A-0 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Top of Bank Co m m e r c i a l Tr a s h E n c l . (1 . 5 C u . Y d . ) Lo n g - Te r m Bi c y c l e St o r a g e Top of Bank Re s i d e n t i a l Re c . E n c l . (1 . 5 C u . Y d . ) Li v e - W o r k Bu i l d i n g 1 Li v e - W o r k Bu i l d i n g 2 Li v e - W o r k Bu i l d i n g 3 Li v e - W o r k Bu i l d i n g 4 Li v e - W o r k Bu i l d i n g 5 Li v e - W o r k Bu i l d i n g 6 C o m m e r c i a l B u i l d i n g 1 C o m m e r c i a l B u i l d i n g 2 C o m m e r c i a l B u i l d i n g 5 C o m m e r c i a l B u i l d i n g 3 C o m m e r c i a l B u i l d i n g 4 C o m m e r c i a l B u i l d i n g 6 Li v e - W o r k Bu i l d i n g 7 Li v e - W o r k Bu i l d i n g 8 Li v e - W o r k Bu i l d i n g 9 Li v e - W o r k Bu i l d i n g 1 0 A- 1 / A- 2 A- 3 / A- 4 10 8. 6 ' x 18 . 6 ' 18 8. 0 ' x 16 . 0 ' (C o m p a c t ) 3 8. 6 ' x 18 . 6 ' 7 8. 6 ' x 18 . 6 ' 11 8. 6 ' x 18 . 6 ' 16 8. 6 ' x 18 . 6 ' 17 8. 6 ' x 18 . 6 ' 22 8. 0 ' x 16 . 0 ' (C o m p a c t ) 23 8. 6 ' x 18 . 6 ' 24 8. 6 ' x 18 . 6 ' 26 8. 0 ' x 16 . 0 ' (C o m p a c t ) 27 8. 6 ' x 18 . 6 ' 1 4. 0 ' x 8 . 0 ' Mo t o r c y c l e 2 ATTACHMENT 3 ARC1-28 Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. To t a l A r e a : 1,854 sq. ft. Fi r s t F l o o r ( L i v e ) A r e a : 314 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 475 sq. ft. Ro o f ( W o r k ) A r e a : 388 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 4 % ) : 991 sq. ft. Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North Tr u e N o r t h NO R T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' A ' W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Ro o f D e c k (2 8 9 s q . f t . ) r Dr es s e r r Dr es s e r (5 5 5 (5 5 5 5 5 5 5 Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Ro o f ( W o r k ) A r e a : 388 sq. ft. ar c h i t e c t s A-1 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T St u d i o / O f f i c e (3 8 8 s q . f t . ) Dn. Re t a i l / O f f i c e (2 3 2 s q . f t . ) Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) K i t c h e n ( 1 7 4 s q . f t . ) En t r y (6 0 s q . f t . ) Cl o . Up Re f . Di n i n g R o o m (1 4 0 s q . f t . ) BB Q Re f . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . ATTACHMENT 3 ARC1-29 TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North Tr u e N o r t h NO R T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' B ' W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Ro o f D e c k (2 8 9 s q . f t . ) BB Q Re f . r Dr es s e r r Dr es s e r (5 5 5 5 5 (5 5 ar c h i t e c t s A-2 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Re t a i l / O f f i c e (2 3 2 s q . f t . ) Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) En t r y (6 6 s q . f t . ) Cl o . Up Pr i v a t e W o r k A r e a (3 1 4 s q . f t . ) Re f . Re f . Dn. K i t c h e n ( 1 0 6 s q . f t . ) Living Room (232 sq. ft.) Fi r s t F l o o r ( W o r k ) A r e a : 789 sq. ft. Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. To t a l A r e a : 1,854 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1,065 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. Di n i n g R o o m (5 0 s q . f t . ) ATTACHMENT 3 ARC1-30 TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h K i t c h e n ( 1 7 4 s q . f t . ) En t r y (6 0 s q . f t . ) W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Up Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. To t a l A r e a : 1,854 sq. ft. Fi r s t F l o o r ( L i v e ) A r e a : 314 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 475 sq. ft. Ro o f ( W o r k ) A r e a : 388 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 4 % ) : 991 sq. ft. Ro o f ( W o r k ) A r e a : 388 sq. ft. ar c h i t e c t s A-3 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Re t a i l / O f f i c e (2 3 2 s q . f t . ) Re f . Re f . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . Ro o f ( W o r k ) A r e a : 38 8 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 4 % ) : 99 1 s q . f t . Fi r s t F l o o r ( L i v e ) A r e a : 31 4 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 47 5 s q . f t . SO U T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' A ' Dr es s e r Dr es s e r (5 5 (5 5 (5 St u d i o / O f f i c e (3 8 8 s q . f t . ) Ro o f D e c k (2 8 9 s q . f t . ) BB Q Re f . Dn. Di n i n g R o o m (1 4 0 s q . f t . ) ni n g o o o R o o o 40 sq . f t t t t t t t ).)))))))))))) t t t t t t (1 (1 (1 ((((1 (1 (1 (1 (((((in Di n i i in i i in in in i i i i i n n m om m om o om o o o om om m m m om o o o ATTACHMENT 3 ARC1-31 TH I R D F L O O R / R O O F P L A N SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Scale: 1/4" = 1'-0"True North FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h En t r y (6 6 s q . f t . ) W D Up Dn . Cl o . Cl o . Dr e s s e r Dr e s s e r Be d r o o m 1 (2 3 2 s q . f t . ) Ba t h 1 (5 8 s q . f t . ) Be d r o o m 2 (2 3 2 s q . f t . ) Ba t h 2 (5 8 s q . f t . ) Up ar c h i t e c t s A-4 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ac c e s s i b l e Re s t r o o m (4 6 s q . f t . ) Re t a i l / O f f i c e (2 3 2 s q . f t . ) SO U T H - S I D E L I V E / W O R K U N I T S - O P T I O N ' B ' Dr es s e r Dr es s e r 5 5 5 5 5 5 5 5 (5 5 5 5 Ro o f D e c k (2 8 9 s q . f t . ) BB Q Re f . Pr i v a t e W o r k A r e a (3 1 4 s q . f t . ) Cl o . Re f .. Re f . Dn. K i t c h e n ( 1 0 6 s q . f t . ) Living Room (232 sq. ft.) Fi r s t F l o o r ( W o r k ) A r e a : 789 sq. ft. Se c o n d F l o o r ( L i v e ) A r e a : 677 sq. ft. Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. To t a l A r e a : 1,854 sq. ft. Ma x i m u m L i v e A r e a ( 6 0 % ) : 1,112 sq. ft. Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1,065 sq. ft. Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 38 8 s q . f t . To t a l A r e a : 1, 8 5 4 s q . f t . Ma x i m u m L i v e A r e a ( 6 0 % ) : 1, 1 1 2 s q . f t . Pr o p o s e d L i v e A r e a ( 5 7 % ) : 1, 0 6 5 s q . f t . Fi r s t F l o o r ( W o r k ) A r e a : 78 9 s q . f t . Se c o n d F l o o r ( L i v e ) A r e a : 67 7 s q . f t . Th i r d F l o o r ( L i v e ) A r e a : 388 sq. ft. Di n i n g R o o m (5 0 s q . f t . ) ATTACHMENT 3 ARC1-32 SE C O N D F L O O R P L A N ( C A R E T A K E R ' S / O W N E R ' S S U I T E ) Scale: 1/4" = 1'-0" FI R S T F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " True North Tr u e N o r t h Up Dn . Up NO R T H H O T E L S U I T E S A N D A M E N I T I E S Kitchen (268 sq. ft.) Up Dn . Dining Room (219 sq. ft.)Ref.Living Room (354 sq. ft.) Ha l f Ba t h (4 1 s q . ft . ) Be d r o o m 1 (2 0 8 s q . f t . ) Bedroom 2 (185 sq. ft.)Bath 2 (6 9 s q . f t . ) Ba t h 1 (7 6 s q . f t . ) En t r y (3 8 s q . f t . ) Clo. Cl o . Ac c e s s i b l e B a t h (1 1 1 s q . f t . ) Ac c e s s i b l e Ba t h (1 0 3 s q . f t . ) Cl o . Cl o . Su i t e 1 0 1 (3 4 6 s q . f t . ) Ho t e l Lo b b y (2 7 4 s q . f t . ) Ho t e l G y m (3 2 1 s q . f t . ) Su i t e 1 0 2 (3 5 7 s q . f t . ) Re c e p t i o n Re f . Re f . TV TV Su i t e 3 0 1 En t r y (4 5 s q . f t . ) En t r y (4 5 s q . f t . ) ar c h i t e c t s A-5 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-33 Ma s t e r Be d r o o m (3 1 0 s q . f t . ) Ma s t e r Ba t h (8 3 s q . ft . ) Sh o w e r Op e n to Be l o w Ma s t e r Cl o s e t (3 8 s q . f t . ) W/ D BB Q Roof Deck (1,071 sq. ft.) Ha l f Ba t h Dn . Re f . NO R T H H O T E L S U I T E S A N D A M E N I T I E S NO R T H H O T E L S U I T E S A N D A M E N I T I E S TH I R D F L O O R P L A N ( C A R E T A K E R ' S / O W N E R ' S S U I T E ) Scale: 1/4" = 1'-0"True North ar c h i t e c t s A-6 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-34 BA S E M E N T P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h Up El e v a t o r Up El e v a t o r FI R S T F L O O R P L A N Scale: 1/4" = 1'-0"True North In t e r i o r Ex i t St a i r w a y In t e r i o r Ex i t St a i r w a y La u n d r y (1 8 3 s q . f t . ) Me c h a n i c a l R o o m (B o i l e r / H V A C ) (5 4 0 s q . f t . ) El e v a t o r Eq u i p m e n t W/ D W / D W / D W / D Si n k Dn . Up SO U T H H O T E L S U I T E S A N D A M E N I T I E S Accessible Bath (111 sq. ft.)Accessible Bath (103 sq. ft.)Clo.Clo.Suite 103 (357 sq. ft.)Suite 104 (346 sq. ft.)Ref.Ref. Ja n i t o r ' s Cl o s e t (7 3 s q . f t . ) TVTV Co r r i d o r (2 2 6 s q . f t . ) En t r y (4 5 s q . f t . ) En t r y (4 5 s q . f t . ) ar c h i t e c t s A-7 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-35 TH I R D F L O O R P L A N Scale: 1/4" = 1'-0"True North El e v a t o r Dn . Dn . Roof Deck (1,157 sq. ft.) Ac c e s s i b l e Re s t r o o m (7 0 s q . f t . ) SE C O N D F L O O R P L A N Sc a l e : 1 / 4 " = 1 ' - 0 " Tr u e N o r t h In t e r i o r Ex i t St a i r w a y SO U T H H O T E L S U I T E S A N D A M E N I T I E S Ac c e s s i b l e Ba t h (1 1 1 s q . f t . ) Ac c e s s i b l e B a t h (1 0 3 s q . f t . ) Cl o . Cl o . Su i t e 2 0 1 (3 5 7 s q . f t . ) Su i t e 2 0 2 (3 4 6 s q . f t . ) Re f . Re f . TVTV El e v a t o r UpDn . Up Dn . Ja n i t o r ' s Cl o s e t (7 3 s q . f t . ) Co r r i d o r (2 2 6 s q . f t . ) En t r y (4 5 s q . f t . ) En t r y (4 5 s q . f t . ) ar c h i t e c t s A-8 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ac c e s s i b l e Re s t r o o m (4 5 s q . f t . ) Cl o . ATTACHMENT 3 ARC1-36 Lo t 1 1 No r t h S t r u c t u r e H e i g h t C a l c u l a t i o n s Ground Floor Level12'-0" typ.12'-0" typ. SC H E M A T I C S E C T I O N - L O O K I N G N O R T H Scale: 1/8" = 1'-0" 1 2 ' - 0 " t y p . 1 2 ' - 0 " t y p . 1 2 ' - 0 " t y p . 12'-0" typ. SC H E M A T I C S E C T I O N - L O O K I N G W E S T Scale: 1/8" = 1'-0"Hotel Suite 301 Roof Deck St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r St o r a g e Cl o . Cl o . Ac c e s s i b l e Re s t r o o m Ha l l St a i r St a i r P L P L P L Ro o f D e c k Ground Floor Level Elev. 229.60 Gr o u n d F l o o r El e v a t i o n El e v . 2 2 6 . 8 0 Second Floor Elevation Elev. 243.10Third Floor Elevation Elev. 253.10RoofElevationElev. 263.10 Se c o n d F l o o r El e v a t i o n El e v . 2 3 6 . 8 0 Th i r d F l o o r El e v a t i o n El e v . 2 4 6 . 8 0 Ro o f El e v a t i o n El e v . 2 5 6 . 8 0 Lo t 1 Lo t 2 Lo t 3 Lo t 4 Lo t 5 Lo t 6 Lot 11 (North Structure) Sl o p e o f e x i s t i n g g r a d e s h o w n d a s h e d - se e S u r v e y Elev. 229.60Second Floor Elevation Elev. 243.10Third Floor Elevation Elev. 253.10RoofElevationElev. 263.10 Sl o p e o f e x i s t i n g g r a d e sh o w n d a s h e d - s e e S u r v e y En t r a n c e Dr i v e w a y Gr o u n d Fl o o r L e v e l El e v . 2 2 8 . 3 0 Se c o n d F l o o r El e v a t i o n El e v . 2 4 1 . 8 0 Th i r d F l o o r El e v a t i o n El e v . 2 5 1 . 8 0 P L Av e r a g e N a t u r a l G r a d e (H i g h P o i n t + L o w P o i n t ) / 2 : (2 3 3 . 7 5 + 2 2 8 . 7 5 ) / 2 = 2 3 1 . 2 5 Ma x i m u m H e i g h t A l l o w e d (2 3 1 . 2 5 + 4 0 . 0 0 ) : 27 1 . 2 5 Pr o p o s e d M a x i m u m H e i g h t : 26 3 . 6 0 So u t h S t r u c t u r e H e i g h t C a l c u l a t i o n s Av e r a g e N a t u r a l G r a d e (H i g h P o i n t + L o w P o i n t ) / 2 : (2 2 6 . 7 5 + 2 1 8 . 7 5 ) / 2 = 2 2 2 . 7 5 Ma x i m u m H e i g h t A l l o w e d (2 2 2 . 7 5 + 4 0 . 0 0 ) : 26 2 . 7 5 Pr o p o s e d M a x i m u m H e i g h t : 26 1 . 3 0 Max. Height Allowed Elev. 271.25 Ma x . H e i g h t Li m i t El e v . 2 6 6 . 2 5 Max. Height Allowed Elev. 271.25 Ma x . H e i g h t Li m i t El e v . 2 6 2 . 7 5 L o t 1 No t e : S e e C i v i l d r a w i n g s f o r FF e l e v a t i o n s Hotel Suite 301 Ho t e l Lo b b y Hotel Suite 101 Ro o f D e c k Ho t e l S u i t e 10 3 Ho t e l S u i t e 10 4 Ho t e l S u i t e 20 1 Ho t e l S u i t e 20 2 Hotel Suite 101 Ho t e l S u i t e 10 2 Hotel Suite 301Hotel Suite 301 Ro o f El e v a t i o n El e v . 2 6 1 . 8 0 L o t 1 1 ( S o u t h S t r u c t u r e ) Lot 11 (North Structure)Lot 11 (North Structure) ar c h i t e c t s A-9 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Me c h . R o o m ATTACHMENT 3 ARC1-37 P L P L SC H E M A T I C N O R T H E L E V A T I O N Scale: 1/8" = 1'-0"Ground Floor Elevation, Typ.Second Floor Elevation, Typ.Third Floor Elevation, Typ.Roof Elevation, Typ.Elev. 00.00'Elev. +10.00'Elev. +20.00'Elev. +30.00'P L P L SC H E M A T I C B R O A D S T R E E T E L E V A T I O N Scale: 1/8" = 1'-0"Ground Floor Level, Typ.Elev. +00.00'Second Floor Elevation, Typ.Elev. +13.50'Third Floor Elevation, Typ.Elev. +23.50'Roof Elevation, Typ.Elev. +33.50' Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 3 . 5 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 3 . 5 0 ' ar c h i t e c t s A-10 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Ro o f E l e v a t i o n , T y p . El e v . + 3 3 . 5 0 ' ATTACHMENT 3 ARC1-38 P L P L P L P L SC H E M A T I C S O U T H E L E V A T I O N Scale: 1/8" = 1'-0" SC H E M A T I C W E S T E L E V A T I O N Sc a l e : 1 / 8 " = 1 ' - 0 " Ground Floor Level, Typ.Elev. +00.00'Second Floor Elevation, Typ.Elev. +10.00'Third Floor Elevation, Typ.Elev. +20.00'Roof Elevation, Typ.Elev. +30.00' Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 0 . 0 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 0 . 0 0 ' Ro o f E l e v a t i o n , T y p . El e v . + 3 0 . 0 0 ' Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 0 . 0 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 0 . 0 0 ' Ro o f E l e v a t i o n , T y p . El e v . + 3 0 . 0 0 ' Basement Level, Typ.Elev. -10.00' ar c h i t e c t s A-11 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-39 P L P L SC H E M A T I C S I T E S E C T I O N L O O K I N G N O R T H Scale: 1/8" = 1'-0" Gr o u n d F l o o r L e v e l , T y p . El e v . + 0 0 . 0 0 ' Se c o n d F l o o r E l e v a t i o n , T y p . El e v . + 1 0 . 0 0 ' Th i r d F l o o r E l e v a t i o n , T y p . El e v . + 2 0 . 0 0 ' Ro o f E l e v a t i o n , T y p . El e v . + 3 0 . 0 0 ' ar c h i t e c t s A-1 122 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-40 P L P L SC H E M A T I C S I T E S E C T I O N L O O K I N G S O U T H Sc a l e : 1 / 8 " = 1 ' - 0 " Ground Floor Level, Typ.Elev. +00.00'Second Floor Elevation, Typ.Elev. +10.00'Third Floor Elevation, Typ.Elev. +20.00'Roof Elevation, Typ.Elev. +30.00' ar c h i t e c t s A-13 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-41 PE R S P E C T I V E V I E W T O N O R T H W I T H S C H E M A T I C S I G N A G E Scale: N.T.S. SC H E M A T I C S I G N A G E - H O T E L L O B B Y Sc a l e : N . T . S . SC H E M A T I C S I G N A G E - H O T E L M A I N E N T R A N C E Scale: N.T.S.Schematic Signage Hotel Main Entrance Sc h e m a t i c S i g n a g e Ho t e l L o b b y SI G N A G E E X A M P L E S Sc a l e : N . T . S . ar c h i t e c t s A-14 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T ATTACHMENT 3 ARC1-42 Brick Veneer #1Fibrex Composite WindowsBrick Veneer #2 Accent Moulding, sim. Br i c k V e n e e r # 3 Ac c e n t Mo u l d i n g , s i m . Pa i n t e d S t e e l G u a r d r a i l s an d H a n d r a i l s Ac c e n t Mo u l d i n g , s i m . Bu r n i s h e d , H a r d - T r o w e l e d Ce m e n t P l a s t e r Fi b r e x C o m p o s i t e Wi n d o w s Br i c k V e n e e r # 1 "C a m b r i a " b y " P a c i f i c C l a y P r o d u c t s , I n c . " Br i c k V e n e e r # 2 "C a l i c o " b y " P a c i f i c C l a y P r o d u c t s , I n c . " Br i c k V e n e e r # 3 "B o d e g a B a y " b y " P a c i f i c C l a y P r o d u c t s , I n c . " Accent Moulding Ma k e / M a n u f a c t u r e r T . B . D . Fi b r e x C o m p o s i t e W i n d o w Da r k B r o n z e " 1 0 0 S e r i e s " b y " A n d e r s e n " ar c h i t e c t s A-15 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T Canvas Awnings*By "Sunbrella" - Various Colors (*Maximum 48" Deep) Bu r n i s h e d , H a r d - T r o w e l e d C e m e n t P l a s t e r Se e P r o v i d e d C o l o r S a m p l e s Pa i n t e d S t e e l Va r i o u s C o l o r s Ca n v a s A w n i n g s Burnished, Hard-Troweled Cement Plaster Accent Moulding, sim.Canvas AwningsATTACHMENT 3 ARC1-43 ar c h i t e c t s A-16 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T CO N T E X T P L A N Sc a l e : N . T . S . Tr u e No r t h ATTACHMENT 3 ARC1-44 P L P L ar c h i t e c t s A-17 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T BR O A D S T R E E T E L E V A T I O N W I T H A D J A C E N T B U I L D I N G S Sc a l e : 3 / 1 6 " = 1 ' - 0 " ATTACHMENT 3 ARC1-45 ar c h i t e c t s A-18 GO O D W I N D E S I G N C O L L E C T I O N B R O A D S T R E E T SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS CO S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD S D SD SD SD SD S D SD SD SD SD S D SD SD S SD S D S D SD SD S D SD JP JP X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X W WWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWMWWWWWWWWWWWSD S D SD SS SS SS X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X WW SIG PGEPGEPGEPGEPGEPGECATVCATV TELTELTELWWWWWWGMTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE E CATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATV CATVTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELGGGGGTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTEL X X X X X X XX X X X X X X X X X X XXXXXXXXX X X X X X X X X X X X X OPTIC EL E C X X XX X X X X X X X X X X X X X X X X X X X X X 225230 224226227228229231232233 22 0 225 21 9 22 122 2 223 224 226 227 228 2 2 0 22 1 222 2 2 1 224225226227 220 216 217 218 219 215 21 7 21 8 219 21 8 22 1 222223 21 5 21 4 2 1 6 2 1 7 2 1 8 219 2 2 0 215 216 217 218 215 220 216 217 218 219 22 1 215 216 214 213 212 21 1 22 5 2 2 1 22 2 223 224 22 6 227 228 22 5 230 22 3 22 4 226 227 22 8 229 23 1 232 23 0 23 1 23 2 23 3 23 4 23 5 235 2 3 4 230 225 226 227 22 8 229 225 22 1 222 223 224 219 2 1 9 2 2 0 2 2 0 22 0 21821 9 21 5 21 6 21 6 217 23 6 X X X X X 23 0 2 30 23 1 23 2 2 23 2 2 23 3 23 3 3 23 4 2 23 4 4 23 6 23 6 23 6 6 6 23 2 WM W W WWWWWWGMTELTELTELTELTELTELTELTELTELTELTELTE TEL TEEEEEEEEEE ECATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVGGTEECTEECA TELTELT TELTE TEL TEL TEL TEL TEL TEL TEL TEL TELEEEEEEEEEECATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATVCATV22222222222722727C PCATVCATVTELLTELTELTELTELEEEVVECCECATVCATVCCATVCAVVCATVTELTELTELTELTELOPTIC224222244PCELECVPCAELECTV X XX X X X X 2192219 JP X X X X X E EE X X XX X X 2 2 220220220 22 1 X X XX XX X X X X X X 219929 21 8 2 21 1 1 8 8 8 2 2 1 2 2 1 X X X X X X X X X X X X X X X X X S S S X X X X X X X X X XX X X X X S S S S S S S S S S S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD X X X X X X X X X X X X X X X X X X X X X X X 215221515 216216 217212177 2182118 21521521 22022022 21621621 217721721 21821821 21992192 22 1 21414214 213 3213 21212212 21 1 22 0 20 22 2188182121221 9 9 21 9 2177172172 S S SD X SD LA N D S C A P E R E M O V A L P L A N Sc a l e : 3 / 3 2 " = 1 ' - 0 " Tr u e No r t h Existing trees to remain shown shaded, typ.Existing trees to be removed shown dashed, typ. R E M O V E ( E ) 2 4 " ø P E P P E R T R E E R E M O V E ( E ) 1 6 " ø P A L M T R E E R E M O V E ( E ) S H R U B R E M O V E ( E ) 8 " ø S H R U B R E M O V E ( E ) 1 4 " ø P A L M T R E E R E M O V E ( E ) 1 4 " ø P A L M T R E E R E M O V E ( E ) 1 4 " ø P A L M T R E E R E M O V E ( E ) 1 2 " ø P A L M T R E E R E M O V E ( E ) 1 8 " ø P A L M T R E E R E M O V E ( E ) P I N E T R E E ( E ) 1 2 " ø S Y C A M O R E T R E E T O R E M A I N ( E ) 1 2 " ø S Y C A M O R E T R E E T O R E M A I N ( E ) 1 0 " ø S Y C A M O R E TREE TO REMAIN ( E ) 1 2 " ø S Y C A M O R E TREE TO REMAIN(E) 12"ø SYCAMORE TREE TO REMAIN ( E ) W I L L O W T R E E C L U S T E R T O R E M A I N ( E ) 6 " ø S Y C A M O R E T R E E T O R E M A I N ATTACHMENT 3 ARC1-46 ATTACHMENT 3 ARC1-47 ATTACHMENT 3 ARC1-48 ATTACHMENT 3 ARC1-49 ATTACHMENT 3 ARC1-50 ATTACHMENT 3 ARC1-51 Meeting Date: August 21, 2017 Item Number: #2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of proposed signage for a new tenant, Designer Shoe Warehouse, which exceeds the allowable number of signs and dimensions established in the Madonna Plaza Sign program. The project is categorical exemption from environmental review. PROJECT ADDRESS: 243 Madonna Road BY: Kyle Bell, Associate Planner Phone Number: 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-0824-2017 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 Coast Monument Signs Complete Date July 20, 2017 Zoning C-R General Plan General Retail Site Madonna Plaza Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15311 (Accessory Structures) SUMMARY The project applicant, Coast Monument Signs, has applied for exceptions to the Sign Regulations and the Madonna Plaza Sign Program for the proposed signage for Designer Shoe Warehouse. The subject property has been previously reviewed for exceptions, the proposed project is requesting exceptions beyond the previous approvals. On August 22, 2002, the ARC approved a sign exception for two tower wall signs at the entrance to the subject property (Attachment 4, ARC 104-2). On May 5, 2003, the ARC approved another exception to allow a rear wall sign oriented toward Highway 101 (Attachment 5, ARC-S 31-03). Lastly, on December 27, 2011, the Community Development Director approved additional exceptions to the size limitation to each of the signs for a new tenant known as Sports Authority (Attachment 6, ARCMI 136-11). ARC2 - 1 ARCH-0824-2017 243 Madonna Road Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the General Plan, Sign Regulations, Community Design Guidelines, and other applicable policy documents. 2.0 PROJECT INFORMATION Site Information/Setting Site Size ~27.8 acres Present Use & Development Retail Commercial, vacant Access El Mercado & Madonna Road Surrounding Use/Zoning North: C-R (Commercial Uses: retail & personal services) South: C-R-PD (Commercial Uses: SLO Promenade Shopping Center) East: Highway 101 West: C-R (Commercial Uses: retail) Project Description A summary of significant project features includes the following (Attachment 2, Reduced Project Plans): 1. Signs: Construct new signage for Designer Shoe Warehouse that includes the following exceptions; • Wall signs along main entrance (Tower Wall Signs) that exceed maximum area for a total of 243 square-feet, where 151 square-feet was previously approved. • Freeway-oriented wall sign that exceeds maximum area for a total of 121.5 square-feet, where 57.3 square-feet was previously approved. • Maximum letter height for each sign that exceeds the previously approved signs , see project statistics below. • Banner sign, where normally prohibited, may be approved with a temporary or intermittent use permit in conjunction with a special event or pending manufacture and installation of approved permanent signs. Project Statistics Item Proposed 1 Previous Exceptions 2 Ordinance Standard 3 Tower Wall Signs Max. Area Max. Letter Height 243 SF 5’ - 6” 150.8 3’- 0” 200 N/A Freeway-Oriented Sign Max. Area Max. Letter Height 121.5 SF 5’ - 6” 57.3 2’ - 0” 0 N/A Illumination Style Face-lit Channel Letters Channel Letters Channel Letters Temp. Signs Banner As conditioned As conditioned Notes: 1. Applicant’s project plans 2. ARCMI 136-11 Findings and Conditions 2. City Sign Regulations ARC2 - 2 ARCH-0824-2017 243 Madonna Road Page 3 3.0 PROJECT ANALYSIS The proposed improvements must conform to the standards and limitations of the Sign Regulations, and be consistent with applicable 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. 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 (§15.40.110 Intent ant Purpose). Tower Sign Exception: The applicant has requested an exception to the total square-footage previously allotted for signs along the main entrance, also referred to as Tower Signs (Figure 1). Previous approvals granted a total area of 151 square-feet for both signs positioned along the tower element (Attachment 5, ARCMI 136-11 Findings and Conditions), the exception includes a request for a total area of 243 square feet. Exceptions to the Sign Regulations are subject to §15.40.610 Findings for Approval of an Exception, granting an exception must be based on at least one of the required findings1. 1 Sign Regulations Section 15.40.610: Findings for Approval of an Exception: A: There are exceptional or unusual circumstances applying to the property involved which do not apply generally to properties in th e vicinity with the same zoning. B: 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 community landscape features. 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. 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 Regulat ions. Figure 1: Tower Signs, and Banner Sign ARC2 - 3 ARCH-0824-2017 243 Madonna Road Page 4 Staff is unable to support the findings necessary to approve the size exception and recommends either elimination of one of the tower signs to reduce the amount of sign clutter on one building elevation, or reduce the total square-footage to comply with the previous approval. Sign Regulations §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. 3 states; Plans submitted for a sign permit shall eliminate one of the tower signs over the entrance of the business, signage proposed on the tower element shall not exceed a total of 131 square-feet and may include a maximum letter height of sixty-six inches. Discussion Item 1: The ARC should discuss whether the proposed condition limiting the number of signs for the tower element is appropriate with the previous approvals, or rather the square- footage and maximum letter height should be reconsidered (alternative conditions and findings will be available at the ARC hearing). Freeway-Oriented Sign: The applicant has also requested an exception to the maximum size for the freeway-oriented sign for a total of 121.5 square-feet and a maximum letter height of 5.5-feet, where 57.3 square-feet with a maximum letter height of 2-feet was previously approved. Sign Regulations §15.40.470 state that wall signs must be located on a building face that has a public entrance and the maximum number of wall signs permitted is two per tenant space. The previous approval (Attachment 5, ARC-S 31-03) identified that the previous tenant was of a similar size to an identified major tenant in the Madonna Plaza Sign Program, which allows a freeway-oriented sign, also referred to as secondary sign, with a maximum area of 50 square-feet (Attachment 3). The latest exception approved for the freeway-oriented sign allowed a maximum area of 57.3 square feet (Attachment 6, ARCMI 136-11), an exception for 121.5 square-feet would greatly exceed the maximum area allowed for any other major tenant for secondary signage within the Madonna Plaza Shopping Center (Attachment 3, Madonna Plaza Sign Program). Staff is unable to support the findings necessary to approve the size exception as it would grant a special privilege to the business that is inconsistent with the limitations applied to other properties within the vicinity. Staff recommends the sign be revised to be consistent with the previous approval. Condition No. 4 states: Plans submitted for a sign permit shall reduce the square- footage of the rear (freeway facing) wall sign which may not exceed 57 square-feet with a maximum letter height of thirty-six inches. Banner Sign: The Sign Regulations indicate that a banner sign may be approved in conjunction with a special event or pending manufacture and installation of an approved permanent sign (§15.40.300 Prohibited Signs). Condition No. 5 states: The proposed banner sign shall be allowed as a temporary sign in conjunction with the grand opening of the business or pending manufacture and installation of an approved permanent sign, which may be displayed for no more than 45 days. Additional Signage: The additional signage proposed in the project plans including window signage, monument signs and the pylon sign are all consistent with the previous approvals, the Madonna Plaza Sign Program, and the Sign Regulations. ARC2 - 4 ARCH-0824-2017 243 Madonna Road Page 5 Consistency with the Community Design Guidelines The CDG state that the materials and colors of awnings need to be carefully chosen. The exterior colors of a building are as important as the materials in determining how people think about the building and its surroundings. Colors should be compatible with the existing colors of the surrounding area, colors should not be used as an attention getting device (CDG 3.1B.12). Awnings: The project plans include fabric awnings above the ground floor windows and entrances that include white and black stripes. Staff has identified the proposed awnings as an attention getting device that is inconsistent with the Community Design Guidelines. Condition No. 6 states: Plans submitted for a building permit shall include colors of awnings that do not constitute an attention getting device and should include the use of a muted tone consistent or compatible with the structure’s base colors. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 11, Accessory Structures; Section 15311 of the CEQA Guidelines, because the project consists of minor on premise signs accessory to existing commercial facilities that will not have a significant effect on the environment. 5.0 ALTERNATIVES 5.1. Continue the project with direction to the applicant and staff on pertinent issues. 5.2. Deny the project based on findings of inconsistency with the General Plan, Sign Regulations, Community Design Guidelines, or other policy document. 6.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans 3. Madonna Plaza Sign Program 4. ARC 104-2 Findings and Conditions 5. ARC-S 31-03 Findings and Conditions 6. ARCMI 136-11 Findings and Conditions Available at the Community Development Department: Project Plans ARC2 - 5 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING EXCEPTIONS TO THE SIGNAGE FOR A NEW TENANT, DESIGNER SHOE WAREHOUSE, WHICH EXCEEDS THE ALLOWABLE NUMBER OF SIGNS AND DIMENSIONS ESTABLISHED IN THE MADONNA PLAZA SIGN PROGRAM, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 21, 2017 (243 MADONNA ROAD, ARCH-0824-2017) 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 August 21, 2017, pursuant to a proceeding instituted under ARCH-0469- 2017, Coast Monument Signs, 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 staff, presented at said hearing. WHEREAS, notices of said public hearing 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-0824-2017), based on the following findings: 1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. As conditioned, the elimination of the second tower sign above the entrance is consistent with the intent of the Sign Regulations §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. 3. As conditioned, reducing the size of the rear freeway oriented sign is consistent with the Madonna Plaza Sign Program for sign limitations for major tenants, an exception to the area of this sign would constitute a grant of special privilege to a tenant that is inconsistent with the limitations applied to similar properties in the vicinity. 4. As conditioned, the sign exception to allow signs with letter heights that exceed standards is appropriate because the sign package is consistent with prior approvals, and is consistent with Attachment 1 ARC2 - 6 Resolution No. ARC-XXXX-17 243 Madonna Road, ARCH-0824-2017 Page 2 the intent of the Sign 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 vicinity. 5. As conditioned, the proposed banner sign is appropriate at the subject property as a temporary sign in conjunction with the grand opening or pending manufacture and installation of an approved permanent sign. SECTION 2. Environmental Review. The project is categorically exempt under Class 11, Accessory Structures; §15311 of the CEQA Guidelines, because the project consists of minor on premise signs accessory to existing commercial facilities that will not have a significant effect on the environment. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a sign permit shall be in substantial compliance with the project plans approved by the ARC (ARCH-0824-2017). A separate sheet shall be included in working drawings submitted for a sign permit that lists all conditions of project approval. Reference shall 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 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. 3. Plans submitted for a sign permit shall eliminate one of the tower signs over the entrance of the business, signage proposed on the tower element shall not exceed a total of 131 square- feet and may include a maximum letter height of sixty-six inches, to the satisfaction of the Community Development Director. 4. Plans submitted for a sign permit shall reduce the square-footage of the rear (freeway facing) wall sign which may not exceed 57 square-feet with a maximum letter height of thirty-six inches, to the satisfaction of the Community Development Director. 5. The proposed banner sign shall be allowed as a temporary sign in conjunction with the grand opening of the business or pending manufacture and installation of an approved permanent Attachment 1 ARC2 - 7 Resolution No. ARC-XXXX-17 243 Madonna Road, ARCH-0824-2017 Page 3 sign, which may be displayed for no more than 45 days, to the satisfaction of the Community Development Director. 6. Plans submitted for a building permit shall include colors of awnings that do not constitute an attention getting device and should include the use of a muted tone consistent or compatible with the structure’s base colors, to the satisfaction of the Community Development Director. 7. All proposed signage shall not be illuminated after the close of business. All proposed illumination of the sign package shall be consistent with the Madonna Plaza Sign Program and the Sign Regulations. 8. The project will require an amendment to the Master Sign Program to include the modified signage. Prior to any sign permit issuance, the applicant shall submit a revision to the Madonna Plaza Sign Program for architectural review, to the satisfaction of the Community Development Director. 9. The Architectural Review Commission’s approval of this project shall expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. Indemnification 10. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 21st day of August, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC2 - 8 1 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r St o r e # 2 9 6 2 4 - S a n L u i s O b i s p o , C A A t t a c h m e n t 2 A R C 2 - 9 2 SI T E M A P Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 NO R T H NO R T H A t t a c h m e n t 2 A R C 2 - 1 0 3 ST O R E F R O N T E L E V A T I O N Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r CL CL EQ E Q CL EQ E Q ba s e d o n D w g A 8 . 1 ; E l e v a t i o n A pl a n v i e w ch a n n e l l e t t e r s ch a n n e l l e t t e r s ba n n e r 2 3 ’ - 8 . 5 ” CL ba n n e r di m e n s i o n a l l e t t e r s (b e y o n d g l a s s ) di m e n s i o n a l le t t e r s do o r v i n y l gr a p h i c s ch a n n e l l e t t e r s do o r v i n y l gr a p h i c s EQ EQEQ EQ A t t a c h m e n t 2 A R C 2 - 1 1 4 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r ST O R E F R O N T R E N D E R I N G A t t a c h m e n t 2 A R C 2 - 1 2 5 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r ST O R E F R O N T S I G N D E T A I L S 17 ' - 3 . 0 3 9 " 11 . 7 6 3 " 5' - 6 " 7' - 1 . 4 2 0 " Fl e x c o n d u i t WH I T E F A C E - L I T C H A N N E L L E T T E R 1 2 3 4 5 6 7 1/ 4 ” d r a i n h o l e s a t l o w e s t p o i n t o f l e t t e r s Ex i s t i n g w a l l 1” b l a c k t r i m c a p .0 6 3 ” A l u m i n u m l e t t e r b a c k p l a t e .0 4 0 ” B l a c k a l u m i n u m r e t u r n s Br i g h t w h i t e 6 5 0 0 K e l v i n L E D s .1 8 7 ” w h i t e p o l y c a r b o n a t e f a c e 1 2 3 4 5 6 7 8 9 10 Lo w v o l t 6 0 w a t t c o m p a c t L E D t r a n s f o r m e r No n - c o r r o s i v e f a s t e n e r s De d i c a t e d 1 2 0 v p r i m a r y e l e c t r i c t o b e r u n b y o t h e r s 8 9 10 Wh i t e L e x a n ( f a c e s ) Bl a c k ( t r i m c a p & r e t u r n s ) *S e c t i o n v i e w , t h r o u g h s i g n NT S ( n o t t o s c a l e ) Si g n t o b e g r o u n d e d a n d b o n d e d i n ac c o r d a n c e w i t h a r t i c l e 6 0 0 N E C NU M B E R K E Y / S P E C S CO L O R S Sq F t . = 1 2 1 . 5 5 qt y . 2 3” A t t a c h m e n t 2 A R C 2 - 1 3 6 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r RE A R E L E V A T I O N ba s e d o n D w g A 8 . 1 ; E l e v a t i o n C pl a n v i e w ch a n n e l l e t t e r s ch a n n e l l e t t e r s CL CL 20 ’ - 5 ” ab o v e gr a d e 10 ’ - 4 ” A t t a c h m e n t 2 A R C 2 - 1 4 7 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r RE A R R E N D E R I N G A t t a c h m e n t 2 A R C 2 - 1 5 8 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r RE A R S I G N D E T A I L S 17 ' - 3 . 0 3 9 " 11 . 7 6 3 " 5' - 6 " 7' - 1 . 4 2 0 " Fl e x c o n d u i t WH I T E F A C E - L I T C H A N N E L L E T T E R 1 2 3 4 5 6 7 1/ 4 ” d r a i n h o l e s a t l o w e s t p o i n t o f l e t t e r s Ex i s t i n g w a l l 1” b l a c k t r i m c a p .0 6 3 ” A l u m i n u m l e t t e r b a c k p l a t e .0 4 0 ” B l a c k a l u m i n u m r e t u r n s Br i g h t w h i t e 6 5 0 0 K e l v i n L E D s .1 8 7 ” w h i t e p o l y c a r b o n a t e f a c e 1 2 3 4 5 6 7 8 9 10 Lo w v o l t 6 0 w a t t c o m p a c t L E D t r a n s f o r m e r No n - c o r r o s i v e f a s t e n e r s De d i c a t e d 1 2 0 v p r i m a r y e l e c t r i c t o b e r u n b y o t h e r s 8 9 10 Wh i t e L e x a n ( f a c e s ) Bl a c k ( t r i m c a p & r e t u r n s ) *S e c t i o n v i e w , t h r o u g h s i g n NT S ( n o t t o s c a l e ) Si g n t o b e g r o u n d e d a n d b o n d e d i n ac c o r d a n c e w i t h a r t i c l e 6 0 0 N E C NU M B E R K E Y / S P E C S CO L O R S Sq F t . = 1 2 1 . 5 5 3” A t t a c h m e n t 2 A R C 2 - 1 6 9 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r IN T E R I O R D I M E N S I O N A L L E T T E R S 3 ' - 0 " 9' - 4 . 9 3 0 " 3 ' - 1 0 . 5 9 3 " 6 . 4 2 1 7 " 12 ’ - 0 ” 6’ - 7 ” CL CL EQ E Q 1/ 2 ’ ’ R i g i d P V C D i m e n s i o n a l L e t t e r s pi n - m o u n t e d a n d s t o o d o f f 1 / 2 ’ ’ f r o m w a l l . in t e r i o r e l e v a t i o n 1/ 2 ’ ’ 1/ 2 ’ ’ Bl a c k CO L O R S A t t a c h m e n t 2 A R C 2 - 1 7 wh i t e v i n y l , s e c o n d s u r f a c e (N O T E : s h o w n b l a c k f o r c l a r i t y ) ty p i c a l e l e v a t i o n qt y . 4 CO L O R S 10 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r DO O R V I N Y L G R A P H I C S CL CL CL 56 . 5 ” ab o v e gr a d e 6" 14 . 2 5 " A t t a c h m e n t 2 A R C 2 - 1 8 11 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r MO N U M E N T & P Y L O N L O C A T I O N S NO R T H Mo n u m e n t S i g n # 1 Py l o n S i g n Mo n u m e n t Si g n # 2 A t t a c h m e n t 2 A R C 2 - 1 9 12 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r MO N U M E N T S I G N D E T A I L S Mo n u m e n t S i g n # 2 - M a d o n n a R d Mo n u m e n t S i g n # 1 - E l M e r c a d o De t a i l s T B D De t a i l s T B D A t t a c h m e n t 2 A R C 2 - 2 0 13 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r PY L O N S I G N D E T A I L S Py l o n S i g n - H w y 1 0 1 De t a i l s T B D A t t a c h m e n t 2 A R C 2 - 2 1 SI D E A SI D E B Ba n n e r t o b e h u n g b y ro p e s a n d s a n d b a g s Do u b l e - S i d e d Ba n n e r PM S 1 8 5 C Wh i t e Gr o m m e t s e v e r y t w o f e e t CO L O R S 14 Kr i s t i L u c a s , P r o j e c t M a n a g e r Kr i s t i @ S i g n I n n o v a t i o n . c o m De s i g n e r S h o e W a r e h o u s e Ma d o n n a P l a z a 25 3 M a d o n n a R o a d , S u i t e K - 2 4 3 Sa n L u i s O b i s p o , C A 9 3 4 0 5 St o r e # 2 9 6 2 4 50 H a l s t e a d B l v d . Su i t e 1 7 Ze l i e n o p l e , P A 1 6 0 6 3 Te l 7 2 4 . 4 5 2 . 8 6 9 9 Fa x 7 2 4 . 4 5 2 . 8 6 2 9 ww w . s i g n i n n o v a t i o n . c o m 1 2 3 4 5 6 7 8 Co v e r P a g e Si t e M a p St o r e f r o n t E l e v a t i o n St o r e f r o n t R e n d e r i n g St o r e f r o n t S i g n D e t a i l s Re a r E l e v a t i o n Re a r R e n d e r i n g Re a r S i g n D e t a i l s 9 10 11 12 13 14 In t . D i m e n s i o n a l L e t t e r s Do o r V i n y l G r a p h i c s Mo n u m e n t & P y l o n L o c a t i o n s Mo n u m e n t S i g n D e t a i l s Py l o n S i g n D e t a i l s Co m i n g S o o n B a n n e r CO M I N G S O O N B A N N E R 22 ' - 0 " 5' - 0 " A t t a c h m e n t 2 A R C 2 - 2 2 Attachment 3 ARC2 - 23 Attachment 3 ARC2 - 24 Attachment 3 ARC2 - 25 Attachment 3 ARC2 - 26 Attachment 3 ARC2 - 27 Attachment 3 ARC2 - 28 Attachment 3 ARC2 - 29 Attachment 3 ARC2 - 30 Attachment 3 ARC2 - 31 Attachment 3 ARC2 - 32 Attachment 3 ARC2 - 33 Attachment 3 ARC2 - 34 Attachment 3 ARC2 - 35 Attachment 3 ARC2 - 36 Attachment 3 ARC2 - 37 Attachment 3 ARC2 - 38 Attachment 3 ARC2 - 39 Attachment 3 ARC2 - 40 Attachment 3 ARC2 - 41 Attachment 3 ARC2 - 42 Attachment 3 ARC2 - 43 Attachment 3 ARC2 - 44 Attachment 4 ARC2 - 45 Attachment 4 ARC2 - 46 May 8, 2003 Borders Group 100 Phoenix Avenue Ann Arbor, MI 48108 SUBJECT: ARC-S 31-03: 243 Madonna Road Request for an exception to the approved Sign Program for Madonna Plaza to allow a rear wall sign for Borders Dear Applicant: The Architectural Review Commission, at its meeting of May 5, 2003, approved an exception to the approved sign program for the Madonna Plaza Shopping Center to allow a rear wall sign for Borders, based on the following findings and subject to the following conditions and code requirement: Findings 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 its large size, 27.8 acres, and the regional nature of t he shopping center that warrant additional identification of the site from Highway 101. 2. The proposed sign is reasonably necessary to provide Borders Books with adequate identification, and does not constitute needless redundancy or proliferation of signs. 3. The design of the proposed sign is visually compatible with the Madonna Plaza redevelopment plan and is in character with surrounding commercial development. 4. The proposed sign is consistent with the purpose and intent of the Madonna Plaza Master Building Sign Program. 5. The tenant space for Borders at about 18,000 square feet is one of the larger of the shop spaces, and is of a similar scale to Petco, an identified major tenant. The space also has 231 feet of lineal frontage along the highway corridor. 6. The project is categorically exempt from environmental review under Class 11, Accessory Structures, of the CEQA Guidelines. Attachment 5 ARC2 - 47 Conditions 1. The project shall be developed in substantial compliance with the plans approved by the ARC. The Community Development Director or Architectural Review Commission, as deemed appropriate, must approve any proposed changes to the approved design, colors, materials, or other sign details. 2. The sign area of the rear wall sign shall not exceed 25 square feet, and the overall sign height shall not exceed 24 inches. 3. The Master Building Sign Program for the Madonna Plaza Shopping Center shall be updated to reflect Border’s as a major tenant in the shopping center and include the approved sign areas and sizes as their allowed signage. Code Requirement The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exha ustive list as other requirements may be identified during the plan check process. 1. A sign permit needs to be obtained for all approved signs prior to their installation. The decision of the Commission is final unless appealed to the City Council withi n 10 days of the action. While the City’s water allocation regulations are in effect, the Architectural Review Commission’s approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact Pam Ricci at 781-7168. Sincerely, Ronald Whisenand Deputy Community Development Director Development Review cc: County of SLO Assessor’s Office MRP Institutional Assoc., Etal Jones Signs Nationwide c/o Thomas Sweeney 711 Hinkle Street 525 W. Monroe, Suite 1600 Green Bay, WI 54303 Chicago, IL 60661 Attachment 5 ARC2 - 48 December 27, 2011 Sports Authority 1050 W. Hampden Ave, Englewood, CO 80110 SUBJECT: ARCMI 136-11: 243 Madonna Review of signage and exterior improvements to an existing building for Sports Authority Gentlemen: On December 27, 2011, I reviewed your plans for signage and exterior improvements to an existing building for Sports Authority at 243 Madonna Road in the Retail Commercial (C-R) zone. Proposed improvements include changes to the buildings color scheme, the addition of two wall signs on the front tower element of the buildin g, a rear (freeway facing) wall sign, red awnings with Sports Authority valence signage, and miscellaneous small signs. The proposed improvements also include removing the existing green decorative tile at the cornice of the building, to be replaced with stucco and painted to match the new proposed color scheme . After reviewing the plans, I determined that the project is minor and will not require review by the Architectural Review Commission. Your plans are approved, based on the following findings and subject to the following conditions: Findings 1. The proposed project will not be detrimental to the health, safety, and welfare of persons living, working, or visiting the site or the vicinity because it includes only minor modifications to an existing structure. 2. As conditioned, the proposed colors and materials will be aesthetically complementary with the adjacent structures in the surrounding area. 3. The exceptions to the Madonna Plaza Master Sign Program for the project are warranted due to Sports Authority expansion into multiple tenant spaces. The size and frontage of the building can accommodate larger signage without appearing cluttered. 4. The proposed signage is appropriately sized for the building, and the style of the signs is consistent with the architecture of the building. 5. The project is exempt from environmental review under Class 1 (Section 15301), Attachment 6 ARC2 - 49 ARCMI 136-11 (243 Madonna) Page 2 Existing Facilities, of the CEQA Guidelines. Conditions 1. A building plan check submittal that is in full conformance with submitted project plans as modified with this approval, and the following conditions of approval shall be submitted for review and approval of the Community Development Department. 2. A separate building permit is required for signage. Signage shown on plans submitted for a building permit shall clearly indicate signage as part of a separate signage submittal. 3. Final project design and construction drawings shall be in substantial compliance with the project plans as amended an d approved through this minor or incidenta l architectural review process. A separate, full-size sheet shall be included in working drawings submitted for a building permit that list s all conditions 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, or other conditions of approval, must be approved by the Director or Architectural Review Commission, as deemed appropriate. 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be as shown on the colors and materials board and color elevations submitted with the Minor or Incidental Architectural Review application. 5. Plans submitted for a building permit shall identify the glazing type for exterior windows. Exterior windows shall not be “walled-in” or blacked-out. 6. As shown on project plans, the proposed tower element wall signs shall have a maximum height of five feet, with a maximum width of fifteen feet and one inch. 7. The use of the “sports authority red” color shall be restricted to the background of the proposed wall signage, and shall not be included on the columns of the tower element. 8. The proposed rear (freeway facing) wall sign shall have a maximum height of twenty-four inches. The proposed red background color shall be removed. 9. The security camera signs and Sports Aut hority dock panel sign shall have a maximum area of 3 square feet each. Plans submitted for a sign permit shall call out the approximate location of these signs. 10. Awning signage shall be restricted to the valence of a maximum of four awnings and shall have a maximum letter height of six and one-half inches. 11. All proposed wall signage shall not be less than one foot from the edge of any Attachment 6 ARC2 - 50 ARCMI 136-11 (243 Madonna) Page 3 architectural feature. 12. Any proposed window signage shall conform to the City of San Luis Obispo Sign Regulations; section 15.40.470.B Window Signs. My decision is final unless appealed to the Architectural Review Commission within 10 calendar days of the date of this letter. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the Community Development Department. The fee for filing an appeal is $261 and must accompany the appeal documentation. Appeals will be scheduled for the first available Architectural Review Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. The Community Development Director’s approval expires after three years if construction has not started. On request prior to the expiration of the original approval, the Community Development Director may grant a single , one-year extension. If you have any questions, or if you need additional information, please contact Marcus Carloni at (805) 781-7176. Sincerely, Doug Davidson, AICP Deputy Community Development Director Development Review cc: County of SLO Assessor’s Office Architectural Review Commission Chair Attachment 6 ARC2 - 51 Meeting Date: August 21, 2017 Item Number: #3 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the redevelopment of a portion of the Madonna Plaza Shopping Center to construct a new commercial building to provide for three new tenant spaces consisting of 56,257 square-feet. The project is categorical exemption from environmental review. PROJECT ADDRESS: 273 Madonna Road BY: Kyle Bell, Associate Planner Phone Number: 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-0469-2017 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 Schottenstein Property Group Representative Oasis Associates, Inc. Complete Date July 3, 2017 Zoning C-R General Plan General Retail Site Area ~5.4 acres Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15302 (Replacement or Reconstruction) SUMMARY The project applicant, Schottenstein Property Group, has applied for architectural review of the redevelopment of an existing commercial building located at 273 Madonna Road. The proposed redevelopment includes demolition of the existing Sears building (75,400 square-foot) and construction of a 56,257 square-foot building that provides for three new tenants. The project site is located along El Mercado in the Retail Commercial (C-R) zone within the Madonna Plaza Shopping Center. The property is bounded by Retail Commercial zoning on all sides, and adjacent to Highway 101. ARC3 - 1 ARCH-0469-2017 273 Madonna Road Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the General Plan, Zoning Regulations, Community Design Guidelines, and other applicable policy documents. 2.0 PROJECT INFORMATION Site Information/Setting Site Size ~27.8 acres Present Use & Development Retail Commercial, formally occupied by Sears Topography Relatively Flat Access El Mercado & Madonna Road Surrounding Use/Zoning North: C-R (Commercial Uses: retail & personal services) South: C-R-PD (Commercial Uses: SLO Promenade Shopping Center) East: Highway 101 West: C-R (Commercial Uses: retail) Project Description A summary of significant project features includes the following (Attachment 4, Reduced Project Plans): 1. Redevelopment: Construct a new commercial building for general retail uses (Ross – 22,020, Michael’s – 21,729, and Tenant C – 12,508 square feet). • Demolition and replacement of the existing Sears building • Parking lot reconfiguration and new landscaping • New commercial loading docks 2. Design: Contemporary architectural design that includes the following details and materials; • Three new commercial entrances oriented toward the commercial center • New design features included; detailed cornices, clay tile roofing, wood trellises, detailed columns and glass storefronts • Materials include; Stucco, Coronado Stone, Coronado Smooth Limestone, and CMU (rear elevation) Project Statistics Item Proposed 1 Ordinance Standard 2 Street Yard setback 30 feet 0 feet Side Yard Setbacks 0 feet 0 feet Max. Height of Structure(s) 42 feet 45 feet Coverage (buildings & paving) 24% 100% Floor Area Ratio (FAR) 0.24 3.0 Parking Spaces 1,442 1,182 Notes: 1. Applicant’s project plans 2. City Zoning Regulations ARC3 - 2 ARCH-0469-2017 273 Madonna Road Page 3 3.0 PROJECT ANALYSIS The proposed improvements must conform to the standards and limitations of the Zoning Regulations and Engineering Standards, and be consistent with applicable Community Design Guidelines (CDG). Staff has evaluated the project against relevant standards and guidelines and found it to be in substantial compliance, as discussed in this analysis. Consistency with the Community Design Guidelines The CDG establish the intent of the development standards for large-scale retail projects that are pedestrian-oriented and reflect architectural styles and features common in the city’s most attractive commercial areas. The CDG state that the tendency of many “big-box” retail chains is to replicate a corporate or generic aesthetic that may be absent of architectural character or local connection and serve to emphasize a disconnection between chain stores and the community (CDG 3.2). Designs should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment (CDG 3.1.B.3). Site Plan: The project complies with the property development standards of the Zoning Regulations relative to height, setbacks, parking, coverage and floor area ratio. No exceptions to the Zoning Regulations are requested, and the applicant proposes to maintain a similar site plan to the existing layout including the parking lot and lighting configuration. The CDG state that loading facilities should not be located at the front of buildings where they will interfere with customer and employee traffic and be difficult to adequately screen. The proposed location of the loading docks along the rear elevation are appropriate because this elevation serves as the rear of the building, where two loading docks are currently located to serve the existing Sears building. The location of the loading dock will allow for a continuous storefront and pedestrian walkway along the main frontages of the building. Building Design: The CDG state that each side of a principal building facing a public street should feature at least one customer entrance. The project site is unique in that it was designed with its back towards Highway 101, and includes a service area and an employee parking lot with access from El Mercado. Consistent with the design of the center, customer entrances have been placed along the pedestrian walkway along the northeastern elevation of the project site, facing Madonna Plaza (Figure 1). These entrances are clearly defined with porticos, planters, and large storefront windows. The project is consistent with the CDG which state that predominant exterior building materials must be of high quality1. 1 Community Design Guidelines Chapter 3.2.D2: Predominant exterior building materials must be of high quality. Examples of these materials include brick, wood, stone, tinted/textured stucco, and tile accents. Figure 1: Front elevation. ARC3 - 3 ARCH-0469-2017 273 Madonna Road Page 4 In order to address concerns identified by staff regarding the CDG to provide public entrance along El Mercado the applicant team has responded by stating that the slope and grade of the building and the street reduces the practical interface of the building and the street. Regardless, the applicant team has revised the project to include a window storefront to provide visual interest along El Mercado (Figure 2). Staff recommends Condition No. 2 which states: Plans submitted for tenant improvements for Tenant C, shall ensure the window storefront along El Mercado is maintained to provide pedestrians with views into the building and not “walled-in” or darkened to provide more interior wall or storage space within the tenant space. The CDG state that large scale retail projects should provide extensive façade articulation to provide variations in wall plane and surface relief. In order to address concerns identified by staff regarding articulation the applicant revised the rear elevation to provide additional articulation and visual interest to the façade as seen from Highway 101 (Figure 3). The proposed façade is broken up by wall offsets with variation in materials and patterns, consistent with CDG. Landscaping: The CDG state that parking areas should include extensive landscaping throughout parking areas to soften the appearance of large structures and make walking around the site a more pleasant experience for pedestrians. However, where appropriate parking areas intended for employees may be allowed to have screening perimeter landscaping only, with no internal plantings2. The CDG also require safe accommodations for pedestrians to be an integral part of the site design. The proposed pedestrian walkway along the northeastern elevation is appropriately integrated into the site plan providing on-site open space for pedestrians with 2 Community Design Guidelines Chapter 3.2.B4: Overflow and Employee Parking. Where appropriate because of site characteristics, surrounding land uses, and project site planning, parking areas intended for employees and peak-season overflow may be allowed to have screening perimeter landscaping on ly, with no internal plantings, provided that these parking areas are located behind the main structures and not readily visible from streets or residential areas. Figure 2: Previous side elevation (top). Revised side elevation (bottom) Figure 3: Previous rear elevation (top). Revised rear elevation (bottom) ARC3 - 4 ARCH-0469-2017 273 Madonna Road Page 5 amenities including benches, bike racks, and landscaping. In order to ensure compliance with the CDG, staff recommends Condition No. 3 which states: Plans submitted for a building permit application shall identify precise locations of pedestrian amenities (benches, trash receptacles, etc.) to demonstrate compliance with Community Design Guidelines Chapter 3.1.C.3b. Parking: The Madonna Plaza Shopping Center provides 1,462 parking spaces, and was approved for a 10% shared parking reduction (USE-0974-2015). The proposed retail space requires 188 parking spaces, this is 151 spaces less than the 339 required for previous structure (Attachment 3, Madonna Plaza Parking Table). No additional vehicle parking is required as part of this project. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 2, Replacement or Reconstruction; Section 15302 of the CEQA Guidelines, because the project consists of replacement of an existing structure where the new structure will be located on the same site as the previous structure, and will have substantially the same purpose and capacity as the structure replaced. The pr oject is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations, that will have no significant impact on the environment. 5.0 OTHER DEPARTMENT COMMENTS Comments from the other City departments have been incorporated into the Draft Resolution as conditions of approval and/or code requirements, as 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, Zoning Regulations, Community Design Guidelines, or other policy document. 7.0 ATTACHMENTS 1. Draft Resolution 2. Project Narrative 3. Madonna Plaza Parking Table 4. Reduced Project Plans Available at the Community Development Department: Project Plans Available at ARC Hearing: Colors and Materials Board ARC3 - 5 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE REDEVELOPMENT OF A PORTION OF THE MADONNA PLAZA SHOPPING CENTER TO CONSTRUCT A NEW COMMERCIAL BUILDING TO PROVIDE FOR THREE NEW TENANT SPACES CONSISTING OF 56,257 SQUARE-FEET, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 21, 2017 (273 MADONNA ROAD ARCH-0469-2017) 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 August 21, 2017, pursuant to a proceeding instituted under ARCH-0469- 2017, Schottenstein Property Group, 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 staff, presented at said hearing. WHEREAS, notices of said public hearing 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-0469-2017), based on the following findings: 1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. The project is consistent with the General Plan Land Use Element Goal #15, which establishes Community Goals for Society and Economy in order to emphasize more productive use of existing commercial buildings and land areas already committed to urban development. The project proposes to construct a new commercial building that can be utilized by multiple retail establishments. 3. The project is consistent with the Zoning Regulations since the proposed building design complies with height, coverage, parking and setbacks for the Retail Commercial (C-R) zone. 4. As conditioned, the project is consistent with the Community Design Guidelines for commercial project design because the design follow the same general scale, proportion, massing, and detailing of the original structure. Attachment 1 ARC3 - 6 Resolution No. ARC-XXXX-17 273 Madonna Road, ARCH-0469-2017 Page 2 5. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that complements the design and scale of the existing structures on-site, and by providing clearly defined customer entrances. SECTION 2. Environmental Review. The project is categorically exempt under Class 2, Replacement or Reconstruction; Section 15302 of the CEQA Guidelines, because the project consists of replacement of an existing structure where the new structure will be located on the same site as the previous structure, and will have substantially the same purpose and capacity as the structure replaced. The project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations, that will have no significant impact on the environment. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC (ARCH-0469-2017). 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 approvals listed as sheet number 2. Reference shall 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 tenant improvements for Tenant C, shall ensure the window storefront along El Mercado is maintained to provide pedestrians with views into the building and not “walled-in” or darkened to provide more interior wall or storage space within the tenant space, to the satisfaction of the Community Development Director. 3. Plans submitted for a building permit application shall identify precise locations of pedestrian amenities (benches, trash receptacles, etc.) to demonstrate compliance with Community Design Guidelines Chapter 3.1.C.3b, to the approval of the Community Development Director. 4. The storage area for trash and recycling cans shall be screened from the public right-of-way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. Attachment 1 ARC3 - 7 Resolution No. ARC-XXXX-17 273 Madonna Road, ARCH-0469-2017 Page 3 5. The locations of all lighting, including bollard style landscaping or path/parking lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture, subject to the approval of the Community Development Director. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 6. Final plans shall clearly depict the location of all required short and long-term bicycle parking. Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 7. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 8. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 9. 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, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 10. The project proposes to split a single tenant space into three new tenant spaces, which will require an amendment to the Master Sign Program to include signage for additional tenant spaces. Prior to any sign permit issuance, the applicant shall submit a revision to the Madonna Attachment 1 ARC3 - 8 Resolution No. ARC-XXXX-17 273 Madonna Road, ARCH-0469-2017 Page 4 Plaza Sign Program for architectural review. The revised sign program shall, at a minimum, include the following: a. All proposed sign styles and methods of illumination b. Proposed finish materials for all sign types c. All proposed letter heights and approximate sign location areas for all tenants 11. The Architectural Review Commission’s approval of this project shall expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. Engineering Division – Community Development Department 12. The building plan submittal shall show the limits of the damaged or displaced sidewalk, curb, gutter, driveway approaches, sidewalk underdrains, and catch basins to be repaired or replaced per City Engineering Standards. The applicant shall call Engineering Development Review to schedule a site inspection to walk the property frontage prior to building permit submittal to verify the extent of repairs required. 13. The building plan submittal shall show ADA upgrades/barrier removals to the site to the satisfaction of the City. 14. The building plan submittal shall show all existing driveway approaches/parking lot entrances adjacent to the building parking lot to be upgraded to comply with current standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 15. The building plan submittal shall show any existing driveway approach not proposed to be used to be abandoned per City Engineering Standards. 16. The building plan submittal shall show all existing curb ramps to be upgraded per current standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 17. The building plan submittal shall include a complete parking lot signage and striping plan per City Engineering Standards. 18. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. 19. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 20. The building plan submittal shall show the loading dock drainage to be in accordance with City codes and standards. Pre-treatment, filter inserts, or other water quality Best Attachment 1 ARC3 - 9 Resolution No. ARC-XXXX-17 273 Madonna Road, ARCH-0469-2017 Page 5 Management Practices(BMP’s) shall be implemented to the satisfaction of the City. Trash enclosure drainage shall be considered in the final design in accordance with City Engineering Standard 1010.B. 21. The building plan submittal shall include water quality upgrades to the parking lot drainage from DMA 1 prior to discharge to the storm drain system and adjoining Cerro San Luis Channel. Upgrades may include a treatment train such as permeable pavers with a perforated drain pipe, sumped catch basins, filter inserts, or other acceptable BMP’s to the satisfaction of the City. 22. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 23. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 24. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 25. A portion of this property is located in an AO (1’ depth) Flood Zone; the water surface or base flood elevation (BFE) of a 100-yr storm is 1' above adjacent grade. Normally, in the absence of a LOMR, the structure would be floodproofed to an elevation that is at least one foot above the BFE or 2’ above the highest adjacent grade. A compliance strategy shall be resolved prior to building permit issuance. 26. The building plan submittal shall include a complete drainage report in accordance with the Waterway Management Plan Drainage Design Manual. The drainage report shall consider historic offsite drainage that may need to be conveyed on th e property. 27. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The plan shall show all existing and proposed street trees. 28. The City Arborist supports the proposed tree removals with the compensatory tree plantings Attachment 1 ARC3 - 10 Resolution No. ARC-XXXX-17 273 Madonna Road, ARCH-0469-2017 Page 6 as shown on the landscape plan. The building plan submittal shall show replacement tree plantings in all empty planters within the existing parking lot per the original landscape plan to the satisfaction of the Community Development Director and City Arborist. 29. The building plan submittal shall show one 15-gallon street tree for each 35 linear feet of frontage. Infill street trees along El Mercado will be required. Tree species and planting requirements shall be per City Engineering Standards. Utilities Department 30. A new sewer lateral shall be installed along the north road adjacent to the proposed buildings, and shall connect into the sewer within El Mercado Way. 31. A separate irrigation meter and backflow preventer shall be installed, and irrigation piping shall be designed with the capability of using recycled water in the future. 32. The water main south of the proposed building shall be equipped with double check valve backflow preventer, and relocations of the mains shall made to avoid the proposed loading dock ramps. Indemnification 33. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officer s and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 21st day of August, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC3 - 11 Madonna Plaza Redevelopment Madonna Plaza SRT LP Oasis Associates, Inc. 26 April 2017 1 of 5 Project Statement / Supplement to the application for the proposed Madonna Plaza Redevelopment 273 Madonna Road San Luis Obispo, CA 93401 APN 053-011-025 26 April 2017 I. INTRODUCTION The Madonna Plaza Shopping Center (Plaza) has been a hub for local and regional retail for half a century. As is the nature of any successful long standing retail center, periodic renovation and rejuvenation is necessary. Redevelopment of the building, currently tenanted by Sears, is the focus of this rejuvenation process. The proposed project includes demolition of the existing building and replaces it with three (3) new commercial buildings. The proposed development is designed to reflect the urban character and quality design that is characteristic of contemporary development at the Plaza and in the City. A. Project Information, History, and Context The Plaza is located at the crossroad of Madonna Road and Highway 101 on ±27.8 acres. The project area is 5.4 acres. The “Madonna” area is characterized by hotels, restaurants, and regional and local retail establishments. Madonna Plaza is zoned Retail Commercial (C-R). The surrounding zoning and uses include the following: • Westerly: Tourist Commercial with Special Overlay Zone (C-T-S) / Hotels and Restaurants • Easterly: Highway 101 • Northerly: Highway 101 & Madonna Road Interchange • Southerly: Retail Commercial with Planned Development (C-R-PD)/ SLO Promenade Shopping Center The Plaza buildings are visible from 101 Highway. Throughout the years, various areas of the Plaza have been updated and modified with the changing of tenants and the passage of time. The existing 75,400 square foot (SF) Sears building is located at the southeastern end of the Plaza, adjacent to El Mercado Street. The proposed project includes demolition of the existing building, and replacement with construction of three (3) buildings of 22,202 SF, 21,729 SF, and 12,508 SF; a total of 56,257 SF. The intended use is general retail including a clothing store and hobby craft store. The buildings and use area of this size are allowed in the C-R zone. The redevelopment reduces the overall building area by 19,143 SF from the existing Sears building. The Plaza’s other existing buildings, parking areas, and site circulation are proposed to remain as-is. II. CONFORMANCE TO ZONING REGULATIONS The proposed redevelopment is in the Retail Commercial (C-R) zone and complies with all the applicable zoning regulations, as noted below. A. Use (§17.22.010) The anticipated tenants of the proposed development include general retail, as allowed per the Zoning Regulations without the need for a use permit. The ultimate tenant mix may be modified as market Attachment 2 ARC3 - 12 Madonna Plaza Redevelopment Madonna Plaza SRT LP Oasis Associates, Inc. 26 April 2017 2 of 5 forces dictate. If a tenant use comes forward that requires a use permit, the entitlement application will be submitted separately and independently from this architectural review application. B. Lot Coverage/ Floor Area Ratio (§17.40.020) The existing and proposed development totals 298,890 SF of building area. The lot coverage of 24% and floor area ratio (FAR) of .24 are well below the maximum 100% lot coverage and 3.0 FAR allowed by the Zoning Regulations. C. Yards/Setbacks (§17.16.020) The subject property is zoned C-R and adjacent to C-R, therefore no street yard or side yard setbacks are required. The proposed buildings fit into the existing site configuration and vehicular and pedestrian circulation. The end cap building is adjacent to El Mercado Street and is setback from the street by 30 feet. D. Height (§17.40.020) The proposed building height of 42 feet is consistent with the allowed 45 height limitation in the C-R zone. E. Parking & Access (§17.16.060) Vehicle access to the site is provided from Madonna Road and El Mercado Road; access, internal circulation, and the primary parking area of the Plaza is to remain as-is. The area behind the proposed buildings will be modified to accommodate the new building configuration, loading areas, utility equipment, and storm water controls. Ingress/egress from El Mercado will remain. The existing and reconfigured parking areas provide 1,462 parking spaces. The Plaza was approved for a 10% shared parking reduction in 2015 (Use Permit USE-0974-2015). The proposed retail requires 169 parking spaces, this is 170 spaces less than the 339 required for Sears. See attached parking calculation table with current and proposed tenant parking requirements. Bicycle parking is provided as part of the new development, consistent with the Zoning Regulations. Both short-term bicycle racks and long-term bicycle lockers are provided (see Conceptual Landscape Plan). F. Signage (§15.40) There is an existing sign program established for the Plaza (Madonna Plaza Master Building Sign Program, RRM Design Group, December 21, 2001). The redevelopment proposes modifications to the sign program for the Major Tenant Identification, as the three (3) new building are considered major tenants. 1 The request includes modifying the criteria to reflect the three (3) buildings/tenants and updating the primary wall sign criteria. The update to the wall sign criteria is request ed to provide signage areas in proportion to the building facades and provide appropriate visibility from the primary plaza entries on Madonna Road. The modification also includes a maximum height exception request for the wall sign height pursuant to Sign Regulation Section 15.40.420. A maximum height of 37-feet above adjacent grade allows for the tenant signs to be centered top to bottom on the storefront fascia, as reco mmended by the Sign Regulations and Sign Program. 1 The modification request does reflect other approved signage modifications that may have occurred over time in response to major and/or minor tenant changes. Attachment 2 ARC3 - 13 Madonna Plaza Redevelopment Madonna Plaza SRT LP Oasis Associates, Inc. 26 April 2017 3 of 5 The Secondary Wall Sign modifications update the table to include the three new tenants with the existing criteria applied to each tenant. Requested Modification to Sign Program Table: Strikethrough (text) is deleted, new text is underlined MAJOR TENANT PRIMARY WALL SIGN Maximum Letter Height Maximum Sign Length Maximum Sign Height Maximum Sign Area (S.F.) Best Buy 32.5” 15’-6” 9’-6” 147.25 Ralph's 36” 20’-0” 5’-0” 100 Mervyns Kohl’s 36” 20’-0” 5’-0” 100 Petco 36” 20’-0” 5’-0” 100 Ross Dress for Less* 72” 42’ 14’-2” 595 Ross sign includes two rows of lettering, 1st row totals 144 SF, 2nd row totals 147 SF Michaels* 84” 26’-8” 7’ 186 Sears Bldg C 36” 20’-0” 5’-0” 100 *Sign height not to exceed 37’ above adjacent grade. MAJOR TENANT SECONDARY WALL SIGN Maximum Letter Height Maximum Sign Length Maximum Sign Height Maximum Sign Area (S.F.) Best Buy 24” 18’-9” 2’-0” 37.50 Ralph's 24” 20’-0” 2’-6” 50 Mervyns Kohl’s 24” 20’-0” 2’-6” 50 Petco 24” 20’-0” 2’-6” 50 Ross Dress for Less 24” 20’-0” 2’-6” 50 Michaels 24” 20’-0” 2’-6” 50 Sears Bldg C 24” 20’-0” 2’-6” 50 III. COMMUNITY DESIGN GUIDELINES The Community Design Guidelines were carefully considered during the design process. The Large- Scale Retail Project Design Guidelines (Chapter 3.2) have been integrated into the Madonna Plaza redevelopment, as applicable. Beyond the Community Design Guidelines, the project has incorporated appropriate measures to comply with post construction stormwater requirements, as outlined in the Preliminary Stormwater Control Plan and Basin Analysis Report (Wallace Group, 24 April 2017). New bioswales and vegetative planting areas are incorporated in the site design. A detention basin is proposed for the southerly corner of the property for infiltration of the existing and proposed runoff. A. Site Planning, Parking, Circulation (§3.2.A-C) The proposed buildings are integrated into the existing site configuration. Consideration has been given to highlight the entries and provide a continuous pedestrian experience throughout the interior Attachment 2 ARC3 - 14 Madonna Plaza Redevelopment Madonna Plaza SRT LP Oasis Associates, Inc. 26 April 2017 4 of 5 sidewalk and related connections to the larger existing focal point in front of PetSmart. The existing planting will remain along the Highway 101 frontage to provide screening. The building walls facing Highway 101 are articulated and stepped to avoid a single monolithic plane. The main customer parking area is to remain as-is. The parking area includes mature trees, shopping cart corrals, and accessible parking, which will connect to the new building entries. Pedestrian routes are well defined and link to the existing sidewalks. The parking area between the new buildings and Highway 101 is not a primary parking area and appropriately utilized as employee parking, therefore internal planting is not proposed beyond the areas needed for post-construction stormwater requirements. The existing sidewalks along El Mercado Street are proposed to remain as-is. The replaced interior sidewalk in front of the buildings is clearly defined and demarcated with truncated domes and enhanced paving. A new pedestrian sidewalk parallel to El Mercado is proposed to the connect the primary entry area to the rear parking lot. This also provides an expanded bicycle parking area. B. Building Design ((§3.2.D) The proposed building design is a contemporary distillation of the familiar local retail center vernacular. The proposed buildings provide a unified frontage with character distinctions for each building expressed in the design elements, material, and color. The customer entries are well defined with protected arcades. The entrances are consistent with the existing orientation of the shopping center. Building materials were selected for their quality, durability, and harmony with the materials of the existing shopping center. The articulated façades include a subdued, but varied. color palette of stucco with stone veneer wainscoting. Corporate colors are kept at a minimum and reserved for banded tiles accenting the wainscoting. Loading and utilitarian areas (back of house) are designed to be unobtrusive to the primary entry and provide buffering from any noise or visual disturbance. Building lighting will provide adequate pedestrian safety lighting, with the existing parking lot lighting to remain as-is. Stepped parapets with cornicing and pitched roofs tower elements with clay tiling provide vertical highlights that anchor the buildings to the entries and street. Parapet walls provide appropriate screening for roof mounted mechanical equipment. Attachment 2 ARC3 - 15 Madonna Plaza Redevelopment Madonna Plaza SRT LP Oasis Associates, Inc. 26 April 2017 5 of 5 IV. PROJECT TEAM A. Applicant/Property Owner SCHOTTENSTEIN PROPERTY GROUP c/o MADDONA PLAZA SRT, LP Mr. Paul W. Gugino 4300 E. 5th Avenue Columbus, OH 43219 561.471.8077 paul@paragonconsultantsllc.com B. Applicant’s Agent OASIS ASSOCIATES, INC. C.M. Florence, AICP & Emily Ewer, AICP 3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 cmf@oasisassoc.com emily@oasisasso.com C. Architect HERSCHMAN ARCHITECTS Mr. Mark Pike 25001 Emery Road, Suite 400 Cleveland, OH 44128 216.223.3240 mpike@herschmanarchitects.com D. Project Civil Engineer WALLACE GROUP Ms. Debra Tumler P.E. 612 Clarion Court San Luis Obispo, CA 93401 805.544.4011 DebraT@wallacegroup.us E. Landscape Architect OASIS ASSOCIATES, INC. Mr. Scott Wright 3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 scott@oasisassoc.com Attachments DESIGN SCHEMATIC Gerald J. Herschman Architect, et al, 25 April 2017 PRELIMINARY STORMWATER CONTROL PLAN AND BASIN ANALYSIS REPORT Wallace Group, 24 April 2017 MATERIAL PALETTE Gerald J. Herschman Architect PARKING MASTER TABLE Oasis Associates, Inc., 26 April 2017 Attachment 2 ARC3 - 16 Madonna Plaza Parking Calculation ADDRESS (Madonna Road) TENANT CATEGORY/ USE SIZE (SF) CALCULATION PARKING REQUIRED APN: 053-011-028 201 Ralphs Retail/Grocer 51,933 1/200 259.7 APN: 053-011-024 205 Kohl's Retail/General 62,481 1/200 312.4 APN: 053-011-029 207 Sky Nail Spa Service/Personal 989 1/200 4.9 243 DSW (pending)Retail/General 17,772 1/300 59.2 211 Vacant (placeholder use)*Retail/General 5,781 1/300 19.3 255 Best Buy Retail/General 30,000 1/300 100.0 257 Vacant (placeholder use)*Retail/General 2,335 1/300 7.8 261 Vacant (placeholder use)*Retail/General 3,350 1/300 11.2 265 European Wax Center Service/Personal 5,680 1/200 28.4 271 Petco Retail/General 20,100 1/300 67.0 281A Stephanie's Hallmark Retail/General 2,818 1/300 9.4 281C Ulta Beauty Retail/General 10,000 1/300 33.3 283A See's Candies Retail/General 1,520 1/300 5.1 283B Med Stop Service/Medical 3,000 1/200 15.0 283C Men's Warehouse Retail/General 4,179 1/300 13.9 285A Sally's Beauty Supply Retail/General 1,485 1/300 5.0 285B Scottrade Service/Financial 1,505 1/300 5.0 285C Sushi Kokku Retail/Restaurant 1,455 estimated** 16.2 APN: 053-011-025 273 Pending Clothing Store Retail/General 22,020 1/300 73.4 273 Pending Hobby Store Retail/General 21,729 1/300 72.4 273 Vacant (placeholder use)*Retail/General 12,508 1/300 41.7 APN: 053-011-016 253-11 Christian's Mattress Express Retail/Furniture 4,850 1/500 9.7 253-12 Starbucks Retail/Restaurant 1,200 estimated** 13.3 253-13 Supercuts Service/Personal 1,200 1/200 6.0 Madonna Plaza Sq. Ft. 289,890 APN: 053-011-017 275 McDonalds Retail/Restaurant 3,705 estimated** 41.2 APN: 053-011-018 297 Chipotle Retail/Restaurant 2,294 per T.I. permit 29.0 299 Panera Retail/Restaurant 3,965 per T.I. permit 54.0 TOTALS 299,854 - 1,313 Shared Parking Reduction (USE-0974-2015)10% 131.3 Total Parking required with 10% shared parking reduction 1,182 Total Parking Provided 1,462 Unallocated parking spaces after shared parking reduction 280 * Vacant tenant spaces are calculated as general retail as a placeholder **For restaurants with unknown floor plans (i.e. undetermined customer and kitchen areas) parking estimated at 1 space /90 gross square feet based on review of multiple restaurant designs. Shared parking area include Madonna Plaza and "island" buildings. With Proposed Revelopement 26 April 2017 Attachment 3 ARC3 - 17 ARC3 - 18 ARC3 - 19 ARC3 - 20 ARC3 - 21 ARC3 - 22 ARC3 - 23 ARC3 - 24 ARC3 - 25 ARC3 - 26