HomeMy WebLinkAboutItem 2 - ARCH-0824-2017 (243 Madonna Road) DSW SignsMeeting 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).
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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
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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
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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.
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ARCH-0824-2017
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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
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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
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Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
ARC2 - 35
Attachment 3
ARC2 - 36
Attachment 3
ARC2 - 37
Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
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Attachment 3
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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