HomeMy WebLinkAboutItem 3 - ARCH-0469-2017 (273 Madonna Road) Sears RedevelopmentMeeting 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