HomeMy WebLinkAboutItem 1 - ARCH-0469-2017 (273 Madonna) PowerPoint273 Madonna Road
ARCH-0469-2017
Continued 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
October 16, 2017
Applicant: Schottenstein Property Group
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Recommendation
Find the project consistent with the Community Design Guidelines and approve the project design subject to findings and conditions.
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Background
On August 21, 2017, the ARC reviewed the project and continued the project with direction to the applicant.
The 10 directional items are listed in ARC Meeting Minutes, provided in Attachment 4 of the Staff Report.
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Directional Item #1
Consider providing pedestrian connectivity to adjacent shopping center (SLO Promenade) through modifications to parking lot along storefront entries, where appropriate.
The project includes a pedestrian connection to SLO Promenade with an accessible crosswalk across El Mercado Road.
The connection at the existing crosswalk is adequate for safe pedestrian circulation.
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In order to achieve ARC direction the project would need to replace the existing driveway approach along El Mercado to align the building entrances with the existing paseo to the SLO
Promenade Shopping Center, which would require a significant reconfiguration of the circulation and parking layout of the shopping center.
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Directional Item #2
Redesign the proposed arcade to allow sidewalk access in front of pillars rather than placing the pillars at the back of curb.
The applicant has revised the project to include additional landscaping and delineated pedestrian connections in front of the arcade by reducing the width of the driveway.
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Directional Item #3
Remove “uplighting” features.
The applicant has removed the “uplighting” fixtures from the building elevations.
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Directional Item #4
Remove stand-alone pilaster features at the back of the building.
The applicant has removed one of the stand-alone pilaster from the rear elevation.
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The remaining pilaster has been provided to encase roof drain downspouts and has been modified to extend to match the roof line
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Directional Item #5
Remove trellis features with no practical application on building.
The applicant has modified the trellis to extend from the building which will provide for climbing plants and shading for the sidewalk and bench areas.
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Directional Item #6
Remove cultured stone along base of structure, use authentic materials reflective of San Luis Obispo.
The applicant has replaced the previous wainscot material to include Air Vol Block Split-face CMU, which is locally made in San Luis Obispo.
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Directional Item #7
Modify the building architectural style to be less corporate driven (blue banding on Ross building) or “anywhere USA”. Remove billboard-style architecture to include more human-scale
architectural elements and focus on a more pedestrian local connection.
Large-scale retail projects should relate to the scale of pedestrians as well as passing motorists. The proposed building is setback over 1,000 feet from the primary entry along Madonna
Road.
The project incorporates design elements to balance the interaction between the building, pedestrians, and motorists within the existing shopping center.
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The project design does not utilize any corporate or franchise architecture and has been designed to be consistent and compatible with the mass and scale of the neighboring storefronts
for all major tenants within Madonna Plaza and SLO Promenade Shopping Centers.
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Directional Item #8
The proposed storefront window system along El Mercado elevation, shall provide clear window glazing to provide for a visible display area.
The applicant has agreed to design the storefront window system with clear window glazing.
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Directional Item #9
Reduce the overall height of parapets, demonstrate how parapet features are integrated into the building design, provide for compatibility and scalability with adjacent tenants.
The applicant did not reduce the heights of the parapets; however, a building height analysis has been provided to demonstrate compatibility and scalability with adjacent tenants.
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Directional Item #9
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Directional Item #9
The proposed building provides anchor stores that are consistent with the expected shopping center vernacular design for providing appropriate visibility and design hierarchy of major
versus minor storefronts.
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The height of the building is distributed throughout the building façade, the tallest point of the project is 42 feet and is limited to the area around the customer entrances (approximately
one third of the front building elevation); the heights step down from the entrances down to 28 feet.
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Directional Item #10
Provide section cuts and perspective drawings.
Building sections and perspective renderings have been provided.
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Summary
The project is consistent with the Zoning Regulations since the proposed building design complies with height, coverage and setbacks.
The applicant has responded to the ARC directional items and the project is consistent with CDG for Large-Scale Retail infill development.
The design is consistent with the CDG since the building architecture is compatible to the site and is similar in design and scale to existing buildings within the immediate vicinity.
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Recommendation
Find the project consistent with the Community Design Guidelines and approve the project design subject to findings and conditions.
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Public Works Modifications to Conditions
Condition No. 13: The building plan submittal shall show ADA upgrades/barrier removals to the site to the satisfaction of the City. The upgrades along El Mercado shall extend from the
terminus at Highway 101 to west of the main access driveway, approximately 660’.
New Condition No. 29: Additional tree removals along El Mercado may be required in conjunction with the replacement of sidewalk in areas of significant damage from tree roots. The replacement
sidewalk plans shall incorporate any feasible tree preservation efforts. A certified arborist report may be required to substantiate tree preservation strategies or to substantiate
the need for tree removals. These additional tree removals, if required, shall be approved to the satisfaction of the City Arborist, Public Works Director, and Community Development
Director.
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