HomeMy WebLinkAboutItem 1 - ARCH-0469-2017 (273 Madonna) Sears RedevelopmentMeeting Date: October 16, 2017
Item Number: #1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: 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. 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 October 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 was reviewed by the ARC on August 21, 2017, and was continued to a date
uncertain. The ARC provided direction to the applicant to work with staff to redesign the project
to conform with the Community Design Guidelines and address concerns (Attachment 4, Draft
Meeting Minutes).
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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 6, Revised 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% (overall development) 100%
Floor Area Ratio (FAR) 0.24 (overall development) 3.0
Parking Spaces 1,442 (overall development) 1,182
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
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3.0 DIRECTIONAL ITEM EVALUATION
After the ARC review on August 21, 2017 the applicant worked with staff to revise the project to
addressed concerns identified by the ARC (Attachment 4, Revised Project Narrative). A
summary of the applicant’s responses and staff analysis of the changes to the project are
provided for each directional item as follows:
Directional Item #1: Consider providing pedestrian connectivity to adjacent shopping center
(SLO Promenade) through modifications to parking lot along storefront entries, where
appropriate.
The applicant has responded that 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, this was not
included in the project scope for the replacement of an existing structure (Attachment 2, Revised
Project Narrative).
The CDG state that parking areas on adjoining parcels should be connected to allow continuous
vehicle, bicycle, and pedestrian access. Pedestrian linkages between parcels should be located
separately from vehicle connections where possible (CDG 6.3A.1). The design of pedestrian
access should consider pedestrian access to adjacent sites and uses (CDG 6.3D.3). However, the
CDG also state that safe accommodation for pedestrians is essential and must be integral part of
site design (CDG 3.2C). The project includes a pedestrian connection to the adjacent SLO
Promenade Shopping Center with an accessible crosswalk across El Mercado Road, this
connection is provided along the desired path for pedestrian connectivity and safety. The
connection at the existing crosswalk is adequate for safe pedestrian circulation. Pedestrian
circulation in parking areas should be parallel to traffic flow toward building entrances (CDG
3.2C.4), a connection parallel to the customer entrances through the parking lot would increase
safety concerns and conflict with the intent of the CDG.
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. The arcade columns are
set back from the edge of curb by eight feet, the applicant was unable to accommodate a
sidewalk in front of the columns due to cross slope limitations, drainage requirements, and
existing grades, however, the landscaping, broad sidewalk, and amenities that have been
provided are intended to provide a pleasant, safe, and accessible pedestrian experience, see figure
1.
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Figure 1: Revised pedestrian connections and arcade features.
Directional Item #3: Remove “uplighting” features.
The applicant has removed the “uplighting” fixtures from the building elevations. The CDG state
that outdoor lighting fixtures shall be cutoff fixtures designed and installed so that no emitted
light will break a horizontal plane passing through the lowest point of the fixture (CDG 6.1C.1).
The Condition No. 5 had been provided to ensure light fixtures will comply with the City’s Night
Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. This condition
will remain with the resolution for verification through the building permit review process.
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, the remaining
pilaster has been provided to encase roof drain downspouts and has been modified to extend to
match the roof line (Attachment 6).
Directional Item #5: Remove trellis features with no practical application on building.
The CDG state that building details and materials should be authentic, and integrated into
building design, and should not be or appear as artificial “glued/tacked -on” features such as
trellises that do not support plant materials, encouraging the perception of low quality (CDG
3.2D.2b). The applicant has modified the trellis elements to extend from the building that include
support posts which will provide for climbing plants and shading the sidewalk and bench areas.
The modifications to the trellises are appropriate with the building architectural style and provide
a functional application integrated into the building design.
Directional Item #6: Remove cultured stone along base of structure, use authentic materials
reflective of San Luis Obispo.
The CDG state that exterior treatment should be restrained, not harsh or garish, and should be
selected for durability, weathering characteristics, and authenticity, as well as for beauty (CDG
2.2D). The applicant has replaced the previous wainscot material to include Air Vol Block Split-
face CMU, which is locally made in San Luis Obispo, see figure 2.
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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.
The CDG state that colors or logos identified with an individual company should be employed as
building accents (CDG 3.2D.3d), nevertheless, the applicant has removed the color banding from
the building façade to comply with ARC direction, see figure 2. The CDG identify general
objectives to assist applicants in understanding the City’s expectations for design quality, one of
which is to keep San Luis Obispo architecturally distinctive to avoid an “anywhere USA”
character. The intent of this objective is described by minimizing the use of “stock” plans and
designs in corporate and franchise architecture, designs should take into consideration of the site
context in terms of the best nearby examples of massing, scale, and land uses (CDG 1.4A). The
CDG also acknowledges that large-scale retail projects should relate to the scale of pedestrians as
well as passing motorists. 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.
The proposed building is setback over 1,000 feet from the primary entry along Madonna Road,
the upper facades are intended to relate to the broad scale. The project design incorporates
human-scale architectural elements by enhancing the existing pedestrian connection along the
building façade by including a pedestrian arcade with defined customer entrances, trellises,
benches, landscaping, and clearly demarcated and direct pedestrian routes with colored and
textured concrete materials. As a large-scale regional shopping center, the project incorporates
design elements to balance the interaction between the building, pedestrians, and motorists
within the existing shopping center.
Directional Item #8: The proposed storefront window system along El Mercado elevation, shall
provide clear window glazing to provide for a visible display area.
Figure 2: Front elevation. Previous front elevation (top). Revised front elevation (bottom)
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The applicant has agreed to design the storefront window system with clear window glazing and
allow the future tenant to determine if the storefront will be used for viewing into the interior or
as a display area. Staff recommends maintaining 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.
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.
Building sections have been provided in the project plans to demonstrate how the parapet
features are integrated into the building design, see Attachment 6. 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, see table below;
Building Height Inventory
Building/Tenant Height (feet)
Ralphs 34
Kohl’s 34
DSW 36
Best Buy 40
European Wax Center/ Message Envy 35
PETCO 32
Embassy Suites (SLO Promenade) 48
World Market (SLO Promenade) 39
Former Staples (SLO Promenade) 42
Bed, Bath, and Beyond (SLO Promenade) 43
Proposed Building A (Ross) 42
Proposed Building B (Michaels) 42
Proposed Building C 40
Average Building Height: 39
The applicant has expressed that 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. The CDG state that building facades that are
tall for no functional reason, have little surface articulation or relief, and are simply intended to
provide high, visible surfaces for tenant signage are not appropriate (CDG 3.2D.4c). However,
the CDG also state that customer entrances must be clearly defined and highly visible (CDG
3.2D.1). The project has been designed to provide emphasis to the customer entrances as the
project is located toward the rear of the property with limited visibility from Madonna Road, as
represented in project renderings (Attachment 3).
The Zoning Regulations establish the max height in the C-R zone as 45 feet. 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 35% of the front
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building elevation); the heights step down from the entrances down to 28 feet. The CDG
encourage consideration of how the project can be designed to fit in with the existing
development in the vicinity of the site (CDG 2.1B). The designs of the customer entrances are
consistent and compatible with the existing storefronts within Madonna Plaza and SLO
Promenade Shopping Centers.
Directional Item #10: Provide section cuts and perspective drawings.
Response: Building sections and perspective renderings are provided to assist ARC to visualize
the proposed redevelopment in the context of the Plaza, see Attachment 3 and Attachment 6.
4.0 CONCLUSION
In summary, the revised project design complies with property development standards of the
Zoning Regulations relative to height, setbacks, parking, coverage and floor area ratio for the
Commercial Retail (C-R) zone. The project does not include any exceptions or parking
reductions as part of this application and the applicant proposes to maintain a similar site plan to
the existing layout including the parking lot and lighting configuration. The applicant has
responded to the ARC directional items and the project is consistent with Community Design
Guidelines for Large-Scale Retail infill development. The building design incorporates
articulation that includes changes in wall planes and roof height to relieve the form and mass of
the building from each elevation. All elevations are visually interesting and receive interesting
architectural treatments that enhance views of the structures from all views on and off site.
5.0 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 p roject 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.
6.0 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.
7.0 ALTERNATIVES
7.1. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, Community Design Guidelines, or other policy document.
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8.0 ATTACHMENTS
1. Draft Resolution
2. Project Revisions Narrative
3. Project Renderings
4. ARC August 21, 2017 Draft Meeting Minutes
5. ARC August 21, 2017 Staff Report
6. Revised Project Plans
Available at the Community Development Department: Project Plans
Available at ARC Hearing: Colors and Materials Board
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 OCTOBER 16, 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, where the project was continued with direction to a date uncertain; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on October 16, 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
Attachment 1
Resolution No. ARC-XXXX-17
273 Madonna Road, ARCH-0469-2017
Page 2
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 consistent and compatible with existing
structures within the vicinity.
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 Communit y
Design Guidelines Chapter 3.1C.3b, to the approval of the Community Development
Director.
Attachment 1
Resolution No. ARC-XXXX-17
273 Madonna Road, ARCH-0469-2017
Page 3
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.
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 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.
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
Attachment 1
Resolution No. ARC-XXXX-17
273 Madonna Road, ARCH-0469-2017
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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
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 one year
if construction plans have not been submitted for a building permit . 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 along the entire El
Mercado frontage 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. The upgrades along El Mercado shall extend from the terminus at
Highway 101 to west of the main access driveway, approximately 660’.
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.
Attachment 1
Resolution No. ARC-XXXX-17
273 Madonna Road, ARCH-0469-2017
Page 5
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
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
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Resolution No. ARC-XXXX-17
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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
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. Additional tree removals along El Mercado may be required in conjunction with the
replacement of sidewalk in areas of significant d amage 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.
30. 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
31. 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.
32. 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.
33. 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
34. 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.
Attachment 1
Resolution No. ARC-XXXX-17
273 Madonna Road, ARCH-0469-2017
Page 7
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 16th day of October, 2017.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
Attachment 1
Madonna Plaza Redevelopment – ARCH-0469-2017 Madonna Plaza SRT LP
Oasis Associates, Inc. 15 September 2017
Design Considerations
for the proposed
Madonna Plaza Redevelopment
ARCH-0469-2017
273 Madonna Road
San Luis Obispo, CA 93401
APN 053-011-025
15 September 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. Architectural Review Commission (ARC) Design Comments
The following items have been provided by City Planning staff as a transcription of the ARC’s
comments, direction, and points of consideration for the proposed redesign of Madonna Plaza. Each
comment is noted with a subsequent response provided.
1. Consider providing pedestrian connectivity to adjacent shopping center (SLO Promenade) through
modifications to parking lot along storefront entries, where appropriate.
RESPONSE: As a remodel project, the location of existing infrastructure, surface grades, and parking
lot do not provide an opportunity to relocate the existing driveway entry point for a wholesale
reconfiguration of the circulation layout. The width of the sidewalk in front of the proposed buildings
has been extended to provide an enhanced pedestrian experience. The subject property is connected to
the SLO Promenade via an existing enhanced pedestrian crossing with inlayed pavers. The public
sidewalk and crosswalk along El Mercado is an appropriate and expected connection point between
the two shopping centers. The connection between the two centers is clearly visible when traveling in
either direction. .
2. Redesign the proposed arcade to allow sidewalk access in front of pillars rather than placing
the pillars at the back of curb.
RESPONSE: The sidewalk in front of the buildings has been extended, such that the width of the
sidewalk from building face to curb is now twenty-four (24) feet. This provides a minimum of eight
(8) feet clear of sidewalk throughout, including ample planters, benches, and flush curb storefront
entry points. The building columns are set back from the edge of curb by eight (8) feet and are
softened by landscaping and trees. The design team made every effort to accommodate a sidewalk in
front of the columns however, cross slope limitations to comply with ADA requirements, drainage
requirements, and existing grades made the request infeasible. The landscaping, broad sidewalk and
amenities will provide a pleasant, safe, and accessible pedestrian experience . See Floor Plans sheets
A2 to A4 and Conceptual Landscape Plan sheet L-1.
Attachment 2
Madonna Plaza Redevelopment – ARCH-0469-2017 Madonna Plaza SRT LP
Oasis Associates, Inc. 15 September 2017
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3. Remove “uplighting” features along building entries.
RESPONSE: “Uplighting” fixtures have been removed from the buildings. See Front Elevation sheet
A6.
4. Remove stand-alone pilaster features at the back of the building.
RESPONSE: The central stand-alone pilasters has been removed. The northly pilaster is retained as it
encases a roof drain downspout has been extended to the match the roof line. The pilaster provides
integration of the elements with the building façade consistent with CDG §3.1.B.10) See Rear
Elevation sheet A6.
5. Remove trellis features with no practical application on building.
RESPONSE: Trellis elements have been retained with additional landscaping and plantings provided
at the base. The trellis elements now have support posts, which will support climbing plants. The
vegetated trellises provide shade to sidewalk and benches. The trellis will read as a landscape feature
and provide a soft-scape in front of the building façade. See Front and Side Elevations sheet A6 and
Conceptual Landscape Plan sheet L-1.
6. Remove cultured stone along base of structure, use authentic materials reflective of San Luis
Obispo.
RESPONSE: Base and wainscoting material have been updated to include Air Vol Block Split-face
CMU; a locally made and authentic material.
7. Modify the building architectural style to be less corporate driven or “anywhere USA”.
Remove billboard-style architecture to include more human -scale architectural elements and focus on
a more pedestrian local connection.
RESPONSE: Corporate color banding (blue) has been removed from the building façade. The
building designs are consistent with the large-scale regional shopping center vernacular typical of San
Luis Obispo. The sidewalks, landscaping, trellises, building arcades, and storefronts are indicative and
consistent with human-scale design, however the Community Design Guideline 3.2.D also
acknowledges that “building details should relate to the scale of pedestrians, as well as passing
motorists” The buildings are consistent with the height and scale of the surrounding large-scale retail
building located both within the Plaza and the adjacent promenade. The façade architecture provides a
motorist-scale design (the life blood of any regional shopping center), while clearly defining the entry
points and wayfinding for motorists entering the plaza from Madonna Road. Note that from previous
conversations that mature trees, while helping to provide shade and cooling, tend to obscure the
building facades. The proposed buildings are setback over 1,000 feet from the primary entries on
Madonna Road. The upper facades are designed to relate to the broad-scale, while the closer detailing
is designed with the pedestrian in mind. The development, as a large scale regional shopping center
meets the Community Design Guidelines direction to balance the design elements for both pedestrian
and motorist.
Attachment 2
Madonna Plaza Redevelopment – ARCH-0469-2017 Madonna Plaza SRT LP
Oasis Associates, Inc. 15 September 2017
3 of 5
8. The proposed storefront window system along El Mercado elevation shall include clear
window glazing to provide for a visible display area.
RESPONSE: Comment noted. The storefront remains as-is, per the condition of approval #2, the
future tenant can determine if the storefront will be used for viewing of the interior space or as an
display area with an open sided back drop.
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.
RESPONSE: Building sections and roof plans are provided to detail the integration and return of the
parapets. Please see response to item #8 above regarding compatibility of the buildings’ scale. The
proposed building are anchor stores and are consistent with the expected shopping center vernacular of
providing appropriate visibility and deigns hierarchy of major versus minor tenant storefronts and
facades. The proposed parapet heights are consistent with the vertical articulation of the surrounding
buildings, as noted in the table below.
Building/ Tenant Height (feet)
Ralphs 34
Kohl’s 34
DSW 36
Best Buy 40
European Wax Center/ Message Envy 35
PETCO 32
Embassy Suites (SLO Promenade) 48
World Market (SLO Promenade) 39
Former Staples (SLO Promenade) 42
Bed, Bath, and Beyond (SLO Promenade) 43
Proposed Building A (Ross) 42
Proposed Building B (Michaels) 42
Proposed Building C 40
10. Provide section cuts and perspective drawings.
RESPONSE: Building sections and perspective renderings are provided to assist ARC to visualize the
proposed redevelopment in the context of the Plaza.
Attachment 2
Madonna Plaza Redevelopment – ARCH-0469-2017 Madonna Plaza SRT LP
Oasis Associates, Inc. 15 September 2017
4 of 5
Previous Application Supplement – for reference
II. 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
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.
Attachment 2
Madonna Plaza Redevelopment – ARCH-0469-2017 Madonna Plaza SRT LP
Oasis Associates, Inc. 15 September 2017
5 of 5
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.
III. 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
ARC Response Attachments
Previously Provided 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
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25001 EMERY RD, SUITE 400, CLEVELAND OH 4412833$5$*210$'211$3/$=$5(129$7,216$1/8,62%,632&$ 9,(:9,(:72:$5'60,''/(7(1$17Attachment 3
25001 EMERY RD, SUITE 400, CLEVELAND OH 4412843$5$*210$'211$3/$=$5(129$7,216$1/8,62%,632&$ 9,(:9,(:6('2:1(/0$5&$'2Attachment 3
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25001 EMERY RD, SUITE 400, CLEVELAND OH 441283$5$*210$'211$3/$=$5(129$7,216$1/8,62%,632&$ 9,(:9,(:1:'2:1(/0(5&$'2Attachment 3
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25001 EMERY RD, SUITE 400, CLEVELAND OH 4412883$5$*210$'211$3/$=$5(129$7,216$1/8,62%,632&$ 9,(:9,(:2)%$&.2)&(17(51($5+,*+:$<Attachment 3
25001 EMERY RD, SUITE 400, CLEVELAND OH 44128 3$5$*210$'211$3/$=$5(129$7,216$1/8,62%,632&$ 9,(:9,(:72:$5'61(:'(9(/230(17)520,16,'(&(17(5Attachment 3
ARCHITECTURAL REVIEW COMMISSION
Minutes
Monday, August 21, 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,
August 21, 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 Richard Beller, Amy Nemcik, Brian Rolph, Allen Root, Vice-Chair
Angela Soll, and Chair Greg Wynn
Absent: None
Staff: Deputy Director Doug Davidson, Associate Planner Shawna Scott, and Associate
Planner Kyle Bell.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
--End of Public Comment--
APPROVAL OF THE MINUTES OF THE REGULAR MEETING OF MAY 15, 2017,
AND SPECIAL MEETING OF MAY 22, 2017.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WYNN, CARRIED BY A 6-0 CONSENSUS, to approve the minutes of the Architectural Review
Commission meeting of May 15, 2017, as amended:
Page 2: strike from Condition #4 “space” and replace with “clearance to overhead screening.”
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
NEMCIK, CARRIED BY A 6-0 CONSENSUS, to approve the minutes of the Architectural
Review Commission meeting of May 22, 2017.
Attachment 4
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 2
PUBLIC HEARINGS
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.
Associate Planner Shawna Scott presented a PowerPoint presentation and responded to
Commissioner inquiries.
Applicant Representative, Corey Goodwin, discussed the project and responded to
Commissioner inquiries.
Applicants Levi Seligman and Melissa Bailey added brief commentary and responded to
Commissioner inquiries.
Public Comments:
None.
--End of Public Comment--
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER SOLL,
CARRIED 5-0-0-1 (COMMISSIONER NEMCIK RECUSED) to continue project to a date
uncertain with direction to the applicant to:
1. Provide floor plans for each building (show the overall plan for each level).
2. Clarify building materials and architectural details, including color palette. Clearly call out
material type for all elements, including but not limited to the base pedestal, bulkhead, stem
wall, and bands/cornice. Provide complete colors and materials board. Demonstrate use of
highly durable and high quality materials.
3. Provide exhibits showing wall thickness.
4. Show how transitions would occur and how the materials would wrap around corners and
insets. Provide details on cornice and caps where buildings meet.
5. Provide more physical articulation, variety, interest, consistency, identity, and sense of
place. Revise north and south-facing elevations.
a. Provide variety on building façade, to include building heights and window
alignment. Provide more physical and textural variety.
b. Provide different window types and window pattern arrays to reduce monotony.
c. Provide more shadow-play on the south-east external elevation
d. Consider provision of additional decks for visual interest.
Attachment 4
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 3
e. Consider making some units larger and some roof decks smaller.
f. Consider dropping down Lots 1 and 7.
g. Consider a uniform color for the awnings. Additional awnings or weather shield
encouraged at live/work entrances.
6. Integrate the site design with the natural environment (creek). Create a transitional product.
7. Provide alternative pavers.
8. Add trellis to trash and recycling area/enclosure for additional screening.
9. Consider providing electric car charger(s).
COMMISSIONER NEMCIK RETURNED AT 6:05 p.m.
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)
Associate Planner Kyle Bell presented a PowerPoint presentation and responded to
Commissioner inquiries.
Applicant Representative, Steve Fear, provided handouts, discussed the project, and responded
to Commissioner inquiries.
Public Comments:
None.
--End of Public Comment--
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER WYNN, SECOND BY COMMISSIONER ROLPH,
CARRIED BY A 6-0 CONSENSUS, to adopt a Resolution entitled “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) with the following amendments and additions:
a. Eliminate SECTION 1. Finding #2.
b. Condition #3: Remove “…shall eliminate one of the tower signs over the entrance of the
business…”
c. Condition #3: “… for the two signs along the entry tower element shall not exceed a
combined total of 151 square-feet.”
d. Condition #3: “…and may include a maximum letter height of sixty-six forty-eight
inches…”
Attachment 4
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 4
e. Add Condition: “The use of the “Sports Authority red” color shall not be allowed or
included as the background of any proposed wall signage.”
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)
Associate Planner Kyle Bell presented a PowerPoint presentation and responded to
Commissioner inquiries.
Applicant Representatives, Carol Florence and Emily Ewer of Oasis Associates, provided
handouts, discussed the project, and responded to Commissioner inquiries.
Public Comments:
None.
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
NEMCIK, CARRIED BY A 6-0 CONSENSUS, to continue to continue project to a date uncertain
with direction to the applicant and staff to:
1. Consider providing pedestrian connectivity to adjacent shopping center (SLO Promenade)
through modifications to parking lot along storefront entries, where appropriate.
2. Redesign the proposed arcade to allow sidewalk access in front of pillars rather than
placing the pillars at the back of curb.
3. Remove “uplighting” features.
4. Remove stand-alone pilaster features at the back of the building.
5. Remove trellis features with no practical application on building.
6. Remove cultured stone along base of structure, use authentic materials reflective of San
Luis Obispo.
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.
8. The proposed storefront window system along El Mercado elevation, shall provide clear
window glazing to provide for a visible display area.
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.
10. Provide section cuts and perspective drawings.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
Attachment 4
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 5
ADJOURNMENT
The meeting was adjourned at 8:06 p.m. 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.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017
Attachment 4
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.
Attachment 5
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
Attachment 5
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.
Attachment 5
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)
Attachment 5
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
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