HomeMy WebLinkAboutItem 3 - ARCH-0152-2019 (736 Marsh and 1125 Garden)
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 1110 & 1112 Broad; FILE NUMBER: ARCH-0152-2019
1119 & 1125 Garden; 736 Marsh
APPLICANT: Thom Jess, Arris Studio Architects
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 RECOMMENDATION
Adopt the draft resolution, based on findings
and subject to conditions.
2.0 PROJECT DESCRIPTION AND SETTING
Arris Studio Architects have submitted an
application for review of the sign program for
Garden Street Terraces, a mixed-use center
including retail, residential units, and a hotel,
approved in 2014. The sign program is presented
in satisfaction of a condition of project approval
requiring that a sign program be prepared for
review and action by the Architectural Review
Commission (see Condition #18 of Council
Resolution 10312, Attachment 3).
The site is the interior portion of the block bounded by Higuera, Marsh, Broad, and Garden
Streets (see Figure 1), and two buildings on Garden Street: the Union Hardware Building at 1119
Garden (a Master List Historic Resource) and the former Christian Science Reading Room at
1125 Garden (a Contributing List property). Most of the site is in the Downtown Commercial (C-D)
Zone, though the buildings at 1119 and 1125 Garden within an Historical Preservation (H) Overlay
Zone within the Downtown Historic District. The site vicinity is characterized by one- and two-
story buidings occuped by office, retail, restaurant, and residential uses.
3.0 SIGN PROGRAM
The proposed sign program includes eight signs, of various types and sizes, serving a hotel,
adjacent restaurant, hotel garage entry, and two commercial spaces on Broad Street (see Sign
Program, Attachment 2), summarized in Table 1 below.
Meeting Date: May 6, 2019
Item Number: 3
Item No. 1
Figure 1: Subject Property
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4.0 FOCUS OF REVIEW
Sign Regulations § 15.40.485 provides: “the ARC may approve a sign program for a particular
development […].” Sign programs provide flexibility in that their requirements supersede Sign
Regulations provisions governing Prohibited Signs (Article III) and Sign Standards (Article IV). The
proposed sign program does not include any Prohibited Signs but includes signage that deviates
from Sign Standards (discussed in Section 5.0, below). The ARC’s role is to review the sign
program in terms of its consistency with the Sign Regulations and applicable City Standards .
Table 1: Signs included in proposed sign program
Ref Area Type Description (Address)
A 17 sf Projecting Sign Hotel Cerro “blade sign” (1125 Garden)
B 7 sf Wall Signs Hotel Cerro wall sign (1125 Garden)
C 13 sf Undefined “Logo Leaf” sign (1125 Garden)
E 5 sf Projecting Sign Brasserie SLO “blade sign” (1119 Garden)
F (27 + 7) sf Awning Sign Hotel Cerro garage entry (736 Marsh)
G 4 sf Wall Sign Hotel Cerro “waterfall sign” (736 Marsh)
H 4 sf Projecting Sign “Life of Pie” sign (1110 Broad)
I 9 sf Projecting Sign “Spa Cerro” sign (1112 Broad)
Cultural Heritage Committee Review
The Cultural Heritage Committee (CHC) reviewed an earlier draft of this sign program that
included five signs proposed for the two historic buildings within the Downtown Historic District
(1119 & 1125 Garden) and found those signs consistent with applicable historical preservation
policies and standards, except for one sign that was proposed within the transom window feature
of 1119 Garden (see CHC Minutes, Attachment 4). The CHC encouraged that signage to be placed
instead in a location that would not interfere with the architectural character of the building,
such as the wall area above the entry and transom, where “Union Hardware” signage was
originally placed. As a result of the CHC’s finding, the “Brasserie SLO” signage proposed in the
transom windows was eliminated entirely from the sign program by the applicant.
5.0 DISCUSSION ITEMS
Signage proposed under this program appears to be consistent with the intent and purpose of
the City’s Sign Regulations (§ 15.40.110) for neighborhood character, number, size, type, and
location of signage, and architectural compatibility. Staff suggests that the Commission consider
the minor deviations from Sign Standards described in Item 1 below, and the appropriate
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placement of signage that may be subsequently proposed for the Union Hardware Building at
1119 Garden, as described in Item 2 below.
Discussion Item 1: Deviations from Sign Standards
Proposed Standard
Hotel Cerro “blade sign” Size: 17 sq. ft. Size: 12 sq. ft. maximum
Hotel Cerro garage entry Size: 27 + 7 sq. ft. Size: 25 sq. ft. maximum
Discussion: The projecting sign at the front of the hotel (Sign A) and the signage attached to the garage
entry awning (Sign F) exceed maximum size (area) limitations by a small amount, but appear to be in
proper scale and proportion to the buildings and features to which they are attached.
Discussion Item 2: Future signage on 1119 Garden (Union Hardware Building)
Original Proposal CHC Guidance
“Brasserie SLO” transom
window signage
Letters within
transom windows
Signage proposed within the transom
windows is inconsistent with historical
preservation standards. Signage on this
building should be placed in a manner that
does not interfere with the architectural
character of the building, such as on the
building wall, in the original location of the
Union Hardware sign. A plaque sign, halo lit
sign with individual lettering, or similar sign,
is the preferred sign form.
Discussion: In response to CHC direction, signage proposed for the transom windows of 1119 Garden
has been deleted from the Sign Program by the applicant. For clarity and to guide evaluation of signage
that may be proposed for this building in the future, the Commission should consider restricting
additional signage on this building to the wall area above the building entry, at the location of the
original Union Hardware signage. Condition of approval #2 in the Draft Resolution (Attachment 1)
limits future signage to this area and requires that the final sign program include a drawing clearly
delineating this area for future signage.
6.0 ACTION ALTERNATIVES
1. Continue consideration of the request with clear direction to the applicant and staff.
2. Deny approval of the sign program, based on findings of inconsistency with the General
Plan, or the intent and purpose of Sign Regulations.
7.0 ATTACHMENTS
1. Draft Resolution
2. Sign Program (Proposed)
3. Council Resolution 10312 (2011), approving final design of Garden Street Terraces
4. Meeting Minutes: Cultural Heritage Committee (April 22, 2019)
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RESOLUTION NO. ARC-XXXX-2019
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A
SIGN PROGRAM FOR THE GARDEN STREET TERRACES PROJECT
AT 736 MARSH STREET AND 1125 GARDEN STREET
(APPLICATION ARCH-0152-2019)
WHEREAS, the Cultural Heritage Committee 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 April 22, 2019, pursuant to a proceeding instituted under application
ARCH-0152-2016, Arris Studio Architects, applicant; 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 May 6, 2019, pursuant to a proceeding instituted under application
ARCH-0152-2019, Arris Studio Architects, 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; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law;
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 finds as follows:
a)As conditioned, the proposed sign program is consistent with the City’s Sign
Regulations (SLOMC Ch. 15.40). As provided by Sign Regs. § 15.40.485, the
Commission may approve a sign program for the property, and its requirements
will supersede the Sign Standards of Article IV of the Sign Regulations. Proposed
signage is architecturally compatible with site architecture and the character of
surrounding development and provides effective identification for the businesses in
the project.
b)As conditioned, the proposed sign program is consistent with the City’s Community
Design Guidelines governing Signs (§ 6.6). The signage proposed under the
program provides consistent and architecturally compatible signage that addresses
the limited visibility of many tenant spaces, as seen from the public right-of-way,
providing a Shopping Center Identification Sign to identify several tenants, and
allowing for appropriate signage for the market near its building entrance.
ATTACHMENT 1
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Resolution No. ARC-XXXX-2019
736 Marsh Street & 1125 Garden Street, ARCH-0152-2019
Page 2
c) As conditioned, the proposed sign program is consistent with the City’s Historical
Preservation Ordinance. The sign program was reviewed by the City’s Cultural
Heritage Committee, and the Committee found the proposed signage to be
consistent with the Ordinance, except for signage proposed in the transom windows
of the Union Hardware Building (at 1119 Garden Street). The Committee
recommended that primary signage on that building be limited to the wall area
above the building entry and transom windows and suggested appropriate sign
types that would be consistent with applicable historical preservation policies,
standards, and guidelines. Pursuant to this recommendation, conditions of approval
restrict future signage on the building to that area (Condition “b”) and require that
the final sign program include drawings depicting the area, for future reference
((Condition “c”).
SECTION 2. Environmental Review. Approval of the sign program is exempt from the
provisions of the California Environmental Quality Act (CEQA). The action allows the placement
of on-premise signs, minor structures accessory to an existing commercial facility, as described in
CEQA Guidelines § 15311 (a).
SECTION 3. Action. The Architectural Review Commission hereby approves the
proposed sign program, based on the findings above and subject to the following conditions:
a) Conformance to sign program. Plans submitted for Sign Permits for site signage
shall be in substantial conformance to the provisions of this sign program, as
modified according to these conditions of approval. Modifications to the sign
program, including any change to the size, number, placement, or type of signage
permitted, shall be subject to review and approval by the Community Development
Director or Architectural Review Commission, as deemed appropriate.
b) Primary Signage for Union Hardware Building (1119 Garden). Primary signage for
the building at 1119 Garden Street (Union Hardware Building) shall not be placed
within the transom window feature on the building façade. Such signage shall be
limited to the building wall area between the building entry (above the transom
windows) and the windows of the building façade, corresponding to the area in
which “Union Hardware” signage was historically displayed. A plaque sign, halo
lit sign with individual lettering, or similar sign, is the preferred sign form.
c) Final Sign Program. Prior to the issuance of any Sign Permit for site signage, the
applicant shall update the sign program as necessary to depict the wall area for
primary signage on the Union Hardware Building (1119 Garden), as described in
conditions of approval b) above, to the satisfaction of the Community Development
Director, and shall submit a copy of the revised sign program as a final version for
inclusion in the application record file.
On motion by Commissioner _________, seconded by Commissioner _________, and
on the following roll call vote:
ATTACHMENT 1
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Resolution No. ARC-XXXX-2019
736 Marsh Street & 1125 Garden Street, ARCH-0152-2019
Page 2
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was adopted this 6th day of May 2019.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
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*$5'(1$//(<0$56+675((7*$5'(1675((7%52$'675((7$5($2872)352-(&76&23($5($2872)352-(&76&23(6(3$5$7(7,3(50,7)255(7$,/75$16)250(5(/(&/$81'5</2%%<5(67$85$170(&+$1,&$/63$5(&(375(7$,/)'5220(/(&75$6+:3EABFCGHIHOTEL CERRO SIGNAGE LOCATIONS - 1st FLOOR PLANHOTEL CERRO SIGNAGE - 04.23.2019ATTACHMENT 2Packet Page 69
COA - LOBBY 01 “HOTEL CERRO” BLADE SIGNEast | Garden StreetLobby 01Location on Building:Leftmost corner of Garden St frontage of 1125 Garden (hotel lobby).Notes: ¡ Metal projecting sign ¡ Double-sided ¡ The words "Hotel Serra" cut out of the metal ¡ Lights housed within so it shines out of the letters ¡ Two contact points on the buildingColor to match adjacent dark window frames. Linear LED light strip at edge of signHOTEL CERRO SIGNAGE - 04.23.2019ATTACHMENT 2Packet Page 70
HOTELSERRAB - LOBBY 02 “HOTEL” & “CERRO” ON METAL PLATE IN RECESSES IN BRICKEXAMPLESEast | Garden StreetLobby 02Location on Building:Brick recesses on the Garden St frontage of 1125 Garden (hotel lobby).Notes:¡ Metal letters ¡ Charcoal colored metal¡ Four contact points on the building¡ Lights stored within the individual letters¡ 8 1/2” letter¡ Show connection on shop drawing to show minimum connection points on historic facadein order to pass approval. ¡ Avenir font ¡ Color to match blade signHOTEL: 517.14 SQ INCERRO: 508.56 SQ INSIGN AREA: 1025.70 SQ INHOTEL CERRO SIGNAGE - 04.23.2019ATTACHMENT 2Packet Page 71
C - LOBBY 04 LOGO LEAF LIGHT BOXEast | Garden StreetLobby 04Location on Building:Lightbox in soffett above lobby entrance door.Notes:¡ SIgnage company to provide a lightbox¡ Full window should be frosted with a logo leaf cutout¡ Frosting should be semi-transparent¡ See attached logo for lightbox¡ Lighting to be a very soft light at night and not compete with the blade sign and raised letters above, all of whichis illuminated. Lighting to be a very soft light at night and not compete with the blade sign and raised letters above, all of whichis illuminated. HOTEL CERRO SIGNAGE - 04.23.2019LEAF MOTIF TO MATCH COLOR OF WINDOW FRAMES (CHARCOAL GRAY)ATTACHMENT 2Packet Page 72
E - Brasserie 03 “Brasserie SLO” Blade SignEast | Garden StreetBrasserie 03Location on Building:Rightmost corner of Garden St frontage of 1119 Garden (Brasserie SLO).Notes:¡ Wooden or plastic projecting sign¡ In the shape of the Brasserie SLO logo¡ Lighting attached to the sign according to SLO City requirements¡ Double-sided¡ 1–2 contact points on the building¡ Sign to be bulnosed at edges similar to logoPatinated metalic copper color for “Brasserie,” border, and outside edge. Should shine under light Make it look like it’s been there for a while! Blue color to be pantone: 2747 CIntegrate LED light strip into entire thin steel sign support. 48” max16” maxHOTEL CERRO SIGNAGE - 04.23.201915.33 in705 Sq In. ATTACHMENT 2Packet Page 73
F - Garage 01 “Hotel CERRO” & “Hotel Guest Parking”HOTEL GUEST PARKINGSouth | Marsh StreetGarage 01Location on Building:On the metal awning above the parking garage entrance (between 736 Marsh and Bluebird Salon).Notes:¡ Metal or plastic letters affxed to the metal awning¡ Large "Hotel Serra" letters sticking up from the awning¡ 20” “HOTEL SERRA” halo lit letters with contrasting background¡ 8” “HOTEL GUEST PARKING” in contrasting metal material that is backlitattached to the front of the awningHOTEL CERRO SIGNAGE - 04.23.2019ATTACHMENT 2Packet Page 74
G - GARAGE 02 “HOTEL CERRO” WATERFALL SIGNHOTEL GUEST PARKINGSouth | Marsh StreetGarage 02Location on Building:Right-hand side of the parking garage entrance (between 736 Marsh and Bluebird Salon).Notes:¡ Corten metal sheet with letters cut out¡ Lighting as part of the sign build-out¡ Letters to spell out "Hotel Serra"example of water featureHOTHOTHOHOTOOHHELELELELELECCCEECEEECCECCECRRRRRRRRRRRRROOOOOOOHOTEL CERRO SIGNAGE - 04.23.2019ATTACHMENT 2Packet Page 75
H - Pie 01 “LIFE OF PIE” Light BoxWest | Broad StreetPie 01Location on Building:Leftmost corner of the Broad Street Frontage of 1110 Broad Street (Life of Pie)Notes: ¡ A round projecting sign with the Life of Pie logo ¡ Metal (or metal-like plastic) casing ¡ 1–2 contact points on the building ¡ Lighting housed within the box ¡ Sign needs to be visible alongside the fabric awnings and Batch's sign ¡ 24” diameter blade sign ¡ See attached color guide for colors of the “Life of Pie” HOTEL CERRO SIGNAGE - 04.23.2019576 sq in. ATTACHMENT 2Packet Page 76
I - Spa 03 “SPA CERRO” Blade SignWest | Broad StreetSpa 03Location on Building:Underneath the existing light fxture on the Broad St frontage of 1120 Broad (Spa Serra) — between the spa entrance and the window to its right.Notes: ¡ Metal blade sign with the Spa Serra Logo ¡ Extra lighting attached to the sign if needed ¡ One contact point on the buildings48” maxPlease use 8:5 ratioIntegrate LED light strip into entire thin steel sign support. HOTEL CERRO SIGNAGE - 04.23.2019OATTACHMENT 2Packet Page 77
Resolution No. 10312 (2011 Series)
Page 5
as part of plans. A note shall be included on plans that "Lenses of exterior wall-mounted
lights may be modified or shielding devices added after installation if the Community
Development Director determines that they emit excessive glare."
18.A specific sign program for the project shall be to the review and approval of the
Architectural Review Commission (ARC). The sign program shall include information on
the sizes, locations, colors, materials, and types of signage proposed for various buildings
and project directional signs, including garage and hotel entry signage. Project signs shall
be designed to be compatible with the architecture of proposed buildings and to
complement the site's setting within both the Downtown Commercial Zone and Downtown
Historical District. Once adopted, the sign program shall contain provision for the
Community Development Director to approve minor deviations to the approved sign
program if findings can be made in support of the exception being consistent with the intent
of the program, and in keeping with the design characteristics and historical context of the
building(s) and/or site. The Director may refer signage proposals to the ARC if there are
concerns that a particular design is out of character with the sign program.
19.Mechanical equipment shall be located internally to buildings. With submittal of working
drawings, the applicant shall include sectional views of buildings, which clearly show the
sizes of proposed condensers and other mechanical equipment to be placed on the roof to
confirm that parapets and other roof features will adequately screen them. A line of site
diagram may be needed to confirm that proposed screening will be adequate.
20.The required fire risers for buildings shall be located internal to buildings. Other fire
department equipment shall be located internal to buildings where feasible. The externally
mounted Fire Department Connection (FDC) for buildings shall have a chrome or brass
finish to the approval of the Community Development Director.
Trees
21.Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline of
trees. A city-approved arborist shall complete safety pruning. Any required tree protection
measures shall be shown or noted on the building plans. Contact the City Arborist at
781-7023 to review and to establish any required preservation measures to be included with
the building permit submittal.
22.A tree protection bond or surety shall be provided to the city prior to demolition,
construction, and/or tree relocations to the satisfaction of the City Arborist, Public Works
Director, and Community Development Director. The surety amount shall be established in
accordance with current standards for evaluating tree value.
ATTACHMENT 3
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DRAFT Minutes – Cultural Heritage Committee Meeting of April 22, 2019 Page 1
Minutes - DRAFT
CULTURAL HERITAGE COMMITTEE
Monday, April 22, 2019
Regular Meeting of the Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on
Monday, April 22, 2019 at 5:33 p.m. in the Council Hearing Room, located at 990 Palm Street,
San Luis Obispo, California, by Chair Papp.
OATH OF OFFICE
Deputy City Clerk Christianson administered the Oath of Office to Commissioner Papp.
ROLL CALL
Present: Committee Members Thom Brajkovich, Damon Haydu, Vice-Chair Shannon
Larrabee, and Chair James Papp
Absent: Committee Members Eva Fina and Glen Matteson
Staff: Senior Planner Brian Leveille, and Recording Secretary Summer Aburashed
ELECTION OF CHAIR AND VICE CHAIR
Chair Papp nominated Committee Member Haydu for Chair; Seconded by Larrabee, consensus
vote was unanimous.
Vote for Vice Chair will be moved to 5/20/19 for additional Committee Members to be present.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
Ernie Crook
--End of Public Comment--
APPROVAL OF MINUTES
1.Consideration of Minutes of the Regular Cultural Heritage Committee Meeting of March
25, 2019:
ACTION: UPON MOTION BY COMMITTEE MEMBER PAPP, SECONDED BY VICE
CHAIR LARRABEE, CARRIED 4-0-2 (COMMITTEE MEMBERS FINA & MATTESON
ATTACHMENT 4
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DRAFT Minutes – Cultural Heritage Committee Meeting of April 22, 2019 Page 2
ABSENT), the Cultural Heritage Committee approved the Minutes of the Regular Cultural
Heritage Committee Meeting of March 25, 2019, as presented.
PUBLIC HEARING ITEMS
1.Review of Sign Program for the Hotel Cerro Project in the Downtown Historic District;
Project Address: 1119 and 1125 Garden Street. Case #: ARCH-0152-2019, C-D-H
zone; Arris Studio Architects, applicant.
Assistant Planner Walter Oetzell provided a PowerPoint presentation and responded to
Committee inquiries.
Applicant representatives, Shawn Matthews and Alex Hirsig from Arris Studio Architects
provided a PowerPoint presentation and responded to Commissioner inquiries.
Public Comment
None
--End of Public Comment--
ACTION: UPON MOTION BY COMMITTEE MEMBER PAPP, SECONDED BY
COMMITTEE MEMBER BRAJKOVICH, CARRIED 4-0-2, (COMMITTEE MEMBERS
FINA & MATTESON ABSENT), to make a determination of the proposed sign program’s
consistency with the Historic Preservation Ordinance and forward a recommendation to the
Architectural Review Commission.
Sign detracting from the transom glass
Agree with secretary of interior and worry about setting precedent
Would prefer plaque over transom sign
Move the sign up more on a plaque or up on the building
Lighting of the windows is an important element
Recommends that the hotel Cerro sign on the second floor on 1125 building is consistent with
Sec of interior standards, that the Leaf transom sign on the Smith building is
Recommend approval of proposed signs based on consistency of… proposed signs be
modified, and a plaque sign similar to the original in placement and style.
Union Hardware building
Recommends hotel Cerro on second floor building
Explore alternate placement, font
Black lit with halo letters
COMMENT AND DISCUSSION
ATTACHMENT 4
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DRAFT Minutes – Cultural Heritage Committee Meeting of April 22, 2019 Page 3
Senior Planner Leveille provided an agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:56 p.m. The next Meeting of the Cultural Heritage Committee
will be a Rescheduled Regular Meeting on Monday, May 20, 2019 at 5:30 p.m., in the Council
Chamber, 990 Palm Street, San Luis Obispo, California. The Regular Cultural Heritage
Committee Meeting for Monday, May 27, 2019 has been cancelled.
APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2019
ATTACHMENT 4
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