ARC 2019-10-21_8a City Hall reroofMEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF MATERIALS PROPOSED FOR CITY HALL RE-
ROOF PROJECT; LOCATION – 300 E. BRANCH STREET; APPLICANT
–CITY OF ARROYO GRANDE; REPRESENTATIVE – JILL McPEEK,
CAPITAL IMPROVEMENT PROJECT MANAGER
D ATE: OCTOBER 21, 2019
SUMMARY OF ACTION:
Recommendation of approval to the Public Works Director will allow for the re-roof of
the City Hall building located in the Historic Character Overlay District.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Public Works Director.
BACKGROUND:
In March 2010 the City Council approved the relocation of City Hall staff and services
from 214 E. Branch Street to the building at 300 E. Branch Street. City Hall is home to
the Administrative Services, Community Development, Legislative and Information
Services Departments, and the City Manager’s Office. Built in 1984, the building was
formerly the home of Farm Credit financial services. The roof is in need of repair as
several leaks have been detected over the course of the past few years. City Hall is
located in the Historic Overlay Character District; therefore any exterior alterations
require a recommendation from the ARC prior to building permit issuance (Attachment
1).
ANALYSIS OF ISSUES:
Project Description
The existing building has a concrete tile roof that is approximately 35 years old and in
need of replacement due to multiple leaks and increased maintenance costs associated
with the leaks. A composite shingle is proposed as the replacement material as the type
of concrete tile that is currently on the building is no longer being manufactured and
composite shingles are cost effective while still complying with the Design Guidelines
Item 8.a - Page 1
CONSIDERATION OF MATERIALS PROPOSED FOR THE CITY HALL RE-ROOF
OCTOBER 21, 2019
PAGE 2
(Attachment 2). The metal flashing is proposed to be painted a dark brown color that
complements the color of the fascia and the building’s color scheme (Attachment 3).
Design Guidelines
The Design Guidelines note that public facilities located in the Village shall comply with
standards established for the Village Mixed-Use areas. The Design Guidelines
specifically mention composition shingles as the most common roofing material in the
district. The Design Guidelines also state that new roofing materials shall incorporate
composition shingles or other nonflammable material that simulates the appearance of
wood. The Design Guidelines promote colors that match the natural environment and
are compatible with the historic character of the area. The project proposes to install
brown shingles and painting the flashing brown, both of which complement the
surrounding area and the building’s color scheme.
AD VANTAGES:
The proposed project will repair leaks in the existing roof and the replacement materials
comply with the Design Guidelines.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmental Quality Act
(CEQA) and determined to be categorically exempt per Section 15301(a) of the
Guidelines regarding maintenance of existing structures.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
ATTACHMENTS:
1.Project Location
2.Design Guidelines
3.Proposed Materials &Color
Item 8.a - Page 2
ATTACHMENT 1
Project Site
Item 8.a - Page 3
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
Village Mixed Use (VMU)
This section of the Guidelines and Standards
applies to areas between the Village Core
Downtown and the Village Residential
districts surrounding the Village, as shown
on the Design Overlay map including the
Public Facilities district. The Village Mixed
Use district is intended to provide space for
intensified mixed use projects compatible
with adjoining commercial or residential
districts. The Guidelines and Standards for
this area are intended to enhance these
transitional areas.
An objective of the Village Mixed Use
district is to maintain and develop mixed
uses in a manner that allows a transition
from the intense commercial character of the
Village Core Downtown to the surrounding
traditional Village Residential
neighborhoods. Adaptive re-use of existing
houses is encouraged to accommodate new
uses while maintaining the historical
residential heritage. The Village Mixed Use
district should enhance pedestrian
accessibility and activity and minimize the
visual impact of automobiles.
EXISTING CHARACTER
The Village Mixed Use districts contain a
combination of commercial, office and
residential uses rather than exclusively
residential or commercial character evident
in adjoining areas. Generally, the character
of existing development reflects the period
of the late 19th Century, however, it derives
its diversity from the combination of
residential and commercial uses over time.
Diversity in Scale
Many of the buildings surrounding the
Village Core Downtown are small
residential structures that are being used as
homes, offices, or small retail stores. The
lot sizes and building types are more
consistent with Village Residential areas.
Most of the buildings are one story,
however, some two story homes and offices
exist proximate to the Village Core
Downtown. Generally, the scale of the
Village Mixed Use neighborhood is smaller
with moderate sized separated buildings.
Similarity of Material
Building materials used in the Village
Mixed Use district generally reflect those
used in Village Residential neighborhoods
rather than Village Core Downtown
commercial buildings. The most common
cladding material is either weatherboard or
clapboard wood siding. Other popular
materials include stucco or plaster, and
shingles of various designs are often seen as
accent materials or ornamentation,
especially on gable ends. The most common
roofing material is composition shingle, and
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ATTACHMENT 2
Item 8.a - Page 4
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
to a lesser extent wood shingle. Yellow
indigenous sandstone, which is a distinct
building material in the Village Core
Downtown, is not as common for Village
Residential and Village Mixed Use
buildings, but it is sometimes used as a
foundation material or a trim material along
with stone or brick. Window frames are
almost exclusively wood, and door materials
incorporate wood panels with glass, in
varying proportions.
Sense of Experimentation
Most Village Mixed Use districts exhibit a
Village Residential rather than Village Core
Downtown commercial character. Use of
similar building materials, colors, or styles
with individual building design or unique
ornamentation brings out a more eclectic
nature within Village Mixed Use districts.
Such diversity is encouraged.
Variety in Building Form
Buildings are single and two-story with
varying architectural styles and sizes.
Varying setbacks and distinct wing
arrangements create a unique streetscape.
Landscaping adds character by screening
and accenting the buildings in the Village
Mixed Use district. Variety in building
form is due to historic mixed uses and
diversity of individual infill developments
between the Village Core Downtown and
Village Residential areas over time.
Materials and building styles incorporate
details from both residential and commercial
building types.
DESIGN GUIDELINES AND STANDARDS
The following building elements shall
NEITHER overpower the project or
detract from the visual continuity of the
streetscape or neighborhood NOR
produce redundancy in feature or pattern
that is discordant with the historic
character of the district:
•Building scale
•Building form
•Building façade
•Building entrance
•Roofline
•Fencing, rails or trellis
•Archways, columns or towers
•Doors and windows
•Signage or feature designed for sign
placement
•Colors
Site Design
All new projects or substantial alterations
and additions are required to adhere to site
development standards of the Development
Code.
Front Setbacks in the Village Mixed Use
district should be in line with traditional
houses along the block generally ten to
twenty feet (10’ –20’). Where setbacks
vary, a new building shall fit within the
range of setbacks of the block.
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Item 8.a - Page 5
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
When a structure is built in or altered in or is
facing a predominantly residential block, it
should take on a residential design character
regardless of its proposed use.
For a Village Mixed Use district project that
is predominantly residential in use, the
design of the project should reflect a
residential character.
Residential and mixed use buildings in the
Village Mixed Use district shall comply
with the design standards for the Village
Mixed Use district, unless otherwise
approved by the ARC and Planning
Commission. Exceptions may include retail
commercial uses in close proximity to the
Village Core Downtown.
Connective elements such as walkways,
common landscaped areas, building
orientation, and unfenced property lines are
encouraged.
Particular care should be taken to assure
convenient pedestrian and bike circulation
through all parts of a project and to
adjoining properties in the Village Mixed
Use district.
Any surface parking should be provided in
well-screened parking lots at the rear or
sides of projects. Parking that is intended to
support commercial or office uses should be
placed in convenient proximity to such uses.
At least one on-site parking space shall be
provided for each dwelling unit, regardless
of dwelling size.
New outbuildings, including garages and
enclosures for service areas, trash or recycle
containers, or storage structure should be
compatible with materials, textures and
colors of the principal buildings. Projects
that propose potential newspaper racks shall
include a designated area consistent with the
building architecture. Vending machines in
public view shall be placed within an
enclosing structure. Plans for the structure
shall be subject to ARC approval.
Existing trees should be retained where
possible. A Tree Removal Permit may be
required “Municipal Code 12.16). Judicious
pruning and shaping will be allowed. Street
trees and other sidewalk area landscaping
shall be incorporated if pedestrian
circulation will not be obstructed.
(Streetscape improvements within the public
right-of-way require an Encroachment
Permit from the Public Works Department.)
Front yards should be landscaped
compatible with the majority of neighboring
properties and maintained on a regular basis.
Each residential unit shall provide a private
outdoor patio, courtyard, atrium or
balconies, regardless of unit size.
Street furniture and fixtures shall
complement the existing sidewalk paving,
lighting schemes, and street furniture within
the Village Core Downtown.
A site plan incorporating the project within
adjacent development shall be submitted as
part of the application for Architectural
Review.
Building Design
The height of new buildings shall not exceed
Development Code standards: generally one
and two stories are allowed. New building
additions and alterations should be
compatible with the adjoining area and not
exceed height, lot coverage and floor area
ratio requirements of the Development
Code.
The use of consistent architectural styles
from the years 1870 to 1940 is strongly
encouraged rather than additions or
alterations from more recent or different
design styles (see Architectural Styles for
examples).
New construction should include elements
such as cladding, roofing material, roof
structure and ornamentation common to the
district.
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Item 8.a - Page 6
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
The existing pattern of building facades
generally respecting pedestrian or human
scale design should be incorporated into new
development projects. Façade designs that
incorporate either brick or stone elements
and parapets are appropriate for commercial
structures. Roof types generally associated
with residential buildings such as gable, hip
or gambrel are also appropriate for
structures within the Village Mixed Use
district.
A building front should provide visual
interest and a sense of human scale.
All decorative fixtures, including awnings,
signs and lighting, shall be integrated with
other design elements of the structures.
Building elevations shall be submitted as
part of the application for ARC review.
Perspectives, accurate sections or a model of
the project may be required to depict the
height, mass and scale of the proposed
project with respect to its setting and
adjacent development.
Construction Materials
Clapboard, weatherboard cladding, and
cement plaster, including stucco, are
building materials used in the Village Mixed
Use district. Cement plaster is most
prevalent in more recent designs and on
Spanish Eclectic style buildings. All
cladding or wood materials should be
painted or treated to preserve the wood, and
to give the structure a more finished look.
New roofing materials should incorporate
composition shingles or other nonflammable
material that simulates the appearance of
wood. For Spanish Eclectic or Pueblo
styles, the use of mission tiles is appropriate.
New or replacement door frames and
window sashes should be made of wood or
an approved substitute material that
approximates the appearance of original
materials.
Some existing buildings incorporate
materials that do not reflect historic styles
such as synthetic siding, concrete block and
aluminum, which are the result of prior
additions or remodels. Further use of these
materials is not permitted unless necessary
for minor changes to elevations already
composed of such elements. Additions or
alterations to buildings shall use the original
building materials where possible, or
approved materials that simulate original
materials.
Original decorative details should be
retained where possible. If original historic
materials have deteriorated and must be
removed, they shall be replaced with
materials that match the original design,
color and texture.
Sample materials shall be submitted as part
of the application for ARC review.
Building Colors
Building colors should be compatible with
the historic character of the area, and should
not conflict with other colors in the
surrounding areas. The building colors in
the historic districts primarily include tones
that match the natural environment such as
earth tones. Some Victorian homes in the
Village Residential and Village Mixed Use
portions of the Village use brighter colors to
accent the style of these buildings.
Neon or day-glow colors are not
appropriate. Bright colors, such as those on
the Victorian homes, shall be limited to
accent details or portions of the buildings.
Color samples shall be submitted as part of
the application for ARC review.
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Item 8.a - Page 7
ATTACHMENT 3
Proposed shingle style & color
Proposed paint color for roof flashing
Item 8.a - Page 8