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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 32 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. 33 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. 34 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. 35 Item 8.a - Page 7 ATTACHMENT 3 Proposed shingle style & color Proposed paint color for roof flashing Item 8.a - Page 8