HomeMy WebLinkAboutItem 16 - COUNCIL READING FILE_i_ARC Report and Meeting Minutes dated 12-03-2018
ARCHITETURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The applicant has applied for the conceptual review of a six-story mixed-use development with a
maximum height of 75-feet within the Downtown Historic District, see Figure 1. The proposed concept
plan consists of ground floor retail and parking, two stories of office space, and three stories of
residential dwellings (Attachment 1, Project Plans).
General Location: The property is located on
the corner of Marsh and Chorro Streets within
the Commercial Downtown zone and
Downtown Historic District.
Present Use: Vacant
Zoning: Downtown Commercial within the
Downtown Historic District (C-D-H)
General Plan: General Retail
Surrounding Uses:
East: California Pizza Kitchen
West: Eureka Burger
North: Hotel Wineman
South: Chorro Street Parking Structure
2.0 PROPOSED DESIGN
Design details: Brick design that extends from the street level to the third and fourth stories. Upper
floors consisting of stucco siding that are stepped back five feet from the brick façade.
Materials: Brick & Stucco siding, anodized aluminum storefronts, concrete bulkheads and window
header, and black metal awnings/balconies.
3.0 NEXT STEPS
The project has been conceptually reviewed by the Cultural Heritage Committee (CHC) on November
26, 2018. Following conceptual review, the applicant will consider feedback from the CHC and the ARC
and prepare a formal application for complete review. Once all application materials are collected
(including a viewshed analysis and visual assessment) and the project is deemed complete, review
hearings will be scheduled before the CHC, ARC, PC, and City Council for final review of the project.
Meeting Date: December 3, 2018
Item Number: 1
Item No. 1
FROM: Doug Davidson, Deputy Director BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1144 Chorro Street FILE NUMBER: ARCH-1903-2018
APPLICANT: Mark Rawson REPRESENTATIVE: Ten Over Studios, Inc.
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
4.0 FOCUS OF REVIEW
The ARC’s role is to review the project for consistency with the Community Design Guidelines and
applicable City policies and standards, to provide the applicant and staff with feedback on the
proposed conceptual design. A Historic Preservation Report, prepared by SWCA Environmental
Consultants, has been provided with this report that includes an assessment of the project’s
conformance with Historic Preservation Guidelines (Attachment 2). This was the focus of the CHC’s
review.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Downtown Concept Plan: https://www.slocity.org/home/showdocument?id=17344
5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
Highlighted Sections ARC Discussion Items
CDG Chapter 2 – General Design Principles
§2.1 - Site Design The ARC should discuss whether the project concept considers the context
of best examples of architecture in the vicinity.
§2.2 - Building Design
The ARC should discuss whether the building design provides adequate
proportion and balance of the building elements, including articulation that
effectively reduces the apparent mass of the structure.
CDG Chapter 4 - Downtown Design Guidelines
§4.2B - Height, Scale
The ARC should discuss whether the height and scale of the project provides
adequate visual transitions and sensitivity to historic resources of structures
in the vicinity.
The ARC should discuss whether the project provides the appropriate
techniques, identified in CDG 4.2.B.4, to assure the height of the building
respects the context of the site setting.
§4.2C - Façade Design The ARC should discuss whether the building façade provides appropriate
rhythm and proportion of storefront systems and window openings.
§4.2D - Materials and
Details
The ARC should discuss whether the projects materials and architectural
details are consistent with the distinctive character of Downtown.
Figure 1: Neighborhood Context and adjacent building heights.
6.0 PROJECT STATISTICS/ASSOCIATED STUDIES
Site Details Proposed Allowed/Required*
Setbacks 0 feet 0 feet
Density (DU) 29.26 DU 13.68 DU
Residential Uses Provided Required
Height of Structures
Minimum 6-stories 2-stories along street
Maximum 75 feet 50 feet
Maximum with PC Exception 75 feet 75 feet
Max Building Coverage (footprint) 91% 100%
Floor Area Ratio (FAR) 3.87 FAR 3.75 FAR
Total # Parking Spaces 11 spaces 93 spaces
Limitations on New Driveways Requested Restricted
Application Requirements
Viewshed Analysis1 & Visual Study Pending Submittal Required
Solar Shading Analysis Provided Required
Parking Demand Management Pending Submittal Required
3-D Digital Model Pending Submittal Required
Solid Waste Management Plan Pending Submittal Required
Green Building Plan Pending Submittal Required
Emergency Services Access Plan Pending Submittal Required
Public Safety Plan Pending Submittal Required
Utilities Infrastructure Analysis Pending Submittal Required
Building Code Analysis Pending Submittal Required
*2018 Zoning Regulations
7.0 ATTACHMENTS
7.1 Project Plans
7.2 Historic Preservation Report
1 Zoning Regulations Section 17.32.030E.6.a - Viewshed Analysis. A written and graphic viewshed analysis from various
perspectives. The analysis shall identify visual resources within the viewshed of the project and indicate how the design of the
project addresses those views from each perspective. Specific attention shall be given to views from adjacent publicly owned
gathering spaces, such as Mission Plaza.
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, December 3, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
December 3, 2018 at 5:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis
Obispo, California, by Chair Root.
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll, Christie
Withers, and Chair Allen Root
Absent: Vice-Chair Amy Nemcik
Staff: Deputy Director Doug Davidson, Associate Planner Kyle Bell, Senior Planner Shawna
Scott, and Recording Secretary Summer Aburashed. Other staff members presented
reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
October 15, 2018.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-1(VICE-CHAIR NEMCIK ABSENT) to approve the minutes of
the Regular Architectural Review Commission of October 15, 2018, as presented.
Minutes – Architectural Review Commission Meeting of December 3, 2018 Page 2
PUBLIC HEARINGS
2. 1144 Chorro Street. Case #: ARCH 1903-2018, C-D-H Zone; Mark Rawson, applicant
Associate Planner Kyle Bell presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant representatives, Project Architect Mark Rawson, provided a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
Dave Hannings
James Lopes
Jeanne Kinney
Sandra Marshall
John Grady
Quinn Pullen
Les Beck
End of Public Comment--
By consensus, the Commission reviewed a proposed six-story mixed use building with a
maximum height of 75-feet within the Downtown Historic District. No final action was taken
on the project.
The following direction was provided to the applicant:
The project should respond to the Cultural Heritage Committee directional items with
emphasis on providing a higher degree of articulation to relieve building mass and
provide a greater variety of fenestration, the project should consider a variety in relief of
roof lines.
The project should consider and respond to the planning principles and goals identified in
the Downtown Concept Plan.
The architectural style should be distinctive as a gateway feature to downtown through
design excellence justifying the requested height above 50 feet, given the project
prominence along the intersection, the design should be of its own time while compatible
with adjacent historic structures.
The project should provide greater step backs on the upper levels and/or consider a height
reduction with sensitivity to adjacent historic resources, the design and mass should
reinforce the horizontal lines of adjacent facades.
The design should focus on pedestrian scale, consider opportunity to revitalize the corner
of Marsh and Chorro as a design feature combined with greater sidewalk widths and
additional relief of storefronts to provide for patio dining. Consider tying into the
pedestrian experience of the Downtown Center.
Minutes – Architectural Review Commission Meeting of December 3, 2018 Page 3
Materials should be high quality and selected carefully to be compatible with the historic
buildings, without replicating design features, the second story windows should be
reduced in height to reflect traditional transom window designs.
3. 1241 Laurel Lane. Case #: ARCH-1909-2018, C-N Zone, Laurel Lane Investments
LLC, applicant
Deputy Director Doug Davidson presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant representative, Sean Beauchamp, Southpaw Signs, provided graphic materials to
the Commission and responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-1(VICE-CHAIR NEMCIK ABSENT) to adopt Resolution No.
ARC-1023-2018 entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A SIGN PROGRAM FOR THE
VILLAGE AT LAUREL LANE SHOPPING CENTER AT 1241 LAUREL LANE
APPLICATION ARCH-1909-2018)”, as amended below.
Approve sign program for shopping center with the monument sign modified to 12-foot
maximum above natural grade with up to 2 foot concrete base, with hanging signs and
market signs as proposed.
The Commission also advised staff to: confirm site distance visibility, including visibility
from the bike path; and consider landscaping around the center identification sign.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:59 p.m. The Regular Architectural Review Commission for
Monday, December 17, 2018 has been cancelled. The next Regular Architectural Review
Commission meeting is scheduled for Monday, January 7, 2019 at 5:00 p.m., in the Council
Hearing Room, 990 Palm Street, San Luis Obispo, California.
Minutes – Architectural Review Commission Meeting of December 3, 2018 Page 4
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 02/04/2019