HomeMy WebLinkAbout03-04-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
March 4, 2013 Monday 5:00 p.m.
ROLL CALL: Commrs. Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of February 11, 2013. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in
written correspondence delivered to the City of San Luis Obispo at, or prior to, the
public hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk's office, or on the City's website
(www.slocity.org). The fee for filing an appeal is $268 and must accompany the appeal
documentation.
1. 1330 Monterey Street. ARC 21-13; Review of a remodel and additions to a
former auto dealership building including a request for a parking reduction for the
use based on automotive trip -reduction features; C-R zone; IFixit/Kyle Wiens,
applicant. (Pam Ricci)
COMMENT & DISCUSSION:
2. Staff
a. Agenda Forecast
b. Review Standard Conditions of Approval for Architectural Review Projects
3. Commission
ADJOURNMENT
Presenting Planner. Pam Ricci
city Of Meeting Date: March 4, 2013
��� ��, � ��1 ��� Item Number: 1
gNIGS
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a remodel and additions to a former auto dealership building located on
the north side of Monterey Street between Johnson and Pepper, including a request for a parking
reduction for the use based on automotive trip reduction features.
PROJECT ADDRESS: 1330 Monterey Street
FILE NUMBER: ARC 21-13
BY: Pam Ricci, Senior Planner (781-7168)
E-mail: pricci@slocity.org
FROM: Parn Ricci, Senior planner �.
RECOMMENDATION: Adopt the Draft Resolution (Attachment 4) which approves the project
and parking exception, based on findings, and subject to conditions.
SITE DATA
Applicant
1Fixit
Representative
Thom Jess, Arris Studios
Architects
Zoning
C-R (Retail Commercial Zone)
General Plan
General Retail
Site Area
22,960 square feet (0.53 acre)
Environmental
Exempt from environmental
Status
review under Class I (Section
15301), Existing Facilities, of the
CEQA Guidelines.
SUMMARY
The applicant is proposing to use the former car dealership building as their corporate
headquarters. iFixit is a company based in San Luis Obispo started by Kyle Wiens, The
Company's website sells repair parts and publishes online repair guides for consumer electronics
and gadgets.
The adaptive reuse project includes adding a new second -floor at the rear of the building, adding
two mezzanines between existing roof trusses, and incorporating roof decks at the front of the
building. The applicant is seeking final approval of the current project plans from the ARC as
well as a parking reduction based on incorporating various alternative transportation strategies
into their business plan to reduce the need for on -site automobile parking spaces.
1.0 COMMISSION'S PURVIEW
The project is a modification to an existing commercial building. The ARC's role is to review
the project in terms of its consistency with the Community Design Guidelines (CDG).
ARC 21-13; 1330 Monterey Street
Page 2
2.0 PROJECT INFORMATION
2.1 Site Info rmationlSetting
Most of the half -acre site is fairly flat, but there is a significant slope bank between the project
site and the adjacent residential property. The site is currently developed with the 14,800 square -
foot building, a covered storage area at the rear of the site on the building's east side, an asphalt
parking lot, and small planters.
C-R zoning is located on both sides of Monterey Street in the near vicinity of the site.
Immediately to the west is the new Mix at Monterey mixed -use project and to the east is a vacant
parking Iot that was previously used for auto storage. Upslope of the project on the north side is
R-3 zoning with a variety of residential units.
2.2 Project Description
New second
floor addition.
Figure 1. Bird's Eye View from Monterey Street illustrating project components
The applicant's submittal includes floor plans and elevation views of both the existing and
proposed project to illustrate the variety of changes to accommodate the new tenant iFixit. The
remodeled building will result in a net increase of 2,415 square feet for a total square footage of
17,215 square feet. Additional floor area is being added in the mezzanine and a new second
floor, but some existing third level floor area is being removed. The project includes the
following components:
1. Second Floor Addition — A total of 3,600 square feet of floor area will be added at the
rear of the building. The existing gabled roof and wood trusses will be removed to
accommodate the new second floor. The addition reaches a fu11 height of about 29 feet.
ARC 21-13; 1330 Monterey Street
Page 3
The new second floor is about 6.5 feet taller than the existing mezzanine level.
New large glazed openings are proposed for the second -story offices on either end of the
street -facing south elevation and most of the extent of the parking -lot facing east
elevation. The new windows will have divided light transoms in a pattern similar to
existing windows on the east elevation. A series of pilasters with a triangular top that rise
about two feet above the parapet are proposed with regular spacing similar to those
existing on the front of the building.
2. Mezzanine Additions — A central internal stairwell will be created to access the new rear
second floor area as well as two new mezzanine spaces over the front first floor area. A
railing will be added on the mezzanine sides open to below.
3. Roof Decks — The flat roof area above the existing front storefronts will be utilized for
outdoor deck areas with an intervening bridge. Two separate stairwells are proposed to
provide access to the decks. One is shown from the central plaza to the deck; the other is
on the east side of the building adjacent to the parking lot.
4. New Entry Canopy — Submitted plans show a squared canopy with detailing in keeping
with the building's Art Deco style to highlight the main building entry on the east side of
the front of the building near the public sidewalk.
5. Building Details — The large glazed openings with the new second floor addition will be
aluminum windows as will the replacement operable multi -paned windows on the east
elevation and new front elevation windows. The railing for the roof decks will be a metal
picket in a pewter color. The steel external stairwells will have a similar design to the
deck railings. Details are included in the ARC's submitted plan sets. A colors and
materials board will be available for ARC review at the meeting.
3.0 PROJECT ANALYSIS
3.1 Building Changes
The CDG include the following guidance for commercial additions:
In Chapter 2, General Design Principles, there is the following language for new construction on
sites where existing structures are retained (CDG 2.2 F.):
"Coordinate the new with the old. When new construction is proposed on a site with
existing structures that are to be retained, the new work should be designed to coordinate
with old structures that have architectural and/or historic value ".
In Chapter 3, Commercial Project Design Guidelines, there is the following guidance about
building additions (CDG 3.1 B.9):
ARC 21-13; 1330 Monterey Street
Page 4
"Additions to existing structures. The design of a proposed addition should follow the
same general scale, proportion, massing, and detailing of the original structure, and not
be in stark contrast to the original structure. Incorporating the main characteristics of
the existing structure may include: the extension of architectural lines from the existing
structure to the addition; repetition of bay, window, and entrance spacing and cornice
details; roof design and ground -level details; use of the same or complementary colors
and materials; and the inclusion of similar architectural details (such as window/door
trim, lighting fixtures, tile/brick decoration). "
Staff s Analysis: The existing building has a distinctive Art Deco architectural style. While it is
not a designated historical building, it is an interesting representative of the style and has good
street presence and character. The project architect with the new addition has complied with the
cited guidelines above to design the addition and new architectural details to coordinate with the
existing structure that will remain. This coordination is illustrated with the designs of the
pilasters on the second floor addition and the design of the new windows and bi-fold doors to
replicate the existing windows and overhead doors.
The applicant has made a commitment to finding a new headquarters for his San Luis Obispo
founded business in the core of the downtown. This works with the company's mission to
support sustainable practices in terms of utilizing an existing building at a location that is
convenient to housing and services. Furthermore, the applicant plans to design the building to
meet Gold LEED standards. While windows, roofing and overhead doors are proposed to be
replaced with more energy -efficient and weather -tight versions, the applicant is proposing to
retain and reuse these features in both interior and exterior locations. For example, the divided -
light windows to be removed will be reused in interior offices and the old corrugated roofing will
be used for the front gates.
3.2 Front Patio
The old dealership building has a distinctive angled front elevation with a U-shaped driveway.
This area was designed to allow for auto access to showroom windows. The applicant wishes to
utilize this area for an outdoor patio for use by employees. A low metal fence with gates is
prosed to delineate this area. The fence/gates with have a steels frame that is in -filled with
reused corrugated siding from the existing roofing that is removed to accommodate new
construction.
This area will serve other uses beyond the main use of an outdoor patio. The applicant wants to
retain the existing driveway approaches to allow vehicles to make large deliveries into the
building. This flexibility is important because the business works on directions for fixing a
variety of equipment and gadgets from the small to the big.
Staffs Analysis: Initially staff was under the impression that vehicle access would not be
needed here any longer. However, after meeting with the applicant team, staff now understands
ARC 21-13; 1330 Monterey Street
Page 5
the importance for the business to maintain the flexibility to allow for vehicle access.
Conditions Nos. 16-17 are included regarding this access and the surrounding fencing design.
3.3 Signage
Plans show that the applicant plans to retain the existing pylon sign in front of the building in a
landscaped planter area. No specific details have been submitted yet, but the applicant plans to
share ideas with the ARC at the meeting.
Staffs Analysis: The C-R zone is one of the most generous with signage allowances which
include up to four signs and a total area of 200 square feet. Pole signs can be allowed in the C-R
zone with ARC approval and a maximum height of 16 feet and a maximum area of 72 square
feet.
Ultimately this site and surrounding blocks back to Santa Rosa Street will be a continuation of
the downtown core. In the future, pole signs along this corridor and large on -site parking lots
will no longer be desired development improvements. This project may be an opportunity for a
lower -scale and more innovative style of signage. Condition No. 7 is recommended calling for
the submittal of a comprehensive sign program to the review and approval of the Community
Development Director, which may be referred to the ARC if there are any concerns with
proposed signage being excessive or out of character with the building.
3.4 Site Lighting
As a former car dealership, existing site pole lights and wall lights include fixtures that are not
shielded and are bright. With the project, new wall lighting will be added and most of the
existing pole lights removed (Condition No. 6). One existing pole light in the southeast
landscaped planter near Monterey Street will be retained and retrofitted with a new shielded
fixture (Condition No. 5).
3.5 Parking Reduction
Keeping with the company's commitment to sustainability, their employees "walk the walk, bike
the bike, and rarely drive the car". New hires receive a bicycle, some employees share houses
and carpool, and others regularly ride the bus. Groups of employees often go to lunch on bikes in
large groups. In other words, the company is committed to reducing their dependence on autos to
get around. The subject location in the downtown core was also selected to make it easier for
people to walk or bike to their homes and services. Attachment No. 3 includes the applicant's
Trip Reduction Summary.
Per Zoning Regulations Section 17.58.070, "if an administrative use permit for site development
exceptions and/or requests for shared and mixed use parking reductions, and review by the
Architectural Review Commission are required, then only the architectural review application
need be filed." In this case, the applicant is requesting a parking reduction under Zoning
ARC 21-13; 1330 Monterey Street
Page 6
Regulations Section 17.16.060 D., Auto Trip Reduction, which states.
Automobile trip reduction. By approving an administrative use permit, the Director may
reduce the parking requirement for projects implementing non -auto travel, particularly for
commuting, when it can be demonstrated that reduction of on -site parking will be safe
and will not be detrimental to the surrounding area or cause a decline in qualily of life.
The applicant shall provide reasonable justification for the reduction, including
innovative project design, transportation demand management (tdm), or incentives, which
will reduce single -occupant vehicle travel to and from the site. These may include, but are
not limited to programs such as car -sharing, employer -paid transit passes, cashouts (i.e.
trip reduction incentive plans), or off-peak work hours.
Planning & Public Works staff have concluded that this request for a further parking reduction of
five spaces along with reductions allowed by the code for extra bicycle and motorcycle parking
can be supported for this use at this site (Finding No. 3 & Condition No. 28). The plans include a
summary of the parking requirements for the previous use and the proposed tenant iFixit. The
conclusion is that the new use generates a demand of one space more than existing with the
additional motorcycle and bicycle parking spaces and the automobile trip reduction features of
the use. Since the existing parking is nonconforming, the new use is responsible for providing an
additional space which is provided on plans.
On -site parking (11 automobile spaces) is provided in an existing lot on the east side of the
building, adjacent to the open lot formerly used for automobile sales display. The applicant
proposes an access easement from the adjacent property to access their parking (Condition Nos.
21 & 22).
4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval.
5.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
6.0 ATTACHMENTS
1. Vicinity Map
2. Reduced size project plans
3. Applicant's Trip Reduction Plan
4. Draft Resolution
Included in Committee member portfolio: project plans
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Attachment 3
S T U D I O
ARCHITECTS
January 30, 2013
Pam Ricci, AICP
Senior Planner
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Re: iFixit (Automobile Trip Reduction Summary)
1330 Monterey Street
San Luis Obispo, CA 93401
Dear Pam:
The building at 1330 Monterey Street was recently purchased by the local company, iFixit. We
are planning on remodeling the existing building so that it will serve as their company
headquarters. As part of the application we are requesting a reduction in the required parking
based on the implementation of numerous automobile trip reduction measures. This is in
compliance with City of San Luis Obispo zoning regulations, section 17.16,060 "D" which allows
the director to reduce the parking requirement for projects implementing non-auia travel,
particularly for community, when it can be demonstrated that reduction of on -site parking will
be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life.
We are requesting a reduction of five parking spaces through implementing automobile trip
reduction measures.
Nxit was founded here on the Central Coast in 2003 by two Gal Poly engineering students. The
company currently employs 35 full-time professionals and student interns. iFixit,com provides
free online repair manuals for thousands of consumer products. The service empowers people
all over the world to reject a culture of "throwaway consumerism" by repairing their own
hardware.
Reducing the negative environmental impact of our society is a foundational value of the
company. This value is evident in iFixit's corporate culture, which intrigued the LA Times enough
that they sent a reporter and staff photographer to investigate:
htt www_lot imes.cam business la-fi-ifixit-2012122 0 17038$7 full.stor
iFixit is an ideal candidate for the city's Automobile Trip Reduction Program. Below is a list of
Nxit's current automobile trip reduction strategies along with strategies that will be
implemented when they move into the building at 1330 Monterey Street:
Al[ employees receive a new bicycle when hired, iFixit currently provides locked, indoor
bike storage in the entry lobby to encourage employees to bike to work instead of
drive.
1540 MARSH STREET. STE, 160 Pm SA1'1 1pt5 vBl5PO. CA 434p1 0 P- 805/547.2244 + F oo$/547,2241
2. The remodeled building will contain both male and female shower facilities that will
allow employees that commute by bicycle to clean up before starting work.
3. iFixit regularly provides catered onsite and offsite group lunches (employees bike
together to offsite locations) .
4. iFixit created a carpooling coordination tool to reduce vehicle trips. Employees have
access to a map of all team members home residence combined with work hours of
each person. This map is a useful and effective resource. A sample of this document is
included for your reference.
5. Due to the quantity of employees that are Cal Poly students, iFixit leased a work facility
at the old Pacheco Elementary School next to campus. This work facility allowed
students to walk or bike to work after school without driving through town.
Many employees already commute using the public transit system, including people
that live in Santa Margarita.
Staff members have staggered work hours; customer service representatives have
earlier shifts to accommodate East Coast customers while programmers work late into
the evening.
The location of the new iFixit facility on 1330 Monterey St. was strategically chosen due to the
proximity to Downtown and Cal Poly. Finding a space that would enable employees to walk or
bike to Cal Poly and Downtown SLO was an essential consideration in the purchase.
Thank you and please do not hesitate to let me know if you have any questions, comments or
require additional information.
Sin rely,
Thom Jess, IA
Attachment:
-Sample Carpooling Map currently in use at iFixit.
1540 MARSH STREET, STE. 150 ■ SAN IUIS OBISPO, CA 93401 ■ P: 805/547.2240 ■ F: 805/547.2241
THOMAS E. JESS, ARCHITECT #C27608
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Attachment 4
RESOLUTION NO. 9#49-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A REMODEL AND ADDITIONS
TO AN EXISTING COMMERCIAL BUILDING
AT 1330 MONTEREY STREET (C-R ZONE; ARC 21-13)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing for the purpose of considering project plans for final approval in the
Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on March 4,
2013, pursuant to an application filed by Kyle Wiens, applicant, for the purpose of considering
ARC 21-13, a proposal to remodel and add new building areas to a building located at 1330
Monterey Street for the headquarters of iFixit, and a request for a parking reduction for the use
based on automotive trip reduction features; 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 the staff at said hearings.
WHEREAS, notices of said public hearings 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 proposed project and parking exception (ARC 21-13), based on the following
findings:
As conditioned, the project's design is appropriate and will be compatible with surrounding
development.
2. As conditioned, the project design maintains consistency with the City's Community Design
Guidelines, specifically CDG 2.2 F. & 3.1 B.9 providing guidance for additions to
commercial buildings.
3. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 D.,
Automobile Trip Reduction, in that it satisfies the intent of that section ".... to reduce the
parking requirement for projects implementing non -auto travel, particularly for commuting,
when it can be demonstrated that reduction of on -site parking will be safe, and will not be
detrimental to the surrounding area or cause a decline in quality of life." The applicant
through their submitted trip reduction plan and on -going commitment to rely on alternative
transportation for commuting practices has demonstrated that their provided automobile,
bicycle and motorcycle parking will meet the parking needs of their business.
4. The project is categorically exempt under Class 1 (Section 15301), Existing Facilities, of the
CEQA Guidelines.
Resolution No. ARC-#4#4-13
1330 Monterey Street, ARC 21-13
Page 2
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project and parking exception (ARC 21-13), with incorporation of the following
conditions:
Planning
1. Final project design and construction drawings shall be in substantial compliance with the
project plans as amended and approved by the ARC. A separate full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2. Reference should 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. The color board for the project presented at the meeting was supported by the Architectural
Review Commission. Plans shall clearly note that all stucco surfaces are not a sprayed -on
product and have a smooth hand -finish (steel -troweled) to the satisfaction of the Community
Development Director. A sample of the finish shall be submitted prior to issuance of a
building permit. Any modifications to the approved palette shall be reviewed and approved
by the Community Development Director prior to issuance of a building permit. Building
colors shall be shown on the building elevations approved as part of working drawings.
3. 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.
4. Plans submitted for a building permit shall include details for railings, stairwells, and patio
fencing/gates.
5. Details of a revised fixture, or shields for the existing lighting fixture, on the pole light to
remain shall return to staff for review and approval along with, the plans submitted for a
building permit to confirm that fixture will properly shield the light source and prevent glare.
6. The locations of 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. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures, and cut -sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall
be shielded to insure 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. Details of all exterior light fixtures, including any service area lights, need to be
included 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."
7. A comprehensive sign program for the project shall be developed to the review and approval
of the Community Development Director. The sign program shall include information on the
Resolution No. ARC-44#4-13
1330 Monterey Street, ARC 2
Page 3
sizes, locations, colors, materials, and types and illumination of signage proposed for the
building and the overall site. Project signs shall be designed to be compatible with the
architecture of proposed buildings and to complement the site's setting. Signs shall utilize
more innovative and attractive solutions such as raised, backlit metal letters, halo lighting or
external lighting rather than plastic cabinet signs or channel letters with internal illumination.
The Director may approve signage if he finds that the proposal conforms to the sign
regulations, and is in keeping with the design characteristics and historical context of the
building. The Director may refer signage to the ARC if it seems excessive or out of character
with the building.
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 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. This condition applies to initial construction and later improvements.
9. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding
symbols for each plant material showing their specific locations on plans. The surfaces and
finishes of hardscapes shall be included on the landscaping plan.
Fire
10. The required fire riser for the building shall be located in a room within the building with
exterior door access.
11. Fire protection systems shall be installed in accordance with the CFC and the California
Building Code. An approved NFPA 13 system will be required for this project. Shop
Drawings and Specifications shall be submitted for review and approval prior to installation.
Fire main and all associated control valves shall be installed per NFPA 24 Standards and City
Engineering standards. The Fire Department Connection shall be located along a fire
apparatus access. The location of fire control valves/backflow device and Fire Department
Connection shall be shown on plans.
12. 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
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
Resolution No. ARC-4444-13
1330 Monterey Street, ARC 21-13
Public Works
Page 4
13. The existing driveway approaches to remain shall be verified as complying with ADA and
city standards for accessibility and compliance with current City Engineering Standards. If
not accessible, the approaches shall be altered or upgraded to comply with current standards.
The current city and ADA standard requires a 4' accessible sidewalk extension behind the
ramp.
14. This project is located within the Mission Style Sidewalk District corridor connected to
downtown. Any new or replacement driveway approach, curb ramp, curb, gutter, sidewalk,
or utility vaults shall be installed in the Mission Style per city standard #4220.
15. The existing driveway approach leading into the covered entry shall be abandoned per City
Engineering Standards. The proposed replacement sidewalk may be detached with a
parkway to match the existing sidewalk configuration within this block. Replacement curb,
gutter, and sidewalk shall be in the Mission Style per City Engineering Standard 94220.
16. Driveway access may remain from Monterey Street through the exterior courtyard/patio to
the upgraded roll -up doors and building warehouse/staging areas. The fencing shall be
designed so that the proposed gates will not encroach into the public right-of-way. The final
fence and gate placement shall be designed to accommodate vehicle circulation to ensure
vehicles can travel through in a forward motion.
17. Vehicle access into the patio and building interior work spaces shall be maintained and
managed so that vehicles are not required to park or idle within the driveway approach or
across the ADA sidewalk extension to access the gated openings. A separate covenant
agreement with the city shall be recorded to clarify that the driveway approaches shall be
abandoned per City Engineering Standards if in the future the regular vehicle access into the
building is not utilized or if said access is not managed to provide open and unobstructed
vehicle movements through the vehicle gates.
18. Any damaged or displaced curb, gutter, and/or sidewalk shall be repaired or replaced to the
satisfaction of Public Works Director in accordance with the Streets and Highways Code.
19. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
20. The proposed motorcycle parking and bicycle parking shall not conflict with the van
accessible parking space and loading/unloading zone. These spaces shall be relocated or
realigned as necessary.
21. An access easement is required across the adjoining parcel. The easement shall be recorded
prior to building permit issuance. The building plan submittal shall clearly delineate and
Resolution No. ARC44##-13
1330 Monterey Street. ARC 21-13
Page 5
label the extent of the easement. The plan shall clarify whether any access controls will be
provided between the access easement and the existing parking lot located on the adjoining
parcel.
22. The existing driveway approach that serves the access easement shall be widened to a
minimum of 20' if it will serve both parcels or if Fire Department access is required.
Otherwise, a minimum 16' wide approach is adequate to serve not more than 20 combined
parking spaces.
23. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on -site conveyance shall consider convenience, aesthetics,
safety, and functionality. Ownership boundaries and/or easements shall be considered in the
final design.
24. 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
and overhead services shall be shown along with any proposed alterations or upgrades. All
existing water meters and services shall be shown for reference. Existing sewer laterals shall
be shown for reference. The plan shall show the location of the proposed fire service lateral,
double-check assembly, interior fire riser, and riser access. The abandonment of any utilities
shall be in accordance with the adopted codes and City Engineering Standards.
25. The building plan submittal shall show the location of the existing water and sewer mains
and existing box culver for reference. The plan may require additional detail regarding
utility and/or curb, gutter, and sidewalk improvements as they relate to the box culvert.
26. Traffic impact fees shall be paid for this development and new floor areas prior to building
permit issuance. Credit for removal of existing building or floor areas will be applied based
on the use and areas of the permitted improvements.
27. Long and short-term bicycle parking shall be provided in accordance with Table 6.5 of the
Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the rear
tire resting at floor level. Peak racks (Peakracks.com) or inverted "U" racks can be used for
short term bicycle parking. Inverted "U" racks used for short-term parking shall comply with
City Engineering Standard 7930 and the City's Community Design Guidelines which
identify minimum clearances from other features. Short-term bicycle racks shall be placed in
visible locations near public entries. Details of the short and long-term bicycle parking shall
be provided on the project's construction plans including rack design, location. clearances
and circulation for users in compliance with manufacturers' standards. The applicant may
convert additional motorcycle spaces to bicycle parking spaces to better meet actual demands
of the business and still qualify for reduced parking afforded by Zoning Regulations Section
17.16.060 F. for providing additional bicycle/motorcycle parking beyond minimum code
requirements.
Resolution No. ARC-4##4-13 Page 6
1330 Monterey Street, ARC 21-13
28. The approved automobile trip reduction exception applies specifically to the use of iFixit
because of their unique commuting characteristics and commitment to utilizing alternative
transportation. The project shall maintain the trip reduction plan submitted as part of the
project description. Any future changes to the trip reduction plan shall be submitted to the
City for review and approval prior to implementation. Prior to the issuance of building
occupancy, the applicant shall designate a Transportation Coordinator who will manage
transportation programs for the project and shall promote alternative modes of transportation.
This coordinator will be responsible to submitting annual reports to the Community
Development Director detailing current number of employees and the effectiveness of the
trip reduction plan components in meeting objectives. Should the trip reduction program
become ineffective, new trip reduction measures shall be approved for implementation or
standard City parking requirements shall be met.
Utilities
29. The property's existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV
inspection shall be submitted during the Building Permit Review Process for review and
approval by the Utilities Department.
Building
30. With application for a building permit, the following information shall be provided:
a. Exiting analysis and occupancy load analysis.
b. Analysis of rear wall(s) for fire separation and openings.
c. Specify intended use of warehouse space S-1 or S-2 to determine occupancy separation
requirements (1-hour separation required between B and S-2 occupancies).
d. 1-hour protection for the proposed cover of the motorcycle parking where fire -separation
is required (less than 10' to property line(s).
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 4"' day of March, 2013.
Pam Ricci, Secretary
Architectural Review Commission
DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
February 11, 2013
ROLL CALL:
Present: Commissioners Anthony Palazzo, Ken Curtis, Steven Hopkins, Greg
Wynn, Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Suzan Ehdaie
Staff: Senior Planner Pam Ricci and Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of January 14, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 75 Hi uera Street. ARC 108-12; Review of new storefront windows along the
Higuera frontage of the Pacific Coast Center; C-S-MU zone; SLOP CC, LP,
applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution, which approves the project, based on findings and subject to
conditions which she outlined.
Commr. Curtis questioned the historic status of the structure as it exists now because of
all the modern elements that were added to the front structure with redevelopment in
the late 1980's. Ms. Ricci stated that the building was added to the National Registry
after the reconstruction and explained that the character -defining features were: the
building's form, placement, and scale; the brick foundation; and the original interior
wood trusses.
Commr. Wynn questioned if the application included added signage. Ms. Ricci stated it
was not part of the request.
Commr. Curtis questioned if the windows were clear or tinted. Mr. Rossi, applicant,
stated they were clear.
Draft ARC Minutes
February 11, 2013
Page 2
Rob Rossi, owner, stated the site was placed on the National Registry based on its
history and relationship to the Pacific Coast Railway and reiterated the character -design
features of the front building.
PUBLIC COMMENTS:
Luke Soules, San Luis Obispo, spoke in support of the modified windows stating that
they would improve visibility for the retail spaces.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Wynn supported the project based on the revised window proportions
compared to the original design. He expressed concern that the windows will become
advertisement for the retail stores.
Ms. Ricci indicated that the project has an approved sign program and that the City's
Sign Regulations have restrictions on temporary signage, which can be enforced. She
added that the Commission can also add a condition in their approval to prohibit or limit
the signs placed in the windows.
There were no further comments made from the Commission.
On motion by Commr. Palazzo seconded by Commr. Hopkins, to adopt the draft
resolution granting finalapproval to the project as recommended with the following
additional conditions:
2 Any additional mechanical equipment needed with future tenant improvements shall
be appropriately screened.
3) The transparent glass of the new storefront windows shall be retained and not
visually obstructed.
4 As recommended by the Cultural Heritage Committee a commemorative plaque
shall be installed with information on the historical significance of the site. Specific
details shall be to the review and approval of the Community Development Director.
AYES: Commrs. Palazzo, Curtis, Hopkins, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion passed on a 6:0 vote.
2. 1423 Calle Joaquin. ARC 153-12; Review of a remodel and additions to an auto
dealership building; C-S zone; Charles Alfano, Mercedes Benz, applicant. (Pam
Ricci)
Draft ARC Minutes
February 11, 2013
Page 3
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution, which approves the project (changes to the northern auto
dealership building including a showroom addition, front entry canopy, and service
canopy), based on findings and subject to conditions which she outlined.
Commr. Curtis asked staff to elaborate on what the exterior changes to the service
building were. Ms. Ricci pointed out that the focus was on the northern dealership
building because there weren't significant changes that affected the exterior of the
service building.
Commr. Wynn questioned the timeframe for the proposed modifications.
Commr. Curtis asked about the service canopy details and how it would harmonize with
the other buildings.
Jeffrey Carlile, applicant's architect, responded to the questions from Commissioners
that arose after staffs presentation. He indicated that two rollup doors would be added
to the service building and that the restrooms will be revised to be ADA accessible. He
added that the exterior of the service building will be painted to match the remodeled
showroom and that there was not a specific timeframe for remodeling the southern
showroom. He mentioned that the front entry details were dictated by Mercedes
requirements.
Commr. Wynn questioned if the stucco will be smooth or sand finish. Mr. Carlile
indicated it was in the plans as a sand finish but it would not be a problem to go back to
Mercedes to let them know that the City required a smooth finish.
PUBLIC COMMENTS: There were no comments from the public.
COMMISSION COMMENTS:
Commr. Curtis commented that the proposed modifications were positive and, with the
further discussion and clarification, he found the southerly service canopy design
acceptable.
Commr. Hopkins supported the project as a vast improvement and appreciated the
simplicity of the design.
There were no further comments made from the Commission.
On a motion by Commr. Wynn, seconded by Commr,McCovey-Good, to adopt the draft
resolution granting final approval to the proiect as recommended with the following
modifications to conditions:
• Modify Condition #2 to add the following sentence: "Plans shall clearly note that
all stucco surfaces are not a sprayed -on product and have a smooth hand -finish
Draft ARC Minutes
February 11, 2013
Page 4
steel -troweled to the satisfaction of the Community Development Director. A
sample of the finish shall be submitted prior to issuance of_a_ building permit."
• Combine Conditions #5 & #6 to require_at a th comprehensive sign program
return to the ARC for approval of all building and site signage.
•
Modify Condition #12 (renumbered 11), to clarify the map requirement to correct
the issue with the new canopy's encroachment over an existing property line.
AYES: Commrs. Palazzo, Curtis, Hopkins, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
The Commission discussed concerns that additional unpermitted signs and
structures had been added to the new location for Daylight Gardens at 1701
Monterey Street.
Commr. Hopkins asked staff to check with the City Arborist regarding recent tree
planting along Broad Street with the concern that other varieties of trees that had
more open canopies were preferred.
ADJOURNMENT: The meeting adjourned at 7:10 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary