HomeMy WebLinkAbout06-16-14City of San Luis Obispo, Agenda, Architectural Review Commission
ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
June 16, 2014 Monday 5:00 p.m.
ROLL CALL: Commrs. Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik,
Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle
McCovey-Good
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of June 2, 2014. 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 city of residence. 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 $273 and must accompany the appeal
documentation.
1. 976 Leff Street. ARCPA 61-14; Review of a Public Art mural on the wall of Kyle
Roofing Company’s Warehouse Building on the border of Old Town and Railroad
Historic Districts; R-3-H zone; City of San Luis Obispo – Parks and Recreation
Dept., applicant. (Melissa Mudgett) (30 minutes)
2. 1335 Johnson Avenue. ARCMI 175-13; Continued review of addition of three
bedrooms on the second floor of an existing studio residence including a creek
setback exception allowing construction within an existing building footprint on a
developed site; O-S zone; Joshua Jeschien, applicant. (Walter Oetzell)
(30 minutes)
Architectural Review Commission
Page 2
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
COMMENT & DISCUSSION
3. Staff
a. Agenda Forecast
4. Commission
ADJOURNMENT
Presenters: Walter Oetzell and Melissa Mudgett
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of public art mural proposed for one side of the Kyle Roofing Company
Warehouse building.
PROJECT ADDRESS: 976 Leff Street BY:Melissa Mudgett, P&R Manager
Phone Number: 805-781-7296
E-mail: mmudgett@slocity.org
FILE NUMBER:ARC-PA 61-14 FROM:Pam Ricci, Senior Planner
RECOMMENDATION:Adopt the Draft Resolution (Attachment 1), which finds that the
public art mural proposed for the Kyle Roofing Company Warehouse building at 976 Leff Street
meets the City’s Guidelines for Public Art, based on findings, and subject to conditions, and
recommend approval of the project.
SITE DATA
Applicant City of San Luis Obispo
Representative Melissa Mudgett, Parks &
Recreation Department
Zoning Medium-High Density
Residential with the Historical
Preservation overlay (R-3-H)
General Plan Medium-High Density
Residential
Environmental
Status
Categorically Exempt under Class
11, Accessory Structures, of the
CEQA Guidelines.
SUMMARY
For the past 24 years, the City Council has funded a City-wide public art program. The City’s
now vibrant and robust public art program consists of three distinct components: Visual Art in
Public Places; Public Art in Private Development; and Private Donations of Public Art.
In August 2012, Kyle Roofing representatives and neighboring residents approached staff with a
request for a public art matching grant for a new art project; a community mural on one of Kyle
Roofing’s warehouse buildings, located at 976 Leff Street, between Osos and Morro Streets. This
large, white, rectangular building borders Leff Street with its blank facade and is located across
the street from the Establishment (formerly known as the Call Hotel and built in 1880). The
subject building is a warehouse building utilized by Kyle Roofing and is not considered a historic
building, nor does the building qualify for historic listing. However, the residence located on the
Osos Street side of the building on the same property is listed as a contributing historic structure.
Meeting Date:June 16, 2014
Item Number:1
Project
Site
ARC1 - 1
ARC-PA 61-14; 976 Leff Street (June 16, 2014)
Page 2
Rendering of proposed art
Figure 1 – Project Site
Kyle Roofing has great interest in enriching this
unique neighborhood and therefore requested a
matching grant of public art funds to partner with
the City on the project. The property is located in
the Old Town Historical District, directly across the
street from the Railroad Historical District. On
September 18, 2012, Council approved a matching
grant of $5,000 to assist with the mural.
The building façade facing Leff Street is roughly 20
feet tall by 40 feet wide and forms a good “artists’
canvas” directly adjacent to the sidewalk. Given the
size, a matching grant from the City Public Art
Fund of $5,000 is expected to cover supplies and
labor for cleaning and prepping the wall and the
paint for the artists. The applicant’s portion ($5,000) of the project cost would be used to
compensate the artists. For a mural of this size, the industry standard for the artist fee would be
approximately
$16,000 to $20,000
($20-25 per square
foot is a standard rate
for murals according
to the Americans for
the Arts). However,
due to the nature of
the mural (a
community/
neighborhood-
building project) and
the fact that many of
the artists live in the neighborhood, the artists have agreed to receive a much lower compensation
rate for this project.
All public art located within the City is reviewed and selected by an Art Jury. An Art Jury was
convened in September 2012 to review the muralists’ design concept. A typical Art Jury
composition varies depending on the type of art project but could include a selection of the
following, as appropriate: a SLO Arts Council Member, professional artist(s), a neighborhood or
local business representative, educators, historians, etc. An art jury review and recommendation
ensures the selection of an art piece is meaningful, conforms to city policy/guidelines and is
relevant to the community as a whole. The jury evaluated the proposed art piece on five standard
areas of consideration; originality and high artistic quality, relationship to the site and
neighborhood, integrity with the site, durability and maintenance, and artistic expression. The
Figure 2 –Artist Rendering
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ARC-PA 61-14; 976 Leff Street (June 16, 2014)
Page 3
jury approved the piece with the following recommendations (Attachment 3 – Art Jury Response
Letter);
1. A second rendering of the mural shall be provided to include a more detailed
representation of coloring.
2. The artist and property owner should work with the City in determining if lighting
could be an option with the intent of nighttime illumination deterring graffiti.
3. The artist(s) agree to apply an anti-graffiti/UV sealant on the artwork as provided
by the City.
As with all City-approved public art projects located on private property, Kyle Roofing will enter
into an agreement with the City which will specify the Landowner’s understanding of the City’s
Public Art Guidelines and will provide the City the ability to enter onto the private property for
the purpose of installing and maintaining the art piece as needed. As a part of this art
installation, the owners agree to defend and hold the City and related parties harmless from any
and all claims or liabilities from the public art, in a form acceptable to the City Attorney.
1.0 COMMISSION’S PURVIEW
The project is a public art proposal on a privately-owned facility. All art in public places shall
meet the City’s Public Art Guidelines and receive approvals by the appropriate Advisory Bodies
and the City Council. The Cultural Heritage Committee (CHC) reviewed the proposed mural at its
May 28th meeting and found the art piece consistence with historic preservation of the
neighborhood. The CHC recommend approval of a mural design for the Kyle Roofing Business
Warehouse to the ARC (Attachment 4 – CHC Meeting Minutes). The City’s Public Art Policy
designates the ARC to evaluate the proposal for very specific criteria. The ARC’s role is to
determine whether the proposal is consistent with these criteria.
2.0 PROJECT INFORMATION
2.1 Site Description
Figure 3 – Project Location
The location of the proposed art mural will be placed on
private property as a joint effort between the City, property
owner and artist. The public art will be placed on private
property, the street side of the Kyle Roofing Company
Warehouse building located at 976 Leff Street, between
Morro and Osos Streets. The subject cinder-block
warehouse building is utilized by Kyle Roofing as storage
and is not considered a historic building.
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ARC-PA 61-14; 976 Leff Street (June 16, 2014)
Page 4
2.2 Project Description
The mural concept is consistent with the muted colors noted throughout the Railroad Historic
District. The proposed mural design consists of three “panel pieces” on the building façade and
roll-up door which will be representative of a historic train model, depot and immigrant worker.
The “banner”, naming San Luis Obispo and the historic Railroad District logo, shall adorn the
top of the mural.
As the life of the
mural is limited
in addition to
being located on
private property,
City staff is not
recommending
pursuing a
lighting option at
this time. The
City will continue
to survey the
neighbors and
analyze potential
impacts which
might be caused by both instances of graffiti or additional lighting to this area.
This design creates an aesthetically engaging neighborhood environment for both pedestrian and
vehicular traffic. It is hoped that the mural will create and attractive and iconic place for the
surrounding neighborhood.
3.0 PROJECT ANALYSIS
The public art process began nearly two years ago (in 2012) when Kyle Roofing representatives
and neighboring residents approached staff with a request for a public art matching grant for a
new art project.An Art Jury was convened in September 2012 to review the muralists’ design
concept. On May 27, 2014, the proposed design was presented to the CHC for its review and
recommendation to the ARC. As the mural project is located in a historical district, the
residents/businesses located in the Railroad District have received a mailed public notification
alerting them to the CHC meeting and the opportunity to review and provide the committee with
feedback on the proposed mural design. (Attachment 4 –CHC Meeting Minutes)
The proposed mural project is being presented to the City’s Architectural Review Commission
(ARC) Advisory Body on June 16, 2014. All public art is required to be reviewed by the ARC
for conformity to the City’s Public Art Guidelines. Following the review and approvals of the
CHC and ARC, City staff shall enter into agreements with the property owners and artist for
Figure 4 –Mural Color Rendering
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ARC-PA 61-14; 976 Leff Street (June 16, 2014)
Page 5
installation of mural.
Figure 5, as provided below, details the City’s public art process from the mural’s inception
through to the final installation and dedication of the project.
Figure 5 – Public Art Process
The City’s Public Art Policy designates the ARC to evaluate the proposal for very specific
criteria. Staff has provided statements (in italics) identifying whether the proposal meets the
criteria, which the Commission can adopt or modify as desired.
1.Publicly funded public art shall be located within the public right-of-way, a public
building or otherwise shall be easily visible or accessible from a public right-of-way.
Interior locations for public art are permitted, and should be freely open and
accessible to the public.
The proposed Kyle Roofing Company mural is publicly funded art placed on private
property. The mural will be located at 976 Leff Street and shall be available for public
viewing. The intent is to beautify the neighborhood by providing public art that is a
reflection of the historic district and surrounding neighborhood.
2.Privately funded public art shall be located on privately owned land or buildings
which are places of high visibility to the public. Such places shall be in exterior
locations, and not within buildings. If privately funded public art is donated to the
City, Guidelines No. 1 above applies to location of art.
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ARC-PA 61-14; 976 Leff Street (June 16, 2014)
Page 6
Not applicable. This is a City-funded public art project located on private property in an
exterior location.
3.Consideration shall be given to the size, massing, location and scale of the proposed
piece and to potential conflicts with present or future vegetation or construction.
The building façade facing Leff Street is roughly 20 feet tall by 40 feet wide and forms a
good “artist canvas” directly adjacent to the sidewalk.The location of the site lends itself
to an exterior facade mural. The building façade is surrounding by sidewalk and public right
of way. There are no potential conflicts with present or future vegetation.
4.Public art shall be compatible with the immediate site and neighborhood in terms of
historic, social and cultural characteristics, architectural scale, materials, land use,
and geographical and environmental context.
The proposed public art mural is compatible with its location within the Old Town
Historical District and as a mural is appropriately integrated into the existing site.
5.The design and placement of public art shall not impede pedestrian or vehicle
traffic, or conflict with public or private easements.
The proposed public art mural is located on the side of the Kyle Roofing Warehouse
building and does not impede pedestrian or vehicle traffic, nor does it pose any conflicts
with public or private easements. The City and Landowners shall enter into a public art
agreement allowing the City and it agents to enter onto private property for the purpose
of installing and/or maintaining the mural.
6.Consideration shall be given to any public safety or public health concerns created
by the artwork.
Placement of the artwork (mural) creates no public health or safety concerns. A UV
sealant provided by the City will be applied on the artwork to address potential graffiti
concerns.
7.Public art shall be integrated with the site and/or building, and include landscaping,
lighting, interpretive information and other amenities where appropriate.
The City will continue to survey the neighbors and analyze potential impacts which might
be caused by both instances of graffiti or additional lighting to this area. As a result,
City staff is not recommending pursuing a lighting option at this time. In accordance
with the public art agreement with the landowner, the life of the mural may be limited to
5-10 years. City staff will continue to monitor the need for any lighting for this limited-
term project.
ARC1 - 6
ARC-PA 61-14; 976 Leff Street (June 16, 2014)
Page 7
Should future illumination be considered, staff shall ensure that all illumination levels
will be low to avoid light trespass and minimize any impacts to neighboring residents or
businesses. In addition, should any lighting fixtures be installed at this location they shall
be properly directed and shielded consistent with Section 17.23.050 of the Zoning
Regulations.
8.Public art shall be securely installed.
The mural design shall be integrated in the existing site and will be in accordance with
the City’s Standards and Specifications for engineering.
Community Design Guidelines
Chapter 6.4 of the Community Design Guidelines discusses the procedural criteria for the
selection and placement of public art. As proposed, the artwork is consistent with the guidelines.
4.0 ALTERNATIVES
4.1. Determine that the proposed public art mural is inconsistent with the City’s Community
Design Guidelines, or the City’s Public Art Policy, based on findings.
4.2 Continue action with direction to the staff if more information is necessary in order to
render a decision.
5.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Artist Renderings
4. Cultural Heritage Committee May 27, 2014 Meeting Minutes (to be provided at the meeting)
ARC1 - 7
Attachment 1
RESOLUTION NO. -14
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION FINDING THAT THE PROPOSED PUBLIC ART
MURAL MEETS THE CITY’S GUIDELINES
FOR PUBLIC ART
(976 LEFF STREET; ARC PA 61-14)
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 June 16, 2014, pursuant to a proceeding instituted under application ARC
PA 61-14, City of San Luis Obispo Parks & Recreation Department, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission has duly considered all evidence,
including the testimony of the applicant, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
BE IT RESOLVED, by the Architectural Review Commission of the City of San Luis
Obispo as follows:
Section 1. Findings.
1. The proposed artwork is consistent with the City’s Guidelines for Public Art, as stated in
the City’s Public Art Manual, Appendix C.
2. The Art Review Committee Jury approved the artwork design in September, 2012.
3. The public art application complies with the standards set forth in the Community Design
Guidelines.
4. The project is categorically exempt from environmental review (CEQA Guidelines, Class
11, Accessory Structures).
Section 2.Action. The Commission hereby supports public art application ARC PA 61-
14 allowing installation of the public art mural at 976 Leff Street and recommends approval to
the City Council, subject to the following conditions:
ARC1 - 8
Resolution No. XXXX-14
Page 2
Conditions
1. If lighting is proposed in the future, outreach shall be provided to affected residences to
assess the impacts of additional neighborhood lighting. Any proposed lighting shall be
appropriate low-level illumination and shall be reviewed and approved by the Community
Development Director to ensure that the art mural is properly lit for public viewing, but
that glare or light spillage is not created consistent with Section 17.23.050 of the Zoning
Regulations.
2.The City’s Parks and Recreation Department shall be responsible for providing all
maintenance necessary to preserve the public art mural in good condition, and to protect it
against physical defacement, mutilation, or alteration.
3. The property owner of the building where the mural will be installed will enter into an
agreement with the City which will specify the Landowner’s understanding of the City’s
Public Art Guidelines and will provide the City the ability to enter onto the private
property for the purpose of installing and maintaining the art mural as needed. As a part
of this art installation, the owners agree to defend and hold the City and related parties
harmless from any and all claims or liabilities from the public art, in a form acceptable to
the City Attorney.
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 16th day of June 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission
T:\Community Development\ARC\06-16-14 Kyle Roofing Mural\Resolution
ARC1 - 9
ATTACHMENT 1
970 Leff Street
Kyle Roofing
Warehouse Building
ARC1 - 10
ATTACHMENT 2
ARC1 - 11
ATTACHMENT 2
ARC1 - 12
ATTACHMENT 2
ARC1 - 13
ATTACHMENT 3
ARC1 - 14
Attachment 3
ARC 175-13 (1335 Johnson Ave)
Page 1 Meeting Date: June 16, 2014
Item Number:2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a residential remodel involving a second floor addition and including a
creek setback exception allowing construction within an existing building footprint on a
developed site.
PROJECT ADDRESS: 1335 Johnson Ave BY: Walter Oetzell, Assistant Planner
Phone Number: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER.: ARC 175-13 FROM: Pam Ricci, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), approving the second-
floor addition to an existing residence, along with a creek setback exception, based on findings,
and subject to conditions.
SITE DATA
Applicant and
Representative
Dan Ferreira
Zoning O-S; Office with the Special
Consideration overlay
General Plan Office
Site Area 21,025 sq ft (0.48 ac)
Application Complete January 13, 2014
Environmental Status Categorically Exempt as
New Construction of a
Small Structure (Guidelines
§15303)
SUMMARY
The applicant proposes to construct a two-story addition to an existing studio residence. Also on
the site is an older residence with historical character, now used as offices. San Luis Obispo
Creek runs through the site, and associated riparian vegetation covers a substantial portion of the
site area. The residence is located partially within the required creek setback.
The Commission considered this application at a public hearing on May 19th and provided
direction to the applicant regarding design refinements, landscaping refinements, reduction of
building mass, and minimization of encroachment into the creek setback. The project design has
been substantially modified in response to the Commission’s direction, and the application is
returning to the Commission for consideration of final project approval.
ARC2 - 1
ARC 175-13 (1335 Johnson Ave)
Page 2
1.0 COMMISSION’S PURVIEW
The role of the Commission is to review the project for consistency with the provisions of the
Zoning Ordinance, including development standards and creek setback requirements, and with
the Community Design Guidelines applicable to residential development.
2.0 PROJECT INFORMATION
2.1 Site Information and Setting
The project is proposed to be built on a half-acre site on the northwest corner of Johnson Avenue
and Pismo Street, in the Office (O) Zone. San Luis Obispo Creek traverses the southerly portion
of the site, bordered by a significant amount of riparian vegetation along the creek bank. The site
is developed with a four-bedroom single-family residence constructed prior to 1957, and a studio
cottage that was moved to the site in 1957. It is this studio residence that is being remodeled.
Site Size 21, 025 sq ft / 0.48 ac (145' wide, 145' deep)
Present Use &
Development
Offices (2,050 sq. ft.) in a converted residence, and a single-family dwelling
(studio cottage)
Topography Mostly flat. San Luis Obispo creek runs through a channel along the southerly
portion of the property
Access from Johnson Ave
Surround Use /
Zoning
Northeast: Office (O), typically in converted residences
East, South, and Southwest: Medium-Density Residential (R-2), single-family
residences
West and North: Community Commercial (C-C), shopping center anchored by
Albertson's and Rite-Aid
Figure 1: Revised Project (Rendering)
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ARC 175-13 (1335 Johnson Ave)
Page 3
2.2 Project Description
The studio residence is proposed to be remodeled, adding a bathroom and a laundry room on the
ground floor and 3 bedrooms and 1 bath upstairs in a new second-floor addition. Small covered
porches will be constructed on the front and the rear of the residence. An existing parking space
behind the residence will be retained.
3.0 EVALUATION
Projects on “sensitive” sites or located along a creek or waterway are subject to architectural
review, and must be approved by the Architectural Review Commission unless the Director of
Community Development determines the project to be “minor or incidental”. The site is already
paved and developed, and new construction will take place within this developed area. This
project was initially determined to be minor, involving simply construction within an already-
developed site, and no intensification of use (i.e. to remain a single-family residence).
Much of the new construction for this project is proposed to take place within the creek setback
After reviewing the original project design, staff believed that there were potential design
changes for the project that would further reduce the need for the creek setback exception, and to
make the scale and character of the building more compatible with neighboring structures on the
site and in the neighborhood, in compliance with the City’s Community Design Guidelines. Staff
is pleased with the design changes that have been made and believes that the changes have
addressed the concerns raised at the previous Commission hearing while at the same time
reducing encroachment into the creek setback. The following discussion evaluates the response
to each directional item provided by the Commissioners.
Design Refinements
1. Provide additional detailing similar to the adjacent structure on the project site to provide
better compatibility between the two structures. Detailing should include soffited eaves,
gable trim, window trim, and cornice molding.
Appropriate trim and detailing has been provided. The original design of the expanded residence
attempted to mimic, to some degree, the Neoclassical Rowhouse style of the adjacent residence
at 1333 Johnson, and further attention to detailing was required to achieve compatibility. The
revised design exhibits a Vernacular style that is itself compatible with the adjacent residence,
and those in its neighborhood, without the need to mimic individual details. As the style of the
residence is characterized by simple trim and little or no decoration, it may be unnecessary, or
even inappropriate to introduce decorative elements like gable trim and cornice molding.
2. Modify window design and proportion to create uniform window style throughout all
elevations; similar to the windows of the adjacent on-site structure.
3. Provide additional window details in the project drawings. Indicate the type of materials for
the window frames and mullions, their dimensions, and colors. Include the materials and
dimensions of all lintels, sills, surrounds, recesses, and other related window features. This
should include sectional window details.
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ARC 175-13 (1335 Johnson Ave)
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The revised design introduces a uniform window style that is applied consistently and
harmoniously across all of the building elevations. White vinyl windows will be used, purposely
selected to match the form and quality of wood windows and surrounded by appropriately
proportioned wood trim. Drawings do not include details indicating dimensions. The applicant
will be prepared to discuss these details, and approval of the project can be made subject to
conditions of approval related to window dimensions.
4. Modify the design so that architectural features do not conflict with one another.
Originally, some elements like the belly-band across the building façade and the peaked porch
covering did not appear visually compatible with one “other. With the redesign, such conflicting
elements have been eliminated, and the revised plans show a harmonious design.
5. Modify the design to include wood, rather than vinyl, deck railings to provide a more natural
appearance.
Plans originally called for extensive use of vinyl material for deck and stairway railings at the
front, side, and rear of the house, but the external stairways and rear decks have been eliminated
with the revised design. Elevation drawings still show vinyl railings (“Wide-Plank – Craftsman
Style”) to be installed around the existing creek-side deck. With a reduced extent of railing,
limited to the perimeter of the existing ground floor deck, carefully chosen vinyl material might
be satisfactory. However, the use of wood for deck railings will provide a quality and
authenticity of material more in keeping with the intent of the Community Design Guidelines
(see Condition # 3 of the Draft Resolution).
Landscaping
6. Provide taller landscaping to help break up the massing at the northwest elevation; a
landscaped trellis may be appropriate.
The massing at the northwest elevation has been reduced and balanced by the elimination of rear
decks, a more harmonious and balanced window arrangement, and articulation between
horizontal Hardi-Plank siding at the bottom and vertical board-and-batten on the second floor. It
no longer appears that landscaping needs to be used to help break up massing on this elevation.
Figure 2: Elevations, front (east) and side (north), depicting window arrangement and detail
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ARC 175-13 (1335 Johnson Ave)
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Approval of this project will be subject to the condition that a landscape plan be submitted for
staff review and approval prior to the issuance of any permits to construct the residence, and that
the plan include appropriate and attractive plantings that enhance the building architecture.
Massing and Form
7. Provide vertical and horizontal articulation at the northeast elevation. This may be
accomplished by providing a planar shift between the front deck wall and main façade to
reduce the apparent massing of the structure to provide visual interest.
The front wall that was proposed to enclose the creek-side deck and external stairway has been
eliminated. Articulation is now provided by a transition from the wall of the house to the deck
railing around the creek-side deck.
8. Provide an open-picket design for the upper floor rear deck railing (southwest elevation), in
place of solid siding.
The upper-floor rear deck and associated railing have been eliminated.
Creek Setback
9. Clearly indicate the top of the creek bank and associated 20-foot creek setback line on the
site plan.
A revised site plan more clearly delineates the top of creek bank and associated 20-foot creek
setback line, and better differentiates these from elevation contour lines.
10. The ARC is supportive of the proposed creek setback exception. The ARC can support
additional minor encroachment into the setback area to provide a higher quality design with
added articulation.
The revised design reduces the amount of new construction proposed to take place within the
creek setback, and provides superior design that responds to the constraints and opportunities of
the site. The external stairway proposed to be built over the creek-side deck has been eliminated.
Re-orientation of upstairs bedrooms along the length of the house has pulled some floor area out
of the setback at the rear. As an added benefit, this has provided all three bedrooms with window
space that looks out over the creek, rather than the driveway and parking lot.
In order to grant exceptions from creek setback requirements, several findings must be made,1
including:
There are circumstances applying to the site, such as size, shape or topography,
which do not apply generally to land in the vicinity with the same zoning, that
would deprive the property of privileges enjoyed by other property in the vicinity
with the same zoning;
1 SLOMC §17.16.025 G.4: Property Development Standards—Creek Setbacks—Exceptions
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ARC 175-13 (1335 Johnson Ave)
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The exception will not constitute a grant of special privilege – an entitlement
inconsistent with the limitations upon other properties in the vicinity with the same
zoning;
Site development cannot be accomplished with a redesign of the project;
Redesign of the project would deny the property owner reasonable use of the
property. (“Reasonable use of the property” in the case of new development may
include less development than indicated by zoning. In the case of additional
development on an already developed site, “reasonable development” may mean
no additional development considering site
constraints and the existing development’s
scale, design, or density.)
In this case, the site contains unique topography, namely
San Luis Obispo Creek, which greatly reduces the
developable area of the property. Further constraints are
presented by the adjacent residence, which precludes
placement of the subject residence any farther from the
creek bank.
The new design strikes a balance between the property
owner’s reasonable use of the property and the need to
protect the creek as a significant natural resource. It
responds to site constraints, minimizing encroachment
into the creek setback by eliminating the creek-side
external stairway and upper-floor landing, and
efficiently orienting upstairs bedrooms along the length
of the house. Quality design has made the most of a
small encroachment into an already paved and
developed portion of the creek setback.
4.0 OTHER DEPARTMENT COMMENTS
Plans submitted with this application were reviewed by
the Building & Safety, Public Works, and Utilities
departments. Comments were provided related to
Parking and Driveway Standards, solid waste container storage, utilities services, and flood zone
mapping.
The Natural Resources Manager also reviewed the plans and conducted a site visit to assess the
approximate location of the creek setback and associated riparian vegetation. He indicated that
although portions of the addition are encroaching into the creek setback, new construction is
occurring within an already-developed portion of the site and is not expected to introduce
detrimental impacts to the creek or riparian vegetation. He noted the proximity of a sycamore
tree to the house and to portions of the proposed addition. To address these concerns, the
applicant will be required to conduct any necessary work on the tree under the direction of a
qualified arborist. These concerns would be addressed through conditions of any project
approval.
Figure 3: Encroachment (dotted)
Creek setback (solid)
Original encroachment (cross-hatch)
ARC2 - 6
ARC 175-13 (1335 Johnson Ave)
Page 7
5.0 ALTERNATIVES
5.1 Deny the application, finding that:
1. The project does not conform to the Community Design Guidelines because of
incompatibility with neighboring structures in scale, detailing, and character, and that
2. The findings necessary to grant an exception from the creek setback cannot be made
because redesign of the project that would reduce the need for an exception is possible,
and would not deny the property owner reasonable use of the property.
5.2 Continue the project to a future date, providing the applicant with directional items.
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Plans (Reduced Size)
Included in Committee Member Portfolio: Project Plans (11” x 17”)
ARC2 - 7
RESOLUTION NO. ####-14
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL APPROVAL TO AN ADDITION TO A SINGLE-
FAMILY RESIDENCE LOCATED AT 1335 JOHNSON AVENUE AND
APPROVING A CREEK SETBACK EXCEPTION
(OFFICE (O) ZONE; ARC 175-13)
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 June 16, 2014, pursuant to a proceeding instituted under application ARC
175-13, Dan Ferriera, applicant to allow an addition to an existing residential structure with a
creek setback exception; 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; and
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 (ARC 175-13), based on the following findings:
1. The project conforms to the policies and goals of the City’s General Plan since dwellings are
allowed in the Office zone, and the project is well below the maximum allowed density, and
as conditioned, the project conforms to the regulations set forth in the City’s Zoning
Ordinance.
2. The project is compatible in scale and character with nearby structures on the site and in the
neighborhood as the addition to the residence respects site constraints imposed by existing
development on the site, and the presence of the creek and associated riparian vegetation.
3.The project design is consistent with the City’s Community Design Guidelines applicable to
residential development on infill sites and the remodeled residence responds to the site’s
unique characteristics and fits into the City’s wider context through its scale, siting, detailing,
and overall character.
4. The location and design of the residence addition will minimize impacts to scenic resources,
water quality, and riparian habitat, including opportunities for wildlife habitation, rest, and
movement. The residence addition will be constructed within an already developed portion of
the project site, and conditions of approval require protection of the adjacent sycamore tree.
5. The creek setback exception will not limit the City’s design options for providing flood
control measures that are needed to achieve adopted city flood policies. An existing drainage
ARC2 - 8
Attachment 1
Resolution No. ARC ####-14 Page 2
1335 Johnson Ave, ARC 175-13
easement over the creek and its banks allows the City the opportunity to provide such
measures.
6. The creek setback exception will not prevent the implementation of city-adopted plans, nor
increase the adverse environmental effects of implementing such plans. It is limited to
allowing a minor addition onto an existing structure within a developed portion of the site.
7. There are circumstances applying to the site which do not apply generally to land in the
vicinity with the same zoning that would deprive the property of privileges enjoyed by other
property in the vicinity with the same zoning. San Luis Obsipo Creek bisects the property
and its creek banks and associated riparian vegetation occupy a considerable portion of the
property, significantly limiting its development potential.
8. The creek setback exception will not constitute a grant of special privilege. It is intended to
provide relief from specific and unique topographical features of the site in order to allow
reasonable use of the property.
9. The creek setback exception will not be detrimental to the public welfare or injurious to other
property in the area of the project or downstream. The addition to the residence is within the
existing building footprint. An elevation certificate has been provided to confirm that the
elevation of the finished floor of the residence is above the base flood height.
10. Site development cannot be accomplished with a redesign of the project. The portion of the
property not occupied by creek, creek banks, and riparian vegetation is developed with two
structures and a parking area, with no alternate location in which to construct the addition to
this residence.
11. Redesign of the project would deny the property owner reasonable use of the property. As
there is no alternate location for an addition to this residence, further redesign of the project
would effectively preclude an addition to the residence.
12. The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). It consists of one single-family residence in the Office (O) Zone, which
permits residential land use, as described in the CEQA Guidelines (§15303—New
Construction of Small Structures).
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project (ARC 175-13), with incorporation of the following conditions:
Planning
1.Construction drawings submitted for building permits must be in substantial compliance with
the project plans approved by the ARC. A separate, full-size sheet, (labeled and listed as
sheet number 2) must be included in working drawings, listing all conditions of project
approval. Any change to approved design, colors, materials, landscaping, or other conditions
ARC2 - 9
Resolution No. ARC ####-14 Page 3
1335 Johnson Ave, ARC 175-13
of approval must be approved by the Community Development Director or the Architectural
Review Commission, as appropriate.
2.Any modifications to the approved color 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.A wood railing shall be used for decks to provide a more natural appearance consistent with
guidance contained in the Community Design Guidelines.
4.No trees may be removed except in conformance with Tree Regulations (SLOMC Chapter
12.24). Plan submitted for construction permits must include tree protection measures for the
protection of the sycamore tree adjacent to the south side of the residence. Trimming or
maintenance of the tree necessary to complete this project must be conducted by a certified
arborist.
5.Riparian vegetation within the creek setback must be protected. No construction activities are
permitted within the creek setback, except within the building footprint of the existing studio
residence and within the existing paved parking area.
6.Plans submitted for construction permits must include a landscaping plan consistent with
§6.2 of the Community Design Guidelines for review and approval by the Community
Development Department prior to issuance of any permits for construction of the residence.
7.All exterior lighting must be oriented, recessed, or shielded to prevent light trespass and
pollution, in compliance with Night Sky Preservation regulations (Zoning Ordinance Chapter
17.23).
Public Works
8.All sections of damaged or displaced curb, gutter & sidewalk shall be repaired or replaced to
the satisfaction of the Public Works Director.
9.The building plan submittal shall show and note compliance with the parking and driveway
standards for the proposed parking lot changes. The plan shall include all space and bay
width dimensions, slopes, signing, and striping per City Engineering Standard #2250. The
accessible space shall comply with the California Building Code.
10.The building plan submittal shall clarify the storage location for the solid, recycle, and green
waste containers. The container areas shall be screened or concealed in accordance with the
Zoning Regulations.
11.The existing elevation certificate is acceptable for building permit review and issuance. A
Letter of Map Revision (LOMR) is recommended to remove the structure from the Special
Flood Hazard Area (SFHA). Unless a LOMR is provided, an updated contemporary FEMA
ARC2 - 10
Resolution No. ARC ####-14 Page 4
1335 Johnson Ave, ARC 175-13
elevation certificate shall be provided at the completion of construction and prior to final
inspection approvals.
Utilities
12.The applicant shall submit a plan that delineates the location of the property’s existing and
proposed water meter(s), water services, and sewer laterals to the points of connection at the
City water and sewer mains in Johnson Avenue.
13.The proposed residential unit shall have a separate water meter.
14.The property’s existing 4” sewer laterals must pass a video inspection to the point of
connection at the City main, including repair or replacement, as part of the project. The
CCTV inspection shall be submitted with the Building Permit application for review and
approval by the Utilities Department prior to issuance of a Building Permit for the residential
remodel.
15.The Applicant shall provide written verification from San Luis Garbage Company that the
proposed trash and recycling enclosure location and size is adequate to serve the project.
Tom Martin of San Luis Garbage Company can be contacted at 805-543-0875.
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 16th day of June, 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission
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VICINITY MAP File No. 175-13
1335 Johnson Ave ¯
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Attachment 2
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Attachment 3
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DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
June 2, 2014
ROLL CALL:
Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy
Nemcik, Allen Root, and Vice-Chair Greg Wynn
Absent: Chairperson Michelle McCovey-Good
Staff: Senior Planner Pam Ricci, Recreation and Public Art Manager Melissa
Mudgett, Fire Captain Matt Callahan, and Recording Secretary Diane
Clement
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of May 19, 2014, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 2160 Santa Barbara Avenue. ARCPA 72-14; Review of Public Art for World
Trade Center Memorial at Fire Station 1; PF-H zone; City of San Luis Obispo –
Parks and Recreation Dept., applicant. (Melissa Mudgett)
Recreation and Public Art Manager Mudgett presented the staff report, recommending
adoption of the Draft Resolution, which finds that the public artwork proposed for the
World Trade Center Memorial project at Fire Station 1 meets the City’s Guidelines for
Public Art, based on findings, and subject to conditions, and recommending City Council
approval of the project.
PUBLIC COMMENTS:
Kathy Teufel, SLO Art Museum and member of the memorial art jury, noted that the
artist said there was a slight noise when the wind blows through the rods, somewhat like
a whistle.
There were no further comments made from the public.
Draft ARC Minutes
June 2, 2014
Page 2
COMMISSION COMMENTS:
Commr. Ehdaie stated that she would like to preserve the tree if possible as it adds
value to the community and to the memorial.
Commr. Andreen agreed and stated that sitting under the tree contributes to the
experience of viewing the memorial and the buckling sidewalk does not necessarily
affect the memorial.
Recreation and Public Art Manager Mudgett explained that many of the tree’s roots are
on the surface doing damage and that it is not a selected species for this street corridor.
She noted the Tree Committee will have opportunities to study the impacts, and that the
loss of the tree could be mitigated by compensatory planting of new trees elsewhere on
the site.
Commr. Curtis suggested it may be appropriate to consider a more visible and
prominent site for the memorial.
Senior Planner Ricci noted that the location meets the required criteria for visibility in a
public location.
Fire Captain Matt Callahan stated that, in order to get such a large piece from the World
Trade Center site, it was required that it be placed in an emergency services location.
Commr. Curtis expressed concern that the memorial’s name does not do justice to
honoring safety personnel trying to rescue other people. He noted there are World
Trade Centers in several major U.S. cities and around the world, and he is not sure that
people will associate the name with the event in 10-20 years. He also asked if
informational plaques will be included and if lighting could provide the colors rather than
the rods.
Recreation and Public Art Manager Mudgett stated that, while there was not much
discussion about alternative names.
Senior Planner Ricci stated that the name resonates with most Americans and, as an
important event in history, it will be remembered.
Recreation and Public Art Manager Mudgett stated there will be an informational plaque
in addition to the words inscribed on the concrete bases and up-lighting between the
concrete base and the beam, creating an illusion of the beam floating.
Commr. Root expressed concerns about the finish on the rods fading, the spacing of the
rods, and the height of the beam. He suggested mounting it so it does not present a
horizontal surface for sitting.
Commr. Nemcik stated she was concerned about birds leaving droppings on the rods.
Commr. Wynn expressed concern that the rods could be bent which would be very
difficult to fix. He asked if they will be painted, powder coated, or anodized, and
Draft ARC Minutes
June 2, 2014
Page 3
whether the lettering will be attached or recessed into the concrete. He stated his
biggest concern is the potential for the rods to bend. He asked if they will sway in the
wind, whether they could be broken, and what process is used to make sure that the
rods will last a long time.
Recreation and Public Art Manager Mudgett responded that the rods will be the same
diameter as the samples and will be buried about 2-2½ feet in the concrete base. She
noted that the rods may be screwed into the base, and the blue rods will be powder
coated, but the process of creating the rust color has not been determined. She stated
that the beam has been outside behind the fire station for seven years with minimal
rusting but there will be some sort of drainage included in the base to prevent staining of
the base, possibly using pebbles and draining into the surrounding landscape. She
noted that this artist was the only one of 93 who submitted a design that placed the
beam horizontally and that this was based on the artist’s research indicating this was
probably its original positioning in the World Trade Center. She stated the spacing of
the rods will be random.
Fire Captain Callahan noted that the rods will be solid, not hollow, and that the goal is to
have them move a little in the wind because they represent people although there is
concern about the rods bending which has to be ironed out with the artist. He noted
that oxidizing is fine since the rods are meant to age. He stated that the artist is being
asked to make sure there are no burrs on the beam. He also noted that the tree is
raising sections of the sidewalk, causing difficulty for a Fire Department volunteer who
uses a wheelchair.
Commr. Wynn stated that he would prefer the two replacement trees be planted long
before the large tree is removed.
Commr. Root stated he is fine with the potential staining from the rods or with the
drainage if it is used to prevent staining. He noted he likes the idea of the movement of
the rods but is concerned about damage. He supported a system for quick and easy
replacement.
Commr. Wynn supported building full-size mockups before construction and the use of
surveillance cameras.
There were no further comments made from the Commission.
On motion by Commr. Wynn, seconded by Commr. Curtis, to adopt the Draft
Resolution, which finds that the public artwork proposed for the World Trade Center
Memorial project at Fire Station 1 meets the City’s Guidelines for Public Art, based on
findings, and subject to conditions noted, and recommending City Council approval of
the project.
AYES: Commrs. Wynn, Curtis, Andreen, Ehdaie, Nemcik, and Root
NOES: None
RECUSED: None
ABSENT: Commr. McCovey-Good
Draft ARC Minutes
June 2, 2014
Page 4
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast: Pam Ricci gave an agenda forecast of upcoming projects.
3. Commission:
Commr. Curtis asked about the status of the Chinatown Project and if any
modifications to plans were expected to come forward to the ARC. Pam Ricci
responded that the Monterey Street portion of the project would be moving forward
first and that some minor changes to plans were approved last year through a
minor or incidental architectural review application. She noted that she did not
anticipate any significant changes to project plans, but if there were, they would
need to go to the ARC for review and approval.
The Commission suggested for some of the larger projects reviewed in recent
years such as MindBody and Sesloc that it might be worthwhile to review the
original project plans and compare them to the finished projects. Pam Ricci
indicated that it might be a good idea to have a field trip to visit some of the project
sites as a group; the Commission concurred with this idea.
ADJOURNMENT: The meeting adjourned at 6:10 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary