HomeMy WebLinkAbout07-10-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
July 15, 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 July 1, 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 $273 and must accompany the appeal
documentation.
1. 3601 Sacramento Drive. ARC 65-13; Review of parking lot expansion to provide
additional parking for UPS; M-S zone; United Parcel Service, Inc., applicant.
(Marcus Carloni)
2. 1404 Chorro Street. ARC 76-12; Review of four -unit condominium project in the
Old Town Historic District; R-4-H zone; Koru Trust, applicant. (Brian Leveille)
Architectural Review Commission
Page 2
COMMENT & DISCUSSION:
3. Staff
a. Agenda Forecast
4. Commission
ADJOURNMENT
Presenting Planners: Marcus Caroni and Brian Leveille
® 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.
city of Meeting Date; July 15, 2013
SAn Us oBi o Item Number: 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of parking lot expansion to provide additional parking for United Parcel
Service located on the west side of Sacramento Drive, north of Industrial Way.
PROJECT ADDRESS: 3601 Sacramento Drive BY: Marcus Carloni, Assistant Planner C
Phone Number: 781-7176
e-mail: mearloni@slocity.org
FILE NUMBER: ARC 65-13 FROM; Pam Ricci, Senior Planner *j
RECOMMENDATION
Adopt the Draft Resolution (Attachment 3) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant
United Parcel Service, Inc.
Representative
Jerry Michael (RRM Design Group)
Zoning
Manufacturing (M-S
General Plan
Services and Manufacturing
Site Area
—100,190
App. Complete
May 7, 2013
Environmental
Categorically Exempt from
Status
environmental review under
Section 15332 (In -Fill Development
Projects) of the CEQA Guidelines.
SUMMARY
r,rr'
The project includes the removal of 26 trees to be replaced with new parking for United Parcel
Service (UPS). The proposal is to expand the existing parking areas to the south and west to provide:
a total of 106 parking spaces. The applicant has requested flexibility from the parking lot
landscaping requirement of the Parking and Driveway standards due to the need to accommodate
on -site UPS employee parking and the circulation of large vehicles.
Staff supports the limited parking lot landscaping proposal due to large vehicle circulation and the
added perimeter landscaping to provide parking lot shade. Additionally, the proposed landscaping is
consistent with parking lot landscaping provided at neighboring properties.
ARC 65-13 (3601 Sacramento)
Page 2
1.0 COMMISSION'S PURVIEW
The project includes the construction of an expanded parking lot accommodating a total of 106
parking spaces in the Manufacturing (M-S) zone. The ARC's role is to review the project in terms
of its consistency with the Community Design Guidelines (CDG) and the Parking and Driveway
Standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The subject property is located along Sacramento Drive (Attachment 1, Vicinity Map) adjacent to
various industrial uses and the Broad Street Village Mixed Use project to the north.
The property contains an approximately 16,000 square foot sorting and distribution center and
associated paved parking/truck circulation routes for United Parcel Service (UPS). The UPS
building and existing paved area comprise approximately 70% of the site. South of the UPS
building/existing parking area is a low sloped unimproved area and east of the existing building
is a retention basin.
Site Size
100,190 square feet
Present Use & Development
UPS sorting & distribution center
Topography
Developed area: Flat
Access
Sacramento Drive
Surrounding Use/Zoning
North: Service Commercial (C-S-S) & Manufacturing (M)
South: Manufacturing (M-S)
East: Manufacturing (M)
West: Service Commercial (C-S-S)
2.2 Project Description
The UPS facility has employee and equipment parking demands that exceed the minimum
parking requirement of the City's Zoning Regulations and the recent restriping of Sacramento
Drive eliminated one lane of parallel parking which further impacted UPS employees who used
to park on the street. As such, UPS intends to expand its existing parking area to provide an
additional 79 on -site parking spaces.
The project includes the removal of approximately 26 trees (mainly Eucalyptus with some Toyon
and Acacia trees) to be replaced with an expanded parking area for UPS (Attachment 2, Project
Plans). The new parking area will expand the existing parking area to the west and south. The
western parking lot expansion will include 14 new parking spaces for employees.
The southern expansion will include 68 employee parking spaces, 26 UPS equipment parking
spaces (i.e. trucks and tractors), new parking lot lighting (Attachment 2, Project Plans, sheet 4), a
new split face/precision block retaining wall (Attachment 2, Project Plans, sheets 5 & 7) ranging
in height from two feet at the front of the property to six feet at the rear of the property, and new
landscaping (Attachment 2, Project Plans, sheet L1).
ARC 65-13 (3601 Sacramento)
Page 3
2.3 Project Statistics
Item
Proposed 1
Ordinance Standard z
Street Yard
10 feet
5 feet
Other Yard
16 feet
0 feet
Parking Spaces
106
—19
Notes: 1. Applicant's project plans (May 2, 2013)
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
The following analysis focuses on tree removals and parking lot landscaping and does not discuss
the proposed retaining wall or parking lot lighting. Both the proposed retaining wall and parking lot
lighting comply with the Community Design Guidelines and Zoning Regulations respectively.
3.1 Tree Removals: The City Arborist met on -site with the applicant team to review the
proposed tree removals. The City Arborist supports the proposed tree removals because the
applicant has provided a one to one ratio of replacement trees on -site.
3.2 Parking Lot Expansion: The proposed parking lot expansion is to provide additional on -site
parking for UPS employees and UPS equipment. Employee parking spaces meet the minimum
parking space width and length requirements and UPS equipment spaces are wider and longer
than a standard parking space to accommodate the UPS equipment dimension. Due to the need to
accommodate UPS employee parking needs and the circulation of large vehicles, UPS has
requested flexibility from the parking lot landscaping requirements of the Parking and Driveway
standards, which require "planting areas to generally be provided after each six parking spaces in
any row and at the ends of each row of parking spaces to encourage the use of trees in parking
area." As mitigation, the applicant has provided extensive landscaping as well as 14 trees along
the south property line to shade the southern portion of the parking lot and an additional
landscape strip with two trees adjacent to the southern entry (Attachment 2, Project Plans, sheet
L1). Additionally, the proposed landscaping is consistent with parking lot landscaping provided
at neighboring properties, 3641 Sacramento Drive and 750 Industrial Way (The Gas Company).
Consistent with the Community Design Guidelines the proposed parking lot expansion areas
provide landscaping along Sacramento Drive (which is currently not landscaped) to define the
entrance to the site' and ensure the parking lot does not dominate street views of the projece.
Additionally, condition of approval #3 ensures landscaping along the Sacramento Drive frontage,
exclusive of within 30 feet of access driveways, will be at least three -feet in height, consisting of
five gallon or larger plants, or a landscaped berm, consistent with the Community Design.
Guidelines3.
Community Design Guidelines Chapter 3.3.E: Landscaping should be used on industrial sites to define areas such as
entrances to buildings and parking lots,
2 Community Design Guidelines Chapter 6.3.B: Parking lots should not dominate street view ofprojects.
3 Community Design Guidelines Chapter 6.3.B-2: When parking lots are proposed along street frontages, they shall be
screened by a three-foot (minimum) high wall, fence, hedge consisting offive gallon or largerplants, or landscaped
berm. The area between such screen and the street shall be landscaped.
ARC 65-13 (3601 Sacramento)
Page 4
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. Draft Resolution
Included in Committee member portfolio: project plans 11 x 17 not to scale
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Attachment 3
RESOLUTION NO. ####-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING AN EXPANDED PARKING AREA INCLUDING 79 NEW
PARKING SPACES FOR UNITED PARCEL SERVICE LOCATED AT 3601
SACRAMENTO DRIVE (M-S ZONE; ARC 65-13)
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 July 15, 2013, pursuant to a proceeding instituted under ARC 65-13,
United Parcel Service, Inc., applicant; 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 65-13), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. As conditioned, the project design maintains consistency with the City's Community Design
Guidelines by providing sufficient landscaping to define the entrance and screen view of the
parking lot from Sacramento Drive.
3. In accordance with Section 17.16.070 of the Zoning Regulations, the ARC approves an
exception to the Parking & Driveway Standards to allow the parking lot landscaping shown
on plans without the typical peninsular planter requirement in terms of number and spacing
because of the need to provide adequate and safe large vehicle circulation for the site
business and the plan's consistency with parking lot landscaping provided on neighboring
properties.
4. The project is categorically exempt under Section 15332 (In -Fill Development Projects) of
the CEQA Guidelines because the project is within City limits, consistent with applicable
City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by
required utilities and public services.
Resolution No. ARC-##4#-13
3601 Sacramento, ARC 65-13
Page 2
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project (ARC 65-13), with incorporation of the following conditions:
Planning Department
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall 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. Plans submitted for a building permit shall include a final landscaping plan, including
irrigation details. The legend for the landscaping plan shall include the sizes and species of
all groundcovers, shrubs, and trees and vines with corresponding symbols for each plant
material showing their specific locations on plans.
3. Landscaping along Sacramento Drive shall be at least three -feet in height, consisting of five
gallon or larger plants, or a landscaped berm, exclusive of the area within 30 feet of the
access driveways (to ensure safe line -of -sight for vehicles entering and exiting the site).
4. Plans submitted for a building permit shall include final design (i.e. color, material, and
dimension) details for the proposed railing atop the proposed retaining wall.
5. The applicant shall provide a minimum of five long-term and two short-term bicycle parking
spaces. Bicycle parking shall be shown on plans submitted for a building permit.
6. Any proposed exterior lighting shall be shown on plans submitted for a building permit and
shall be downward -facing, fully recessed, and shielded to avoid light trespass and adverse
impacts to visibility of the night sky consistent with Chapter 17.23 of the Zoning Regulations
7. Plans submitted or a building permit shall include the max height of proposed parking lot
light poles. Parking lot light poles shall not exceed a height of 21 feet.
Fire Department
8. The applicant shall provide steel bollards on all sides of the fuel island subject to vehicle
impact, to the satisfaction of the Fire Department.
Resolution No. ARC-####-13
3601 Sacramento, ARC 65-13
Utilities Department
Page 3
9. Plans submitted for a building permit shall include the location of the properties existing
sewer lateral and any existing water services.
10. 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 prior to issuance of a Building Permit.
11. The landscape plans shall include a "Maximum Applied Water Allowance" calculation in
compliance with the City's Municipal Code Chapter 17.87 and Engineering Standards.
Public Works Department
12. The building plan submittal shall include a complete soils report to provide analysis for all
proposed improvements. Analysis and recommendations shall be provided for the proposed
retaining wall, subjacent excavation near the southerly property line, and any proposal for
porous paving if included as part of the drainage analysis. The soils engineer shall provide a
final review letter of the working drawings and details.
13. The building plan submittal shall include a complete inventory of all trees and shrubs to be
retained or to be removed. The plan shall include the diameter and species where applicable.
At a minimum, the mature Toyon, Acacia, and Eucalyptus trees shall be identified.
14. Compensatory tree plantings shall be provided at a 1 to 1 ratio for all trees and mature shrubs
to be removed to re-establish the urban forest. The final number, planting location, and tree
species shall be approved to the satisfaction of the City Arborist and the Planning Division.
Compensatory plantings shall be a minimum of 15-gallon stock.
15. A tree preservation plan and plan notes shall be included in the building plan submittal for all
trees to remain.
16. Additional street tree plantings may be required at the rate of one 15-gallon street tree for
each 35 lineal feet of frontage to enhance the existing plantings to the satisfaction of the City
Arborist.
17. The existing dead tree located in the planter near the northerly entrance shall be removed. A
separate dedicated sign post shall be provided for the internal speed limit sign if necessary.
18. All planter areas shall be provided with an "A" curb or curb and gutter per City Engineering
Standards #4020 and/or #4030. The curbing shall be provided to clearly delineate the
boundary between the parking and planting areas and to protect the adjoining pavements.
Resolution No. ARC-####-13
3601 Sacramento, ARC 65-13
Page 4
The curbing shall be reinforced in accordance with recommendations in the project soils
report.
19. The planter areas adjacent to the public sidewalk along Sacramento shall be backfilled to be
level with the adjoining sidewalk in accordance with ADA and City Engineering Standards.
20. The building plan submittal shall include a complete and final drainage report. The pre vs.
post analysis shall consider the existing facility vs. proposed expansion. The pre -
development analysis shall include the existing smaller upslope linear detention basin and
spillway that is located in the parking lot expansion area and is proposed to be removed. The
final design shall include additional detention capacity and/or porous paving as necessary to
match the pre -development condition.
21. The final drainage report and plans shall show and note compliance with City Engineering
Standard 1010.B for water quality treatment for runoff for the entire parking lot. The
existing and proposed parking areas and drive aisles shall be upgraded to provide improved
treatment equivalent to 28% of the 2-year storm event. A treatment train approach would be
reasonable for this existing built out parcel. The existing northerly lot shall be included in
the water quality treatment analysis and upgrade.
22. A separate permit will be required from the City Building Division and County
Environmental Health for the abandonment of the existing water well. The plans shall
include all pertinent details if the water well will be retained.
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 15th day of July, 2013.
Pam Ricci, Secretary
Architectural Review Commission
city of Meeting Date: July 15, 2013
A sAn WIS OBISPO Item Number: 2
Iftas
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of proposal to construct four detached condominium units on a vacant lot at
the southeast corner of Pismo and Chorro Streets.
PROJECT ADDRESS: 1404 Chorro Street BY: Brian Leveille, Associate Planner (781-7166)r
E-mail: bleveille@slocity.org
FILE NUMBER: ARC 76-12 FROM: Pam Ricci, Senior Planner PR
RECOMMENDATION: Adopt the Draft Resolution (Attachment 6) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
Devin Gallager
Representative
Jeff Schneidereit, Architect
Zoning
R-4 (High -Density Residential)
General Plan
High Density Residential
Site Area
16,500 square feet (.38 acres)
Environmental
Exempt from environmental
Status
review under Class 32 (Section
15332), Infill Development
Projects.
SUMMARY AND BACKGROUND
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ISO-.,p
The applicant's proposal to develop the subject property was reviewed by the Cultural Heritage
Committee since it is new construction within the Old Town Historic District. The CHC has
recommended approval of the project subject to recommended conditions of approval. The CHC
reviewed the proposed project on September 24, 2012, and December 17, 2012 (Attachments 4
5, CHC Reports and follow up). The ARC's review should focus on the projects conformance
with Community Design Guidelines and evaluate the applicant's responses to CHC
recommended conditions of approval.
The ARC previously reviewed and approved a similar 4-unit residential project on this site on
September 15, 2008. The project was never constructed and its architectural approval has
expired. The applicant is now proposing a revised project design which is similar in scope and
site layout, but modifies the project architecture to an extent that the revised architecture requires
review by the CHC and ARC.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 2
1.0 COMMISSION'S PURVIEW
The ARC's role is to review the project in terms of its consistency with the Community Design
Guidelines (CDG) for residential project design and recommended conditions from the Cultural
Heritage Committee.
2.0 PROJECT SITE INFORMATION
This property is within the Old Town Historic District and is adjacent to a Master List historic
property known as the Norton House at 850 Buchon. The adjacent property to the east includes
multi -family development zoned R-4-H. Properties to the south are within the R-2-H district,
while properties to the north (closer to downtown) are zoned Office.
The property slopes steeply up from Chorro and Pismo Street and then immediately levels off to
a gently sloping plateau. The site is vacant and planted with several small pine trees and a palm
tree. The southern part of the property is utilized as an extended yard and landscape area for the
residence at 850 Buchon Street. An easement is currently in place to allow the landscape area to
remain with development of the proposed project. At the edge of the property line adjacent to
Chorro Street, a historic rock retaining wall extends along the frontage between the project site
and Buchon Street. Adjacent development to the east includes 17 multi -family units.
2.1 Site Information/Settin
Site Size
16,500 s.f. (.38 acres)
Present Use & Development
Parcel is vacant and unimproved
Topography
Steeply sloping at perimeters along streets, then levels toward
interior of lot
Access
Currently no vehicular access
Surrounding Use/Zoning
North: Office (0) across Pismo Street
South: Medium -Density residential with Historic Overlay ( )
East: High -Density Residential with Historic Overlay (R-4-H
West: High -Density Residential with Historic Overlay (R-4-H)
2.2 Project Description
The proposed development would include 4 new detached 2-bedroom dwelling units that range
in size from 2,253 square feet up to 2,590 square feet in a 2-story layout. Parking is provided in
a shared basement level with two -car garages for each unit. An elevator provides access from the
garage up to a central courtyard that allows access to the landscaped common areas. A stairwell
is also located off the driveway and Chorro Street sidewalk. The existing historic rock wall will
remain in place along the property frontage.
The design of the project is Spanish/Mission style. Exterior materials include 2-piece clay
mission tile roofing, copper gutters, stained wood beams, trellises, and doors, and tile vents.
Stucco is proposed with an off-white color for the main body of the residential units and a beige-
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 3
sand color for the basement -garage level. Outdoor decks allow for views to the west and north.
Site retaining walls include stucco retaining walls along Chorro Street and a stepped gabion rock
retaining wall along Pismo Street. The area between the retaining walls and the base of the
podium is designed with vegetation to provide screening and soften the appearance of the
podium structure.
2.3 Proiect Statistics
Statistics
Item
Proposed'
Ordinance Standard 2
Street Yard setback
15 feet
15 feet
Interior yard setbacks (east, Unit 2)
19 feet
6.8 feet
6.5 feet
Interior yard setbacks (east, Unit 4)
9 feet
6.5 feet
Interior yard setback (south, Unit 3)
11.5 feet
5 feet
Max. Height of Structures (Unit 1,
highest building)
. 26.7 feet
35 feet
Coverage
50%
60%
Parking Spaces
8 spaces
8 spaces (4-units, 2 bedrooms
each)
Bicycle parking
2 per unit (provided in storage
area within garages)
2 per unit, interior storage or
lockers
Notes: 1. Applicant's project plans submitted 4-18-13
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
3.1 Cultural Heritage Committee Recommendation — Historic Preservation Guidelines
The Cultural Heritage Committee recommended final architectural review approval by the ARC
based on submitted plans including the following modifications and submittal information
discussed below:
1) Greater variation in roof angles and planes:
Staff Analysis: The applicant has not responded to this directional item. In a previous submittal
to the CHC, the applicant notes the intent of the project design is to create a historically accurate
Spanish/Colonial style project (Attachment 3 - Applicant response letter to CHC). The
applicant's position is that having variation in roof angles and planes is not consistent with other
Spanish Colonial/Eclectic style houses in the district. The December 12, 2012, CHC staff report
notes that the project is not directly comparable to the scale or context of other Spanish/Mission
style buildings in the District. Staff had recommended that the project design incorporate
additional roof treatment to enhance the architectural quality of the project, reduce its apparent
mass, and enhance its visual interest for a project site in this prominent location. The CHC
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 4
concluded that the directional item still needed to be addressed, and that plans provided for final
architectural review approval should include these modifications.
ARC Discussion point: The ARC should discuss whether additional roof articulation needs to
be provided with more variation in roof planes and angles as recommended by the CHC. The
ARC could elect to provide direction on needed revisions to be provided on plans submitted for
construction approval, or continue the item for further review.
2) Provide roof eave details including materials, dimensions, colors, and outrigger
dimensions for ARC review.
Staff Analysis: The applicant has included details on Sheet 7 of project plans. The plan sheet
provides various exterior details along with dimensions. The details include information on
decorative tiles, chimney caps, gable vent tiles, and other exterior features.
3) Provide balcony railing details for ARC review.
Staff Analysis: The applicant provided a detail on Sheet 7 of project plans which shows a stucco
pilaster with a wrought iron railing. The railings appear to conform to the CHC's prior direction
from the September 2012, review which called for a more open railing design.
4) Increased wall offsets to provide additional horizontal articulation;
Staff Analysis: Similar to the discussion on Item #1 on rooflines, the applicant maintains that
Spanish Colonial/Eclectic style houses in the district have very few wall offsets and that
horizontal articulation is sufficiently provided with variation in wainscoting (response #4,
Attachment 3).
ARC Discussion point: The ARC should discuss whether increased wall offsets need to be
incorporated into the project to provide additional horizontal articulation as recommended by the
CHC. The ARC could elect to provide direction on needed revisions to be provided on plans
submitted for construction approval, or continue the item for further review.
5) Landscape plans reviewed by the Architectural Review Commission shall be prepared
by a licensed Landscape Architecture professional with emphasis on effective
screening of the podium structure. The plan shall focus on the articulation of the
corner element and Chorro Street wall to de-emphasize the podium.
Staff Analysis: The landscape plan has been modified and now includes more tree and shrub
plantings and plantings designed to cover the bank and grow along walls of the podium. The
applicant has stated the plan was prepared under the direction of a licensed landscape
architecture professional. Staff believes the number and variety of planting should effectively
screen and deemphasize the podium walls.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 5
6) The retaining walls should be modified to de-emphasize the height of the podium and
include rectilinear and terraced forms similar to the styles found in the
neighborhood, providing ample space for landscaping.
Staff Analysis: The applicant has removed the previously proposed curving walls with stone
veneer and revised plans to include a stepped gabion wall along Pismo Street. The gabion wall is
designed to use rock material found onsite during earthwork and provides a rectilinear form and
terracing to reduce the apparent wall height along the street. Staff believes the gabion wall design
is an effective way to make use of site material and that it achieves a more organic aesthetic than
the previously long curving wall.
7) Attention to fenestration — windows more in proportion to wall surfaces with some
divided lights and arch forms and details of sills and surrounds. Details on window
models, dimensions, and materials shall be provided for ARC review.
Staff Analysis: The applicant's window design provides for deep set windows and an unadorned
style without sill details or divided lights. The proportion of windows to wall surfaces on some
elevations appears out of balance, but the applicant has stated that this is a more historically
accurate representation. Windows are called out as "almond" vinyl and a detail is shown on
Sheet 7 of project plans.
ARC Discussion point: The ARC should discuss the proposed window design and whether
revisions are needed by providing more proportional windows along with more details such as
divided lights as recommended by the CHC. The ARC could elect to provide direction on needed
revisions to be provided on plans submitted for construction approval, or continue the item for
further review.
8) Details of architectural features such as chimney flues, downspouts, and columns
shall be provided for ARC review.
Staff Analysis: Various details were provided on Sheet 7 of project plans including chimney
flues, porch and eave details, and eave details showing round copper gutters.
3.2 Community Design Guidelines
Chapter 5 — Residential Project Design
The following applicable guidelines from Chapter 5, Residential Project Design, are
highlighted followed by staff's analysis of the project's design consistency with the cited
guidelines.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 6
■ 5.2.F. Exterior Finish Materials.
Staff Analysis: The above guideline states that buildings should have "four-sided"
architecture with all elevations utilizing the same materials, design details and window
treatment, and that fagade details should not only be limited to the elevation facing the street.
The project's architectural treatment on elevations which do not face Chorro and Pismo
Streets is not reflected on the southeast and northeast elevations which face interior property
lines. The windows on these elevations do not include any inset or similar detail that is
shown on the Chorro and Pismo Street elevations. Staff has included recommended
Condition No. 3 which requires inset windows on upper floors visible from adjacent
properties similar to the inset window details provided on the street facing elevations.
■ 5.2.H. Garages and Carports.
■ 5.4.B. Parking and Driveways.
Staff Analysis: The project design includes parking in a podium style configuration which is
accessed at the ground level from Chorro Street. The above guideline states that multi -family
projects should avoid the common problem of projects which appear garage and driveway
dominated. The proposed podium parking configuration is very similar to the previously
approved project on the site and is a solution that works with the unique constraints of the
site given its sloping topography. Although the podium and entrance will be visible from
around the site, the design responds to the steep topography by providing the parking below
grade. This design achieves a reduction in the overall massing of the project and responds to
the CDG guidelines cited above to screen parking and reduce the amount of grading that
would be needed if each unit had its own individual driveway and garage.
■ 5.3A. Infill Development
Staff Analysis: The project is within the Old Town Historic District which terminates on the
other side of Pismo Street. Surrounding properties were developed in different eras and include a
variety of architectural styles including, Spanish/Colonial Eclectic, Victorian, and Craftsman.
The apartment building to the east and the old City Fire station at Pismo and Garden Streets
exhibit a Spanish/Mission style. With the exception of the Clark/Norton House located to the
east of the project site, the project site is located adjacent to non-contributing buildings which do
not exhibit architectural styles common in the Old Town Historic District.
The building heights of the proposed residential units range from 20-27 feet from average natural
grade, which is well below the maximum height requirement of 35 feet in the R-4 zone. Since
the project is designed to fit into the site, rather that constructing the project on top of the slope,
the apparent mass and visual impact is reduced. The proposed project will complement
development in the immediate vicinity and the proposed Spanish style architecture will be
compatible with surrounding development.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 7
■ 5.4.C.3. Balconies, porches, and patios.
Staff Analysis: The Community Design Guidelines encourage the use of balconies, porches, and
patios for practical and aesthetic value since these elements can help break up large wall masses,
and provide offset floor setbacks and add human scale to structures. The project makes extensive
use of long covered porches on the first floors of residential units facing Chorro and Pismo
Streets. The interior of the project also provides covered porches. Although the exterior
elevations facing the southeast and northeast do not provide balconies or porches, this may be a
desirable feature to maintain privacy and minimize overlook into private yard areas of adjacent
properties.
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 response letter to CHC, October 24, 2012
4. September 24, 2012, CHC Staff Report & follow up
5. December 17, 2012, CHC Staff Report & resolution
6. Draft Resolution
Included in Commission member portfolio: project plans
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Attachment 3
24 October 2012
Kim Murry
Deputy Community Development Director
919 Palm Street
San Luis Obispo, CA 93401-3218
RE: ARC 76-12: 1404 Chorro Street
Ms. Murry:
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This letter is in response to the comments received at the 9/24/12 meeting and your letter
dated 9/28/2012 and provided to assist you, staff, and the Cultural Heritage Committee
("CHC") in review of the revised plans.
My clients and I take great pride in honoring the historical significance of our project located
in the Old Town Historic District ("District"). In the early phases of the project, we closely
reviewed the Historic Preservation Program Guidelines ("Guidelines") and analyzed varying
style scenarios with the Owner. We agreed that with the project site situated on a rise which
once had a clear view of the mission? (less than 1400 feet away), combined with the
historical significance of the City, that the Spanish Colonial or Spanish Ec[c]lectic as defined
in the Guidelines is the most appropriate.
The R-4 project site is distinct in the District and the scale of the project is appropriate. It is
located on a sloping lot that that is part of a rise that separates the flat terrain of the
downtown from the higher, but predominantly flat, District to the south. Even though the
District is principally zoned R-2, the R-4 site faces the downtown and borders zone O to the
north. Because of these qualities, the site is appropriate for a project of the scale we
proposed. We developed a paradigm that would logically explain the project in an historical
sense, reviewed the Guidelines2, and studied existing buildings to design the project we
submitted.
The CHC is charged on new projects with "[t]he application of architectural, historic, and
cultural preservation standards and guidelines to projects and approvals involving historic
sites, districts, and structures.i3 The duties of the CHC do not include development of new
styles. The District only contains a few structures that fall into the Spanish Colonial or
I All .references to the "mission" refer to the San Luis Obispo mission which has a unique style from
other California missions.
2 Because of the multiple stories in the project, we considered the
"Monterey Style" because of the timeliness with are paradigm and
adobe look. However, this style is generally more urban and
rectangular and would have stifled the overall design. C-22524 Architecture
3 San Luis Obispo Municipal Code § 14.01.030 (B) (5) B-7 -104 t�c�rrst.ruca'srm
LEED AP SustahlINUty
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www.jsc:hneidet-oitarchit:ects.com Web
Eclectic categories. Combined designated characteristics as stated in the Guidelines are:
1. barrel or flat tile roofs;
2. heavy wooden roof timbers;4
3. parapets (trowelled plaster or stucco);
4. flat or low pitched roofs;
5. arched doors and windows;
6. the chimney cap, vents and drains; and
7. ornamental wood and metal accents
See Appendix A for examples taken from the District, unless otherwise noted, which
exemplify the detailing described above.
Direction from the CHC meeting and your letter called for many items that diverge from the
Guidelines or historical accuracy for Spanish Colonial or Eclectic Style. The CHC's
recommendation to alter the project and include elements that are neither in the Guidelines,
nor historically accurate present an unusual situation where the citizens of San Luis Obispo,
as evidenced by their preparation and adoption of the Guidelines, along with the Owners of
the property, who desire a buildable project that reflects historical accuracy are in
disagreement with current staff and CHC committee members. Given the fact that certain
elements of the project are modern occurrences, like the open podium garage below the
project, we have carefully considered all of the recommendations. As a result, we have
augmented the presentation where certain elements where missed by the committee, but also
revised the plans to include some of these features where they could be justified by structures
outside of the District, like the mission, or considered a plausible modification that could
have been made to the project over the "years."
Our responses to your comments (bolded) are as follows:
1. Greater variation in roof angles and planes
a. Variation in roof angles and planes diverges from the Guidelines and all of the
Spanish Colonial/Eclectic style houses in the District. (See Appendix A)
b. The design of this project features 4 individually distinct units. Each unique
unit has intersecting roof planes and roofs on multiple levels making them at
least as, if not more, varied than any historic houses in the District.
c. However, the angled roof section of Unit 1 was raised 16" and the pitch
increased to 6:12. Per the discussions at the meeting, this helps make this
structure stand out as an "early" building on the site.
4 A survey of the houses in the District reveals no houses with a barrel roof or wooden roof timbers.
Cielo Del Obispo: CHC Response Letter 2
Roof plan view of revised
project showing multiple roof
planes and orientations, Note
how the buildings with
intersecting roof planes form
the inner court yard.
2. Deeper roof eaves and articulation such as exposed rafters
a. Deep roof eaves diverge from the Guidelines and all of the Spanish
Colonial/Eclectic style houses in the District. Exposed rafters only occur at
porches.
b. As shown in the original submit, typical eaves are 1 6" which is deeper than
the existing houses in the District. This choice was made because it is similar
to the mission, but also provides additional protection from water and sun for
the units. just like most of the Spanish Colon!al/Eclectic style houses in the
district, all of the porch eaves are exposed, It is also the intent to paint the
roof truss/rafter tails a contrasting color to emulate the mission.
Image from the revised
project with detail of the
exposed rafters in the
porches and tails above
c. Additionally, we have added heavy timber outriggers to the gable ends of the
units. These are proportioned similar to those on the mission and tucked
under the eave for longevity.
Cielo ❑el Obispo: CHC Response letter 3
` This illustration indicates the
new outriggers as well as the
I
' sleep set windows and metal
accents to be discussed
t below.
W
3. A more open balcony design
a. The Spanish ColonW/Eclectic style houses in the District are typically one
story and don't have balconies. However, many of them have garden walls.
Except to define a space, the purpose of these walls is protection and privacy.
b. pursuant to the CHC's recommendation, we have suggested metal railing at
intervals between pilasters at deck spaces further from living space, Where
the porches are close to living space, we have kept the solid walls but
articulated them with alternating small openings with metal grates and tiled
recesses.
c. The metal patterns shown in all of the drawings are only suggestions of the
final style which shall be complimentary to the Spanish Colonial Design. This
style was chosen for the presentations because it is readily visible in the
drawings and works well with the computer model, Note that all of the
computer renderings do not indicate the hand trowelled stucco finish.
Cielo Del Obispo: CHC Response letter
The openings/recesses in
the half -walls are more
of a revival type detail
we added as
compromise to help
articulate the surfaces.
rd
4. Increased wall offsets and rounded forms to provide additional horizontal
articulation
a. The Spanish Colonial/Eclectic style houses in the district have very few wall
offsets and no rounded forms except for occasional arches. As indicated in
the original design, we have appropriately used curved forms liberally in the
landscape and entrance features of the project. See drawing below showing
the articulated wall offsets and curvilinear features, in particular at the
pedestrian level.
b. In order to enhance the horizontal articulation, the project includes various
types of wainscoting. On the darker, rusticated level of the garage, the
wainscot base is a darker shade of the main podium wall. On the upper
levels, wainscots have been added and embellished in a terra cotta color.
This is a detail used commonly on similar projects in the historic districts,
including the Railroad station. (See Appendix A - 8)
S. Further screening of the podium base such as rock, vines, or additional
earthwork
a. The intent of the design was to have rustication decrease as the element of the
building is farther above grade. This is traditionally and historically correct.
While "earthwork" is maximized to hide the podium, a new stone retaining
wall is shown primarily along Pismo Street. This goes up to the next level
which is the podium, stucco, but darker than the main body.
b. As shown on the original landscape plan and revised elevations, it is the intent
that this wail be covered with creeping fig and ivy. This is similar to the
mission with rock retaining walls and white painted adobe/slump stone walls,
In addition to the Ivy, the landscape plan indicates dense plantings which will
serve to hide the podium in just a number of years. In the computer rendering
Cielo Del Obispo: CHC Response Letter 5
below, plants placed according to the landscape plan had to be removed 50
that the building elements could be seen.
6. Attention to fenestration - windows more proportioned to walls surfaces with
some divided lights and arch forms and details of sills and surrounds.
a. The Guidelines do not address windows with the exception of timber
surrounds and arched windows. A survey of the existing houses in the district
shows that arched tops are more common than timber. By far, the majority of
windows are unembellished with a square top. Windows which are arch
topped or deep set are located sparingly in special rooms in the front of the
house, presumably the living room.
b. Divided lights are not considered in the Guidelines and in many of the
existing houses, used only in the featured window.
c. Because the mission does not use timbers, we chose to not use timbers and
place more emphasis on either deep set or arch top windows. in only a few
openings, the upper painted wainscot color will be used to enhance the
contrast of the opening. This is an extension of the wainscoting discussed
above and used in similar historic buildings and missions
This image of revised
project shows a
featured front
window, arched,
recessed, and with
divided lights.
{Wainscot is low in
this picture to align
with other side of the
wall where the slope
Cielo Del Obispo, CHC Response Letter -
drops.
d. We believe that details of sills is not historically accurate and not addressed in
the Guidelines for Spanish Colonial/Eclectic except for sill lines shown on the
sketch under Spanish Eclectic and are not features of the historical houses in
the District. Fancy sills, like the building shown in Appendix A-6 on Pismo
Street, appear to be cheap add-ons reminiscent of European styles. With the
exception of old projects built with wood -sash windows that include a sill,
detailed sills are not appropriate for a project of this style or this project
7. Details of chimneys flues, downspouts and columns
a. The Guidelines only address chimney caps with regard to the list. About half
of the chimneys on the Spanish Colonial/Eclectic style houses are embellished.
Where 2 or more occur, only the forward most chimney is embellished. Here,
as included in the original submittal, each chimney cap is specially detailed.
We varied 3 out of 4 of them to be different to emphasize uniqueness, but
purposefully kept 2 the same to avoid looking forced.
This image from the
revised plans shows the
Ak 3 chimney cap types.
This image also shows
an ornamental metal
accent suggested in the
Guidelines but not
addressed in your letter,
Additionally, detailed
gable attic vents and
juliet balconies are
included which
enhance detail, but
were not recognized in
the letter.
b. Roof gutters are a modern invention not included in most missions. In the
1920's there were many nice buildings in southern California constructed in a
similar style, These structures were built on the heels of the craftsman style
and elements like downspouts were highly detailed. This is not the historical
reference we want to emulate in this project. For practical reasons, this
project shal I have gutters, but like 1443 Osos St, (Appendix A - 5) and later
additions to the mission, downspouts will be diminished. (See Appendix A -
7).
c. Like gutters, columns for Spanish Colonial/Eclectic styles are not addressed in
Cielo Del Obispo: CHC Response Letter 7
the Guidelines and the only example on page 26 is very simple. On the
mission, the embellishment of the columns decreases as you get farther from
the main sanctuary, which is typical. We believe that like the page 26
example, and the house at 1443 Osos St. (featured in the Guidelines) simple
columns are more appropriate for this project.
Thank you for your time and consideration on these issues. Please call if you have any
questions.
Very truly yours,
dereit
Arehitect
1
cc: Devin Gallagher
Astrid Gallagher
Appendix A
Example i- Homes on Broad St @ Pismo - (Located 590' from project site.)
offsets and no rounded forms except archways.
Cielo Del Obispo: CHC Response Letter
' Roofs are low pitch with
hip or one cross gable.
Eaves are minimal,
Windows/openings are a
combination of square
►rt,. and arched tops. Half -
wall is solid stucco. Eave
vent is simple tile. These
houses have few wall
M
Example 2 - Santa Rosa Street at Pismo - (Located a 1/4 mile from project site,)
Roofs are low pitch with
one cross gable. Caves
are minimal. Rafter tails
are only exposed at
porch.
Windows/openings are
square with minimal
divisions, Half -wall is
solid stucco. Eave vent
is simple tile. Chimney
is flared. This house has few wall offsets and no rounded forms.
Example 3 - Nipomo Street at Islay - (Located a 1/4 mile from project site.)
Roofs are low pitch with one cross
gable. Eaves are minimal. No
exposed Rafter tails.
Windows/openings are square
with minimal divisions. Chimney
has a house style cap. This house
has few wall offsets and no
rounded forms.
Example 4 - 539 Islay Street - (Located a 1/4 mile from project site.)
Roofs are low pitch gable. Eaves are
minimal. No exposed Rafter tails.
Windows/openings are square with minimal
divisions, but deep. Chimney has no
embellishment. This house has few wall
offsets and no rounded forms, note that the
deep set window is trapezoidal.
Cielo Del Obispo: CHC Response Letter 9
Example 5 _ 1443 Osos Street [Featured in the Guidelines] (Located 700' from project
site.)
style caps, one clay pot and the other simple brick.
rounded forms except side of porch,
Roofs are low pitch with
one cross gable on each
end. Eaves are minimal.
Exposed Rafter tails at
porch only.
Windows/openings are
square with one deep
set feature window.
Chimneys Dave multiple
This house has few wall offsets and no
Example 6 - 1022 Pismo Street - (Located 610' from project site.)
This building does not appear to be historical
but is located in the Old Town Historic
District. I believe that this building post dates
the creation of the CHC.
go 9
Roofs are low pitch with one cross gable.
Eaves are minimal. No exposed Rafter tails.
Windows/openings are square with no divisions, a foam sill is the only embellishment. Site
wall is simple with no detail. This building has few wall offsets and no rounded forms.
Cielo Del Obispo: CHC Response Letter 10
Example 7 - San Luis Obispo Mission, built in 1772 but remodeled with design by Julia
Morgan in the 1930s. (Located in the Downtown District 1/4 mile from project site.)
Roofs are low pitch with cross gables only as required to form the courtyards. Eaves are short
but have rafter tails.5 Windows/openings are generally square with minimal divisions, with
older units set deep. Porch columns are simple with porch Supported by beam, not arches.
Chimney plain brick. This building has few wall offsets, being the aggregation of several
large and simple spaces. The design has few rounded forms except for entry porch (not
shown).
Example 8 - Railroad Station, built in 1941 (located in the Railroad district, just over a 1/4
mile from project site.)
Roofs are low pitch with one cross gable/hip.
Eaves are minimal. No exposed Rafter tails
except at porch. Windows/openings are
typically square with minimal divisions, but
deep. Chimney is brick with no
embellishment. The corners of the main
structure are reminiscent of Art Deco rather
than Spanish Colonial or Eclectic. Note, however, the painted wainscot, traditionally used in
many missions and structures to delineate the base and to minimize the appearance of
washed up mud on old dirt sites.
5 interestingly, even though this structure was considered too far from the project site, it contains more
of the recommendations than any of the buildings within the Old Town Historic District,
Gelo Del Obispo: CHC Response Letter 1
CITY OF SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE STAFF REPORT
BY: Brian Leveille, Associate Planner A
VIA: Phil Dunmore, Long -Range Planning
Attachment 4
ITEM # 1
MEETING DATE: September 24, 2012
FROM: Kim Murry, Deputy Director, Long -Range Planning
PROJECT ADDRESS: 1404 Chorro Street
SUBJECT: Review of four proposed residential units at the Southeast corner of Pismo and
Chorro Streets, within the Old Town Historic District, in the High -Density
Residential Zone (R-4).
SUMMARY RECOMMENDATION
Recommend the Architectural Review Commission find the proposed residential units and site
improvements consistent with the Historic Preservation Program Guidelines and approve the
project subject to conditions.
BACKGROUND
The applicant is requesting approval to develop a vacant property at the southeast corner of
Pismo and Chorro Streets with a detached four unit -condominium project. The applicant's
proposal to develop the subject property requires review by the Cultural Heritage Committee
since it is new construction within the Old Town Historic District. The CHC's review should
focus on the project's architectural compatibility in its location within a historic district.
Previous Review
A similar 4-unit residential project was approved by the ARC on September 15, 2008. The ARC
approval was based on CHC review of a substantially similar project reviewed by the CHC on
April 25, 2005. The project was never constructed and its architectural approval has expired. The
applicant is now proposing a revised project design which is similar in scope and site layout, but
modifies the project architecture to an extent that review by the CHC for a determination of
consistency with the Historic Preservation Guidelines is required prior to ARC review.
Site Description
The project site is a 0.38-acre property at the corner of Pismo and Chorro. It is zoned High -
Density Residential with a Historical Preservation Zone overlay (R-4-H). This property is within
the Old Town Historic District and is adjacent to a Master List historic property known as the
Norton House at 850 Buchon. Adjacent properties to the south and east are within the R-2-11
district, while properties to the north (closer to downtown) are zoned Office.
The property slopes steeply up from Chorro and Pismo Street and then immediately levels off to
a gently sloping plateau. The site is vacant and planted with several small pine trees and a palm
CHC Agenda Report, 1404 Chorro Street
ARC 76-12
Page 2
tree. The southern part of the property is utilized as an extended yard and landscape area for the
residence at 850 Buchon. An easement is currently in place to allow the landscape area to remain
with development of the proposed project. At the edge of the property line adjacent to Chorro
Street, a historic rock retaining wall extends along the frontage between the project site and
Buchon Street. Adjacent development to the east includes 17 apartment units.
Project Description
The proposed development would include 4 new detached 2-bedroom dwelling units that range
in size from 2,253 square feet up to 2,590 square feet in a 2-story layout. Parking is provided in
a shared basement level with two -car garages for each unit. An elevator provides access from the
garage up to a central courtyard that allows access to the landscaped common areas. A stairwell
is also located off the driveway and Chorro Street sidewalk. The existing historic rock wall will
remain in place along the property frontage.
The design of the project is Spanish/Mission style. Exterior materials include 2-piece clay
mission tile roofing, copper gutters, stained wood beams, trellises, and doors, and tile vents.
Stucco is proposed with an off-white color for the main body of the residential units and a beige -
sand color for the basement -garage level. Outdoor decks allow for views to the west and north.
Site retaining walls include a stone veneer and planters will provide areas for screen vegetation
and landscaping for the areas sloping up to the walls of the podium structure on the basement
level.
Evaluation
Historic Preservation Guidelines
3.2.1 Architecturally compatible development within Historic Districts
New structures in historic districts shall be designed to be architecturally compatible
with the district's prevailing historic architecture as measured by their consistency with
the scale, massing, rhythm, signature architectural elements, exterior materials, siting
and street yard setbacks of the districts historic structures as described in Figures 2 & 3.
New structures are not required to copy or imitate historic structures, or seek to create
the illusion that a new building is historic.
Staff Response: The project site is located on the northern edge of the Old Town Historic District
which terminates on the south side of Pismo Street. The surrounding properties are developed
with a mix of architectural styles, including Spanish Colonial/Eclectic, Victorian, and Crafstman.
The apartment building to the east and the old City Fire station at Pismo and Garden Streets
exhibit a Spanish/Mission style. With the exception of the Clark/Norton House located to the east
of the project site, the project site is located adjacent to non-contributing buildings which do not
exhibit architectural styles common in the Old Town Historic District. The building height of the
proposed residential units range from 20-27 feet in height from average natural grade, which is
well below the maximum height requirement of 35 feet in the R-4 zone. Since the project is
CHC Agenda Report, 1404 Chorro Street
ARC 76-12
Page 3
designed to fit into the site, rather that constructing the project on top of the slope, the apparent
mass and visual impact is reduced. The proposed project will be complementary to development
in the immediate vicinity and the proposed Spanish style architecture will not appear inconsistent
with surrounding development.
As mentioned, a similar project with a podium style building and Spanish architectural style was
reviewed by the CHC in 2005 and approved by the ARC in 2008. While the current version of
the project has some attractive elements, there are features of the previously approved plans that
would improve the proposed design and make it more in character with its historical district
setting. Staff will be recommending to the ARC that the current design be modified to
incorporate the following:
1. Greater variation in roof angles and planes;
2. Deeper roof eaves and articulation such as exposed rafters;
3. A more open balcony railing design;
a. Increased wall offsets and rounded forms to provide additional horizontal articulation;
5. Further screening techniques for the podium base such as rock facing and/or landscape
screening such as vine planting);
6. Attention to fenestration — windows more in proportion to wall surfaces . with some
divided lights and arch forms and details of sills and surrounds; and
7. Details of architectural features such as chimney flues, downspouts, and columns
Since the project site plan and massing is essentially the same as the previously supported
project, staff recommends that the CHC take an action at this meeting to forward the project to
the ARC with the added direction on building design to enhance the architectural character of the
project to ensure compatibility in the historical district, and consistency with the Historic
Preservation Guidelines.
Recommendation
Recommend to the Architectural Review Commission that the project be approved, based on
findings, and subject to the conditions in the attached resolution.
ALTERNATIVES
1. Continue the item to a date certain for additional discussion or research.
2. Recommend that the project be denied based on inconsistency with the City's Historic
Preservation Program Guidelines.
CHC Agenda Report, 1404 Chorro Street
ARC 76-12
Page 4
ATTACHMENTS
Attachment 1: Vicinity map
Attachment 2: Reduced scale project plans
Attachment 3: Resolution
Enclosed: full size project plans
Koru Trust
1680 La Finca Court
Arroyo Grande, CA 93402
SUBJECT: ARC 76-12: 1404 Chorro Street
Review of four -unit condominium project
Gentlemen:
The Cultural Heritage Committee, at its meeting of September 24, 2012, continued
consideration of the above -listed project to a date uncertain with the following
recommendations:
1. Greater variation in roof angles and planes;
2. Deeper roof eaves and articulation such as exposed rafters;
3. A more open balcony railing design;
4. Increased wall offsets and rounded forms to provide additional horizontal
articulation;
5. Further screening techniques for the podium base such as rock facing and/or
landscape screening such as vine planting or the use of additional earthwork to
conceal walls;
6. Attention to fenestration — windows more in proportion to wall surfaces with some
divided lights and arch forms and details of sills and surrounds; and
7. Details of architectural features such as chimney flues, downspouts, and columns.
If you have any questions, please contact Brian Leveille at (805) 781-7166.
Sincerely,
Kim Murry
Deputy Community Development Director
Long -Range Planning
cc: County of SLO Assessor's Office
Jeff Schneidereit
580 Dolliver Street
Pismo Beach, CA 93449
Devin K. Gallagher THE ETAL
1680 La Finca Court
Arroyo Grande, CA 93420
��The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
F5-
CITY OF SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE STAFF REPORT
BY: Brian Leveille, Associate Planner
VIA: Phil Dunsmore, Long -Range Planning ?-5`7
Attachment 5
ITEM 4 2
MEETING DATE: December 17, 2012
FROM: Kim Murry, Deputy Director, Long -Range Planning W'
PROJECT ADDRESS: 1404 Chorro Street
SUBJECT: Continued review of four proposed residential units at the Southeast corner of
Pismo and Chorro Streets, within the Old Town Historic District, in the High -
Density Residential Zone (R-4-H).
SUMMARY RECOMMENDATION
Recommend the Architectural Review Commission grant final approval to the modified project
design based on findings, and subject to conditions of approval.
BACKGROUND
The project involves development of a vacant property at the southeast corner of Pismo and
Chorro Streets with a detached four unit -condominium project. The applicant's proposal requires
review by the Cultural Heritage Committee due to its location within the Old Town Historic
District. The CHC's review should focus on the project's architectural compatibility in its
location within a historic district. The Cultural Heritage Committee's recommendation will be
forwarded to the Architectural Review Commission. The Architectural Review Commission will
evaluate the project for consistency with Community Design Guidelines and consider the project
for final approval.
Previous CHC meeting
On September 24, 2012, the CHC reviewed the proposed project (Attachment 4, 9-24-2012,
CHC Staff Report) and commented on the architectural style and massing of the project. Several
Committee members were concerned with the scale of the structures and the proposed
Mission/Spanish design theme (Attachment 5, meeting minutes & follow up letter). The item
was continued with seven directional items with emphasis on reducing the prominence of the
podium from the street level.
Evaluation
The following evaluation focuses on the modified plans submitted by the applicant in response to
CHC recommendations. For a site description and more background information please reference
the attached 9-24-12, CHC Staff Report. The applicant has provided a letter with responses to
each of the CHC's recommendations (Attachment 2).
Applicant Letter — Attachment 2: The response letter indicates that CHC recommendations
"diverge from the Guidelines", are not consistent with other Spanish Colonial style structures in
}' s
CHC Agenda Report, 1404 Cborro Street (ARC 76-12)
December 17, 2012
Page 2
the Old Town Historic District, and include recommendations that are not within the purview of
the CHC (i.e. windows or other architectural features).
Staff Analysis: The Historic Preservation Guidelines section 3.2.1 (Architecturally compatible
development within Historic Districts) addresses items such as scale, massing, rhythm, signature
architectural elements, exterior materials, siting and street yard setbacks as measures to
determine compatibility of new development in a historic district. It is within the CHC's purview
to make recommendations on windows, materials, roof forms, and design details to the
Architectural Review Commission (ARC). Plans submitted to the ARC should incorporate the
directional items discussed below. The ARC will have final approval for the design of the
project.
Directional Item #1: Greater variation in roof angles and planes.
Staff Analysis: The roof design of Unit 1 was raised 16 inches and the pitch was increased to
6:12. However, changes to the roof design of other units were not included in the revised plans.
The modification does not appear to fully address the CHC's direction to add variation in roof
angles or planes.
The applicant's response letter states that having variation in roof angles and planes diverges
from the Historic Preservation Guidelines and would not be consistent with other Spanish
Colonial/Eclectic style houses in the District. The proposed project is not directly comparable to
the scale and context of other Spanish/mission style buildings in the area. Staff continues to
believe that the project design necessitates additional roof treatment to enhance the architectural
quality of the project, reduce apparent mass, and enhance visual interest for a project site in this
prominent location.
Staff recommends retaining this directional item for the applicant to address in plans submitted
for evaluation by the Architectural Review Commission.
Directional Item #2: Deeper roof eaves and articulation such as exposed rafters.
Staff Analysis: The typical roof eaves have a depth of 16 inches and remain unchanged from the
original submittal. The applicant's response letter notes that 16 inches is deeper than existing
houses in the district, the depth was chosen to provide additional protection from the elements,
and the design is more similar to traditional Mission construction. As proposed in the previous
submittal, all of the porch eaves are exposed with rafters visible. On the revised project the roof
truss/rafter tails are shown as painted a contrasting color to emulate the Mission style. Heavy
timber outriggers also have been added to the gable ends which are designed to be
proportionately similar to the Mission.
Staff is recommending the applicant provide additional details including materials, dimensions,
colors, and outrigger dimensions in plans submitted for final review by the Architectural Review
Commission.
CHC Agenda Report, 1404 Chorro Street (ARC 76-12)
December 17, 2012
Page 3
Directional Item #3: A more open balcony design.
Staff Analysis: The revised design has metal railings added between pilasters at deck spaces
further from the living space. Where porches are located at living space solid walls remain but
articulation has been added with small openings with metal grates and tiled recesses. The railing
style is shown for reference only and final railing details will be determined at a later date,
The alternating solid wall with inset details and railings help to break up the mass of the units
and the podium while providing necessary privacy for the living areas. This response appears to
address CHC direction,
Staff recommends that final railing details be provided to the ARC in plans submitted for final
approval.
Directional Item #4: Increased wall offsets and rounded forms to provide additional horizontal
articulation.
Staff Analysis: As shown in the applicant's original design, curved forms are proposed for
landscape walls and the pedestrian walkway area leading from Chorro Street. The applicant's
response indicates that various types of finishes and color variation have been added. In
response to the CHC direction to increase wall off -sets, the applicant observes that other Spanish
Colonial/Eclectic Style houses in the District have very few wall offsets and no rounded forms
except for occasional arches. The noted examples of small residential units in the District
referenced in the applicant's response letter do not include long unarticulated wall faces and staff
believes comparisons to more monumental non-residential structures such as the Mission and
Railroad Station are not applicable to the project. The image in the Historic Preservation
Guidelines is a good representation of the Spanish Eclectic design theme and includes rounded
forms and varying roof forms as shown in this graphic:
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Dees rarw
AV MNPrW_7_
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rf, f
FCM;
Historic Preservation Guidelines, Historic Architectural Styles (5..1) -Spanish Eclectic
CHC Agenda Report, 1404 Chorro Street (ARC 76-12)
December 17, 2012
Page 4
The applicant should be able to provide adequate articulation with wall offsets that may not
require the buildings to include rounded forms. Plans submitted to the ARC should respond to
this directional item, but with the modification to eliminate the requirement to include rounded
forms, though rounded forms could continue to be a design option to address this item.
Directional Item #5: Further screening of the podium base such as rock, vines, or additional
earthwork.
Staff Analysis: The applicant's response discusses the intent that the podium wall will be
covered with creeping fig and ivy. The landscape plan also includes plantings designed to screen
the podium as the vegetation grows over time. The applicant's proposal for the podium structure
is consistent with previous approvals at this location, and given the site constraints with the site
raised so far above the adjacent grade at the right-of-way, significant modifications to the
podium may not be feasible.
Staff recommends that landscape plans forwarded to the ARC include more plantings at the
northwest elevation. The landscape plan should include larger evergreen plantings that will
screen the podium. Staff recommends the resolution include a direction that landscape plans
forwarded to the Architectural Review Commission be prepared by a licensed Landscape
Architecture professional with attention to effective screening of the podium.
Directional Item #6: Attention to fenestration — windows more proportioned to wall surfaces
with some divided lights and arch forms, and details of sills and surrounds.
Staff Analysis: The applicant's response letter indicates that the project emphasizes deep set or
arch top windows. Feature front windows are arched, recessed and have divided lights. Details
on window types, dimensions and materials were not provided. Fenestration including arch
forms, inset windows, and wrought iron details appear generally compatible with the proposed
architectural style.
Staff recommends that more detailed information be provided in plans submitted to the
Architectural Review Commission.
Directional Item 47: Details of architectural features such as windows, chimney flues,
downspouts, and columns shall be provided in advance of the ARC hearing.
Staff Analysis: The applicant's response shows three chimney cap styles. Details were not
provided. See the applicant's response (Item #7). The chimney caps, tile vents and similar details
appear appropriate for the style.
Staff recommends that details of these architectural features be provided for final review by the
Architectural Review Commission.
CHC Agenda Report, 1404 Chorro Street (ARC 76-12)
December 17, 2012
Page 5
Summary
A similar project with a podium style building and Spanish architectural style was reviewed by
the CHC in 2005 and approved by the ARC in 2008. 1f the CHC finds the overall scale, massing
and architectural style are compatible at this location in the historic district, many of the
architectural details discussed in this report would be appropriately reviewed by the Architectural
Review Commission. Plans submitted for final ARC review approval should include the
recommended CHC directional items. Staff recommends the CHC take an action to move the
project forward to the ARC with specific direction on design details that address compatibility
with the Old Town Historic District.
Recommendation
Recommend to the Architectural Review Commission that the project be approved, based on
findings, and subject to the conditions in the attached resolution.
ALTERNATIVES
1. Continue the item to a date certain for additional discussion or research.
2. Recommend that the project be denied based on inconsistency with the City's Historic
Preservation Program Guidelines.
ATTACHMENTS
Attachment 1: Vicinity map
Attachment 2: Applicant response letter, dated October 24, 2012
Attachment 3: Reduced scale project plans
Attachment 4: CHC Staff Report, September 24, 2012
Attachment 5: CHC meeting minutes & follow up letter, September 24, 2012
Attachment 6: Resolution
Enclosed: full size project plans & color copies of applicant response letter
C
Ity Of SAn t6IS'
OBISp0
Miliffitifflima:
Community Development Department 9 919 Palm Street, San Luis Obispo, CA 93401-3218
March 29, 2013
Koru Trust
1680 La Finca Court
Arroyo Grande, CA 93420
SUBJECT: ARC 76-12: 1404 Chorro Street
Review of four -unit condominium project in the Old Town Historic
District
Gentlemen:
The Cultural Heritage Committee (CHC), at its meeting of December 17, 2012,
recommended that the Architectural Review Commission (ARC) approve four
residential units at the above -listed location and referred the project to the ARC for
further action, based on findings and subject to conditions noted in the attached
resolution.
The decision of the CHC is a recommendation to the ARC and, therefore, is not final.
This matter has not yet been scheduled for administrative action before the ARC.
If you have any questions, please contact Brian Leveille at (805) 781-7166.
Sincerely
Phil Dunsmore
Senior Planner
Long -Range Planning
Attachment: Resolution No. CHC-1006-12
cc: SLO County Assessor's Office
Jeff Schneidereit
580 Dolliver Street
Pismo Beach, CA 93449
Devin K. Gallagher, THE ETAL
1680 La Finca Court
Arroyo Grande, CA 93420
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
RESOLUTION NO. CHC-1006-12
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION APPROVE
FOUR RESIDENTIAL UNITS AT 1404 CHORRO STREET (ARC 7642)
WHEREAS, the Cultural Heritage Committee 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 September 24, 2012, pursuant to a proceeding instituted under application #ARC
76-12, Devin Gallagher, applicant; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo at its
September 24, 2012, public hearing continued the item with direction to modify the project
consistent with recommendations; and,
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo at its
December 17, 2012, public hearing considered the applicant's resubmittal in response to its
previous direction; and,
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Cultural Heritage Committee of the
City of San Luis Obispo as follows:
Section 1. Findings.
L As conditioned, the project is consistent with standards contained in the City's Historical
Preservation Program Guidelines since the project is complementary to the surrounding
development in scale, massing, and architectural character.
2. The project is consistent with General Plan LUE Policy 4.2.1 since it locates new
residential dwellings in close proximity to the downtown core.
3. The proposed project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the proposed residential development
is consistent with the property's high -density residential land use designation.
Section 2. Environmental Review. The project is exempt from environmental review
(CEQA Guidelines, Section 15332, In -Fill Development Projects). The project qualifies for this
exemption since it is consistent with its General Plan and Zoning designation and is located
within the City limits. The project is less than five acres and substantially surrounded by urban
uses. The project site has no value as habitat for endangered, rare, or threatened species.
Approval of the project will not result in any significant effects relating to traffic, noise, air
s
Resolution No. CHC-1006-12
Page 2
quality, or water quality, and the site can adequately be served by all required utilities and public
services.
Section 3. Action. The Committee hereby recommends approval of application #76-12
subject to the following conditions.
Conditions
1. The applicant shall construct project so as to substantially conform to plans approved by
the Architectural Review Commission and stamped with Community Development
Department approval. Any change to approved design, colors, materials, landscaping, or
other conditions of approval must be approved by the Community Development Director.
2. Plans submitted to the ARC shall include the following modifications and submittal
information required for final architectural review:
a. Greater variation in roof angles and planes;
b. Provide roof eave details including materials, dimensions, colors, and outrigger
dimensions for ARC review.
c. Provide balcony railing details for ARC review.
d. Increased wall offsets to provide additional horizontal articulation;
e. Landscape plans reviewed by the Architectural Review Commission shall be prepared
by a licensed Landscape Architecture professional with emphasis on effective screening
of the podium structure. The plan shall focus on the articulation of the corner element
and Chorro Street wall to de-emphasize the podium.
f. The retaining walls should be modified to de-emphasize the height of the podium and
include rectilinear and terraced forms, similar to the styles found in the neighborhood,
providing ample space for landscaping.
g. Attention to fenestration — windows more in proportion to wall surfaces with some
divided lights and arch forms and details of sills and surrounds. Details on window
models, dimensions, and materials shall be provided for ARC review.
h. Details of architectural features such as chimney flues, downspouts, and columns shall
be provided for ARC review.
On motion by Vice -Chair Pavlik, seconded by Committee Member Kalkowski, and on the
following roll call vote:
AYES: Committee Members Pavlik, Kalkowski, Taylor, Brajkovich, and Dandekar
NOES: None
REFRAIN: None
ABSENT: Committee Members Costello and Hill
The foregoing resolution was passed and adopted this 17t` day of December, 2012.
4 ram" 1.
Phil Dunsmore, Secretary
Cultural Heritage Committee
Attachment 6
RESOLUTION NO. ####-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL
FOR A FOUR UNIT RESIDENTIAL PROJECT AT
AT 1404 CHORRO STREET (R-4-H ZONE; ARC 76-12)
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, 990 Palm Street, San Luis Obispo, California, on July 15, 2013,
pursuant to an application filed by Devin Gallagher, applicant, for the purpose of considering
ARC 76-12, a proposal to construct four residential units and associated site improvements at
1404 Chorro Street; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room, 990 Palm Street, San Luis Obispo,
California, on September 24, 2012, and December 17, 2012, and recommended approval of the
proposed project subject to modifications; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; 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.
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findines. The Architectural Review Commission hereby grants final
approval to the project (ARC 76-12), based on the following findings:
1. As conditioned, the project's design is appropriate and will be compatible with
surrounding development.
2. As conditioned, the project design is consistent with the City's Community Design
Guidelines for Residential Projects,
3. As conditioned, the project has been found consistent with Historic Preservation
Guidelines for new projects in Historic Districts by the Cultural Heritage Committee.
4. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site's High -
Density Residential Zoning designation, and the project is consistent with relevant
Zoning and development regulations and will be subject to conformance with all
applicable building, fire, and safety codes.
Resolution No. ARC-####-13
1404 Chorro Street, ARC 76-12
Page 2
5. The project is categorically exempt under Class 32 (Section 15332), Existing Facilities,
of the CEQA Guidelines since the project meets the following criteria:
a. The project is consistent with its general plan designation and applicable general plan
policies.
b. The project site is within City limits on a project site of no more than five acres and is
substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
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 should have a smooth troweled appearance 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 construction permit approvals shall include modifications from the
ARC reviewed plans to include windows on upper floors with inset details similar to
those shown on the Chorro Street and Pismo Street elevations.
4. 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
Resolution No. ARC40111-13
1404 Chorro Street, ARC 76-12
Page 3
installation if the Community Development Director determines that they emit excessive
glare."
5. 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.
6. The site shall be maintained in a neat and orderly manner at all times. All landscaping
shall be maintained in accordance with the approved landscape plan.
7. 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.
8. An OSHA permit is required based on proposed excavation greater than 5'.
9. Plans submitted for construction approval shall demonstrate that operations during
grading and construction will not result in slope instability on the adjacent property
including the area along the Pismo Street frontage adjacent to 1415 Morro Street (Vista
Grande Apartments) to the satisfaction of the Chief Building Official. A geotechnical
report prepared for the property in December 2003 shall be updated to reflect the revised
project proposal and any changing conditions in slope stability. The Geotechnical Report
shall contain specific analysis and recommendations to ensure that project construction
will not result in adverse impacts to the slope stability, existing site improvements, or
structures of the adjacent property to the east. Plans submitted for construction approval
shall incorporate all recommendations of the geotechnical report.
10. The project shall require the preparation of a Water Pollution Control Plan by a licensed
Civil Engineer.
11. The building plan shall show and note all parking and drive aisle improvements per the
parking and driveway standards. The plan shall include all space and bay dimensions,
clearances, pavement materials, and drainage in accordance with the parking and
driveway standards.
Resolution No. ARC-IHM11-13
1404 Chorro Street, ARC 76-12
Page 4
12. The building plan submittal shall include a complete site utility plan. The plan shall
show all utilities to be abandoned, upgrades, and/or relocated. The plan shall show and
note all work within the public right-of-way for reference.
13. During construction, in the event that subsurface cultural or historic material is
discovered on the property, all activities shall cease in the affected area until the area is
surveyed by an archeologist/historian approved by the City. At that time a subsurface
testing program shall be initiated in order to determine the presence or absence of any
historic or pre -historic materials on the site. Under the direction of the
archaeologist/historian, a mitigation plan shall be developed and approved by the
environmental coordinator.
14. Sight visibility for motorists exiting the site onto Chorro Street shall be improved with
the installation of curb extensions on each side of the project's Chorro Street driveway to
the satisfaction of the City Traffic Engineer. With this improvement, sight distance for
vehicles exiting the parking garage shall be re -calculated to determine the amount of on -
street parking to be removed.
15. To improve sight visibility at the Pismo/Chorro intersection, the curbline along the
project's Pismo Street frontage shall be extended into the existing no parking lane
thereby increasing the width of the sidewalk area near the intersection. As part of the
encroachment permit application for this work, the applicant shall submit sight visibility
analysis to determine how much on -street parking can be restored along the project's
Pismo Street frontage.
16. An automatic garage door opener shall be provided for all garages and enclosed parking
areas.
17. The building plan submittal shall show compliance with the Parking and Driveway
Standards for maneuverability into and out of each covered parking space to the
satisfaction of the Community Development Director. The drive aisle may need to be
widened and/or garage door openings increased to allow for all vehicles to enter the
spaces in one maneuver and be capable of exiting to the street in a forward direction in
not more than two maneuvers.
18. Address Numbers: Approved address numbers shall be placed on all new buildings in such
a position to be plainly visible and legible from the street fronting the property. Numbers
shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. Provide
a monument sign at project entrance with address numbers for each building plainly
visible in addition to addresses on each building.
19. Fire Department Access to Equipment: Rooms or areas containing controls for air -
handling systems, automatic fire -protection systems, or other diction, suppression or
control elements shall be identified for use by the fire department and shall be located in
the same area. A sign shall be provided on the door to the room or area stating "Fire
Sprinkler Riser" and "Fire Alarm Control Panel".
Resolution No. ARC-####-13
1404 Chorro Street, ARC 76-12
Page 5
20. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
21. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13 fire
sprinkler system will be required for this project for the garage and an NFPA 13D
system for each residence. Shop Drawings and Specifications shall be submitted for
review and approval prior to installation. Maintenance agreements of the fire sprinkler
system shall be included in the CC&R's of this project.
22. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 14 of the CFC.
23. The utility plan and/or architectural site plan shall show the location of all utility
company meters and appurtenances for reference. The plan shall include the location of
the required backflow preventer for the fire sprinkler service.
24. The utility plan shall clearly show and note that all wire utilities shall be underground.
The plan shall show all existing overhead wiring for reference. The plan shall show and
note any existing or proposed Public Utility Easements (PUE's) for reference. Building
vertical and horizontal clearances from the existing overhead wiring shall be approved to
the satisfaction of the PG&E.
25. A construction staging plan shall be submitted to the City for review and approval prior
to encroachment permit issuance for work or construction staging within the public right-
of-way.
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 15`h day of July, 2013.
Pam Ricci, Secretary
Architectural Review Commission
DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
July 1, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
Absent: None
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, and
Recording Secretary Rachel Cohen
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of June 19, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Eric Meyer, San Luis Obispo: addressed the ARC regarding an email he sent regarding
traffic impacts related to Item # 2 (French Hospital). He noted that he did not have all
the background about the review of the project in terms of the past traffic study, the new
traffic analysis required with the current project, and the installation of the traffic signal
at Ella Street being a mitigation requirement with the original master plan, prior to
sending his email. He requested that the ARC be sensitive to the traffic impacts to
neighborhoods when reviewing new projects.
There were no further comments made from the public.
PUBLIC HEARINGS:
75 Prado Road. ARC 64-13; Review of a new two-story office building adjacent to
an existing office; C-S-S zone; J. B. Dewar, Inc., applicant. (Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report, recommending the
adoption of the Draft Resolution which approves the project, based on findings and
subject to conditions, which he outlined.
George Garcia, project architect and representative, noted that he had been working
closely with staff on the project and had no issues with the proposed conditions of
approval. He went over the floor plans and the connections between buildings and
explained that the paint colors of the existing buildings would be refreshed to coordinate
with the new construction.
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PUBLIC COMMENTS: There were no comments made from the public.
COMMISSION COMMENTS:
There were no further comments made from the Commission.
On motion by Commr. Palazzo, seconded by Commr. Hopkins, to adopt the draft
resolution granting final approval to the project as recommended with no changes.
AYES: Commrs. Curtis, Ehdaie, Hopkins, Palazzo, Wynn, Vice -Chair McCovey-
Good, and Chairperson Duffy
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
Commr. Palazzo recused himself from Item # 2 due to personal reasons.
2. 1911 Johnson Avenue. ARC 140-11; Architectural review of a new 18,000
square -foot office building behind the hospital, a 5,000 square -foot urgent care
center in the front parking lot, and a 2,130 square -foot temporary auditorium on the
north side of the main Lizzie Street driveway of the French Hospital campus; O-S
zone; French Hospital, applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending adoption of the
Draft Resolution which grants final approval to the project, based on findings and
subject to conditions, which she outlined.
Commr. Wynn questioned the parking count for the new office building and whether
staff is comfortable with the proposed 1:300 square feet parking ratio. Ms. Ricci
described the layers to the parking calculation, noting that parking as currently
developed exceeded ordinance requirements. She stated that parking for hospitals is
based on the number of beds provided by the facility and indicated that the 1:300
parking ratio is the appropriate ratio for administrative offices, noting that doctor offices
have a higher requirement of 1:200. She stressed that changes will compromise some
of the most convenient parking and that it will be essential for hospital administration to
be diligent in monitoring on -site parking use by patients, visitors, and staff. She noted
that the approved use permit required a parking and trip reduction management
program.
Commr. Curtis questioned how many parcels and ownerships there were and what the
assumed property line is. Ms. Ricci stated that there were several separate parcels and
that most of these were owned by the hospital, but there were also two additional
parcels that were separately owned, which she pointed out on the master plan slide.
She stated that the assumed property lines were used to determine compliance with
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code requirements and not new proposed property lines. She suggested that the
project architect could speak further on the topic.
Commr. Ehdaie questioned whether ownership was part of the ARC purview. Ms. Ricci
stated that knowing the ownership of the parcels was important because the Master
Plan covers the whole site but does not come into play for the current buildings before
the ARC.
Commr. Curtis questioned what parcels are subject to this proposal. Ms. Ricci stated
that the proposed buildings were all on property that French Hospital owns. She
acknowledged that some of the lighting and parking is shared between different
property owners and that the architect may be able to provide further clarification on any
agreements between the property owners regarding maintenance and improvements to
joint facilities.
Commr. Curtis questioned if Building E was still on the approved Master Plan. Ms. Ricci
commented that it was. Commr. Curtis further questioned the location of an assumed
property line, and Commr. Wynn clarified that the line was provided to show code
compliance by the architect.
Commr. Hopkins questioned what kind of fixture would replace the globe lighting. Ms.
Ricci stated that most likely it would be replaced with shoebox-style lighting. Commr.
Hopkins asked about the response to Directional Item #1 as to how to blend the old and
the new architecture. Ms. Ricci commented that the architect has indicated that future
construction will be designed to coordinate with the architecture and detailing of the two
new buildings before the ARC. She added that the new buildings, in terms of form,
massing, and colors, would be compatible with the existing structures.
Brian Starr, applicant architect, indicated that he was in agreement with the staff report
and responded to specific questions raised by the Commission. He stated that the
hospital would be following up on ways to better manage the parking and that the two
new buildings will be the pacesetters for the future. He described the benefits of the
project including replacing non -compliant lighting fixtures, managing trash service
issues, providing a consolidated service yard, constructing a bike path, and installing
new equipment that meets noise requirements.
Dan Farnum, Vice -President of Facilities, French Hospital, indicated that he was in
agreement with the staff report and responded to specific questions raised by the
Commission.
Commr. Curtis questioned how the conditions relating to lighting upgrades on the
campus would be coordinated with the various property owners. Mr. Farnum stated that
the applicant would work with all parties involved to come up with a solution.
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Commr. Curtis questioned if the new exterior paint color on the proposed structures was
the same as the older structures or chosen to contrast. Mr. Starr commented that the
colors were chosen to be complementary.
Commr. Curtis questioned what the exterior (new courtyards) were intended for. Mr.
Starr stated that it was space for the employees to use. He also confirmed the
assumed property line on the site plan was for building codes and not for the future
intent of a new parcel line.
Commr. Curtis questioned the timing of construction and was it the intent of the
applicant to construct all three buildings concurrently or sequentially. Mr. Farnum stated
that they would begin building the pavilion building and would also install the temporary
auditorium.
Commr. Curtis questioned if the temporary auditorium will be removed once the new
pavilion building is constructed and how long will it remain. Mr. Farnum stated that the
intent was for the structure to be temporary and remain for a maximum of three years.
Commr. Ehdaie complimented the design and questioned if there was bike parking. Mr.
Farnum stated that there would be spaces provided for the new building and that they
were continuing to work out the bike path details and security.
PUBLIC COMMENTS:
Lorene Cabrera, San Luis Obispo, commented on the good communication provided by
the staff planner Pam Ricci on the project. She expressed concern about the noise
from the HVAC units and was pleased that the new HVAC were screened and would
like to make sure that the old systems are also being checked for noise as well. She
commented that it was an exciting project and is happy to see all the improvements that
French Hospital is proposing and how they are integrating community input.
Bob Canepa, San Luis Obispo, stated that lighting is an issue that impacts the adjacent
neighbors and the proposed project lighting modifications were appreciated. He had
concerns with the trash at the back entrance parallel to Ella and would like to see
French Hospital manage this trash better. He added that parking is an issue and the
employees of both French and Pacific Medical are parking on Ella and Sierra Way
which does not leave street parking for residents and inhibits street cleaners from
cleaning the street. He complimented the action French Hospital has taken to have
security guards monitor the parking lot. He mentioned that additional vegetation will be
needed when building E is built as a buffer to the neighborhood.
There were no further comments from the public.
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COMMISSION COMMENTS:
Chairperson Duffy asked staff to speak to Building E, even though it was not relevant to
the current proposal. Ms. Ricci stated that, 20 years ago, it was supposed to be the first
building constructed but that did not happen. Ms. Ricci indicated that she did not know
of any other shorter -range plans for the other buildings shown in the site plan.
Chairperson Duffy confirmed that lighting, parking, trash, and HVAC noise were being
addressed in the conditions. Ms. Ricci stated that they were to the greatest extent
possible with the current proposal.
Commr. Wynn questioned if there was a condition to provide screening of the HVAC
from the back. Ms. Ricci stated that there was not currently a condition that covered
that.
Commr. Wynn questioned parking provided for the auditorium. Ms. Ricci commented
that the auditorium is currently inside the main hospital, so it has been a component of
the hospital and that the parking calculations shown on plans were accepted when the
use permit was approved for the project.
Commr Wynn requested that the trash compactor be screened or walled to minimize
noise. Ms. Ricci stated that she would speak to San Luis Garbage and Ron Munds
from Utilities to make sure it gets the right equipment and bafflingly to reduce the noise.
Commr. Curtis complimented the applicant in investing in keeping the campus
architecturally current and did not think the ARC has the latitude to require the
architectural review of the entire property, including buildings not currently proposed.
He expressed interest in modifying Condition 8 to make sure that lighting upgrades be
addressed on all the master plan properties. Ms. Ricci commented the intent of
Condition 8 was to address the non -compliant pole lighting in the shared parking lots
and the roof lighting on the hospital building.
Chairperson Duffy commented that he felt comfortable leaving condition 8 as was.
Commr. Ehdaie concurred with the previous comment.
Commr. Curtis commented on the screening of the new roof -top equipment and how the
existing rooftop equipment is exposed from certain views. He asked about the
possibility of planting more trees along Johnson Avenue to provide more screening.
Ms. Ricci stated that more trees did mask more of the roof -top and that additional tree
planting along that part of the site would be beneficial.
Commr. Curtis commented that the proposal appeared to be consistent with the
Community Design Guidelines.
Commr. Wynn complimented the architect and was pleased that the hospital is
proceeding with the project.
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Chairperson Duffy concurred with Commr. Wynn and thanked the applicant for all they
have done and that it is a fantastic project.
There were no further comments made from the Commission.
On motion by Commr. Ehdaie,_seconded by Commr. Wynn, to adopt the draft resolution
granting final approval to the project as recommended with the following modifications
to Condition No, 12: Change the reference in the first sentence to Condition No. 11 and
modify the last sentence to require 1:1 compensatory planting for trees removed to
accommodate construction.
AYES: Commrs. Ehdaie, Wynn, Curtis, Hopkins, McCovey-Good, and Duffy
NOES: None
RECUSED: Commr. Palazzo
ABSENT: None
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
Commr. Hopkins complimented the recent repainting of the Maino building at the
corner of Higuera & Garden.
Chairperson Duffy noted some concerns with the quality of the building details on
recent residential projects including Moylan Terrace and the Village at Broad.
Commr. Wynn reiterated his reservations with the action to approve the fraternity
on Foothill Boulevard at the last meeting because of potential code compliance
issues that might alter the final building design.
ADJOURNMENT: The meeting adjourned at 7:10 p.m.
Respectfully submitted by,
Rachel Cohen
Recording Secretary