HomeMy WebLinkAbout09-08-14City of San Luis Obispo, Agenda, Architectural Review Commission
ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
September 8, 2014 Monday 5:00 p.m.
ROLL CALL:Commrs. Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik,
Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle
McCovey-Good
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of August 18, 2014. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and city of residence. Comments are limited to five minutes per person. Items
raised at this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk’s office, or on the City’s website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
1.774 Caudill Street.ARC 101-14; Review of a new mixed-use project consisting of
four residential units and six work/live units located on the north side of Caudill
Street between Victoria Avenue and Broad Street with a categorical exemption
from environmental review; M zone; Caudill Street Partners, applicant. (Rachel
Cohen)
2.1321 and 1327 Osos Street.ARC 96-13; Review of plans for a mixed-use project
with nine (9) condominium units and 8,000-square feet of office space in the Old
Town Historic District, including a request for a parking reduction through a shared
parking reduction and automobile trip-reduction program; R-3-H and O-H zone;
Mission Medical, LLC, applicant. (Pam Ricci)
Architectural Review Commission
Page 2
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activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
COMMENT & DISCUSSION
3.Staff
a. Agenda Forecast
4.Commission
ADJOURNMENT
Presenting Planners: Rachel Cohen and Pam Ricci
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new mixed-use project consisting of four residential units and six
work/live units located on the north side of Caudill Street between Victoria Avenue and Broad
Street with a categorical exemption from environmental review.
PROJECT ADDRESS: 774 Caudill Street BY:Rachel Cohen, Contract Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER:ARC 101-14 FROM:Pam Ricci, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant Caudill Street Partners
Representative George Garcia, Architect
Zoning M (Manufacturing)
General Plan Services and Manufacturing
Site Area 0.3 acres (13,160 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill Development
Projects) of the CEQA Guidelines.
SUMMARY
The proposed project includes the construction of a new mixed-use project located at 774 Caudill
Street. The new structure includes four residential units and six work live units, designed to reflect
the service commercial and industrial theme of the neighborhood. Staff finds the overall project
consistent with the Community Design Guidelines through compatibility with the design, scale, and
massing of the existing neighborhood. The applicant is requesting final approval of the project
design from the ARC.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
Meeting Date: September 8, 2014
Item Number: 1
ARC1 - 1
ARC 101-14 (774 Caudill Street)
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is 0.30 acres in size and zoned Manufacturing (M) and located within the
Airport Land Use Plan (ALUP) Airport Safety Area 2. Existing site development consists of a
single-family residence built in 1925, which is proposed for demolition. In 2003, the City
Council determined that the structure on the site did not meet the Historic Resource Criteria for
Building Evaluation and Recommendations as listed in the Historic Preservation Program
Guidelines. Site specific details are noted in Table 1 (below):
Table 1: Site details
Site Dimensions
(approx.)
Area: 13,160 sq ft (0.3 acres)
Width: 94 feet
Depth: 140 feet
Current Use Single Family Residence
Topography Elevation: Min. 221 feet; Max. 226 ft.
Slope: 3% slope
Natural Features: none
Access From Caudill Street
Surrounding Use /
Zoning
North, South & East: M (Manufacturing, , Service Uses and Residential);
West: M (Manufacturing and Service Uses)
2.2 Previous Review
The site has a history of previous reviews and entitlements.
x August 12, 2009 – the site was reviewed and approved by the Planning Commission for
a Master Use Permit to allow a mixed use project in the M zone (U 142-08).
x September 8, 2009 – The ARC reviewed and approved another mixed-used development
with four 2-bedroom residential town home units and 5,000 square feet of commercial
space (ARC 142-08).
x August 18, 2014 – The Hearing Officer reviewed and approved an Administrative Use
Permit to allow work/live units, residential tandem parking and a reduced front yard
setback of 10 feet where normally a 15 foot setback is required in the M zone (A 101-
14).
2.3 Project Description
The existing residential dwelling is proposed to be demolished for a new 12,617 square foot
mixed-use project with four 2-bedroom residential units and 6 work/live units (Attachment 2,
Project plans). The structure is composed of three levels. The first floor consists of tandem
garages, living space and work space. The second floor is an open concept design with a
kitchen, dining and living area, and deck; this space will be utilized as work space for the
work/live units. The third floor contains living space for the work/live units and two bedrooms
for the residential units, along with access to another private deck with a spiral stair case which
ascends to a private roof deck for each unit. A breakdown of the square footage of each unit is
provided in Table 2 below.
ARC1 - 2
ARC 101-14 (774 Caudill Street)
Page 3
Table 2: Square footage of each unit
Unit # Type # Bedrooms Total
Square Feet
101 Work/Live Studio 1,540
102 Work/Live Studio 1,441
103 Work/Live Studio 1,195
104 Residential 2 Bedroom 1,195
105 Work/Live Studio 1,195
106 Residential 2 Bedroom 1,195
107 Work/Live Studio 1,197
108 Residential 2 Bedroom 1,197
109 Work/Live 1 Bedroom 1,231
110 Residential 2 Bedroom 1,231
Site access and parking is provided on the southeast side of the property. As mentioned
previously, two covered tandem parking spaces are provided for each residential unit. A total of
12 parking spaces are provided in a parking lot along the west property line for the work/live
units. The project also includes a bio-swale area along the west property line to minimize runoff
from the parking area.
The project's architectural style is designed to reflect the service commercial and industrial
theme of the neighborhood. The project incorporates various materials such as metal siding,
stucco walls, metal awnings and railings and a color palette of red, black and white. The design
also includes metal roll-up doors for both the garages on the first floor and as a feature of the
second floor space.
Figure 1: View of the proposed structure from Caudill Street
ARC1 - 3
ARC 101-14 (774 Caudill Street)
Page 4
2.4 Project Statistics
Item Proposed 1 Ordinance
Standard 2
Street Yard Setback 10 feet 15 feet
Other Yard Setback 0 feet 0 feet
Max. Height of Structure(s) 35 feet 35 feet
Building Coverage (footprint) 48% 75%
Floor Area Ratio 1.4 FAR 1.5 FAR
Parking Spaces 20 20
Notes: 1. Applicant’s project plans submitted 8/1/2014
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
3.1 General Plan and Zoning Regulations
The project is consistent with applicable property development standards of the Manufacturing
(M) zone in terms of height, setbacks, density, and lot dimensions, and staff has found the
project consistent with the following General Plan Policies:
x Land Use Element 2.2.7, Housing & Businesses –“Where housing can be compatible
with offices or other businesses, mixed-use projects should be encouraged.”
x Land Use Element 3.8, Mixed Uses – “Compatible mixed uses in commercial districts
should be encouraged.”
x Housing Element Goal 5, Housing Variety and Tenure – “Provide variety in the
location, type, size, tenure and style of dwellings.”
x Housing Element Policy 5.2 –“Encourage mixed-use residential/commercial projects to
include live-work and work-live units where housing and offices or other commercial
uses are compatible.
x Conservation and Open Space Element 4.4.3, Compact, High-Density Housing –“The
City will promote higher-density, compact housing to achieve more efficient use of
public facilities and services, land resources, and to improve the jobs/housing balance.”
3.2 Community Design Guidelines
Project plans were reviewed in terms of their consistency with the Community Design
Guidelines (CDG) for service commercial and industrial buildings and multifamily housing. The
proposed mixed use building is contemporary in character, while also reminiscent of what might
be expected in an industrial area. Staff believes the industrial character of the project is
appropriate given the project's location in the Services and Manufacturing zone with no defined
architectural style. Staff is supportive of the design for the new mixed use structure and has
found the project consistent with the following Community Design Guidelines:
ARC1 - 4
ARC 101-14 (774 Caudill Street)
Page 5
Architectural Design Consistency and Compatibility:As stated in Section 2.3, the proposed
structure will be a contemporary industrial design that echoes the service commercial and
industrial theme of the neighborhood. The structure demonstrates consistent use of colors,
materials, and detailing throughout all elevations of the building. All elevations are visually
interesting and receive interesting architectural treatments. (CDG 3.1 (B.3) and 3.3 (B.1))
Form and Mass:The proposed building's design provides a sense of human scale and
proportion. The design utilizes vertical wall articulation, offsets, recessed windows and entries,
awnings, and second floor setbacks to relieve the form and mass of the building (CDG 3.1
(B.4))
Building Materials and Colors:The project proposes to use materials that are consistent with
the service commercial and industrial theme of the neighborhood and do not appear "thin" and
otherwise artificial. The chosen color palette is used to add interest to the design and emphasize
changes in the building’s materials and surface planes (CDG 3.1 (B.10 and B.12)).
Parking and Circulation:The site provides sufficient access and internal circulation. The
project’s parking area is not a dominant visual element of the site and is screened by vegetation
and the proposed trash and utilities structure, which designed to match the architecture and
colors of the building (CDG 3.1(C.2) and 3.3(C)).
3.3 Site Trees
The project proposes to remove an existing redwood tree at the site and possibly an off-site
cedar tree located near the northeast corner of the property. The City Arborist supports the
removal of the both the redwood tree and the off-site cedar tree with the requirement that
compensatory planting of one new 24” box street tree be provided for each tree removed (see
conditions #17 & 18). Staff recommends the ARC support the City Arborist’s recommendation
for the tree removals and compensatory plantings.
4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval/code requirements.
5.0 ALTERNATIVES & RECOMMENDATION
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. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
Included in Commission member portfolio:project plans
Available at ARC hearing:color/materials board
ARC1 - 5
ATTACHMENT 1
RESOLUTION NO. ARC- -14
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW MIXED-USE PROJECT OF
WORK/LIVE AND RESIDENTIAL UNITS INCLUDING ADOPTION OF A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW,
AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED SEPTEMBER 8, 2014
774 CAUDILL STREET (ARC 101-14)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on September 8, 2014, pursuant to a proceeding instituted under ARC 101-
14, Caudill Street Partners, 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, presented at said hearing.
WHEREAS, notices of said public hearing 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 project (ARC 101-14), 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. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and style and complements the design and scale of the
existing neighborhood.
3. The project is consistent with the General Plan because it promotes goals and policies
related to appropriate uses and compatibility between the mixed-use and residential uses.
4. As determined by the City Council, the existing residential structure to be demolished does
not meet eligibility standards for historic listing because the properties do not meet historic
significance criteria of the Historic Preservation Program Guidelines or the California
Register of Historic Resources.
5. The project is categorically exempt under Section 15332 (In-Fill Development Projects) of
ARC1 - 6
Resolution No. ARC- -14 ATTACHMENT 1
774 Caudill Street, ARC 101-14
Page 2
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.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. 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.
3. The project shall substantially comply with conditions established under Use Permit A 101-
14.
4. Signage for commercial uses throughout the project site shall conform to the standards
established for the M zone and shall comply with the City's Sign Regulations to the
satisfaction of the Community Development Director. The Director may refer signage or
specific proposals to the ARC if it seems excessive or out of character with the project.
Internally illuminated cabinet signs or channel letters with plex faces will not be
appropriate.
5. If proposed, parking lot poles and fixtures shall be shown on building permit plans and not
exceed 21 feet in height measured from the parking lot surface to the bottom of the fixture.
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. Cut-sheets of fixture details shall be submitted with
working drawings to confirm compliance with City standards.
6. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
ARC1 - 7
Resolution No. ARC- -14 ATTACHMENT 1
774 Caudill Street, ARC 101-14
Page 3
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 on the submitted building plans. 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.
7. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram shall be included to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
8. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. 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 plan shall include landscaping along the north and west sides of the trash
enclosure. Landscaping in this area shall have a minimum height of three feet to effectively
screen the trash enclosure.
9. 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.
Transportation
10. Prior to the issuance of building permits, the applicant shall be required to pay its fair share
toward the design and development of the Victoria Street extension to Alphonso Street as
determined by the Public Works Director.
11. Dimensioned locations and details of the short and long-term bicycle parking shall be
provided on the project’s construction plans including rack design, location, clearances and
circulation needs for users in compliance with manufacturers’ standards. Each parking
space shall include a 2x6 ft. footprint unless noted otherwise by the manufacturer.
ARC1 - 8
Resolution No. ARC- -14 ATTACHMENT 1
774 Caudill Street, ARC 101-14
Page 4
a. Approved short-term bicycle rack designs include the inverted “U” or “Peak
Racks”. “Ribbon” type racks are not approved for use in the City.
b. Long-term bicycle parking may consist of lockers installed either within or
outside the building. As an alternative, a lockable room within the building that is
labeled and reserved for bicycle storage may substitute for bicycle lockers.
Provide details and specifications for bicycle lockers/rooms to the satisfaction of
the Planning Division.
Public Works
12. All underlying lots shall be merged or lot lines shall otherwise be adjusted prior to building
permit issuance.
13. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Director.
14. The proposed detached sidewalk and transition to the existing integral sidewalk shall
comply with City Engineering Standards #4110 and #4120. Unless an alternate section is
otherwise approved by the City Engineer, the detached sidewalk should be reduced to 5’
and the parkway width should be increased accordingly. Depending upon the number of
utility vaults, protective concrete collars, etc. an integral sidewalk may be required. If
required, street trees shall be planted in tree wells with grates and guards per City
Engineering Standards.
15. The replaced sidewalk and transition to the neighboring property to the east (780 Caudill)
shall conform to competent improvements. The transition may require the removal and
replacement of the existing damaged driveway approach.
16. A tree removal permit is required for the proposed tree removals. The City Arborist
supports the removal of the existing Redwood tree with the requirement of compensatory
plantings consisting of 24” box trees for the required street tree plantings.
17. The existing off-site Cedar tree located near the northeast corner of the property shall be
evaluated prior to building permit application. This tree appears to be located on the
neighboring property known as 796 Caudill. If retained, a tree preservation plan shall be
provided in conjunction with the building permit submittal. If it is not feasible or desirable
to retain this tree, a separate tree removal permit will be required. The City Arborist
supports the removal of this off-site tree with the requirement that a compensatory planting
of one new 24” box street tree be provided along the Caudill Street frontage of 780 – 796
Caudill.
18. The building plan submittal shall include a final drainage report and drainage plan prepared
by a licensed civil engineer. The design and report shall be in accordance with the
ARC1 - 9
Resolution No. ARC- -14 ATTACHMENT 1
774 Caudill Street, ARC 101-14
Page 5
Waterway Management Plan Drainage Design Manual. The report shall include sizing of
the storm drain piping and pumping system. The proposed bio-swales and areas of porous
paving shall be reviewed and approved by the engineer of record and project soils engineer.
19. The drainage report shall include analysis of the historic off-site drainage and watershed
tributary to this development. The analysis shall include the runoff from the adjoining
properties known as 780 Caudill and 796 Caudill. The project shall accept and convey any
historic tributary drainage to an approved point of disposal. The drainage plan and report
shall include provisions for a safe overflow that reflects the historic drainage pattern
through this neighborhood.
20. The final drainage report and plans submitted for a building permit shall show and note
compliance with the City’s Interim Low Impact Development (LID) standards as required
for a Tier 2 project.
21. The final grading, drainage, and landscape plans shall include all details for the construction
and drainage for the bio-swales and porous paver section. The final design may need to
include a detailed sub-grade plan for the porous parking areas to control and/or maximize
infiltration. The pump and outlet sizing and design for the force main from the sump shall
show that pumped stormwater will not extend beyond the parking lane.
22. An Operation and Maintenance Manual shall be provided for the proposed water quality
BMP’s. A Private Stormwater Conveyance Agreement shall be recorded in a format
provided by the Community Development Department prior to final inspection approvals.
23. Any unused utility services such as water service(s) and sewer lateral(s) shall be abandoned
at the public main per City Engineering Standards.
24. All new wire utilities shall be placed underground. The project shall be developed without a
net increase in the number of utility poles. All power, phone, and cable wiring may be
undergrounded from the existing joint pole #700 to the satisfaction of the respective utility
companies. The use of the existing pole or a relocated/upgraded pole from the neighboring
property known as 764 Caudill may be an option.
Fire
25. Fire Department Access: Access shall be in accordance with Chapter 5 and Appendix D of
the California Fire Code (CFC). Access roads shall have an unobstructed width of not less
than 20 feet and an unobstructed vertical clearance of 13’ 6”. Access roads shall be designed
and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities. Post signage at no
more than 50 foot intervals or “red curb” with stenciling that states “NO PARKING – FIRE
LANE” “CVC 22500” throughout project.
26. Address Numbers: Approved address numbers shall be placed on all new buildings in such a
ARC1 - 10
Resolution No. ARC- -14 ATTACHMENT 1
774 Caudill Street, ARC 101-14
Page 6
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.
27. Water Supplies: Water Supplies shall be in accordance with Sections 508 of the CFC. An
approved water supply capable of providing the required fire flow for fire protection is
required. The fire flow shall be determined using Appendix B of the CFC.
28. 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.” Fire sprinkler risers shall be located in a room with exterior door
access. Show Riser rooms on floor plans.
29. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room
with a key to the room.
30. 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 system
will be required for this mixed-use project. Shop Drawings and Specifications shall be
submitted for review and approval prior to installation. Fire Main and all associated control
valves shall be installed per NFPA 24 Standards and City Engineering standards. The Fire
Department Connections shall be located along a fire apparatus access. Show location of
backflow protection device and FDCs on site plan.
31. Fire Safety During Construction: Buildings undergoing construction, alteration or demolition
shall be in accordance with Chapter 33 of the CFC.
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 8th day of September, 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT:Review of a mixed use project known as Pacific Courtyards with 8,050 square feet
of office space and nine residential units located on three properties between Osos and Morro
Streets that are currently used as a parking lot in the Old Town Historic District, including a
request for a parking reduction through a shared parking reduction and automobile trip reduction
program.
PROJECT ADDRESSES: 1321 & 1327 Osos St. BY:Pam Ricci, Senior Planner
Phone Number: 781-7168
E-mail:pricci@slocity.org
FILE NUMBER:ARC 96-13 FROM:Pam Ricci, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant Mission Medical LLC
Representative Oasis Assoc., Carol Florence
Zoning Office (O-H) & Medium-High
Density Residential (R-3-H)
(historical preservation overlay
zone)
General Plan Office & Medium-High Density
Residential
Site Area
23,600 square feet (0.54 acre)
Environmental
Status
The City Council approved an
Addendum to the adopted
Mitigated Negative Declaration
on June 10, 2014.
SUMMARY
The proposed mixed use project includes 8,050 square feet of office space and nine residential
units on an approximately half-acre site located between Osos and Morro Streets that is currently
used as a parking lot. To accommodate planned development, the applicant has received
approval of a General Plan Amendment, Rezoning, and Vesting Tentative Tract Map (to create
both commercial and residential condominiums).
Meeting Date: September 8, 2014
Item Number: 2
Old Town
Historic
District
Site
ARC2 - 1
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – September 8, 2014
Page 2
The project is now before the ARC for final architectural review including a request for a
parking reduction. On August 4, 2014, the project was scheduled for final design review, but the
ARC continued action with directional items (Attachment 4). The August 4
th staff report is
included as Attachment 3 and provides the detailed project description and analysis. The
attachments to the August 4th report are available for review on the website, rather than attached
again to this report. This report focuses on the new information and revised project plans
recently submitted in response to the directional items.
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). The Historic Preservation Program Guidelines, Community Design
Guidelines, and the General Plan should guide the ARC’s deliberations and action.
The ARC is also charged with reviewing a request for a parking reduction. The Planning
Commission discussed parking with their review of the project and recommended approval of a
parking reduction.
2.0 PROJECT ANALYSIS
The project directional items are listed below along with staff’s analysis.
1. Parking as provided in the project was generally supported by the ARC. The ARC
agreed to the condition that the applicant shall submit a revised Transportation
Demand Management Plan (TDMP) to the approval of the Public Works and
Community Development Directors that includes supportable programs that will
reduce vehicle trips to the site.
Staff’s Analysis:Findings 3-5 included in the draft resolution support on-site parking as
proposed through a 10% shared parking reduction and with adoption of automobile trip reduction
program. Attachment 5 includes the applicant’s updated transportation demand management
plan. Staff has worked closely with the applicant on the development of this plan and finds that
the applicant has met the requirements of Condition No. 24 to implement a TDMP. With the
review of the project on August 4th, staff expressed reservations with the draft plan because it did
not specify programs and measures to reduce the need for on-site parking. The current plan does
include such programs and measures and also provides a plan for oversight and management of
the program including monitoring and reporting.
Key to the success of the program will be meeting the stated goal of 1.6 Average Vehicle
Ridership which will be tracked through an annual survey and report to the City with proposed
modifications to the program if the goal is not met. The 1.6 AVR goal is established in the
City’s General Plan. As an example, a 1.6 AVR is met when you have 40 employees and 25 of
them drive alone to work and 15 use some form of alternative transportation.
ARC2 - 2
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – September 8, 2014
Page 3
2. Modify the Morro Street elevation of the project as follows:
a. Further refine the design of the roof decks to create a more seamless
transition from gable forms; and
b. Look at alternative locations for, or further reduce the sizes of, the roof
decks to take into consideration privacy and overlook to adjacent neighbors.
c. Provide larger roof overhangs to the gable end; and
d. Explore the idea of creating a yard area and more of a recess for the entry.
Morro Street Bird’s Eye 8-4-14 Morro Street Bird’s Eye 9-8-14
Staff’s Analysis: The transition of the roof toward
the interior of the site from the street-facing gable
end has been refined to appear better integrated with
a shed extension on the second and third levels and
having the roof deck walls further set back and
finished with asphalt shingles to blend with the
roofing. These changes coordinate with roof decks
being further set back and reduced in area. Planter
boxes at the perimeter work to provide additional
screening to the benefit of both residents and their
adjacent neighbors.
A noticeable change in the length of the roof
overhangs is not apparent between drawings. The
applicant points out that revised plans contracted the
walls about 1 foot which result in a deeper
overhang. Condition No. 4 is recommended to call for a detail of the eaves to be shown in
working drawings submitted for a building permit that show the extended overhang.
Plans show a small landscaped and fenced yard area leading to the front door of the townhome
unit facing Morro Street as recommended. The front door detail on Sheet 22 shows that the door
will be a painted solid core wood.
ARC2 - 3
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – September 8, 2014
Page 4
3. Modify the Osos Street elevations of the project as follows:
a. Simplify the design;
b. Play up the building entry;
c. Look at more offsets of the third floor on the apartment side to better
transition the building mass;
d. Consider the elimination of the wood box on the left-hand side; and
e. Provide less of a visual gap in the third floor level.
Osos Street Elevation 8-4-14 Osos Street Elevation 9-8-14
Staff’s Analysis:The most significant design changes were those made to the left hand side of
the Osos Street elevation. Consistent with the ARC’s direction, the design was simplified, a
greater setback made adjacent to the Rio Bravo Apartments, the wood box removed, and the
central gap eliminated. Gray cementitious siding is used for the wall surface above the garage
entry.
More transparency has been created in the elevation at the ground level with the addition of a
large, vertical set of divided window panes on the left-hand side. Detail 5 on Sheet 21 shows an
enlarged view of the window design. The detail shows that the window frames extend to the
ground. Staff recommends that the pre-cast base extend across this part of the elevation since
landscaping is proposed to abut the windows. The applicant indicates that the upper and lower
panes will be typical clear Low-E insulating glass with matching spandrel glass at the middle
panels to obscure the floor transitions.
ARC Discussion Items: The Commission needs to determine if the changes to the elevation
adequately respond to direction and address previous concerns with the design. The ARC should
weigh in on the use of the clear window panes in front of the garage space and the
appropriateness of this articulation. Condition No. 6 includes language in italics for the ARC to
refine with their review of the project at the meeting.
4. Building elevations shall be fully dimensioned and show compliance with side yard
setback requirements.
Staff’s Analysis: Sheets 15 & 16 were added to plans showing how required side yard setbacks
are met.
ARC2 - 4
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – September 8, 2014
Page 5
5. Provide more parity for the affordable housing unit in terms of its design and
associated amenities.
Staff’s Analysis: The affordable one-bedroom flat has more natural light as the former office
roof deck above it has been eliminated. A private terrace area has been created on the side of the
unit that provides more privacy than the earlier proposal for space directly off the main
courtyard.
6. Look at ways to reduce the visual prominence of the PG&E transformer in the
Osos street yard.
Staff’s Analysis: The applicant is proposing additional landscaping around the transformer for
screening. Condition No. 11 is recommended to encourage the applicant to work with P.G.&E.
to explore the possibility of creative painting to make the transformer blend in better with the
building beyond.
3.0 CITIZEN PARTICIPATION
There has been active participation by the public in the review of the project through both
testimony at various project hearings and written correspondences. The ARC may review
previous correspondences received for the project through a link on the City’s website embedded
in the staff report prepared for Item PH-1 on the 6-10-14 Council agenda. In addition,
Attachment 8 of the August 4th ARC report contains a letter from James Lopes on behalf of Save
Our Downtown on the project. Attachment 6 to this report includes a new letter from Sandra
Lakeman.
4.0 OTHER DEPARTMENT COMMENTS
Requirements of the other departments are reflected in the attached draft resolution.
5.0 ALTERNATIVES
5.1. Continue action to a date uncertain with direction on items to return in revised plans.
5.2. Deny the project based on inconsistency of the project design with the Community
Design Guidelines and Historic Preservation Program because its massing and
architectural design are not compatible with neighboring buildings in the Old Town
Historic District.
ARC2 - 5
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – September 8, 2014
Page 6
6.0 ATTACHMENTS
Attachment 1: Draft Resolution
Attachment 2: Reduced-size project plans
Attachment 3: 8-4-14 staff report without attachments
Attachment 4: 8-4-14 ARC follow-up letter & minutes
Attachment 5: Applicant’s updated transportation demand management plan
Attachment 6: Sandra Lakeman comments
Distributed to ARC: 11” x 17” colored project plans
ARC2 - 6
RESOLUTION NO. XXXX-14
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL DESIGN APPROVAL TO THE
PACIFIC COURTYARDS PROJECT CONTAINING 9 RESIDENTIAL
UNITS & 8,050 SQUARE FEET OF OFFICE SPACE AND APPROVING A
10% SHARED PARKING REDUCTION AND AUTOMOBILE TRIP
REDUCTION PROGRAM FOR PROPERTY LOCATED AT
1321 & 1327 OSOS STREET (ARC 96-13)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the in the Council Hearing Room of City Hall, 990 Palm Street,
San Luis Obispo, California, on December 16, 2013, for conceptual review of Planning
Application ARC 96-13, a mixed-use project with 9 dwellings and 8,050 square feet of office
floor area and continued the hearing with general direction to the applicant for project revisions;
and
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 August 4, 2014, for the purpose of considering revised plans for final
approval and continued action with six directional items; and
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 September 8, 2014, for the purpose of considering revised plans for final
approval; 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 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. Findings.
1. As designed and conditioned by this architectural review approval, the building materials,
style, character, and form of the new structure promotes the architectural character, style,
form, and materials of the existing historic district and complements the character of the
surrounding buildings and area consistent with the Historic Preservation Program
Guidelines.
Attachment 1
ARC2 - 7
Resolution No. ARC-XXXX-12 Page 2
1321 & 1327 Osos Street, ARC 96-13
2. The project is consistent with standards contained in the City’s Community Design
Guidelines, which encourage projects that are pedestrian-oriented, and have proportions and
design details that complement surrounding structures.
3. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 A.,
Parking Space Requirements, in that it satisfies the intent of that section which is "... to
minimize the area devoted exclusively to parking and drives when typical demands may be
satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement
for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060
B. because there are multiple uses that share common parking areas.
4. The project conforms to the general plan policies, which encourage mixed-use projects that
provide needed residential units close to the downtown core. The proposed project complies
with San Luis Obispo Municipal Code Section 17.16.060 D., Automobile Trip Reduction, in
that it satisfies the intent of that section ".... to reduce the parking requirement for projects
implementing non-auto travel, particularly for commuting, when it can be demonstrated that
reduction of on-site parking will be safe, and will not be detrimental to the surrounding area
or cause a decline in quality of life." The applicant through their submitted trip reduction
plan and on-going commitment to rely on alternative transportation for commuting practices
has demonstrated that their provided automobile, bicycle and motorcycle parking will meet
the parking needs of their business.
5. This approval is consistent with the Air Pollution Control District's (APCD) land use
planning strategies designed to reduce dependence on vehicle travel, and it can be expected
that some trips will be consolidated for existing and proposed uses because of the range of
different uses at the site.
6. The City Council adopted a Negative Declaration with Mitigation Measures on August 19,
2008. On June 10, 2014, the City Council approved an Addendum to document the revised
project description and eliminate no longer relevant mitigation measures.
SECTION 2. Action. The Architectural Review Commission hereby grants final approval
to the mixed-use project (ARC 96-13) with 9 dwellings and 8,050 square feet of office floor area,
with incorporation of the following conditions:
Conditions:
1. The project is subject to all of the pertinent conditions, code requirements and mitigation
measures approved through City Council Resolution No. 10531 (2014 Series) along with the
review of the General Plan Amendment and Rezoning to reconfigure the land use and
zoning boundaries within the overall site area and Tentative Tract Map to create both office
and residential condominiums.
2. 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
Attachment 1
ARC2 - 8
Resolution No. ARC-XXXX-12 Page 3
1321 & 1327 Osos Street, ARC 96-13
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.
3. The color board for the project buildings presented at the meeting was supported by the
Architectural Review Commission. 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.
4. Include a detail for the eaves of the Morro Street elevation that show an extended roof
overhang to the gable ends.
5. All stucco and plastered surfaces shall have a smooth hand-finished appearance to the
satisfaction of the Community Development Director and not be a sprayed-on type of
application. A sample of the finish shall be submitted prior to issuance of a building permit.
6. Plans shall clearly show the details of all windows and storefronts.(Clear/obscured - ARC
to determine)glazing shall be used for the lower window panes in front of the garage on the
left-hand side of the Osos Street elevation. The pre-cast bulkhead shall extend across as the
base for the lower panes to provide some separation to the adjacent landscaping.
7. Plans shall clearly show details on all railings, including their width, color, and finish.
8. Plans submitted for a building permit clearly show how lockable private storage of 200
cubic feet for each unit is provided.
9. A specific sign program for the office component of the project shall be to the review and
approval of the Community Development Director. The Community Development Director
may approve the sign program if it is consistent with applicable sections of the sign
regulations and is in keeping with the character and context of the building. The Director
may refer signage to the ARC if it seems excessive or out of character with the project.
10. 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
Attachment 1
ARC2 - 9
Resolution No. ARC-XXXX-12 Page 4
1321 & 1327 Osos Street, ARC 96-13
wall-mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare.”
11. The applicant shall work with P.G.&E. to explore the possibility of creative painting to
make the transformer cabinet blend in better with the building beyond. Specific proposals
for transformer cabinet painting shall be to the review of the Community Development
Director.
12. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of proposed condensers and other mechanical equipment to be
placed on the roof to confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be needed to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
13. Final design details for the proposed trash and recycling enclosure on the Morro Street side
of the project shall be included in working drawings for a building permit and shall be to the
review and approval of the Community Development and Utilities Departments. The
ultimate design shall be consistent with the Solid Waste Guidelines.
14. Final details for the trash room in the larger podium building shall be included in working
drawings to the review and approval of San Luis Garbage Company and the Community
Development and Utilities Departments. Plans shall show the planned path for the bin from
the designated trash room to the street and any needed frontage improvements such as a
ramp. Specifications for maintenance shall be required so that the pathway is routinely
cleaned after trash pick-ups.
15. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. 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 plan shall also include hardscape materials for walkways, patios, and terraces.
16. To provide compensatory planting for tree removals, the applicant shall submit a
comprehensive tree planting mitigation program which includes both on-site and off-site
planting locations to the approval of the City Arborist and Community Development
Director.
17. 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,
Attachment 1
ARC2 - 10
Resolution No. ARC-XXXX-12 Page 5
1321 & 1327 Osos Street, ARC 96-13
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.
18. Decks and balconies within the project shall not be utilized for the storage needs of
individual units. However, outdoor patio furniture, potted plants and small barbecues may
be placed in these areas.
19. The applicant shall provide for the professional, perpetual maintenance of all common area
including private driveways, drainage, parking lot areas, walls and fences, lighting, and
landscaping in a first class condition.
20. Individual tenant spaces and the overall site shall be maintained in a neat and orderly
manner at all times. All plant materials shall be maintained and replaced as necessary.
Fire
21. The applicant shall provide a means of building identification from the public road in which
each building is addressed.
22. Fire sprinkler risers shall be located in a room with exterior door access.
23. An approved NFPA 13 system will be required for the commercial building (inclusive of
apartment), either a 13R or 13D system will be required for the residential component,
depending on final product, please designate a CBC occupancy (R2 or R3) on plans.
24. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and
City Engineering standards. The Fire Department Connection shall be located within 40 feet
of Morro or Osos Street. Please show location of Backflow device and FDC on plans.
Housing
25. Prior to the issuance of a building permit, the applicant shall enter into an affordability
agreement with the City of San Luis Obispo that the one 1-bedroom unit shall be deed-
restricted to very-low income households for a term of 55 years, which will be recorded
against the title of the property.
Transportation
26. The applicant shall implement a Transportation Demand Management Plan to the approval
of the Public Works and Community Development Directors that includes supportable
programs that will reduce vehicle trips to the site.
27. The applicant shall submit a revised plan showing how long and short-term bicycle parking
shall be provided on site in accordance with Table 6.5 of the Zoning Regulations. Bicycle
Attachment 1
ARC2 - 11
Resolution No. ARC-XXXX-12 Page 6
1321 & 1327 Osos Street, ARC 96-13
parking shall be installed at highly visible locations that are as close to the main entrance of
the destination as possible and located at least as conveniently as the most convenient
automobile parking space. Dimensioned locations and details of the short and long-term
bicycle parking shall be provided on the project’s construction plans including rack design,
location, clearances and circulation for users in compliance with manufacturers’ standards.
A minimum four foot wide path of travel shall be provided to all bicycle parking spaces.
Additional bicycle parking (above what is required) may be proposed on the project
frontages if adequate pedestrian circulation is maintained and they result in no line of sight
issues. Specific to this project, the plan shall show: 1) how complying bicycles parking will
be provided in the Morro Street garages given space restrictions; 2) how bicycle lockers will
accommodate two spaces without having to remove a bicycle; 3) one of the lockers for the
office component set aside the affordable flat.
Public Works
28. The building plan submittal shall show compliance with the parking and driveway
standards. The plans shall show all space, bay, and aisle dimensions. Additional space
width may be required for spaces with obstructions or limitations with maneuverability.
29. Details of the security gate, access controls, and accommodation for offsite residents that
have access rights through the site, shall be approved along with plans submitted for a
building permit.
30. The building plan submittal shall include an overall site plan to show how access and
maneuverability is provided through the access easement to the existing off-site parking
located at 958 Pismo.
31. The building plan submittal shall include complete details for the public right-of-way for
both the Osos Street and Morro Street frontages. The plans shall show all existing and
proposed improvements. The plans shall include the existing and proposed metered parking
spaces. The plan shall consider line of sight distances, curbside trash pick-up requirements,
red curb areas, any special parking designations, and shall maximize the number of metered
parking spaces to the satisfaction of the Public Works Department. The scope of work may
include the removal, relocation, and installation of parking meter posts and the
corresponding pavement markings per City Engineering Standards.
32. The proposed demolitions, curb, gutter, sidewalk, and driveway approach construction on
Morro shall provide for an orderly transition to the existing frontage improvements located
at 1322 and 1336 Morro.
33. All wire utilities to the new units shall be underground. No additional utility poles shall be
set in the public right-of-way and no wires shall be extended across the proposed project to
serve adjacent properties unless otherwise approved to the satisfaction of the City and the
serving utility companies.
Attachment 1
ARC2 - 12
Resolution No. ARC-XXXX-12 Page 7
1321 & 1327 Osos Street, ARC 96-13
Utilities
34. The applicant shall submit a plan that delineates the location of the property’s existing and
proposed water meter(s), water services, and sewer laterals to the points of connection at the
City water and sewer mains. Each proposed unit shall have a separate water meter.
35. If the property’s existing sewer lateral is proposed to be reused, submittal of a video
inspection will be required for review and approval of the Utilities Department during the
Building Permit Review process. If a new lateral is proposed, the existing lateral must be
abandoned per City standards.
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 8th day of September, 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission by:
Attachment 1
ARC2 - 13
Design Schematic for Architectural Review Commission- Final ReviewPACIFIC COURTYARDSA mixed use developmentAPN 002-442-013, 014 and 020San Luis Obispo, CA 93401Applicant: MISSION MEDICAL, LLC835 Aerovista Place, Suite 230San Luis Obispo, CA 93401ǣPrepared for: City OF SAN LUIS OBISPOCOMMUNITY DEVELOPMENT DEPARTMENT, et al.ͺʹͲͳͶPrevious Iterations15 July 20146 March 20146 February 201417 October 201324 June 2013 Ƭ ͳǤ ȋȌʹǤ ȋȌ͵ǤǯͶǤ ƬͷǤƬǤǤͺǤͲͳ ͻǤͲʹ ͳͲǤͲ͵ ͳͳǤͳʹǤͳ͵Ǥ ͳͶǤ ͳͷǤ ͳǤ ͳǤͳͺǤͳƬʹͳͻǤ͵ʹͲǤͶƬͷʹͳǤƬʹʹǤͺʹ͵ǤͻʹͶǤʹͷǤʹǤʹǤǡͳǡʹʹʹͺǤǡͳǡʹ͵ʹͻǤǡͳǡʹ͵ͲǤSheet Index:Attachment 2
ARC2 - 14
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 1ZONING: PARCEL SIZE: Medium-High Density Residential (R-3) and Of¿ce (O) .54 acres / 23,600 SF = (O) .22 acres; (R-3) .32 acresDENSITY:Allowed- 10.5 density units = 12 DU/acre in (O) + 18 DU/acre in (R-3) + 25% density bonus for affordable housing Proposed- 9.6 density units = 9 dwelling units @ (2) 3-bedroom unit x 1.5 density units +(6) 2-bedroom units x 1 density unit + (1) 1-bedroom x .6 density unit FLOOR AREA RATIO: Allowed- 1.5 FARProposed- .78 FAR = Gross Àoor area 18,310 SF / project site area 23,600 SFBUILDING HEIGHT: Allowed- 35 feet Proposed- 35 feet =Of¿ce- 3 stories with ground-level parking, Residential- 2 stories over ground-level parkingBUILDING SETBACKS:Required- Street yard 15 feet, Side yard 5 feet (minimum)Proposed- Street yard 15 feet, Side yard 5 feet (and greater for upper levels) OPEN SPACE:Required- 3,600 SF minimums = (9) x 100 SF/unit for Private, (9) x 100 SF/unit for Common, and (9) x 40 SF/unit Recreational Proposed- 5,242 SF = 2,934 SF Private, 1,644 SF Common, 664 SF RecreationalPARKING:Required- 34 spaces plus 2 motorcycle and 4 bicycleProposed- 34 spaces plus 2 motorcycle and 32+ bicycleOSO
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T PISMO STREETLocation MapPROJECT INFORMATION & ARC DIRECTIONArchitectural Review Commission- Directional Items (August 4, 2014) Applicant ResponseParking as provided in the project was generally supported by the ARC. The ARC agreed to the condition 1. that the applicant shall submit a revised Transportation Demand Management Plan to the approval of the Public Works and Community Development Directors that includes supportable programs that will reduce vehicle trips to the site.An updated Transportation Demand Management Plan has been prepared that includes additional viable measures to reduce single occupancy vehicle trips and vehicle miles travelled. Modify the Morro Street elevation of the project as follows:2. Further re¿ne the design of the roof decks to create a more seamless transition from gable forms; anda. Look at alternative locations for, or further reduce the sizes of, the roof decks to take into consideration b. privacy and overlook to adjacent neighbors.Provide larger roof overhangs to the gable end; andc. Explore the idea of creating a yard area and more of a recess for the entry.d. The Morro Street façade addresses the ARC comments via a redesign of the roof decks, enlargement of the roof overhang and creation of a de¿ned private front yard open space. See Sheets 2 & 3 – Perspectives, Sheet 6 – Elevation, and Sheet 21 & 22 – Details3. Modify the Osos Street elevations of the project as follows:3. Simplify the design;a. Play up the building entry;b. Look at more offsets of the third Àoor on the apartment side to better transition the building mass;c. Consider the elimination of the wood box on the left-hand side; andd. Provide less of a visual gap in the third Àoor level.e. The Osos Street façade has been simpli¿ed, the “orange” box and the visual gap removed, and the resultant design now provides an elegant solution that is better described graphically.See Sheets 4 & 5 – Perspectives, Sheet 6 – Elevation, and Sheet 21 & 24 – DetailsBuilding elevations shall be fully dimensioned and show compliance with side yard setback requirements.4. All buildings comply with the Muni Code §§17.16.020.C & D See Sheets 15 & 16 – Setback SectionsProvide more parity for the affordable housing unit in terms of its design and associated amenities.5. The affordable housing unit has been updated with an additional private patio, and with the removal of the commercial roof deck, a resultant skylight. See Sheet 10 & 11 – Floor PlansLook at ways to reduce the visual prominence of the PG&E transformer in the Osos street yard.6. The transformer will be screened with vegetation to the fullest extent possible while maintaining PG&E access requirements.Attachment 2
ARC2 - 15
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 2OSOS STREET PERSPECTIVE (SOUTH)Attachment 2
ARC2 - 16
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 3OSOS STREET PERSPECTIVE (NORTH)Attachment 2
ARC2 - 17
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 4MORRO STREET BIRD’S EYEAttachment 2
ARC2 - 18
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 5MORRO STREET PERSPECTIVE & COURTYARDAttachment 2
ARC2 - 19
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 6OSOS STREET & MORRO STREET ELEVATIONSͳͻǡʹͳǡʹʹǡʹ͵Attachment 2
ARC2 - 20
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 7NORTH ELEVATIONͳͻǡʹͶAttachment 2
ARC2 - 21
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 8SOUTH ELEVATIONʹͲǡʹͳAttachment 2
ARC2 - 22
PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 9LEVEL 01 FLOOR PLANAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 10LEVEL 02 FLOOR PLANAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 11LEVEL 03 FLOOR PLANAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 12ROOF PLANAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 13ROOF DIAGRAMAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 14Project SummaryResidential Count Floor Area Townhome A 3 1,280 sf 2-bedroom +2.5 Bath Townhome B 1 1,360 sf 2-bedroom +2.5 Bath Townhome C 1 1,300 sf 2-bedroom +2.5 Bath Townhome D 1 1,330 sf 2-bedroom + 2 Bath Townhome ‘E1’ 1 1,580 sf 3-bedroom +2 Bath Townhome ‘E2’ 1 1,570 sf 3-bedroom +2 Bath1 Bed Apt. 1 650 sf 1-bedroom +1 Bath Project Totals 9 11,630 sf Commercial Area Open Space1st Floor Offi ce 1 1,050 sf 2nd Floor Offi ce 2 2,160 sf 258 sf Offi ce 3 1,650 sf3rd Floor Offi ce 4 1,990 sf 400 sf Offi ce 5 1,200 sfTotal 8,050 sf 658 sfShared Parking standard compact total single 20 3 23 spacestandem 5 0 5 spacestotal 25 3 28 spacesNote: 2 Accessible parking spaces included in standard countTownhome D, E1, and E2 specifi c Parking standard compact totalsingle 6 0 6 spaces Automobile TOTAL parking 34 spacesMotorcycle 2 spacesBicycle Short-term 4 spaces Long-term 22 spaces Total 26 spacesTownhome D Townhome 'E1' Townhome 'E2'Townhome AOfficeOffice1 - 212.0'2 - 223.0'3 - 234.5'R - 246.0'Parking1 - 210.0'2 - 220.0'3 - 231.0'R - 241.5'P - 245.0'NOTES: 1. Average grade on site = 212.0'2. Maximum height = 35'-0" or 247.0" to top of roofMech. 1" = 20'-0"Site SectionSITE SECTIONAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 15OSOS STREET SECTION SETBACKAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 16MORRO STREET SECTION SETBACKAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 17MORMORMORMORMORMORMORMORMORMORMORMORMORMORMORRRO RO RO RO RO RORO RO RO ROROROROORSTRSTRSTRSTRSTRSTRSTRSTRSTRSTRRSTRSTRSTRTTTEETEETEETEETEETEETEETEETEETEETEETETEEEEOSOOSOOSOOSOOSOOSOOSOOSOOSOOSOOSOOSOOSOSOSOS SS SS SS SS SS SS SS SS SSSS SSSSSS STRETRETRETRETRETRETRETRETRETRETREEETETETETETETETETETETTTSITE FURNISHINGSLANDSCAPE PLANTERSLANDSCAPE PLANTERSLANDSCAPE PLANTERSWOOD BENCHESPLANT MATERIALROOF GARDENCONCEPTUAL LANDSCAPE PLANAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 18COLOR & MATERIALSAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 19DETAILS 1 & 2DETAILS(1) CORNER DETAIL(2) ENTRY DETAILPAINTED CEMENTITIOUS SIDING2’X4’ PAINTED HARDIE PANELS WITH EXPOSED FASTENERSCANVAS CANOPY ON 1”X1” STEEL FRAME2X6 VARNISHED WOOD RAILPAINTED STEEL DOWELS @ 3 3/4” O.C.EXT. PLASTERUNIT DESIGNATION SIGNAGE2’X4’ HARDIE PANELSWOOD ENTRY DOOR AND FIXED PANELAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 20DETAIL 3DETAILS(3) BALCONY/WING WALL DETAIL 1/4”=1’-0”ALUMINUM WINDOWALUMINUM SILL4” PAINTED HARDIE LAP SIDING6”X3” VARNISHED WOOD GAURDRAILPAINTED STEEL DOWELS @ 3 3/4” O.C.PAINTED SHEET METAL EDGE FLASHINGTREX DECKINGCONCRETEAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 21DETAILS 4 & 5Attachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 22DETAILS 6 & 7Attachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 23DETAIL 8Attachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 24DETAIL 9DETAILS(9) ENTRY DETAIL2X6 VARNISHED WOOD RAILPAINTED STEEL DOWELS @ 3 3/4” O.C.PAINTED STEEL PLATEENTRY CANOPY PAINTED WOOD FASCIA IPE SOFFIT WITH DOWNLIGHTS8” SCONCE LIGHTSALUMINUM STOREFRONT ENTRY DOORSAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 25UNIT PLANS AAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 26UNIT PLANS BAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 27UNIT PLANS CAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 28UNIT PLANS D, E1, E2 - 2ND LEVELAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 29Townhouse D, ‘E1’, and ‘E2’, Third Levelscale: 1/8”=1’-0”UNIT PLANS D, E1, E2 - 3RD LEVELAttachment 2
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PACIFIC COURTYARDS MIXED USE 9/8/14SHEET 30UNIT PLANS D, E1, E2 - ROOF LEVELAttachment 2
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT:Review of a mixed use project known as Pacific Courtyards with 8,050 square feet
of office space and nine residential units located on three properties between Osos and Morro
Streets that are currently used as a parking lot in the Old Town Historic District, including a
request for an approximately 30% parking reduction through a shared parking reduction and
automobile trip reduction program.
PROJECT ADDRESSES: 1321 & 1327 Osos St. BY:Pam Ricci, Senior Planner
Phone Number: 781-7168
E-mail:pricci@slocity.org
FILE NUMBER:ARC 96-13 FROM:Pam Ricci, Senior Planner
RECOMMENDATION:Continue the project with direction to the applicant and staff on
pertinent issues.
SITE DATA
Applicant Mission Medical LLC
Representative Oasis Assoc., Carol Florence
Zoning Office (O-H) & Medium-High
Density Residential (R-3-H)
(historical preservation overlay
zone)
General Plan Office & Medium-High Density
Residential
Site Area
23,600 square feet (0.54 acre)
Environmental
Status
The City Council approved an
Addendum to the adopted
Mitigated Negative Declaration
on June 10, 2014.
SUMMARY
The applicant submitted an application to the City for a General Plan Amendment, Rezoning,
Vesting Tentative Tract Map (to create both commercial and residential condominiums), and
architectural review, to allow the development of a new mixed use project. The proposed mixed
use project includes 8,050 square feet of office space and nine residential units on an
approximately half-acre site located between Osos and Morro Streets that is currently used as a
parking lot.
Meeting Date: August 4, 2014
Item Number: PH-2
Old Town
Historic
District
Site
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 2
A previous mixed-use project was approved by the City for the site in 2008-2009. The current
version of the project was submitted in June of 2013 to reorient the office and residential uses on
the site and to pursue a contemporary architectural style. There have been several modifications
to the current project since it was initially submitted. An earlier version of the current project
was conceptually reviewed by the ARC in December of 2013 and continued with direction.
The project is now before the ARC for final architectural review including a request for a
parking reduction. At this time, staff finds that the applicant’s design submittal is not consistent
with the Historic Preservation Program Guidelines or the Community Design Guidelines. This is
primarily due to the building elevations facing Osos Street and the fact that the mass, form and
design components do not relate to the existing historic elements of the neighborhood.
Therefore, staff is recommending a continuance to direct the applicant to make further changes
to the design.
In addition, staff is continuing to work with the applicant team on their Transportation Demand
Management Plan to support the full extent of the automobile parking reduction requested.
However, staff has also prepared a resolution approving the design if a majority of the ARC
supports the revised project design. The other alternative would be to deny the project design
based on inconsistency with applicable guidelines.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to take into consideration the recommendation of the CHC that the project is
not a good fit in the context of the site’s location in the Old Town Historic District, and to review
the project in terms of its consistency with the Community Design Guidelines (CDG). The
Historic Preservation Program Guidelines, Community Design Guidelines, and the General Plan
should guide the ARC’s deliberations and action.
The ARC is also charged with reviewing a request for a parking reduction. The Planning
Commission discussed parking with their review of the project and recommended approval of a
parking reduction. The parking reduction is discussed in Section 3.6 of the staff report.
2.0 PROJECT INFORMATION
2.1 Project Review/History
On November 25, 2013, the project was reviewed by the Cultural Heritage Committee (CHC)
since the site is within the Old Town Historic District. The CHC had fundamental concerns with
the massing, roof design, and materials of the project and adopted a resolution recommending
denial of the project, based on a finding of inconsistency of the design with the Historic
Preservation Program Guidelines (Attachment 3). On December 16, 2013, the ARC conceptually
reviewed the project. The ARC continued action and provided directional items. The main issues
discussed by the ARC were parking, building massing and materials (Attachment 4).
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 3
On June 10, 2014, the City Council through Resolution No. 10531 approved a Vesting Tentative
Map to create residential and commercial airspace condominium units, and a General Plan
Amendment & Rezoning to “flip” the zoning and land use from what was approved in 2008
(Attachment 5). The approved rezoning orients the offices uses to Osos Street and the residential
development to Morro Street.
Figure 1. Zoning Exhibit
Now that the site zoning has been set, the project is required to return to both the CHC and ARC.
On June 23, 2014, the CHC reviewed a revised version of the project from what they reviewed in
November of 2013. The CHC adopted a resolution again recommending denial of the project,
based on a finding of inconsistency of the design with the Historic Preservation Program
Guidelines (Attachment 6).
2.2 Site Information/Setting
The project site is currently developed as a surface parking lot that contains a total of 47 spaces.
The portions of the parking lot that are currently zoned R-3 are considered non-conforming uses
since parking as a principal use is not allowed in residential zones. The site is generally level,
sloping down slightly from east to west, and developed with surface parking and planters. Sheet
17 of the plans (Attachment 2) includes an existing tree inventory and proposed status with
development. Some of the larger trees are Monterey Pines, eucalyptus, and Holly Oaks.
The project site is located in the Old Town Historic District. All of the residential properties in
the same block to the south of the site are also in the Old Town Historic District and considered
to be Contributing Historic Properties.
Other nearby development includes a mixture of residential projects, parking lots, and office
buildings. The San Luis Medical complex and the Marsh Street parking structure are located to
the north. Another significant use on the adjacent property to the northeast of the site is the
Seventh Day Adventist Church at the corner of Osos and Pacific Streets (1301 Osos), historically
known as the First Baptist Church and built in 1907.
2008 Approved Zoning 2014 Approved Zoning
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 4
The church is on the Master List of
Historic Resources and is described
as an “English Craftsman/Carpenter
Gothic” architectural building style.
It has a ranking of 3, which means
that it is eligible for placement on
the National Register of Historic
Places (see Figure 2). This site is not
in the Old Town Historic district,
but is the most historically
significant structure within the
project block.
2.3 Project Description
The applicant is proposing a mixed-use development project that includes a total of 8,050 square
feet of office space and nine residential condominium units. The project consists of two separate
structures. The larger building is a podium style structure with both office space and six
residential units that is oriented to Osos Street and contains a total floor area of 35,445 square
feet (including ground floor parking, second level patio and roof decks). The smaller building
(6,819 square feet including garages and roof decks) contains three residential units and is
oriented to Morro Street.
The larger podium building contains all of the office space (see Figure 3 on the following page).
The building has been designed with 1,050 square feet of office floor space on the ground floor
in the northeast corner of the building near Osos Street, 3,810 square feet on the second level,
and 3,190 square feet on the third level. The offices have a roof deck on the interior of the
project at the third level. The podium building also contains five townhomes in the western
portion of the structure and a one-bedroom flat. Two stairwells and an elevator provide access to
a courtyard area on the second level that provides common space for the residential units and
entries to individual units beyond private terraces adjoining the courtyard.
The two-story townhomes range in size between 1,240 to 1,320 square feet. A one-story, 650
square-foot one-bedroom unit is included on the south side of the building which would be the
project’s designated affordable unit. To accommodate the proposed number of residential units,
a 25% density bonus was approved by the City Council. To qualify for the density bonus, a
minimum of 10% of the total number of project units needs to be a deed-restricted affordable
unit designated for very-low income households. The applicant has satisfied this requirement by
designating the one-bedroom unit as a deed-restricted affordable unit for very-low income
households.
Figure 2. Seventh Day Adventist Church
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 5
The smaller building contains three residential units that range in size between 1,230 to 1,610
square feet. The units each have ground floor garages and two levels of living area above. The
units are accessed by a driveway off of Morro Street.
Figure 3. Level 2 Floor Plan
The podium structure has a central opening in the building that provides the access point to Osos
Street (see Figure 4 below). In addition to covered parking (total of 28 spaces), the first floor of
the office includes the project’s trash and recycling facilities, equipment rooms, a lobby,
elevator, stairwell, and residential storage spaces. Morro StreetOsos StreetFigure 4. Level Floor Plan Osos StreetMorro StreetAttachment 3
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Page 6
Table 1. Project Statistics
Statistics
Item Proposed 1 Ordinance Standard 2
Street Yards (Osos & Morro) 15 feet 15 feet
Max. Building Height 35 feet 35 feet
Building Coverage (footprint) 58% 60%
Parking Spaces 343 47.1
Notes: 1. Applicant’s project plans revised July 15, 2014
2. Zoning Regulations
3. 30% parking reduction requested
A total of 34 parking spaces are proposed for the project. A driveway off of Osos Street would
provide access to a majority of the project parking spaces (28 spaces) composed of:
1) 15 standard spaces;
2) 3 compact spaces; and
3) 10 tandem spaces
The other six parking spaces are provided in garages for the Townhome units which have access
via Morro Street.
Currently the site provides 19 parking spaces for the Mission Medical complex at 1235 Osos
Street. With project development, the parking provided for Mission Medical would be
eliminated and Mission Medical would instead pay parking in-lieu fees.
Sheet 17 of plans (Attachment 2) includes the locations of all existing trees on the site.
Generally the applicant’s proposal will retain the street trees on Osos Street and trees on adjacent
properties, but remove the rest of the on-site trees.
3.0 PROJECT ANALYSIS
3.1 Plan Updates
Project plans have been revised since both the CHC and ARC reviewed the project at the end of
2013. The main modification to the project has been to create a podium style building for the
larger structure oriented to Osos Street. The earlier version of the plans previously reviewed by
the ARC had an auto court open to the sky between portions of the building set aside for
residential uses and offices
3.2 Policy Guidance
The Historic Preservation Program provides guidelines for ensuring architecturally compatible
development within historic districts, and adjacent to historically designated structures. As
mentioned, the church on the adjacent property at 1301 Osos Street is a Master List property
located just outside the historic district. All of the residential and office properties to the south of
the site are in the historic district and are Contributing properties, including the large, stucco-clad
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 7
Rio Bravo apartments at the corner of Osos and Pismo Streets. Following are the adopted
criteria which are most relevant to project development at this site in the Old Town Historic
District:
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 character as measured by their consistency with the scale, massing,
rhythm, signature architectural elements, exterior materials, siting and street yard setbacks
of the district's historic structures, as described in Figures 2 and 3. New structures are not
required to copy or imitate historic structures, or seek to create the illusion that a new
building is historic.
3.2.2 Architectural compatibility. The CHC reviews development in historic districts for
architectural compatibility with nearby historic resources, and for consistency with
applicable design and preservation policies, standards, and historic district descriptions in
Section 5.2. New development should not sharply contrast with, significantly block public
views of, or visually detract from, the historic architectural character of historically
designated structures located adjacent to the property to be developed, or detract from the
prevailing historic architectural character of the historic district.
5.2.1 Old Town Historic District (Architectural Character). In keeping with its peak period
of development between 1880 and 1920, the Old Town District has many examples of High
Victorian architecture, a style popular in California during the that time period that reflected
prosperity, power and discriminating taste. his included several style variations, such as
Queen Anne, Italianate, Stick and Gothic Revival influences, especially along the top of the
hill within the district roughly aligned with Buchon Street. Other, more modest structures
with simpler styles abound in other areas of the district. These buildings were first home to
the burgeoning merchant class in San Luis Obispo that emerged during the turn of the
century. These styles include Neo-classic Row House, Folk Victorian, and Craftsman
Bungalow, with many homes borrowing architectural details from several styles. Most of the
houses in this district were designed and constructed by the homes’ first occupants or by
local builders and were influenced by architectural pattern books of the time period. The
shared first story porches along Pismo Street are a good example of a common design
feature linking buildings.
3.3 Building Form & Massing
The project is similar in scale to the previously approved 2008-2009 version in terms of
including three levels of building area and an overall height of 35 feet. The project proposes the
same approximate setbacks as nearby structures and is consistent with property development
standards of the Zoning Regulations. The site’s location on the edge of the downtown core is
intended to be more intensely developed and the mix of land uses is supported by General Plan
policies. While many of the project elevations will have limited off-site visibility, the two street
elevations facing Osos and Morro Streets will be highly visible.
Attachment 3
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Architectural Review Commission – August 4, 2014
Page 8
Osos Street
The Osos Street building elevation has a flat roof and substantial amounts of glazing. It is lower
in height than the adjacent historic church to the west and somewhat taller than the rectilinear
and flat roof Rio Bravo apartments built in 1918 to the east. Figure 5 includes a comparison
between the plans reviewed last November and the current proposal (Sheet 3 of plans).
Staff’s Analysis: Looking at the two elevations side by side, a case could be made that the
original version with its darker base and neutral palette appears more recessive and is as
compatible as, or more compatible than, the revised version. The advantage of the revised
elevation is that it has more modulation in wall planes afforded by the second and third level
decks and the void created by the central courtyard above the podium. In addition, the elevation
includes ground floor fenestration provided by having some office space at the street level.
However, neither elevation complements the streetscape and both look overly severe and boxy.
The project massing is inconsistent with Historic Preservation Program Guideline 3.2.1 that calls
for new development to have a rhythm and massing consistent with surrounding development.
This might be improved by having more of the steps and voids of the building oriented toward
Figure 5. Osos Street elevation
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 9
the church side.
Since the CHC’s last review of the project on June 23
rd and with staff’s recommendation, the
applicant has converted one of the storefronts into an entry door facing Osos Street to address
previous direction to have more human-scale elements along the street frontages. Yellow shed
awnings have also been added above storefronts. While staff feels like these changes are
appropriate, the fundamental massing concerns previously raised have not been addressed.
ARC Discussion Item:The ARC should determine if the rhythm, massing and articulation of
the Osos Street elevation is consistent with the context of its setting in a historic district.
Morro Street
The Morro Street elevation of the project has a
more residential character with a gable end roof
form and front door facing the street. The
building volume closest to the street is two-
story stepping up to three stories beyond.
Staff’s Analysis (CHC June 23
rd):This form
and massing strategy complements the nearby
structures on the same side of the street that are
Bungalow style. The main massing concern
raised in the June 23rd CHC staff report with the
three Morro townhomes was the awkward
appearance created by cantilevered upper floor
over garages and the thin columns supporting
them (see Figure 6) .
These townhomes also have roof decks which neighbors have raised as a concern and are inter-
related to the massing discussion. The walls and railings of the deck areas, especially with the
Figure 6 –Morro Street Elevations
Attachment 3
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Architectural Review Commission – August 4, 2014
Page 10
earlier version of the plans shown in Exhibit 6, extended above gable ends and added to the
height and bulk of the structure.
The project well exceeds its minimum open space requirements as a condominium project. While
staff is supportive of having sufficient usable outdoor use areas provided for project residents,
there may be opportunities to scale down the roof decks, especially the three nearest Morro
Street that are in close proximity to adjacent single-story buildings.
Staff’s Analysis (ARC August 4
th):The applicant responded to the concerns with the earlier
design shown in the elevations in Figure 6 on the previous page with the modified elevation
shown below in Figure 7. The main changes in response to previous and feedback and direction
were:
1) Use of a more neutral color palette (buff and white rather than red);
2) Creation of a wing wall to screen the cantilevered floor area above supports;
3) Use of more substantial structural columns; and
4) Addition of a glass door with yellow awning for the entry facing the street.
Figure 7. Revised Morro Street elevations for ARC Review on 8-4-14
Staff appreciates the applicant’s efforts to respond to comments, but feel that some of the
solutions actually add bulk to the first floor of the building, rather than address earlier massing
concerns. The following suggestions are offered:
1) Use the open railing design on the upper, right-hand side of the wing wall where the deck
is located facing the street to create a less, heavy appearing elevation.
2) Add a porch extension for the entry with a complementary gable roof;
3) Further refine the design of the roof decks to create a more seamless transition from gable
forms; and
4) Further reduce the size of the roof decks to take into consideration privacy and overlook
to adjacent neighbors.
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 11
3.4 Architectural Style
The proposed project’s architectural style is Contemporary, with both gable end and flat roof
forms. This proposed architectural style is a departure from the previous Neo-Victorian style
approved at the site with the 2008-2009 version of the project. The prior project took its design
theme from the adjacent church and had steeply pitched roofs, rafter tails, trim pieces and
window styles with a Victorian style theme. The current Contemporary style reflects more of the
smaller office buildings in the vicinity in terms of its form and detailing.
The surrounding neighborhood is an eclectic blend of different styles and periods of
construction. The surrounding
Contributing bungalows to the
southeast were built in the early
1900s. The adjacent Rio Bravo
apartments were built in 1918 and
a Spanish lace stucco finish added
a later time. The Grace Church at
the corner of Pismo and Osos
Street is a Spanish Revival style.
Other office buildings in the
vicinity are representatives of Mid-
Century Modern. With this eclectic
context defining the best examples
of style to emulate is more
challenging.
Community Design Guidelines (CDG) Policy Guidance:
1.4 Goals for Design Quality and Character.
A. Keep San Luis Obispo architecturally distinctive; don’t let it become “anywhere
USA.”
4.Design with consideration of the site context in terms of the best nearby examples
of massing, scale, and land uses when the site is located in a notable area of the city
(for example, Downtown, Old Town).
6. Require design excellence for infill redevelopment sites, especially in the downtown
area.
3.B.1. Architectural style. No particular architectural style or design theme is required
in the City nor can San Luis Obispo be defined by any particular architectural style. A
wide range of architectural characteristics adds to the City’s overall image. While
variety in design is generally encouraged, the compatibility of new projects with the
existing built environment should be a priority. The goal is to preserve not only the
historic flavor of the community but, equally important, its scale and ambiance.
Figure 8. 2008-2009 version of project design
Attachment 3
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Architectural Review Commission – August 4, 2014
Page 12
Staff’s Analysis: With their review of an earlier version of project plans, neither the CHC nor
ARC specifically recommended against a Contemporary architectural style, but did have issues
with the massing and materials of project buildings. Consistent with CDG Section 1.4 cited
above, the CHC mentioned that the design should respond to some of the better quality examples
of architecture in the vicinity of the site. The CHC mentioned that earlier design was attractive,
but not in the context of this neighborhood setting.
Project architecture, even within the context of the project site, is not especially coordinated and
appears as a collection of different styles. The wall facing the church appears especially stark
and abrupt (Figure 9 below). The applicant has elected not to modify the elevation in response to
staff comments and CHC direction. A cohesive architectural style should be selected that is
consistent with the goal included in CDG 3.B.1 “to preserve not only the historic flavor of the
community but, equally important, its scale and ambiance.”
Figure 9. Osos Street Perspective
3.5 Colors & Materials
In addition to the smooth-finish stucco and fiber cement siding shown in current plans, previous
plans also included corrugated galvanized metal siding, and ribbed metal siding. The ARC
recommended that the project materials palette be simplified in terms of the number of different
materials proposed and that the corrugated galvanized metal siding be eliminated from use on
building walls.
Staff’s Analysis: Current plans respond to previous direction by eliminating metal siding. The
revised Osos Street building elevation shows Corten steel on the third level, but Sheet 1 of the
design response booklet updates this choice to a wood siding with the Prodema product name.
The applicant’s response makes the point that the revised colors, especially the predominant
Attachment 3
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Architectural Review Commission – August 4, 2014
Page 13
white color in the Osos Street elevation, were selected to pay homage to historic structures
adjacent to the site and better blend in with the neighborhood. However, as was mentioned in
the previous massing discussion in Section 3.3 of this report, the white color seems to accentuate,
rather than diminish the building’s scale.
3.6 Parking
Required & Provided Parking
The office component of the project at 8,050 square feet requires a total of 26.8 parking spaces
(8,050/300 = 26.8). The six two-bedroom units require two spaces each (12), the two three-
bedroom units requires 2.5 spaces (5), and the one-bedroom unit requires 1.5 spaces for a total of
18.5 parking spaces. The 9 residential units require 1.8 guest spaces (one per 5 units).
Therefore, the total project parking requirement is 47.1 spaces.
Table 2. Required Automobile Parking
Use Parking Calculation Spaces Required
Office 8,050/300 26.8
Six two-bedroom units 6 x 2.0 12.0
Two three-bedroom units 2 x 2.5 5.0
One one-bedroom unit 1 x 1.5 1.5
Guest parking - residential 1/5 units; 9/5 = 1.8 1.8
TOTAL 47.1
A total of 34 parking spaces are shown on plans for the project. A driveway off of Osos
Street would provide access to a majority of the project parking spaces (28 spaces) on the
ground floor of the podium building composed of:
1. 15 standard spaces;
2. 3 compact spaces; and
3. 10 tandem spaces
The other six parking spaces are provided in garages for the townhome units which have access
via Morro Street. Since the parking provided does not meet ordinance standards, the applicant is
requesting a 30% shared and mixed use parking reduction.
The office use would require a total of 4 bicycle spaces (3 long-term in lockers; 1 short-term in a
rack). The residential units require that each unit include bicycle lockers or interior space within
each dwelling or garage for the storage of at least two bicycle spaces per unit (18). The
residential development would require 1 short-term bicycle space in a rack. The total project
bicycle requirement would be for 21 long-term spaces and 2 short-term spaces,
Plans show that the project includes a total of 32 bicycle parking spaces (Sheet 12). The three
townhomes off Morro Street would include two interior spaces in garages (6). There are 8
bicycle lockers on the north side of the large podium building; three for the office use and 5 for
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 14
the townhomes in that building. Each of these eight lockers accommodates 2 bicycles (16). There
are two bicycle racks to meet short-term demand each containing 5 spaces (10).
Staff’s Analysis
The 2008-2009 version of the project included underground parking accessed off of Morro Street
for a majority of the project’s parking requirement. The earlier version of the project did not
include any parking reduction requests, but was approved with tandem parking for the residential
units in the project.
With the ARC’s conceptual review of project plans on December 16, 2013, the project’s parking
was a focus of discussion. The fundamental issues with the parking proposal that the ARC
reviewed was that the applicant was requesting both a 30% parking reduction and a majority of
the parking spaces for both the office and residual uses in tandem. The general consensus with
this “double-dipping” proposal was that the parking was inadequate for the mix of uses and not
particularly functional. The main concern was that the tandem spaces were not freely available to
be shared by multiple users at the site which is the key tenet of allowing the shared and mixed
use parking reductions under the code.
Figure 9. Parking Layout Comparison
12-16-13
ARC plan
8-4-14
ARC plan
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 15
In response to the concerns with the earlier version of the project, the applicant modified the
project plans to go the podium building which enables a more efficient parking layout. The
differences between the two versions of plans are included on Sheet 19 of current plans (see
Figure 9 on the previous page).
Residential Parking Complies with Standards:With the current proposal, each of the nine
residential units would have allocated spaces consistent with code requirements. Each of the
three townhomes off of Morro Street is self-contained in that they have two parking spaces in
their own garages. The five sets of tandem spaces in the first level of the podium building
provide complying for the five townhomes in that building. The one-bedroom unit in the podium
building would have the single space adjacent to the tandem spots.
Office & Guest Parking:The remaining parking in the podium building consists of 17 spaces,
two motorcycle spaces, and both short-term (racks) and long-term bicycle parking (lockers). The
code required parking for the office and guest parking would be a total of 28.6 spaces (26.8 +
1.8). With approval of a 10% shared parking reduction, the requirement for the office and guest
spaces would be reduced to 25.74 spaces. With 10 short-term bicycle spaces provided beyond
the base requirement of 2, the additional 8 spaces would qualify the project to reduce the
automobile requirement by one additional space (one auto space for each additional 5 bicycle
spaces provided, up to a 10% reduction). Therefore, this would reduce the automobile parking
requirement down to 24.74 spaces.
A shared use parking reduction (10%) may be applied for projects with common parking areas 1,
which is the case for this project, however, approval of a mixed use parking reduction (up to an
additional 20%) requires finding the times of maximum parking demand from various uses to not
coincide 2 (e.g. residences primarily use a shared parking lot in the evening, night, and early
morning while commercial uses primarily use a shared parking lot in the middle of the day). The
10% reduction is generally supported if the criterion for multiple uses is met, and the additional
20% is discretionary dependent on the characteristics and parking demands of the mix of uses
Typically, the 30% parking reduction for a mixed use project would be taken off the total of the
project parking requirement which in this case is 47.1 spaces. The 30% parking reduction would
result in a requirement of 33 spaces, which is one space less than the 34 spaces provided.
However, given how the spaces are laid out and assigned in this project, the analysis separates
out the residential and office/guest spaces.
1 Zoning Regulations section 17.16.060.B: Shared parking reduction. Where two or more uses share common parking areas,
the total number of parking spaces required may be reduced by up to 10%, with approval of an administrative use permit.
Where shared parking is located on more than one parcel, affected parties must record an agreement governing the shared
parking, to the satisfaction of the Director.
2 Zoning Regulations section 17.16.060.C: Mixed-use parking reduction. By approving an administrative use permit, the
Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking
reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from
various uses will not coincide.
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 16
The Planning Commission found that the criterion for the 10% shared parking reduction is met,
but that the criterion for the additional 20% reduction for offset times of demand could not be
made since there would be overlap between the peak times of the residential and office uses.
Instead, the Planning Commission recommended that the additional parking differential be made
up by approval of an automobile trip reduction program 3. There is no upper threshold in terms of
a percentage set in the code for the automobile trip reduction program reduction. Therefore, the
remaining differential of 8 parking spaces between the 25 spaces required and 17 provided can
be approved through this provision of the code.
The Planning Commission supported the modified parking proposal as providing a compact and
efficient parking proposal which is appropriate for the site’s location adjacent to the downtown
core and a half-block outside of the in-lieu fee parking district and from the Marsh Street Parking
garage. Parking provided in the project given the site’s location within a half-block of both the
Marsh Street Parking structure and the Downtown Parking District where on-site parking is not
necessarily required and in-lieu fees can be paid.
Conclusion:Per the Planning Commission’s directive,staff supports approval of some parking
reductions to accommodate the parking provided. However, staff finds that the applicant’s
submitted transportation demand management plan (Attachment 7) has not yet demonstrated
how fewer parking spaces for site uses will be successfully managed to meet demand and not
cause impacts to surrounding properties.
4.0 ENVIRONMENTAL REVIEW
On August 19, 2008, the San Luis Obispo City Council approved a Mitigated Negative
Declaration (MND) for the prior version of the project. Section 15164 of the CEQA Guidelines
allows a lead agency to prepare an addendum to a previously adopted Negative Declaration if
only “minor technical changes or additions” have occurred in the project description since the
initial study was originally prepared. In this case, the revised project description is updated
through the Addendum approved by the City Council on June 10, 2014 and documentation is
provided that no new significant environmental impacts are created by the modified project. The
ARC may review the Addendum and MND for the project through a link on the City’s website
embedded in the staff report prepared for Item PH-1 on the 6-10-14 Council agenda.
3 Zoning Regulations section 17.16.060.D: Automobile trip reduction. By approving an administrative use permit, the
Director may reduce the parking requirement for projects implementing non-auto travel, particularly for commuting, when
it can be demonstrated that reduction of on-site parking will be safe, and will not be detrimental to the surrounding area or
cause a decline in quality of life. The applicant shall provide reasonable justification for the reduction, including innovative
project design, transportation demand management (tdm), or incentives, which will reduce single-occupant vehicle travel to
and from the site. These may include, but are not limited to programs such as car-sharing, employer-paid transit passes,
cashouts (i.e. trip reduction incentive plans), or off-peak work hours.
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Architectural Review Commission – August 4, 2014
Page 17
5.0 CITIZEN PARTICIPATION
There has been active participation by the public in the review of the project through both
testimony at various project hearings and written correspondences. Like the Addendum and
MND referenced in Section 4.0 on the previous page, the ARC may review previous
correspondences received for the project through a link on the City’s website embedded in the
staff report prepared for Item PH-1 on the 6-10-14 Council agenda. Attachment 8 contains a
letter from James Lopes on behalf of Save Our Downtown on the project.
6.0 ALTERNATIVES
6.1. Adopt the Draft Resolution (Attachment 1) approving the project, based on findings of
consistency of the design with the Community Design Guidelines and Historic
Preservation Program Guidelines, and subject to conditions.
6.2. Deny the project based on inconsistency of the project design with the Community
Design Guidelines and Historic Preservation Program because its massing and
architectural design are not compatible with neighboring buildings in the Old Town
Historic District.
7.0 ATTACHMENTS
Attachment 1: Draft Resolution
Attachment 2: Vicinity Map & Reduced-size project plans
Attachment 3: 11-25-13 CHC follow-up letter, resolution & minutes
Attachment 4: 12-16-13 ARC Follow-up letter & minutes
Attachment 5: City Council Resolution No. 10531 approving rezoning and VTM 2928
Attachment 6: 6-23-14 CHC follow-up letter, resolution & minutes
Attachment 7: Applicant’s transportation demand management plan
Attachment 8: Letter from James Lopes on behalf of Save Our Downtown
Distributed to CHC: 11” x 17” colored project plans
Attachment 3
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Attachment 4
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Attachment 4
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Attachment 4
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Attachment 4
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Attachment 4
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Attachment 4
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Attachment 4
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Attachment 4
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Attachment 4
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for
Pacific Courtyards
for
PPPPPPPPPPaaaaaaaaaaaaPPPPPPPaaaaaaaaaaaaaaacccccccccccciiiiiiifffffffffffiiiiiiiccccccccccc CCCCCCCCCCCCooooooooooouuuuuuuuuuurrrrrrrrrrrrttttttttttyyyyyyyyyyttyyyyyyyyyyyyyyyaaaaaaaaaaaaaaaaaayyyyyyyyyyyyaaaaaayyyyyyyyyaaaaaaaaaaaaaaaarrrrrrrrrrrddddddddddssssssssssss
PPPPPPPPaaaaaaaaaaaaaaaaPPaaaPPPPP
A Mixed-Use DevelopmentA AAA Mixed-Use DevelopmenMixed Use Developmen tt
11321 Osos Street & 1322 Morro Street
San Luis Obispo, CA 93401
Prepared on behalf of
Mission Medical, llc
835 Aerrovista Place, Suite 230
San Luis Obispo, Ca 93401
by
Oasis Associates, Inc.
3427 Miguelito Court
San Luis Obispo, Ca 93401
15 August 2014
Attachment 5
ARC2 - 71
Transportation Demand Management Plan 15 August 2014
Pacific Courtyards Mixed-Use Oasis Associates, Inc.
i
Transportation Demand Management Plan
forforff
Pacific Courtyards Mixed-Use
11321 Osos Street & 1322 Morro Street
San Luis Obispo, CA 93401
15 August 2014
TABLE OF CONTENTS
I. Purpose of a Transportation Demand Management Plan.......................................1
II. Project Description.................................................................................................1
A. Location...........................................................................................................1
B. Mixed-Use Development.................................................................................1
III. Transportation Demand Strategies- Location & Site Design.................................2
A. Walkability ......................................................................................................2
B. Extensive Bicycle Parking...............................................................................2
C. Reduced & Flexible Shared Parking................................................................3
IV. Transportation Demand Strategies- Operational ...................................................3
A. Information Board ...........................................................................................3
B. FunShare Automobile......................................................................................3
C. Designated Car Pool Only Parking..................................................................4
D. Common Area Shower Facility.......................................................................4
E. Branded & Subsidized Bicycles .....................................................................4
V. Program Monitoring & Reporting .........................................................................4
A. Program Coordinator.......................................................................................4
B. Annual Survey.................................................................................................4
C. Annual Reporting ............................................................................................4
D. Information for New Tenants & New Hires....................................................4
Attachment 5
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Transportation Demand Management Plan 15 August 2014
Pacific Courtyards Mixed-Use Oasis Associates, Inc.
1 of 4
I. PURPOSE OF A TRANSPORTATION DEMAND MANAGEMENT PLAN
Transportation Demand Management is a general term for strategies that result in more efficient use of
transportation resources. A Transportation Demand Management Plan (“TDMP”)seeks to tailor a collection of
management strategies for a specific project, business/organization, or stakeholder group. The goal of the TDMP
is to increase transportation efficiency and, in turn,reduce single occupancy vehicle (“SOV”) trips and vehicle
miles traveled (“VMT”). There are four (4) overarching categories for management strategies specific to the
Pacific Courtyards project:
x Improved Transport Options;
x Incentives To Use Alternative Modes and Reduce Driving;
x Parking and Land Use Management; and
x Policy And Institutional Reforms
These categories include strategies that can be implemented at many levels, from the individual person to a
larger organization or agency. The purpose of a TDMP is to determine those strategies which are appropriate for
a specific project or circumstance in order to ensure that the management strategies are effective.
The strategies of this TDMP are provided to comply with the City of San Luis Obispo’s General Plan
recommendation of establishing county-wide trip reduction programs to include an Average Vehicle Ridership
(AVR) standard of 1.6 or larger. (General Plan- Circulation Element §2.1.2)
1
II. PROJECT DESCRIPTION
The strategies outlined in the Pacific Courtyards’ TDMP have been specifically selected based on the project’s
size and use, location, and existing surrounding conditions. The following is a brief overview of the proposed
project. This information was used to inform the specific nature and implementation of the various management
strategies
A. LOCATION
The proposed Pacific Courtyards project is located mid-block of Osos Street and Morro Street between Pismo
Street and Pacific Street. The project is an in-fill development located less than two blocks south of the
Downtown Central Business District; a major activity center of the community. The subject property is zoned
Office (O) and Medium-High Density Residential (R-3). This is consistent with the surrounding zoning and
neighbor developments. The surrounding area is noted for its eclectic mix of various commercial, office, and
residential uses. As an in-fill development, the project contributes to the City’s goal for compact urban
development.
B. MIXED-USE DEVELOPMENT
Pacific Courtyards is a .54 acre mixed-use development which includes a total of 8,050 square feet (SF) of office
space and nine (9) residential units. The project is relatively small and will likely accommodate less than 40
employees and 23 residents.2
The podium style building, oriented to Osos Street, includes office space on the ground, 2
nd, and 3rd floors. The
office area is a grid condominium/common interest plan which allows the office area to be demised (up to a
maximum of eight (8) units) and configured to facilitate tenant requirements. Six (6) residential units are located
on the 2nd floor of the podium. Five (5) of the residential units are two-story 2-bedroom units with a private patio
1 AVR rates are influenced by density and intensity of a given location. Accepted AVRs based on location type: Suburban
(1.13), Activity Center (1.35) Regional CBD corridor (1.9). The City’s county-wide program standard of 1.6 AVR is
aggressive for a small city as it exceeds the goals of more urban locations such as Santa Monica and Los Angeles (1.5 AVR).
2 Employee density is estimated by applying standard building code occupancy of 200SF/employee. Residential density is
estimated by applying the average household size for the City (2.58 persons) per the US Census Bureau.
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Transportation Demand Management Plan 15 August 2014
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and roof top patio. They range in size from 1,240 to 1,320 SF. The remaining residential unit is a one-story, one-
bedroom apartment (650 SF). The podium style building provides elevated outdoor common areas for both the
residential and office uses with parking provided on the ground floor.
A second building is oriented to Morro Street and consists of three (3) townhome-style residential units. These
units range in size from 1,230 to 1,610 SF: one (1) two-bedroom; and two (2) three-bedroom units. A two-car
garage is provided on the ground floor for each unit with living areas on the 2 nd and 3rd floors. These units also
have rooftop patios.
III. TRANSPORTATION DEMAND STRATEGIES – LOCATION & SITE DESIGN
The project was carefully designed to integrate transportation demand management strategies in order to take full
advantage of and increase the parking and land use management strategies already established in the
surrounding area. The project seeks to do its part to enhance the alternative transportation culture that is
emerging in this area of town. This paradigm shift away from a car-centric culture is the result of regional/city
planning, changes in development and business practices, and personal choices made by individuals.
The location of the project, in and of itself, is a key component of the land use management strategies. One of
the strongest influences for improving the use of alternative transportation is proximity to transportation
resources. “Location efficient development” seeks to maximize accessibility and affordability by locating
development in central areas where amalgamations of transportation options are established. Location efficiency
is especially effective for smaller mixed-use developments that have a small and diverse population (e.g.,
residents and multiple businesses). On their own, small developments tend to lack the concentration of people
needed to make other strategies (e.g., carpooling, employer incentives, or flexible work schedules) feasible.
Nonetheless, Pacific Courtyards will be including a variety of project specific TDPM methodologies to
incentivize and reduce single occupancy vehicle trips, vehicle miles travelled, and promote a healthy life style.
Pacific Courtyards provides residents and office tenants and their employees with various amenities to encourage
alternative transportation options and reduce SOV trips. This TDMP provides and discusses the four (4)
strategies that will create a positive and noticeable effect on the transportation demand of the project and
surrounding area. This multi-faceted approach will implement varied yet complementary strategies to effectively
reduce the amount of SOV trips of the project’s residents and employees.
A. Walkability
It is commonly accepted that ¼ mile is a comfortable walking distance. Pacific Courtyards is less than a ¼ mile
from the Central Downtown District of San Luis Obispo. This area is an active hub of the community. The City,
the Chamber of Commerce, the Downtown Association, and local citizen input have expended a great deal of
effort to make the Downtown a quality walking environment. The project contributes to that trend with
pedestrian access points along three (3) different streets, allowing short-cuts and connections for residents,
employees, and visitors to Pacific Courtyards to take advantage of the surrounding walkable environment. See
the attached exhibit highlighting various amenities within ¼ mile of the project. The close proximity of the
project to retail, services, and entertainment creates a natural incentive for residents and employees to walk (or
bike) to many of these locations, thus reducing SOV and VMT. Pacific Courtyards is mere blocks away from
local bus route stops, as well as the SLO Transit and RTA hubs, making a commute by transit a convenient
option.
B. Extensive Bicycle Parking
The project provides thirty-two (32) bicycle parking spaces. This is eight (8) times the amount of bicycle parking
required by the Zoning Regulations and nearly equal to the number of vehicle spaces provided. See the table
below listing the types of parking provided. The townhomes will be appointed with a minimum of two (2)
bicycle hooks within the garages. The Osos Street building has been designed to accommodate secure ground
floor storage for the residential units for bicycle and other storage. The project design also includes eight (8) bike
Attachment 5
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Transportation Demand Management Plan 15 August 2014
Pacific Courtyards Mixed-Use Oasis Associates, Inc.
3 of 4
lockers (capable of storing two (2) bikes each) providing convenient and secure bike storage. The locker will be
available for residential and office employee use. Two (2) bicycle racks (with five (5) spaces each) will be
installed on-site to provide short term parking for guests and visitors.
TTable 1. Bicycle Parking
BICYCLE PARKING
TYPE
# OF SPACES
PROVIDED
Rack 10
Locker 16
Res. Garage 6 (+)
Res. Storage variable
TOTAL 32 +
It has been established that parking helps create vehicle commuters; people will drive to locations where parking
is available. Transportation experts have discovered that the same principle holds true for cyclists and bicycle
parking. Bicycle parking helps make commuters of the biking variety. Using bicycle transportation is
encouraged by the Pacific Courtyard development for both “quick-trips” and commuting by providing both long-
term and short-term bike parking. The project has the distinct advantage of fronting the City designated Morro
Street Bike Boulevard, which further encourages biking as an alternative to SOV trips and reducing VMT.
C. Reduced & Flexible Shared Parking
Transportation experts and the City of San Luis Obispo have recognized that locations with shared and mixed
uses can adequately provide parking at a reduced rate when compared to meeting the demand for a singular use.
The City’s Zoning Regulations have codified parking reduction for qualified projects. As a mixed-use
development, Pacific Courtyards’parking has divergent peak parking periods. This means that the time of
greatest parking demand for the office uses is when residents are likely away and vice-versa. The City allows up
to a 30% parking reduction for projects with shared/common parking areas and varied peak parking demand
periods. Studies have shown that reducing parking encourages people to use alternative transportation methods.
Pacific Courtyards is ideally suited for this reduction as access to alternative transportation modes is available.
IV. TRANSPORTATION DEMAND STRATEGIES - OPERATIONAL
The following represents the more tenant and employee centric and project specific methodologies to be
implemented by and incorporated into the project to enhance the goals and objectives to minimize single vehicle
occupancy trips and vehicle miles travelled, while offering incentives for the project’s residents and employees
to seek a healthier life style. Many of these programs will be offered in collaboration with SLO Regional
Rideshare and their Transportation Choices Program (TCP), as we work toward creating effective methods of
trip reduction. A few of the TCP programs include: Emergency Ride Home;Trip Planning Service;Lunchtime
Express, and iRideShare Rewards. We will also be engaging SLO FunRide, as noted below.
A. Information Board
An informational trip reduction bulletin board will be located in the main entry lobby of the commercial
component of the project. Information will include up-to-date facts on car and vanpool opportunities, bicycle
parking locations, alternative transportation programs and incentives (as noted and detailed below), and transit
schedules.
B. FunShare Automobile
On-site accommodations will be made for a SLO FunRide Funshare car to enable tenants and their employees to
walk or bicycle to work while having an opportunity to share the Funshare car to take care of their daily
personal or business related needs.
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C. Designated Car Pool Only Parking
We will educate the project tenants and, in turn, they will encourage their employees to car pool to work and
take advantage of the designated car pool only parking space, as part of the on-going educational process.
D. Common Area Shower Facility
The project will incorporate a common area shower facility to accommodate long distance bicycle commuters
and/or employees that take advantage of a recreational ride during their lunch break.
E. Branded & Subsidized Bicycles
The project proponents will be purchasing one bicycle per tenant space for the commercial component of the
project. This will result in the procurement of eight (8) bicycles for use by employees. In combination with the
increased long- and short-term bicycle parking for tenants and employees who currently own a bicycle, these
subsidized bicycles will enhance the opportunities for this mode of transportation.
V. PROGRAM MONITORING, & REPORTING
A. Program Coordinator
AuzCo Developments will provide program coordination for
Pacific Courtyards as part of the overall property management
responsibilities. AuzCo will be responsible for coordinating
annual surveys, reporting to the City, and providing current and
up to date program information to tenants.
B. Annual Survey
In coordination with Rideshare, an annual survey of employees will be conducted to gather information on
employee commute patterns, current AVR, program effectiveness, and resultant additional recommendations.
C. Annual Report
In conjunction with the annual Rideshare survey, an annual program report will be submitted to the City of San
Luis Obispo Public Works Department Transportation Planner. The report will include a history of the project’s
annual AVR, trip reduction efforts to date, the most recent employee survey results, and any proposed
modifications to the trip reduction plan if the 1.6 AVR has not been reached. The annual report shall be
submitted to the City for review and approval of any proposed modifications.
D. Information for New Tenants & New Hires
Prospective tenants will be notified of the project’s approved parking reduction and the operational aspects of
tandem parking. Tenants will be made fully aware of the amount of available on-site parking to ensure there is
an adequate amount of on-site parking to meet their needs,as the City will not grant on-street parking permits to
project tenants. A copy of the most current TDMP will be provided to all new tenants. Existing commercial
tenants will be provided updated and current copies of the TDMP, to provide to new employees, as needed.
Through this multi-faceted effort, the Pacific Courtyards project can meet the project’s and the City’s goals and
objectives for appropriate and effective transportation demand management, while helping cultivate the
community’s shift to a paradigm of alternative transportation as the new norm.
Attachments:
x Walkable Amenities Exhibit, July 14, 2014
Program Coordinator
Contact Information
AuzCo Developments / Hamish Marshall
835 Aerovista Place, Suite 230
San Luis Obispo, CA 93401
805.706.2915
contact@auzcodevelopments.com
Attachment 5
ARC2 - 76
SLO City and County Services0 200’ 400’ 100’ 300’City and Regional Bus Transit CenterCity HallCounty LibraryCounty CourthouseSLO County Government CenterCourt Street MallRetail, Restaurants, Coffee ShopsTheater, Retail, Restaurants, Coffee ShopsSLO City Parking GarageMission de Tolosa and Mission PlazaBus Stop1/4 Mile from project locationPACIFIC COURTYARDS | Transportation Demand Management Plan | 14 July 2014 | WALKABLEAMENITIESPismo Street (Class III Bike Lane)Pacific StreetMarsh Street (Class II Bike Lane)1321 Osos Street &1322 Morro StreetSan Luis Obispo, CA 93401Higuera Street (Class III Bike Lane)Monterey Street (Class III Bike Lane)
Osos Street
Morro Street (Bike Blvd.)
Santa Rosa Street (Class II Bike Lane)
Chorro Street (Class III Bike Lane)Downtown CenterPROJECTFACILITY ADDRESSNEARBY AMENITIESCity bus stops are located two (2) blocks from project.City Transit Center and Regional Transit Center are 1/4 mile from project.Railroad station is less than 1/2 mile from project.City parkage garage is located 250’ from project.Surrounding area streets include sidewalks, cross walks, and bike lanes.AREA TRANSPORTATION to Morro Bayto Paso Robles to 5 Cities &NipomoVICINITY MAPUS Post OfficeMedical OfficesSenior Center and Mitchell Park
Attachment 5
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Pacific Courtyards Mixed Use:
The anomaly called Mixed Use Building is not supposed to be a Chameleon
such as has been proposed between the Osos and Morro Streets. Although
mixing commercial and residential seems to be a desirable structure for
addressing these two factors, it should not inspire an incongruent structure
for our town and in particular in an historic residential district of San Luis
Obispo.
Other factors that appear to make this structure undesirable:
1 The Flat roof combined with the Gable roof. Could there not be a roof
form designed to combine the two in a better and more interesting form
rather than this clearly unsuccessful hybrid building?
2 The boring and harsh building materials and colors.
3 An all White building of this elongated size will not approach a
human scale in this residential neighborhood.
4 Just using a balcony that projects out over an entrance way is not
going to bring the whole structure down to human scale.
5 The apartments appear to have tight hallways in order to get all the
necessary rooms in such small square footage and would not be very
livable.
6 Blocked out Windows on the Commercial Side will not be
appropriate in the Historic Residential Area of the Commercial side of the
structure.
7 The changing colors and shapes of a Chameleon is the proper
analogy for this building which should not appear on the streets of SLO.
Sandra Davis Lakeman, 1677 Foreman Court,
San Luis Obispo, CA 93405
Barumini, Sardegna, Italy
23 August 2014
Attachment 6
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DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 18, 2014
ROLL CALL:
Present:Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy
Nemcik, Allen Root, and Chairperson Michelle McCovey-Good
Absent:Vice-Chairperson Greg Wynn
Staff:Senior Planner Pam Ricci, Contract Planner Rachel Cohen, and
Recording Secretary Diane Clement
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of August 4, 2014, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1.3720 Broad Street.ARC 106-14; Review of a new facility for McCarthy Steel
wholesale and warehousing; C-S-S zone; McCarthy Steel (Bill Hand), applicant.
(Rachel Cohen)
Contract Planner Rachel Cohen presented the staff report, recommending adoption of
the Draft Resolution which approves the project, based on findings, and subject to
conditions.
Jim Duffy, Jim Duffy Architects, stated that removing the gray panels, designed to break
up the structure's mass and color of the vertical metal siding on the north and south
elevations is acceptable and that he is happy to work with the City Arborist about the
types of trees to be planted. He noted that the temporary building on the adjacent
property will be removed in six months or less.
PUBLIC COMMENTS:
There were no comments made from the public.
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Page 2
COMMISSION COMMENTS:
Commrs. Curtis and McCovey-Good stated that they like the horizontal siding designed
to break up the mass of the vertical siding on the north and south elevations.
Commr. Curtis noted that it is a long building so some breaking up with color and
material is preferred and, although he would choose a different beginning and ending
location, he is happy with it as proposed.
Senior Planner Ricci inquired whether a majority of the Commission supports the
inclusion of the wall panels. Several Commrs. responded that they would be fine either
way.
There was agreement to change Condition 4 to “may remove the horizontal, corrugated
siding from the north side of the structure.”
Commr. Curtis asked for an explanation as to why Condition 9 states that the
mechanical and electrical equipment shall be located inside the building but also refers
to placing condensers and other mechanical equipment on the roof.
Architect Duffy stated that the condenser units will be on the ground on the south side
behind the fencing and there is no rooftop mounting planned.
Senior Planner Ricci noted that Condition 9 is a standard condition that addresses
screening for a range of different types of mechanical equipment, which may or may not
be roof-mounted. She pointed out that sometimes rooftop equipment is proposed later
and that the condition provides for additional information to be a part of plans to
determine that adequate screening is provided.
Commr. Curtis stated that if rooftop equipment is put up later, it sometimes becomes an
eyesore and there have been cases where rooftop mountings have not been
satisfactory.
Architect Duffy asked if it was acceptable to put privacy slatted fencing up to fencing
already in place on two adjacent properties.
Senior Planner Ricci stated that there is no need to unduly duplicate fencing.
Contract Planner Cohen noted that the landscaping on the Steamfitters Union side
would help screen the construction site.
There were no further comments made from the Commission.
On motion by Commr. Ehdaie, seconded by Commr. Curtis, to adopt the Draft
Resolution approving the project, based on findings, and with the word “shall” in
Condition 4 changed to “may.”
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Page 3
AYES:Commrs. Ehdaie, Curtis, Andreen, McCovey-Good, Nemcik, and Root
NOES:None
RECUSED:None
ABSENT:Commr. Wynn
The motion passed on a 6:0 vote.
2.600 Tank Farm Road.ARC 121-12; Review of a new 77,370-square foot
headquarters for Digital West; BP-SP zone; Tim Williams, applicant. (Pam Ricci)
Chairperson McCovey-Good recused herself because her firm is working on plans for
the project. Commr. Ehdaie assumed the role of Chairperson for the rest of the meeting
in the absence of Vice Chairperson Wynn.
Senior Planner Ricci introduced David Moran, DiLeo & Moran, who is a contract planner
working for the City on the review of this project. David Moran presented the staff
report, recommending adoption of the Draft Resolution, which grants final approval to
the project, based on findings, and subject to conditions. He pointed out several minor
changes to conditions included in the Draft Resolution.
Tim Williams, project applicant and founder of Digital West, discussed the history of his
company in the area and the plans for the new facility under review by the ARC. He
introduced Laura Gough, 2G Architects, who described the overall building design in
more detail. Jeremy Freund, Wallace Group, responded to some of the Commission’s
questions related to grading.
PUBLIC COMMENTS:
Jann Biegel, representing Hidden Hills Mobile Lodge, expressed concern with noise
from proposed generators and long-term use of the shared road with the mobile home
park. She also stated that line of sight requirement from the mobile home park should
remain as part of Condition 9.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Andreen asked what kind of traffic the completed project would generate other
than employee traffic.
Tim Williams stated that the majority of customers do not need to access the facility
because they can do everything remotely.
Commr. Curtis asked if the noise studies considered construction noise and activities.
Mr. Moran responded that construction noise was assessed and that there was also a
requirement to water the site as necessary to control dust.
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Page 4
Senior Planner Ricci pointed out that the negative declaration which evaluated noise
has already been approved and is not under consideration by the Commission, but that
the mitigation measures are included in Attachment 4 to the staff report.
Commr. Root asked about the frequency and duration of power failures necessitating
use of the generators in the past.
Mr. Williams stated that the longest power failure experienced at the current San Luis
Obispo facility was three hours and that, even in a worst case scenario at full build-out
with all generators running, that City noise thresholds would not be exceeded.
Jeremy Freund, Wallace Group, stated that construction traffic will use the secondary
access road to the west of the project so there will not be a burden placed on the
primary access road through the mobile home park.
Commr. Curtis expressed concern about the potential for the stockpiling of material on
the property to the south to cause some issues in the future.
Commr. Ehdaie stated that this is a very exciting project for a major employer in the City
and the design is beautifully done. Other Commrs. added their commendations.
There were no further comments made from the Commission.
On a motion by Commr. Root, seconded by Commr. Andreen, to adopt the Draft
Resolution granting final approval to the project with the condition changes presented at
the meeting.
AYES:Commrs. Root, Andreen, Curtis, Ehdaie, and Nemcik
NOES:None
RECUSED:Commr. McCovey-Good
ABSENT:Commr. Wynn
The motion passed on a 5:0 vote.
COMMENT AND DISCUSSION:
3.Staff:
a. Agenda Forecast by Senior Planner Ricci
x September 8, 2014: Pacific Courtyards, possibly a conceptual review for a
building at the corner of Marsh and Broad across from CVS pharmacy, a
mixed use project with four residential and six live/work units at 774 Caudill
Street, four new residential units with parking at 460 Marsh Street.
x September 15, 2014: conceptual review for a mixed use project on Miner’s
parking lot, hotel development behind the restaurant at 1845 Monterey, a 9-
unit residential development on the west side of Rockview.
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Page 5
4.Commission:
a. Commr. Nemcik will be absent from both September meetings.
b. Commr. Curtis will be absent from the September 15 meeting and possibly
from the September 8 meeting.
c. Commr. Andreen noted that the SESLOC building is looking very attractive.
d. Commr. Root agreed and added that he also likes the iFixit building on
Monterey because it honors the existing architecture.
ADJOURNMENT:The meeting adjourned at 7:05 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary