HomeMy WebLinkAboutPB Development ProposalJOINT CULTURAL HERITAGE COMMITTEE AND ARCHITECTURAL
REVIEW COMMISSION PUBLIC MEETING
SUBJECT: Conceptual architectural review of a new mixed-use project that includes three, four-
story structures with approximately 21,322 square feet of retail space and 48 residential units.
PROJECT ADDRESS: 570, 578 & 590 Marsh & BY: Rachel Cohen, Associate Planner
581 Higuera Street Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: (Conceptual) ARCH-0609-2014 FROM: Phil Dunsmore, Senior Planner
Brian Leveille, Senior Planner
RECOMMENDATION
Continue the project to a date uncertain to the Architectural Review Commission, with direction to
staff and the applicant on items to be addressed in plans submitted for formal review.
SITE DATA
Applicant/
Representative
Randy Alonzo, PB Companies
Zoning C-D (Downtown Commercial)
General Plan General Retail
Site Area 0.83 Acres (36,155 square feet)
Environmental
Status
Final plans for the proposed project
will likely require further
environmental analysis.
SUMMARY
The applicant has submitted plans for conceptual review for the subject site located at 570, 578 and
590 Marsh and 581 Higuera Street. The proposed project includes the construction of three new,
four-story, mixed-use structures with approximately 21,322 square feet of retail space on the first
floor and a total of 48 residential units composed of studios, one-bedroom, two-bedroom, and three-
bedroom units on the upper three floors.
The project site is not within a historic district and is not located on a historic site, however, the
project is adjacent to the Jack House, a Master List Historic property. While review by the Cultural
Heritage Committee (CHC) is not mandated, the Architectural Review Commission (ARC) would
benefit from a common discussion with the CHC to gather insights at this early conceptual stage of
the project prior to the formal submittal and review of the application. The project will not return
for CHC review.
Meeting Date: July 13, 2015
Business Item Number: 1
Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 Higuera St.)
Page 2
1.0 PURVIEW
The purpose of conceptual review before the CHC and the ARC is to offer feedback to the applicant
regarding the project design before plans are further refined for final review.
CHC: The CHC’s role is to use the Historic Preservation Program Guidelines to review and
provide feedback regarding the project’s interaction with the historic context associated with the
nearby Master List historic resource, the Jack House.
ARC: The ARC’s role is to use Community Design Guidelines (CDG), the Historic Preservation
Program Guidelines (CHC recommendation), and the General Plan to provide early design
feedback.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of four developed lots. Figure 1 shows the location of each parcel that
makes up the project site and where they reside along Marsh, Nipomo and Higuera Streets. In total,
the project site encompasses a total land area of 0.83 acres (36,155 square feet) and is located within
the Downtown Commercial (C-D) zone. The site is located adjacent to the Historic Jack House to
the southwest, north of Marsh Street Commons and west of McCarthy’s. Sandy’s Liquor and the
Creamery are located north of the project across Higuera Street.
Figure 1: Locations of the four parcels that make up the project site.
The site is relatively flat and developed with the commercial structure that housed Foster’s Freeze
3, above), a small commercial building (#2), a small residence used as an office (#1), and Mission
1
2
3
4
Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 Higuera St.)
Page 3
Bank (#4).
The structure located at 570 Marsh Street (#1) was built sometime around 1920 in the architectural
style of a Craftsman Bungalow. Currently the structure is not listed as a historic resource. Further
research will be completed by staff prior to the final submittal to determine whether the property
meets the historic resource evaluation criteria within the Historic Preservation Ordinance. A historic
resource report may be required for definitive evaluation.
2.2 Previous Review
December 1, 2014: The ARC reviewed a conceptual architectural design of a new, four-story
mixed-use project with approximately 13,000 square feet of retail space and 24 residential units
located at 581 Higuera Street (Figure 1, Parcel 4). The ARC was supportive of the design and
provided the applicant with several directional items including reducing the height of the structure
by one floor (Attachment 2, ARC Staff Report). The currently proposed project responds to
direction provided by the ARC to include all three structures, including 581 Higuera Street, in one
review.
2.3 Project Description
Named “San Luis Square,” the proposed project site includes three, four-story structures with
ground floor retail and upper floor residential uses, a public plaza and paths, a pedestrian connection
between Marsh and Higuera Streets, and on-site two-level subterranean parking. The buildings are
designed to include historic and classic architectural features with contemporary architecture. The
new buildings will include the following elements (see project plans):
1. Commercial/Retail spaces (first floor);
2. Outdoor seating areas, arcades, and a plaza;
3. Subterranean parking;
4. Public and private roof access (decks, balconies, bridges, etc);
5. Residential units;
6. Materials and architectural features include:
a. Glass, brick, wood, stucco, and metal siding;
b. Metal awnings;
c. Metal balcony railings; and
d. Bulkheads, lintels and cornices.
2.4 Project Statistics
ITEM ORDINANCE STANDARD 1 570 & 578
MARSH STREET 2
590 MARSH
STREET2
581 HIGUERA
STREET2
Street Yard 0 feet 0 feet 0 feet 0 feet
Other Yard 0 feet 0 feet 0 feet 0 feet
Max. Height of
Structure(s)
50 feet (60 feet with ARC
approval per Section
17.42.020.C.2.)
56 feet 56 feet 59.5 feet
Building
Coverage
footprint)
3.75 FAR (max allowed
for buildings approved
above 50 feet tall)
2.59 FAR ~2.64 FAR ~2.70 FAR
Parking Spaces Insufficient info. provided
to determine
Total proposed number of spaces for all three
buildings = 154
Notes: 1. City Zoning Regulations
2. Applicant’s project plans
Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 Higuera St.)
Page 4
3.0 EVALUATION/DISCUSSION
The Historic Preservation Program Guidelines (HPPG), Community Design Guidelines (CDG), the
General Plan and Zoning Regulations were utilized to review the proposed project. The CHC is
being asked to discuss and provide direction regarding the project’s design and massing in the
context of the setting for the historic Jack House located adjacent to the project site. The ARC is
being asked to provide direction to staff and the applicant on key design elements of the site,
buildings and context.
3.1 Historic Preservation
The Historic Preservation Program Guidelines provides guidelines for development adjacent to
historically designated structures and states that Listed Historic Resources located outside of
historic districts shall be subject to the same protection and regulations applicable to historic
resources within historic districts.1 The Jack House is located adjacent to the proposed project at
536 Marsh Street and is a Master List property. While no changes are proposed to the historic Jack
House property, compatibility of adjacent development is important.
3.1.1 The Jack House
The Jack House was built between 1878 and 1880 for Robert Jack and his wife Nellie Hollister
Jack. Robert Jack was a prominent land developer, banker, and rancher in Central California from
the 1870s to his death in 1916. The house is an excellent example of an Italianate residence and,
when constructed, the style and proportions reflected the importance of the Jack family. The
exterior is distinguished by a low pitched asymmetrical roof surmounted by a roof balustrade;
widely overhanging eaves supported by decorative brackets; tall, narrow windows with flat and
corniced window heads; two single story bays; and a shallow, full width, single story porch with a
balustrade over the slightly projecting entry way. Major components of the landscape, such as the
palm trees in the front of the property and the large trees in the rear, were all present at the time the
Jack family occupied the residence. The house was donated to the City as a historical monument in
1974. In 1989 the structure was designated as a historic resource. The property was added to the
City’s Master List of Historic Resources with the citywide historic resource inventory and added to
the National Register of Historic Places in 1992.
Figure 2: Jack House (left) and the proposed new buildings (right) along Marsh Street
3.1.2 Staff Analysis
The HPPG section 3.2.2 states that 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. The proposed architectural
style of the project is a combination of traditional and contemporary design which includes some
1 HPPG 3.3.1 Historic Resources outside Historic Districts.
125 feet
Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 Higuera St.)
Page 5
variation in style
between the three
proposed structures. The
locations of the new
buildings do not appear
to obstruct views of the
Jack House and are
located over 125 feet
from the Jack House
structure. The two
buildings that are
adjacent to the Jack
house property at the
east property line along
the Jack House gardens
are at 570 Marsh Street
and 581 Higuera Street
see project plans, sheet
L1). 570 Marsh is
located 16 feet from the property line with the third and fourth floors stepped away from the Jack
House property. The building has a total height 56 feet. 581 Marsh Street has a setback from the
eastern property line of 5 feet and a height of 59.5 feet. The plans include the preservation of the
redwood trees along the property line, which also partially screen the closest adjacent proposed
building at 570 Marsh Street. The existing carriage house, landscaping and screen fence on the Jack
House property provide screening from potential overlook from the structure at 581 Higuera Street
see project plans, sheet L5). Because of the separation between from new development, and the
significant tree cover between the properties, the new development does not appear to detract from,
nor conflict with the historic Jack House.
CHC discussion item: The CHC should discuss and provide input to the ARC about the
compatibility of the proposed project to the Jack House.
3.2 Architectural Design
San Luis Square is designed to echo and complement some of the traditional architectural elements
within the downtown, while also being contemporary in style. The Community Design Guidelines
CDG) states that the Goals for Design Quality and Character is to keep San Luis Obispo
architecturally distinctive; don’t let it become “anywhere USA.” Staff is supportive of this design
since it incorporates compatible materials (brick, wood, Shildan terracotta cladding, glass, metal
and plaster) and colors that complement the surrounding neighborhood. The design includes, but is
not limited to, the following areas of consistency with the Community Design Guidelines (CDG):
1. Incorporates appropriate articulation including recessed entries and balconies and maintains
typical downtown storefront rhythm and bulkheads 2;
2. Includes an appropriate range and type of materials and colors including brick, glass, metal,
and wood and incorporates the use of awnings 3; and
3. Sets back the fourth floors so that the upper building walls are not visible to pedestrians on
2 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.C Façade Design (pages 46-47).
3 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.D Material and architectural details (pages 48-51).
Figure 3: Perspective view of setbacks on the proposed structures along the
eastern property line of the Jack House
Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 Higuera St.)
Page 6
the sidewalk along the building’s frontage.4
ARC Discussion Item:
1. Height. The applicant is proposing three structures that each exceeds 50 feet in height. The
structures located at 570 and 590 Marsh Street are 56 feet tall and the structure at 581
Higuera has a maximum height of 59.5 feet as measured at the internal part of the site (see
project plans sheets A8 and A9). The property development standards for the Downtown
Commercial (C-D) zone, per Section 17.42.020 of the Zoning Regulations, allow the ARC
to approve a building height up to 60 feet if the ARC determines that the project includes at
least two policy objectives (provided in M.C., Section 14.42.020.C.2). Directional Item #1
directs the applicant to supply all the necessary required information for the additional
height as stipulated in Section 17.42.020.3 of the Zoning Regulations. The project provides
the following two policy objectives:
a. Affordable and Workforce Housing: the project provides affordable housing, utilizes
a density bonus per the City’s Affordable Housing Incentives, and provides
residential density greater than 36 units per acre.
b. Pedestrian Amenities: the project provides a pedestrian connection between Higuera
and Marsh Streets and incorporates a public plaza and art as part of the site plan.
The CDG state that multi-story buildings are desirable [in the Downtown] because they can
provide opportunities for upper floor offices and residential units, and can increase the
numbers of potential customers for ground floor retail uses, which assists in maintaining
their viability. Multi-story buildings should be set back above the second or third level to
maintain a street façade that is consistent with the historic pattern of development,
maintaining the general similarity of building heights at the sidewalk edge.5 Each of the
proposed buildings provides upper story setbacks from the front building façades and are not
visible to pedestrians on the sidewalk along the building’s frontage.6 As described above in
section 3.1.2, the structure at 570 Marsh is designed to be setback from the Jack House
property in order to provide an appropriate visual transition from a significantly shorter
4 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height, scale (pages 41-45).
5 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height and scale
6 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.1.d. The project provides upper story setbacks from the
front building façade along the street consistent with LUE Policy 4.20.4. Portions of the building above 50 feet should
be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the
building’s frontage.
Figure 4: 570 & 578 Marsh Street (building shown to the left), 590 Marsh Street (middle building), and 581
Higuera Street (building shown to the right)
Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 Higuera St.)
Page 7
adjacent structure 7 and to reduce overlook. All three structures respect the context of their
setting and provide appropriate visual transition to adjacent structures by providing
articulated roofs, reinforcing established horizontal lines of facades in adjacent buildings
and providing a distinction between the first and upper floors.8
The ARC should discuss whether the proposed height is consistent with the Community
Design Guidelines and with the goals and policies for view preservation, historic resource
preservation, solar access and architectural character described in the General Plan
Attachment 3, Land Use Element, Chapter 4: Downtown Goals and Policies).
4.0 OTHER DEPARTMENT COMMENTS
Information needs and comments from the other departments are included as Attachment 4.
5.0 RECOMMENDATION
Continue the project to a date uncertain with the following directional items:
Planning
1. Submit a sign program that includes information on the sizes, locations, colors, materials,
and types and illumination of signage proposed for this building and the overall site. Project
signs shall be designed to be compatible with the architecture of proposed building. If a
single application for final architectural review is pursued for the larger project, then a
comprehensive sign program that includes this site plus other adjoining sites shall be
submitted. Signage design may be tailored for individual buildings, but site directional signs
and tenant directory signs should have a coordinated design.
2. Include detailed information on pedestrian pathways, wall and site lighting, location of
backflow prevention devices, and screening of mechanical equipment.
3. Provide details and locations of trash and recycling enclosures. Enclosures shall be screened
from street and off-site views and architecturally integrated with the design of the project.
4. Provide a feasibility study for the subterranean parking garage.
8.0 ATTACHMENTS
1. Vicinity Map
2. ARC Staff Report, December 1, 2014
3. Land Use Element, Chapter 4: Downtown Goals and Policies
4. Additional comments from other City Departments
Included in Commission member portfolio: project plans
7 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.1.b. New buildings that are significantly taller or
shorter than adjacent buildings shall provide appropriate visual transitions.
8 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4
Development Review Team Meeting – May 15, 2015
In Attendance: Doug Davidson, Jennifer Metz, Rodger Maggio, Lee Johnson, Rachel Cohen,
Shelsie Kloepper, Walter Oetzell, Rafael Cornejo, Molly Brown, Hal Hannula, Juan Alberto
Bonilla
Advisory/Governing Body Update
Planning Commission approved Miner’s project
1. Emily Street bike connection
2. More bike parking
3. Will go to ARC on 6/1/15
598 Princeton Place (Front yard appeal)
1. May go to City Council
Walter
1135 Santa Rosa
1. Applicant didn’t think they had to do anything with landscaping, however,
landscaping needs to get up to code
2. Walter to take a look at comments from Save our Downtown
1234 Broad
1. Proposal to lower height of attachment on building
2. Applicant has to conform to directional items
1053 Islay
1. Addition to garage
Rachel
460 Marsh
1. Rachel to send completeness letter
1317 Chorro
1. ARCMI on new single family house with an addition on the back
590 Marsh
1. The project is not called San Luis Square
2. Waiting for applicant to submit documents
Doug
Righetti Ranch
1. Applicant submitted a 20-page letter with issues with conditions
2. Watson is putting together a response
Hotel on Calle Joaquin
1. Second routing done
Homestays
1. There are currently 8 homestay applications
2. More applications are expected
Lee Johnson
Fremont Square Project
1. Amazon looking at downtown SLO
2. 45,000 sq. ft. of downtown office space
3. In discussions with Rob Rossi
Chinatown
1. Sidewalk closed sign at Ross’s doors is confusing people and preventing them from
going into neighboring businesses that are open