HomeMy WebLinkAbout02-02-2015 ARC Item 2 - 742 Marsh Street
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of proposed façade improvements to a commercial structure within the
Downtown Historic District with a categorical exemption from environmental review.
PROJECT ADDRESS: 742 Marsh Street BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARC MI 128-14 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant/
Representative
Ariel Shannon
Zoning C-D-H (Historic Downtown
Commercial)
General Plan General Retail
Site Area ~3,966 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15301, Existing Facilities,
Class 1, of the CEQA Guidelines
SUMMARY
Around May 2014, the applicant began work on new façade improvements at 742 Marsh Street
without City approval. City staff was informed about the unpermitted work and issued a stop work
notice to the applicant. The applicant stopped work and contacted staff about the correct procedure
to request changes to the building façade. The applicant was told that the structure was a listed
historic structure within the Downtown Historic District and would require architectural review
with review by the Cultural Heritage Committee (CHC).
The structure was recommended for de-listing by the CHC on August 25, 2014. On January 6,
2015, City Council concurred with the CHC recommendation and removed the structure from the
City’s list of contributing historic resources.
Meeting Date: February 2, 2015
Item Number: 2
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ARC 128-14 (742 Marsh Street)
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The applicant is requesting to add
reclaimed wood to cover the exterior
façade of 742 Marsh Street. The proposed
façade improvements are designed to
complement the neighboring architecture
within the Downtown Historic District.
While this level of exterior improvements
is typically handled with a minor or
incidental (staff review) application, the
Community Development Director has
determined that the project warrants
review by the ARC due to comments
received by members of the community
at a City Council hearing on October 7,
2014.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines, Historic Preservation Guidelines and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The subject site is located adjacent to
the public parking lot on the north
side of Marsh Street near the corner of
Garden Street (Attachment 2, Vicinity
Map). The site is approximately 3,990
square feet in size and developed with
one structure that abuts against the
Master List Laird Building. The
subject parcel and surrounding
properties are zoned Downtown
Commercial with a historic district
overlay (C-D-H). The subject building
is estimated to have been built around
1950. Around 1975 and later in 1989,
the structure was significantly
remodeled. In 1995 the structure was
partially retrofitted for unreinforced masonry (URM); it was fully improved and made
earthquake compliant by 2011. During the full URM improvements, the storefront was
remodeled to what currently exists today (see Figure 1). Site specific details are noted in Table
1 (below):
Figure 1: 2011 facade improvements
Figure 2: Current view of the existing façade
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ARC 128-14 (742 Marsh Street)
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Table 1: Site details
Site Dimensions
(approx.)
Area: 3,600
Width: ~40 feet
Depth: ~90 feet
Current Use Commercial
Topography Slope: flat
Natural Features: none
Access None
Surrounding Use /
Zoning
North, South, East & West: C-D (Commercial Uses)
2.2 Previous Review
• August 25, 2014: CHC reviewed the proposed façade improvements and historic listing
eligibility of the property. The CHC recommended that the City Council remove the
property from the Contributing List of Historic Resources and the Community Development
Director approve the façade changes subject to findings and conditions. Conditions included
modifying the proposed asymmetrical wood rain-screen design to have a more uniform
treatment so that the façade of the entire building has a consistent appearance (see Figure 4).
• October 7, 2014: City Council considered the de-listing of
the property and continued the item to a date uncertain. The
Council received testimony opposing the façade
improvements and looked to staff to provide clarity on the
significance of the building and the consistency of the
façade improvements with the Downtown Historic District.
• January 6, 2015: City Council considered the de-listing of
the property and determined the property did not satisfy the
criteria for Historic Resource Listing as outlined in the
City’s Historic Preservation Ordinance and approved the
removal of the structure from the City’s list of contributing
historic resources.
2.3 Project Description
The applicant proposes to install a rain-screen detail to the
façade of the subject building. The rain-screen is a material
overlay that projects above the existing façade by an underlying
support system and does not alter the façade or weatherproofing
of the building. The applicant proposes to use reclaimed
redwood lumber as the material overlay (see Figure 3). The goal is to create a more
contemporary architectural statement, but within the context of historic downtown San Luis
Obispo.
Figure 3: Close-up view of the
proposed redwood rain-screen
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ARC 128-14 (742 Marsh Street)
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3.1 PROJECT ANALYSIS
3.1 General Plan and Zoning Regulations
The project is consistent with applicable property development standards of the Downtown
Commercial zone in terms of height and setbacks, and staff has found the project consistent with
the following General Plan Policies:
Building Conservation and
Compatibility 4.12 –
Architecturally and historically
significant buildings should be
preserved and restored. New
buildings should be compatible with
architecturally and historically
significant buildings, but not
necessarily the same style.
Sidewalk Appeal 4.16.6 – Street
facades, particularly at the street
level, should include windows, signs,
and architectural details which can
be appreciated by people on the
sidewalks.
3.2 Community Design Guidelines (CDG)
Architectural Design Consistency and Compatibility: The applicant will not be altering the
fabric of the existing building and the building will maintain its primary characteristics such as:
front façade location at the back of sidewalk, a recessed front entry oriented to the street, and
bulkheads.1 In addition, the façade will provide varied and interesting wall surfaces that will
encourage pedestrian traffic.2 As conditioned, the proposed project is consistent with the
surrounding Marsh Street neighborhood, which is composed of newer structures of varying
types of architecture. In addition, the façade improvements complement the architecture and
wood detailing of the proposed Garden Street Terraces (see Figure 5), which will be constructed
directly behind the subject building. The new facade will complement and not detract from the
architectural significance of the surrounding Downtown Historic District.
As suggested by the CHC, recommended Condition No. 3 requires that the redwood rain-screen
have a uniform treatment so that the façade of the entire building has a consistent appearance.
As proposed, the applicant had only intended to cover two of the pilasters at the front of the
building as shown in figure 4. The CHC did not want to dictate a particular design solution, but
instead provided a menu of options to reach the goal of a uniform façade treatment. The options
1 Community Design Guidelines Section 4.2.C. Façade design. Remodels should provide storefront windows, doors,
entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures,
without copying their architectural style. 2 Community Design Guidelines Section 4.2.C.5. Wall surfaces. Wall surfaces, especially at the street level, should be
varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic.
Figure 4: Applicant's rendering of the completed façade
improvements
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ARC 128-14 (742 Marsh Street)
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included the following:
a) Remove the redwood overlay from all of the pilasters;
b) Add redwood to all of the pilasters;
c) Utilize the redwood as part of a bulkhead treatment; or
d) Use redwood infill within the recesses of the pilasters.
ARC Discussion Point: The ARC should modify the language of Condition No. 3 to reflect the
option with the redwood treatment that best accomplishes this desired uniform façade appearance
recommended by the CHC.
3.3 Historic Preservation Guidelines
As conditioned, the project is consistent with the Historic Preservation Guidelines. Section 3.2.2
of the Historic Preservation Program Guidelines states new projects within historic districts are
to be reviewed for architectural compatibility with nearby historic resources, and for
consistency with applicable design and preservation policies, standards, and historic district
descriptions. 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 prevailing historic
architectural character of the historic district.
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
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 General Plan, Community
Design Guidelines and/or the Historic Preservation Guidelines.
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Proposal
Figure 5: Marsh Street elevation of Garden Street Terraces; arrows indicate wood siding used in the project.
742 Marsh Street is highlighted by dashed lines.
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ATTACHMENT 1
RESOLUTION NO. ARC- -15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE PROPOSED FAÇADE IMPROVEMENTS IN THE
DOWNTOWN HISTORIC DISTRICT, INCLUDING ADOPTION OF A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED FEBRUARY 2, 2015, 742 MARSH STREET (ARC MI 128-14)
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 February 2, 2015, pursuant to a proceeding instituted under ARC MI 128-
14, Ariel Shannon, 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 MI 128-14), based on the following findings:
1. The proposed façade improvement 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 façade remodel
retains the existing building form; therefore, it will be compatible with the scale and
character of the neighborhood.
2. The project is consistent with the General Plan because it provides an interesting treatment
of the façade that adds variety to the pedestrian views from the sidewalk.
3. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest with varied wall surfaces and maintains Downtown Historic
features such as recessed front entry, use of bulkheads and presence at the back of sidewalk.
4. As proposed, the project is consistent with Historic Preservation Program Guidelines
Section 3.2.2 because the new façade will not sharply contrast with, or visually detract
from, the historic architectural character of historically designated structures located
adjacent to the property or detract from prevailing historic architectural character of the
historic district.
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Resolution No. ARC- -15 ATTACHMENT 1
742 Marsh Street, ARC 128-14
Page 2
5. The project is categorically exempt from environmental review because the proposed façade
improvements are minor exterior alterations to an existing structure and exempt under Class
1, Existing Facilities, Section 15301 of the CEQA Guidelines.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
2. The proposed wood façade shall be maintained in good condition, and if removed, the
façade shall be restored to its present stucco exterior.
6. The redwood rain-screen shall utilize a uniform treatment so that the façade of the entire
building has a consistent appearance. The applicant shall: [ARC to select option(s) - a)
Remove the redwood overlay from all of the pilasters; b) Add redwood to all of the
pilasters; c) Utilize the redwood as part of a bulkhead treatment; or d) Use redwood infill
within the recesses of the pilasters.]
3. The locations of all lighting shall be included in plans submitted for a building permit. 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 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.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
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Resolution No. ARC- -15 ATTACHMENT 1
742 Marsh Street, ARC 128-14
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ABSENT:
The foregoing resolution was passed and adopted this 2nd day of February, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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VICINITY MAP File No. 128-14742 MARSH ST ¯
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