HomeMy WebLinkAbout02-18-2015 ARC Item 2 - 1128 Morro Street
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual Review of a 9,800 square foot hotel building (24 new guest rooms) at the
rear of the Granada Hotel located within the Downtown Historic District.
PROJECT ADDRESS: 1128 Morro BY: Phil Dunsmore, Senior Planner
Erik Berg-Johansen, Assistant Planner
Phone Number: (805) 781-7522
e-mail: pdunsmore@slocity.org
FILE NUMBER: ARCH-0549-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Continue the project to a date uncertain with direction to staff and the applicant on items to be
addressed in plans submitted for final design approval.
SITE DATA
Applicant Lunacy Club, LLC
Representative Jeff Bague, Puglisi Architecture
Zoning C-D-H (Downtown Commercial)
General Plan General Retail
Site Area 0.3 acres (12,000 square feet)
Environmental
Status
Section 15332 exemption from
CEQA (In-fill development projects)
1.0 SUMMARY
The City has received an application for Conceptual Architectural Review of a new hotel building
located behind the Granada Hotel & Bistro located in Downtown San Luis Obispo. The existing
two-story, 10,877 square foot hotel supports 15 guest rooms and a restaurant/bar. The proposed
9,871 square foot new building will essentially be a detached addition to the Granada and includes
24 new guest rooms and is four stories tall. If approved, the expanded hotel would incorporate a
total of 39 guest rooms. The purpose of conceptual review is to provide the applicant with early
feedback which can be incorporated into the project prior to formal application and final design
review process. The project was reviewed by the CHC on January 26, 2015; the Committee voted to
move the project forward subject to recommended directional items. The project will return to the
CHC for final design review before returning to the ARC for final approval.
Meeting Date: February 18, 2015
Item Number: 2
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2.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines, Historic Preservation Program Guidelines and applicable City standards.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The site is currently developed with a hotel, restaurant/bar, and ground-level parking. The
property is bounded by Heritage Oaks Bank to the south, a parking lot to the east, Morro Street
to the west, and a mix of restaurant and retail uses to the north. The subject property and all
adjacent properties are within the Commercial Downtown (C-D-H) zoning district. Other
nearby development includes a mixture of retail, restaurants, parking lots, and office buildings.
The project site is visible from the Court Street Promenade, and Higuera and Marsh Streets.
3.2 Project Description
The existing two-story, 10,877 square foot hotel supports 15 guest rooms and a restaurant/bar.
The project proposes to construct a 9,871 square foot new building at the rear of the existing
Granada Hotel & Bistro. The new building is proposed at the back (eastern) section of the parcel
that is currently developed with a parking lot. The proposed four-story building includes 24 new
guest rooms (39 guest rooms total with existing) and a roof terrace that is accessed via stairs or
elevator. Proposed materials shown in conceptual plans include cement fiber board panels with
rose and silver coloring. Other building features include metal trellises, glass blocks, dark metal
window systems that evoke a warehouse building style, and wood-trimmed guardrails with
stainless steel cable rails. The southwestern façade is primarily composed of large windows and
outdoor patios for the guest rooms.
Because the property is located within the Commercial Downtown (C-D) zone, parking
requirements can be offset with payment of in-lieu fees. It is expected that the hotel will utilize a
valet parking system for their guests.
Item Proposed 1 Ordinance Standard 2
Setbacks
Build to property line on north,
east and south; 90’ from west
property line (fronting Morro St.)
Build to property lines
Max. Height of Structure 42.5 feet (65 feet at top of
elevator tower)
50 feet (up to 60 feet for
building components such as
elevator towers)
Building Coverage 68.7% 100%
Parking Spaces No onsite parking Parking requirements can be
offset with in-lieu parking fees
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
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4.0 PROJECT ANALYSIS
4.1 CHC Directional Items
At their January 26, 2015 meeting, the CHC found the project to be conceptually consistent with
the Historic Preservation Guidelines and supported the overall design of the project. Members
of the public, including representatives from “Save Our Downtown” provided comments to
support the project. However, some CHC members expressed concern regarding the
prominence of the elevator/stair towers and felt these taller features could be better integrated
into the building. In an effort to address these concerns, the CHC voted to forward the following
directional items to the ARC:
Directional Item #1: Explore design alternatives to integrate the stair and elevator towers
into the structure.
Directional Item #2: The revised project shall include the use of architectural finish
materials and architectural elements consistent with the prevailing architectural character
of the district. The building does not need to imitate a historic structure, but should include
materials and architectural details consistent and complementary with nearby buildings and
the prevailing architecture of the downtown as called for in the Community Design
Guidelines for the Downtown.
Directional Item #3: Plans submitted for final review shall include all details, cut sheets,
dimensions, and specifications as determined by staff to be necessary for CHC review and
final ARC review to ensure all materials, windows, and finishes are authentic and of a high
quality suitable for development in the downtown area.
4.2 Site Plan
The proposed hotel building is unique in that it would exist at the back of the property behind
the existing hotel structure. While the subject site is surrounded by surface parking lots (making
a future building at this location highly visible), it is expected that the majority of downtown
parking lots will be developed with multi-story structures in the future. The site is also located
mid-block which mitigates significant impacts to solar access at the sidewalk level1.
4.3 Design
Scale, massing, and rhythm. In terms of height and scale, the Community Design Guidelines
for Downtown development focus on buildings that would be built to the front property line (at
back of sidewalk). These guidelines, such as providing upper story setbacks to hide these floors
from pedestrian views2 and maintaining storefront rhythm3, are focused on reducing apparent
mass of buildings along street frontages, and creating consistency at the pedestrian level. Many
1 Community Design Guidelines Chapter 4.2.B(3): New buildings should not shade the northerly sidewalk of Marsh,
Higuera or Monterey Streets at noon on December 21st.
2 Community Design Guidelines Chapter 4.2.B(1.d): The project provides upper story setbacks from the front building
façade along the street consistent with LUE Policy 4.16.4. 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.
3 Community Design Guidelines Chapter 4.2.C(3): Storefront rhythm. Creating and reinforcing a facade rhythm helps
tie the street together visually and provides pedestrians with features to mark their progress down the street.
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of these guidelines do not directly apply to the subject project because it is located at the rear of
the site behind the existing Granada Hotel building (which will not be modified).
Staff supports the overall concept of the building and its proposed height and finds the project to
be substantially consistent with the Community Design Guidelines. However, there are
remaining concerns regarding the apparent scale of the structure due to the small size of the
proposed building envelope (2,661 square feet). It has also been noted that the height of the
proposed building greatly exceeds the height of adjacent buildings and the existing two-story
Granada Hotel and Bistro which has implications regarding visual transitions between
buildings4.
Architectural elements and exterior materials. The CHC determined that the overall
architectural design of the proposed building is compatible with the downtown historic district.
The modern/industrial style of the proposed structure does not copy the Granada’s European
“old world” character; however, staff believes the chosen colors, materials and window systems
complement the Hotel and other existing development in the area.
The building’s more traditional flat roof style5, divided light windows, and smooth finish
material6 (cement fiber board) are other design elements that are consistent with the Guidelines
for Downtown development. Visual interest is also increased with the incorporation of square
cement board divisions (with reglets) on floors 1-3, and a unique linear cement board layout
(that resembles horizontal siding) on 4th floor.
However, the applicant’s conceptual review submittal is schematic in nature and does not
include detailed elevations and a color and materials board was not submitted for staff review.
4.4 Staff Directional Items
Staff supports CHC Directional Item #1 regarding concerns with the integration of the
elevator and stair towers because the height of the elevator tower not comply with the
Zoning Regulations and these architectural elements add to the vertical massing and
overall height of the structure. The height of the elevator tower exceeds allowed building
height by approximately 5-feet.
Staff supports CHC Directional Item #2, which would require the applicant to provide
evidence that the selected finish materials and architectural elements are consistent with
the prevailing architectural character of the Downtown Historic District.
4 Community Design Guidelines Chapter 4.2.B(1.b): New buildings that are significantly taller or shorter than adjacent
buildings shall provide appropriate visual transitions.
5 Community Design Guidelines Chapter 4.2.C(1): Overall character. In general, buildings should have either flat or
stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed
or slanted rooflines should generally be avoided.
6 Community Design Guidelines Chapter 4.2.D(1): …Materials should complement those on significant adjacent
buildings. The following materials are considered appropriate for buildings within the downtown: Exterior plaster
(smooth troweled preferred), cut stone, rusticated block (cast stone), and precast concrete, clear glass windows.
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Staff supports CHC Directional Item #3, which would require inclusion of high quality
building materials, and submittal of finals plans that include details necessary final ARC
review.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the directional items provided
above.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines.
6.2 Continue the project to a date uncertain with directional items.
7.0 ATTACHMENTS
1. Vicinity Map
2. Reduced scale project plans
3. Minutes from January 26th CHC meeting
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VICINITY MAP File No. 0549-20141128 MORRO ST ¯
Attachment 1
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Draft CHC Minutes
January 26, 2015
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style. He stated this is really about the history, architecture, and events, and there are
probably other unidentified properties in the City with historic value similar to this one.
Comm. Member Baer stated she seconded the motion because if this house was in any
other part of town, it would be right up there with houses that have met the criteria and,
on the flip side, the location also makes it significant.
On motion by Comm. Member Pavlik, seconded by Comm. Member Baer, to
recommend the City Council add the property to the Contributing List of Historic
Resources.
AYES: Committee Members Baer, Brajkovich, and Pavlik
NOES: Committee Members Hill, Platt, and Wood
RECUSED: None
ABSENT: Committee Member Taylor
The motion failed on a 3:3 vote, resulting in no action.
On motion by Comm. Member Hill, seconded by Comm. Member Wood, to continue the
item to the next meeting on February 23, 2015.
AYES: Committee Members Brajkovich, Hill, Pavlik, Platt, and Wood
NOES: Committee Member Baer
RECUSED: None
ABSENT: Committee Member Taylor
The motion passed on a 5:1 vote.
2. 1128 Morro Street. ARCH-0549-2014; Conceptual review of request to construct
a four-story hotel addition over the existing parking lot at the rear of the Granada
Hotel; C-D-H zone; Lunacy Club, LLC, applicant. (Erik Berg-Johansen)
Assistant Planner Berg-Johansen presented the staff report, recommending that the
conceptual review directional items be forwarded to the Architectural Review
Commission (ARC) for incorporation into the formal project submittal.
Kimberly Walker, an owner of the Granada Hotel and Bistro, stated that not being able
to offer certain amenities puts the hotel in the bed-and-breakfast category. She noted
that the addition is located in the center of the block adjacent to three parking lots that
will likely be developed with 50-foot tall buildings. She added that the band across the
fourth floor ties it in with the bricks of the original hotel.
Jeff Bague, architect, stated that the downtown is made up of short buildings next to tall
buildings. He stated he used materials to make the original building stand out and
chose the 12” tall siding system as a band instead of using fake brick.
Attachment 3
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Draft CHC Minutes
January 26, 2015
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PUBLIC COMMENTS:
Elizabeth Thyne, SLO, supported the project and stated that it is one of the best plans
to come before the City in a long time.
David Brodie, SLO, stated he is pleased the addition is isolated in the back and does
not impose on the historical nature of the front building nor make the already dark Morro
Street darker. In reference to color, he stated that black-and-white, the strongest
contrast you can ask for, requires care in order that it not become dominant. He added
that all City commissions need to focus on colors and, if colors are wrong, design does
not matter and, unless a building is significant, such as a church or government
building, it should not overwhelm the rest of the town.
Landy Fike, SLO, supported the project. She stated it continues the vibrancy of the
Granada Hotel and looks in-scale in the video presented.
Amy Kardel supported the project, stating she likes how it steps back and gradually
goes up, and she also liked the greenery in the narrow space between the structures.
Assistant Planner Berg-Johansen clarified that the applicant had proposed colors for the
building and it would not be black-and-white.
Dixie Cliff, SLO, supported the project, and stated she was excited to see quality
investment downtown that uses local materials and the rhythm speaks to the warehouse
vernacular style. She added she likes having housing downtown, even hotel housing.
There were no further comments made from the public.
COMMITTEE COMMENTS:
Comm. Member Wood stated she likes the building but has a problem with the height.
Comm. Member Baer stated she thinks the warehouse vernacular is appropriate and
agrees there are different building heights downtown but has a problem with the 65-foot
height. She asked if there are plans for those parking lots to have 4-5 story buildings.
Senior Planner Dunsmore stated that the General Plan promotes infill, the City is
planning more parking structures, many parking lots will eventually disappear in the
downtown core, and there will be valet parking for hotel guests in parking structures.
Comm. Member Brajkovich stated that the project fits into the fabric of downtown and, if
the parking lots are ever built on, it would not result in one-story projects. He added that
the scale needs a little more articulation and consideration of the context is important.
He expressed concern about overshadowing and shading the front building. He called it
a great addition that just needs some tweaking.
Comm. Member Hill asked staff to clarify what the allowed heights are in the downtown.
Attachment 3
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Draft CHC Minutes
January 26, 2015
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Senior Planner Dunsmore listed the heights and stated staff would have to look at the
towers to see if they meet the guidelines.
Comm. Member Hill stated she was glad not to see a four-story faux brick building. She
encouraged further refinement and noted that there is not have enough information
about the materials and asked for clarification that windows are not mirrored. She
stated the design would be better if it integrated the elevator shaft and stairwell.
Comm. Member Platt stated it is wonderfully proportioned but suggested making the
corners, elevator towers and stairwells less blocky. He stated it is a good addition and
good use of space that is not in contrast with the downtown or old town.
Comm. Member Pavlik stated the height issue is something that needs to be further
evaluated and worked out. He added that it is a lot of building on a small piece of land
which is very impressive. He agreed with Comm. Member Hill about the materials.
There were no further comments made from the Committee.
On motion by Committee Member Hill, seconded by Committee Member Baer, to
forward the recommended conceptual review directional items to the Architectural
Review Commission for incorporation into the formal project submittal with the following
changes: Directional Item 1 to read “Explore design alternatives to integrate the stair
and elevator towers into the structure”; Directional Item 2 to read “The revised project
shall include the use of architectural finish materials and architectural elements
consistent with the prevailing architectural character of the district. The building does
not need to imitate a historic structure, but should include materials and architectural
details consistent and complementary with nearby buildings and the prevailing
architecture of the downtown as called for in the Community Design Guidelines for the
Downtown;” and Directional Item 3 to remain as presented in the Resolution.
AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Platt, and Wood
NOES: None
RECUSED: None
ABSENT: Committee Member Taylor
The motion passed on a 6:0 vote.
3. 1921 Santa Barbara Avenue. ARCH-0521-2014; Review of four proposed
live/work units and commercial space within the Railroad Historic District; C-S-H
zone; Garcia Family Trust, applicant. (Walter Oetzell)
Assistant Planner Oetzell presented the staff report, recommending adoption of the draft
resolution finding the project consistent with the Historical Preservation Ordinance and
with the Railroad District Plan, and forwarding a recommendation to the Architectural
Review Commission to approve the project.
Assistant Planner Oetzell noted that last minute communications were received; he
passed out copies to the Committee Members and also distributed revised plans.
Attachment 3
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