HomeMy WebLinkAbout03-03-2015 PH1 Pacific Courtyards 1327 Osos StreetCity of San Luis Obispo, Council Agenda Report, Meeting Date, Item Number
FROM: Derek Johnson, Community Development Director
Prepared By: Phil Dunsmore, Senior Planner
SUBJECT: REVIEW OF FINAL DESIGN PLANS FOR A MIXED-USE PROJECT
KNOWN AS PACIFIC COURTYARDS WITH 8,050 SQUARE FEET OF
OFFICE SPACE AND NINE RESIDENTIAL UNITS BETWEEN OSOS AND
MORRO STREETS IN THE OLD TOWN HISTORIC DISTRICT. (ARC 96-13
PACIFIC COURTYARDS).
RECOMMENDATION
Adopt a Resolution approving the ARC’s action to approve the design of the mixed-use project
at 1327 Osos Street, 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 (O) & Medium-High
Density Residential
Site Area
23,600 square feet (0.54
acre)
Environmental
Status
The City Council adopted a
Mitigated Negative
Declaration on August 18,
2008. An Addendum has
been prepared to update
the previous MND.
DISCUSSION
The ARC’s decision to approve the contemporary design of this project on September 8, 2014
was appealed to the City Council. The City Council upheld the appeal on November 10, 2014
and denied the design approval of the project without prejudice (Attachment 1, Council
Resolution 10576). Council asked that a resubmittal of the project be reviewed through a joint
hearing with both the CHC and ARC with the final design to return to Council. The CHC/ARC
joint hearing to review the revised project was held on December 15, 2014 (Attachment 2 ARC
3/3/15
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Old Town
Historic
District
Site
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Council Agenda Report – Pacific Courtyards Project
Page 2
resolution). The ARC conditionally recommended the Council approve the project. The project
design reflects a traditional design and is ready for final design approval by the Council.
Joint CHC and ARC Hearing
On December 15, 2014, the CHC and ARC held a joint hearing to review the updated project.
The CHC deliberated on the project first, providing a recommendation to the ARC to approve the
design of the project. The CHC’s action included a condition to require that the residential units
on the Morro Street side of the project be reduced in scale and mass to help the design
complement existing Craftsman style residences. The ARC then deliberated on the project and
concurred with the CHC to recommend the Council approve the project design with the
condition to reduce the Morro Street scale and mass. The ARC added a condition to lighten the
colors of the project as viewed from the Osos Street elevation. Members of the public expressed
satisfaction with the amended design.
On January 16, 2015, the applicant team submitted a revised set of plans to respond to the CHC’s
and ARC’s final conditions. The project amendments included slightly lighter colors for the Osos
Street elevation and slight reductions to the mass and scale of the residential unit closest to
Morro Street. The joint ARC/CHC staff report from December 15th is attached to provide a
detailed project description and a discussion of policies from both the Historic Preservation
Program Guidelines and Community Design Guidelines.
Figure 1. Former Osos Streetscape view November, 2014
Figure 2. Current Osos Streetscape view January, 2015
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Council Agenda Report – Pacific Courtyards Project
Page 3
Staff Analysis of Revised Design
The project design has been revised several times to address policy consistency and public
comments. The final design is consistent with policy objectives and takes into account the public
comments. The primary remaining concern regarding the project design following the joint ARC
and CHC hearing was compatibility with the existing craftsman style residence along Morro
Street. Now, the roof deck from the front house has been removed, and the top floor has been
reduced in mass to increase neighborhood compatibility.
Figure 3. Former Morro Street Elevation
Figure 3. Current Morro Street Elevation
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Council Agenda Report – Pacific Courtyards Project
Page 4
Conclusion
Since the project was submitted to the City in June 2013 it has been the topic of nine public
hearings. Through that process, the project has evolved into a development that complements the
theme of development in the neighborhood and satisfies the concerns of community members.
Development of the site will result in providing needed office space and residential units on a
site currently utilized for a parking lot. The design has been modified to correspond to final
comments made at the joint ARC/CHC hearing and the project now meets city design policies
and is ready for final design approval.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
project is consistent with the General Plan, it has a neutral fiscal impact. Implementation of the
proposed project will provide additional housing and office opportunities with a potential for a
neutral or positive fiscal impact.
ALTERNATIVES
1. The Council may direct staff to prepare a resolution to deny the project, with or without
prejudice based on findings of inconsistency with the Historic Preservation Program
Guidelines and Community Design Guidelines. Staff will return at a future meeting with a
resolution to reflect the direction provided by the Council.
2. The Council may continue review of the project, if more information is needed. Direction
should be given to staff and the applicants.
ATTACHMENTS
1. Council Resolution 10576
2. ARC resolution from December 15th, 2014
3. ARC/CHC staff report, December 15th, 2014
4. Draft Resolution for final design approval
DISTRIBUTED TO THE CITY COUNCIL: 11” x 17” colored plans
\\chstore7\Team\Council Agenda Reports\2015\2015-03-03\Pacific Courtyards (Dunsmore- Johnson)\E-CAR Item PH 1 Pacific Courtyards.docx
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Attachment 1
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Attachment 1
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Attachment 1
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RESOLUTION NO. ARC-1030-14
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION RECOMMENDING FINAL DESIGN APPROVAL TO
THE CITY COUNCIL OF REVISED PLANS FOR 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, and granted final design approval to the mixed-use
project; and
WHEREAS, adjacent neighbors Alice Davis and Stewart and Diane Jenkins filed
separate appeals of the Architectural Review Commission’s action on September 18, 2014; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
November 10, 2014, and upheld the appeals of the Architectural Review Commission’s action to
grant final design approval to the project, denying the final project design without prejudice; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a joint public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San
Luis Obispo, California, on December 15, 2014, with the Cultural Heritage Committee to
consider revised project plans; 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 along with all evidence, including the recommendation provided by the Cultural
Heritage Committee, testimony of the applicant, interested parties, and evaluation and
recommendations by staff at said hearings.
Attachment 2
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Resolution No. ARC-1030-14
1321 & 1327 Osos Street, ARC 96-13
Page 2
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 revised design of proposed structures promote 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.
2. The revised project design 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. A 10-foot street yard setback for the front porch facing Morro Street is approved because:
a. The street yard reduction will not adversely affect the health, safety and welfare of
persons residing on the site or in the vicinity because it is consistent with the
neighborhood pattern of the Old Town Historic District.
b. The street yard reduction is appropriate at the proposed location as a porch is consistent
with the architectural style, encourages social interaction, and will be compatible with
surrounding land uses.
c. The requested street yard exception is important to the design of the project as it
provides for a stepped transition to the street, reducing the building’s mass and scale,
and is consistent with plans supported by the Architectural Review Commission.
Attachment 2
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Resolution No. ARC-1030-14
1321 & 1327 Osos Street, ARC 96-13
Page 3
7. 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 (ARC) hereby affirms the
recommendations of the Cultural Heritage Committee and further recommends to the City
Council that they grant final design approval to revised plans for 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 reviewed by the CHC, ARC and approved by the City Council. Consistent
with the CHC’s recommendation, the CHC and ARC directed that the applicant modif y
plans before City Council review to reduce the scale and massing of the Morro Street
building to better reflect the selected architectural style. A separate, full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2. Reference should be made in the
margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
3. The color board for the Morro Street townhome building and the residential portion of the
main podium building presented at the meeting was generally supported by the
Architectural Review Commission. However, the ARC directed that the applicant consider
a lighter color palette for the project, especially on the Osos Street elevation to better blend
with the adjacent Seventh Day Adventist Church. Any modifications to the final 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. 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.
5. Plans shall clearly show the details of all windows and storefronts.
6. Plans shall clearly show details on all railings, including their width, color, and finish.
Attachment 2
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Resolution No. ARC-1030-14
1321 & 1327 Osos Street, ARC 96-13
Page 4
7. Plans submitted for a building permit clearly show how lockable private storage of 200
cubic feet for each unit is provided.
8. 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.
9. The locations of all wall-mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall-mounted lighting shall
complement building architecture. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures, and cut-sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall
be shielded to insure that light is directed downward consistent with the requirements of the
City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations. Details of all exterior light fixtures, including any service area lights, need to
be included as part of plans. A note shall be included on plans that “Lenses of exterior
wall-mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare.”
10. The applicant shall maximize planting around the P.G.&E. transformer cabinet and work
with P.G.&E. to explore the possibility of moving the transformer closer to the south
property line to the review of the Community Development Director.
11. 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.
12. 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.
13. 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.
14. 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
Attachment 2
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Resolution No. ARC-1030-14
1321 & 1327 Osos Street, ARC 96-13
Page 5
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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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
20. The applicant shall provide a means of building identification from the public road in
which each building is addressed.
21. Fire sprinkler risers shall be located in a room with exterior door access.
22. 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.
23. 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.
Attachment 2
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Resolution No. ARC-1030-14
1321 & 1327 Osos Street, ARC 96-13
Page 6
Housing
24. 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
25. 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.
26. 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
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
27. 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.
28. 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.
29. 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.
30. 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
Attachment 2
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Resolution No. ARC-1030-14
1321 & 1327 Osos Street, ARC 96-13
Page 7
scope of work may include the removal, relocation, and installation of parking meter posts
and the corresponding pavement markings per City Engineering Standards.
31. 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.
32. 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.
Utilities
33. 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.
34. 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 Andreen, seconded by Commissioner Root, and on the
following roll call vote:
AYES: Commrs. Andreen, Root, Nemcik, and Curtis
NOES: Commrs. McCovey-Good and Ehdaie
REFRAIN: None
ABSENT: Commr. Wynn
The foregoing resolution was passed and adopted this 15th day of December, 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission
Attachment 2
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CULTURAL HERITAGE COMMITTEE (CHC) AND
ARCHITECTURAL REVIEW COMMISSION (ARC) AGENDA REPORT
SUBJECT: Review of revised plans for 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.
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
Phil Dunsmore, Senior Planner
CHC RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which recommends
that the Architectural Review Commission recommend to the City Council that they grant final
design approval to the project, based on findings.
ARC RECOMMENDATION: Adopt the Draft Resolution (Attachment 2) which recommends
that the City Council grant final design 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
On June 25, 2013, 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.
Meeting Date: December 15, 2014
Item Number: 1
Site
Old Town
Historic
District
Site
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Joint ARC and CHC Hearing – December 15, 2014
Page 2
The proposed mixed use project includes 8,050 square feet of office space and nine residential
units on an approximately half-acre site located near the downtown core between Osos and
Morro Streets that is currently used as a parking lot.
The tentative map and rezoning were relatively non-controversial and were approved by the City
Council on June 10, 2014. The key issue with the project has been its proposed contemporary
architectural style given its location in the Old Town Historic District, and associated concerns
of that style related to scale, massing, and architectural detailing. This issue was deliberated at
two CHC meetings and three ARC meetings, and culminated with two appeals of the ARC’s
final approval of the design at the City Council on November 10, 2014 (Attachments 5, 6, & 7).
Through City Council Resolution No. 10576 (2014 Series), the Council upheld the two separate
appeals and denied without prejudice the final design of the project (Attachment 8). The denial
without prejudice enables the applicant to resubmit plans within a year of the Council’s action to
deny the project design. The Council further directed that any resubmitted project be considered
by both the Cultural Heritage Committee and Architectural Review Commission at a joint public
hearing. The Council also required that the final design approval return to them for final action.
1.0 PURVIEW
CHC: The CHC’s role is to review the project and determine how well the project design fits
within the Old Town Historic District, focusing on compatibility with nearby structures. The
Historic Preservation Program Guidelines, Community Design Guidelines, and the General Plan
should guide the CHC’s deliberations and action.
ARC: 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.
2.0 PROJECT ANALYSIS
2.1 Policy Guidance
Historic Preservation Program Guidelines (HPPG):
The Historic Preservation Program provides guidelines for ensuring architecturally compatible
development within historic districts, and adjacent to historically designated structures. The
Seventh Day Adventist 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 Rio Bravo apartments at the corner of Osos and Pismo Streets. Following are
the adopted criteria from the HPPG which are most relevant to project development at this site in
the Old Town Historic District:
Attachment 3
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Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Joint ARC and CHC Hearing – December 15, 2014
Page 3
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.
Community Design Guidelines (CDG):
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
Attachment 3
PH1-17
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Joint ARC and CHC Hearing – December 15, 2014
Page 4
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.
2.2 Project Changes
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. The focus of past project evaluations has
been on the appearance and detailing of these two elevations. In general, the basic site plan,
parking configuration, and podium style for the main building have not changed with the latest
project modifications. The revisions made to the current plans are again focused on the two
street elevations. The goal of the revisions is to create more traditional building styles to address
the primary concerns with the project, which was the appropriateness of the previous
contemporary architectural style in the context of the Old Town Historic District.
The applicant has provided a summary of the project changes (Attachment 3). The 8-4-14 and 9-
8-14 ARC reports are attached to this report for background information on the previously
reviewed project. These reports include a detailed project description, parking analysis, and
project review history.
Osos Street
The Osos Street elevation has been refined to have an Italianate style with the following features:
1) Cornices on building towers;
2) More traditional windows style with pre-cast lintels and sills;
3) Fascia elements with dentils;
4) Two additional balconies at the second level;
5) Brick veneer along with stucco;
6) Trim bands between the second and third floor levels; and
7) Revised colors including tan brick, and cream and gray stucco colors.
Figure 1. Osos Streetscape view
Attachment 3
PH1-18
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Joint ARC and CHC Hearing – December 15, 2014
Page 5
Staff’s Analysis: Consistent with the cited HPPG 5.2.1 guidance on architectural character, the
Italianate style is listed as an appropriate style for the Old Town District. The revised street
elevation has a scale, massing and detailing that respects and is compatible with adjacent historic
structures on either side, which is consistent with HPPG 3.2.1 & 3.2.2.
Morro Street
The Morro Street elevation has been modified to have a Craftsman style with the following
features:
1) Entry highlighted with a front porch with shed roof;
2) Second floor deck has a more open horizontal board railing design;
3) Grouped windows with divide lights at the top; and
4) Updated building colors.
Figure 2. Morro Streetscape View
Staff’s Analysis: Consistent with the cited HPPG 5.2.1 guidance on architectural character, the
Craftsman style is listed as an appropriate style for the Old Town District. The addition of the
front porch helps bring down the structure’s massing and better addresses the street to create a
more human scale. The shed roof feature of the porch was a specific directional item of the ARC
when they reviewed the project on September 8th.
Roof Decks
Many of the project units have roof deck areas that comprise a portion of the private open spaces
for residential units. The roof decks for the smaller building oriented toward Morro Street were
particularly scrutinized because of their proximity to adjacent bungalow structures.
The applicant has modified the proposals for the roof decks in the Morro building to pull the
footprints for the decks more toward the center of the roof away from adjacent properties rather
than having intervening planters along the edges.
Attachment 3
PH1-19
Pacific Courtyards Project (ARC 96-13; 1321 & 1327 Osos Street)
Joint ARC and CHC Hearing – December 15, 2014
Page 6
Staff’s Analysis: The greater setback of decks responds to previous concerns with the deck areas
creating overlook and privacy issues. The planter boxes on the perimeter were eliminated
because of concerns that individual residents may not properly maintain them.
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. Past meeting minutes have
been attached which provide a summary of the criticisms of previous designs.
4.0 OTHER DEPARTMENT COMMENTS
Requirements of the other departments are reflected in the attached draft ARC 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.
6.0 ATTACHMENTS
1. Draft CHC Resolution
2. Draft ARC Resolution
3. Applicant’s summary of project changes
4. Reduced scale project plans
5. 9-8-14 ARC follow-up letter, resolution, minutes, & staff report without attachments
6. 8-4-14 ARC follow-up letter, minutes, & staff report without attachments
7. 6-23-14 CHC follow-up letter, resolution & minutes
8. City Council Resolution No. 10576 upholding appeals & denying final design
Distributed to CHC & ARC: 11” x 17” colored project plans
Attachment 3
PH1-20
RESOLUTION NO. XXXX-14
A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO GRANTING FINAL
DESIGN APPROVAL TO THE PACIFIC COURTYARDS PROJECT WITH 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 September 8, 2014, and granted final approval to project plans; and
WHEREAS, the two separate appeals were filed on September 18, 2014 in opposition of
the Architectural Review Commission’s action; and
WHEREAS, the Council of the City of San Luis Obispo conducted a public hearing in
the Council chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November
10, 2014 and voted to uphold the appeals thereby denying the project without prejudice; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a joint public hearing with the Cultural Heritage Committee in the Council Hearing
Room of City Hall, 990 Palm Street, San Luis Obispo, California, on December 15, 2014, to
consider revised project plans; and
WHEREAS, On December 15, 2014, the Cultural Heritage Committee of the City of San
Luis Obispo recommended the Architectural Review Commission approve the revised plans
subject to minor adjustments to the scale and massing of the project nearest Morro Street; and
WHEREAS, On December 15, 2014, the Architectural Review Commission of the City
of San Luis Obispo recommended the City Council approve the revised plans subject to minor
adjustments to the scale and massing of the project nearest Morro Street; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
March 3, 2015, for the purpose of considering the Architectural Review Commission’s action;
and
WHEREAS, the City Council has duly considered all evidence, including the
recommendation provided by the Cultural Heritage Committee and the Architectural Review
Attachment 4
PH1-21
Resolution No. (2015 Series) Page 2
1321 & 1327 Osos Street, ARC 96-13
Commission, testimony of the applicant, interested parties, and evaluation and recommendations
by staff at said hearings.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence the City Council makes the following
findings:
1. As designed and conditioned by this approval, the building materials, style, character, and
form of the revised design of proposed structures promote 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.
2. The revised project design 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. A 10-foot street yard setback for the front porch facing Morro Street is approved because:
Attachment 4
PH1-22
Resolution No. (2015 Series) Page 3
1321 & 1327 Osos Street, ARC 96-13
a. The street yard reduction will not adversely affect the health, safety and welfare of
persons residing on the site or in the vicinity because it is consistent with the
neighborhood pattern of the Old Town Historic District.
b. The street yard reduction is appropriate at the proposed location as a porch is consistent
with the architectural style, encourages social interaction, and will be compatible with
surrounding land uses.
c. The requested street yard exception is important to the design of the project as it
provides for a stepped transition to the street, reducing the building’s mass and scale,
and is consistent with plans supported by the Architectural Review Commission.
7. 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 City Council hereby affirms the recommendations of the
Architectural Review Commission grants final design approval to revised plans for 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 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 City shall fully cooperate in
the defense against an Indemnified Claim.
2. 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.
3. Final project design and construction drawings shall be in substantial compliance with the
project plans reviewed by the CHC, ARC and approved by the City Council. A separate,
full-size sheet shall be included in working drawings submitted for a building permit that
list all conditions, and code requirements of project approval as Sheet No. 2. Reference
should be made in the margin of listed items as to where in plans requirements are
addressed. Any change to approved design, colors, materials, landscaping, or other
conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
Attachment 4
PH1-23
Resolution No. (2015 Series) Page 4
1321 & 1327 Osos Street, ARC 96-13
4. Any modifications to the final approved color 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.
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.
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
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 maximize planting around the P.G.&E. transformer cabinet and work
with P.G.&E. to explore the possibility of moving the transformer closer to the south
property line 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.
Attachment 4
PH1-24
Resolution No. (2015 Series) Page 5
1321 & 1327 Osos Street, ARC 96-13
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,
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.
Attachment 4
PH1-25
Resolution No. (2015 Series) Page 6
1321 & 1327 Osos Street, ARC 96-13
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
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.
Attachment 4
PH1-26
Resolution No. (2015 Series) Page 7
1321 & 1327 Osos Street, ARC 96-13
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.
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.
Upon motion of _______________________, seconded by _______________________,
Attachment 4
PH1-27
Resolution No. (2015 Series) Page 8
1321 & 1327 Osos Street, ARC 96-13
and on the following vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this day of 2015.
____________________________________
Mayor Jan Marx
ATTEST:
____________________________________
Anthony Mejia
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
Attachment 4
PH1-28
Legal Ad to Jane
1 Day — 1 Affidavit
Bill: City Clerk
ART — CITY LOGO
ttlegals(cD-thetribunenews.com
781 -7947 FAX
783 -7625 Phone
Run: Friday, February 21, 2015
From: Anthony Mejia, 781 -7102
FAX: 781 -7778
SAN LUIS OBISPO CITY COUNCIL
NOTICE OF PUBLIC HEARINGS
The San Luis Obispo City Council invites all interested persons to attend public hearings on Tuesday,
March 3, 2015, at 6:00 p.m. in the City Hall Council Chamber, 990 Palm Street, San Luis Obispo,
California, relative to the following:
1321 AND 1327 OSOS STREET REVIEW OF FINAL DESIGN PLANS FOR A MIXED -USE
PROJECT KNOWN AS PACIFIC COURTYARDS WITH 8.050 SQUARE FEET OF OFFICE
SPACE AND NINE RESIDENTIAL UNITS BETWEEN OSOS AND MORRO STREETS IN THE
OLD TOWN HISTORIC DISTRICT (ARC 96 -13 PACIFIC COURTYARDS)
A public hearing to consider a Resolution entitled "A Resolution of the City Council of the City of San
Luis Obispo, California, granting final design approval to the Pacific Courtyards Project with 9
residential units and 8,050 square feet of office space and approving a 10% shared parking
reduction and automobile trip reduction program for property located at 1321 and 1327 Osos Street
(ARC 96 -13)." For more information, you are invited to contact Phil Dunsmore of the City's
Community Development Department at (805) 781 -7522 or by email Pdunsmore(a-slocity.org.
2. CONSIDERATION OF AN ORDINANCE REGULATING RETAIL SALES AND PROHIBITING
THE USE OF ELECTRONIC CIGARETTES IN ALL PLACES WHERE SMOKING IS
CURRENTLY PROHIBITED
A public hearing to consider an ordinance amendment Chapter 8.14, 8.16 and 8.17 of the San Luis
Obispo Municipal Code to prohibit the use of electronic smoking devices where smoking is currently
prohibited and require retailers of electronic smoking devices to obtain a Tobacco Retail License.
For more information, you are invited to contact Greg Hermann of the City's Community
Development Department at (805) 781 -7194 or by email ghermann(a-slocity.org.
The City Council may also discuss other hearings or business items before or after the items listed above.
If you challenge the proposed projects in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence delivered
to the City Council at, or prior to, the public hearings.
Reports for this meeting will be available for review in the City Clerk's Office and online at www.slocity.org
on Wednesday, February 25, 2015. Please call the City Clerk's Office at (805) 781 -7100 for more
information. The City Council meeting will be televised live on Charter Cable Channel 20 and live
streaming on www.slocity.org.
Anthony J. Mejia
City Clerk
City of San Luis Obispo
OCCUPANT OCCUPANT OCCUPANT
1288 MORRO # 10 1288 MORRO # 100 1288 MORRO # 110
SAN LUIS OBISPO, CA 93401 -3600 SAN LUIS OBISPO, CA 93401 -3600 SAN LUIS OBISPO, CA 93401 -3600
OCCUPANT
1288 MORRO # 120
SAN LUIS OBISPO, CA 93401 -3600
OCCUPANT
1322 MORRO
SAN LUIS OBISPO, CA 93401 -4028
OCCUPANT
8401 Fallbrook Ave
West Hills, CA 91304
OCCUPANT
1310 0SOS
SAN LUIS OBISPO, CA 93401 -4034
OCCUPANT
1341 OSOS # 4
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 10
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 16
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 22
SAN LUIS OBISPO, CA 93401 -4050
OCCUPANT
1288 MORRO # 200
SAN LUIS OBISPO, CA 93401 -3600
OCCUPANT
1231OSOS
SAN LUIS OBISPO, CA 93401 -3600
OCCUPANT
P.O. Box 1321
San Luis Obispo, CA 93406
OCCUPANT
P.O. Box 320
San Luis Obispo, CA 93406 -0320
OCCUPANT
1341 OSOS # 6
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 12
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 18
SAN LUIS OBISPO, CA 93401 -4050
OCCUPANT
1341 OSOS # 24
SAN LUIS OBISPO, CA 93401 -4050
OCCUPANT
1288 MORRO # 210
SAN LUIS OBISPO, CA 93401 -3600
OCCUPANT
1235 0SOS
SAN LUIS OBISPO, CA 93401 -3600
OCCUPANT
1302 0SOS
SAN LUIS OBISPO, CA 93401 -4034
OCCUPANT
1341 OSOS # 2
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 8
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 14
SAN LUIS OBISPO, CA 93401 -4049
OCCUPANT
1341 OSOS # 20
SAN LUIS OBISPO, CA 93401 -4050
OCCUPANT
1341 OSOS # 26
SAN LUIS OBISPO, CA 93401 -4050
OCCUPANT OCCUPANT OCCUPANT
1341 OSOS # 28 1341 OSOS # 30 1341 OSOS # 32
SAN LUIS OBISPO, CA 93401 -4050 SAN LUIS OBISPO, CA 93401 -4050 SAN LUIS OBISPO, CA 93401 -4050
OCCUPANT OCCUPANT OCCUPANT
P.O. Box 33 P.O. BOX 1147 990 PACIFIC
San Luis Obispo, CA 93406 SAN LUIS OBISPO, CA 93406 SAN LUIS OBISPO, CA 93401 -3619
OCCUPANT
1011 PACIFIC # 101
SAN LUIS OBISPO, CA 93401 -3623
1042 PACIFIC STREET A PTP
1694 KNOLL ST
SLO CA 93401 -6013
BERNSTEIN GARY THE ETAL
1335 MORRO
SLO CA 93401 -4027
OCCUPANT
958 PISMO
SAN LUIS OBISPO, CA 93401 -4042
AMERICAN LEGION POST 66 S L
1661 MILL ST
SLO CA 93401 -2519
BLAKE VIVIAN F THE ETAL
750 FORREST
TEMPLETON CA 93465 -9565
OCCUPANT
960 PISMO
SAN LUIS OBISPO, CA 93401 -4042
AYERS RONALD & LYNN
5915 ENCINO AV
ATASCADERO CA 93422 -3157
CAYUCOS COWBOYS LLC
PO BOX 4809
SLO CA 93403 -4809
CITY OF SAN LUIS OBISPO (940) DAVIS ALICE THE DIEHL JOSEPH W JR THE ETAL
990 PALM ST 2608 BARCELONA 1043 PACIFIC ST
SLO CA 93401 -3249 PISMO BEACH CA 93449 -3311 SLO CA 93401 -3623
FIRST AMERICAN TITLE INS CO FIRST PRESBYTERIAN CH SLO GIN JOHNNY THE ETAL
ATTN LL MEEK PO BOX 591 556 LEFF ST
SLO CA 93406 -1147 SLO CA 93406 -0591 SLO CA 93401 -4350
GOODELL LINDA J THE ETAL GRACE CHURCH OF SLO CA HAIRE JUDY A THE ETAL
1241 JOHNSON AVE #101 PO BOX 33 6467 ALTA PRADERA LN
SLO CA 93401 -3306 SLO CA 93406 -0033 ATASCADERO CA 93422 -2250
HENDRY DOUGLAS S THE ETAL HUNTER JOHN THE ETAL JAMES BEVERLY J THE ETAL
3910TH ST 141 CHORRO ST PO BOX 1796
CAYUCOS CA 93430 -1303 SLO CA 93405 -1709 SLO CA 93406 -1796
JENKINS STEWART D & DIANE S JOHNSTON WADE E MARSHALL HOLDINGS LP ETAL
1336 MORRO ST 977 PISMO ST 1880 SANTA BARBARA ST STE 110
SLO CA 93401 -4028 SLO CA 93401 -4041 SLO CA 93401 -4477
MISSION MEDICAL PARTNERS LLC MORTON D SCOTT THE ETAL OREGON INVESTMENT COMPANY INC
503 BATH ST 5752 PEBBLE BEACH WY PO BOX 348
SANTA BARBARA CA 93101 -3403 SLO CA 93401 -8268 LOS ALAMOS CA 93440 -0348
PORTZEL WILLIAM G ETAL THE RIZZO MARCO ETAL RIZZO MARIA R THE
PO BOX 701 1020 RAILROAD AVE 4990 CABALLEROS
SLO CA 93406 -0701 SLO CA 93401 -4450 SLO CA 93401 -7975
SALAS CAROLYN M & EDWARD
8200 PORTOLA RD
ATASCADERO CA 93422 -5049
SLO CREDIT UNION A CA CORP
1220 OSOS ST
SLO CA 93401 -3620
SALDO STEVEN L THE ETAL
2131 SHORELINE DR
PISMO BEACH CA 93449 -1823
SMITH CHRISTOPHER S THE ETAL
8275 LOS OSOS RD
ATASCADERO CA 93422 -4727
THOMAS SHIRLEY B REVOCABLE LIVING VARNI ANSELM THE ETAL
TRUST 5115 KELVIN AVE
864 VENABLE ST WOODLAND HILLS CA 91364 -
SLO CA 93405 -2355
WALTER MICHELLE F THE ETAL
679 MONTEREY ST
SLO CA 93401 -3514
SEVENTH DAY ADVENT CENT CAL
PO BOX 770
CLOVIS CA 93613 -0770
TAYLOR PHYLLIS E THE ETAL
3080 SANTA ROSA CREEK RD
CAMBRIA CA 93428 -3530
VISTA GRANDE INC
21 SANTA ROSA ST #100
SLO CA 93405 -5810
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3825 South Higuera • Post Office Box 112 • San Luis Obispo, California 93406 -0112 • (805) 781 -7800
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AFFIDAVIT OF PUBLICATION
AD # 1577188
CITY OF SAN LUIS OBISPO
OFFICE OF CITY CLERK
STATE OF CALIFORNIA
ss.
County of San Luis Obispo
I am a citizen of the United States and a resident of the
County aforesaid; I am over the age of eighteen and not
interested in the above entitled matter; I am now, and at
all times embraced in the publication herein mentioned
was, the principal clerk of the printers and publishers of
THE TRIBUNE, a newspaper of general Circulation,
printed and published daily at the City of San Luis
Obispo in the above named county and state; that notice
at which the annexed clippings is a true copy, was
published in the above -named newspaper and not in any
supplement thereof — on the following dates to wit;
FEBRUARY 21, 2015 that said newspaper was duly
and regularly ascertained and established a newspaper of
general circulation by Decree entered in the Superior
Court of San Luis Obispo County, State of California, on
June 9, 1952, Case #19139 under the Government Code
of the State of California.
I certify (or declare) under the penalty of perjury that the
foregoing is true and correct.
(Signatur f Principal Clerk)
DATED: FEBRUARY 21, 2015
AD COST: $260.76
crff OF
SAN LUIS OBISPO CITY COUNCIL
NOTICE OF PUBLIC HEARINGS
The San Luis Obispo City Council Invites
all Interested persons to attend public hear-
ings on Tuesday, Uarch 3, 2015, at 6roo
P.M. In the City Hall Council Chamber,
990 Palm Street, San Lulls Obispo, Cali -
torn la, relative to the following;
A public hearing to consider a Resotutiot
entitled 'A RasoWt;prr of the CRY C[Hrnd o
the City of Sian Luis Obispo, California
granting fir121 design approval to the Pacilk
Courtyards Projecl tvtOt 9 residenflat unit;
and 8,050 square feet of once space arse
approving a to% shared pa" reduction
'and automobile trig reduction Program for
Property localed at 1321 and 1327 Osos
Street (ARC 96 14' For more information.
You are invited to contact Ph6l Dunsmore of
the City's Community. Development Depart-
RIM at (805) 781 -7522 or by email cduns
trot im,
Flrsrarar
tal;saM;, -,•
A Public hearing to consider an ordinance
amendment Chapter 8.14.8.16 and 8.17 of
the San Luis Obispo Municipal Code to pro.
hibit the use of electronic smoking devices
where smoking is currently Prohibited and
require retailers of electronic smoking devi -,
:*s to obtain a Tobacco Retail License_
For more information. you are invited to
xOnlw Greg Hermann of the Guy's Com-
nunity Uevetoprnent Department at (805)
;81 -7134 or by email hemlann�si
The City Council rrtay aLso drsce uss other
hearings or it items before or after
the it Irstert above. If you challenge the
Proposed Projects an court, you may be lim-
ited to raising only those issues you or
someone else raised at the Public hearing
described in this notice, or in written Corre-
spondence delivered to the City Council at,
'or prior to, the Public hearings,
Reports for this meeting will be available
for review in the City Cleric's Office and on-
line at wwwsfocii,Y.o_gr an Wednesday. Feb-
ruary 25, 2015. Please call the City Clerk's
Office at (805) 781 -7100 for more informs.
lion. The City Council meeting will be tele-
vised live on Charter Cable Channel 20
and live streaming on wwvv.slocit�
Anthony J. Melia
City Clerk
City of San Luis Obispo
�c-h wy 21. 2015 1577188
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KJHGFEDCBA File Name: Firma_PacificCourtyards_DTL_21456 Last Date Modified: 11/12/14ARCHITECT OF RECORD/CONSULTANTADDRESS1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 CONTACT 805.547.2240 ARRIS-STUDIO.COM THOMAS E. JESS ARCHITECT #C27608STEPHEN A. RIGORARCHITECT #C33672 CONSULTANT Principal: David W. Foote ASLA Registration No. 2117 187 Tank Farm Road Suite 230 San Luis Obispo CA 93401 805. 781. 9800 fax 805. 781. 9803PLAN CHECK SET THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS & ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF ARRIS STUDIO ARCHITECTS AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF ARRIS STUDIO ARCHITECTS. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAVER OF ARRIS STUDIO ARCHITECTS' RIGHTS. ARRIS STUDIO ARCHITECTS COPYRIGHT 2008-2014 DATEREVISION#A14019PROJECT November 12, 2014DATE SHEETPACIFIC COURTYARDS A M I X E D - U S E D E V E L O P M E N T S A N L U I S O B I S P O, C A L I F O R N I A PROJECTCLIENTMISSION MEDICAL, LLC 8 5 5 A E R O V I S T A P L A C E, S U I T E 2 3 0 S A N L U I S O B I S P O, C A 9 3 4 0 1 ETOOFWDIVAD.AINROFILACFOETATSEPACSDNALDESNECILDateNO. 2117 TCETIHCRA Expiration DateSignature
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KJHGFEDCBAARCHITECT OF RECORD/CONSULTANTADDRESS1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 CONTACT 805.547.2240 ARRIS-STUDIO.COM THOMAS E. JESS ARCHITECT #C27608STEPHEN A. RIGORARCHITECT #C33672 CONSULTANT Principal: David W. Foote ASLA Registration No. 2117 187 Tank Farm Road Suite 230 San Luis Obispo CA 93401 805. 781. 9800 fax 805. 781. 9803PLAN CHECK SET THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS & ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF ARRIS STUDIO ARCHITECTS AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT OF ARRIS STUDIO ARCHITECTS. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAVER OF ARRIS STUDIO ARCHITECTS' RIGHTS. ARRIS STUDIO ARCHITECTS COPYRIGHT 2008-2014 DATEREVISION#A14019PROJECT November 12, 2014DATE SHEETPACIFIC COURTYARDS A M I X E D - U S E D E V E L O P M E N T S A N L U I S O B I S P O, C A L I F O R N I A PROJECTCLIENTMISSION MEDICAL, LLC 8 5 5 A E R O V I S T A P L A C E, S U I T E 2 3 0 S A N L U I S O B I S P O, C A 9 3 4 0 1 ETOOFWDIVAD.AINROFILACFOETATSEPACSDNALDESNECILDateNO. 2117 TCETIHCRA Expiration DateSignature
Pacific Courtyards
A mixed -use project with 9 residential units &
8,000 square feet of office
City Council Hearing March 3, 2015
1
Recommendation
Approve the ARC’s action to approve the
design of the project as recommended by
the CHC.
2
Background
The ARC approved the design in September 2014.
ARC’s action was appealed.
On November 10th 2014, the City Council upheld
the appeals without prejudice
Council directed that revised plans be reviewed by
the CHC & ARC at a joint public hearing
Joint CHC/ARC hearing was held on Dec 15, 2014
3
4
“Recommended City Council grant final design
approval to the project, subject to minor
adjustments to the Morro Street building elevation
and minor color changes”
Joint CHC/ARC Hearing
Vicinity Map
5
Old Town Historic District
Old Town Historic
District
Site
6
Mixed-Use Project
Two separate buildings
Osos Street building:
8,000 sq.ft. office on three levels
Ground level parking
5 townhomes & 1-bdrm. Unit (affordable)
Morro Street building:
3 townhomes – 2 levels of living over garages
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s
7
8
View from Osos Street
9
View from Morro Street
10
Side view looking north
11
Side view looking south
12
Recommendation
Adopt a Resolution approving the ARC’s
action to approve the design of the mixed-
use project at 1327 Osos Street, based on
findings, and subject to conditions.
13