HomeMy WebLinkAbout08/03/2001, PH1 - APPEAL OF ARC ACTION TO APPROVE THE DESIGN FOR A NEW OFFICE BUILDING WITH A HEIGHT OF 35' AT 956 66.ANG AGENDA
DATE ITEM
RRM DESIGN GROUP
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July 25, 2001 9 1 AC ❑ FIN DIR
RECEIVED ❑ FIRE CHIEF
RNEY ❑ PW DIR
Mayor and City Council JUL 2 b 2001 11 DEPT HHEADS 11REC DIR
CHF
City of San Luis Obispo SLO CITY COUNCIL 1: 0 UTIL.DIR
990 Palm Street ❑ ❑ HR DIR
San Luis Obispo,CA 93401
X wrrH607 ^07bS
Re: Appeal of ARC Action to Approve the Design for a New Office Building AT”.
with a Height of 35'at 956 Walnut(ARC 186-00) GgZ.E7T_6—
TAI OLe
Dear Mayor Settle and Council Members:
On behalf of our client, Mr. David Scanty, owner and developer of the proposed office building at 956
Walnut Street, RRM Design Group submits the following comments to Mr. John Atiya's appeal of the
Architecture Review Committee's approval of the design and height exception.
Applicant's Proposal: The proposed building is a two-story, 5,000 SF office space with underground
parking. The additional height enables us to achieve the project's goals for a new office building with the
least impact to the immediate neighborhood and overall community. In particular, the 35-foot height
allows us to screen the parking lot from view by locating the parking underground and behind the
building. In order to minimize the apparent height, our client lowered the floor of the underground
parking area several feet below the sidewalk grade. Although the building exceeds the height of most of
the buildings in the area, the proposal is consistent with the Community Goal #31, which states that the
City,should"...maintain a compact urban form."
Style: Over time, the project area has developed an array of building styles and structures to serve
residents and commercial office space users. The proposed office building has gone through several
design iterations with City Planning staff to create an office building that fits within the context of this
neighborhood and responds to concerns of the community.
Height Exception: A height exception is included as part of the development request. The office zone
allows the approval of minor exceptions to allow office building to be 35' provided certain findings are
made. These finding were approved by the ARC at their meeting. This is supported by General Plan
goals for infill development and compact urban form (Community Goals numbers 31 and 12). In
addition, Land Use Policy 4.18; which applies to commercial buildings outside the downtown core
provides for two-story buildings up to a.height of 35 feet.
Appellant's Concerns: Mr. Atiya's objections to the building height are based upon his concerns about
privacy, views, and property value as they relate to the redevelopment potential of his property, a
development that is not yet in the planning stages. At this point, his arguments are speculative because
there are no plans by which to judge the office building's orientation. We urge you to appropriately
consider the qualified nature of his appeal as a preemptive measure for a development that is not in the
foreseeable future. Nevertheless,we want to address the concerns raised in his-appeal.
Privacy: We believe that his statements about loss of privacy are overemphasized. There are several
reasons why we do not think that the office building intrudes on the privacy of residents, particularly the
San Luis Obispo•Oakdale•Hrnldsbutg•Los An,lrlrs
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Mayor and City Council
Page 2
July 25, 2001
aforementioned prospective residents that may someday live on his property. Topographically, the Atiya
property is elevated approximately ten (10) feet above the office building's parcel and is further separated
by a sixty-foot roadway, both of which obscure potential views into the living environment of his site.
Pertaining to privacy issues of other residential properties, particularly the apartment complex to the
north, landscaping and planters screen views from the office building outward, and to and from the
parking areas.
Property Value: Concerning Atiya's argument that his property value will decrease, once again, this
concern is speculative. In fact, it is more likely that the office building will add value to the
neighborhood rather than detract from it. Mr. Scant'proposes to replace a blighted building and site with
an attractively designed and landscaped office building that is responsive to the interests and character of
the neighborhood. It is our position that the quality of the architecture, materials, and landscaping add to
the desirability,hence value,of this part of the City.
Views: Pertaining to a loss of value because of lost views of the hillsides, we dispute the claim that
Mr. Atiya's property will lose property value due to a partial loss of views to surrounding hills. Visuals
show that views of Cerro San Luis will remain uninterrupted and that Bishop's Peak would be only
partially blocked, and then only from certain points on his property. Mr. Atiya's property is zoned Multi-
Family Residential (R-4) which allows a height of 35 feet. Mr.Atiya has stated in his letter that he will
Rely build a mixture of two and three-story buildings and that, if Mr. Scant'builds up to 35 feet, he will
be forced to build to the maximum allowable height. Once again, however, his property sits
approximately ten feet above Mr. Scarry's property so if he does build this high, the upper floors of his
units will look out over the office building to views of Bishop's Peak and beyond.
Summary: As you are aware, this section of Walnut Street abuts Highway 101 and the City has
appropriately zoned the west side of the street that lies immediately next to the highway for office use
because the excessive noise here is not acceptable under City Standards for residential use. The office
zone has a flexible height standard to allow buildings up to 35 feet with an administrative use permit. Of
all the locations within our city that should be appropriate for minor exceptions to the height standard,we
believe that an attractively designed and landscaped building alongside Highway 101 is fitting.
We encourage the City Council to support the recommendation by the staff and the ARC and deny the
appellant's appeal.
Sincerely,
R>ZM D GRO
y
/'n Knight -
Principal Planner
cc: David Scarry
Whitney McIlvaine,City of San Luis Obispo n/1401025/GovttAppeal Responses
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RRM DESIGN GROUP
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July 25, 2001
Mayor and City Council
City of San Luis Obispo
990 Palm Street
San Luis Obispo,CA 93401
Re: Appeal of ARC Action to Approve the Design for a New Office Building
with a Height of 35' at 956 Walnut(ARC 186-00)
Dear Mayor Settle and Council Members:
On behalf of our client, Mr. David Scarry, owner and developer of the proposed office building at 956
Walnut Street, RRM Design Group submits the following comments to Mr. John Atiya's appeal of the
Architecture Review Committee's approval of the design and height exception.
Applicant's Proposal: The proposed building is a two-story, 5,000 SF office space with underground
parking. The additional height enables us to achieve the project's goals for a new office building with the
least impact to the immediate neighborhood and overall community. In particular, the 35-foot height
allows us to screen the parking lot from view by locating the parking underground and behind the
building. In order to minimize the apparent height, our client lowered the floor of the underground
parking area several feet below the sidewalk grade. Although the building exceeds the height of most of
the buildings in the area, the proposal is consistent with the Community Goal#31, which states that the
City,should "...maintain a compact urban forth."
Style: Over time, the project area has developed an array of building styles and structures to serve
residents and commercial office space users. The proposed office building has gone through several
design iterations with City Planning staff to create an office building that fits within the context of this
neighborhood and responds to concerns of the community.
Height Exception: A height exception is included as part of the development request. The office zone
allows the approval of minor exceptions to allow office building to be 35' provided certain findings are
made. These finding were approved by the ARC at their meeting. This is supported by General Plan
goals for infill development and compact urban form (Community Goals numbers 31 and 12). In
addition, Land Use Policy 4.18, which applies to commercial buildings outside the downtown core
provides for two-story buildings up to a height of 35 feet.
Appellant's Concerns: Mr. Atiya's objections to the building height are based upon his concerns about
privacy, views, and property value as they relate to the redevelopment potential of his property, a
development that is not yet in the planning stages. At this point, his arguments are speculative because
there are no plans by which to judge the office building's orientation. We urge you to appropriately
consider the qualified nature of his appeal as a preemptive measure for a development that is not in the
foreseeable future. Nevertheless, we want to address the concerns raised in his appeal.
Privacy: We believe that his statements about loss of privacy are overemphasized. There are several
reasons why we do not think that the office building intrudes on the privacy of residents, particularly the
Sari Luis Obispo•Oakdale•HraldsGurg.Los Angelis
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Mayor and City Council
Page 2
July 25, 2001
aforementioned prospective residents that may someday live on his property. Topographically, the Atiya
property is elevated approximately ten(10)feet above the office building's parcel and is further separated
by a sixty-foot roadway, both of which obscure potential views into the living environment of his site.
Pertaining to privacy issues of other residential properties, particularly the apartment complex to the
north, landscaping and planters screen views from the office building outward, and to and from the
parking areas.
Property Value: Concerning Atiya's argument that his property value will decrease, once again, this
concern is speculative. In fact, it is more likely that the office building will add value to the
neighborhood rather than detract from it. Mr. Scarry proposes to replace a blighted building and site with
an attractively designed and landscaped office building that is responsive to the interests and character of
the neighborhood. It is our position that the quality of the architecture, materials, and landscaping add to
the desirability,hence value,of this part of the City.
Views: Pertaining to a loss of value because of lost views of the hillsides, we dispute the claim that
Mr. Atiya's property will lose property value due to a partial loss of views to surrounding hills. Visuals
show that views of Cerro San Luis will remain uninterrupted and that Bishop's Peak would be only
partially blocked, and then only from certain points on his property. Mr. Atiya's property is zoned Multi-
Family Residential (R-4) which allows a height of 35 feet. Mr. Atiya has stated in his letter that he will
likely build a mixture of two and three-story buildings and that, if Mr. Scarry builds lip to 35 feet, he will
be forced to build to the maximum allowable height. Once again, however, his property sits
approximately ten feet above Mr. Scarry's property so if he does build this high, the upper floors of his
units will look out over the office building to views of Bishop's Peak and beyond.
Summary: As you are aware, this section of Walnut Street abuts Highway 101 .and the City has
appropriately zoned the west side of the street that lies immediately next to the highway for office use
because the excessive noise here is not acceptable under City Standards for residential use. The office
zone has a flexible height standard to allow buildings up to 35 feet with an administrative use permit. Of
all the locations within our city that should be appropriate for minor exceptions to the height standard,we
believe that an attractively designed and landscaped building alongside Highway 101 is fitting.
We encourage the City Council to support the recommendation by the staff and the ARC and deny the
appellant's appeal.
Sincerely,
1 I"D VGRO
J>71fn Knight
Principal Planner
cc: David Scarry
Whitney McIlvaine,City of San Luis Obispo n/1401025/Govt/Appeal Responses
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990 Palm Street, San Luis Obispo, CA 93401-3249
July 19, 2001
CITY COUNCIL PUBLIC HEARING NOTICE
APPEAL OF ARCHITECTURAL REVIEW COMMISSION ACTION
TO APPROVE THE DESIGN FOR A NEW OFFICE BUILDING
WITH A HEIGHT OF 35 FEET AT 956 WALNUT (ARC 168-00)
The San Luis Obispo City Council will hold a public hearing to address the appeal of the
Architectural Review Commission action to approve the design for a new office building with a
height of 35 feet located at 956 Walnut(ARC 168-00,David Scarry,Applicant and John Atiya,
Appellant). (Continued from 7-17-01.)
The Public Hearing portion of the meeting will be held on Friday,August 3,2001
beginning at 1:00 p.m.in the Council Chamber at City Hall,990 Palm Street. The public is
welcome to attend and comment. Written comments are encouraged. Other items may be discussed
before or after this item. Please know that if you challenge this action in court, you may be limited
to raising only those issues you or someone else raised during the public hearing described in this
notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing.
The agenda report,including recommendation by staff, will be available for review in the
City Clerk's Office (Room#1 of City Hall)the Thursday before the meeting.
For more information,please contact John Shoals of the Community Development
Department at 781-7166.
Lee Price, C.M.C.
City Clerk
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf(805)781-7410.
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Nipomo,CA 93444
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SAN LUIS OBISPO,CA 93401-2725 SAN LUIS OBISPO,CA 93401-2727 SLO,CA 93406
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FILE NUMBER:168-00 FILE NUMBER:168-00 002-297-020/FILE#:168-00
OCCUPANT OCCUPANT ADAMS DOROTHY TRE ETAL
1013 WALNUT P.O.Box 132E 164816TH ST
SAN LUIS OBISPO,CA 93401-2728 San Luis Obispo,CA 93406-1328 DELANO CA 93215-1503
002-311-001/FILE#:168-00 002-297-039/FILE#:168-00 002-297-001/FILE#:168-00
AL-HADAD SABAH TRE ETAL ALL_EGRI MICHAEL BATINOVICH CAROLE MF TRE
%ATIYA JOHN H ETAL 670 CHORRO ST#H 1327 GLEN EYRIE AVE
PO BOX 3536 SLO CA 93401-2771 SAN JOSE CA 95125-
SLO CA 93403-3536
002-297-048/FILE#:168-00 002-297-010/FILE#:168-00 002-297.041/FILE#168-00
CAMPBELL EMILY J TRE CANINO LAWRENCE C CARREA RAYMOND R
207 N BROAD ST 1404 COLORADO ST#100 2435 VENICE DR STE 100
SLO CA 93405-2303 BOULDER CITY NV 89005- S LAKE TAHOE CA 96150-
002-297-042/FILE#:168-00 002-297-044/FILE#168.00 002-297-047/FILE#:168-00
COLE JEFFREY A TRE ETAL COROB AARON L TRE ETAL DELEON ALEX
2530 SOFTCHESS PL 2460 AUSUSTA'ST 1702 A MORRO ST
ARROYO GRANDE CA 93420-4937 SLO CA 93401- SLO CA 93401-
002-297-016/FILE#:168-00 001-205-010/FILE#:.168-00 002-297440/FILE#:168-00
FITTON ROY D FUNKS-BILU ILAN TRE ETAL GRADY WALTER G&CYNTHIA G
680 CHORRO 16 597 HUNTINGTON RD 2843 JOHNSON AVE.
SLO CA 93401.2759 CAMBRIA CA 93428-3605 ALAMEDA CA 94501-
002-311-017/FILE#168-00 002-297-035/FILE#:168-00 002-313-003/FILE#:168-00
Guy Moerman HILBIG JOHN&LAURA HISCHIER.JOHN FTRE ETAL
12405 Torreon Road 670 CHORRO ST UT A 370 OCONNOR WY
Atascadero CA 93422-4602 SLO CA 93401-2771 SLO CA 93405-7838
002-297-018/FILE#:168-00 002-297-003/FILE#:168-00 002-297-038/FILE#:168-00
HOFFMAN HAROLD J&MARYLYN E ETAL HOLTE RICHARD N&CYDNE D JAMBAL INC A CAL CORP
4021 VIA NIVEL 3131 ROWE PL %BLAYNE ASHER
PALOS VER_DES ESTATES CA 90274- FREMONT CA 94536- 4955 DAVENPORT CREEK RD
SLO CA 93401.8109
002-297-037/FILE#:168-00 002-297-017/FILE#:168-00 001-194-004/FILE#168-00
JC AHLEM PROPERTIES A CA GEN PTP JOHNSON DUKE G&ILA R ETAL KANZAWA'SANJI&MIYOKO ETAL
9483 COLUMBUS AVE 1090 BLUBELL WY 3030 JOHNSON AV
HILMAR CA 95324- SLO CA 93401.7648 SAN LUIS OBISPO CA 93401-5807
002-297-011/FILE#:168-00 002-297-004/FILE#:168-00 002-297-021/FILE#:168-00
KEMPER BRIAN&LUPE KILBERT DAVID P KLEIN ARTHUR&SALLY G
763 SILVER OAKS PL 680 CHORRO ST#4 1223 DUTCH MILL DR
WALNUT CREEK CA 94596- SLO CA 93403- DANVILLE CA 94526-
001-203-015/FILE#168-00 002-311-009/FILE#:168-00 002-293-013/FILE#:168-00
LAW ELIZABETH M TRE LAW JEROME D LEOPOLD&MURPHY A CA GEN PTP
52 COUNTRY CLUB DR 10 ALTA MIRA LN 878 WALNUT
SLO CA 93401-8908 SLO CA 93401-8905 SLO CA 93401-2725
002-297-019/FILE#:166-00 002-297-009/FILE#:168-00 002-293-016/FILE#:168-00
LEUTBECHER RONALD&AS LILLEY DANA C LONGDEN ROGER E TRE ETAL
11953 S GROVESIDE AVE 680 CHORRO ST APT#9 288 ALMOND ST
WHITTIER CA 90604- SLO CA 93401-2763 SLO CA 93401-
002-313-001/FILE#:168-00 001-203-011/FILE#:168-00 002-293-015/FILE#:168-00
MARTIN&HOBBS LLC MCCORMICK THOMAS G ETAL MORRISON ROBERT K TRE ETAL
PO BOX 12060 %JACOBSEN GREGORY C&CONNIE J 9110 CAMATTA CREEK RD
SLO CA 9.3406-2060 974 WALNUT ST SANTA MARGARITA CA 93453-9787
SLO CA 93401-3221
002-311-005/FILE#168.00 002-297-008/FILE 4:168-00 001-203-016/FILE#:168-00
NICHOLS JOSEPH H NORTH CHRISTOPHER ETAL ODOM MARILYN G
275 HIGHLAND DR 57784 FAWN DR 986 WALNUT ST
SLO CA 93405-1001 SPRINGVILLE CA 93265-9153 SLO CA 93401-2727
002-311-018/FILE#168-00 002-297-045/FILE#:168-00 002-311-016/FILE#:168-00
OLIVEIRA MICHAEL&CAROL ORVIS HARRY J TRE ETAL PALMER WILLIAM S&ANN M ETAL
1020 ZANG ST 696 JANUARY ST 740 EVANS RD
GOLDEN CO 80401- NIPOMO CA 934449128 SLO CA 93401-8123 .
002311-010/FILE#:168-00 001-202-010/FILE#:168-00 002-295-002/FILE#:168-00
PARSONS FRANCES R TRE PATEL RAMESH PATEL RAMESH T
357 SANTA LUCIA ST 920 OLIVE ST ECONOLODGE MOTEL
SLO CA 93405-1213 SLO CA 93405-2360 950 OLIVE ST
SLO CA 93405-2360
002-313-004/FILE#:168-00 002-297-012/FILE#:168-00 002311-008/FILE#:168-00
PEACH OSOS PARTNERSHIP A GEN PTP PROCIDA JOHN C RENFRO RONALD L
1010 PEACH ST 46691 MISSION BLVD#331 21 SANTA ROSA#100
PO BOX 31 FREMONT CA 94539- SLO CA 93405-1898
SLO CA 934060031
002-297-005/FILE.#:168-00 002-297-046/FILE#:168-00 001-203-019/FILE#:168-00
RICKERT AGRICULTURAL SERVICES INC A CA ROJAS J&VK ROOT RICHARD E TRE
PO BOX 817 5002 AXTELL 601 HILLSIDE CT
FALL RIVER MILLS CA 96028- LA CA 90037- ARROYO GRANDE CA 93420-3520
002-297-043/FILE#:168-00 002-297-013/FILE#168-00 001-203-018/FILE#:168-00
RUSTIC GARDENS HOMEOWNERS Robert and Doris Vickery SCARRY DAVID&MARIDY J
%BARRY WILLIAMS 680 Chorro Street#13 PO BOX 15010
1941 MONTEREY ST San Luis Obispo CA 93401- SLO CA 93406-5010
SLO CA 93401-2615
002-297-014/FILE#:168-00 002-313-002/FILE#:168-00 002-297-022/FILE#:168-00
SCHNEIDER DAVID R&CHERYL R SHARP MARILYN SHEHANE WAYMON D JR TRE ETAL
1866 POUND LN 1013 WALNUT ST 5460 SUMMIT STREET
SANTA CRUZ CA 95062- SLO CA 93401-2728 WEST LINN OR 97068-
001-194-005/FILE#168-00 002497-015/FILE#168-00 002-297-023/FILE#:168-00
SHERMAN MICHAEL D&TERI L STEPHENS GENE.L&YVONNE M ETAL TRACT 727
498 LINCOLN ST 544 SO 8TH ST %K LEVIN
SLO CA 93405-2334 GROVER BEACH CA 93433-2632 680 CHORRO#1
SLO CA 93401-2759
002-297-007/FILE#:168-00 002-311-0141FILE#:168-00 002-297-006/FILE#:168-00
URQUHART TRUST WALTERS LEE J&KRISTINE Q WARD RICHARD L ETAL
25313 AVE RONADA 5855 BALM RIDGE WY 680 CHORRO ST#6
VALENCIA CA 91355- SLO CA 93401-8023 SAN LUIS OBISPO CA 93401-2759
002-297-024/FILE#:168-00
WEIR JAMES D TRE ETAL
677 MORRO ST#3
SLO CA 93401-2740
i
���IIIIIIIIIIII 1111111���I;l��l�l�l�ll�lll II II � III
city of sAn IUIS OBISPO
990 Palm Street, San Luis Obispo, CA 93401-3249
July 20, 2001
John Atiya Rob Strong
P.O. Box 3536 Strong Planning Services
305 Santa Lucia 444 Higuera
San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
SUBJECT: 956 Walnut(ARC 168-00)
Dear Mr. Atiya and Mr. Strong:
The San Luis Obispo City Council will hold a public hearing to consider your appeal of
the Architectural Review Commission action to approve the design for a new office
building with a height of 35 feet located at 956 Walnut(ARC 168-00, David Scarry,
applicant--continued from July 17, 200 1)
The meeting is scheduled for Friday, August 3, 2001, beginning at 1:00 p.m. in the
Council Chamber at City Hall, 990 Palm Street, San Luis Obispo. Please know that if
you challenge this action 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 hearing.
For additional information or questions concerning this item, please contact the
Community Development ment at 781-7170. The Council agenda report with
recommendation staf as pr viously sent to you before the meeting.
Si ce ely,
Lee Price, CMC
City Clerkt� "
c: David Scarry
John Knight /1
Whitney McIlvaine
OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
�� Telecommunications Device for the Deaf(805) 781-7410.
Meeting of August 3,2001
Staff Report and Agenda
956 Walnut Street
John Ativa
P.O.Box 3536
305 Santa Lucia
San Luis Obispo,CA 93401
Rob Strong
Strong Planning Services
444 Higuera Street
San Luis Obispo,CA 93401
David Scarry
1130 Grove Street
San Luis Obispo,CA 93401
John Knight
RRM Design
3765 S.Higuera#102
San Luis Obispo,CA 93401
DeDepartment of Communit' `evelo meat City of San Luis Obispo
P P �-, Q�n 990 Palm Street
Planning Application San Luis Obispo, CA 93401
�— (805) 781-7172
Project Address 956 WALNUT Parcel# 001-203-018
Legal Description CY SLO BL 72 PTN LT 3 &ADJ ST
Zoning 1 0 Zoning 2
Property Owner SCARRY DAVID&MARIDY J
In Care Of
Owner Address PO BOX 15010
SLO CA 93406-5010
Applicant Name DAVID SCARRY Day Phone(805)544-6870
Address 1130 GROVE ST.,S.LO.CA 93401
Representative Day Phone( )
Address
Send correspondence to applicant representative X owner other(see file) SPECIAL INFORMATION
Underground tanks removed
Application made pursuant to Chapter/Secton of the San Luis Obispo Municipal Code.
Planning Services Summary
Application# Type of Application Received Fee
A 168-00 Allow office 10/27/00 $464
ARC 168-00 Demo existing structure;constuct a 5000 sf 10/27/00 $1,375
office bldg;35'bldg ht where 25'allowed;
reduce st.yd. 15'to 11'
Total fees $1,839
Received By GLEN MATTESON
Fee Paid by Applicant (1,839)
Assigned planner WHITNEY MCLVAINE
Hearings A Arch.Review 01/15/01
ARC Arch.Review 01/15/01