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HomeMy WebLinkAbout01/09/2007, PH3 - APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO REQUIRE THAT THREE WINDOWS ALONG MORRO ST council nett,e D,, NO acEnc)a uEpoRt mN,m C I T Y OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director PREPARED BY: Jaime Hill, Associate Planner SUBJECT: APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO REQUIRE THAT THREE WINDOWS ALONG MORRO STREET REMAIN CLEAR AS PART OF A FAQADE REMODEL AT 899 HIGUERA(ARC 79-06). CAO RECOMMENDATION Adopt a resolution, denying the appeal, and upholding the Architectural Review Commission's action to require three of the six windows on Morro Street to remain clear and allow viewing into the retail space, based on findings. DISCUSSION Background Copeland Properties Downtown Center, LLC (applicant/appellant) would like to remodel the street level facade and interior of the retail tenant space of 899 Higuera, formerly occupied by Structures, separating the area into two tenant spaces (Attachment 1). The commercial building was constructed in the early 1990's as part of the Downtown Center, and was modified in 1994 specifically for Structures. The storefront system, classical revival columns and pediment, and brick in-fill of two windows on Morro Street were all approved by the Architectural Review Commission (ARC) for that tenant. The new project would make extensive changes to the building beyond what was approved in 1994. The main components of the remodel include: 1) adding a new storefront to accommodate a second smaller tenant space to the right of the existing entry on Higuera Street, 2)adding a new storefront entry off of Morro Street, and 3) obscuring the six existing windows located along a 110-foot stretch of Morro Street, either by creating additional brick in-fills or by replacing the clear glass with opaque glass(Attachment 2). Because the building is located in the Downtown Historic District, the facade remodel was first reviewed by the Cultural Heritage Committee (CHC) on July 24, 2006 (Attachment 3). Since that review, the project has been significantly revised; however, the earlier version of the proposal also included a request to remove the six windows along Morro Street. The CHC found that the project was consistent with the Community Design Guidelines provided that the windows on Morro Street remained clear and allowed views into the tenant space. Prior to being reviewed by the ARC the applicant revised several aspects of the project and continued to request the removal of all of the windows along Mono Street. The ARC ultimately approved the fagade remodel and allowed three of the six windows along Morro Street to be obscured. This appeal is based on the ARC's decision not to allow all six of the windows to be obscured. 3 - 1 ,i Council Agenda Report—Appeal of ARC's action related to proposed fagade remodel Page 2 Architectural Review Commission Action On November 20, 2006 the ARC granted conditional approval of the fagade remodel (Attachment 4). As part of the project, the applicant proposed to brick-in all six of the windows along Morro Street (two windows were bricked-in as part of a remodel in 1994). Due to the prominence of this corner and the lack of retail activity along the eastern side of this block of Morro Street, the ARC did not support elimination of all of the windows. However, recognizing the applicant's desire to maximize display area within the store, the ARC in its conditions of approval allowed three of the six windows to be translucent sand-etched windows with indirect lighting. This type of treatment would create the appearance of window forms, but allow more flexibility with the use of the interior space since the obscured windows would function similarly to a solid wall. To allow the applicant maximum flexibility, the ARC did not specify which of the windows were to remain clear and which could be obscured. Appeal An appeal was received from the applicant/appellant on November 21, 2006 (Attachment 5). The appellant's concern is that allowing the windows to remain clear and open to viewing creates too narrow a space for display: "...stipulating that three of the windows remain clear/open to viewing isnot practical or feasible for the configuration of the lease space" As part of its presentation at the ARC meeting, the applicant's architect explained that the national retailers it was attempting to attract prefer having additional wall area for interior store display. The applicant also explained that additional windows and interior display areas are viewed as a burden rather than an opportunity. Analysis of Appeal I. ARC Conditions Consistent with Existing Policies Downtown's aesthetic appeal, land use, economic strength and sense of place is supported by the policies of the General Plan. The intent of these policies has been to 1) maintain and enhance those unique qualities which attract residents, shoppers, employees, and visitors, and 2) ensure new development continues to reflect the character and scale that gives Downtown its charm. These policies have been effective in retaining Downtown's unique character and creating a downtown that is the envy of many communities.. Among Downtown's important qualities are its "pedestrian friendly" storefront windows that provide light into buildings, promote walking, increase safety, encourage shopping, display merchandise and sales, and provide welcoming building facades. Accordingly, the General Plan and Community Design Guidelines stress the importance of maintaining recessed entries, open storefronts and interesting window displays. Storefront windows provide pedestrians with an opportunity to look inside buildings and see merchandise and/or people. This makes the street more interesting and lively. Views from inside stores onto the streets also make streets feel safer. By removing, obscuring or closing in storefront windows, streets become less interesting, retail stores less welcoming, and Downtown less unique as a shopping experience. Filling in all of the 3-I=Q Council Agenda Report—Appeal of ARC's action related to proposed facade remodel Page 3 storefront windows with brick or sandblasted glass, as proposed, would detract from the historic district and sets a precedent for similar building treatments elsewhere in Downtown. The City is a member of the National Main Street Program. One of the Main Street Program's Eight Guiding Principles states that successful downtowns"must capitalize on the assets that make them unique. Every district has unique qualities like distinctive buildings and human scale that give people a sense of belonging." Downtown's storefront windows are a "signature" feature that helps define our core shopping district. Preserving storefront windows helps achieve Main Street principles and a healthy, walkable downtown. The Community Design Guidelines, Chapter 1.4, summarizes the importance of quality design and the City's expectations for design quality: San Luis Obispo has repeatedly received national recognition as a desirable place to live. With a beautiful landscape, relatively uncrowded streets and highways, clean air, a growing business economy, and a unique, and well maintained built environment, the quality of life in San Luis Obispo is high. How the built environment appears in relation to the surrounding landscape, and the quality of the architecture and site design within the city, are key to continuing and advancing the high quality of life. A. Keep Say: Luis Obispo architecturally distinctive, don't let it become "anywhere USA." 7. Minimize the use of "stock" plans and designs in corporate and franchise architecture. B. Design to create and maintain pedestrian scale wherever appropriate. 1. Emphasize pedestrian oriented buildings and site planning(for example, commercial storefronts at the back of the sidewalk,pedestrian plazas,front porches on dwellings. The excerpts from the Community Design Guidelines above describe some of the circumstances which make San Luis Obispo different from other communities. The remodeling project approved by the ARC retains the high quality of the building's original design, and represents the desires expressed by the Community Design Guidelines. 2 ARC Approved Design Was a Compromise The appellant states that maintaining the transparency of any of the windows along Morro Street would make the lease space undesirable to retailers. However, inherent in a corner location in a downtown with a lot a pedestrian traffic is the challenge of a tenant space with multiple public faces. Land Use Element (LUE) Policies 4.5, 4.16.3, and 4.16.6 explain that to implement the vision of a vibrant downtown, the Downtown should provide safe, exciting places for walking, that there should be continuous storefronts, and that street facades should include windows, signs, and architectural details which can be appreciated by people on the sidewalks. To implement these policies, the Community Design Guidelines (CDG) provides very clear direction, and CDG Policy 4.2.D.4 states: 3 - 3 i Council Agenda Report—Appeal of ARC's action related to proposed facade remodel Page 4 Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space. During their review, the ARC deliberated between accommodating the desires of the retailers to maximize merchandizing space, and the City's policies for maintaining the pedestrian environment. Recognizing that the applicant's proposed layout of the space would create a narrow shop, opening up towards the rear of the space, the ARC determined that some flexibility was warranted. The ARC determined that allowing half of the windows along Morro Street (three of the six) to be obscured glass was a reasonable compromise. 3. Other Options for Morro Street Windows Avoid Continuing a Pedestrian Unfriendly Building Fagade. More than most other architectural characteristics, windows have a dramatic effect on a street's vibrancy, and for that reason Chapter 4 of the Community Design Guidelines dedicates an entire section on window treatments. The proposed remodel is at a prominent corner of the Downtown. Viewing into ground floor windows adjacent to sidewalks makes downtown streets more interesting and encourages pedestrians to linger. For these reasons the ARC did not allow for the elimination of all windows along Morro Street. Although the Community Design Guidelines are intended to provide for windows that allow pedestrians to see the activities within the ground floor,.several other uses of the window spaces were discussed by the applicant with the ARC. Specifically, there are several businesses in the downtown which use their windows as display spaces. Similar to Banana Republic in the Court Street development at 990 Higuera, and Avanti, at 796 Higuera, the previous tenant at 899 Higuera had narrow display spaces in the windows, with false walls set about two feet back to maximize internal marketing space. Although this design is less desirable than maintaining views into the store itself, it would provide an alternative window design, allowing the tenant to maximize their merchandising area while maintaining some pedestrian interest. Although this option was discussed and supported by the ARC, the applicant at the time felt that the loss of two to three feet for such window displays was not feasible. The applicant also explained that the retailers he was working with viewed display windows, which need to be periodically updated,as a burden rather than an opportunity. Conclusion The ARC's approval of a fagade remodel for 899 Higuera Street contained conditions that balanced the applicant's expressed needs with the City's policies for design in the historic downtown district. 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 (from a land use context) is consistent with the General Plan, it may only have a neutral fiscal impact. 3- 4 Council Agenda Report—Appeal of ARC's action related to proposed fagade remodel Page 5 ALTERNATIVES 1. Uphold the appeal, thereby allowing all of the windows along Morro Street to be sandblasted and backlit, eliminating viewing into the lease space. 2. Approve additional modifications to the windows using a treatment other than sandblasting, and providing direction to the applicant on appropriate techniques that could be incorporated. For example, the windows could be in-filled with brick. 3. Continue the item for additional analysis or research. The Council should specify the information needed in order to provide staff with specific direction and to return to a hearing at a later date. ATTACHMENTS 1. Vicinity Map 2. Reduced scale site plan and project details (as reviewed by ARC) 3. July 24, 2006 CHC findings and conditions, meeting update, and staff report 4. November 20, 2006 ARC findings and conditions, meeting update, and staff report 5. Appeal to City Council with reduced scale plans now requested by applicant/appellant 6. Relevant excerpts from the General Plan and Community Design Guidelines 7. Draft Resolution denying the appeal and upholding the ARC action to require three windows along Morro Street remain clear and unobstructed 8. Draft Resolution upholding the appeal and approving the enclosure of all of the windows along Morro Street READING FILE 1. Site Plan reviewed and conditionally approved by ARC 2. Revised plans now requested by applicant/appellant 3 � � �j .rte I , E'sx� r i s IS f ; ,84 •7v M I �� ?IVfi_y� yvy � w; �� . .�, It �I� ' � ! ���=•-Win; • •y 1 . \ �y y�fJr I 11 so ✓„ti�u¢: � ''''+^:•tel t'. 1u��(��I. r''N. v "R•� .. � l � I'�1��.1a x:.1.4 .M. .. ' .. � civ. ,�-•=--.Y.�' -��p�, a./r�� "" .t" C v L � Y +JJRJJI 11 1111 111 1[fill[III llmlillliliilhit fig . Attachment Sea 23� I 1 I � � 2 Higuera di I Z z o E. 899 Higuera I . doI � o o Z 0 0 1 a TM �-B 0 ■ ■■ ■ ' I ' 11 i gill 11 �� I cis1 ■ O i � 92 ■ ■�► ' ilt 3-9 e 1 O � ' 1 t - - Attachment 3 ��I��I��III�IIIII��� @(IIIIIIIIII I 1 City Of SAn WIS OBISPO, 990 Palm Street, San Luis Obispo, CA 93401-3249 July 31, 2006 Copelands Properties PO Box 1085 San Luis Obispo, CA 93406 SUBJECT: OR�. 99 Higuera Street Review for a fagade remodel and tenant improvements to a downtown building Dear Copelands Propoerties: The Cultural Heritage Committee, at its meeting of July 24, 2006, determined that the -proposed project is consistent with the Community. Design Guidelines and with the Downtown Preservation Program Guidelines provided that changes are implemented to insure the project will not adversely affect the historic, architectural, or aesthetic significance of the Downtown Historic District, and to refer the matter to the Architectural Review Commission with a recommendation to approve the project subject to the following conditions: 1. The "Rose Tan" brickwork, modified fascia detailing and upper window design shall . be continued along the Morro Street Elevation of the tenant space to the third pilaster, where the pattern of upper level windows currently ends. 2. All windows on both the Higuera and Morro Street elevations shall permit at least 88 percent light transmission and allow uninterrupted viewing from the street into the tenant space. They shall not be additionally darkened, shaded, or otherwise covered with signage which would obscure views into the store. 3. Samples of all window glass shall be submitted to the Community Development Department and prior to installation, shall require approval by the Director as being consistent with the intent of Architectural Review Commission approval. 4. A separate building permit is required for all signage, including wall, window, awning, hanging or projecting. 5. Applicant shall construct the project so as to substantially conform to plans and material samples approved by the Architectural Review Commission. Any change to approved design, colors, materials, or signage must be approved by the Director or Architectural Review Commission, as deemed appropriate by the Commission. 6. The design shall retain the existing bulkhead on the Higuera Street.fagade. 7. In addition to condition # B above, the design shall use clear glass on all or most of the Morro Street windows. �� The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. ^ 10 Telecommunications Device for the Deaf(805)781-7410. Attachment 3 8. The applicant shall eliminate or significantly reduce the amount of "beaded stainless steel" siding used on the storefront. The decision of the CHC is a recommendation to the ARC and, therefore, is not final. This matter has been tentatively scheduled for administrative action before the ARC, on August 7, 2006. This date, however, should be verified with the project planner. If you have questions, please contact Jaime Hill at (805) 781-7165. Sincerely, Ind A I r V Vw Kim Murry Deputy Community Development Director Long Range Planning cc: County of SLO Assessor's Office Mark Rawson, AIA PO Box 1085 San Luis Obispo, CA 93406 Downtown Centre LLC PO Box 1085 San Luis Obispo, CA 93406 - Attachment 3 Meeting Update CULTURAL HERITAGE.COMMITTEE July 24, 2006 Monday 5:30 p.m. ROLL CALL: Committee Members Sandy Baer, Dan Carpenter, Robert Pavlik, Lynne Landwehr, Tom Wheeler, Vice Chair Barbara Breska and Chairperson Chuck Crotser. Committee member Wheeler was absent. STAFF: Kim Murry, Deputy Community Development Director, Claire Clark, Economic,Development Manager, Jaime Hill, Associate Planner, and Jeff Hook, Senior Planner. INTRODUCTIONS: Jeff Hook introduced Claire Clark who updated the Committee on the status of the seismic retrofit program. She explained that staff expected to return to the CHC in the near future to discuss historic preservation and economic development strategies. Mr. Hook then introduced Kim Murry, the new Deputy Community Development Director for Long Range Planning. MINUTES: Draft Minutes of June 26, 2006 regular meeting. Approve or amend. The minutes were unanimously approved as amended. PUBLIC HEARING ITEMS: 1. 0 Montere Street ARC MI 145-05; Review a plan revision to a remodel of a con 4 uting commercial building; C-D-H zone; Feliciano Trust, applicant. Jeff Nook pres ed the staff report and project architect Craig Smith described the project and provi background on why and how the plan revision occurred. Committee members erally supported changing the project's approval condition which required paint to be oved from the rear(alley) building fapade. They felt that removing paint would dama the original brick and grout surface and was not warranted at this time. On a ion by Committee member Baer, seconded by Committee member Carpenter, the ommittee recommended that the Community Development Director delete the conditio equiring paint removal from the rear building fapade and approve the as-built building rew ' ns. The motion carried, 6-0. 2. 1720 Johnson Avenue. ARC MI 20-06; Revile wall materials for a 9-foot sound wall extending to the side property line from an his ric structure; James Shepard Co., applicants. Jaime Hill presented the staff report and applicants Stephen d Eileen Sicanoff explained the project. Committee members supported the propose ise wall design and materials. Committee member Crotser voiced concern that the 11 "keyhole" opening could allow noise into the private patio and defeat the purpose o e noise wall. He suggested the applicants verify the design with the noise consu/ta and consider changes to the keyhole design if necessary. He wanted to allow staff f/exib in approving such a change. Other Committee members agreed with this approach, 3 - i� ` Attachment 3 CHC Meeting Update, July 24, 2006 Page 2 d after a brief discussion, on a motion by Committee member Landwehr, seconded by mmittee member Baer, the Committee voted 6-0 to determine that the proposed projec consistent with the Mills Act Historic Property Agreement and the Secretary of the Interio Standards for new construction, and refer the item to the Community Development 'rector with a recommendation to approve the plans with the following conditions. a. All landscape rovements along the Johnson Avenue frontage shall be installed and app ved by the Community Development Director prior to issuance of a cons tr ion permit for the new sound wall to ensure adequate screening. b. Landscaping shall be mainta d in a vigorous and thriving manner, and replaced as necessary as require the Mills Act Historic Property Agreement in effect for the property and to ensure t structures are adequately screened. c. Modifications to the keyhole opening and gate be approved by staff if constructed of materials that are similar or compawith the proposed wall and with the Judge's House. 3. 899 Hiauera Street. ARC MI 79-06; Review for a fagade remodel and tenant improvements to a downtown building; C-D-H zone; Copeland's Properties, Applicant. Jaime Hill presented the staff report and provided background on the proposed remodel. Architect Mark Rawson and Apple representative Benjamin Fay described the project and thanked staff for a thorough and well-written staff report. Under public comment, Brian Lawler, Gary Williams and Jim Dummit spoke on the project, voicing concerns with various aspects of the project's architectural design, exterior architectural materials and compatibility with the Downtown Historic District. Committee members had mixed feelings about the project, with members about evenly split on whether the project was consistent with the Historic Preservation Program and Community Design Guidelines, with or without design changes. After extended discussion, and on a motion by Committee member Breska, seconded by Committee member Baer, the Committee voted 4-2 (Carpenter, Crotser) to determine that the proposed project is consistent with the Community Design Guidelines and with the Downtown Preservation Program Guidelines provided that changes are implemented to insure the project will not adversely affect the historic, architectural, or aesthetic significance of the Downtown Historic District, and to refer the matter to the Architectural Review Commission with a recommendation to approve the project subject to the following conditions: a. The "Rose Tan" brickwork, modified fascia detailing and upper window design shall be continued along the Morro Street Elevation of the tenant space to the third pilaster, where the pattern of upper level windows currently ends. b. All windows on both the Higuera and Morro Street elevations shall permit at least 88 percent light transmission and allow uninterrupted viewing from the street into 3 - � 3 Attachment 3 CHC Meeting Update, July 24, 2006 Page 3 the tenant space. They shall not be additionally darkened, shaded, or otherwise covered with signage which would obscure views into the store. c. Samples of all window glass shall be submitted to the Community Development Department and prior to installation, shall require approval by the Director as being consistent with the intent of Architectural Review Commission approval. d. A separate building permit is required for all signage, including wall, window, awning, hanging or projecting. e. Applicant shall construct the project so as to substantially conform to plans and material samples approved by the Architectural Review Commission. Any change to approved design, colors, materials, or signage must be approved by the Director or Architectural Review Commission, as deemed appropriate by the Commission. f. The design shall retain the existing bulkhead on the Higuera Street fagade. g. In addition to condition # 8 above, the design shall use clear glass on all or most of the Morro Street windows. h. The applicant shall eliminate or significantly reduce the amount of "beaded stainless steer siding used on the storefront. DISCUSSION ITEMS: 4. Communications a. Agenda Forecast — staff. Staff provided a brief agenda forecast for the August 28, 2006 meeting.. b. Committee. The Committee briefly discussed parliamentary procedures and motion-making techniques in connection with difficult or complex projects. ADJOURN to the next regular meeting on Monday, August 28, 2006 at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo. G/CD-Pian/meetingupdates/chc/2006r7-24-06 3- 14 Attachment 3 i MEMORANDUM CITY OF SAN LUIS OBISPO Community Development TO: Cultural Heritage Committee VIA: John Mandeville, Community Development Direct ) FROM: Jaime Hill, Associate Planner • ' MEETING DATE: July 24, 2006 SUBJECT: Item # 5: 899 Higuera Street. ARC 79-06: Review of a fagade remodel; C-D-H; Copeland Enterprises, applicant. Situation The applicants have submitted plans to modify the street level fagade, including storefronts, to accommodate a new tenant at 899 Higuera Street. The two-story building was constructed in the early 1990's as part of the Downtown Center. Although the building is not itself historic, because it is located in the Downtown Historic District Cultural Heritage Committee (CHC) review is required. The CHC is being asked to review the proposed plans to determine whether the exterior changes are compatible with the Community Design Guidelines, Downtown Historic District, and City goals, and comment on how the modifications relate to the original architectural style and character of the structure. Proiect Description The proposed fagade remodel includes changes to both the Higuera and Morro. Street elevations. The proposed changes create a simplified, more streamlined look for the store. Modifications include a new storefront system,elimination of a brick column which now divides the Higuera fagade of the tenant space into two bays, modification of the upper level windows, leveling the height of the cornice, elimination of the bulkhead brickwork along Higuera Street, removal of the decorative light fixtures, and refitting the ground floor windows along Morro Street with opaque glass. The ARC approved the existing fagade improvements in 1994 for.the men's clothing store. These include the storefront systems, classical revival columns and pediment, and brick in-fill of two windows on Morro Street. With the exception of the two brick-fill windows, these improvements would be removed as part of the proposed remodel. Site & Building Background The site is located on the comer of Higuera and Morro Streets in the Downtown Historic District. The large corner space has an entrance on Higuera and storefront windows on both Higuera and Morro Streets. Buildings within the same block of Higuera Street are a mixture of tum-of-the-century commercial buildings, many of which have been substantially remodeled, and several newer buildings, including the Downtown Center of which this building is part. Although technically part of the larger development which spans the block between Higuera and Marsh Streets, because of its location on a prominent downtown intersection this tenant space relates more to the historic streetscape than to the project itself. 3 - I � CHC(ARC)79.06 4�l a%hf;is iit 3 899 Higuera July 24,2006 Discussion Although the building is not an historic resource, the fagade remodel needs to be consistent with the Community Design Guidelines and with the Historic Preservation Program Guidelines regarding architectural compatibility with the Downtown Historic District. In addition, staff also considers other City Council objectives when reviewing development proposals downtown. The applicant has proposed several changes to the building fagade and storefront to accommodate a new tenant in the space currently occupied by a men's clothing retailer. One of the key changes to the building is the modification of the storefront along Higuera Street. The storefront is currently broken into two bays that have differing setbacks from the property line and are separated by a brick column which follows the line of a change in cornice height (see photos). These features serve to break up the width of the storefront, reinforcing the historic pattern of individual narrow buildings and shops. To accommodate the wider storefront, several building details will need to be modified to retain the architectural uniformity of the building. These changes include the removal of the brick column separating the two bays, modification of the upper level windows to remove the space where the column was formerly, bringing the cornice to a single height, modifying the cornice details, and bringing the storefront to a single plane. The storefront system would be replaced with an expanse of tempered glass recessed from the public sidewalk and extending to the sidewalk, surrounded by bead blasted stainless steel paneling. Other changes include the removal of the decorative light fixtures on both the Higuera and Morro Street elevations, and replacement of the clear glass in the street-level windows on Morro Street with opaque glass. Y Wli 3 4 Existing Higuera Street Fagade Existing Morro Street Facade The Community Design Guidelines provide both specific direction for downtown development as discussed below, as well as presenting more general design principles that should be considered in all design. The General Design Principles section of the Guidelines addresses more broad characteristics of good design in a less prescriptive manner. The key considerations that are called for are: proportion and continuity, providing well-articulated but un-cluttered elevations, attention to details, the use of authentic, quality materials that will wear well, and coordinating new structures with older ones in the vicinity. The CHC should consider the proposed fagade modifications in light of these more general criteria in addition to the individual components of the remodel. Staff believes that this may be a case of the sum being greater than the individual parts. Although several features of the proposed building CHC(ARC)7M6 l� _..' } Attachment 3 899 Higuera July 24,2006 modification do not meet the letter of the guidelines for the downtown, as a whole they provide a clean and coordinated new look for the tenant space. Generally, the remodeled structure needs to be compatible with the Historic District in which it is located. Additionally, the treatment of the fagade should address the tenant space as a whole, ensuring that the remodeled structure appears as one integrated building with consistent detailing. The following paragraphs evaluate individual project components in more detail. 1) Storefront and Entry Doors. The Community Design Guidelines address several features of storefront design, including the traditional fagade rhythm in the downtown, individual storefront proportions, and doorway design. The guidelines encourage building facades to be divided into a series of bays or components to visually 'lie the street together," to not allow the storefront to overpower the building fagade, and to provide entrance doors that are reflective of the building wall materials and provide a transition area for pedestrians from the interior space to the public street. The proposed storefront system consists of a single plane of tempered glass spanning the Higuera Street fagade of the tenant space, with a pair of unframed'glass doors at the center. Although made of a single material, the placement of the doors at the center of the space appear to visually break the single line created by the storefront windows. The entire storefront system is recessed back from the new surround paneling approximately two feet. The recess will be accented with "Sunset Red" pavers to highlight the transition from the public right-of-way. Although the placement of the doors and recessed storefront provide some articulation of the space, additional details, such as the introduction of divided lights or transom windows, would provide a visual break in the large glass expanse and contribute to an overall. increase in compatibility with the downtown Main Street style. 2) Bulkhead. Bulkheads are encouraged in the downtown to provide human scale to the district and maintain the traditional main street character. The Guidelines state that storefront windows should not begin at the level of the sidewalk, but should sit above a base. This "bulkhead" feature should be a prominent and visible element, which will help eliminate the monolithic design of the storefront. It is recommended that a bulkhead be incorporated into the design, with stone, brick, tile, or another material which is consistent with the Community Design Guidelines and compatible with the building's colors and materials. The proposed storefront facing Higuera Street does not incorporate a bulkhead. Instead, the applicant proposes creating a visual connection between the sidewalk and the interior of the space by continuing the glass storefront to the sidewalk level along the entire length of the Higuera Street fagade. As noted above, Sunset Red pavers are proposed to highlight the transition from the public right-of-way. Other examples of downtown businesses which have glass storefronts extending to the sidewalk include Atmospheres at 737 Higuera Street, and Central Coast Wines at 712 Higuera Street. As these examples demonstrate, occasional exceptions to the bulkhead guideline are a part of the existing downtown fabric. The question is whether lack of a bulkhead is acceptable in this location as a part of the overall building changes. The brick bulkhead along the Morro Street. elevation would not be modified. 3 - I � CHC(ARC)79.06 ' :vF Attachment 3 899 Higuera July 24,2006 3) Fascia and Storefront Surround. While no particular theme or set of materials is dictated in the downtown, the Guidelines do provide direction on the type of materials and finishes that considered appropriate and inappropriate. The emphasis is on the selection of quality materials that compliment the color, texture, materials, and overall character of the building. The proposed Higuera Street storefront would be surrounded by the bead blasted stainless steel paneling that is the trademark of the new tenant. Although traditional materials such as cast iron, stone or brick are more common themes in the downtown, the simple, high quality material may be appropriate and enrich the otherwise complicated exterior design or the building. Additionally, the distinctiveness of the material with the simple logo sign will likely visually connect the exterior elements of the building with the interior design, which will appear to passerby as a single visual element. Similar "shinny" materials can be seen downtown in the Gap storefront at 879 Higuera and Audio Ecstasy at 786 Higuera 4) Light Fixtures. Decorative details, such as mounted light fixtures hung with metal brackets, are encouraged to be incorporated into exterior building design to add visual richness and interest. The repetition of light fixtures along the Higuera and Morro Street elevations of the Downtown Center are a small detail which currently tie the various design elements together across the various storefronts. The applicant has proposed to remove the decorative light fixtures from the Higuera Street elevation and the column at the corner of Morro Street, as the ornate fixtures would be incompatible with the new storefront. Removal of these two fixtures would make the tenant space architecturally distinct from the adjacent storefronts, similar to the treatment of the Gap store to the west. Thus, while somewhat lessening the relationship of the storefront to the Downtown Center development as a whole, the change establishes continuity along the Higuera frontage. The combination of materials and fixtures for this tenant space and the Gap become consistent. Maintaining the lighting fixtures on the brick facade along the Morro Street frontage appropriately maintains a needed human scale feature, as there are no building entries to serve that purpose. 5) Morro Street Windows. Ground floor windows adjacent to sidewalks are important for making downtown streets more interesting for pedestrians and encouraging pedestrians to linger. Extensive blank walls discourage pedestrian travel by making people feel alienated and exposed. The Community Design Guidelines recommend utilizing clear glass with at least 88% light transmission to allow pedestrians to see inside street level shops. The applicant has proposed to add some opacity to the ground level windows on the Morro Street Elevation. Although it is important to allow pedestrians to see the activities within the building, the CHC should consider the character of Morro Street and the lack of shop entrances along the eastern side of this block when determining an acceptable level of light transmission. Because of the need for human scale features and pedestrian interests, staff has encouraged the applicants to provide transparent glass, with a minimum of 88% light transmission. 6) Brick Column, Cornice, and Upper story windows. A general principle of good building design is that building elements should provide continuity, harmony and balance. In essence, one should look at building in its entirety and see a cohesive architectural theme. To accommodate the new wider storefront while retaining the architectural integrity of the building several other building modifications become necessary. �y CHC(ARC)79-06 i� } - ' Attachment 3 899 Higuera July 24,2006 The existing brick column which currently defines the two window bays along Higuera Street must be eliminated, the upper windows modified to eliminate the gap left by the removal of the column, the cornice height elevated to appear continuance and consistent with the spacing of architectural columns, and the storefront adjusted to follow a single horizontal and vertical plane. This host of modifications in effect will change what was originally intended to appear as two storefronts with distinctive features into one larger, unified space. 7) Downtown Economic Vitality. Revitalization and reuse of retail spaces is necessary to allow the downtown to retain its place as the center of the community and allow property owners to derive the economic ability to reinvest in and maintain their property. This project will help implement not only the Community Design Guidelines and the Downtown Preservation Program Guidelines, but also several Major City Goals related to the economic Health and vitality of the downtown and the long-term fiscal health of the City as a whole. In the 2005-2007 Financial Plan approved by the City Council, Major City Goals related to economic development and the downtown in particular, were established. These goals include encouraging new retailers to locate in the City who will complement and augment existing retail choices, possibly enlarging retail spaces for downtown growth, encouraging retail areas to define and develop niche marketing efforts and increasing sales tax revenues. Taken together, the City's development standards and economic policies seek to balance the aesthetics that attract tourists and preserve downtown character with providing a diversity of shopping opportunities to serve the needs of downtown employees, property owners and City residents. CONCLUSION The fagade remodel must be found consistent with the Community Design Guidelines and with the Downtown Preservation Program Guidelines regarding architectural compatibility with the Downtown Historic District. Many of these guidelines allow the decision makers to exercise discretion. While every facet of the proposed remodel is not what is recommended by the Guidelines, the staff conclusion is that the proposal implements the goals for the downtown and, with the incorporation of several conditions, will provide a combination of continuity and diversity. With the incorporation of a few conditions of approval staff believes that the new storefront can be consistent with these policies.. Staff recommends that the CHC recommend approval of the project to the Architectural Review Commission. Action Alternatives 1. Determine that the proposed project is consistent with the Community Design Guidelines and with the Downtown Preservation Program Guidelines, provided changes are implemented to insure the project will not impact the historic, architectural, or aesthetic significance of the historic district. Refer the matter to the Architectural Review Commission with recommendation for approval subject to the following conditions: a. The"Rose Tan" brickwork, modified fascia detailing and upper window design shall be continued along the Morro Street Elevation of the tenant space to the third pilaster, where the pattern of upper level windows currently ends. b. All windows on both the Higuera and Morro Street elevations shall permit at least 88 percent light transmission and allow uninterrupted viewing from the street into the tenant space. They shall not 3 - 19 CHC(ARC)79-06 'AP j Attachment 3 899 Higuera July 24,2006 be additionally darkened, shaded, or otherwise covered with signage which would obscure views into the store. c. Samples of all window glass shall be submitted to the Community Development Department and found consistent with the intent of this approval by the Director prior to installation. d. A separate building permit is required for all signage, including wall, window, awning, hanging or projecting. e. Applicant shall construct the project so as to substantially conform to plans and material samples approved by the Community Development Department. Any change to approved design,.colors, materials, or signage must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Determine that the proposed project is consistent with the Community Design Guidelines and with the Downtown Preservation Program Guidelines and refer the item to the Architectural. Review Commission with a recommendation to approve the plans as submitted. 3. Determine that the proposed project is not consistent with the Community Design Guidelines and with the Downtown Preservation Program Guidelines and will impact the historical, architectural or aesthetic significance of the historic district with findings supporting the determination provided by the CHC. 4. Continue the item to a date certain for additional discussion or to.allow the applicant to modify the proposed building modifications. Attachments: 1. Vicinity Map 2. Photos of 899 Higuera and other downtown buildings Enclosure: Project plans and rendering Available at the Hearing Color and material samples G:VI-IiII\CIIC19-06 CHC ARC(899 Hie,,uera)Apple179-06 CHC ARC(899 Higuera)TZ4.06.D C 3 -3 Wig Attachment 4 cio san o Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218 November 21, 2006 Copelands' Properties Mark Rawson P.O. Box 1085 San Luis Obispo, CA 93401 SUBJECT: ARC 79-06 — 899 Higuera Street Review of a facade remodel to a downtown building (formerly Structures) including new storefronts and removal of Morro Street windows Dear Mark: The Architectural Review Commission, at its meeting of November 17, 2006, approved your project, based on the following findings, and subject to the following conditions: Findinas 1. The proposed design of the exterior facade will be compatible to surrounding properties within the downtown district, since the design includes features that are compatible with adjacent historic structures. 2. The project is consistent with the Historic Preservation Program Guidelines as the additional storefront entries will reinforce the traditional pattern and scale of the downtown rhythm and pedestrian orientation. 3. As conditioned, the project is consistent with goals contained in the City's Community Design Guidelines, which encourage projects that preserve and enhance the character and attractiveness of the downtown. Guidelines which encourage maintaining existing windows and allowing for open views into stores are addressed by the addition of a new storefront near the comer, requiring some of the existing windows on the Morro Street elevation to be maintained as clear glass, and allowing some windows to be modified to be translucent sand-etched windows with indirect lighting to facilitate increased interior function. 4. The project is categorically exempt from environmental review in accordance with Section 15301. (e), Existing Facilities, of the CEQA Guidelines, since the project involves only minor alterations to an existing facility. �� 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. ARC 79-06 �" Attachment 4 Page 2 Conditions 1. Final project design and construction drawings shall be in substantial compliance with the project plans and material samples as conditioned, amended and approved by the ARC. Any change to approved design, colors, materials, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Three of the windows on Morro Street shall be transparent glass, permitting at least 88 percent light transmission and allow uninterrupted viewing from the street into the tenant space. They shall not be additionally darkened, shaded, walled-off, bricked- in; or otherwise covered with signage which would obscure views into the store. 3. Three of the windows on Morro Street may be modified to be translucent sand- etched windows with indirect lighting. 4. Interior building modifications and displays shall not completely block the remaining windows with transparent glass or prohibit viewing into the store, consistent with the Sign Regulations. 5. A separate building permit is required for all signage, including wall, window, awning, hanging or projecting. The decision of the Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the City Clerk's office, or on the City's website (www.slocity.org). The fee for filing an appeal is $100.00, and must accompany the appeal documentation. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact Jaime Hill at 781-7165. Sincerely, l Jce �.�u. Pamela Ricci, AICP Senior Planner cc: County of SLO Assessor's Office CP Downtown Centre LLC Etal P.O. Box 1085 San Luis Obispo, CA 93406 Attachment 4 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 20, 2006 ROLL CALL: Present: Commissioners Greg Wilhelm, Zeljka Howard, Jim Lopes, Anthony Palazzo, Vice-Chairperson Allen Root and Chairperson Michael Boudreau Absent: Commr. Steve Hopkins Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Associate Planner Jaime Hill and Recording Secretary Jill Francis PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 303 Del Mar Court. ARC MI 146-05; Review of a new single-family home on a sensitive site; R-1 zone; Tomas Schoff, applicant. (Phil Dunsmore) 1 2. 307 Del Mar Court. ARC NU 147-05; Review of a new single-family home on a J sensitive site; R-1 zone; Tomas Schoff, applicant. (Phil Dunsmore) Items 1 and 2 were considered together as a single project Associate Planner Phil Dunsmore presented the project and notified the Commissioners and public that there had been a notification error. Based on the notification error, staff recommended the project be continued to the December 4"' hearing date so that the project.may be re-noticed. Tomas Schoff, applicant, was available for questions. PUBLIC COMMENTS: Scott McCrerey, representing his mother who' lives at 311 Del Mar Court, expressed concerns with drainage and possible flooding. Joe Sarye, 53 Rafael Street, also had concerns with drainage on the two sites and how it affects surrounding properties. Bernard Rademacher, 298 Del Mar Court, noted that at a previous neighborhood meeting the applicant had agreed to submit a drainage plan, and expressed concern that it was not received. There were no further comments made from the public. • Attachment 4 ARC Minutes November 20, 2006 Page 2 COMMISSION COMMENTS: Commr. Wilhelm asked staff if the new design met the City's code requirements and would be appropriate for the sites. Commr. Lopes brought up concerns about possible multiple student use. Based on public testimony, the ARC asked staff to clarify the site drainage at the next hearing, and by consensus continued both items to the December 4"' hearing. 3. 899 Higuera Street. ARC 79-06; Review of a fagade remodel to a downtown building (formerly Structures) including new storefronts and removal of Morro Street windows; C-D-H zone; Copeland Properties, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report, focusing on the history of the project, Cultural Heritage Commission (CHC) direction, and the remaining issues discussed in the staff report, and recommended final approval to the project based on findings, and subject to conditions to insure the project will not impact the historic,. architectural, or aesthetic cohesiveness of the historic district, and is consistent with the Community Design Guidelines. „) Mark Rawson, applicant, explained the difficulties of leasing the narrow tenant space and the space requirements of national retailers. PUBLIC COMMENTS: Javier Cadena, downtown business owner, was in support of the Copeland proposal with two entrances on Higuera. There were no further comments made from the public. COMMISSION COMMENTS: While there was some discussion of the all-glass storefront systems and absence of bulkheads, the discussion focused on the proposal to in-fill the Morro Street windows with brickwork. Commissioners discussed which of the Windows were important to keep clear, either those near the comer or further down Morro Street, and if treatments other than brick in-fill would be more appropriate. Ultimately, the Commission determined that it was preferable to allow the applicant options as to which of the windows were obscured, and required that three of the six windows on this fagade be kept transparent. They directed that the other three window be sandblasted and 'indirectly back-lit from above or the side. Commr. Lopes mentioned the security benefits to having windows along the street frontage because they allow for public views into the space and provide a comfort level Attachment 4 ARC Minutes November 20, 2006 Page 3 for pedestrians on the sidewalk. He suggested a tenant space with a separate entry on Morro Street be considered. Commr. Wilhelm asked about window front standards and glass used on other buildings on Higuera Street, questioned the reason for obscuring the windows at the corner of Morro and Higuera Streets, and suggested an alternative to bricking in the first three windows on Morro Street. Commr. Root asked why the previous tenants had a problem with the store spaces, suggested at least two of the windows be of a material other than brick, and questioned retaining the awnings-if the windows are eliminated. Commr. Boudreau asked if the existing upper windows were clear, questioned the problems with leasing the space as it is, and suggested a variation to the design as a compromise. Commr. Palazzo discussed the Design Guidelines and how they relate to window displays and their depth. He agreed with the applicant regarding the need for wall space but would like to see an alternate material used instead of brick. Commr. Howard stated she could not support bricking in the first three windows on Morro Street. On motion by Commr. Wilhelm, to grant final project approval, with. conditions modified so that three windows remain unobscured, consistent with the Community Design Guidelines. Seconded by Commr. Lopes. AYES: Commrs. Wilhelm, Root, Boudreau, and Palazzo NOES: Commrs. Howard, Lopes RECUSED: None ABSENT: Commr. Hopkins The motion carried on a 4:2 vote. Commissioner Lopes made a second motion, seconded by Commissioner Howard, to require the existing brick-infill window on Morro Street to be modified. It was determined that the ARC had already made their final action, and this motion was not voted on. 4. Staff: A. Agenda Forecast Senior Planner Pam Ricci gave an agenda forecast of upcoming projects. 5. Commission: 3 - 2S •ARC Minutes attachment 4 November 20, 2006 Page 4 A. Minutes: November 6, 2006 The minutes of November 6, 2006 were approved as amended. B. Recent Project Review— Lessons Learned The Commission had a general discussion regarding the issue of maintaining clear windows within the ground floors of tenant spaces in the downtown. In light of this, there was further discussion regarding changes in the downtown and trends in retailing that affect how tenant spaces are used. Allen Root brought up the idea of a possible charette to discuss the issue in more detail. The Commission continued to express a desire to modify the guidelines to strengthen the requirements to maintain open views into ground floor tenant spaces. The ARC members were encouraged to take photos of storefronts of tenant spaces that they felt were consistent with guideline goals for future discussions. Commr. Palazzo suggested that specific criteria be,drafted to provide guidance on when exceptions to the guidelines might be supported. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:00 p.m. to the next regular meeting scheduled for December 4, 2006 at 5:00 p.m. in the Council Hearing Room, at.City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary Approved by the Architectural Review'Commission on December 4, 2006. Diane R. Stuart, W Management Assistant M J Attachment 4 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION STAFF REPORT ITEM#3 BY: Jaime Hill, Associate Planner,781-7165d'N' • MEETING DATE: November 20,2006 FROM: Pam Ricci, Senior Planner FILE NUMBER: ARC 79-06 PROJECT ADDRESS: 899 Higuera Street SUBJECT: Review of plans to modify the street level facade, including storefronts and ground level windows, of 899 Higuera, located at the southwest corner of Higuera and Morro Streets in the Downtown Center. SUMMARY RECOMMENDATION Grant final approval to the project proposal based on findings, and subject to conditions to insure the project will not impact the historic, architectural, or aesthetic cohesiveness of the historic district, and is consistent with the Community Design Guidelines, BACKGROUND Situation The applicants have submitted plans to modify the street level facade of the tenant space formerly occupied by Structures Men's Store to separate the area into two tenant spaces to accommodate new tenants. The commercial building was constructed in the early 1990's as part of the Downtown Center, and was modified in 1994 for the men's clothing store which was previously at this location. The storefront system, classical revival columns and pediment, and brick in-fill of two windows on Morro Street were all approved by the ARC for that tenant. The new project would make more extensive changes to the building beyond what was approved in 1994 for Structures. The main components of the facade remodel include adding a new storefront to accommodate a second smaller tenant space to the right of the existing entry on Higuera Street, adding anew storefront entry off of Morro Street, and creating new brick infills where six existing windows are located along Morro Street. The applicant is requesting final approval of plans by the ARC. Staff has concerns with the remodel in terms of its consistency with guidelines for downtown buildings included in the Community Design Guidelines, as well as concerns raised by the Cultural Heritage Committee (CHC)with an earlier version of remodel plans for a larger single tenant that they reviewed on July 24,2006. These issues are discussed in detail in the Evaluation section of this report. Data Summary Address: 899 Higuera Street Applicant: Copeland Properties Representative: Mark Rawson,Copeland Properties Zoning: Downtown Commercial,Downtown Historic District(C-D-H) r ARC 79-06 Attachment 4 899 Higuera Page 2 General plan: General Retail Environmental status: The project is exempt from environmental review under Class 1 (Section 15301),Existing Facilities,of the CEQA Guidelines. Site Description The site is located on the comer of Higuera and Morro Streets in the Downtown Historic District. The large corner space has an entrance on Higuera and storefront windows on both Higuera and Monro Streets. Buildings within the same block of Higuera Street are a mixture of turn-of-the- century commercial buildings, many of which have been substantially remodeled, and several newer buildings, including the Downtown Center of which this building is part. Although technically part of the larger development which spans the block between Higuera and Marsh Streets, because of its location on a prominent downtown intersection this tenant space relates more to the historic streetscape than to the interior of the project. Project Description The proposed fagade remodel includes changes to both the Higuera and Morro Street elevations. The proposed changes would create two tenant spaces where there is currently only one, and will remove.decorative features associated with the men's store which was previously at this location. Modifications include removal of the classical revival columns in front of the frameless storefront system, installation of a new frameless entry to match along Morro Street, replacement of an existing window to the west of the brick pillar on Higuera Street with an entry door into the second tenant space, and infilling of the ground floor windows along Monro Street with brick in a herringbone pattern. CHC's Review of the Project Since the project is located within the Downtown Historic District, the Cultural Heritage Committee (CHC)reviewed an earlier version of fagade remodel plans for a single,large tenant for consistency with the Historical Preservation. Program Guidelines. After considerable discussion and public input, the CHC recommended approval of the project to the ARC, finding that the project could be compatible with the Historic Preservation Program guidelines provided changes are implemented to insure the project will not impact the historic, architectural, or aesthetic significance of the historic district. The CHCS discussion focused on the existing characteristics of the building that they liked and found consistent with applicable guidelines, and their desire these features as part of the remodel. Ultimately their recommendation for approval included eight conditions, which were determined to be necessary for the project to be found compatible with the Community Design Guidelines and the Historical Preservation Program Guidelines. Since the CHCS review the applicant has significantly modified the project, eliminating the use of stainless steel in the storefront, retaining the brick column that divides the Higuera Street fagade, and eliminating changes to the parapet. These changes have rendered several of the CHCs points of direction inapplicable. However, two of the CHCs requirements continue to remain applicable; that the applicant utilize bulkheads along the Higuera Street fagade and storefronts, and that the Morro Street windows remain clear and allow unobstructed views into the store (Attachment 3, CHC Meeting Update and Attachment 4, Letters and exhibits from the public).The applicant is requesting the ARC's final approval of project plans. 3_� ARC 79-06 g Attachment 4 899 Higuera Page 3 EVALUATION Although the building is not an historic resource,the fagade remodel needs to be consistent with the Community Design Guidelines and with the Historic Preservation Program Guidelines regarding architectural compatibility with the Downtown Historic District. With staff's review of these applicable policy documents, the following key issues, which are discussed in more detail in later paragraphs, have been identified: • Need for storefront doors and details to tie in with building materials; • Lack of a bulkhead in existing and proposed storefronts; and • Creation of additional brick in-fills where windows now exist along the Morro Street frontage. 1) Storefront and Entry Doors. The Community Design Guidelines address several features of storefront design,including the traditional facade rhythm in the downtown,individual storefront proportions, and doorway design. The guidelines encourage building facades to be divided into a series of bays or components to create storefronts that do not overpower the building fagade, to provide entrance doors that are reflective of the building wall materials, and to provide a transition area for pedestrians from the interior space to the public street. The ultimate goal of these techniques is to create a series of different buildings that visually"tie the street together". Proposed 2°d Entry On Morro Street '^ h Proposed New Entrance to Existing Entrance Separate Tenant Space { Existing Higuera Street Fagade The applicant has proposed to remove the decorative Romanesque pediment and installed on the exterior of the glass doors and windows at the entry of the existing tenant space, and retain the existing frameless storefront system on the Higuera Street fagade. The entire storefront system is recessed back from the brick pillars approximately two feet. Two new matching frameless storefront systems would also be installed, on the Morro Street fagade and to the west of the brick column on Higuera Street, both replacing existing display windows and brick bulkheads. Community Design Guidelines .4.2.0 and 4.2.1) discuss the desired character of storefront and entry door design in the downtown. Both sections stress the importance of consistency with classic "Main Street" architecture, with doors and storefront systems utilizing materials and ornamental details that are appropriate for the building wall materials; in the case of older brick buildings the Guidelines encourage the use of wood and glass doors with brass fittings. Staff has recommended a condition of approval (Condition No. 2) that the doors and ARC 79-06 j• j Attac',Nment 4 899 Higuera Page 4 storefront systems be modified to include materials and details appropriate to the building wall materials. 2) Bulkhead. Bulkheads are encouraged in the downtown to provide human scale to the district and maintain the traditional Main Street character. Community Design Guidelines 4.2.C.7 states that storefront windows should not begin at the level of the sidewalk, but should sit above a base. This "bulkhead" feature should be a prominent and visible element, which will help eliminate the monolithic design of the storefront. It is recommended that a bulkhead be incorporated into the design, with stone, brick, tile, or another material which is consistent with the Community Design Guidelines and compatible with the building's colors and materials. Although the existing storefront does not contain a bulkhead, the columns which are being removed served a similar purpose, creating a transition from the public realm to the interior space, and visually reducing the expanse of continuous storefront glass. The three proposed storefronts facing Higuera and Monro Streets do not incorporate bulkheads. Instead, the applicant proposes creating a visual connections between the sidewalk and the interior of the spaces by continuing the glass storefronts to the sidewalk level along both Higuera and Morro Streets. Other examples of downtown businesses which have glass storefronts extending to the sidewalk include Atmospheres at 737 Higuera Street, and Central Coast Wines at 712 Higuera Street. As these examples demonstrate, occasional exceptions to the bulkhead guideline are a part of the existing downtown fabric. The CHC felt that retaining bulkheads was important given the location's high visibility at a prominent downtown comer, and their action included a requirement that bulkheads be retained for compatibility with the Historic District. Staff has recommended a condition of approval (Condition No. 3) requiring that the design of the three storefronts be modified to include bulkheads that are compatible with existing building detailing 3) Morro Street Windows. The applicant has proposed fill in the six ground level windows on the Morro Street Elevation with brick in a herringbone pattern (two windows were similarly bricked in during the1994 remodel). 3r Morro Street Fagade Existing bricked-in windows with Windows proposed to be bricked-in herringbone pattern ARC 79-06 _ )• Attachment 4 899 Higuera Page 5 The Community Design Guidelines stress the importance of allowing pedestrians to see the activities within buildings, and recommend the use of clear glass with at least 88 percent light transmission. Viewing into ground floor windows adjacent to sidewalks is important for making downtown streets more interesting and encouraging pedestrians to linger. Extensive blank walls discourage pedestrian travel by making people feel alienated and exposed. Community Design Guideline 4.2.D.4 states "Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space". Although the Guidelines are intended to provide for windows that allow pedestrians to see the activities within the ground floor, there are several examples of businesses in the downtown which make use of their windows as display spaces. Similar to Banana Republic in the Court Street development at 990 Higuera, and Avanti, at 796 Higuera, the previous tenant at 899 Higuera had narrow display spaces in the windows, with false walls set about 2 feet back to maximize internal marketing space while maintaining some pedestrian interest along Morro Street through the use of merchandise display. Although this design is less desirable than maintaining views into the store itself, it does provide a middle-ground compromise, allowing the tenant to maximize their merchandising area while maintaining some pedestrian interest by dedicating a two to three foot deep area adjacent to the windows for display. Because of the need for human scale features and pedestrian interests, staff has encouraged the applicants retain the existing windows, and to provide transparent glass, with a minimum of 88% light transmission. The CHC agreed that there were options available to the applicant other sandblasting or otherwise blocking out the windows, and that it was important to retain a visual connection into the space from Morro Street. Their action included a requirement that there be clear glass in the Morro Street windows.Although the addition of an entry door on Morro Street will add some to the pedestrian activity along that side street, the benefits of the second entry are somewhat diminished by its placement adjacent to the corner. If the windows were bricked- in as proposed, 110 feet of the 130-foot long Morro Street frontage of this tenant space would be devoid of interest. The ARC should consider the character of Morro Street and the lack activity along the eastern side of this block when determining if eliminating the windows into the tenant space is acceptable, or if providing display windows or complete viewing into the space is preferred. Staff has recommended two conditions of approval (Condition Nos. 4 and.5) requiring that clear glass windows allowing uninterrupted viewing from the street into the tenant space be maintained. 4) Morro Street Awnings. The Community Guidelines state that awnings should be retained and/or incorporated where feasible and compatible with the storefront. Currently there are black fabric awnings above the Mono Street ground level.windows,with the exception of the window closest to Higuera. The applicant has proposed to retain all of these awnings, over the bricked- in windows. Although staff discourages the elimination of decorative details which add visual richness and interest to the side of the building, if the ARC is supportive of replacing the window glass with brickwork they should also consider the appropriateness of retaining the awnings. 5) Signs. No signage information has been provided at this time. Future tenant signage would be reviewed by staff consistency with City Sign Regulations and to ensure compatibility with the Downtown Historic District and adjacent retailers in the Downtown Center. ARC 79-06 ) �'} Attachment 4 899 Higuera Page 6 CONCLUSION The proposed fagade remodel must be found consistent with the Community Design Guidelines and with the Downtown Preservation Program.Guidelines regarding architectural compatibility with the Downtown Historic District. Many of these guidelines provide sufficient flexibility for the decision makers to exercise discretion in interpreting them. With the incorporation of the recommended conditions of approval, the modifications to the building facades and storefront can be found consistent.with these policies. Staff recommends that the ARC approve the project with the recommended conditions. OTHER DEPARTMENT COMMENTS No comments were received from other departments ALTERNATIVES 1. Continue the project with items and specific direction to return to staff or the Commission. 2. Deny the project. Action denying the application should include the basis for denial. RECOMMENDATION Grant final approval to the project proposal, based on the following findings, and subject to the following conditions and code requirements. Findings: 1. The proposed design of the exterior facade will be compatible to surrounding properties within the downtown district, since the design includes features that are compatible with adjacent historic structures. 2. The project is consistent with the Historic Preservation Program Guidelines as the additional storefront entries will reinforce the traditional pattern and scale of the downtown rhythm and pedestrian orientation. 3. As conditioned, the project is consistent with goals contained in the City's Community Design Guidelines, which encourage projects that preserve and enhance the character and attractiveness of the downtown. 4. The project is categorically exempt from environmental review in accordance with Section 15301. (e), Existing Facilities, of the CEQA Guidelines, since the project involves only minor alterations to an existing facility. Conditions: 1. Final project design and construction drawings shall be in substantial compliance with the project plans and material samples as conditioned, amended and approved by the ARC. Any � -3a. ARC 79-06 899 Higuera Attachment 4 Page 7 change to approved design, colors, materials, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Doors and storefront systems shall be modified to include materials and details appropriate to the building wall materials. Final material and design shall be reviewed and approved by the Director prior to issuance of a building permit. 3. The design of the three storefronts shall be modified to include bulkheads that are at least 18- inches high and constructed of (ARC to specify an appropriate material) and that are compatible with existing detailing. Final material and design shall be reviewed and approved by the Director prior to issuance of a building permit. 4. All windows on both the Higuera and Monro Street elevations shall be clear glass, permitting at least 88 percent light transmission and allow uninterrupted viewing from the street into the tenant space. They shall not be additionally darkened, shaded, walled-off; bricked-in, or otherwise covered with signage which would obscure views into the store. 5. Interior building modifications and displays shall not block windows or prohibit viewing into the store. 6. A separate building permit is required for all signage, including wall, window, awning, hanging or projecting. Attached: Attachment 1: Vicinity map Attachment 2: Photos of Downtown Center and other downtown storefronts Attachment 3: CHC Action Letter and Meeting Update Attachment 4: Letters from the public (submitted prior to design changes) Enclosed: Full size project plans Available at the hearing: Superseded Plans which were reviewed by CHC GVI-MAR079-06(899 Higuere)Apple\ARC 79-06(899 Higuem)Apple 11.20.06.doc � - 33 Flung Fee: $1OOa_p Attachment 5 R�rv. IED raid Date Received NOV 2 12006 CI ITY CLERK MiEFER To SEcrrON 4 San oBispo APPEAL. TO THE CITY COU /200& 17:34. 31M0 RKu I EE SECTION I. 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Explain spedfioally what actioNsyou are appealing aptly you a(,�v :j tn ? 1old ccrosider your appeal. Include what evidenceyou have that supports your appeal. l ou rr1i9Y_*W g.wtionalff necessary. This fomt canhhues on the oMersida Page 1 of a f tit 1-( F it �„ wn�'Nt'.! 2. T t s " � t t � 1 r �( i, I 1-1 r [ " l'y )r �!r 16 .'it �y�3riA .•i +7Lzt ti .• v,roy"�' its r .�. x f1�t h [k! rn � r '-�r30t'�'+ce'�''t; >�:4,��ivAk+d'�,;�•"p'"i . I r ��y.yv.t .f S � ) 1 � I s1 i .�v -17: I t [ C , L• )I 3 )�+.� r1VXo° ''Y4G.'+N'yyj'Ti^,a'-.�t..�r"'l'f`M�'�-r4-.zdw�7✓�$S it"}S(w l* f t.Yr,�i`a ya+.�st: '�k 9Y r,1 ,t�•r'�t`(yl• .. 9 0 I - � kae�`�`,P'+rt`Y'ti9'L� G•L i.��t;ti'"Ix '4[" e e Y t � v i 1 t � �� cs�.S ��.1t I 1. � r L. �t i.-' r`S14ntz T.•, �SLYiart��Se^.YMi .�i �tJ1 J•'�iFt,l.r,'_`,•�"�^x'I.�'�t'� 4�1jM"Z' f�/�S'ii't ..LF [ G� < ,t�r!`^57 l,::C It_ •,'u , '�`^S r 'V'��4-� t, ," � i�1i ;+Yat?• y.. � T '^� ��v,k.. M1 .s � } 'avL � r�(. "� } i 4i. 1' •, •1 c rt .pR'. .'�' t t ,y • I ;?yr •z i.�t-"`�r�-��`0�•�4'"'r�g .(hr i,4,rrOS`�2 7TA "�$x�i`TrQ Y•'}v..�t-'� � (°� �an'�,at'IS't4 i"QYzf,14, '1`�LG� ri>✓ (e 3', T r-c i 1 -j,.. e l li f wti k .a,i r el ;J el y` 1. �7 1 f sl } Sl' t ) i`7!:}✓:IF" 7 ti] • s Y: i 5�:x � - i �� k k`< . �aE. < ox x tC.M �sy� e � I e � r�. r P ° "!%i'! c' ,! •' C ?idl -17 -'YrM•�Lt1L53 f. �- Qg 4 i,[� 1 en 9 �� I +'S�•�1����.-.z'4 ja �"-0l6�W R'1YT'a'!.. �y .+ � �i1ly Ta f s ,, 1:.7 i v Y If ` 1, le 1 t I�f 4 }�` /��(�. ,,, �)•r••, �f �. . - 1 S 5.1 i .ti ti} Jr: I Y -2 K�:s trri. t r 12 8; P, tf "r•'N a'ir k I :gin " ui I } WI - M G l Attachrr,ant 5 Appeal of Architectural Review Commission Decision ARC 79-06 899 Higuera Street Appellant:CP Downtown Centre, LLC We are appealing the conditions for final approval for this proposed storefront remodel, specifically, the condition which stated that three of the windows along Morro Street shall remain clear glass and shall permit viewing into the store. The proposed remodel included a request to allow 6 of the windows along Morro Street to be in-filled with decorative brick panels.As an alternative we also proposed the use of sandblasted glass if this was preferred by the ARC in lieu of the brick panels. The proposed remodel also included a new double door glass entry and clear glass at the Morro Street frontage at the comer of Morro and Higuera,where currently only a window exists.The new door/entry was provided as an enhancement to this side of the building in response to previous comments from both staff and the Cultural Heritage Commission. The ARC granted approval to use sandblasted glass in the windows along Morro Street; however,stipulating that three of the windows remain clear/open to viewing is not practical or feasible for the configuration of the lease space. `��P a I�II� VT. IXII 4wlt a l lulx I nl �ir @■■ _■ III ,� _■■ a.� X111 � III• ' 'il' riAS�Sp%IRI a � !:IIIII�a��l ;ia �13 a ■_,��'%:-i�, 1, , �- ® �'' i�IYnERw�ll�h.t,�rd'Y�1��114P';,ICfJ1 l . _ I Ili �'-� A ' II ''1■_ •� VIII€■■ �13 : ■ fff!■ I. ■e,�l ■.I1 � © '� �i�ll����,�I�I��C'IJl��l��it i1 ■■ 5. ,1,�I M1IVI,II. .nl.IAIFIMIflllbl I. . :I 11814iIIIW = ba,11�. ■■ p� 1 11��110 ■. Iii 11 ;,1■ a � ■ r I��II�I IWIy■INY■�WWIM■W� I■ � :I -all 11 a �:■ I�IX4I�lI:IIW,L'F Imo:?; A IAAN 1'I �r MIL; I ._ ■ r 8 I�; Iws,II�� ah�ll , 11 � _ ■ r , WIIV III I)lil\ � it I - 1- IL � .I II-91�Y,;I..........VIll1 O m !1� 11 �:I' . . ll�lwlll.11l.I aaaaaa�a ■ r. o �� Ill�l�lul�o��l���ulm�l�Lllil, i�iia�ui I ■ r I�a�l��l��a��,��ll�� I'lli6ll%111,l11lmldll �k1iMLu9ltlewll�IlNiucl: I I III'. I r�newirali,isa����� i O 7 tl�l 11 i' well l �Villl L Attachrr;ant 5 . RECEIVED CP Downtown Centre, LLC NOV 2 7E P.O. Box 1085 2006 San Luis Obispo,California 93406 SLO CITY CLERK (805)593-0200 FAX#(805)593-0109 November 27,2006 Audrey Hooper City Clerk's Office City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 Re: Request for Appeal ARC 79-06 Dear Audrey, We have submitted an appeal to the City Council regarding the conditions of approval for ARC 79-06. While we would like to be scheduled for the soonest possible date to hear the appeal,we do understand that the holiday season has impacted the Councils upcoming agendas. Given this fact, we are agreeable to and are available for the City Council date of January 9a',2007 and agree to hearing the appeal on this date. We also understand that the Councils' agenda on January 9m is quite full,and as such,we can make ourselves available as early as 4:00 or at any time that would be best to hear the appeal. Thank you for your consideration in this request. Sic5rely, ark Rawson,AIA Copelands' Properties �- 3g Attachment 6 Land Use Element SLO General Plan DOWNTOWN Introduction Downtown is the area generally bounded by Highway 101, the railroad, and High Street (Figure 4). It embraces residential neighborhoods, including "Old Town," as well as the commercial core, a civic area, and less intensely developed commercial and office areas. The City has approved "A Conceptual Physical Plan for the City's Center," which covers an area nearly the same as the core identified in this element. See this separately published plan for an illustration of how downtown development may occur. POLICIES 4.1 Downtown's Role Downtown is the cultural, social and political center of the City for its residents, as well as home for those who live in its historic neighborhoods. The City wants its commercial core to be economically healthy, and realizes that private and public investments in the downtown support each other. Downtown should provide a wide variety of professional and government services, serving the region as well as the city. The commercial core is a preferred location for retail uses that are suitable for pedestrian access, off-site parking, and compact building spaces. Civic, cultural and commercial portions of downtown should be a major tourist destination. Downtown's visitor appeal should be based on natural, historical, and cultural features, retail services, and numerous and varied visitor accommodations. 4.2 Downtown Residential 4.2.1 Existing and New Dwellings Downtown residential uses contribute to the character of the area, allow a 24-hour presence which enhances security, and help the balance between jobs and housing in the community. Existing residential uses within and around the commercial core should be protected, and new ones should be developed. Dwellings should be provided for a variety of households, including singles, couples, and groups. Dwellings should be interspersed with commercial uses. All new, large commercial projects should include. dwellings. Commercial core properties may serve as receiver sites for transfer of development credits, thereby having higher residential densities than otherwise allowed. 4.2.2 Dwellings and Offices Residential uses within some downtown areas designated Office prior to this element's 1994 update should be maintained, or replaced as new offices are developed. The City should amend the Downtown Housing Conversion Permit process to preserve the number of dwellings in the Downtown Core (CD zone) and the Downtown Planning Area by adopting a "no net housing loss" program by amending the Downtown Housing Conversion Permit ordinance. The amendment shall ensure that within each area, the number of dwellings removed shall not exceed the number of dwellings added.. 48 3 " Atfachment 6 SLO General Plan Land Use Element 4.3 Entertainment and Cultural Facilities Cultural facilities, such as museums, galleries, and public theaters should be downtown. Entertainment facilities, such as nightclubs and private theaters should be in the downtown, too. Locations outside downtown maybe more appropriate for facilities that would be out of character or too big for downtown to accommodate comfortably, such as the major performing arts center planned for the Cal Poly campus.. 4.4 Public Gatherings Downtown should have spaces to accommodate public meetings, seminars, classes, and similar activities in conjunction with other uses. Downtown should provide a setting which is festive, and comfortable for public gatherings. 4.5 Walking Environment Downtown should provide safe, exciting places for walking and pleasant places for sitting. To invite exploration, mid-block walkways, courtyards, and interior malls should be integrated with new and remodeled buildings, while preserving continuous building faces on most. blocks. Downtown streets should provide adequate space for pedestrians. There should be a nearly continuous tree canopy along sidewalks, and planters should provide additional foliage and flowers near public gathering areas. 4.6 Public Safety Indoor and outdoor public spaces should be observable from frequently occupied or traveled places, to enhancepublic safety. 4.7 Open Places and Views Downtown should include many carefully located open places where people can rest and enjoy views of the surrounding hills. Downtown _should include some outdoor spaces where people are completely separated from vehicle traffic, in addition to Mission Plaza. Opportunities include extensions of Mission Plaza, a few new plazas, and selected street closures.. 4.8 Traffic in Residential Areas. Downtown residential areas should be protected from through traffic. 4.9 Street Changes Street widening and realignment should be avoided. 49 `"ClJ Attachment 6 Land Use Element SLO General Plan 4.10 Parking There should be a diversity of parking opportunities. Any major increments in parking supply should take the form of.structures, located at the edges of the commercial core, so people will walk rather than drive between points within the core. Retail uses outside the core, and professional office developments, may have on-site parking for customers and clients. 4.11 The Creek San Luis Obispo Creek should be protected and restored, provided this can be done in a manner that minimizes human impact on creek life. Walking paths along the creek in the downtown core should be provided as links in an urban trail system, provided this will not further degrade wildlife habitat value of the riparian ecosystem. As properties that have encroaching buildings are redeveloped, the City should enforce a reasonable building setback from the riparian zone. (See also Resource Protection Sections 6.4.3.D1 and 6.5.1.4.) Opportunities to open covered sections of the creek should be pursued. 4.12 Building Conservation and Compatibility Architecturally and historically significant buildings should be preserved and restored. New buildings should be compatible with architecturally and historically significant buildings, but not necessarily the same style. 4.13 New Buildings and Views New downtown development should respect views of the hills, framing rather than obscuring them. 4.14 Noise Obtrusive sounds, including traffic noises and loud music, should be minimized. Desired activities which are noisy should be timed to avoid conflict with other desired activities which need a quiet setting. 4.15 Sense of Place To keep the commercial core's sense of place and appeal for walking, it should remain compact and be the city's most intensely developed area. 4.16 Design Principles The following principles should guide construction and changes of use within the commercial core. 50 3 ,41 Attachment 6 SLO General Plan Land Use Element 4.16.1 Street Level Activities The street level should be occupied by stores, restaurants, and other uses benefiting from and contributing to pedestrian traffic, such as offices with frequent client visits. Stores and restaurants may occupy upper levels. Offices not having frequent client visits should be located above street level. 4.16.2 Upper Floor Dwellings Existing residential uses shall be preserved and new ones encouraged above the street level. 4.16.3 Continuous Storefront There should be a continuous storefront along sidewalks, at the back of the sidewalk, except for the Courthouse and City Hall blocks, plazas, recessed building entries, and sidewalk cafes. 4.16.4 Building Height New buildings should fit within the existing vertical scale. They should respect street-level views of the hills, allow sunlight to reach public open spaces, and defer to a few tall, 'landmark" buildings. Generally, new buildings should not exceed two or three stories (about 35 to 50 feet). Where necessary to protect significant views, sunlight, and street character, new buildings should be limited to two stories, or about 25 to 35 feet tall. A few taller, landmark buildings (about five stories or 75 feet) may be developed where they will not obstruct views or sunlight for public spaces. These taller buildings would be more appropriate at mid-block than at corners, and their floors above the second or third level should be set back to maintain a lower street facade. The tall buildings should include publicly accessible, open viewing spaces at the upper levels. - 4.16.5 Building Width New buildings should maintain the historic pattern of storefront widths. 4.16.6 Sidewalk Appeal Street facades, particularly at the street level, should include windows, signs, and architectural details which can be appreciated by people on the sidewalks. 4.17 Government Offices City Hall and the County Government Center should remain at their present locations. Additional administrative office space which cannot be accommodated within the County Government Center should be developed nearby within the downtown. (See also Public and Cultural Facilities policies, beginning on page 48.) 51 3 -�a Affachm,ent 6 Land Use Element SLO General Plan 4.18 Commercial Buildings Outside the Core In retail areas beyond the commercial core, the pattern of buildings in relation to the street should become more like the core, with few driveways and parking lots searing individual developments, and no street or side-yard setbacks (except for recessed entries and courtyards). However, buildings should not exceed two stories (about 35 feet in height). PROGRAM 4.19 Implementing the Downtown Concept Plan The. City will consider including features of "A Conceptual Physical Plan for the City's Center," as appropriate, in its Zoning Regulations, architectural review guidelines, engineering standards, and capital improvement program. 52 • Attachment 6 San Luis Obispo Community Design Gwddines 4./-Goals for_Downtown Design Chapter 4 - Downtown Design Guidelines The San Luis Obispo downtown is the heart of the community in several essential ways. The downtown is the city's center for shopping,cultural,entertainment,social,and governmental activities. It is also the area that most strongly defines San Luis Obispo in its national reputation as a livable city, and in how residents and visitors describe San Luis Obispo to those who have not seen it. Many downtown buildings date from the late 19'h and early 201h century. The plaza around historic Mission San Luis Obispo de Tolosa,including open portions of San Luis Obispo Creek;is the venue.for a variety of special events. Nowhere in the city is design more important. 4.1 - Goals for Downtown Design The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive;and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time,slow their pace,and engage one another. The design of buildings and their setting,circulation,and public spaces in the downtown have,and will continue to play a crucial role in maintaining this character and vitality. Another principal goal of these guidelines is to implement the vision of the downtown Conceptual Physical Plan wherever feasible. 4.2 - Design and Development Guidelines A. Street orientation Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas,courtyards,or outdoor eating areas. B. Height,scale.All buildings in the downtown should be at least two stories or 30 feet in height, particularly within the interiors of blocks,and should generally not exceed three stories. This height is needed to"enclose"the street so that it provides pleasant space for pedestrians. Multi- story buildings are desirable because they can provide opportunities for upper-floor offices and residential units.' Multi-story buildings can increase the numbers of potential customers for ground floor retail uses and assisting in maintaining their viability. Different building heights may be appropriate as follows: 1. The height and scale of new structures and alterations to existing structures should complement existing adjacent buildings and provide human scale and proportion;and 2. New structures should not be significantly taller or shorter than adjacent structures unless the proposed structure can provide a visual transition-from the height of adjacent structures to its higher portions. 'One goal of the Housing Element of the General Plan is to encourage mixed use projects in the downtown that provide housing on upper floors above the commercial street frontage. :34 Chapter 4-Downtown Design Guidelines November 2002 45 AtLachmeM 6 San Lois Obispo Community Design Gym dines 4.2-Desiza and Development Guide&nes 3. New buildings should fit in with the existing vertical scale. They should respect street level views of the hills,allow sunlight to reach public open spaces,and defer to a few tall, "landmark"buildings. Where necessary to protect significant views,sunlight,and street character,new buildings should be limited to two stories and a maximum height of 35 feet. A few taller,landmark buildings (about five stories or 75 feet)may be developed where they will not obstruct views or sunlight for public spaces. These taller buildings would be more appropriate at mid-block than at comers,and their floors above the second or third should be set back to maintain a lower street facade. The tall buildings should include publicly accessible,open viewing spaces at the upper levels. C. Facade design. New structures and remodels should provide storefront windows, doors, entries,transoms,awnings,cornice treatments and other architectural features that complement existing structures,without copying their architectural style. 1. Overall character. In general,buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 2 Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions(relationship of height to width)of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window. . openings. 3. Storefront rhythm. A new building facade that is proposed to be much"wider"than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. V r i� Figure 4-1-Mainain storefront"rhythm" Chapter 4-Downtown Design Guidelines November.2002 46 ArrachmPftt 6 1 San Luis Obispo Community Design G,....elines 4.2-Desiza and Development Guidelines 4. Individual storefront proportions.Storefronts should not overpower the building facade,. and should be confined to the area framed by the support piers and the lintel above, consistent with classic"Main Street"architecture. S. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: • Dividing the facade into a series of display windows with smaller panes of glass; • Constructing the facade with small human scale materials such as brick or decorative tile along bulkheads; • Providing traditional recessed entries;and a Careful sizing,placement and overall design of signage. Finial Cornice Decorative Metal 1 Grillwork ' Awning 1 Ell. Balcony 1- Clerestory Decorative (� Lighting Storefront L '. Entry i i r Door Bulkhead Building Base Figure 4-2-Downtown building design elements 5. Doorways. Doorways should be recessed,as described in Section D.3,below,and shown in Figure 4 4. 3 Chapter 4-Downtown Design Guidelines November 2002 47 A•.$.-.-.•n } n 0 . San Luis Obispo Community Design Guwelines 4.2-Design and Development Guidelines 7. Bulkheads. Storefront windows should not begin at the level of the sidewalk, CLLRESTORY but should sit above a base,commonly AND/ORTRANSOM called a"bulkhead,"of 18 to 36 inches in height. Bulkheads should be designed Etwnty mmit as prominent and visible elements of building facades,and should be treated DISPLWINAY sensitively to ensure compatibility with Y ; the overall appearance of the building. BULKHEAD Desirable materials for bulkhead facing 4. include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels;and precast concrete. See Figure 4-3. D. Materials and architectural details. While Figure 4-3-Bulkhead and display windows downtown buildings have a variety of materials and architectural details, several consistent themes in these aspects of design in the downtown have helped to define its . f! distinctive character. 1. Finish materials.The exterior materials of downtown buildings involve several 1 aspects—color,texture,and materials. Materials with integral color such as hard smooth troweled plaster, tile, �. stone,and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the r; building design is simple(perhaps more _, :. monolithic), a finely textured material, • ,. such as patterned masonry,can greatly '., enrich the building's overall character. Materials should complement those on significant adjacent buildings. The - following materials are considered Figure 4-4-Quality finish materials appropriate for buildings within the downtown. • Exterior plaster(smooth trowelled preferred) • Cut stone,rusticated block(cast stone),and precast concrete • New or used face-brick • Ceramic tiles(bulkhead or cornice) • Clapboard(where appropriate) Chapter 4-Downtown Design Guidelines November 2002 48 Attachment 6 San Luis Obispo Community Design Gt. -Aines 4.2-Des* and Development Guidelines • Glass block(transom) • Clear glass windows The following exterior finish materials are considered inappropriate in the downtown and are discouraged: • Mirrored glass and heavily tinted glass • Windows with false divisions (i.e., a window where the glass continues uninterrupted behind a surface mounted mullion) • Vinyl and aluminum siding • Painted or baked enamel metal awnings • Rough"Spanish lace"stucco finish • Plywood siding • Corrugated sheet metal • Corrugated fiberglass • Split face concrete block • Exposed concrete block without integral color 2. Remodeling. Storefront remodeling often covers original decorative details, or retains them only as visual "leftovers." Existing details should not be wasted in remodeling efforts.If enough remain,they can be restored as part of the original design If only a few remain,they can be incorporated as design features in a new storefront. In either case,the design of changes to a fagade should grow out of the remaining traditional details and create a harmonious background that emphasizes those details. 3. Doorways. Doors and- storefront _ systems should be of materials and have - details and ornament appropriate to the building wall materials(for example,an older brick building would more appropriately have wood and glass doorswithbrass fittings than aluminum- framed doors). See Figure 4-5. 1 • Storefront entrance doors.should I �' be recessed within the building facade to provide an area for pedestrians to transition from the interior space to the public sidewalk. The appropriate depth of the recess will depend upon the _ storefront design and available rt s space, but should be at least the -.,,• �,;• -' width of the entrance door. -�- -'=---- '- • Doors themselves should be primarily of glass, to avoid Figure 4-5-A quality doorway for upper floor uses conflicts between entering and exiting patrons. • Door and entry designs and materials should be compatible with the other storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials 3 0 Chapter 4-Downtown Design Guidelines November 2002 49 r1ll�Ll :9 3 7�1 �! C.➢ San Luis Obispo Community Design Guuaelines 4.1-Design.and Development Guidelines common in the downtown,while indoor/outdoor carpeting and wood planking are inappropriate materials. 4. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not. • When windows are added or changed,itis important that the design be compatible with the themes common on the same block. • Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. • Permanent,fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside,behind the window display area. • Traditional storefront transom windows should be retained whenever feasible. If the ceiling inside the structure has been lowered,the ceiling should be stepped up to meet the transom so that light will penetrate the interior of the building. • Existing windows should be maintained,and not"walled-in"or darkened to provide more interior wall or storage space.. S. Awnings. Awnings should be retained and/or incorporated where feasible. and compatible with the storefront.. • Where the. facade of a commercial building is divided into distinct bays (sections defined by vertical architectural elements,such as masonry piers),awnings should be placed within the vertical elements rather than '« overlapping them. The awning design should respond to the scale,proportion and rhythm created by the bay elements and fit into the space created by the bay. • Awning shape should relate to the window or door opening. Barrel- shaped awnings should be used to complement arched windows while square awnings should be used on ; rectangular windows. See Figure 4-7. • Awnings may not be internally illuminated. • Awnings can be either fixed or - - retractable. • The materials and color of awnings need to be carefully chosen. The use of Figure 4-7-Awning shape relates to opening second floor awnings shall be coordinated with lower storefront Q LH Chapter 4-Downtown Design Guidelines November 2002 50 San Luis Obispo Community Design(:....felines 4.2-Design and Development Guidelines awnings. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl),or other glossy materials are not appropriate. • Awnings should be functional and at least four feet wide. • A single building face with multiple tenants should use consistent awning design and color on each building floor,unless the building architecture differentiates the separate tenancies. See Figure 4-8. 4 Figure 4-8-Same awning style on upper and lower floors 6. Other details.A number of other details should be incorporated into exterior building design to add a degree of visual richness and interest while meeting functional needs. These details include such items as: • Light fixtures,wall mounted or hung with decorative metal brackets • Metal grillwork,at vent openings or as decorative features at windows,doorways or gates • Decorativescuppers,catches and down-spouts,preferably of copper • Balconies,rails,finials,corbels,plaques,etc. • Flag or banner pole brackets. • Crafted artworks. E. Public spaces,plazas and courtyards. Public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches and fountains,and by continuing the pavement treatment of the sidewalk. • Plazas and courtyards are encouraged within the downtown. • Primary access to public plazas and courtyards should be from the street;secondary access may be from retail shops,restaurants,offices,and other uses. 3 -Sb Chapter4-Downtown Design Guidelines November 2002 51 Attach rnept 6 San Luis Obispo Community Design Gw..elines 4.2-Design and Development Guidelines Shade trees or architectural elements that provide shelter and relief from direct sunlight should be provided. • Courtyards should be buffered from parking areas or drive aisles by low walls, landscaping,or other features to clearly define the edges of the pedestrian space. • Ample seating should be provided. • Bicycle parking should be provided. Chapter 4-Downtown Design Guidelines November 2002 52 t. Attachment 7 RESOLUTION NO. ####-07 A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL AND UPHOLDING THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO REQUIRE THAT THREE WINDOWS ALONG MORRO STREET REMAIN CLEAR AND ALLOW VIEWING INTO THE STORE AS PART OF A FACADE REMODEL AT 899 HIGUERA (ARC 79-06). WHEREAS, the Architectural Review Commission conducted a public hearing on November 20, 2006, to consider the applicant's request to remodel the fagade at a premises known as 899 Higuera Street; WHEREAS, the Architectural Review Commission approved the fagade remodel and allowed three of the six windows along the Morro Street frontage to be obscured, based on findings; and WHEREAS, an appeal of the Architectural Review Commission's action to not allow all six of the windows along the Morro Street frontage to be obscured was received by the City on November 21, 2006; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the appellant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: Section 1. Denial of Appeal. The request to appeal the Architectural Review Commission's action allowing only three of the six windows along the Morro Street frontage to be obscured is hereby denied, based on the following findings:. SECTION 1. Findings. 1. The proposal to enclose or otherwise obscure all of the windows along the Morro Street frontage is not appropriate for the Downtown Commercial District, since the design would eliminate pedestrian-oriented features which are desirable for keeping the Downtown vibrant. 2. This location is within a designated historic district identified in the General Plan Conservation and Open Space Element. General Plan policies require that new improvements, including modifications of non-historic buildings, be designed consistently with cultural recourse preservation guidelines and standards. Eliminating all of the windows 3 -sa - Attachment 7 AP CC 79-06 Resolution to deny appeal Page 2 along the one side of a building at this location would be inconsistent with historic development patterns and would conflict with applicable General Plan policies. 3. Granting approval to obscure all of the street-level windows is not in accord with the intent and purposes of the Community Design Guidelines since the regulations are intended to preserve pedestrian-oriented building features, and windows in particular. 4. Elimination of all of the windows along the Morro Street frontage of this lease space would set an unusual precedent and would not be consistent with the architectural character or nature of the site and vicinity. 5. The fagade remodel approved by the Architectural Review Commission is a logical, reasonable program that allows for adequate additional interior merchandizing space. On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT:. The foregoing resolution was passed and adopted this day of , 2007. Mayor David F. Romero ATTEST: Audrey Hooper, City Clerk APPROVED AS TO FORM: Jonathan Lowell, City Attorney G:UFIiII\ARC\79-06(899 Higuera)Apple\appeal\CC deny appeal reso.doc i Attachment 8 RESOLUTION NO. ftft 07 A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL AND APPROVING THE ENCLOSURE OR OBSCURING ALL THE WINDOWS ALONG MORRO STREET AS PART OF A FACADE REMODEL AT 899 HIGUERA (ARC 79-06). WHEREAS, the Architectural Review Commission conducted a public hearing on November 20, 2006, to consider the applicant's request to remodel the fagade at a premises known as 899 Higuera Street; WHEREAS, the Architectural Review Commission approved the fagade remodel and allowed three of the six windows along the Morro Street frontage to be obscured, based on findings; and WHEREAS, an appeal of the Architectural Review Commission's action to not allow all six of the windows along the Morro Street frontage to be obscured was received by the City on November 21, 2006; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the appellant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: Section 1. Approval. The request to appeal the Architectural Review Commission's action allowing only three of the six windows along Morro Street to be obscured is hereby approved, based on the following findings and condition: SECTION 1. Findings. 1. The proposed design of.the exterior fagade, including enclosure of all six windows along the Morro Street frontage, is compatible to surrounding properties within the downtown district, since the building will retain other features that are compatible with adjacent historic structures. 2. The project is consistent with the Historic Preservation Program Guidelines as the additional storefront entries will reinforce the traditional pattern and scale of the downtown rhythm and pedestrian orientation. 3. The project is consistent with the intent of the City's Community Design Guidelines, which encourage projects that preserve and enhance the character and attractiveness of the downtown. � 'J`1 _ Attachment 8 AP CC 79-06 Resolution to uphold appeal Page 2 4. The project is categorically exempt from environmental review in accordance with Section 15301. (e), Existing Facilities, of the CEQA Guidelines, since the project involves only minor alterations to an existing facility. Condition 1. All of the windows on Mono Street shall be modified consistently with translucent sand-etched glass and indirect lighting. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this day of , 2007. Mayor David F. Romero ATTEST: Audrey Hooper, City Clerk APPROVED AS TO FORM: Jonathan Lowell, City Attorney G:\IHill\ARC\79-06(899 Higuera)Apple\appeal\CC approve appeal reso.doc Filing Fee: $1 r ' RE D NOV 2 1 2006 p. ITY CLERK 'REFER TO SECn Mia San LUIS OBISPO APPEAL TO THE CITY COU . : " SECTION 1. APPELLANT INFORMATION Gom,kvo,s 1130K 108s SL,0 934-06 Name Mailing Address and 2ip 593 - © 200 59S - ©109 Phone Fax MAF\K 1;Z WSON 1099is('09 93+'0C2D Representative's Name Mailing AddreA and Zip Code ARCN<< W1— S13 -020c 593 -01o9 Title Phone Fax SECTION 2. SUBJECT OF APPEAL 1. In accordance with the procedures set forth in Title 1, Chapter 1.201 of the San Luis Obispo Municipal Code (copy attached), I hereby appeal the decision of the: AiZclt I I "Cllf�rt- Rt—,v m Comwe)S ION (Name of Officer, Committee or Commission decision being appealed) 2. The date the decision being appealed was rendered: (1 - 20 - 0(,0 3. The application or project was entitled: S'TB — 'fz.eMo D� . 4. 1 discussed the matter with the following City staff member. on (Staff Member's Name and Department) (Date) 5. Has this matter been the subject of a previous appeal? If so, when was it heard and by whom: No SECTION 3. REASON FOR APPEAL Explain specifically what action/s you are appealing and why you believe the Council should consider your appeal. Include what evidence you have that supports your appeal. You may attach additional pages, ff necessary. This form continues on the other side. Page 1 of 3 N N Reason for Appeal continued Sim �7�ACff�� SECT]OM»4',1�PPELl�WZ'S 4SPONSiiilf&TY, .the'San i u►s Obispo City`Counci):vaiues;publ►c parfi�oation-►local govemm'ent and ehcouragea alfforms,of cftizern involvement. However, due-ta�ea,-i osts associated with City Counal cris►cfiera�op of'an;appeal, including p►�bGc notrficatton;aU"appears pertaining to a planning appficat►>,h project are sybiect.#o a fifmg fee�of sv an►h►cfr nustaccompany the appeal form _ . You nght taBxer ss an appeal�comes 4v"h cel tain;re;;Ioo5►biidies' If y..o4lile an appeal�please{►tnderSta ]dt►t rnosibefieagd vui#fiin�l5 days#roin f►I►ng.t,-s-iflorm You will-be no iedlnyyr►fing ofthe eelt'ect date�iour^e`ppeel wjl1,be hear�'t al&.e,the Counc►L You'or:yoilr rewb � d tnd t : bepreaepresentative e dto,rake your case Yoi4r'#esttrnt�y3s limited to10 minutes A'contirtuance may granted -rider certain and tri(usu l circumstances .tf you#eeI you Beed#o tequesta c;jatinuance„youintist sjabmit your request tpwritingto die Cityleric: .Please be . � ui3,st. oxfion c�raaljceiio tec i e144 tha�ppeay ►s nnUced°tothe:p.ublic,the adv�sethatif pur' Oounc�'may�ot be>;pT� grantkie ; taest fior,corafinuance , Svbmrtt>ng- iregluet 3or continuance d©es r�o g ra[ariYe ff x wilt sari er f,That actiolr'rs at:the dscrefron of the rtj%Council. . . !l►ereiby ree>ta appeacen�%dr encl a eprese afive.to ap/3ear on mybehalf when said-appe fieanrtg before -d`City council. •.? •,14 Fre ; +�� ' Lt•i, ,-aF} '' zJY\4. ' (Date�. '. Fxoeptions o hefee X j(Appeals of Qomij fee deetstons 2j'r#+e above-named appellant-lies already pale. tt%Ctryti003o appear tliisisame m�atfer tq o lrity'cffleiaC'aj%�Coynicil aivfsory itody / This item is hereby calendared for ✓i9n/G f2Y �, D D c: City Attomey City Adminisbafte Officer Department Head—/nAnigEvi GCE Advisory Body Chairperson— City Clerk(original). Page 2 of 3 jjou.b �.4vi/�Son1 a(03 Appeal of Architectural Review Commission Decision ARC 79-06 899 Higuera Street Appellant: CP Downtown Centre, LLC We are appealing the conditions for final approval for this proposed storefront remodel, specifically, the condition which stated that three of the windows along Morro Street shall remain clear glass and shall permit viewing into the store. The proposed remodel included a request to allow 6 of the windows along Morro Street to be in-filled with decorative brick panels. As an alternative we also proposed the use of sandblasted glass if this was preferred by the ARC in lieu of the brick panels. The proposed remodel also included a new double door glass entry and clear glass at the Morro Street frontage at the comer of Morro and Higuera, where currently only a window exists. The new door/entry was provided as an enhancement to this side of the building in response to previous comments from both staff and the Cultural Heritage Commission. The ARC granted approval to use sandblasted glass in the windows along Morro Street; however, stipulating that three of the windows remain clear/open to viewing is not practical or feasible for the configuration of the lease space. j� f1�11 ®�1 City of San Luis Obispo A 2 6 F ee^^nn MqDivisifion 919 Palm Street O Street•San Luis Obispo, CA 93401-32W18 (805)• 781-71 an Luis Obispo, CA 93401 (805) 781-7172 Project Address 899 HIGUERA Parcel# 002-427-014 Project Title Legal Description CY SLO PM 51-13-PAR 1 Zoning 1 C-D-H _ Zoning 2 Property OwnerCP.DOWNTOW5' ' .__ -'N CENTR-- "-E- LLC ETAL In Care Of - Owner Address PO BOX 1085 SLO CA 93406-1085 .Applicant Name COPELANDS PROPERTIES Day Phone(805)593-0200 Address P.O. BOX 1085,SAN LUIS OBISPO,CA 93406 Representative MARK RAWSON,AIA Day Phone(805)593-0200 Address SAME AS ABOVE Appellant#1 Cooelands'Properties Day Phone(805)593-0200 Address P.O. Box 1085 San_Luis Obispo,CA 93406-1085 Send correspondence to Applicant; Representative SPECIAL INFORMATION Covenants and Agreements Application made pursuant to Chapter/Section of the San Luis Obispo Municipal Code. Planning Services Summary Application# Type of Application Received Fee ARC 79-06 Review of a facade remodel to,a downtown 5/9/2006 $2,357 building. AP-CC 79-06 Appeal of conditions of approval regarding 11/21/2006 $100 windows+ Total fees $2,457 Total Fees does not match Total Paid! Received By PAM RICCI Fee Paid by Applicant ( 917) Appellant#1 ( 100) Assigned planner JAIME HILL Hearings ARC CHC Hearing 7/24/2006 ARC Arch.Review Commission 8/7/2006 ARC Arch.Review Commission 8/21/2006 s RECEIVED CP Downtown Centre, LLC NOV 2 7 2006 P.O. Box 1085 San Luis Obispo, California 93406 SLO CITY CLERK (805) 593-0200 FAX#(805) 593-0109 November 27, 2006 Audrey Hooper City Clerk's Office City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 Re: Request for Appeal ARC 79-06 Dear Audrey, We have submitted an appeal to the City Council regarding the conditions of approval for ARC 79-06. While we would like to be scheduled for the soonest possible date to hear the appeal, we do understand that the holiday season has impacted the Councils upcoming agendas. Given this fact, we are agreeable to and are available for the City Council date of January 9h, 2007 and agree to hearing the appeal on this date. We also understand that the.Councils' agenda on January 9`s is quite full, and as such, we can make ourselves available as early as 4:00 or at any time that would be best to hear the appeal. Thank-you for your consideration in this request. Sinc ely, i Mark Rawson,AIA Copelands' Properties