HomeMy WebLinkAbout07/05/1989, 3 - DOWNTOWN HOUSING CONVERSION PERMIT (CV 1445) - REQUEST TO CONVERT AN 8-UNIT APARTMENT HOUSE LOCATED MEETING DATE:
city of san tins osispo 7-5-89
COUNCIL AGENDA REPORT MEM NUMBER:
FROM Michael Multari, Community Development Director; BY: Pam Ricci, Associate Planner
SUBJECT
Downtown Housing Conversion Permit (CV 1445) - request to convert an 8-unit apartment
house located on the northeast side of Garden Street between Marsh and Pacific Streets to
a 15-room• bed and breakfast inn.
RECOMMENDATION
Adopt resolution
approving the requested conversion permit based on required findings.
BACKGROUND
Discussion
The new property owners of 1212 Garden Street want to convert the turn-of-the-century
home currently used as apartments into a bed and breakfast inn. Chapter 17.86 of the
Municipal Code, Downtown Housing Conversion Permits, requires City Council action on
applications to convert housing to commercial uses in a defined area of the downtown.
On December 2, 1986, the same basic conversion proposal was considered by the council and
continued. The continuance was to allow further analysis by staff on the economic
feasibility of upgrading the building without the conversion, project water usage and
parking. The conversion permit was approved to allow a bed and breakfast inn on December
16, 1987. A one-year time extension of the permit was approved by the Director and it
expired December 16, 1988.
The subject building is historically and aesthetically significant and has been
recognized as worthy of preservation and restoration. Unfortunately, the house has many
potential building code violations, and needs a new foundation, wiring, and plumbing.
Preservation of the building will take a significant economic investment.
When the previous conversion proposal was reviewed by the council, the conclusion was
that the loss of housing was acceptable because the change in use provided a practical
solution to financing rehabilitation. Furthermore, it was felt that an inn use, and its
transient residents, would retain many of the same benefits to the downtown as private
residents would. The alternative of retaining some low income apartments with bed and
breakfast units was not viewed as a practical approach.
On June 1, 1989, the Cultural Heritage Committee discussed the proposal and found that
the change in land use did not adversely alter the building's historic or architectural
character.
Significant Imoacts
Significant environmental impacts are not expected from either approval or denial of the
request. The idea of using recycled Park Hotel CDBG funds to rehabilitate the building
for use as low income apartments was previously considered, but was found not to be a
cost effective outlay of city money to provide affordable housing.
Conseauences of Not Taking the Recommended Action
The main concern with not approving the request is that the condition of the building
will continue to deteriorate.
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11%%$W11J my of san tins ompo
MIGe COUNCIL AGENOA REPORT
Page 2
Data Summary
Address: 1212 Garden Street
Applicants/Property Owners: Dan and Kathy Smith
Representative: Jim Hoffman
Zoning: C-C
General Plan: Retail Commercial
Site Dimensions: 70' x 100'
Environmental Status: Categorically exempt under Class I, Existing Facilities
Project Action Deadline: December 19, 1989
Site Descriotion
The flat, rectangular site consisting of 7,000 square feet is located on the outer
boundaries of the central business district, about one city block from the city's retail
core. The two-story building predominates the heavily landscaped site.
Historical Sisu ificance of the Buildine
The two-story wood structure has a rectangular form and is characterized by its intricate
wood detailing and four finials along the top of the roof. The architecture style of the
house is Italianate with Queen Anne and Eastlake influences. The estimated date of
construction is 1898. The building, known as the McKeen House, is included on the city's
Historic Resources Inventory. Its listing on the local inventory makes the building
potentially eligible for the National Register. A copy of the inventory sheet for the
building is attached to this report.
Pertinent City Policies
A. Housing conversion Regulation (MC 17,86). The regulations state that "it is the
desire of the city to retain housing in the central business district. It is also
the intent of the city that this housing should provide shelter for low and moderate
income people and senior citizens. The provisions of this chapter are intended to
achieve these goals by regulating the conversion of downtown to non-residential
uses."
To grant a conversion permit, the council must find that approval "—is consistent
with the adopted San Luis Obispo general plan and the adopted downtown goals
statement." The council may establish conditions which assist tenants that would be
affected by a conversion. Since the building currently functions as a viable
apartment house, conditions in conformance with the criteria included in the code
would be pertinent. A copy of the regulations as contained in the code are attached
to this report.
B. Goals for Downtown: The land use map included in this document shows the subject
site in the financial office district. Although technically the policies related to
office development would apply to the site, the policies for the commercial core seem
more relevant. Excerpts from some of these policies include: i
1. Many older buildings in the downtown should be rehabilitated to show off their
turn-of-the-century characters.
'0111181111 AD City Of Sm IUIS OBISPO
Marmo COUNCIL AGENDA REPORT
Page 3
2. The city should encourage the rehabilitation of apartments in the commercial
core when they need it.
3. Keeping existing residential units as housing should have priority over
converting them to offices or stores when they serve people with low incomes,
the elderly or others who need to live downtown to enjoy a full life.
C. Housing Element Policies (1986): The element states that San Luis Obispo's housing
goals are:
1. Conversion of existing housing and the least possible displacement of current
occupants.
2. Maintenance of a stock of housing types to meet the needs of renters and buyers
of all income levels.
3. Variety in the location, tenure, cost, style and age of dwellings to accommodate
the wide range of household desiring to live within the city.
D. Land Use Element (1977): One of the Tourist Commercial policies states:
Tourist Commercial developments should be located in areas which have direct access
to the regional circulation system and are in close proximity to the cultural,
recreational and entertainment facilities of San Luis Obispo.
EVALUATION
1. Renewal of Earlier Aonroval:
This request is essentially the same as that which the council approved in December of
1986. It was extended administratively once. The code is unclear on how further
extensions may be approved. In any case, the original approval and its extension have
expired. However, neither the request nor the circumstances relative to the case have
changed significantly. The following summarizes the previous analysis, updating it where
appropriate.
2. Competing Policy Goals & Obiectives (Historic Preservation vs. Housing Conversion):
Preservation and rehabilitation of the building are consistent with city goals and
policies and will protect a valuable cultural and historical resource. However, there
are competing goals and policies in this case which make evaluating the merits of the
project difficult. As was evident in the preceding policy summary, the city has policies
encouraging downtown housing to be preserved and regulations were enacted to ensure that
retention of such housing occurs whenever feasible. Thus, the requirement for this
conversion permit.
When the previous request to convert the apartment house to a bed and breakfast inn was
reviewed, a majority of the council favored the proposal. The reasons included the
following:
• The bed and breakfast inn would be in a location proximate to the city's
principal cultural and entertainment facilities, which is encouraged by the
general n1an-
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NO COUNCIL AGENDA REPORT
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• The bed and breakfast inn would provide an economic return warranting the
investment needed to rehabilitate this historic building, which is encouraged by
the "Goals for Downtown"; and,
' The conversion to a bed and breakfast use retains some of the positive aspects
of residential uses downtown, namely, encouraging people in the downtown after
usual business hours..
Staff continues to recommend that if the council finds the requested conversion of
residences to be in conformance with the general plan and "Goals for Downtown", that the
request be approved without conditions not clearly related to the preservation of housing
(which is the intent of this particular code section). The item before the council is
not a conditional use permit. The requested new use is allowed by right in the zone.
The issue at hand is whether or not housing can be given up in this location to
accommodate the new use. If the loss of housing is acceptable, the new use should be
approved.
3. Use of Prooerty as a Bed and Breakfast Inn from a Land use Perspective;
Based on its size and charm, it is apparent why the applicant thought of using the house
as a bed and breakfast inn. Such a use is allowed in the C-C zone (no special processing
requirements if housing conversion were not an issue). The use would seem a logical one
as a transition between the more intensive retail core to the north and the less
intensive offices and dwellings to the south.
The site is not located along one of the streets most frequented by tourists. However,
visibility is not necessarily a critical factor to the success of a bed and breakfast
inn. The use is consistent with the tourist commercial policy cited above, from the
standpoint that it is close to San Luis Obispo's "cultural, recreational and
entertainment facilities." Shopping, restaurants, theaters, and the mission are within
walking distance.
4. Economic Feasibility/Alternative Confisuration:
The applicant has indicated he wants to preserve the historic house by rehabilitating
it. Rehabilitation is consistent with city goals and policies, but is expensive. Income
from the bed and breakfast inn would help offset costs of rehabilitation and was one of
the principal reasons the conversion permit was previously approved.
With the earlier permit request, information on the building's structural problems,
construction costs and a pro forma (evaluating the feasibility of the bed and breakfast,
retention of the structure as an apartment building and a combination of the two uses)
were submitted. Analysis of this information concluded that the only scenario that
resulted in a net profit was the requested use of the building as a bed and breakfast
inn. While this data is 2 1/2 years old and construction costs and interest rates have
risen, the overall conclusions regarding feasibility of alternatives would be the same.
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►1i041rj`j acy of san tins ompo
00 COUNCIL AGENDA REPORT
Page 5
Retention of the building as an apartment house or a mixed use concept of a bed and
breakfast with some affordable apartment units might be possible with substantial city
subsidy. One source of city money available is the recycled fund from the. Park Hotel
CDBG (payback from owners of the rehabilitation loan). Previous staff analysis concluded
that the use of city funds to help finance rehabilitation was too high to be consistent
with affordable housing goals. No further analysis was made of possible tax benefits or
other credits for the historic preservation aspects of the project, nor of possible ways
of cutting construction costs, alternative financing, or deferring certain improvements.
5. Parkine.
There are no parking spaces directly on the subject site. The parking demand for the
current 8-unit apartment is 7 spaces (1/2 the usual parking requirement of 8 spaces. The
number of required spaces is the difference between the current and past parking
requirements for the site. In this case, the parking requirement would be one additional
space.
While the technical parking requirement of a single space hardly seems like a significant
issue, the reality of not having any off-street parking spaces on the site, and no
agreements for joint use of adjacent parking lots, is a practical consideration. Aside
from city concerns for how the lack of parking from the site's intensification of land
use might impact the neighborhood, is the applicant's concern for how he can accommodate
the guests who would be staying at the inn. For these reasons, staff requested a plan
from the applicants on how parking for guests would be handled.
The letter submitted by the applicant's representative indicates that they are
negotiating with Great Western Savings and Cuesta Title about leasing spaces in their
parking lots during those two businesses off hours. This approach makes sense,
especially in light of the fact that heaviest parking demand by the inn's patrons is
likely to occur during the non-business hours of the bank. If and when bank spaces are
not available, the applicant proposes to use on-street parking and is considering the
option of purchasing monthly passes in the new parking structure currently under
construction at the corner of Chorro and Marsh Streets.
The applicant is also providing a valet during prime arrival and departure hours.
A letter from the City's Parking Coordinator, Keith Opalewski, is attached which
indicates that the City would approve the installation of a passenger loading zone in
front of the city if the project is approved.
Staff feels that while the applicants' proposal is not tied down (no written agreements
for leasing parking have been formulated yet), there are enough alternatives available to
make a solution workable. Therefore, it is staff's opinion that while providing parking
in excess of the code requirement seems necessary for the business to succeed, it should
not be a criterion for approval or denial of the request.
6. Water Use:
I
Estimated water use of the bed and breakfast inn will exceed that of the current
apartment house. With a water-use "credit" for the existing apartments and the
- retrofitting of existing bathrooms, a water allocation for the equivalent of 11 rooms
would be available. Fifteen rooms are proposed. Other residential units or motel units
elsewhere could be retrofitted to allow the full water allocation. A worksheet
describina estimated water use nnd arfsats is attached
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=MING@ COUNCIL AGENDA REPORT
Page 6
Summary
It is clear that the intent of the city's conversion ordinance and related goals and
policies is to protect and encourage affordable housing in the downtown. On the other
hand, if it is clearly demonstrated that such a use in this particular situation is
simply infeasible, then approval of a conversion to a new use may be justified. The
city's ordinance/policies do not mandate the retention of downtown housing in all cases.
Furthermore, city policy also calls for the preservation and rehabilitation of
historically significant buildings such as this one. In this case, rehabilitation will
be very costly and is unlikely to occur without substantial economic incentives for an
owner. The potential profit from the bed and breakfast is an incentive for the desired
rehab work in this case. If, as the applicants contend, the only feasible scenario for
rehabilitation is conversion to a more profitable use, then it may be reasonable to allow
the conversion to protect this historic/aesthetic resource.
A bed and breakfast inn at this location would clearly comply with city downtown goals
related to the location of new tourist accommodations, if the residential conversion were
not an issue.
Staff recommends that the scope of the review should be limited to whether or not the
loss of housing is acceptable in this case. Conditions not related to the purpose of the
residential conversion permit section of the municipal code should not be imposed on the
use. Since the conversion permit was previously approved and conditions have not changed
which would affect city analysis of the proposal from a policy standpoint, staff is
recommending the council approve the request. If the council again supports the request,
it should be approved subject to usual code requirements for a bed and breakfast in the
C-C zone.
ALTERNATIVES
The council may approve, deny or continue for further analysis, the conversion request.
RECOMMENDATION
Approve the conversion request with no additional conditions beyond the usual code
requirements for a bed and breakfast in the C-C zone.
Attachments: Resolution Approving CV 1445
Resolution Denying CV 1445
Vicinity Map
Site Plan and Floor Plans (existing)
Letter from Project Representative
Memo from Keith Opalewski dated 6-21-89
Water Use & Offset Estimates Worksheet
Historic Resources Inventory Data Sheet
Chapter 17.86 of SLO Municipal Code
Minutes — Cultural Heritage Ccnmittee — 6-1-89
prgenfiles/bed&break
RESOLUTION NO. (1989 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING A PERMIT TO CONVERT 1212 GARDEN STREET TO A
NON-RESIDENTIAL USE (CV 1445
WHEREAS, a bed and breakfast inn at 1212 Garden Street is consistent with the San
Luis Obispo Land Use Element and the Goals for Downtown; and
WHEREAS, the applicant's proposal is supported by the Goals for Downtown that state
that "older buildings in the downtown should be rehabilitated to show off their
turn-of-the century character" and city historic preservation goals; and
WHEREAS, the bed and breakfast use will be compatible with surrounding land uses and
conforms to city policies regarding the.location of tourist accommodations; and
WHEREAS, the loss of the use of the building as an 8-unit apartment house will not
significantly affect the supply of downtown housing, and
`- WHEREAS, based on information submitted by the applicant, retention of housing at
this specific location is determined to be infeasible;
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Findings (MC. 17.86.060). That this council finds that the conversion
of 1212 Garden Street to non-residential use is consistent with the adopted San Luis
Obispo general plan and the adopted downtown goals statement.
SECTION 2. Conditions
1. Each tenant shall have the.right to remain in the building until September 5, 1989.
2. A tenant's rent shall not be increased between July 5, 1989, and September 5, 1989.
3. Prior to approval of a building permit, applicant shall submit to the Community
Development Director for approval a plan for providing parking for guests, including
a loading zone for guests at or near the site.
,I SECTION 3. Downtown Housing Conversion Permit CV 1445 is hereby approved.
3 i
Resolution No. (1989. Series)
CV 1445
Page 2
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
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
J
City dministrative Officer
City Attor e
�•G-C`2s �lc2i
Community Development Director
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' RESOLUTION NO. (1989 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A PERMIT TO CONVERT 1212 GARDEN STREET TO A
NON-RESIDENTIAL USE (CV 1445
WHEREAS, a bed and breakfast inn at 1212 Garden Street is inconsistent with the San
Luis Obispo Land Use Element and the Goals for Downtown; and
WHEREAS, the loss of the use of the building as an 8-unit- apartment house will
significantly affect the supply of downtown housing; and
WHEREAS, retention of housing at this specific location is feasible;
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Findings (M.C. 17.86.060). That this council finds that the conversion
of 1212 Garden Street to non-residential use is inconsistent with the adopted San Luis
Obispo general plan and the adopted downtown goals statement.
SECTION 2. Downtown Housing Conversion Permit CV 1445 is hereby denied.
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
1989.
Mayor
ATTEST:
City Clerk
Resolution No. (1989 Series)
CV 1445
Page 2
APPROVED:
C
City A inistrative Officer
City Attorne
Community Development Director
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SITE PLAN
Project: GARDEN STREET BED & BREAKFAST
Address: 1212 GARDEN STREET
Owner: MATT HAINLINE
Architect: GREG WILHELM• ARCHITECTS 3� �
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ProJect: GARDEN STREET BED & BREAKFAST
Address: 1212 GARDEN STREET
Owner: MATT HAINLINE.
Architect: GREG WILHELM. ARCHITECTS
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Project: GARDEN STREET BED & BREAKFAST
Address: 1212 GARDEN STREET
Owner: MATT HAINLINE
Architect: GREG WILHELM. ARCHITECTS
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JAMES HOFFMAN
HOFFMAN AND ASSOCIATES
783 SANTA ROSA STREET
SAN LUIS OBISPO, CA 93401
PLANNING DEPARTMENT
CITY OF SAN LUIS OBISPO
P.O. BOX
SAN LUIS OBISPO, CA 93406
ATTN: PAM RICCI
RE: DOWNTOWN HOUSING CONVERSION PERMIT FOR 1212 GARDEN
STREET,. SAN LUIS OBISPO.. CA
TO WHOM IT MAY CONCERN:
PLEASE LET THIS LETTER SERVE AS AN EXPLANATION OF OUR
INTENTIONS AND AN OUTLINE FOR THE PROPOSAL TO CONVERT THE
EXISTING APARTMENT BUILDING AT 1212 GARDEN STREET, SAN LUIS
OBISPO INTO A BED AND BREAKFAST INN.
AS YOU KNOW, THIS PROPOSAL HAS HAD A CONVERSION PERMIT
ISSUED PREVIOUSLY WHICH HAS LAPSED SINCE. THE NEW OWNERS OF
THE BUILDING, DAN AND KATHY SMITH OF ARROYO GRANDE, ARE
CURRENTLY MANAGERS OF THE ARROYO K LODGE IN ARROYO GRANDE.
THE SMITHS HAVE JUST RECENTLY PURCHASED THE PROPERTY FOR THE
PURPOSE OF CONVERSION TO A BED AND BREAKFAST INN AFTER
LOOKING AT A NUMBER OF OTHER PROPERTIES THROUGHOUT THE
STATE. THE SMITHS DECIDED ON THIS LOCATION TO ESTABLISH A
BED AN BREAKFAST BECAUSE THEY WERE CAPTIVATED WITH THE
CHARACTER AND LOCATION OF THE BUILDING. OUR INTENT IS TO
RECAPTURE AND ENHANCE, THE ORIGINAL CHARM AND. CHARACTER OF
THE PERIOD DESIGN.
THE CONCERNS FOR THIS PERMIT AS OUTLINED BY THE CITY
STAFF ARE' (NOT NECESSARILY IN ORDER OF IMPORTANCE)
1) PARKING; WE ARE ENDEAVORING TO COME TO AN AGREEMENT
WITH GREAT WESTERN SAVINGS AND/OR CUESTA TITLE (BOTH
BUSINESSES ARE ADJACENT TO THE PROJECT) FOR A SHARED LOT
AGREEMENT. WE FEEL THIS IS A MUTUALLY BENEFICIAL
ARRANGEMENT AS OUR PEAK HOURS ARE BEFORE AND AFTER THEIR
BUSINESS HOURS. PART OF THE BUSINESS PLAN PROVIDES FOR A
VALET FOR PARKING OUR GUEST'S CARS AND MOVING THEM AS
NECESSARY BETWEEN PARKING AREAS AS TO NOT OVER LOAD ANY
GIVEN AREA. THIS NEW USE BY CODE ONLY REQUIRES ONE
ADDITIONAL PARKING PLACE (WHICH CAN BE PROVIDED BY IN LIEU
FEES). IT IS ONE OF OUR HIGHEST PRIORITIES TO PROVIDE -
ADEQUATE AND CONVENIENT PARKING FOR OUR GUESTS AS IT IS
ESSENTIAL TO PROVIDE THIS TYPE OF SERVICE FOR OUR GUESTS.
IN SUMMARY, WE HAVE FOUR POTENTIAL SOURCES FOR OUR VALET
PARKING a) GREAT WESTERN SAVINGS' LOT, b) CUESTA TITLES LOT,.
C) THE NEW PARKING STRUCTURE AT .THE CORNER OF CHORRO AND
MARSH (BUYING MONTHLY PASSES AS REQUIRED AT THE COST OF
APPROX. $35.00/MONTH, d) CITY STREETS FOR SHORT TERM OR
OVERNIGHT (5 PM TO 7 AM) PARKING. ANY ONE OR A COMBINATION
OF THESE WILL EASILY PROVIDE US WITH OUR NECESSARY PARKING.
WE HAVE ALSO STARTED THE PROCESS OF HAVING A PASSENGER
LOADING ZONE PLACED IN FRONT OF THE BUILDING.
2) WATER USE; THIS HAS BEEN ADDRESSED BY GLEN MATTESON OF
THE PLANNING DEPARTMENT. PLEASE REFER TO HIS MEMO AND
CALCULATIONS BASED ON ALLOWANCES DICTATED BY THE NEW CITY OF
SAN LUIS OBISPO WATER ORDINANCE. THIS SHOWS THE PROPOSED
WATER USE TO BE LESS THAN OR EQUAL TO THE EXISTING AMOUNTS
USED.
3) PROPOSED CHANGES TO THE EXISTING STRUCTURE; THE PLANS
AS PROPOSED AND APPROVED PREVIOUSLY ARE VERY SIMILAR TO OUR
PROPOSAL. THE FRONT AND SIDES OF THE BUILDING NEAR THE
STREET WILL REMAIN IN ORIGINAL CONDITION, WITH RESTORATION
AND ENHANCEMENT THE ONLY CHANGES. THE REAR OF THE BUILDING
HAD A SMALL ADDITION ORIGINALLY PROPOSED. WE ALSO PROPOSE
AN ADDITION IN THE REAR OF ABOUT 500 TO 600 SQUARE FEET ON
EACH FLOOR. THE REAR OF THE BUILDING AS IT STANDS HAS BE
REMODELED MANY TIMES, IS IN VERY POOR CONDITION AND IS IN
NEED OF REBUILDING. WE ARE PROPOSING 15 GUEST ROOMS AND A
SMALL OWNERS APARTMENT ON THE PREMISES. WE HAVE WORKED
THROUGH OUR PRELIMINARY PLANS AND THIS IS POSSIBLE WITH THE
CHANGES AND AREAS PROPOSED. THE MAJOR DIFFERENCE IN OUR
PROPOSAL FROM THE PREVIOUSLY APPROVED PLAN IS THE AMOUNT OF
INTERIOR CHANGES. OUR MAIN DESIGN CONCERN IS TO SAVE MOST
OF THE STRUCTURE AS IT STANDS. THIS IS IN FACT ONE OF THE
REASONS WHY THE EARLIER PROPOSAL WAS NEVER DONE. IT
INVOLVED ALMOST GUTTING THE BUILDING WHICH WAS NOT
FINANCIALLY FEASIBLE AS WELL AS NOT PROVIDING THE AESTHETIC
EFFECT THAT WE DESIRE. WE FEEL THE LONG TERM SUCCESS AND
THE SHORT TERM FINANCIAL FEASIBILITY OF THE PROJECT IS
DEPENDENT ON MAINTAINING THE ORIGINAL CHARACTER OF THE
BUILDING. THE ORIGINAL CHARACTER AND DESIGN IS VERY
IMPORTANT TO US AND IS WHY THIS PROJECT IS ARE BEING
PROPOSED FOR THIS BUILDING.
THE CITY HISTORICAL COMMITTEE HAS VOLUNTEERED THEIR
HELP WITH THE RESEARCH TO COMPLETE AN AUTHENTIC RESTORATION
THAT WILL TRULY ENRICH OUR DOWNTOWN AREA. IN SHORT, WE FEEL
THIS PROPOSAL IS CONSISTENT WITH THE GENERAL PLAN AND WILL
BE A FINE ADDITION TO OUR DOWNTOWN AREA.
THANK YOU FOR YOUR CONSIDERATION.
SINCERELY,
JAMES HOFFMAN
REPRESENTATIVE FOR DAN AND KATHY SMITH
3 � '
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city of sAn lues OBISPO
9.
955 Morro Street • San Luis Obispo, CA 93401
June 21, 1989
TO: Pam Ricci, Planning
FROM: Keith Opa wski, Parking
SUBJ: Passenger Zone at 1212 Garden St.
As per our conversation, the proposed use change for the property
at 1212 Garden Street would qualify as a motel; therefore, the City
would approve the installation of a single space passenger zone if
the project' is approved. -�
If you need additional information please contact my office.
l�
I
WATER' USE & OFFSET ESTIMATES
1212 GARDEN STREET - CONVERT APARTMENTS TO BED-AND BREAKFAST INN
(a) The water-use "credit" of the existing apartment building is:
(8 existing apartments) X (.22 AF/apartment) = 1.76 AF;
(b) Assuming a manager's apartment: 1.76 - .22 = 1:54 AF available for B&B rooms;
(c) To find the number of B&B rooms allowed without a water allocation or offsets:
(1.54AF) / (.18 AF per hotel,room) = .8.56, or eight rooms with .10 AF credit
remaining.
set
(d) But if the eight existingbathrooms. dit could beed, under the earned (assuming'f vel-gallon toilets
program, up to 8 X .06
are replaced with 1.5-gallon toilets). This credit, plus the .LOAF from step (c),
would allow
(.48 + .10) / .18 = 3.22, say 3 additional rooms, for a total of 11 rooms.
(e) To earn offsets for additional rooms, the applicant could retrofit offsite. Each
additional B&B room would require four to seven houses, apartments units, or motel
rooms to be retrofitted, depending on the number of bathrooms and the gallonage of
existing and replacement toilets.
gml: 1212wtr
6-20-89
C '
Sate of Californ-a- The :es Agenev Ser.No. UUJ'V-104R
OEPART-MENTOFPARKSar.. tECREATION HAGS_ HAER PIR 4 SHL Loc_
UTM: A 10/712700/39062408
HISTORIC RESOURCES INVENTORY C 0
J
IDENTIFICATION McKeen House
1. Common name:
McCaffrey House
2. Historic name:
3. Street or rural address: 1212 Garden Street
City San Luis Obispo - Zip 93401 County San Luis Obispo
4. Parcel number: 03-525-02
5. Present Owner: Eskelin, J.T. , et al. , c/o Eskelin_ ,JohnAddress: 1457 Marsh
c/o Farrell Smythe et al.
City San Luis ,Obispo Zip 93401Ownership is: Public Private X
6. Present Use: Multinle Residences Original use: Residential
DESCRIPTION
7a. Architectural style: Italianate
7b. Briefly describe the present physical description of the site or structure and describe any major alterations from its
original condition:
This two story wood structure has a rectangular plan. It has intricate
wood detailing and four finials along the top of the roof. A wrought iron
fence encloses the front yard. Originally built as a single family residence.
it is now an apartment house. The integrity_ of the structure is intact, with,
only minor alteration to the interior.
8. Construction date:
Estimated 1898 Factual
9. Architect Unknown
- - -_ 10. Builder Ste•,en =ri mm
11. Approx. property size lin feet)
-'----- - Frontage 60 Depth 120
r or approx. acreage _
I i
12. Dates) of enclosed photograph(s)--
October 1,982
DPR 523 (Rev.4/79) ��
13. Condition: Excellent _Good Fair X Deteriorated _ No longer in existence
14. Alterations: Second stow added in 1908.- converted into apartments in 1920-1930's
15. Surroundings: (Check more than one if necessary) Open land _Scattered buildings__ Densely built-up
Residential X- Industrial _Commercial X Other:
16. Threats to site: None known _Private development___ Zoning_ Vandalism
Public Works project Other:
17. Is the structure: . On its original site? Yes Moved? Unknown?
18 Related features:
SIGNIFICANCE
19. Briefly state historical and/or architectural importance (include dates,events,and persons associated with the.siteJ
This house is a rather unusual two story Italianate house with more
Queen Anne and Eastlake influence than typical Italianate decor. it is known
historically as the McCaffery House. County Courthouse records show
that this plot of land was sold to Katheryn McCaffery in .June 1898.
Probably constructed in the same year , Sanborn maps confirm that it was
built between 1891 and 1903. Local residents claim that a carpenter named
Steven Grimm built the house for the McCafferys around 1898. At some
later point (possibly the 1920's or 1930's) it was converted into apartments.
A building permit dated March 2, 1908 clearly lists Mrs. P.J. (Kathryn) Mccaffe
as petitioner to add a wood story to her building dwelling for $2000. visual
inspection of the house does suggest the fact that the second story was
probably added about ten years after the original house was finished.
Locational sketch map (draw and label site and
surrounding streets,roads,and prominent landmarks):
20. Main theme of the historic resource: (If more than one is NORTH
checked, number in order of importance.)
Architecture l Arts& Leisure
Economic/industrial_ExplorationAkwement
Government Military
Religion Sodal/Educatian ,y �.
21. Sources (List books,documents,surveys,personal interviews ` +✓s,
and their dates).
City Building Permits (1908)
Discovering San Luis Obispo County
by Carlton Winslow
22. Date form prepared JUN 17 1283
By Historic Res.. Survey Staff
Organization City of San Luis Obispo
Address: P.O. Box 321
City San Luis Obispo _ 23p _93401
Phone:
805) 541-100
,� •al
i
History and Description:
The McKeen House at 1212 Garden Street is a white
painted wood structure showing intricate wood de-
tailing. A fence of wrought iron and a number of
lemon trees separate the grounds from the street.
The house itself has a centrally located stair-
case approximately five feet wide and 25 feet call.
On either side of this staircase are two long narrow
halls, joining four apartments. Upstairs, the halls
join four apartments through ten doors, many of which
are nailed shut.
The history of the McKeen house is virtually un-
recorded. What we report here was told to us by a
few of San Luis Obispo's senior citizens. Mrs.
Margaret Chevalier, a resident of the McKeen House
for the past eight years and a friend of the late
Mrs. McKeen, recalled the house was originally built
as a single family dwelling.
Mr. William McKeen, son of Mrs. McKeen could not add
to our existing knowledge. We were referred to Mr.
Hughes, owner of Hughes Liquor Store. By chance Mr.
Jack Angell, an old time San Luis Obispo carpenter,
was a customer in Mr. Hughes ' store when we entered.
Mr. Angell told us the McCaffery family built the
house around 1898 and Steve Grimm was the name of
the carpenter who built it. Apparently the McCaffery 's
turned it into an apartment house, date unknown.
County Court House records show the land was sold to
Kathern McCaffery on June 22, 1898 and then to McKeen
on June 22, 1945. The house was thought to be part
of the Mission Vineyard house tract-circa 1900. We
have information leading us to believe that the house
was built between 1898-1912, although the historical
museum feels that its origin was not earlier than
1904. No further recorded history was found.
Sources:
Louisiana Dart, Curator, San Luis Obispo County
Historical Museum
Mrs. Margaret Chevalier, Resident of San Luis Obispo
Mr. Jack Angeli, Resident of San Luis Obispo
Mr. .Hughes, Owner of Hughes Liquor Store
THE McKEEN HOUSE ? - 4:;41212 Garden Street _ San Lus iOhisne J
17.84.170-17.86.020
1. Mobile homes shall be anchored in accor- B. If subsection A of this section is satisfied,
j dance with Section 17.84.150A2. all new construction and substantial improve-
2. For new mobile home parks and mobile menu shall comply with all applicable flood
home subdivisions; for expansions to existing hazard reduction provisions of Section
mobile home parks and mobile home subdivi- 17.84.150._
sions for existing mobile home parks and C. The placement of any mobile home,
mobile home subdivisions where the repair, except in an existing mobile home park or exist-
reconstruction or improvement of the streets, ing mobile home subdivision, is prohibited.
utilities and pads equals or exceeds fifty percent. (Prior code§ 9816)
of the value of the streets, utilities and pads
before the repair; reconstruction or improve-
ment has commenced; it shall be required that: Chapter 17.86
a. Stands or lots are elevated on compacted
fill or on pilings so that the lowest floor of the DOWNTOWN HOUSING CONVERSION
mobile home will be at least one foot above the PERMITS
base flood level;
b. Adequate surface drainage and access for a Sections:
hualer are provided; and 17.86.010 Purpose and intent.
c. In the instance of elevation on pilings. 17.86.020 Area of application.
that: 17.86.030 Land uses affected..
i. lots are large enough to permit steps; 17.86.040 Permit required.
ii. Piling foundations are placed in stable soil 17.86.050 Public hearing—Notification.
not more than ten feet apart; and 17.86.060 Findings required.
�i iii. Reinforcement is provided for pilings 17.86.070 Conditions of approval.
more than six feet above the ground level.
3. No mobile home shall be placed in a flood 17.86.010. Purpose and intent:
way, except in an existing mobile home park or It is the desire of the city to retain housing in
an existing mobile home subdivision. (Prior the central business district. It is also the intent
code § 9815) of the city that this housing should provide shel-
ter for low and moderate income people and
17.84.170 Floodways—Applicable senior citizens. The provisions of this chapter
provisions. are intended to achieve these goals by regulating
Located within areas of special flood hazards the conversion of,downtown housing to non-
established in Section 17.84.060 are areas desig- residential uses. (Prior code§ 9900)
nated as floodways. Since the floodway is an
extremely hazardous area due to the velocity of 17.86.020 Area of application.
floodwaters which carry debris, potential proj- Provisions of this chapter shall apply to certain
ectiles and erosion potential, the following types of residential land uses within portions of
provisions apply: the downtown area shown on Figure 1.
A. Encroachments, including fill, new con-
struction, substantial improvements, and other
development are prohibited unless certification
by a registered professional engineer is.provided
demonstrating that encroachments shall not
result in any increase in flood levels during the
occurrence of the base flood discharge.
527 (San Luis Obispo 7-84)
3
17.86.020
Figure 1
{ ;¢:
?:
' ... ::: :::
:: ."ti::.:: : :: c<
: .:: 1
d`
t ::>:•::•::::
aN
x
(Prior code § 990 1)
(s.e Luis Obispo 744) 528
�s -a�
17.86.030-17.87.050
17.86.030 Land uses affected. Chapter 17.87
Provisions of this chapter shall apply to all
residential land uses which contain four or more MAJOR OFFICE DEVELOPMENT
dwelling units and to all hotels, motels or board- PERMITS
inghouses which have four or more individual
rooms for rent. (Prior code§9902) Sections:
11.87.010 Purpose and intent.
17.86.040 Permit required. 17.87.020 Areas of application.
Before any residential land uses regulated by 17.87.030 Development affected.
this chapter are converted to nonresidential use, 17.87.040 Permit required.
a conversion permit must be approved by the 17.87.050 Public hearing notification.
council. (Prior code§9903) 17.87.060 Findings required.
17.87.070 Conditions of approval.
17.86.050 Public hearing—Notification. 17.87.080 Expiration of chapter.
Prior to acting on applications, the council
shall hold a public hearing, notice of which shall 17.87.010 Purpose and intent.
be given tenants of the proposed conversion and The council has authorized the comprehen-
posted on the property at least ten days sive study of office use and development in the
beforehand.(Prior code§ 9904) city.The purpose of these regulations is to ensure
that new larger-scale office projects proposed
17.86.060 Findings required. during the course of the study to not eliminate
In order to grant a conversion permit. the broader planning options that the council may
council must find that approval of the permit is want to consider. (Ord. 1046 § 1 (part). 1985)
consistent with the adopted San Luis Obispo
general plan and the adopted downtown goals 17.87.020 Areas of application.
statement. (Prior code§ 9905) Provisions of this chapter shall apply to all
land within the office(0)zone within the center
17.86.070 Conditions of approval. city area defined on the Figure I. (Ord. 1046 § I
The council may establish conditions of (part); 1985)
approval which provide for the general health.
safety and welfare of tenants displaced by the 17.87.030 Development affected.
proposed conversion in conformity with the fol- Provisions of this chapter shall apply to all
lowing: architectural review commission applications
A. Vacation of Unit. Each tenant shall have for buildings in excess of five thousand square
the right to remain not less than sixty days from feet received after October 1. 1985.(Ord. 1046§ l
the date of council approval of a conversion per- (part), 1985)
mit. The council may grant an extension to this
right to remain for a period of time not to exceed 17.87.040 Permit required.
an additional thirty days. Before any office building regulated by this
B. No Increase in Rent. A tenant's rent shall chapter may be constructed,a development per-
not be increased during the period provided in mit must be approved by the council.(Ord. 1046
subsection A of this section. (Prior code§ 9906) § I (part). 1985)
17.87.050 Public hearing notification..
Prior to acting on applications, the council
shall hold a public hearing. notice of which shall
529 tSan Luis Obispo 7.$61
3-a
J
MINUTES
CULTURAL HERITAGE COMMITTEE
Regular meeting of June 1, 1989
Present: Chairperson Jerry Michael, gloria Heinz, Priscilla Graham, Patricia Nicholson,
James Fickes, Mark Hall-Patton, Leo Pinard.
Absent: Dan Krieger, Wendy Waldron, Bruce Sievertson.
Staff: Terry Sanville, Principal Planner
The minutes of April 6 and May 4 1989 were approved as amended.
Item #1: Downtown Housing Conversion Permit for 1212 Garden Street,
Terry Sanvill provided the background for the proposed conversion of the building to a
bed and breakfast inn. Dan Smith (property owner) and Jim Hoffman spoke on behalf of the
proposed conversion. Hoffman indicated tht it was the owners intent.to preserve the
detailing of the building and asked that the CHC provide assistance in learning more
about the structure.
Leo Pinard indicated that since the building was potentially eligible for the National
Register, that the Department of Interior's guidelines should be used to guide its
rehabilitation. Sanville indicated that he would make these guidelines available to the
property owners. 'J'
On motion of Hall-Patton, seconded by Nicholson the CHC found that the proposed
change to the land use does not adversely alter the building's historic or
architectural character. The CHC wants to review plans for changes to the exterior
of the building and provide comments and recommendations. (Motion passed on
unanimous voice vote.)
Item #2A: Historic Plaaue Program.
Pinard introduced the item indicatating that there were two different ways to approach
the program: (1) providing informational signs; and (2) providing identification signs.
Pinard indicated that the city can do both.
A subcommittee of Pinard, Michael, Fickes, and Hall-Patton was formed to evaluate various
aspects of the program and return to the full committee with recommended program
guidelines. Issues to be addressed by the subcommittee include:
Whether the city provide identification sighs information signs, or both.
Plaque materials and placement.
Eligibility
Who pays for the plaque and cost sharing.
Who approves the copy on the plaque.
What about a logo..
Developing design standards.
Item #2B: Progress on Phase II survey Work.
Graham and Heinz are continuing to fill in information on the 500+ survey forms.
�-a1