HomeMy WebLinkAbout04-20-2015 ARC Agenda PacketCity of San Luis Obispo, Agenda, Architectural Review Commission
ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall -990 Palm Street
San Luis Obispo, CA 93401
April 20, 2015Monday5:00 p.m.
ROLL CALL:Commrs. Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root,
Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of April 6, 2015. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and city of residence. Comments are limited to five minutes per person. Items
raised at this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk’s office, or on the City’s website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
1.1128 Morro Street.ARCH-0549-2014; Review of request to construct a four-story
hotel addition over the existing parking lot at the rear of the Granada Hotel with a
categorical exemption from CEQA; C-D-H zone; Lunacy Club, LLC, applicant.
(Continued to a Date Certain –May 4, 2015)(Phil Dunsmore)
2.1234 Broad Street.ARCH-0856-2015; Review of façade remodel for brewery,
restaurant, and retail lease spaces, with a categorical exemption from CEQA; C-D
zone; 1234 Broad Street, LLC, applicant. (Walter Oetzell)
Architectural Review Commission
Page 2
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities.Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
3.1921 Santa Barbara Avenue.ARCH-0521-2014; Review of a new building with
four live/work units and a small commercial suite in the Railroad Historic District,
with consideration of a mitigated negative declaration; C-S-H zone; Garcia Family
Trust, applicant.(Continued to a DateCertain –May 4 2015)(Walter Oetzell)
COMMENT & DISCUSSION
4.Staff
a.Agenda Forecast
b.Architectural Review Commission Bylaws Review
5.Commission
ADJOURNMENT
Presenting Planners: Phil Dunsmore and Walter Oetzell
Meeting Date: April 20, 2015
Item Number:1
ARCHITECTURAL REVIEWCOMMISSIONAGENDA REPORT
SUBJECT:Review of an 11,281 square foot hotel addition (23 new guest rooms) located within
the Downtown Historic District.
PROJECT ADDRESS: 1128 Morro Street BY: Kyle Bell, Assistant Planner
Via: Phil Dunsmore, Senior Planner
FILE NUMBER: ARCH-0549-2014 FROM:Phil Dunsmore, Senior Planner
RECOMMENDATION
Continue the item to May 4, 2015,to allow the applicant team to provide more information on
the revised plans.
SITE DATA
Applicant Lunacy Club, LLC
Representative Jeff Bague, Puglisi Architecture
Historic Status None
Submittal Date March 16, 2015
Zoning C-D-H
General Plan General Retail
Site Area ~12,000square feet
Environmental
Status
Exempt from CEQAunder
Section 15332, In-fill
Development Projects.
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of façade remodel for brewery, restaurant, and retail lease spaces
PROJECT ADDRESS:1234 Broad St BY:Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER: ARCH-0856-2015 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION:Adopt the Draft Resolution (Attachment 3) granting final approval to
the project, based on findings, and subject to conditions.
SITE DATA
Applicant 1234 Broad, LLC
Representative Eric Newton
General Plan General Retail
Zoning Downtown-Commercial (C-D)
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15301: Minor
alteration of existing structures)
Filed Jan 28, 2015
Complete Mar 25, 2015
SUMMARY
Eric Newton has filed an application on behalf of the applicant, 1234 Broad LLC, for
architectural review of modifications to the exterior of an existing building, to prepare it for a
brewpub, restaurant, retail sales, and wine-tasting rooms. A use permit allowing these activities
on the site was approved by the Planning Commission on January 14th, 2015.
1.0 COMMISSION’S PURVIEW
The Commission’s role is to review the proposed project and evaluate the suitability and
appropriateness of its design, using standards and policies of the City’s Zoning Regulations and
Community Design Guidelines, to achieve attractive, environmentally sensitive development.
Meeting Date:April 20, 2015
Item Number:2
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is a rectangular parcel of about 9,000 square feet in area, at the corner of Broad
and Pacific Streets. It is developed with a commercial structure that most recently housed a home
furnishings store and before that the Villa Automotive shop. The immediate surroundings are
characterized by single-story commercial structures and some residential structures, most
converted to office uses.
Table 1: Site Data
Site Dimensions
(approx.)
Area: 9,000 square feet
Width: 100 feet
Depth: 90 feet
Street Frontage: 90 feet (Broad St); 100 feet (Pacific St)
Present Use &
Development
Commercial structure: furniture and home furnishings store
Topography Slope: Flat
Natural Features: None
Access Pedestrian access from Broad and from Pacific; no vehicular access
2.2 Project Description
This project is described by the applicant as an “artisan establishment including a restaurant,
brewery, brew & wine service, and retail venues with food.” Tenant improvements will be made
to the building interior to accommodate these activities, along with modification of the building
façade and frontage improvements along Broad and Pacific.
The entire building façade along Broad Street will be reconstructed with a new façade made up
of storefront entries and large roll-up doors with insulated glazing and matching storefront
framing. The central portion of the façade will have a cedar wood surface along the lower
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portion, a metal awning spanning the façade, and will be topped by a smooth stucco parapet wall.
The roofing will be replaced with a thermoplastic polyolefin (TPO) surface (and not the metal or
composition roofing material described in the exterior elevation drawings). The existing roof
trusses will be preserved and highlighted through large clerestory windows in the parapet wall.
The sidewalk and driveway approaches on Broad will be removed and replaced with a wider
sidewalk that will accommodate a new outdoor patio framed by wrought-iron railing.
At each end of the façade, the building will step down to slightly shorter building sections with
vertically-oriented standing seam metal siding. The existing windows and portions of the
existing walls will be removed from the Pacific Street façade, with new man-door and roll-up
door storefronts for 4 tenant spaces replacing them. A parking space on Pacific Street will be
relocated to make room for a new loading area for the building.
3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning
Regulations (Zoning) and Engineering Standards, and be consistent with applicable Community
Design Guidelines (CDG). Staff has evaluated the project against relevant standards and
guidelines and found it to be in substantial compliance with them, as discussed in this analysis.
3.1 Site Plan
Trees and Landscaping:Improvements to the landscaped park strip along Pacific Street, and
addition of a street tree along Broad Street are proposed. These proposed plantings will be
reviewed for suitability by Public Works during the construction permitting phase.
The building occupies the entire parcel, with little space available on the site for landscaping.
However, Community Design Guidelines encourage the use of landscaping to enhance the
building architecture and soften the visual impact of buildings and paving (§6.2), help provide a
pleasing transition between the street and the project (§2.1(G))and define outdoor spaces
(§3.1(C)). Final plans for the project should include imaginative use of planters and potted
plantings to achieve these goals (Condition #2).
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Parking and Loading:Adequate parking must be provided (Zoning §17.16.060). Parking for the
proposed use of the building was considered during review of the use permit for this project
(USE-0406-2014), and the requirement for an additional 3 spaces will be satisfied through
payment of in-lieu fees (§17.16.060(H)).
Atotal of 3bicycle parking spaces is required: 2 short-term and 1 long-term (§17.16.060(G)). A
bicycle rack is proposed to be installed on the sidewalk along Broad Street to provide 2 short-
term spaces, and another within the building to provide 2 long-term spaces. The placement of the
Broad Street rack does not comply with Community Design Guidelines (§6.3(F)), as the rack is
inconveniently placed very close to the curb and street traffic. A more convenient location
should be found that preserves pedestrian clearance along the sidewalk and brings bicyclists and
bicycles away from the possibility of accidental damage or injury from traffic and closer to the
main entrance (Condition #3).
No loadingarea requirements are established for the Downtown-Commercial (C-D) Zone
(Zoning Ch. 17.42), but a 6-foot portion of the sidewalk along Pacific Street is proposed to be
removed and replaced with rolled curb to create a loading area. This will also involve the
relocation of one parking space.
Solid Waste Collection: Trash and recycling bins will be placed in a room at the southeast corner
of the building. Details of the storage facility will be reviewed by the Utilities Department to
ensure conformance to the City’s Development Standards for Solid Waste Services (Condition
#4).
Patio: The Broad Street frontage includes a patio that encroaches 4 feet into the sidewalk. This
leaves 8 feet of the expanded sidewalk clear for pedestrians (notwithstanding the proposed
location of an additional street tree and bike rack). Outdoor dining service in the public right-of-
way is permitted as described in the Municipal Code Ch. 5.50 (Sidewalk Cafés). An application
for a sidewalk café permit will be required to establish this outdoor dining area (Condition #14).
3.2 Building Design
The Community Design Guidelines provide general guidance on building design (§2.2) and
specific guidelines on the design of commercial projects (§3.1).
Proportion and Massing:The new elements of the building are in pleasing proportion to each
other and to retained building elements. The metal-sided end portions of the building frame the
central portion of the Broad Street façade, with its taller parapet wall, and provide transitionsto
the side elevations, tying wall surface and roof elements together at building corners. Window
openings are generous but do not dominate building façades. Careful choice of varied exterior
treatments has provided visual interest along building elevations and a measure of articulation
has been added to apreviously flat building façade.
Roofline:The form of this building’s parapet wall is clearly an integral part of building design
(CDG§3.1(B.7)). A long reveal along the top of the parapet wall creates an attractive detail that
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echoes the line across the top of the Pacific Street façade (§3.1(B.5)). Exposure of the underlying
truss work of the barrel-vault roof behind the parapet adds a further element of visual interest.
Parapet walls provide screening for roof-mounted mechanical equipment, but for clarity, a
condition of approval (#5) has been included to require that screening of roof-mounted
equipment be demonstrated, for consistency with design guidelines (CDG §6.1(D)).
Façade design (CDG §4.2(C)): Entries, windows, signage, lighting, and other architectural
elements of the building are arranged in a satisfying rhythm. The wood siding, roll-up doors, and
storefront entries create interesting and varied wall surfaces and the plainer Pacific Street
storefronts are nicely framed within the support elements of the building walls. The proportion
and spacing of door and window openings are similar, and more visually interesting, than that of
other buildings in the immediate area.
Guidelines call for the use of bulkheads and recessed doorways, which are desirable in a more
historic and densely developed downtown context, but are neither practical nor appropriate to the
style of this building and its more peripheral location. Instead, the project utilizes roll-up doors
on storefronts to provide an “outside-in” relationship to its surroundings.
Signage: Plans show sign types and locations that are well-integrated into the building design,
and that conform to the limitations set forth in the City’s Sign Regulations (See Table 2). Two
large sign areas will accommodate signs identifying the main tenant of the building and the
“Marketplace” entry. Six “flag” signs will project from the façade to identify other tenant spaces.
The signs are illuminated by barn-style sconce lighting installed on the building façade. Final
colors and materials will be reviewed prior to issuance of any Sign Permit to install signs.
Table 2: Proposed Signage
Type Location Area (sf.) Max.
Wall Lease Space 6 42.50 200
Wall Lease Space 2 20.75 200
Projecting Lease Spaces
1, 2B, 3-6
4.5/ea. 6/ea.
Materials and Details (CDG §4.2(D)): Guidelines encourage the use of finish materials that
enrich a building’s character. Smooth stucco with “integral color” (Paverstone SW7642), a cool
neutralgrey color, is proposed for the parapet walls on the Broad Street façade. The metal
storefront systems and window frames are compatible with the existing concrete walls and with
the new wood and metal panel siding. Barn-style sconce lighting adds visual richness to the
building exterior.
Windows (CDG 4.2(D.4)): Guidelines discourage the use of mirrored or heavily tinted glass in
windowsand security grates in front of windows. Plans do not indicate use of this type of
window or security grate, but for clarity a condition of approval (#6) prohibiting their use is
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suggested. Existing window openings on the Pacific Street façade are being expanded, and no or
darkening or “walling-in” of windows is proposed.
4.0ENVIRONMENTAL REVIEW
This project is subject to the provisions of the California Environmental Quality Act (CEQA),
and has been determined to be a class of project that does not have a significant effect on the
environment. It is categorically exempt from the requirement for the preparation of
environmental documents because it involves only interior and exterior alterations to an existing
structure, as described in CEQA Guidelines §15301 (Existing Facilities).
5.0OTHER DEPARTMENT COMMENTS
Project plans were routed to several City departments for review (Fire, Public Works, Utilities,
and Building). Comments provided in response have been incorporated into suggested conditions
of approval for this project.
6.0ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2.Deny the project based on findings of inconsistency with the General Plan, Zoning
Ordinance, or Community Design Guidelines.
7.0ATTACHMENTS
1.Draft Resolution
2.Vicinity Map
3.Project Plans
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL APPROVAL TO THE MODIFICATION OF THE
FAÇADE OF AN EXISTING BUILDING LOCATED AT 1234 BROAD STREET
(DOWNTOWN-COMMERCIAL (C-D) ZONE; FILE ARCH-0856-2015)
WHEREAS,theArchitectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 20, 2015, pursuant to a proceeding instituted under application
ARCH-0856-2015,1234 Broad, LLC, applicant; and
WHEREAS,theArchitectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff; and
WHEREAS,notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission
of the City of San Luis Obispo as follows:
SECTION1. Findings. The Architectural Review Commission hereby grants final
approval to the proposed project ARCH-0856-2015, based on the following findings:
1.The project will not be detrimental to the health, safety, and welfare of persons
livingor working at the site or in the vicinity. The project involves modifications to the building
façade along with frontage improvements, constructed in compliance with applicable building
safety regulations and Engineering Standards.
2.The project design is consistent with the City’s Community Design Guidelines
applicable to commercial projects. It has been designed to fit its site and context and activities
and project elements are logically located for efficient and effective operation. Site elements are
coordinated with the building, and pleasing transitions have been provided between the street and
the project.
3.The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) because it is limited to alterations to an existing structure, as
described in CEQA Guidelines §15301 (Existing Facilities).
SECTION2. Action. The Architectural Review Commission hereby grants final
approval to the project ARCH-0856-2015, with incorporation of the following conditions:
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ARCH-0856-2015 (1234 Broad)
Planning
1.Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
2.Landscaping:Finalplans for the project will include a landscape plan that employs the
imaginative use of landscaping (for example, planters and potted plantings) to enhance the
building architecture and soften the visual impact of buildings and paving, help provide a
pleasing transition between the street and the project and define outdoor spaces, as described
in the City’s Community Design Guidelines.
3.Bicycle parking:Thebicycle rack on the Broad Street frontage will be relocated to a more
convenient location that preserves adequate pedestrian clearance along the sidewalk, brings
bicyclists and bicycles away from the possibility of accidental damage or injury from traffic,
and that is close to the main entrance.
4.Solid waste and recycling collection:Detailsof the design of the proposed trash and
recycling enclosure shall be submitted in both plan and elevation views. Plans shall include
the size, capacity, and location of the enclosure, consistent with the City’s Solid Waste
Enclosure Standards.
5.Rooftop equipment screening:With submittal of working drawings, the applicant shall
includesectional views of the building, which clearly show the sizes of proposed condensers
and other mechanical equipment to be placed on the roof to confirm that parapets and other
roof features will adequately screen them. A line of sight diagram may be needed to confirm
that proposed screening will be adequate.
6.Security grates or grills: Permanent, fixed security grates or grilles in front of windows are
notpermitted. Any necessary security grilles should be placed inside, behind the window
display area.
Building
1.Final project plans will include structural design calculations and related detailing for the
proposed metal awning.
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2.Final project plans will include analytical justification for the clerestory windows that are
proposed to highlight the trusses, and verification that the structural integrity of the exterior
wall is maintained (it appears to be a shear wall).
Fire
7.The proposed frontage will need to accommodate a legal second exit from Lease Space #2A,
tobe equipped with panic hardware. Exit from patio area may satisfy this requirement, so
long as the exit provided is free from barriers. Patio railings and barriers may not obstruct
this exit. The second exit will be clearly depicted on final project plans, for review and
approval by the Fire Marshal.
PublicWorks/ Engineering
8.Projects involving the substantial remodel of an existing structure requires that complete
frontage improvements be installed or that existing improvements be upgraded per city
standard. MC 12.16.050
9.The City generally supports the proposed sidewalk widening across the Broad Street
frontage. The building plan submittal shall include a complete design prepared by a licensed
Civil Engineer. The plans shall include all existing and proposed improvements. The design
shall show how drainage is being directed around the bulb out and able to maintain minimum
flows in the street gutter. Drainage calculations may be required to confirm curb capacities
and to evaluate any spread into the adjoining travel lanes. The bulb out shall be designed to
the satisfaction of the Public Works Department. The transition from the widened sidewalk
area back to the existing curb shall include the minimum inside radius and minimum outside
radius per City Engineering Standards. The updated curb ramp and any signal pole
modifications shall comply with ADA and City Engineering Standards and shall be clarified
in the plans. A separate improvement plan and plan review fee will be required for the
proposed sidewalk widening. Standard encroachment permit inspection fees will apply to the
project. Record drawings will be required at the completion of construction.
10.This project is located within the Mission Style Sidewalk District of downtown. Any new or
replacement driveway approach, curb ramp, curb, gutter, sidewalk, tree well, or utility vaults
shall be installed in the Mission Style per city standard #4220. The existing driveway
approaches shall be removed and replaced with sidewalk per city standard.
11.The building plan submittal shall include the dimensions and bearings for all property lines
for reference. The plans shall show and label the 12.5’ Broad Street plan line for reference.
12.The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing frontage
improvements, including street trees, shall be shown for reference.
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13.The building plan submittal shall show an 8’ clear pedestrian path of travel void of all
sidewalk obstructions along the Broad Street sidewalk in order to meet pedestrian level of
service thresholds required for this area.
14.A “sidewalk dining” permit or a “tables and chairs” permit shall be required for any dining in
thepublic right-of-way. The necessary permits shall be completed to the satisfaction of the
Community Development Director. The sidewalk dining areas shown on these plans has not
been specifically approved or endorsed.
15.Provisions for trash, recycle, screening, and collection shall be approved to the satisfaction of
theCity and San Luis Obispo Garbage Company. The respective refuse storage area and on-
site conveyance shall consider convenience, aesthetics, safety, and functionality. Individual
waste wheeler services are not supported in-lieu of common trash and recycle collection.
16.The building plan submittal shall show a trash ramp per city standard. The trash ramp shall
bedesigned to the satisfaction of the Public Works Department and the San Luis Obispo
Garbage Company.
17.The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
18.This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map(FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled
structures shall comply with all Federal Emergency Management Agency (FEMA)
requirements and the city’s Floodplain Management Regulations per Municipal Code
Chapter 17.84
19.This property is located in an AO (2’ depth) Flood Zone; the water surface or base flood
elevation (BFE) of a 100-yr storm is 2’ above adjacent grade. The structure must be raised or
floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest
adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure
protection and savings on flood insurance and is strongly encouraged.
20.The building plan submittal shall show all existing and proposed floodproofing, floodgate
storage areas, utility protections, etc. The building plan submittal shall include a reduced
floor plan showing and noting the location and type of floodgates and the labeled floodgate
storage area/room. The plan will be forwarded to the Fire Department for inclusion in their
records for recurring fire inspections.
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21.The building plan submittal shall including complete details of all new door landings.
Details of door landings shall be in compliance with current building code and to the
satisfaction of the Building Department.
22.The building plan submittal shall show the new street parking and loading zone to be
installed per City Engineering Standards.
23.The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 15 gallon street tree for each 35 linear feet of frontage. The building
plan submittal shall show one additional street tree required on the Broad Street frontage.
The City Arborist shall approve tree species. The new tree planting shall be per City
Engineering Standards and shall include a frame, grate, and tree guard. The existing tree
well for the existing tree to remain along Broad Street shall be upgraded to include a frame
and tree grate per City Engineering Standards unless otherwise waived by the City Arborist.
24.Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city-approved arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the building plans.
PublicWorks/ Transportation
25.Final plans will include an exhibit depicting path of travel of vehicles making a right-hand
turn from Pacific Street onto Broad Street. The exhibit will demonstrate that sufficient
maneuvering space is provided for the intended design vehicle. The exhibit will also
demonstrate the path of travel for a City fire engine (however it is not expected that the
turning maneuver can be completed by a fire engine).
26.Final plans will depict the extent and dimensions of the inside traffic lane (closest the project
frontage) along the Broad Street right-of-way.
Utilities
27.If commercial uses in the project include food preparation, provisions for grease interceptors
andFOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
28.The property’s existing sewer lateral to the point of connection at the City main must pass a
videoinspection, including repair or replacement, as part of the project. The CCTV
inspection shall be submitted during the Building Permit Review Process for review and
approval by the Utilities Department prior to issuance of a Building Permit.
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Indemnification
29.The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
andemployees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the
defense against an Indemnified Claim."
On motionby Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 20th day of April, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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VICINITY MAP File No.
ARCH-0856-2015
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Construction of four live/work units and a small commercial suite
PROJECT ADDRESS:1921 Santa Barbara St BY:Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER:ARCH-0521-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION: Continue consideration of this item until the public hearing of May 4,
2015 to allow time for the Cultural Heritage Committee to review project modifications made to
address potential impacts to cultural resources.
SITE DATA
Applicant Garcia Family Trust, et. al.
Representative George Garcia, AIA
garcia architecture+design
Property Owner Mattocks / Dechambeau
General Plan Service and Manufacturing
Zoning Service Commercial (C-S)
Historical Preservation (H)
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15322:
In-Fill Development)
Meeting Date:April 20, 2015
Item Number:3
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Memorandum
Community Development Department
TO:ARC Chairperson and Commissioners
FROM:Phil Dunsmore, Senior Planner
DATE: 4/20/15
SUBJECT:Biennial Review of Bylaws
City Charter (Charter, Article XII, Section 1204)requires that every advisory body to the
City Council have a set of bylaws that set forth procedures, purpose, specific functions,
meetings, officers, budget, etc. The City’s Advisory Body Handbook requires that
these bylaws be reviewed by May 1st of each odd-numbered year and that the
Commission provide the Council with a recommendation for any changes.
The ARC’s Bylaws are attached for your review. The last change occurred in 2009
which added anopening paragraph to the bylaws regarding membership inresponse to
Council direction. That paragraph clarifies that the Commission has seven members,
that there are not special requirements for being on the Commission other than an
interest in the community’s built environment and aesthetics, and that members need to
reside in the city limits.
From staff’s review of the bylaws, there is not a need to modify them for any reason at
this time. The ARC should review the bylaws to confirm that they accurately reflect
current ARC procedures. Staff will forwardthe Commission’s recommendation to the
Council.
Attached:
ARC Bylaws
ARC4b - 1
r
ARC4b - 2
ARC4b - 3
ARC4b - 4
DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 6, 2015
OATH OF OFFICE: Swearing in re-appointed Commissioner Ken Curtis and new
Commissioner Angela Soll.
City Clerk Mejia administered the Oath of Office to Commissioners Curtis and Soll.
Commissioner Soll was seated.
ROLL CALL:
Present: Commrs. Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela
Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn.
Absent: None.
Staff: Associate Planner Marcus Carloni and Recording Secretary Erica
Inderlied.
ELECTION: Election of Chairperson and Vice-Chairperson
On motion by Commr. Andreen, seconded by Commr. Curtis, to appoint Vice-Chair
Ehdaie to continue serving as Vice-Chair and Chair Wynn to continue serving as Chair.
AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of March 2, 2015, were approved as amended.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARINGS:
1. 323 and 353 Grand Avenue. ARC 25-13; Continued review of four new single-
family residences on four existing parcels with a categorical exemption from
CEQA; R-1 zone; Ryan Petetit/John Belsher, applicants.
Draft ARC Minutes
April 6, 2015
Page 2
Marcus Carloni, Associate Planner, presented the staff report, recommending that the
Commission adopt a resolution approving the project based on findings and subject to
conditions which he outlined.
In response to inquiry from Commr. Curtis, Associate Planner Carloni clarified that the
revised parking layout includes the same number of guest parking spaces as the
previous submittal; clarified that owners will likely share maintenance responsibility for
the common-access driveway; clarified that Condition 1, limiting the number of
bedrooms allowed in each home, is being implemented to restrict the number of
bedrooms on the lot to ensure additional bedrooms are not added in the future; the
document will be recorded on property title.
In response to inquiry from Chair Wynn, Associate Planner Carloni clarified that the
standard agreement would allow additional bedrooms if the lots were rezoned or made
larger in the future, consistent with City standards.
In response to Commr. Root, Associate Planner Carloni clarified that Condition 7.b. is
intended to govern landscaping in the front yard, while Condition 7.c. is intended to
govern landscaping along the access way to provide screening of parking spaces.
Jenny Emrick and John Belsher, PB Companies, applicant, presented a PowerPoint
and summarized the changes that have been made to the proposed project since its
last hearing.
In response to inquiry from Commr. Soll, Associate Planner Carloni clarified that the
parking is designed to meet or exceed the 24-foot minimum backup depth for a vehicle,
allowing vehicles to exit/circulate if all parking spaces are occupied.
PUBLIC COMMENTS:
Linda White, SLO, distributed written comment from Ken Schwartz; requested further
reduction in project size and asked for increased compatibility with the older
neighborhood; noted a recent Tribune article regarding the lack of local workforce
housing; opined that the project would be better suited to a high-density zone.
Carolyn Smith, Residents for Quality Neighborhoods, SLO, noted the group's goal of
preserving R-1 and R-2 neighborhoods; commented that the Police Department has
historically received high numbers of noise complaints in areas with residences similar
to those proposed; opined that the proposed parking layout is insufficient.
Rebecca Keisler, SLO, commented that the R-1 character of the neighborhood is
deteriorating; opined that substandard lots lead to substandard conditions; urged the
Commission to promote housing affordable to the workforce instead.
There were no further comments from the public.
In response to public comment, Associate Planner Carloni clarified that the
Commission's purview is design, rather than density; noted that reducing the size of the
Draft ARC Minutes
April 6, 2015
Page 3
structures would not necessarily limit the number of bedrooms or occupants therein
because there is not a specific bedroom limitation in the R-1 zone.
In response to public comment, John Belsher stated that issues related to lot size and
density have already been vetted by the Planning Commission; noted that the original
project concept included three lots, each with a 5-bedroom primary unit with a
secondary unit, for 6 units total.
COMMISSION COMMENTS:
Commr. Soll noted recent site visits; opined that the proposed parking appears
problematic; noted concern about lack of apparent compatibility with surrounding
properties.
In response to inquiry from Commr. Andreen, Associate Planner Carloni clarified that no
exceptions are requested from the ARC.
Commr. Andreen commented that potential impacts upon neighbors is an ongoing
concern, but noted no apparent grounds for disapproving the project, in consideration of
the Planning Commission's approval and the applicant's compliance with the ARC's
previous direction.
Commr. Curtis spoke in support of the architectural style; thanked applicants for their
compliance; noted that presumed occupancy of the buildings cannot be a factor in the
Commission's deliberation; commented that the project does not conform to Community
Design Guideline 5.3 A., regarding the compatibility of infill development.
Commr. Root opined that issues about student behavior will persist and are not the
Commission's purview; noted support for the project. Commrs. Nemcik and Ehdaie
concurred.
Chair Wynn noted support for the project; opined that upscaling of neighborhoods over
time is inevitable; commented that, while neighborhood impacts are a concern, the
Community Design Guidelines have been complied with.
In response to inquiry from Chair Wynn, Associate Planner Carloni stated that bicycle
parking will be provided inside the proposed garages but additional short term bike
parking spaces could be conditioned.
There were no further comments from the Commission.
On motion by Commr. Andreen, seconded by Commr. Nemcik, to adopt a resolution
approving the project based on findings and subject to conditions contained in the staff
report, with the following additional condition:
12. Plans submitted for a building permit shall include a minimum of five short-
term bicycle parking spaces, subject to approval by the Community
Development Director.
Draft ARC Minutes
April 6, 2015
Page 4
Condition shall be inserted immediately following Condition 11, and all following
conditions renumbered.
AYES: Commrs. Andreen, Ehdaie, Nemcik, Root, Wynn
NOES: Commrs. Curtis, Soll
RECUSED: None
ABSENT: None
The motion passed on a 5:2 vote.
2. 11321 Los Osos Valley Road. ARCH-0902-2015; Upgrade the planting and site
elements including signage; R-3 zone; CI Investors, LLC, applicant.
Commr. Root announced his recusal and left the meeting at 6:13 p.m.
Marcus Carloni, Associate Planner, presented the staff report, recommending that the
Commission adopt a resolution approving the proposed sign package, including three
freestanding entry signs (one with illumination) exceeding the allowed sign area,
decorative entry walls, and approving the landscape plan, based on findings and subject
to conditions of approval which he outlined.
In response to inquiry from Commr. Curtis, Associate Planner Carloni clarified that, had
the request included only landscaping, it would have been reviewed at staff level.
Commr. Curtis noted skepticism about the applicant’s claim of 50% reduction in water
use, considering the inclusion of tropical species.
In response inquiry from Commr. Curtis, Associate Planner Carloni clarified that staff
recommends approval of the sign illumination due to the project's commercial
surroundings; noted that reclaimed landscaping water is supplied by the City Water
Reclamation Facility and that supply pipes already exist in the right-of-way.
David Farmer, landscape architect, and Debbie Irish, Irish Hills Hamlet apartments
manager, presented a PowerPoint, summarizing the rationale for sign replacement and
landscape refreshment, including a 50% reduction in lawn areas and the delivery of a
water management program. Farmer noted his intent to provide interesting landscaping
enabling delineation of different areas within the complex; stated that many of the
proposed plantings are Australian and South African species that can withstand dry
conditions.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
In response to inquiry from Commr. Soll, David Farmer clarified that, while watering
needs will differ among "neighborhood nodes," nearly all species will be drought
tolerant.
Draft ARC Minutes
April 6, 2015
Page 5
In response to inquiry from Commr. Curtis, David Farmer clarified that all of the
proposed landscaping, except the vegetable garden, will utilize reclaimed water, which
is not currently used.
In response to inquiry from Chair Wynn, David Farmer clarified that plantings will be
installed behind and adjacent to the proposed monument signs and trash enclosure
areas; noted willingness to screen the trash enclosure from overlook by neighboring
homes by way of installing a trellis.
In response to inquiry from Commr. Nemcik, David Farmer stated that the asymmetrical
sign planned for the corner of Royal Way can be made to feel more balanced with the
inclusion of plantings at right.
There were no further comments from the Commission.
On motion by Vice-Chair Ehdaie, seconded by Commr. Curtis, to adopt a resolution
approving the proposed sign package, including three freestanding entry signs (one with
illumination) exceeding the allowed sign area, decorative entry walls, and approving the
landscape plan, based on findings and subject to conditions of approval contained in the
staff report, with the following additional condition:
8. Future site upgrades shall consider including a trellis over the trash
enclosures to screen the enclosure from overlook by neighboring and on-
site residences.
Condition shall be inserted immediately following Condition 7, and all following
conditions renumbered.
AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Soll, and Wynn
NOES: None
RECUSED: Commr. Root
ABSENT: None
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast
Vice-Chair Ehdaie left the meeting at 6:51 p.m.
Associate Planner Carloni summarized upcoming agenda items.
Vice-Chair Ehdaie returned at 6:56 p.m.
Draft ARC Minutes
April 6, 2015
Page 6
4. Commission:
Commr. Curtis noted his anticipated absence from the April 20th and May 4th
meetings.
Commr. Andreen left the meeting at 7:04 p.m.
Commr. Soll noted her anticipated absence from the May 4th meeting.
Chair Wynn welcomed incoming Commissioner Soll.
ADJOURNMENT: The meeting adjourned at 7:05 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary