HomeMy WebLinkAbout04-20-2015 ARC Item 2 - 1234 Broad StreetARCHITECTURAL 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)).
A total of 3 bicycle 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 loading area 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 transitions to
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 a previously 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
neutral grey 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
windows and 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.
4.0 ENVIRONMENTAL 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).
5.0 OTHER 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.
6.0 ALTERNATIVES
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.
7.0 ATTACHMENTS
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, the Architectural 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, the Architectural 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:
SECTION 1. 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
living or 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).
SECTION 2. 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: Final plans 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: The bicycle 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: Details of 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
include sectional views of the building, which clearly show the sizes of proposed condensers
and other mechanical equipment to be placed on the roof to confirm that parapets and other
roof features will adequately screen them. A line of sight diagram may be needed to confirm
that proposed screening will be adequate.
6.Security grates or grills: 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.
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,
to be 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.
Public Works/ 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
the public 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
the City 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
be designed 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.
Public Works/ 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
and FOG (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
video inspection, 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
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the
defense against an Indemnified Claim."
On motion by 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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