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Home My WebLink About05-04-2015 ARC Agenda PacketCity of San Luis Obispo, Agenda, Architectural Review Commission ARCHITECTURAL REVIEW COMMISSION AGENDA Council Chamber City Hall -990 Palm Street San Luis Obispo, CA 93401 May 4, 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 20, 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. 1.3680 Broad Street.ARCH-0810-2015; Review of anew affordable housing mixed-use projectwith a categorical exemption from CEQA; C-S-S zone; For The Future Housing, applicant. (Rachel Cohen) 2.1128 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 GranadaHotel with a categorical exemption from CEQA; C-D-H zone; Lunacy Club, LLC, applicant. (Kyle Bell) 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 and consideration of a mitigated negative declaration; C-S-H zone; Garcia Family Trust, applicant.(Continued to a Date Uncertain)(Walter Oetzell) COMMENT & DISCUSSION 4.Staff a.Agenda Forecast 5.Commission ADJOURNMENT Presenting Planners: Rachel Cohen, Kyle Bell, and Walter Oetzell Meeting Date: May 4, 2015 Item Number:12 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of amixed-use affordable housing project with 4,400 square feet of commercial space and 46 residential units locatedat3680 Broad Streetwith a categorical exemption from environmental review. PROJECT ADDRESS: 3680 Broad Street BY:Rachel Cohen,AssociatePlanner Phone Number: 781-7574 e-mail:rcohen@slocity.org FILE NUMBER: ARCH-0810-2015 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION:Adopt the Draft Resolution (Attachment 1)which approves the project based on findings and subject to conditions. SITE DATA Applicant For the Future Housing Representative Jim Rendler Submittal Date 1/20/2015 Complete Date 4/10/2015 Zoning Service Commercial with a special considerations overlay (C-S-S) General Plan Services Manufacturing Site Area 1.6 acres Environmental Status Categorically Exempt from environmental review under Section 15332, Class 32, In-fill Development Projects, of the CEQA Guidelines. SUMMARY The applicant proposes to construct a newmixed-use affordable housing project at 3680 Broad Street within the C-S zone (Attachment 3, Project Plans).The Planning Commission reviewed and approved the Use Permit for this site to allow the Mixed-Use project on April 8, 2015 (Attachment 4, Final Draft Planning Commission Resolution). 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City standards. 2222222222222222222222222222222222222222222222 ARC1 - 1 PJD ARCH-0810-2015 (3680 Broad Street) Page 2 2.0PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of one undeveloped lot on the east side of Broad Street, approximately 0.25 miles north of Tank Farm Road The site is adjacent to Darrel's Mini Storage and the future site of McCarthy's Steel. Surrounding sites contain a mixed use project, the Gas Company facility, SESLOC Credit Union, the Vons shopping center and the Damon-Garcia Sports Fields.Thesite is located in the Service Commercial zone with aSpecial Considerations overlay (C-S-S) (Attachment 3, Vicinity Map).The S-overlay is in place to assure the review of necessary public improvements,unique site constraints in relation to the Orcutt Creek culvert and to ensure the safe and orderly development within the Broad Street Annexation Area. Site specific details are noted in Table 1 below. Table 1: Site details Site Dimensions (approx.) Area: 69,696 sq ft (1.6 acres) Width: 150 feet Depth: ~461 feet Current Use Vacant (no structures), improved with an access road into the property Topography Elevation: Min. 173 feet; Max. 185 ft. Slope: Nearly flat, 5% or less Access From Broad Street via shared private drive Surrounding Use / Zoning North, South & East: C-S-S (Service Commercial Uses); McCarthy Steel, Derrel’s Mini Storage, The Gas Company, Plumbers and Steamfitters Union, Woodtech Cabinet Specialists Inc., and Central Elevator Services West: PF (Sports Fields) & C/OS (Open Space); Damon-Garcia Sports Fields 2.2 Previous Review The site has a history of previous reviews and entitlements. x March 15, 2013: The Director reviewed and approved a minor subdivision of 3710 Broad Street creating 4 parcels, including 3680 Broad Street. Utilities were stubbed in as part of the conditions of the subdivision (MS 16-13). x April 8, 2015: Planning Commission reviewed and approved a Use Permit for a mixed-use affordable housing project,including a 43 foot height exceptionwhere normally 35 feet is allowed, and a Master Use List(USE-0809-2015). 2.3Project Description The project proposes to construct a new mixed-use project called Iron Works that consists of 46 dwelling units, which are 100% affordable and restricted to extremely low, very-low andlow income households (households earning 30-60% of the area median income) and 4,400 square feet of commercial space. The development will include: x Asingle story, 4,400 square foot commercial building along the Broad Street; x Two, three-story residential buildings(each approximately 9,800 square feet in size) located behind the commercial building; ARC1 - 2 ARCH-0810-2015 (3680 Broad Street) Page 3 o 1,950 square feet of leasing office and residential amenities (laundry facility, technology center, and a community room); o 46 units ranging in size from 557- 1,030 square feet: 12, one-bedroom units; 19, two-bedroom units; 15, three-bedroom units; o Interior courtyards located inthe center of each building and another courtyard between the buildings that includes a play area for children; x Materials include: o Corrugated metal siding, o Standing seam roofing, o Fiber cement siding and trim, o Metal awnings, and industrial style windows. x Parking o 84 parking spaces, o 1 short-term bicycle parking spaces, and o 48 long-term bike spaces. Figure 1: View of the southern side of the residential units, looking towards Broad Street 2.3 Project Statistics As shown in Table 2below, the project complies withproperty development standardsfor the C-S zone. As mentioned in Section 2.2, the applicant was granted a height exception by the Planning Commission as part of their Use Permit approval. Table 2: Property Development Standards ITEM PROPOSED1 ORDINANCE STANDARD2 Street Yard 20 15 Max. Height of Structure(s) 43 feet 35 feet Building Coverage 35% 75% Parking Spaces 74 61 Bicycle Spaces 49 49 Notes: 1. Applicant’s project plans; 2. City Zoning Regulations ARC1 - 3 $5&+%URDG6WUHHW 3DJH 3.0PROJECT ANALYSIS 7KHSURMHFWPHHWVDOORIWKHSURSHUW\GHYHORSPHQWVWDQGDUGVZLWKLQWKH=RQLQJ5HJXODWLRQV6WDIIILQGV WKDWWKHSURSRVHGVWUXFWXUH¶VVFDOHPDVVLQJDUWLFXODWLRQFRORUPDWHULDOVDQGLQGXVWULDOLQVSLUHGGHVLJQ DUHFRPSDWLEOHZLWKWKHH[LVWLQJQHLJKERUKRRGDQGWKH&RPPXQLW\'HVLJQ*XLGHOLQHV 3.1Site Plan: 7KHSURSRVHGSURMHFW)LJXUHLVFRQVLVWHQWZLWKWKH&RPPXQLW\'HVLJQ*XLGHOLQHV &'*DQGPHHWVWKH]RQHDQGPL[HGXVHSURMHFWGHYHORSPHQWVWDQGDUGVDVVWLSXODWHGLQWKH=RQLQJ 5HJXODWLRQV Figure 2: Proposed site plan Staff Analysis:7KHSURSRVHGOD\RXWRIWKHVWUXFWXUHVPDNHVHIILFLHQWXVHRIWKHDYDLODEOHVLWHDUHDE\ SURYLGLQJFRQYHQLHQWUHWDLOVSDFHPD[LPL]LQJWKHQXPEHURIUHVLGHQWLDOXQLWVIRUWKHVLWHFRQFHDOLQJ UHTXLUHGSDUNLQJEHKLQGVWUXFWXUHVSURYLGLQJRXWGRRUFRXUW\DUGVSDFHHQFORVLQJELF\FOHSDUNLQJ ODQGVFDSLQJDQGKDVHDVLO\DFFHVVLEOHWUDVKORFDWLRQV7KHGHVLJQDQGRULHQWDWLRQRIWKH UHWDLOFRPPHUFLDOVWUXFWXUHLVPXOWLVLGHGZLWKVWRUHIURQWVIDFLQJRXWWRZDUGVWKHUHVLGHQWLDOXQLWV7KH WZRUHVLGHQWLDOVWUXFWXUHVDUHRULHQWHGZLWKWKHLUFRXUW\DUGVIDFLQJSHGHVWULDQDFFHVVZD\VDORQJWKH SULYDWHURDG7KHWUDVKHQFORVXUHVDUHFRQYHQLHQWO\ORFDWHGDQGGRQRWLQWHUIHUHZLWKSURSRVHG FLUFXODWLRQRUSDUNLQJDQGWKHSODQVVKRZWKDWWKHHQFORVXUHVDUHDPSO\VFUHHQHGZLWKGLYHUVH ODQGVFDSLQJ$WWDFKPHQW3URMHFW3ODQV6KHHW/7KHDSSOLFDQWKDVQRWSURYLGHGGHVLJQGHWDLOVRI WKHSURSRVHGWUDVKHQFORVXUH6WDIILVUHFRPPHQGLQJ&RQGLWLRQ1RZKLFKVWDWHVWKDWWUDVKHQFORVXUHV VKDOOEHILQLVKHGZLWKKLJKTXDOLW\PDWHULDOVWRPDWFKWKHDUFKLWHFWXUHRIWKHSURMHFWEXLOGLQJVWRWKH VDWLVIDFWLRQRIWKH&RPPXQLW\'HYHORSPHQW'LUHFWRU 3.2 Building Design: 7KHSURMHFWGHVLJQLVDFRQWHPSRUDU\LQWHUSUHWDWLRQRIFRPPHUFLDOLQGXVWULDO &'*&ECommercial Project Design,Building and parking location7KHRULHQWDWLRQRIEXLOGLQJVVKRXOG UHVSRQGWRWKHSHGHVWULDQRUYHKLFXODUQDWXUHRIWKHVWUHHW%XLOGLQJVZLWKKLJKSHGHVWULDQXVHVKRXOGIDFHDQGEHGLUHFWO\ DFFHVVLEOHIURPWKHVLGHZDON%XLOGLQJVLQSDUWVRIWKH&LW\WKDWDUHPRUHVXEXUEDQDQGDXWRRULHQWHGLQFKDUDFWHUVKRXOG QRWIDFHODUJHSDUNLQJORWVORFDWHGEHWZHHQWKHEXLOGLQJDQGWKHVWUHHWEXWVKRXOGLQVWHDGIDFHPDMRURQVLWHRSHQVSDFHDQG VWUHHWVFDSHHOHPHQWVSURYLGHGIRUSHGHVWULDQXVH,QWKHFDVHRIQHZFRPPHUFLDOVWUXFWXUHVORFDWHGRQPDMRUDUWHULDOVLW PD\DOVREHDSSURSULDWHWRSURYLGHODQGVFDSHGVHWEDFNVEHWZHHQEXLOGLQJVDQGVWUHHWV &'*)Misc. Design Details, Trash/recycling enclosures & service areas. 5HIXVHFRQWDLQHUVVHUYLFHDUHDV ORDGLQJGRFNVDQGVLPLODUIDFLOLWLHVVKRXOGEHORFDWHGRXWRIYLHZIURPWKHJHQHUDOSXEOLFDQGVRWKDWWKHLUXVHGRHVQRW LQWHUIHUHZLWKRQVLWHSDUNLQJRUFLUFXODWLRQDUHDVDQGDGMDFHQWXVHVHVSHFLDOO\UHVLGHQWLDOXVHV ARC1 - 4 ARCH-0810-2015 (3680 Broad Street) Page 5 architecture that exists in the surrounding neighborhood. The project includes the use of corrugated metal and fiber cement siding, industrial style windows, metal awnings and railings and metal trim panels. The design also includes peaked roofs covered withstanding seam or composite material.The proposed project incorporates architectural interest with a variety of materials, colors, and building face articulation. The structures arefurther enhanced by the proposed landscaping along the building, parking area and pedestrian pathways. Figure 3:Front (east) elevation of the commercial buildingfacing Broad Street Figure 4: Front (south) elevation of the proposed residential structure Staff Analysis: The CDG does not give specific guidelines for mixed-use residential and commercial projects, but it does provide parameters for each separately. The proposed design provides architectural features that provide a sense of human scale with the use of wall articulation, awnings,balconies, and variation in color and materials.3 As described above, the project is consistent with neighborhood architecturein the vicinity such as the Broad Street mixed-use development, Derrel’s mini storage and SESLOC and includesfeaturesfrom these projectssuch as peaked roofs, horizontal and vertical siding, and the use of corrugated metal siding.4 3.CDG 3.1.B.4: Commercial Project Design,Form and mass.A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. CDG 5.4.C.1: Multi-family and Cluster Housing Design,Facade and roof articulation. A structure with three or more attached units should incorporate significant wall and roof articulationto reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segmentsof pitched roof applied at the structure's edge. Structures (including garages and carports) exceeding 150 feet in length are discouraged. ARC1 - 5 ARCH-0810-2015 (3680 Broad Street) Page 6 3.3 Parking:The mixed-use site proposes a total of 84 vehicular parking spaces (23 spaces under carports) and 49bicycle parking spaces (Attachment 3, Project Plans, Sheet A1.0). The applicant is providing a separate, locked bicycle parking room that will only be accessible to residents. Staff Analysis: The applicant is proposing a design that includes along monotonous parking drivethat is discouraged by the CDG (Section 5.4.B.1).Due to the narrow shape of the parcel and the desire to provide the maximum number of units for affordable housing the applicant is not willing to provide design alternatives. Staff explored options with the applicant team to break up the parking areas and stagger the buildings; however it is difficult to achieve a design that provides the required number of units and quality open space areas while meeting required parking standards. Although repetitive, the carports are recessed under the residential structures and oriented in a manner that minimizes their visibility from outside the parking area. The overall elevation that includes the carports is well articulated and incorporates various awnings and material change. 4.0ENVIRONMENTAL REVIEW The proposed Iron Works mixed-used is categorically exempt from environmental review (CEQA Guidelines, Section 15332, Class 32, In-fill Development Projects) because the project is within City limits, consistent with applicable with Zoning and General Plan policies, surrounded by urban uses, and on a project site less than five acres in size served by required utilities and public services. 5.0OTHER DEPARTMENT COMMENTS Other departments have reviewed the proposed project and conditions have been incorporated into the resolution. Additional conditions will be provided inthe future architectural review report regarding public improvement requirements, utility connections, and other site features. 6.0ALTERNATIVES 9.1. Continue the project with direction to the applicant and staff on pertinent issues. 9.2.Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations and applicable City policy. 7.0ATTACHMENTS 1.Draft Resolution 2.Vicinity map 3.Project Plans 4.Final Draft Planning Commission Resolution (USE-0809-2015) 4 .CDG 3.1.B.2:.Commercial Project Design,Neighborhood compatibility. In designing a building, it is important to analyze the areas surrounding the building site to find elements of compatibility that can be used in a new design. Simply duplicating the character of surrounding buildings, however, should not be a design goal. It is important for each site to both maintain its own identity and be complementary to its surroundings. Thus, a new building can be unique and interesting and still show respect for and compatibility with the architectural styles and scale of other buildings in its vicinity. ARC1 - 6 ATTACHMENT 1 RESOLUTION NO. ARC- -15 A RESOLUTION OF THESAN LUIS OBISPOARCHITECTURAL REVIEW COMMISSIONAPPROVING A NEW MIXED-USE AFFORDABLE HOUSING PROJECT INCLUDING A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 4, 2015 3680 BROAD STREET(ARCH-0810-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, onMay 4, 2015,pursuant to a proceeding instituted under ARCH-0810- 2015, For the Future Housing, 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, presented at said hearing. WHEREAS, notices of said public hearing 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 project (ARCH-0810-2015), 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 because the project will be compatible with site constraints and the scale and character of the neighborhood. 2.The project is consistent with the Housing Element Program 6.15 because it promoteshigh- density, mixed-use housingat3710 Broad Street(which includes recently subdivided parcels 3680, 3720, 3690 Broad Street). 3.That the project’s mixed uses are consistent with the General Plan and are compatible with their surroundings, with neighboring uses, and with each other since the project has appropriate setbacks from the roadway and incorporates design features that protect the privacy and quality of the residential units. 4.The project is categorically exempt under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. ARC1 - 7 Resolution No. ARC--15 ATTACHMENT 1 3680 Broad Street,ARCH-0810-2015 Page 2 SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning 1.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 the City shall fully cooperate in the defense against an Indemnified Claim. 2.The project shall comply with conditions established under Planning Commission Use Permit USE-0809-2015. 3.The applicant shall provide an Archaeological Resource Inventory (ARI) (Phase 1 archeological investigation) prior to the issuance of the building permit. 4.The applicant shall submit building plans that include a trash enclosure designthat is finished with high quality materials to match the architecture of the project buildings; design of the enclosure is subject to the Community Design Guidelines and to the satisfaction of the Community Development Director. 5.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. 6.All colors and materials shall be called out on plans submitted for a building permit. 7.Signage for the project site shall conform to thestandards established for the C-S zone and shall comply with the City's Sign Regulations to the satisfaction of the Community Development Director. The Director may refersignage or specific proposals to the ARC if it seems excessive or out ofcharacter with the project. 8.The locations ofall lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation ofthe proposed lighting fixturesand cut- ARC1 - 8 Resolution No. ARC--15 ATTACHMENT 1 3680 Broad Street,ARCH-0810-2015 Page 3 sheetson the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 9.Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment isto be placed on the roof, plans submitted for a building permit shallconfirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 10.A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 11.The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Utilities 12.Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 13.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. 14.The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water from the existing service that was stubbed to the property. The irrigation system shall be designed and operated as described consistent with recycled water standards in the City’s Procedures for Recycled Water Use, including the ARC1 - 9 Resolution No. ARC--15 ATTACHMENT 1 3680 Broad Street,ARCH-0810-2015 Page 4 requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted to the Building Department for review during the City’s building permit review process. The applicant may contact the City’s Utilities Project Manager at 781-7239 for more information. 15.The project’s proposed non-residential uses shall be separately metered from the project’s proposed residential uses. Engineering/Public Works 16.The building plan submittal shall include the bearings and distances for all property lines in accordance with the parcel map. The plan shall show and label all existing and proposed easements. 17.Projects involving the construction of new structures requirethat complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050. 18.Any sections of damaged or displaced curb, gutter and sidewalk shall be repaired or replaced to the satisfaction of the Public Works Department. 19.Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occurwithin the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 20.All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc. shall be designed so that all vehicles can exist to the adjoining street in a forward motion in not more than two maneuvers. For purposes of maneuverability, all required and proposed covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle. 21.The building plan submittal shall show and note compliance with City Engineering Standards for the proposed parallel parking spaces located along the common driveway/access road. The plans shall show the space dimensions and shall include all necessary signage and striping. A common driveway agreement/shared parking agreement for the off-site parallel parking area shall be recorded prior to building permit issuance. 22.The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or ARC1 - 10 Resolution No. ARC--15 ATTACHMENT 1 3680 Broad Street,ARCH-0810-2015 Page 5 racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The short-term retail bike rack should be located away from the trash enclosure area and closer to the tenant entrances (preferably set on the access sidewalk between retail spaces 2 and 3). 23.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. All new electrical service wiring and telecom wiring shall be underground. 24.The utility plan shall correctly reflect the as-built subdivision improvements for PGE service locations, transformer pad improvements, and all existing and proposed conduit locations. 25.Provisions for trash, recycle, and green waste containment, 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. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other property maintenance agreement accordingly. Drainage from the trash enclosures shall be treated in accordance with City Engineering Standard 1010.B and shall be included in the Post Construction Stormwater Regulation compliance summary. 26.The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the FF of the residence, existing finish grade elevations, and existing yard drainage. Show all existing and proposed drainage courses, pipes andstructures; indicate the size, type and material. 27.The building plan submittal shall include a complete drainage report. The project shall comply with the Waterway Management Plan Volume III, Drainage Design Manual. 28.The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the City’s Website. Show compliance with all four performance requirements as required for projects with area greater than 22,000 square feet and located in Watershed Management Zone 1,2,3,6, or 9. 29.The building plan submittal shall include an operations and maintenance manual as required for the Post Construction Stormwater improvements. A private stormwater conveyance agreement will be required and shall be record prior to final inspection approvals. ARC1 - 11 Resolution No. ARC--15 ATTACHMENT 1 3680 Broad Street,ARCH-0810-2015 Page 6 30.The building plan submittal shall include a copy of the Stormwater Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the City’s Waterways Management Plan. Include reference to the WDID number on the grading and erosion control plan for reference. 31.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. Tree species and planting requirements shall be approved to the satisfaction of the City Arborist and shall conform to City Engineering Standards. 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 4th day of May, 2015. _____________________________ Phil Dunsmore, Secretary Architectural Review Commission ARC1 - 12 C-S-S PF C-C M-S MC-S BP-SP PF C/OS-40-SP PF R-1-SP BP-SP C/OS-SP C/OS C/OS C-R-SP C/OS-SP C/OS R-1-SP C/OS-SP B R O A D INDUS T R I A L S A C R A M E N T O VICINITY MAP File No. 0810-2015 3680 Broad ¯ ATTACHMENT 2 ARC1 - 13 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m AR C H I T E C T U R A L : A0 . 1 S h e e t I n d e x A1 . 0 S i t e P l a n A1 . 1 L a n d s c a p e A r e a A2 . 0 E l e v a t i o n s - B u i l d i n g A A2 . 1 E l e v a t i o n s - B u i l d i n g A A2 . 2 E l e v a t i o n s - B u i l d i n g B A2 . 3 E l e v a t i o n s - B u i l d i n g B A2 . 4 E l e v a t i o n s - C o u r t y a r d A2 . 5 E l e v a t i o n s - R e t a i l A3 . 0 . B u i l d i n g A - L e v e l 1 A3 . 1 B u i l d i n g A - L e v e l 2 A3 . 2 B u i l d i n g A - L e v e l 3 A3 . 3 B u i l d i n g B - L e v e l 1 A3 . 4 B u i l d i n g B - L e v e l 2 A3 . 5 B u i l d i n g B - L e v e l 3 A3 . 6 B u i l d i n g C - R e t a i l A4 . 0 S e c t i o n s A5 . 0 U n i t P l a n s A5 . 1 U n i t P l a n s A5 . 2 F l o o r P l a n - L e a s i n g & Am e n i t i e s A6 . 0 P e r s p e c t i v e A6 . 1 P e r s p e c t i v e A6 . 2 P e r s p e c t i v e A7 . 0 M a t e r i a l B o a r d - R e s i d e n t i a l A7 . 1 M a t e r i a l B o a r d - R e t a i l VI C I N I T Y M A P LA N D U S E M A P SI T E SI T E Al l w o r k s h a l l b e i n c o n f o r m a n c e w i t h 2 0 1 3 C a l i f o r n i a Bu i l d i n g C o d e ( C B C ) b a s e d o n t h e 2 0 1 2 I B C , 2 0 1 3 Ca l i f o r n i a E l e c t r i c a l C o d e ( C E C ) b a s e d o n 2 0 1 1 N E C , 20 1 3 C a l i f o r n i a M e c h a n i c a l C o d e ( C M C ) b a s e d o n 20 1 2 U M C , 2 0 1 3 C a l i f o r n i a P l u m b i n g C o d e ( C P C ) ba s e d o n 2 0 1 2 U P C , 2 0 1 3 C a l i f o r n i a F i r e C o d e ( C F C ) ba s e d o n 2 0 1 2 I F C , 2 0 1 3 C a l i f o r n i a G r e e n B u i l d i n g St a n d a r d s C o d e ( C A L G r e e n ) , 2 0 1 1 C a l i f o r n i a B u i l d i n g Ef f i c i e n c y S t a n d a r d s a n d C i t y o f S a n L u i s O b i s p o 2 0 1 3 Co n s t r u c t i o n & F i r e C o d e s . ATTACHMENT 3 ARC1 - 14 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m Pr o jec t Sta t i s t i c s Zon i n g: C-SC om m e r c i a l Ser v i c e s Cur r e n t Use s : V a c a n t To t a l S q u a r e F o o t a ge: 1. 6 a c r e s Ar e a o fS it e t o b e Cov e r e d b yS tr u c t u r e s : Res i d e n t i a l B u i l d i n gs (9, 8 5 5 s . f. + 9 , 8 0 0 s . f.): ±1 9 , 6 0 0 s . f . Ret a i l B u i l d i n g:g ± 4 , 4 0 0 s . f. To t a l A r e a o fS it e t o b e Cov e r e d b yS tr u c t u r e s ± 2 4 , 1 0 0 s . f. To t a l n u m b e r o f e x i s t i n g d w e l l i n g u n i t s : 0 u n i t s Pr o p o s e d U n i t s : 1- B ed roo m1 2uni t s 2- B ed roo m1 9 u n i t s 3-B e d r o o m 15 u n i t s To t a l n u m b e r o f n e w d w e l l i n g u n i t s : 46 u n i t s Dw e l l i n g D e n s i t y: 29 D U /Ac r e Pa r k i n g R e q u i r e d : Ret a i l (1/30 0 s . f.): 1 5 s p a c e s Re s ide nt i al: 4 6 s pac e s p To t a l P a r k i n g P r o v i d e d : 6 1 s p a c e s Pa r k i n g P r o v i d e d : Ret a i l (1/30 0 s . f.): ±1 5 s p a c e s Re s ide nt i al: ±5 9 s pac e s p To t a l P a r k i n g P r o v i d e d : ±7 4 s p a c e s Bi c ycl e P a r k i n g P r o v i d e d : Ret a i l Sho r t T e r m 1 s p a c e s Ret a i l L o n g T e r m 2 s p a c e s Res i d e n t i a l (1 s p a c e /DU ): 4 6 s p a c e s Co u r t y a r d ya uur t y y uuuuu yyyy rt y H.C. H.C. H.C. H.C. 461' - 7 " 150'-0 Co u r t y a r d C u a H.C. AR C H I T E C T U R A L S I T E P L A N Co u r t y a r d d ou ya CC d ur t y ur t y u y Bu i l d i n g A Bu i l d i n g B ATTACHMENT 3 ARC1 - 15 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m Co u r t y a r d Co u r t y a r d H. C . H. C . H. C . H. C . 46 1 ' - 7 " 150'-0 *T o t a l A r e a o f L a n d s c a p i n g : ± 7 , 0 2 5 s q . f t . Co u r t y a r d H. C . LA N D S C A P E A R E A D I A G R A M Bu i l d i n g A Bu i l d i n g B ATTACHMENT 3 ARC1 - 16 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. L e f t E l e v a t i o n 2. F r o n t E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . 2 Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 5 6 7 7 1 8 ATTACHMENT 3 ARC1 - 17 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. R i g h t E l e v a t i o n 2. R e a r E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 7 5 2 3 1 8 ATTACHMENT 3 ARC1 - 18 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. L e f t E l e v a t i o n 2. F r o n t E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . 2 Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 5 6 7 7 1 8 8 ATTACHMENT 3 ARC1 - 19 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. R i g h t E l e v a t i o n 2. R e a r E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 7 5 2 3 1 8 ATTACHMENT 3 ARC1 - 20 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 2. T y p i c a l C o u r t y a r d E l e v a t i o n 1. B u i l d i n g A - C o u r t y a r d E l e v a t i o n 0 4 81 6 3 4 Ke y M a p n . t . s . Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 6 2 2 1 2 2 8 ATTACHMENT 3 ARC1 - 21 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 2. L e f t E l e v a t i o n 3. R e a r E l e v a t i o n 0 4 81 6 1 3 Ke y M a p n . t . s . 2 Ma t e r i a l L e g e n d 1.2.3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t P a n e l 5. M e t a l A w n i n g 6. O u t l o o k e r s 7. T e n a n t S i g n a g e 2 3 1. F r o n t E l e v a t i o n 1 4 4. R i g h t E l e v a t i o n 5 6 7 1 4 3 6 7 5 2 Ma t e r i a l L e g e n d 1. S t a n d i n g S e a m R o o f ATTACHMENT 3 ARC1 - 22 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 23 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 24 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 25 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 26 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 27 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 28 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 29 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m Se c t i o n A - A Se c t i o n C - C 0 4 81 6 Ke y M a p n . t . s . Se c t i o n B - B Bu i l d i n g A B u i l d i n g B ATTACHMENT 3 ARC1 - 30 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 31 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 32 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 33 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m BR O A D S T . & P R I V A T E D R I V E C O R N E R Ke y M a p n . t . s . Pr i v a t e D r i v e Broad St. 1 ATTACHMENT 3 ARC1 - 34 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m RE T A I L B U I L D I N G Ke y M a p n . t . s . Pr i v a t e D r i v e Broad St. 1 ATTACHMENT 3 ARC1 - 35 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m PR I V A T E D R I V E Ke y M a p n . t . s . Pr i v a t e D r i v e Broad St. 1 ATTACHMENT 3 ARC1 - 36 Pl a n t i n g D e s i g n N o t e s La n d s c a p e d e s i g n s h a l l c o m p l y w i t h t h e C i t y o f S a n L u i s O b i s p o Un i f o r m D e s i g n C r i t e r i a . Al l p l a n t m a t e r i a l h a s b e e n s e l e c t e d t o h a v e l o w t o m e d i u m w a t e r r e q u i r e m e n t s . No l a w n i s p r o p o s e d f o r t h i s d e s i g n . Al l p l a n t i n g b e d s s h a l l h a v e a m i n i m u m 2 " l a y e r o f o r g a n i c m u l c h t h r o u g h o u t to i m p r o v e w a t e r r e t e n t i o n i n s o i l . Pr e l i m i n a r y P l a n t M a t e r i a l s L i s t St r e e t T r e e s (1 5 g a l l o n m i n i m u m s i z e , C i t y o f S a n L u i s O b i s p o A p p r o v e d St r e e t T r e e Li s t ) P l a t a n u s x a c e r i f o l i a C a l i f o r n i a S y c a m o r e Q u e r c u s p a l u s t r i s S w a m p O a k Tr i s t a n i o p s i s l a u r i n a Wa t e r G u m Me d i u m S i z e E v e r g r e e n A n d D e c i d u o u s T r e e s Ca n o p y : Ge i j e r a p a r v i f o l i a A u s t r i a l i a n W i l l o w P i s t a c i a c h i n e n s i s C h i n e s e P i s t a c h e Na r r o w : A c e r p l a t a n o i d e s N o r w a y M a p l e T r e e P y r u s c a l l e r y a n a / ' B r a d f o r d ’ O r n a m e n t a l P e a r F r a x i n u s o x y c a r p a ' R a y w o o d ' R a y w o o d A s h T r e e Sm a l l A c c e n t T r e e s Na r r o w : Ca l l i s t e m o n v i m i n a l i s W e e p i n g B o t t l e b r u s h Hy m e n o s p o r u m f l a v u m S w e e t S h a d e Me l a l e u c a l i n a r i i f o l i a Fl a x l e a f P a p e r b a r k Fl o w e r i n g a n d C o l o r f u l F o l i a g e : A r b u t u s ' M a r i n a ' S t r a w b e r r y T r e e C h i t a l p a t a s h k e n t e n s i s C h i t a l p a C o t i n u s c o g g r y g i a S m o k e T r e e M a g n o l i a ' L i t t l e G e m L i t t l e G e m M a g n o l i a Sc r e e n / B u f f e r S h r u b s 4 - 5 ' Ab e l i a g r a n d i f l o r a Gl o s s y A b e l i a Be r b e r i s t h u n b e r g i a Ba r b e r r y Ce a n o t h u s ' B l u e J e a n ' Ca l i f o r n i a L i l a c Ra p h i o l e p i s i n d i c a In d i a H a w t h o r n Ro s m a r i n u s ' T u s c a n B l u e ' Ro s e m a r y Co u r t y a r d S h r u b s a n d G r o u n d c o v e r s Ag a p a n t h u s a f r i c a n u s Li l y - o f - t h e - N i l e Es c a l l o n i a ‘ N e w p o r t D w a r f ’ N C N E u o n y m u s j a p o n i c u s ' S i l v e r P r i n c e s s ' S i l v e r P r i n c e s s E u o n y m u s H e m e r o c a l l i s h y b r i d D a y L i l y H e u c h e r a s p p . C o r a l B e l l s Pi t t o s p o r u m t o b i r a ‘ C r e a m d e M i n t ’ D w a r f V a r i e g a t e d M o c k O r a n g e S a l v i a g r e g g i i A u t u m n S a g e T e u c r i u m c h a m a e d r y s G e r m a n d e r Sh r u b s Ar c h t o s t a p h y l o s ‘ H o w a r d M c M i n n ’ H o w a r d M c M i n n M a n z a n i t a Be r b e r i s t h u n b e r g i i ‘ C h e r r y B o m b ’ D w a r f J a p a n e s e B a r b e r r y Ca l l i s t e m o n ‘ L i t t l e J o h n ’ D w a r f B o t t l e b r u s h Mu h l e n b e r g i a r i g e n s D e e r G r a s s Ph o r m i u m ' Y e l l o w W a v e ' N e w Z e a l a n d F l a x Ra p h i o l e p i s i n d i c a I n d i a H a w t h o r n Gr o u n d C o v e r s Co t o n e a s t e r d a m m e r i Co t o n e a s t e r La n t a n a m o n t e v i d e n s i s Tr a i l i n g L a n t a n a Ro s a s p p . Ca r p e t R o s e Ro s m a r i n u s o f f i c i n a l i s Ro s e m a r y V i n e s Cl y t o s t o m a c a l l i s t e g i o i d e s Vi o l e t T r u m p e t Di s t i c t i s b u c i n n a t o r i a Bl o o d - r e d T r u m p e t V i n e LI D L a n d s c a p e B a c c h a r i s p i l u l a r i s ‘ T w i n P e a k s ' D w a r f C o y o t e B r u s h C a r e x t u m u l i c o l a B e r k e l e y S e d g e D e c h a m p s i a c e s p i t o s a T u f t e d H a i r G r a s s J u n c u s p a t e n s C a l i f o r n i a G r a y R u s h M u l h e l e n b e r g i a r i g e n s D e e r G r a s s Mu l c h Mu l c h a l l g r o u n d c o v e r a n d p l a n t e r a r e a s w i t h 2 ” m i n i m u m l a y e r ‘w a l k - o n ’ b a r k . Co n c e p t u a l I r r i g a t i o n P l a n N o t e s Ir r i g a t i o n d e s i g n s h a l l c o m p l y w i t h t h e C i t y o f S a n L u i s O b i s p o Un i f o r m D e s i g n C r i t e r i a . Al l p l a n t m a t e r i a l s e l e c t e d s h a l l h a v e l o w t o m e d i u m w a t e r r e q u i r e m e n t s pe r W U C O L S . T h e m a x i m u m a p p l i e d w a t e r a l l o w a n c e ( M A W A ) a n d es t i m a t e d w a t e r u s e ( E T W U ) h a v e b e e n c a l c u l a t e d . T h e E T W U i s l e s s th a n t h e M A W A . Wa t e r s o u r c e s h a l l b e c i t y w a t e r w i t h a s e p a r a t e m e t e r a n d i f r e q u i r e d , re c l a i m e d w a t e r i s a v a i l a b l e f o r u s e . Th e i r r i g a t i o n s y s t e m s h a l l c o n s i s t o f i n - l i n e d r i p e m i t t e r s . E a c h c i r c u i t sh a l l b e a h y d r o z o n e b a s e d o n e x p o s u r e a n d p l a n t w a t e r r e q u i r e m e n t s : • S h a d y a r e a h y r d o z o n e • S u n n y a r e a h y r d o z o n e • L I D F a c i l i t y b o t t o m h y d r o z o n e • S l o p e s o r s p e c i a l s o i l c o n d i t i o n s b y h y d r o z o n e s Ir r i g a t i o n c o n t r o l l e r s h a l l b e w e a t h e r b a s e d a n d w i l l a u t o m a t i c a l l y a d j u s t i r r i g a t i o n in r e s p o n s e t o t h e c h a n g e s i n p l a n t ' s n e e d s , a s w e a t h e r c o n d i t i o n s c h a n g e . La n d s c a p e R e s p o n s e s t o L I D F a c i l i t y R e q u i r e m e n t s : Ty p i c a l t e c h n i q u e s ( d e p e n d i n g o n T i e r 1 o r T i e r 2 r e q u i r e m e n t s ) i n c l u d e : • C o o r d i n a t i o n w i t h C i v i l E n g i n e e r o n i n f i l t r a t i o n s o i l m e d i a , i f r e q u i r e d . • S e l e c t i o n o f w e t / d r y a d a p t i v e p l a n t s f o r s t o r m w a t e r f a c i l i t i e s . • C o b b l e b l a n k e t s i n c o n d i t i o n s w h e r e s t o r m w a t e r d u r a t i o n w a r r a n t s . BROAD STREE T PR I V A T E D R I V E L- 1 Co n c e p t u a l L a n d s c a p e P l a n Ir o n W o r k s 36 8 0 B r o a d S t r e e t , S a n L u i s O b i s p o , C A M a r c h 1 0 , 2 0 1 5 No r t h Fi l e N a m e : F i r m a _ B r o a d S t . A p a r t m e n t s _ 2 1 4 6 4 L a s t D a t e M o d i f i e d : 3 / 1 0 / 1 5 l a n d s c a p e a r c h i t e c t s p l a n n i n g • e n v i r o n m e n t a l s t u d i e s 18 7 T a n k F a r m R o a d , S u i t e 2 3 0 , S a n L u i s O b i s p o , C A 9 3 4 0 1 ph o n e : 8 0 5 . 7 8 1 . 9 8 0 0 f a x : 8 0 5 . 7 8 1 . 9 8 0 3 0 5 ' 1 0 ' 10 ' 2 0 ' 3 0 ' Sc a l e : 1 " = 2 0 ' - 0 " Pr o j e c t N a m e I r o n S m i t h A p a r t m e n t s 0 3 / 1 0 / 1 5 36 8 0 B r o a d S t r e e t , S a n L u i s O b i s p o , C A Ta b l e 1 : a n n u a l To C a l c u l a t e M A W A - M a x i m u m A p p l i e d W a t e r A l l o w a n c e ET o (an n u a l ) 43 . 8 LA 1 6 , 5 6 8 SL A 0 MA W A (g al l o n s / yea r ) 31 4 , 9 4 4 MA W A (in c h e s p e r s q . f t ) 30 . 4 9 MA W A ( i n c h e s p e r D A Y ) 0 . 0 8 ET o i s n o t a d jus t e d f o r s e a s o n a l r a i n f a l l MA W A = (Et o )( 0. 6 2 )[(0. 7 x L A )+(0. 3 x S L A )] Ta b l e 2 a : a n n u a l To C a l c u l a t e E T W U - E s t i m a t e d T o t a l W a t e r U s e Et o ( a n n u a l ) 43 . 8 PF x H A ( s e e t a b l e 2 b ) 5, 5 6 4 HA (se e t a b l e 2 b ) 16 , 5 6 8 IE ( s e e T a b l e 3 ) 0 . 8 5 SL A 0 ET W U ( g a l l o n s / s e a s o n ) 1 7 7 , 7 4 4 ET W U ( i n c h e s p e r s q . f t . ) 1 7 . 2 1 ET W U ( p e r D A Y ) 0 . 0 5 ET o i s n o t a d jus t e d f o r s e a s o n a l r a i n f a l l ET W U = (Et o )( 0. 6 2 ){ [(PF x H A )/I E ] + S L A } Ta b l e 2 b To D e t e r m i n e P l a n t F a c t o r w i t h M u t i p l e H y d r o Z o n e s H. Z W a t e r U s e T ype P . F . * * H . A (s. f . ) We i ght e d P . F . 1 L O W 0 . 3 9 , 7 0 6 2 , 9 1 2 2 L O W 0 . 3 5 1 , 8 6 2 6 5 2 3 M E D 0 . 4 5 , 0 0 0 2 , 0 0 0 4 0 5 0 6 0 7 0 8 0 To t a l s 1 6 , 5 6 8 5 , 5 6 4 ** P l a n t F a c t o r f r o m W U C O L S , A u gus t 2 0 0 0 ET W U I S 5 6 % o f M A W A Ap p r o x . 3 7 , 2 0 0 gal l o n s o f w a t e r w i l l b e s a v e d p e r yea r . Pr o j e c t N a m e I r o n S m i t h A p a r t m e n t s 0 3 / 1 0 / 1 5 36 8 0 B r o a d S t r e e t , S a n L u i s O b i s p o , C A H. Z W a t e r U s e T ype S p r i n k l e r H A "I E " W e i ght e d A r e a 1 L O W E M I T T E R 1 6 , 5 6 8 0 . 8 5 1 4 , 0 8 3 2 0 3 0 4 0 5 0 6 0 7 0 8 0 9 0 To t a l s 1 6 , 5 6 8 1 4 , 0 8 3 IE i s 0 . 8 5 Ta b l e 3 : h ydr o z o n e (H. Z . ) i n f o r m a t i o n To D e t e r m i n e A v e r a ge S yst e m " I E " e x c e e d s . 7 1 Fr o n t a g e S h r u b s a n d G r o u n d c o v e r s (e . g . A r c t o s t a p h y l o s , B e r b e r i s , R o s m a r i n u s ) Pa r k i n g L o t T r e e s (e . g . P i s t a c h e , P l a t a n u s ) Co v e r e d Bi k e P a r k i n g Pl a y g r o u n d E q u i p m e n t Pl a y S y s t e m s H o m e D o m e Co u r t y a r d w i t h B B Q an d S e a t i n g A r e a s Co u r t y a r d w i t h Se a t i n g A r e a s LI D - S e e C i v i l P l a n (e . g . B a c c h a r i s , C a r e x , J u n c u s ) Dr o u g h t T o l e r a n t S h r u b s a n d Gr o u n d c o v e r s (e . g . B e r b e r i s , R o s e m a r i n u s ) LI D - S e e C i v i l P l a n (e . g . B a c c h a r i s , C a r e x , J u n c u s ) Bi k e P a r k i n g St r e e t T r e e s - Ci t y o f S L O a p p r o v e d (e . g . P l a t a n u s , Q u e r c u s , T r i s t a n i o p s i s ) Dr o u g h t T o l e r a n t S c r e e n S h r u b s a n d Gr o u n d c o v e r s (e . g . B e r b e r i s , C e o n o t h u s , Ra p h i o l e p i s ) Co u r t y a r d S h r u b s a n d G r o u n d c o v e r s (e . g . E u o n y m u s , H e r m o c a l l i s , S a l v i a ) Sm a l l F l o w e r i n g T r e e s (e . g . C h i t a l p a , C o t i n u s , M a g n o l i a ) Na r r o w T r e e s (e . g . A c e r , P y r u s , F r a x i n u s ) Sh r u b s / V i n e s P l a n t i n g a t C a r p o r t s (e . g . H e r m o c a l l i s , C l y t o s t o m a ) 42 " O r n a m e n t a l S t e e l Pi c k e t F e n c e - Ho r i z o n t a l r a i l s t o ma t c h b u i l d i n g ' s d e c k s . 42 " O r n a m e n t a l S t e e l G a t e ATTACHMENT 3 ARC1 - 37 ATTACHMENT 3 ARC1 - 38 ATTACHMENT 3 ARC1 - 39 RESOLUTION NO. XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A MIXED-USE COMMERCIAL AND RESIDENTIAL PROJECT,INCLUDING A HEIGHT EXCEPTION AS AN AFFORDABLE HOUSING INCENTIVE, AND A MASTER USE LISTINCLUDING A CATEGORICAL EXEMPTION FROM CEQA AS REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED APRIL 8, 2015 (3680 BROAD STREET,USE-0809-2015) WHEREAS, the Planning 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 8, 2015 for the purpose of considering application USE-0809-2015, a request to allow a mixed use project with 46residential units and 4,400 square foot commercial space, a height exception as an affordable housing incentive and a master use list at3680 Broad Street; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings in support of the project approval that includes a mixed-use (residential and commercial) project, consisting of 46 residential units and tenant space to allow up to 4,400 square feetof commercial floor area, a Master Use List, and a building height of 43feet where 35 feet is the maximum allowed height as an affordable housing incentive to accommodate the development of the proposed project: Mixed-Use Findings: 1.That the above recitals are true and correct and are incorporated herein by this reference. 2.That the project’s mixed uses are consistent with the General Plan and are compatible with their surroundings, with neighboring uses, and with each other sincethe project has appropriate setbacks from the roadway and incorporates design features that protect the privacy and quality of the residential units. 3.That the project is consistent with Land Use Element Policy 2.2.6 “Housing and Businesses” because the projectis nearby neighborhood commercial centers, major activity nodes and transit opportunities. Housing at this location is and can be compatible with the proposed and existing commercial uses on-site and on adjacent properties. ATTACHMENT 4 ARC1 - 40 3680 BroadStreet – Iron WorksMixed Use Project April 8, 2015 4.That the mixed uses provide greater public benefits than single-use development of the sitesince the project allows for 100% affordable residentialunits within close proximity to transit, retail services and uses, and typical workplaces.Maintaining a 24-hour presence on the site will ensure additional safety and security for the surrounding neighborhood and commercial uses. 5.That since the proposed commercial tenant space is located close to BroadStreet and is designed to accommodate small retail uses, substantial conflicts between the residential and commercial use are not anticipated. 6.That the project complies with all applicable provisions of the Zoning Regulations as described within the property development standards for the Service- Commercial zone. 7.That the site is adequate for the project in terms of size, configuration,topography, and other applicable features, and has appropriate access to public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use. 8.That, as conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Findings for More Restrictive Standards and a Master Use List: 9.Site specific property development standards are needed to protect all proposed uses of the site, in particular residential uses. A Master Use List, which limits some of the uses normally allowed in the C-S zones is provided as Exhibit A. Medical Services 10.Medical services are compatible with surrounding land uses because, as conditioned to occupy no more than 2,000 square feet of the project’s commercial lease space, adequate parking is provided on-site to accommodate the range of mixed uses. 11.The project site is located along Broad Street, a street designated as an arterial in the Circulation Element and has convenient access to public transportation from a transit stop along Broad Street. 12.The proposed medical service will not significantly increase traffic in residential neighborhoods because the project site has access to BroadStreet and is not located adjacent to a residential neighborhood. Public use of the proposed medical services does not require on-site traffic to pass through a residential area. ATTACHMENT 4 ARC1 - 41 3680 BroadStreet – Iron WorksMixed Use Project April 8, 2015 13.The proposed medical service is consistent with the Airport Overlay Zone (AOZ) because the overall development is consistent with allowable uses and non-residential density per M.C. Section 17.57.040, Table 10. Office Uses 14.Offices will be compatible with existing and proposed uses in the area because the site is located along BroadStreet;a street designated as an Arterial Street in the Circulation Element, and has convenient access to public transportation and bicycle routes. 15.The project location will not significantly direct traffic to use streets in residential zones because there are no residential zones bordering the project site. 16.The project will provide adequate mitigation to address potential impacts related to noise, light and glare, loss of privacy and other impacts on nearby residential areas because, as a mixed-use project, these considerations are integral part of the project design. 17.The project will not preclude industrial or service commercial uses in areas especially suited for these uses when compared with offices. 18.The project will not create a shortage of C-S zoned land available for service commercial or industrial development because there are vacant, developable and under-utilized properties through-out the City in the C-S zone better suited for industrial uses. Findings for Density Bonus & Affordable Housing Incentives: 19.The project is consistent with Housing Element, Program 6.15 because it identifies 3710 Broad Street (which includes recently subdivided parcels 3680, 3720, 3690Broad Street) as an area for higher-density, infill or mixed-use housing. 20.As a 100% affordable housing development, the applicant is entitled up to a 35% maximum density bonus under State law. Therefore, the proposed density bonus for the project of 29% is consistent with established criteria for density bonuses. 21.Senate Bill (SB) 1818 requirescities to grantup to three “concessions and incentives” for affordable housing projects. The proposed height of 43 feet to accommodate the development of the proposed project is an exception to standards that is appropriate as an incentive consistent with SB 1818. 22.The proposed height exceptionis consistent with Community Design Guidelines, Section 5.4.C -Multi-Family Project Architecture - because the proposed roof design incorporates significant articulation and iscompatible with the character of the neighborhood. Section 2. Environmental Review.The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, ATTACHMENT 4 ARC1 - 42 3680 BroadStreet – Iron WorksMixed Use Project April 8, 2015 surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. Section 3.Action. The Planning Commission does hereby approve application USE- 0809-2015, allowing a mixed use project at 3680 BroadStreetsubjectto the following conditions: Planning 1.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. 2.The proposed use shall operateconsistent with the project description,approved plans, and other supporting documentation submitted with this application unless otherwise conditioned herein. 3.The project shall be forwarded to the Architectural Review Commission to review the project design for consistency with the Community Design Guidelinesand the Mixed Use project design standards (Zoning Regulations section 17.08.072). Specific attention shall be given to the compatibility between the adjacent commercial usesand the residential units to protect residences from glare, noise or odors. The Architectural Review Commission shall be responsible for taking action on additional project conditions and code requirements as applicable. 4.Parking lot poles and fixtures shall be shown on building permit plans and not exceed 15 feet in height measured from the parking lot surface to the bottom of the fixture. Parking lot light fixtures shall be consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 5.The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for architectural review. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 6.All parking spaces shall be available for residential tenants, employees and customers free from restrictions. No parking spaces shall be individually labeled or allocated.All ATTACHMENT 4 ARC1 - 43 3680 BroadStreet – Iron WorksMixed Use Project April 8, 2015 parking spaces shall be within a commonly managed area outside of individual ownership. 7.The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements to ensure the site does not become under-parked. 8.TheMixed Use Project is subject to the use matrix provided in Exhibit A of this resolution. Modifications to the use matrix require the approval of the Planning Commission 9.Hours of operation for the commercial component of the project shall be limited to 8:00 a.m. to 6:00 p.m.unless the Community Development Director approves an Administrative Use Permit for extended hours. 10.Architecturalplans shall be submitted to the City prior to scheduling a hearing before the Architectural Review Commission. The revised plans shall address any comments from staff including comments from the planning, building, public works, fire and utilities departments. The revised plans shall also incorporate any design comments from the Planning Commission. 11.A noise disclosure shall be provided to all residential and commercial tenants, including owners and renters, to ensure acknowledgment of potential noise in excess of residential standards that may be generated fromadjacent commercial businesses. 12.Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenantwith the Cityto ensure that disclosure is provided to allbuyers and lesseesat the subject property. Notice form and content shall be to the satisfaction of the Community Development Directorand include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. 13.The Use Permit shall be reviewed by the Planning Commission if the City receives substantiated written complaints from any citizen, Code Enforcement Officer, or Police Department employee, that includes information and/or evidence supporting a conclusion that a violation of this Use Permit, or of City ordinances or regulations applicable to the property or the operation of the business, has occurred. At the time of the Use Permit ATTACHMENT 4 ARC1 - 44 3680 BroadStreet – Iron WorksMixed Use Project April 8, 2015 review, to insure on-going compatibility of the uses on the project site, conditions of approval may be added, deleted, or modified. 14.The residential dwelling units shall be restricted to extremely low, very-low and low income households for a period of 55 years as represented in the applicant’s project description. The applicant shall also comply with SLOMC section 17.90.080. Transportation 15.Install a pork chop island and sweeping driveway entrance that provides some deceleration for vehicles turning right from Broad Street. The pork chop island shall restrict left turn exits from the driveway but allow left turn entrance and right turn entrance/exit movements 16.Enter into a covenant agreement requiring the pork chop island driveway to be modified at a future date uncertain restricting all left turn movements when the planned median along Broad Street is constructed or sooner if a left turn collision pattern develops. 17.Enter into a memorandum of understanding that extends to residents stating that Broad Street pedestrian crossings are provided currently at Industrial Way and in the future at Prado Road. No pedestrian crossing provisions will be provided on Broad Street between Prado & Industrial Way. 18.Enter into a reciprocal access agreement with adjacent parcels due to the proposed sidewalk being on private property. 19.On-Street parallel parking spaces are provided within the access easement area, the project will be conditioned to enter into a reciprocal parking agreement with adjacent parcels for these spaces. 20.Pay fair share cost of Broad Street median, equivalent to length of property frontage. 21.The applicant shall work with staff to consider a detached sidewalk with a five foot parkway along the Broad Street frontage to the satisfaction of the Public Works Director. The City shall evaluate the future widening of the sidewalk in conjunction with the Prado Road extension. On motion by Commr Riggs, seconded byCommr.Draze and on the following roll call vote: AYES: NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this day of adopted this 8th day of April, 2015. ATTACHMENT 4 ARC1 - 45 3680 BroadStreet – Iron WorksMixed Use Project April 8, 2015 _____________________________ Doug Davidson, Secretary Planning Commission ATTACHMENT 4 ARC1 - 46 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: 5HYLHZRIDQVTXDUHIRRWKRWHODGGLWLRQQHZJXHVWURRPVORFDWHGZLWKLQ WKH'RZQWRZQ+LVWRULF'LVWULFW PROJECT ADDRESS:0RUUR6WUHHWBY:.\OH%HOO$VVLVWDQW3ODQQHU FILE NUMBER:$5&+FROM:3KLO'XQVPRUH6HQLRU3ODQQHU RECOMMENDATION 5HFRPPHQGWKDWWKH$UFKLWHFWXUDO5HYLHZ&RPPLVVLRQDGRSWWKHGUDIW5HVROXWLRQ$WWDFKPHQW ZKLFKDSSURYHVWKHSURMHFWEDVHGRQILQGLQJVDQGVXEMHFWWRFRQGLWLRQV SITE DATA Applicant /XQDF\&OXE//& Representative -HII%DJXH3XJOLVL$UFKLWHFWXUH Historic Status 1RQH Submittal Date 0DUFK Complete Date 0DUFK Zoning &'+ General Plan *HQHUDO5HWDLO Site Area aVTXDUHIHHW Environmental Status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eeting Date: 0D\ Item Number: ARC2 - 1 PJD $5&+0RUUR6WUHHW 3DJH &RPPLWWHHUHYLHZHGWKHILQDOSURMHFWGHVLJQDQGKDVUHFRPPHQGHGDSSURYDOWRWKH$UFKLWHFWXUH 5HYLHZ&RPPLVVLRQIRUFRQVLGHUDWLRQRIILQDOSURMHFWDSSURYDO 2.0 COMMISSION’S PURVIEW 7KH$5&¶VUROHLVWRUHYLHZWKHSURMHFWLQWHUPVRILWVFRQVLVWHQF\ZLWKWKH&RPPXQLW\'HVLJQ *XLGHOLQHV+LVWRULF3UHVHUYDWLRQ3URJUDP*XLGHOLQHVDQGDSSOLFDEOH&LW\VWDQGDUGV 3.0 PROJECT INFORMATION 3.1 Site Information/Setting 7KHVLWHLVFXUUHQWO\GHYHORSHGZLWKDKRWHOUHVWDXUDQWEDUDQGJURXQGOHYHOSDUNLQJ7KH SURSHUW\LVERXQGHGE\+HULWDJH2DNV%DQNWRWKHVRXWKDSDUNLQJORWWRWKHHDVW0RUUR6WUHHW WRWKHZHVWDQGDPL[RIUHVWDXUDQWDQGUHWDLOXVHVWRWKHQRUWK7KHVXEMHFWSURSHUW\DQGDOO DGMDFHQWSURSHUWLHVDUHZLWKLQWKH&RPPHUFLDO'RZQWRZQ&'+]RQLQJGLVWULFW2WKHU QHDUE\GHYHORSPHQWLQFOXGHVDPL[WXUHRIUHWDLOUHVWDXUDQWVSDUNLQJORWVDQGRIILFHEXLOGLQJV 7KHSURMHFWVLWHLVYLVLEOHIURPWKH&RXUW6WUHHW3URPHQDGH+LJXHUDDQG0DUVK6WUHHWV 3.2 Project Description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tem Proposed 1 Ordinance Standard 2 Setbacks Build to property line on north, east and south; 90’ from west property line (fronting Morro St.) Build to property lines Max. Height of Structure 46 feet (60 feet at top of elevator tower) 50 feet (up to 60 feet for building components such as elevator towers) Building Coverage 60.9% 100% Parking Spaces No onsite parking Parking requirements can be offset with in-lieu parking fees for 22 required parking spaces Notes: 1. Applicant’s project plans 2. City Zoning Regulations ARC2 - 2 $5&+0RUUR6WUHHW 3DJH 4.0 PROJECT ANALYSIS 4.1CHC Directional Items $WWKH-DQXDU\PHHWLQJWKH&+&IRXQGWKHSURMHFWWREHFRQFHSWXDOO\FRQVLVWHQW ZLWKWKH+LVWRULF3UHVHUYDWLRQ*XLGHOLQHVDQGVXSSRUWHGWKHRYHUDOOGHVLJQRIWKHSURMHFW $WWDFKPHQW2Q)HEUXDU\WKH$5&UHYLHZHGWKHFRQFHSWXDOGHVLJQVRIWKH SURMHFWDQGIRXQGWKHPFRQVLVWHQWZLWKWKH&RPPXQLW\'HVLJQ*XLGHOLQHVDQGVXSSRUWHGWKH &+&¶VGLUHFWLRQDOLWHPV$WWDFKPHQW7KH&+&DQGWKH$5&UHFRPPHQGHGWKH IROORZLQJGLUHFWLRQDOLWHPVWREHLQFRUSRUDWHGLQWRSODQVVXEPLWWHGIRUILQDODSSURYDO Directional Item #1:Explore design alternatives to integrate the stair and elevator towers into the structure. 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Response to Directional Item #2:7KHDUFKLWHFWXUDOILQLVKPDWHULDOVDQGDUFKLWHFWXUDO HOHPHQWVDUHFRPSDWLEOHZLWKWKHSUHYDLOLQJDUFKLWHFWXUDOFKDUDFWHURIWKHKLVWRULFGLVWULFW DQGQHDUE\EXLOGLQJV7KHSURSRVHGSURMHFWLQFRUSRUDWHVVLPLODUPDWHULDOVDQGILQLVKHV IRXQGWKURXJKRXWWKHGLVWULFWLQFOXGLQJFHPHQWILEHUERDUGVLGLQJIODWURRIVZLWKFRUQLFH FRSLQJGHWDLOVDQGZLQGRZVDQGGRRUVZLWKGLYLGHGOLJKWV7KHIRUPDQGPDVVLQJRIWKH DGGLWLRQLVDOVRFRQVLVWHQWZLWKQHDUE\GRZQWRZQGHYHORSPHQW Directional Item #3:Plans submitted for final review shall include all details, cut sheets, dimensions, and specifications as determined by staff to be necessary for CHC review and final ARC review to ensure all materials, windows, and finishes are authentic and of a high quality suitable for development in the downtown area. 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12 5HVROXWLRQ1R$5&3DJH 0RUUR6WUHHW$5&+ 2QPRWLRQE\&RPPLVVLRQHUBBBBBBBBBBBVHFRQGHGE\&RPPLVVLRQHUBBBBBBBBBBBBB DQGRQWKHIROORZLQJUROOFDOOYRWH $<(6 12(6 5()5$,1 $%6(17 7KHIRUHJRLQJUHVROXWLRQZDVSDVVHGDQGDGRSWHGWKLVWKGD\RI0D\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBB 3KLO'XQVPRUH6HFUHWDU\ $UFKLWHFWXUDO5HYLHZ&RPPLVVLRQ Attachment 1 ARC2 - 13 O O C-D C-D-H C-D O C-D-H C-D C-D-H C-D-H C-D C-D-H O C-D C-D O C-D-H C-D-H-PD C-D C-D-H C-D-H O R-3-HC-D M O R R O O S O S MAR S H HIGU E R A PAC I F I C MON T E R E Y VICINITY MAP File No. 0549-2014 1128 MORRO ST ¯ Attachment 2 ARC2 - 14 Attachment 3 ARC2 - 15 Attachment 3 ARC2 - 16 Attachment 3 ARC2 - 17 Attachment 3 ARC2 - 18 Attachment 3 ARC2 - 19 Attachment 4 ARC2 - 20 Attachment 4 ARC2 - 21 Attachment 4 ARC2 - 22 Attachment 4 ARC2 - 23 Attachment 4 ARC2 - 24 Attachment 4 ARC2 - 25 Attachment 4 ARC2 - 26 Attachment 4 ARC2 - 27 SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES January 26, 2015 ROLL CALL: Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Victoria Wood, Vice-Chair Jaime Hill, and Chair Bob Pavlik Absent: Committee Member Patti Taylor Staff: Senior Planner Phil Dunsmore, Senior Planner Brian Leveille, Assistant Planner Erik Berg-Johansen, Assistant Planner Walter Oetzell, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented. MINUTES:Minutes of December 15, 2015, were approved as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARING ITEMS: 1. 2881 Broad Street. HIST-0554-2014; Review historic status of a potentially contributing historic property; R-2-S zone; Dustin Pires, applicant. (Erik Berg- Johansen) Assistant Planner Erik Berg-Johansen presented the staff report, recommending review of the historic significance of the property and recommending the City Council add the property to the contributing list of historic resources. Eric Newsom, representing the applicant, stated he disagrees with the staff interpretation of the Historic Sites/Structures Report on the house. He added that the report referred to the house as a poor example of brick Craftsman style that is only potentially eligible for the Contributing List of Historic Resources. He stated that it is not economically feasible to move it and noted that engineers and insurance companies would not touch it because it is in such bad shape. He called it a hazard and stated the area does not warrant a structure like this with modern development going on all around it. He requested that it be designated as a non-contributing property. Dustin Pires, applicant, discussed the poor condition of the property and noted the difficulty of developing the property if the structure is designated as contributing due to its location at the center of the lot. Attachment 5 ARC2 - 28 CHC Minutes January 26, 2015 Page 2 PUBLIC COMMENTS: Paula Carr, SLO, supported the inclusion of the property as a Contributing Historic Resource and stated that she does not think the consultant's report went far enough. She noted that the larger historic context is the highway itself and the area surrounding it just outside city limits, which she called the “noxious zone” where things were dumped and businesses not appropriate in the City were located, such as the slaughterhouse, the brickyard, a roadhouse, Crystal Springs Water, and the poultry industry. She added that the transition from family farms to more corporate farming started in the 1920s when the county was interested in growing the local poultry industry. She noted that Cal Poly was involved in this effort, there was a local poultry association, and the Grange was located across the street from this house. She stated that it is not the building’s fault that all the surrounding historic structures have been lost and there is a need to try to keep the invisible history in the City’s memory. She added that the house was built with bricks made across the street and there was a huge interrelated mix of families and corporate links at that time. She stated that just today she found an historic photo of chickens running around outside this building. She noted that this is another local building with clinker bricks from that brickyard. She requested consultation with the Grange and the Farm Bureau because there is more to know about this house. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Hill stated that she feels this is not an example of a unique Craftsman building and that the house is being held hostage because the brickyard was lost. She thanked Paula Carr for her comments but she does not think this house “talks” about the poultry industry. She added that if it is determined not to be historic, she hopes the applicant will incorporate the brickwork into the project. Comm. Member Platt stated he does not support staff’s recommendation that the house is eligible for the contributing list, noting that the house is not worth saving because it is dilapidated. He added that if the house is demolished, there should be some kind of recognition for the family, their Swedish heritage, and the style. He stated he does not favor having it be designated a Contributing Resource. Comm. Member Brajkovich noted that the house is in an historical setting, one of the only left in the area, but also noted there are not very many brick buildings in the City. He added that he has restored old brick buildings, including one worse than this. He noted that while it might be financially infeasible to fully restore the home, it could be possible. He supported the staff recommendation. Comm. Member Baer stated that this is a tough decision and while the house is unique, especially the clinker bricks, there are very few historic structures left in that corridor. She thanked Paula Carr for the reference to civic memory. She added that she knows it can be restored and thinks the Yoakum family was important in the community. She supported the staff recommendation. Attachment 5 ARC2 - 29 CHC Minutes January 26, 2015 Page 3 Comm. Member Wood stated that while she is frequently the one who wants to save an old building, this one is in incredible disrepair, and she would like to see something better at that location. She added that she does not feel the building is unique and she does not recommend it be on the Contributing List. Comm. Member Pavlik stated the preparers of the consultant report did miss some things about the context and associations with this particular property. He added that the idea of a discontinuous district for buildings that have bricks from the brickyard should perhaps be considered but that the Committee's purview is narrow—to make a determination if this property should be listed as a contributing property. He noted that things embodied in these properties that sometimes transcend time, place, and ownership are reflective of local history. He added that he thought the Frank Campbell Mitchell House across the street from Mitchell Park on Osos Street was handled well when it was redeveloped and restored. He noted that while the condition of the property is poor, the integrity and the physical nature of the historic elements are all there because it is on its original site with its original materials. He stated there is enough information in the report to list the house as a contributing property. There were no further comments made from the Committee. On motion by Committee Member Platt, seconded by Committee Member Wood, to decline to recommend addition of this property to the Contributing List of Historic Resources. AYES: Committee Members Hill, Platt, and Wood NOES: Committee Members Baer, Brajkovich, and Pavlik RECUSED: None ABSENT: Committee Member Taylor The motion failed on a 3:3 vote, resulting in no action. Comm. Member Hill asked if the Committee could hear this item again when Comm. Member Taylor is here, in order to expedite the process for the applicant. Comm. Member Pavlik stated the item will go on to City Council with the vote just taken. At the request of Senior Planner Dunsmore, a five-minute break was taken to consult legal counsel, after which he stated that action from the CHC in the form of a recommendation is required in order to move the item on to Council, and that a 3:3 vote is a “no action”. He recommended a motion to continue the item to the next meeting on February 23, 2015, or to another date. At this point Comm. Member Pavlik made a motion to add the property to the Contributing List and stated that his motion was in response to a resident of an adjacent property who told him, during the five-minute break, that she wanted to see something done with the property due to problems with transients occupying it. He noted that the 1991 historic resource surveys were done quickly with hurried judgment calls made on Attachment 5 ARC2 - 30 CHC Minutes January 26, 2015 Page 4 style. He stated this is really about the history, architecture, and events, and there are probably other unidentified properties in the City with historic value similar to this one. Comm. Member Baer stated she seconded the motion because if this house was in any other part of town, it would be right up there with houses that have met the criteria and, on the flip side, the location also makes it significant. On motion by Comm. Member Pavlik, seconded by Comm. Member Baer, to recommend the City Council add the property to the Contributing List of Historic Resources. AYES: Committee Members Baer, Brajkovich, and Pavlik NOES: Committee Members Hill, Platt, and Wood RECUSED: None ABSENT: Committee Member Taylor The motion failed on a 3:3 vote, resulting in no action. On motion by Comm. Member Hill, seconded by Comm. Member Wood, to continue the item to the next meeting on February 23, 2015. AYES: Committee Members Brajkovich, Hill, Pavlik, Platt, and Wood NOES: Committee Member Baer RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 5:1 vote. 2. 1128 Morro Street. ARCH-0549-2014; Conceptual review of request to construct a four-story hotel addition over the existing parking lot at the rear of the Granada Hotel; C-D-H zone; Lunacy Club, LLC, applicant. (Erik Berg-Johansen) Assistant Planner Berg-Johansen presented the staff report, recommending that the conceptual review directional items be forwarded to the Architectural Review Commission (ARC) for incorporation into the formal project submittal. Kimberly Walker, an owner of the Granada Hotel and Bistro, stated that not being able to offer certain amenities puts the hotel in the bed-and-breakfast category. She noted that the addition is located in the center of the block adjacent to three parking lots that will likely be developed with 50-foot tall buildings. She added that the band across the fourth floor ties it in with the bricks of the original hotel. Jeff Bague, architect, stated that the downtown is made up of short buildings next to tall buildings. He stated he used materials to make the original building stand out and chose the 12-inch tall siding system as a band instead of using fake brick. Attachment 5 ARC2 - 31 CHC Minutes January 26, 2015 Page 5 PUBLIC COMMENTS: Elizabeth Thyne, SLO, supported the project and stated that it is one of the best plans to come before the City in a long time. David Brodie, SLO, stated he is pleased the addition is isolated in the back and does not impose on the historical nature of the front building nor make the already dark Morro Street darker. In reference to color, he stated that black-and-white, the strongest contrast you can ask for, requires care in order that it not become dominant. He added that all City commissions need to focus on colors and, if colors are wrong, design does not matter and, unless a building is significant, such as a church or government building, it should not overwhelm the rest of the town. Landy Fike, SLO, supported the project. She stated it continues the vibrancy of the Granada Hotel and looks in-scale in the video presented. Amy Kardel supported the project, stating she likes how it steps back and gradually goes up, and she also liked the greenery in the narrow space between the structures. Assistant Planner Berg-Johansen clarified that the applicant had proposed colors for the building and it would not be black-and-white. Dixie Cliff, SLO, supported the project, and stated she was excited to see quality investment downtown that uses local materials and the rhythm speaks to the warehouse vernacular style. She added she likes having housing downtown, even hotel housing. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Wood stated she likes the building but has a problem with the height. Comm. Member Baer stated she thinks the warehouse vernacular is appropriate and agrees there are different building heights downtown but has a problem with the 65-foot height. She asked if there are plans for those parking lots to have 4-5 story buildings. Senior Planner Dunsmore stated that the General Plan promotes infill, the City is planning more parking structures, many parking lots will eventually disappear in the downtown core, and there will be valet parking for hotel guests in parking structures. Comm. Member Brajkovich stated that the project fits into the fabric of downtown and, if the parking lots are ever built on, it would not result in one-story projects. He added that the scale needs a little more articulation and consideration of the context is important. He expressed concern about overshadowing and shading the front building. He called it a great addition that just needs some tweaking. Comm. Member Hill asked staff to clarify what the allowed heights are in the downtown. Attachment 5 ARC2 - 32 CHC Minutes January 26, 2015 Page 6 Senior Planner Dunsmore listed the heights and stated staff would have to look at the towers to see if they meet the guidelines. Comm. Member Hill stated she was glad not to see a four-story faux brick building. She encouraged further refinement and noted that there is not have enough information about the materials and asked for clarification that windows are not mirrored. She stated the design would be better if it integrated the elevator shaft and stairwell. Comm. Member Platt stated it is wonderfully proportioned but suggested making the corners, elevator towers and stairwells less blocky. He stated it is a good addition and good use of space that is not in contrast with the downtown or old town. Comm. Member Pavlik stated the height issue is something that needs to be further evaluated and worked out. He added that it is a lot of building on a small piece of land which is very impressive. He agreed with Comm. Member Hill about the materials. There were no further comments made from the Committee. On motion by Committee Member Hill, seconded by Committee Member Baer, to forward the recommended conceptual review directional items to the Architectural Review Commission for incorporation into the formal project submittal with the following changes: Directional Item 1 to read “Explore design alternatives to integrate the stair and elevator towers into the structure”; Directional Item 2 to read “The revised project shall include the use of architectural finish materials and architectural elements consistent with the prevailing architectural character of the district. The building does not need to imitate a historic structure, but should include materials and architectural details consistent and complementary with nearby buildings and the prevailing architecture of the downtown as called for in the Community Design Guidelines for the Downtown;” and Directional Item 3 to remain as presented in the Resolution. AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Platt, and Wood NOES: None RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 6:0 vote. 3. 1921 Santa Barbara Avenue. ARCH-0521-2014; Review of four proposed live/work units and commercial space within the Railroad Historic District; C-S-H zone; Garcia Family Trust, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the draft resolution finding the project consistent with the Historical Preservation Ordinance and with the Railroad District Plan, and forwarding a recommendation to the Architectural Review Commission to approve the project. Assistant Planner Oetzell noted that last minute communications were received; he passed out copies to the Committee Members and also distributed revised plans. Attachment 5 ARC2 - 33 CHC Minutes January 26, 2015 Page 7 PUBLIC COMMENTS: Leslie Terry, SLO, stated that she read the historic guidelines and learned that the project does not follow the guidelines for compatibility with historically designated structures, such as the nearby Master-Listed Chapek home and her home which is the Bittick house, and the adjacent Del Monte Cafe which is on the Contributing List. She described the project as a gigantic thing next to residential historic homes that looks down into backyards. She noted that the height of a pitched roof home cannot be compared to a flat-roofed building. She stated that an industrial look is being encouraged for this project next to the adjacent Del Monte Cafe which is not industrial in style. She supported a smooth architectural transition to the Railroad District. She stated that the Conservation and Open Space Element requires acknowledgment of human scale but this project will be taller than her home and will look down into her backyard. She added that she is shocked at the look and called it out of character but noted her biggest concern is size. Julie Watts, SLO, stated her family, including two children, recently moved to the Chapek residence and they spend a great deal of time in their back yard but this project will encroach upon their enjoyment because much of their view of the railroad tracks, the trains, and the Jennifer Street bridge will be taken away. She expressed concern about loss of natural light for her property and about noise from the live/work units. She stated that the aesthetics of the building do not match the neighborhood. John Grady, SLO, stated that he has lived on Morro Street across from Railroad Square for 2.5 years and he considers the neighborhood a special, unique area. He expressed concern about the contemporary, modern design; the massive size, scale, and height; and the potential for noise from the balconies. He stated the colors and materials look better now. He added that his understanding is that the structure will abut the property line of 875 Upham and will rise 30 feet up, in addition to coming within ten feet of 843 Upham where it will rise to 20 feet and then 30 feet. He noted the loss of daylight and views for these homes as well as for homes across the street. He expressed concern about noise and loss of privacy and gave the example of the loud noise he hears from a second-story balcony on a residence designed by Mr. Garcia near his house. He stated that this structure needs to be two stories, not three, and further set back. Carrie Collins, SLO, stated her family owns the Del Monte Café and she lives in a home nearby. She expressed concern about losing the skyline view for her home and the cafe, and losing light and privacy. She added that she is having a baby in July and is concerned about noise from the project intruding upon the baby's nursery. She stated that the project needs to be set back further as it is too close to residential properties. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Platt stated he thinks the building is ugly but it can be helped. He stated there is a flaw in the Railroad District guidelines. He applauded elimination of the Attachment 5 ARC2 - 34 CHC Minutes January 26, 2015 Page 8 roof decks. He called the public testimony from nearby residents gut-wrenching and difficult to ignore. He wondered if a mural could be painted on the project's cafe side. Comm. Member Wood thanked the architect for materials that are gentler than last time. She noted that this neighborhood is a difficult area with old houses that look tall due to tall attics. She stated her biggest concern is the height next to small older homes. She added that she does not know what the City can do about the setbacks because the lots in the area are mostly small and oddly shaped. She noted the need for more continuity in building sizes around the Del Monte Cafe where the buildings are smaller but get bigger and more commercial going south on Santa Barbara Avenue. Comm. Member Baer stated she is very conflicted because this area is truly a transitional area with large buildings and cute little houses and nothing in between. She added that Mr. Garcia did an incredible job but she agrees with the neighbors' comments. She added she has a problem with the height, and feels bad about the view and sunlight loss but she has no answers. Comm. Member Brajkovich stated the project is an attractive building and it is hard to design a unique infill project when there is a need to get as much as possible from a property. He added that he likes the setback element from the Del Monte Café but he did not see a view of how it would look coming up Santa Barbara Avenue. He stated he thinks it will have a looming effect which he would not like if he lived there. He noted the look of the area is changing and the property next door might get built upon because it has the same zoning. He called this building precedent-setting and questioned whether the City is ready for that. Comm. Member Platt stated that if this is the kind of look that will be emulated toward Broad Street, the end result will be something more industrial than railroad, and may end up neither and, as far as ushering in a whole new type of architecture, he does not think it is a good predecessor. Comm. Member Hill stated she is torn between what the community wants to see and the need for redevelopment. She added that the height and mass are more appropriate issues than adherence to guidelines. She noted that roof decks are like an extra story but are not relevant here since the decks and the circular staircases are gone. She added that perhaps the massing is doing a disservice and the same height without the flat roofs would be better, along with making the project look less industrial and more railroad in design. Comm. Member Pavlik noted the Committee's purview and reviewed the issue of this being a transitional neighborhood with residential very close to commercial. He noted that the elevation of this property is higher than the residences on Upham, Chorro, and even Morro Streets because the land falls away in that direction. Senior Planner Dunsmore noted that a lot of comments at this meeting are actually in the purview of the ARC. He added that the Committee must consider both neighborhood compatibility and the commercial zoning along Santa Barbara Avenue. Attachment 5 ARC2 - 35 CHC Minutes January 26, 2015 Page 9 Comm. Member Hill stated that the project could be found consistent with the Railroad District plan but that it may have impacts on the Master-Listed homes. She added that the context for the Master-Listed homes is the real issue. Comm. Member Pavlik stated that the ARC would have to take up the impacts of shadow, glare, etc. He agreed the project does appear to be consistent with the Railroad District plan but there are other considerations. Comm. Member Brajkovich suggested wording to recommend exploring a reduction of scale to respect the neighbors. Comm. Member Pavlik suggested stating the project is consistent but there is a concern and then passing it on to the ARC. Comm. Member Hill asked what it would mean in relation to CEQA, if the Committee finds a project consistent but with potential impacts to adjacent and nearby historic resources. Senior Planner Dunsmore stated that the CHC may find the project consistent with the Architectural Guidelines while suggesting to staff that the building may impact historic structures in the adjacent residential neighborhood. There were no further comments made from the Committee. On motion by Committee Member Hill, seconded by Committee Member Baer, recommending adoption of the draft resolution finding the project consistent with the Historical Preservation Ordinance and with the Railroad District Plan but noting needed evaluation of potentially-significant impacts on adjacent neighboring historic properties in terms of massing, scale, and materials. AYES: Committee Members Platt, Hill, Pavlik, Baer NOES: Committee Members Brajkovich and Wood RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 4:2 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast for February 23, 2015: 2881 Broad Street, and a major mixed-use project in Miner’s parking area. b. California Preservation Foundation annual conference April 29-May 2, 2015; the City could support sending 1-2 Committee Members. ADJOURNMENT: The meeting was adjourned at 8:57 p.m. Attachment 5 ARC2 - 36 CHC Minutes January 26, 2015 Page 10 Respectfully submitted by, Diane Clement Recording Secretary Approved by the Cultural Heritage Committee on February 23, 2015. Laurie Thomas Administrative Assistant III Attachment 5 ARC2 - 37 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES Wednesday, February 18, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, 1 Position Vacant, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: None Staff: Senior Planner Phil Dunsmore, Associate Planner Marcus Carloni, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented. MINUTES:Minutes of February 2, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 667 Marsh Street. ARC 122-14; Review of a four-story mixed-use project with a categorical exemption from CEQA; C-D zone; MFI Limited, applicant. (Marcus Carloni) Phil Dunsmore, Senior Planner, noted that staff would be recommending continuance, rather than the recommendation made in the published staff report, due to contingencies in other aspects of the project. Marcus Carloni, Associate Planner, presented the staff report, recommending continuation of the project to a date after when the plan line setback has been considered by the Planning Commission/City Council and presented a PowerPoint. Commr. Andreen inquired whether the Commission should evaluate the impact of the project upon the visibility/viability of neighboring businesses; Senior Planner Dunsmore stated that the Community Design Guidelines do not govern the issue, and that the issue is likely outside the ARC’s purview. Commr. Andreen inquired as to what the Community Design Guidelines require with regard to awnings; Associate Planner Carloni stated that the Guidelines say that upper and lower story awnings “shall be coordinated.” Commr. Curtis inquired about the lack of a specific parking proposal, and whether the parking would be returned for ARC review; Associate Planner Carloni stated that the Attachment 6 ARC2 - 38 ARC Minutes February 18, 2015 Page 2 applicant has indicated difficulty in coordinating a parking plan with neighboring property owners since existing parking lot striping crosses property lines and the applicant has provided a potential parking plan that complies with City requirements. Mr. Carloni stated that the project location is within the parking in-lieu fee district and the regulations do not require parking to be provided on-site. Stephen Peck, Peck Planning and Development, provided a presentation. Scott Martin and Lenny Grant, RRM Design Group, provided a presentation. They discussed the project’s constraints due to a contentious private easement agreement and detaile d the evolution of the project’s design. PUBLIC COMMENTS: Allan Cooper, Broad Street, SLO, noted that the Council has directed the ARC to follow the City’s Downtown Guidelines; opined that the project is not wholly compatible with existing downtown architecture. He recommended the ARC consider staff’s provided discussion topics and felt the glass corner element should be removed, the projecting eaves should be shortened, and the design should incorporate further step backs. Elizabeth Thyne, SLO, representing Save Our Downtown, opined that the building is not harmonious in its proposed location, in that it is box-shaped. Representing the Mass Transportation Committee, she inquired about the fate of the existing bus stop. Dixie Cliff, Dana Street, SLO, voiced support for increased setback for the upper floors, opined that the lighter color of the fourth story emphasizes the height. Sarah McEre, SLO, stated that the building is appealing architecturally, but should be shorter; would fit better on the outskirts of town. James Lopes, SLO, member of Save Our Downtown, stated that height limits are intended to be maximums, not goals; opined that the building needs more horizontal articulation and obstructs views that should be protected. Christine Limmenbach, SLO, owner of the adjacent block of buildings (Mountain Air Sports, Sumo Sushi, and etc.), noted that existing buildings at the site are Spanish revival style; felt the center should have a more unified plan; stated that the owners want to create a plaza that matches the downtown conceptual plan; asked that a more complete plan be brought before the ARC. Bruce Fraser, architect hired by Ursine Partners, stated that the project can be designed to mitigate potential negative impacts; that easement agreements necessary for project completion are private agreements, outside the ARC’s purview. Luis Rustia, representing Wells Fargo, owner of 665 Marsh Street, noted that significant business is generated at the site; that the project will negatively impact their parking. Mark Corella, Oceano, representing Wells Fargo, summarized the banking activities that take place at the site and stated that parking for customers is already too limited. Attachment 6 ARC2 - 39 ARC Minutes February 18, 2015 Page 3 Diane Hanna, attorney representing Wells Fargo, stated that in-lieu fees will not solve the parking deficit for the project; clarified that Wells Fargo is not necessarily otherwise opposed to the development of the project site. She stated that, contrary to the project plans, the bank is only around 24 feet tall and only has around 80 parking spaces. Rick Rodewald, attorney for applicant, stated that the access easement provides no limitations in the form of proportional parking rights; no prohibition on residential uses. John Grady, SLO, noted that there appears to be little public support for the project; that it would be more appropriate outside the downtown area. Josh Haring, co-owner of The Mountain Air store, concurred that parking and height are issues; stated that 667 Marsh is already the address of his store’s building and the project should receive a different address. Wayne Patterson, SLO, representing The Mountain Air, stated that the project will have significant economic impact, including issues related to parking; that his store was given the opportunity to comment, but that other tenants appear to not have been contacted until a week and a half before the hearing. Roy Odgen stated that no meetings have occurred between the applicants and neighboring stakeholders since early 2014; reiterated that the shopping center is intended to be unified; opined that the proposed building is not harmonious. John Belsher, SLO, opined that the bank will be successful despite reduced parking; reiterated that the Council desires the development of residential space downtown. William Vega stated that he is planning to move to SLO; that the City needs to encourage the development of businesses and housing that will retain valuable citizens. Ryan Petetit, stated that the site can be viewed as an opportunity to drive the growth of downtown, consistent with the LUCE. There were no further comments from the public. Associate Planner Carloni, in response to public comment, responded that the bus stop is intended to remain; noted that the address of the project will change as the development process progresses, clarified discussion regarding parking, and clarified the project’s size relationship to the recently-approved Garden Street Terraces project. COMMISSION COMMENTS: Chair Wynn stated that the ARC should focus on the building design, rather than the private easement agreement, which will be returned for further review. Attachment 6 ARC2 - 40 ARC Minutes February 18, 2015 Page 4 Commr. Andreen asked, and Staff confirmed, that the third and fourth stories are intended to be residential; staff noted that the second story would be optional residential or office. Building height discussion: Commr. Root stated that he is not necessarily opposed to the height. Commr. Nemcik stated that she is not in favor of the height; Commr. Andreen concurred. Commr. Curtis concurred; stated that providing more of a “notch” at the corner could aid in the preservation of views. Vice-Chair Ehdaie concurred. Chair Wynn concurred and stated that the height-to-mass ratio of the building is not appropriate. Overall design: Commr. Andreen voiced support for the overall aesthetic, but stated that it is not harmonious in its proposed location, particularly with regard to the windows. Commr. Curtis concurred; Commr. Root concurred. Commr. Nemcik stated that the windows are harmonious with the building but not the site or surroundings. Chair Wynn concurred that the building is aesthetically pleasing but not wholly supported by the current Community Design Guidelines. Vice-Chair Ehdaie stated that she desired a change in the overall design. Awnings: Chair Wynn suggested that fabric awnings might be preferable; Commr. Andreen stated that the Community Design Guidelines might not support the awnings as proposed. Commr. Curtis stated that he had no opposition to the awnings; Commr. Nemcik and Vice-Chair Ehdaie concurred. Commr. Root stated that further articulation of the awnings would help tie the building in with downtown. Signs: The Commission concurred that, with a continuance of this item, the discussion of signage will be dealt with at a later date. Various: Commr. Root opined that building-forward design is the contemporary norm; that the building would benefit from greater setback and more finesse in architectural articulation, noted that other corners have been evaluated differently. Commr. Nemcik reiterated that the mass and height could be reduced to minimize the impact at the corner. Vice-Chair Ehdaie noted her desire for more information about how the development would interact with future development in the vicinity. Chair Wynn opined that the ARC is caught between being asked to maximize value, then minimize impacts; stated that conceptual review is a valuable tool to minimize delays when a project is proposed. Lenny Grant inquired whether the ARC would support four stories if the massing was handled differently. Chair Wynn stated that four stories can be appropriate in downtown, but not at a site this size; stated that more housing units could be achieved if the proposed units were smaller; Commrs. Andreen and Curtis concurred. There were no further comments from the Commission. Attachment 6 ARC2 - 41 ARC Minutes February 18, 2015 Page 5 On motion by Commr. Curtis, seconded by Commr. Andreen, to continue the item to a date uncertain, to allow staff to respond to input and resolve other pending project considerations. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Wynn NOES: None RECUSED: None ABSENT: 1 Position Vacant The motion passed on a 6:0 vote. RECESS The Commission recessed at 7:35 p.m.; reconvened at 7:45 p.m. 2. 1128 Morro Street. ARCH-0549-2014; Conceptual review of request to construct a four-story hotel addition over the existing parking lot at the rear of the Granada Hotel; C-D-H zone; Lunacy Club, LLC, applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report, recommending continuation of the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final design approval. Kimberly Walker, co-owner of the existing hotel, and Jeff Bague, Puglisi Architects, offered a presentation and summarized the project. Commr. Andreen asked for clarification about the physical connection between the two buildings; valet parking. Commr. Root inquired about the size of the existing courtyard. Commr. Nemcik asked for confirmation that the CHC reviewed the same plan presented to the ARC. Chair Wynn inquired whether other options were considered for the glass elevator housing. Vice-Chair Ehdaie asked for confirmation that bike racks would be provided. PUBLIC COMMENTS: Elizabeth Thyne, SLO, representing Save our Downtown, spoke in support of the project. Dominic Tartaglia, SLO representing the Downtown Association, spoke in support of the project; noted that it would have a positive economic impact. Jeff McKeegan, SLO, owner of Marshalls Jewelers, spoke in support of the project. Charlie Fruit, SLO, spoke in support of the project. There were no further comments from the public. Attachment 6 ARC2 - 42 ARC Minutes February 18, 2015 Page 6 COMMISSION COMMENTS: Commr. Andreen noted that she had no specific concerns. Commr. Curtis concurred with the CHC’s comments; stated that the roofline could be more harmonious with the existing site. Commr. Root stated that the structural elements of the roof could be reconsidered for greater harmony. Nemcik stated her support for the elevator tower and roof styling as presented; Ehdaie concurred. There were no further comments from the Commission. On a motion by Commr. Curtis, seconded by Commr. Root, to continue the item to the soonest available date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final design approval. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Wynn NOES: None RECUSED: None ABSENT: 1 Position Vacant The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming projects. 4. Commission: Commr. Root inquired whether efforts have been made to codify the City’s desire for street-level visual access for storefronts; Senior Planner Dunsmore stated that the issue is likely to be addressed when the Community Design Guidelines are revised. Chair Wynn noted that the City Council approved the Monterey Street Hotel project 3-2 on February 17, 2015; summarized modifications to the entitlement; stated that Ordinance 1130 may be reworded in the near future. Wynn summarized recent ARC member applicant interviews. Chair Wynn inquired about work being done on a building at Broad and Marsh Streets; Dunsmore stated that the work was approved by staff. Wynn noted the low-quality signage installed at Coldwell Banker and other buildings; that it conflicts with the City’s desire for high-quality signage; noted the excessive LED lighting being emitted by a cell phone store at Foothill Boulevard and Chorro Street. Attachment 6 ARC2 - 43 ARC Minutes February 18, 2015 Page 7 Commr. Andreen noted her recent observation that it is valuable and meaningful for ARC members to attend Council meetings. The Commission directed staff to schedule a Council agenda item asking Council for direction to agendize the ARC’s reconsideration of the language of Ordinance 1130. ADJOURNMENT: The meeting adjourned at 8:55 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Architectural Review Commission on March 2, 2015. Laurie Thomas Administrative Assistant III Attachment 6 ARC2 - 44 DRAFT SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE (SPECIAL MEETING) MINUTES April 13, 2015 OATH OF OFFICE:Swearing inre-appointed Committee Member Sandy Baer and new Committee Members Craig Kincaid and James Papp City Clerk Mejia administered the Oathof Office to re-appointed Committee Member Baer and new Committee Members Craig Kincaid and James Papp.Kincaid and Papp were seated. ROLL CALL: Present:Committee Members Sandy Baer, Thom Brajkovich,Craig Kincaid, James Papp, Victoria Wood, Vice-Chair Jaime Hill, and Chair – Vacant. Absent:None. Staff:Senior Planner Brian Leveille,Assistant Planner Kyle Bell, Principal Analyst James David, and Recording Secretary Erica Inderlied ELECTION:Election of Chairperson and Vice-Chairperson On motion by Committee Member Baer, seconded by Committee Member Wood,to nominate Vice-Chair Hill to serve as Chair, and to nominate Committee Member Brajkovich to serve as Vice-Chair. AYES:Committee Members Baer, Brajkovich, Hill, Kincaid, Papp, Wood NOES:None RECUSED:None ABSENT:None The motion passed on a 6:0 vote. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES:Minutes of March 23, 2015, were approved as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no commentsfrom the public. Attachment 7 ARC2 - 45 Draft CHC Minutes April 13, 2015 Page 2 PRESENTATION: 1.Palm Street Chinatown Artifacts.Updateon stabilization of collection excavated from 842 Palm Street Parking Structure site, and review of potential products that demonstrate the collection’s historic significance in the community. James David, Principal Analyst, presented the staff report, recommendingthat the Committee receive a status report onthe stabilization of the Palm Street Chinatown artifacts collection, and provide direction if desired. PUBLIC COMMENTS: There were no commentsfrom the public. COMMITTEE COMMENTS: In response to inquiry from Committee Member Papp, Principal Analyst David clarified that the City Council will be asked to approve the contract with Sonoma State for the Interpretive Display producton April 21, 2015; Papp noted that the $10,000 cost seemed high. PUBLIC HEARING ITEMS: 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 zone; Lunacy Club, LLC, applicant. Kyle Bell, Assistant Planner,presented the staff report, recommending that the Committee adopt a resolutionrecommending that the Architectural Review Commission (ARC)approve the project, based on findings and subject to conditions of approval. Mr. Bell noted that the applicants have returned with a revised project proposal following previous review and directional items from the CHC and ARC. Kimberly Walker, hotel owner, summarized the history of the hotelto date. Jeff Bague, PuglisiArchitecture, project architect, noted amendments to the proposal since previous hearingsand stated he believes the project has been improved. PUBLIC COMMENTS: There were nocomments from the public. COMMITTEE COMMENTS: Committee Member Kincaid noted support for the proposed project. Attachment 7 ARC2 - 46 Draft CHC Minutes April 13, 2015 Page 3 Committee Member Wood thanked the applicants for their responsiveness to advisory body direction and noted support for the project. Committee Member Baer and Vice- Chair Brajkovich concurred. Committee Member Papp and Chair Hill noted support for the project, specifically its presence as an improvement to the Morro Street surroundings. There were nofurthercomments from the Committee. On motion by Vice-Chair Brajkovich, seconded by Committee Member Baer, to adopt a resolutionrecommending that the Architectural Review Commission approve the project, based on findings and subject to conditions contained in the staff report. AYES:Committee Members Baer, Brajkovich, Hill, Kincaid, Papp, Wood NOES:None RECUSED:None ABSENT:None The motion passed on a 6:0 vote. 2.1243 Palm Street.ARCH-0832-2015; Review of two new studio units beneath an existing one-story Contributing historic structure in the Mill Street Historic District, with a categorical exemption from environmental review; R-3-H / C-Rzones; Jennifer Yost, applicant. Kyle Bell, Assistant Planner, presented the staff report, recommendingthat the Committee adopt aresolution recommendingthat the Community Development Director approve the project, based on findings and subject to conditions. Committee Member Wood noted the difficulty in seeing the plans and the desire to receive larger project plans in the future. Greg Wynn, project architect, and Jen Yost, applicant, made apresentation; summarized the history of the project; noted concerns over some of the conditions of approval including the conditionrequiring details on the means and methods to lift the structure. PUBLIC COMMENTS: Eric Meyer, San Luis Obispo, commented on the historical ownership of the property, stated that architects are typically not required to provide detailed methodology for lifting structures to allow foundation repair. He also notedthat sidewalk reconstruction can affect the historical character of neighborhoods. There were no further commentsfrom the public. Attachment 7 ARC2 - 47 Draft CHC Minutes April 13, 2015 Page 4 COMMITTEE COMMENTS: In response to inquiry from the Committee, Senior Planner Leveille noted thatthe CHC’s discussion on conditions of approval should be limited to those that are related to the Historic Preservation Guidelines and that Public Works andUtilities conditions are not typically included in CHC reports.Chair Hill also noted that she did not think it was within the CHC’s purview to discuss conditions not related specifically to historic resources. She noted thatmany of the conditions couldbe removed from the CHC’s consideration and be addressed at the time final action is taken on the project at the Director level. Chair Hill noted there had been previousCommittee interest in exploring the potential of public improvement alternatives for projects in neighborhoods where historic character could be affected. Brian Leveille responded that he would have to consult with Public Works and hoped to provide the CHC with information in the near future. Vice-Chair Brajkovich commented that the staircase to the front door may not be original construction; requested that the applicant consider modifyingit to be more harmonious with surroundings. Committee Member Papp noted support for the project.Vice-Chair Brajkovich concurred discussing that the historic character of the front façade will remain unchanged. Committee Member Baer spoke in support ofthe project. Committee Members Wood and Kincaid and Chair Hill concurred. In response to inquiry from Chair Hill, Senior Planner Leveille clarified that Condition 3, requiring the provision of details regarding the method of lifting the structureis more typical for larger redevelopment projects involving historic resources and the staff provided the condition as a precaution to ensure preservation of theresource anticipating CHC concerns on the method. Based on the applicant testimony and CHC discussion on the relative simplicity of lifting the structure, he noted the CHC could discuss modification of the condition, or its removal from theCHC recommendation. Committee Member Baer discussed she was comfortable removing condition #3and that the other department conditions aren’t typically included for CHC review and should be removed. Brian Leveille clarified that it should be clear in the record to prevent any future confusion that the CHC is only not including those conditions in its action and that it is not recommending removing the conditions from the final action on the project. There were no further commentsfrom the Committee. On motion byCommittee Member Baer, seconded by Committee MemberPapp, to adopt a resolutionrecommending that the Community Development Director approve the project, based on findings and subject to conditions contained in the staff report, with the following revisions: Attachment 7 ARC2 - 48 Draft CHC Minutes April 13, 2015 Page 5 1.StrikeCondition 3. 2.Eliminate all “Utilities” and “Public Works” conditions from the Cultural Heritage Committee’s recommendation to the Director. AYES:Committee Members Baer, Brajkovich, Hill, Kincaid, Papp, Wood NOES:None RECUSED:None ABSENT:None The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3.Staff a.Agenda Forecast Senior Planner Leveille gave a summary of upcoming agendaitems; noted a California Preservation Foundation conference that he and Vice-Chair Brajkovich will attend in the near future. 4.Committee Chair Hill requested that staff attempt to coordinate a presentation by Public Works staff exploringalternative methods of construction that may allow site improvements that are more sensitive to historical context. ADJOURNMENT: The meeting was adjourned at 7:26p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Attachment 7 ARC2 - 49 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 to a date uncertain to allow time for further evaluation of the project’s impact on historic resources in the vicinity of the project site, as directed by the Cultural Heritage Committee at their April 27th meeting. 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:May 4, 2015 Item Number:3 ARC3 - 1 PJD DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 20, 2015 ROLL CALL: Present:CommissionersPatricia Andreen, Amy Nemcik, Allen Root,Angela Soll, Vice-ChairSuzan Ehdaie, and Chairperson Greg Wynn Absent:Commissioner Ken Curtis Staff:Senior Planner Phil Dunsmore, Assistant Planner Walter Oetzell,and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of April 6, 2015, were approved as amended. PUBLIC COMMENTSON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 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. On motion by Commr.Andreen, seconded by Commr.Root, to continue the item to May 4, 2015, to allow the applicant team to provide more information on the revised plans. AYES:Commrs. Andreen, Ehdaie, Nemcik, Root, Soll, Wynn NOES:None RECUSED:None ABSENT:Commr. Curtis The motion passed on a 6:0 vote. 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. Draft ARC Minutes April 20, 2015 Page 2 Walter Oetzell, Senior Planner, presented the staff report, recommending that the Commission adopta resolutiongranting final approval to the project, based on findings, and subject to conditions which he outlined. Eric Newton, SLO, applicant representative, summarized the history of the project and the revisions made to the proposal subsequent to previous review. In response to inquiry from Commr. Andreen, Dustin Pires, Arroyo Grande, applicant representative, clarified that ground-level windows are intended to be transparent, while upper-story windows are intended to be opaque glass. In response to inquiry from Commr. Root, Dustin Pires clarified that potted landscaping is proposed due to lack of available ground space. In response to inquiry from Commr. Nemcik, Pires clarified that, while the bicycle parking may need to be relocated, it will be included in thefinal proposal. In response to inquiry from Commr. Soll, the applicants clarified that the project will share downtown core parking, and pay in lieu fees for any deficits in parking. In response to inquiry from Chair Wynn, Dustin Pires clarified that the revised façade coversthe existing arch in orderto achieve a more modern style, but that the arch will be visible through front windows and from the inside. PUBLIC COMMENTS: Hileri Shand, SLO,notedconcern about negative impacts, particularly noise and light, generated by proposed outdoor uses, upon neighboring residential uses. James Duenow,SLO, noted concern that an undesirable “modern industrial” motif is spreading throughout downtown. David Brodie read into the record public comment from Elliot Barenbaum, San Francisco, noting concern that the historical quality of structures in the City is eroding, diminishing the appeal for visitors. David Brodie, SLO, commented on the importance of focusing on design guidelines relating to compatibility with surroundings, and the City’s intent for the downtown core. James Lopes, SLO, requested that the Commission require the preservation of the existing façade; opined that the arch could be part of a modern design; noted that Community Design Guidelines prescribe a focus on compatibility. Trevor Miller, applicant representative, commented that the proposed design is intended to avoid thecreation of faux historical façade. Draft ARC Minutes April 20, 2015 Page 3 RodessaNewtown, applicant representative, stated that the design is compatible with some surrounding architectural styles; noted support from nearby business owners. Diane Duenow, SLO, opined that the style is more retro than ultra-modern, suggested that retaining the façade arch would add architectural interest. There were no further comments from the public. In response to public comment, Senior Planner Dunsmore clarified that a use permit for a pub has already beenapproved for the site; noted that the site is notlocatedin a historical district. COMMISSION COMMENTS: Chair Wynn expressedlack of readiness to approve the project as presented; noted concern about scaling for the corner locationand the“false front” character of the façade. Commr.Andreen commented on the importance of capturing the essence of the existing building; suggested the addition of awnings on the Pacific Street elevation to soft the design and impacts; expressed desire for project redesign. Commr. Root suggested that the massing could be retained, but with metal in place of stucco; spoke in support of the additionof awnings and more articulation. Commr. Nemcik spoke in support of the design; suggested that the parapets could be minimized in order to showcase the barrelroof. Commr. Soll expressed a desire to see the project redesigned; spoke in support for retaining the arched roofline, and eliminating the vertical metal siding. Vice-Chair Ehdaie noted support for the design in general. Eric Newton noted the potential difficulty in lowering parapet height due to the shall curvature of the underlying arch structure. There were no further comments from the Commission. On motion by Chair Wynn, seconded by Commr.Andreen, to continue the item to a date uncertain, with the following directional items: x Explore reducing the height of the corner parapet at Broad and Pacific Streets. x Explore ways in which to express the existing arched structural form in some manneron the building’s exterior. Draft ARC Minutes April 20, 2015 Page 4 x Explore alternatives to metal siding. x Explore the inclusion of bulkheads. x Explore the inclusion of awnings. x Explore ways to minimize negative impacts upon surrounding neighborhoods. AYES:Commrs. Andreen, Ehdaie, Nemcik, Root, Soll, Wynn NOES:None RECUSED:None ABSENT:Commr. Curtis The motion passed on a 6:0 vote. 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. On motion by Commr.Andreen,seconded by Commr.Root, tocontinuethe item to May 4, 2015, to allow time for the Cultural Heritage Committee to review project modifications made to address potential impacts to cultural resources. AYES:Commrs. Andreen, Ehdaie, Nemcik, Root, Soll, Wynn NOES:None RECUSED:None ABSENT:Commr. Curtis The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4.Staff: a.Agenda Forecast Senior Planner Dunsmoregave aforecast of upcoming agenda items. b.Architectural Review Commission Bylaws Review Senior Planner Dunsmore presented the staff report, recommending that the ARC review the bylaws to confirm that they accurately reflect current ARC procedures, and give directional items if desired. Draft ARC Minutes April 20, 2015 Page 5 There were no suggested revisions from the Commission. 5.Commission:None. ADJOURNMENT:The meeting adjourned at6:40p.m. Respectfully submitted by, Erica Inderlied Recording Secretary