HomeMy WebLinkAbout05-04-2015 ARC Item 2 - 1128 Morro Street
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of an 11,281 square foot hotel addition (22 new guest rooms) located within
the Downtown Historic District.
PROJECT ADDRESS: 1128 Morro Street BY: Kyle Bell, Assistant Planner
FILE NUMBER: ARCH-0549-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Recommend that the Architectural Review Commission adopt the draft Resolution (Attachment 1)
which approves the project, based on findings, and subject to conditions.
SITE DATA
Applicant Lunacy Club, LLC
Representative Jeff Bague, Puglisi Architecture
Historic Status None
Submittal Date March 16, 2015
Complete Date March 30, 2015
Zoning C-D-H
General Plan General Retail
Site Area ~12,000 square feet
Environmental
Status
Exempt from CEQA under
Section 15332, In-fill
Development Projects.
1.0 SUMMARY
The City has received an application for Architectural Review of a new hotel building located
behind the Granada Hotel & Bistro located in Downtown San Luis Obispo. The existing two-story,
10,877 square foot hotel supports 15 guest rooms and a restaurant/bar. The proposed 11,281 square
foot new building will essentially be a detached addition to the Granada and includes 22 new guest
rooms and is four stories tall. The expanded hotel would incorporate a total of 37 guest rooms. The
project was conceptually reviewed by the CHC on January 26, 2015 and the Committee suggested
directional items to the Architectural Review Commission (Attachment 5). The ARC conceptually
reviewed the project along with input from the Cultural Heritage Committee on February 18, 20 15,
and provided additional feedback (Attachment 6) to be incorporated in the formal submittal. The
applicant has now submitted plans for final review. On April 13, 2015 the Cultural Heritage
Meeting Date: May 4, 2015
Item Number: 2
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Committee reviewed the final project design and has recommended approval to the Architecture
Review Commission for consideration of final project approval.
2.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines, Historic Preservation Program Guidelines and applicable City standards.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The site is currently developed with a hotel, restaurant/bar, and ground-level parking. The
property is bounded by Heritage Oaks Bank to the south, a parking lot to the east, Morro Street
to the west, and a mix of restaurant and retail uses to the north. The subject property and all
adjacent properties are within the Commercial Downtown (C-D-H) zoning district. Other
nearby development includes a mixture of retail, restaurants, parking lots, and office buildings.
The project site is visible from the Court Street Promenade, Higuera and Marsh Streets.
3.2 Project Description
The existing two-story, 10,877 square foot hotel supports 15 guest rooms and a restaurant/bar.
The project proposes to construct an 11,281 square foot new building at the rear of the existing
Granada Hotel & Bistro. The new building is proposed at the back (eastern) section of the parcel
that is currently developed with a parking lot. The proposed four-story building includes 22 new
guest rooms (37 guest rooms total with existing) and a roof terrace that is accessed via stairs or
elevator. Proposed materials shown in plans include cement fiber board panels with rose and
silver coloring (See Color and Material Board).
Because the property is located within the Commercial Downtown (C-D) zone, parking
requirements can be offset with payment of in-lieu fees (Attachment 1, Draft Resolution,
condition #2). It is expected that the hotel will utilize a valet parking system for their guests
(Attachment 3, Reduced scale project plans).
Item 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
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4.0 PROJECT ANALYSIS
4.1 CHC Directional Items
At the January 26, 2015 meeting, the CHC found the project to be conceptually consistent
with the Historic Preservation Guidelines and supported the overall design of the project
(Attachment 5). On February 18, 2015 the ARC reviewed the conceptual designs of the
project and found them consistent with the Community Design Guidelines and supported the
CHC’s directional items (Attachment 6). The CHC and the ARC recommended the
following directional items to be incorporated into plans submitted for final approval:
Directional Item #1: Explore design alternatives to integrate the stair and elevator towers
into the structure.
Response to Directional item #1: The revised design of the stair and elevator towers
provides better integration between the rooftop elements by connecting the rooftop trellis
to the stairs tower, and reducing the height of each of the towers to a uniform height
(Attachment 3 sheets 4 & 5, & Attachment 4 sheets 5 & 6).
Directional Item #2: 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.
Response to Directional Item #2: The architectural finish materials and architectural
elements are compatible with the prevailing architectural character of the historic district
and nearby buildings. The proposed project incorporates similar materials and finishes
found throughout the district including; cement fiber board siding, flat roofs with cornice
coping details, and windows and doors with divided lights. The form and massing of the
addition is also consistent with nearby downtown development.
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.
Response to Directional Item #3: The applicant has provided all detailed sheets
necessary for final CHC and ARC review including details of proposed materials,
windows, and finishes that are of a high quality suitable for development in the
downtown area. The project proposes the use of parapets, vertical elements, reduced
window sizes for the upper floors, and a simplified massing that is setback from the
public right of way consistent with the rhythm of downtown development and the
Community Design Guidelines for Downtown Development.
Applicant’s Response: The applicant team has acknowledged the concerns identified in the
directional items and have redesigned the project in response to the directional items.
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The applicant has made the following changes to the proposed project:
• The elevator tower has been reduced to a maximum height of 60 feet.
• Plans include a floor plan of the roof deck.
• The top of the building has been simplified and consolidated to reduce the
complexity of the profile.
• The area around the elevator tower has been leveled to a uniform height.
• The lower roof parapet at the south/east edge now runs across the face of the
building until it reaches the elevator lobby to further reduce the visual height a
the stair element.
• The finish material of the solid parapet has been changed to the same horizontal
finish material as the fourth floor.
• The glass around the elevator lobby has been reduced.
• The stair towers have been reduced to their minimum heights.
• The rooftop trellis has been attached to the stair tower to integrate the two
elements.
• The sizes of windows on each floor were reduced.
• Enclosed private outdoor spaces were added for the 1st floor units.
• Plans include a circulation plan.
• Plans include details describing the proposed bulb out and changes to the street
parking layout.
Community Design Guidelines
4.2 Site Plan
The proposed hotel building is unique in that it would exist at the back of the property
behind the existing hotel structure. While the subject site is surrounded by surface parking
lots (making a future building at this location highly visible), it is expected that the majority
of downtown parking lots will be developed with multi-story structures in the future. The
site is also located mid-block which mitigates significant impacts to solar access at the
sidewalk level 1.
4.3 Design
Scale, massing, and rhythm. In terms of height and scale, the Community Design
Guidelines for Downtown development focus on buildings that would be built to the front
property line (at back of sidewalk). These guidelines, such as providing upper story
1 Community Design Guidelines Chapter 4.2.B(3): New buildings should not shade the northerly sidewalk of Marsh,
Higuera or Monterey Streets at noon on December 21st.
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setbacks to hide these floors from pedestrian views 2 and maintaining storefront rhythm 3, are
focused on reducing apparent mass of buildings along street frontages, and creating
consistency at the pedestrian level. Many of these guidelines do not directly apply to the
subject project because it is located at the rear of the site behind the existing Granada Hotel
building (which will not be modified).
Architectural elements and exterior materials. The CHC determined that the overall
architectural design of the proposed building is compatible with the downtown historic
district. The modern style of the proposed structure does not copy the Granada’s European
“old world” character; however, staff believes the chosen colors, materials and window
systems complement the Hotel and other existing development in the area. The building’s
more traditional flat roof style 4, divided light windows, and smooth finish material 5 (cement
fiber board) are other design elements that are consistent with the Guidelines for Downtown
development. Visual interest is also increased with the incorporation of square cement
board divisions (with reglets) on floors 1-3, and a unique linear cement board layout (that
resembles horizontal siding) on 4th floor.
5.0 EVALUATION
The revised building design is consistent with all three directional items established by the CHC on
January 26, 2015. The final project design was reviewed by the CHC on April 13, 2015 and the
Committee unanimously approved the modified plans in accordance to the directional items and
recommended approval to the Architectural Review Commission (Attachment 7, Minutes from
April 13th CHC meeting).
6.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the directional items provided
above.
7.0 ALTERNATIVES & RECOMMENDATION
6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines.
6.2 Continue the project to a date uncertain with directional items.
2 Community Design Guidelines Chapter 4.2.B(1.d): The project provides upper story setbacks from the front building
façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back
sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s
frontage.
3 Community Design Guidelines Chapter 4.2.C(3): Storefront rhythm. Creating and reinforcing a facade rhythm helps
tie the street together visually and provides pedestrians with features to mark their progress down the street.
4 Community Design Guidelines Chapter 4.2.C(1): Overall character. In general, buildings should have either flat or
stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed
or slanted rooflines should generally be avoided.
5 Community Design Guidelines Chapter 4.2.D(1): …Materials should complement those on significant adjacent
buildings. The following materials are considered appropriate for buildings within the downtown: Exterior plaster
(smooth troweled preferred), cut stone, rusticated block (cast stone), and precast concrete, clear glass windows.
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8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Previous conceptual project plans
4. Reduced scale project plans
5. Minutes from January 26th CHC meeting
6. Minutes from February 18th ARC meeting
7. Minutes from April 13th CHC meeting
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING PLANS TO CONSTRUCT A FOUR-STORY HOTEL
ADDITION BEHIND THE GRANADA HOTEL IN THE DOWNTOWN HISTORIC
DISTRICT, C-D-H ZONE, AT 1128 MORRO STREET, ARCH-0549-2014
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, on February 18, 2015, to conceptually review the project design pursuant to a
proceeding instituted under ARCH-0549-2014; and
WHEREAS, the Cultural Heritage Committee 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, on April 13, 2015, to review the project and recommended the ARC approve the
project subject to conditions; 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 the staff at said hearings.
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, on May 4, 2015, to review the project design pursuant to a proceeding
instituted under ARCH-0549-2014; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0549-2014), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s zoning
designation, and will be subject to conformance with all applicable building, fire, and safety
codes.
2. The proposed project is consistent with the City’s Historic Preservation Program Guideline
3.2.1 since the buildings materials, style, character, and form of the new structures within the
project will promote the architectural character, style, form, and materials of the Downtown
Historic District and will complement the architectural character of the surrounding buildings
and area.
Attachment 1
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1128 Morro Street, ARCH-0549-2014
3. The project’s design is consistent with the design principles contained in Section 4.0.19 of
the Land Use Element since the building fits within the context and scale of nearby existing
development and the addition is setback from the street maintaining the existing building’s
street presence consistent with the historic pattern of development; and, does not obstruct
views from, or sunlight to, publicly-owned gathering places.
4. Consistent with the City’s Community Design Guidelines, the project incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood and complementary to other development in the downtown core.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project
site is surrounded by urban uses and is consistent with the general plan land use designation. The
approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Department
1. Final project design and construction drawings 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 list all conditions, and code requirements of
project approval as Sheet No. 2. Reference should be made in the margin of listed items as to
where in plans requirements are addressed. Any change to approved design, colors, materials,
landscaping or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. The applicant shall pay Parking In-Lieu Fees and record a Parking In-Lieu Fee Agreement
prior to issuance of a building permit or with the approval of the Director prior to occupancy.
Preliminary estimates indicate that the project will be subject to in-lieu fees for 22 parking
spaces.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
4. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
5. The locations of all 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-
Attachment 1
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1128 Morro Street, ARCH-0549-2014
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. 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 are to be placed on the roof, plans submitted
for a building permit shall confirm 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.
7. 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.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts) for the purpose of confining the light to the
object of interest.
8. 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.
9. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Department may
approve proposed signs if found consistent with applicable sections of the sign regulations
and provided signs are in keeping with the character and context of the building. The
Community Development Director may refer signage to the ARC if signs appear to be
excessive in size or out of character with the project.
10. Bikes: Long and short-term bicycle parking shall be provided in accordance with Table 6.5
of the Zoning Regulations. Bicycle parking shall be installed at highly visible locations that
are as close to the main entrance of the destination as possible and located at least as
conveniently as the most convenient automobile parking space. Dimensioned locations and
details of the short and long-term bicycle parking shall be provided on the project’s
Attachment 1
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construction plans including rack design, location, clearances and circulation needs for users
in compliance with manufacturers’ standards. Each parking space shall include a 2x6 ft.
footprint unless noted otherwise by the manufacturer.
a. Approved short-term bicycle rack designs include the inverted “U” or “Peak
Racks”. “Ribbon” type racks are not approved for use in the City.
b. Long-term bicycle parking may consist of lockers installed either within or
outside the building. As an alternative, a lockable room within the building that
is labeled and reserved for bicycle storage may substitute for bicycle lockers.
Provide details and specifications for bicycle lockers/rooms to the satisfaction
of the Planning Division.
Engineering Division
11. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
12. The City supports the proposed sidewalk widening along Morro Street. The building plan
submittal shall include a complete design prepared by a licensed Civil Engineer. The plan
shall include all existing and proposed improvements. The design shall show how drainage
is being directed around the bulb out and able to maintain minimum flows in the street gutter
without the need for a sidewalk underdrain. Drainage calculations may be required to
confirm curb capacities and to evaluate any spread into the adjoining travel lanes. The bulb
out shall be designed to the satisfaction of the Public Works Department. The transition from
the widened sidewalk area back to the existing curb shall include a minimum inside radius
and minimum outside radius per City Engineering Standards. A separate improvement plan
and plan review fee will be required for the proposed sidewalk widening. Standard
encroachment permit inspection fees will apply to the project. Record drawings will be
required at the completion of construction.
13. This project is located in the Mission Style Sidewalk District of downtown. Any new or
replacement driveway approach, curb ramp, curb, gutter, sidewalk, utility vault, or tree well
shall be installed in the Mission Style per city standard #4220. The existing driveway
approach shall be removed and replaced with sidewalk per city standards.
14. A “sidewalk dining” permit and/or a “tables and chairs” permit shall be required for any
dining in the public right-of-way. The necessary permits shall be completed to the
satisfaction of the Community Development Director.
15. The building plan submittal shall show an 8’ clear pedestrian path of travel void of all
sidewalk obstructions along the Morro Street sidewalk in order to meet pedestrian level of
service thresholds required for this area.
16. The City supports the proposed street parking changes from Higuera to Marsh streets. The
building plan submittal shall show the new street parking, zone changes, signage, striping,
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and parking meter abandonments/relocations per City Engineering Standards. The
developer/contractor shall be responsible for all improvements including parking meter fees
during construction. The contractor shall provide a construction staging plan and schedule
for review and approval by the City prior to encroachment permit issuance. The
developer/contractor shall provide construction notification, project description, phasing and
timing, and contact information to the Downtown Association and affected businesses to the
satisfaction of the City.
17. Provision 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 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.
18. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be show. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
19. The building plan submittal shall show compliance with Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sties.
20. An operations and maintenance manual will be required for the post construction stormwater
improvements. A private stormwater conveyance agreement shall be recorded prior to final
inspection approvals if required.
21. The building plan submittal shall include a complete grading and drainage plan. The plan
shall consider historic offsite drainage tributary to this property that may need to be accepted
and conveyed along with the improved on-site drainage. This development may later and/or
increase the storm water runoff from this site or adjoining sites. The improved or altered
drainage shall be directed to the street and not across adjoining property lines unless the
drainage is conveyed within recorded easements or existing waterways.
22. This property is located within a designated flood zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled
structures shall comply with all Federal Emergency Management Agency (FEMA)
requirements and the city’s Floodplain Management Regulations per Municipal Code
Chapter 17.84.
23. This property is located in an AO (2’ depth) Flood Zone; the water surface or base flood
elevation (BFE) of a 100-yr storm is 2’ above adjacent grade. The structure must be raised or
floodproofed to an elevation that is at least one foot above the BFE or 3’ above the highest
adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure
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protection and savings on flood insurance and is strongly encouraged. The elevator design
and construction shall comply with the most current FEMA Technical Bulletin.
24. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city approved arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the building plans.
Utilities Department
25. During the Building Permit review process, the applicant shall submit a plan that delineates
the location of the property’s existing and proposed water meter(s), water services, and sewer
laterals to the points of connection at the City water and sewer mains. Plans shall note that all
proposed water and sewer utilities shall be constructed consistent with City standards.
26. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV
inspection shall be submitted during the Building Permit Review Process for review and
approval by the Utilities Department prior to issuance of a Building Permit.
27. A conditional exception to the solid waste development standards has been granted by the
Utilities Department. Waste wheelers service will be allowed with the condition that the trash
and recycling containers be placed at the street at the time of collection and immediately
returned to storage after they are serviced. Failure to comply with this condition will result in
revocation of the conditional exception and the ability to use waste wheelers.
Fire Department
28. Building will require a full NFPA 13 fire sprinkler system, an NFPA 72 fire alarm system,
and standpipes on each floor, to include the roof deck.
29. Fire sprinkler risers shall be located in a room with exterior door access. Show Fire Sprinkler
Riser room on plans.
30. The interior stairways shall be in 2-hour enclosures with no openings other than those
required for egress and discharge to the exterior. The trash room appears to be in the exit stair
enclosure. Building plan submittal shall show a separate access door into the trash room that
is separate and protected from the stair enclosure.
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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
Attachment 1
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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.
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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.
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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
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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.
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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.
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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 la nd
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.
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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
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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.
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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.
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Respectfully submitted by,
Diane Clement
Recording Secretary
Approved by the Cultural Heritage Committee on February 23, 2015.
Laurie Thomas
Administrative Assistant III
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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
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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.
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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.
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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.
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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.
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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.
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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
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DRAFT
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE
(SPECIAL MEETING)
MINUTES
April 13, 2015
OATH OF OFFICE: Swearing in re-appointed Committee Member Sandy Baer and
new Committee Members Craig Kincaid and James Papp
City Clerk Mejia administered the Oath of 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 comments from the public.
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April 13, 2015
Page 2
PRESENTATION:
1. Palm Street Chinatown Artifacts. Update on 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, recommending that the
Committee receive a status report on the stabilization of the Palm Street Chinatown
artifacts collection, and provide direction if desired.
PUBLIC COMMENTS:
There were no comments from 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 product on 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 resolution recommending 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 hotel to date.
Jeff Bague, Puglisi Architecture, project architect, noted amendments to the proposal
since previous hearings and stated he believes the project has been improved.
PUBLIC COMMENTS:
There were no comments from the public.
COMMITTEE COMMENTS:
Committee Member Kincaid noted support for the proposed project.
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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 no further comments from the Committee.
On motion by Vice-Chair Brajkovich, seconded by Committee Member Baer, to adopt a
resolution recommending 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-R zones;
Jennifer Yost, applicant.
Kyle Bell, Assistant Planner, presented the staff report, recommending that the
Committee adopt a resolution recommending that 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 a presentation;
summarized the history of the project; noted concerns over some of the conditions of
approval including the condition requiring 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 noted that sidewalk reconstruction can
affect the historical character of neighborhoods.
There were no further comments from the public.
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April 13, 2015
Page 4
COMMITTEE COMMENTS:
In response to inquiry from the Committee, Senior Planner Leveille noted that the
CHC’s discussion on conditions of approval should be limited to those that are related to
the Historic Preservation Guidelines and that Public Works and Utilities 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 that many of the conditions could be 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 previous Committee 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 modifying it 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 of the 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 structure is more
typical for larger redevelopment projects involving historic resources and the staff
provided the condition as a precaution to ensure preservation of the resource
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 the CHC recommendation.
Committee Member Baer discussed she was comfortable removing condition #3 and
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 comments from the Committee.
On motion by Committee Member Baer, seconded by Committee Member Papp, to
adopt a resolution recommending that the Community Development Director approve
the project, based on findings and subject to conditions contained in the staff report,
with the following revisions:
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April 13, 2015
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1. Strike Condition 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 agenda items; 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 exploring alternative methods of construction that may allow site
improvements that are more sensitive to historical context.
ADJOURNMENT: The meeting was adjourned at 7:26 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
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