HomeMy WebLinkAbout06-01-2015 ARC Item 2 ARCH-0917-2015 (2120 Santa Barbara Avenue)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Design review of a mixed-use project with 3,000 square feet of commercial space
and 69 residential units located on the east side of Santa Barbara Avenue.
PROJECT ADDRESS: 2120 Santa Barbara Avenue BY: Phil Dunsmore, Senior Planner
FILE NUMBER: ARC 96-14 FROM: Phil Dunsmore, Senior
Planner
Phone Number: 781-7522
E-mail: pdunsmore@slocity.org
RECOMMENDATION: Approve the design of the project based on findings and subject to
conditions.
SITE DATA
Applicant Covelop
Representative Steve Rigor, Arris Studios
Zoning C‐S‐H (Service‐Commercial with
the Historical Preservation
overlay)
General Plan
Services and Manufacturing
Site Area 1.62 acres
Environmental
Status
Categorically exempt under Class
32, Infill Development, of the
CEQA Guidelines.
SUMMARY
The applicant is seeking design approval of a mixed-use project adjacent to Miner’s Hardware
that will include 69 residential units and 3,000 square feet of commercial space. The
Architectural Review Commission conceptually reviewed this project on January 21, 2015 and
provided feedback to the applicant team to proceed with a final design. The Cultural Heritage
Committee reviewed the project design on February 23, 2015 and found the design consistent
with the Railroad District Plan. On May 13, 2015 the Planning Commission approved the Use
Permit to allow the mixed-use project along with a 15% parking reduction. Now the applicant is
ready for final design review.
1.0 COMMISSION’S PURVIEW
The project is a new development on a site predominantly utilized for parking and storage
adjacent to Miner’s Hardware. The ARC’s role is to review the project in terms of its
consistency with the Railroad District Plan and Community Design Guidelines (CDG) The
Meeting Date: June 1, 2015
Item Number:2
PJD
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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Planning Commission evaluated the project in terms of consistency with the Zoning Regulations,
which requires specific design standards be met for mixed-use projects. Relevant excerpts from
these documents are included or referenced in the analysis where pertinent.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Site Size 1.62 acres
Present Use & Development Parking lot , accessory structures, and small retail buildings south of
Miner’s Hardware
Topography Generally level
Access Santa Barbara Avenue & Emily Street
Surrounding Use/Zoning North: C‐S‐H; Miner’s Hardware & nursery
East: C‐S‐H; service businesses & railroad tracks
West: C‐S‐H; Brooks Woodcraft, Rib Line, Pacific Energy
South: C‐S‐H & PF‐H; SLO Motorsports, Stalwork, Fire Station 1
The project site is 1.63 acres and is located on Santa Barbara Street between Miner’s Hardware
and SLO Motorsports. The site is paved with asphalt, contains several accessory structures
utilized for storage, and contains a small retail space adjacent to Santa Barbara Street. All
remaining existing structures would be removed for the proposed project, none of which meet
the definition of a historic resource.
2.2 Project Description
The project is a mixed-use project consisting of 69 residential dwelling units with 3,000 square
feet of retail space on the ground floor adjacent to Santa Barbara Street. Residential dwellings
consist of 43 studio apartments and 26 one-bedroom apartments in a three-story configuration.
Some of the units would be above the retail space at Santa Barbara Street with the remainder of
the units towards the rear of the site surrounding an outdoor courtyard. 90 vehicle parking spaces
are provided along with 6 motorcycle spaces and a total of 43 bicycle parking spaces, both long
and short term. A portion of the project bridges over the parking area, connecting the residential
units above the commercial building to the residential units towards the rear of the site.
2.3 Project Statistics
Final approval of the project design is contingent on findings for consistency with both the
Railroad District Plan architectural guidelines and the Citywide Community Design Guidelines.
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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Statistics
Item Proposed 1 Ordinance Standard2
Street Yard Not Indicated 15 feet
Max. Height of Structure(s) 35 feet 35 feet
Building Coverage (footprint) Not known 75%
Parking Spaces 90 + 6 motorbike+ 43 bicycle With 15% reduction= 91+ 5
Motorbike
Landscaping Not yet Shown Municipal Code Section 17.87
(Water‐efficient landscape
standards, 12.38.090
(landscaped parking areas),
Grading Site previously graded (nearly
level), and partial asphalt
Refer to Municipal Code
15.04.040 and 16.20.040
(grading permit required)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
The primary review criteria for a development project at this location are the Railroad District
Plan Architectural Guidelines (Attachment 3). The Railroad District Plan supplements the
Community Design Guidelines and is specific to this district. The general design theme of the
district is referred to as “Railroad Vernacular” which is a blend of small and medium scale
residential and commercial buildings that were originally constructed to house railroad workers
and support railroad activities. The guidelines are designed to influence new construction to
complement the district, while not replicating historic buildings.
Exhibit 1: Proposed Design as seen from Santa Barbara Street
The project should also be reviewed for consistency with the Citywide Community Design
Guidelines, specifically chapters 3.1, Commercial Project Design Guidelines, and chapter 5.4
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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Multi-Family Housing Design.
3.1 PREVIOUS REVIEW
On May 13, 2015, the Planning Commission’s review focused on the site location and the
appropriateness of a residential land use within a commercial district. The Zoning Regulations,
MC 17.08.072 prescribe specific design standards for mixed use projects within commercial
zone. The Planning Commission found that the project site complied with these design standards.
The majority of the Commission’s testimony focused on bicycle parking, vehicle parking and the
design of public improvements along Emily Street (Attachment 5).
Since the ARC’s review on January 21, the project design has been revised several times to
accommodate direction from the ARC, CHC and Planning Commission. The CHC found the
project consistent with the Railroad District Plan. At the January 21 ARC hearing, staff and the
ARC provided specific directional items. The following discussion highlights the how the plans
have responded to the directional items:
1. Submit complete plans with all of the required information on the City’s checklist for
final architectural approval. Provide a colors and material board and specifications for
all windows, lighting, colors, materials and other building features.
Staff Response:
The applicant team has submitted a complete set of architectural plans, a colors and materials
board and other details that meet City application requirements (Attachment 2).
2. Meet the zoning regulations setback requirements by providing a minimum of 15 feet
between the building and the public right of way at Santa Barbara Street.
Staff Response:
The project footprint has been revised to meet the street-yard setback at Santa Barbara Street.
3. Revise the design of the north elevation to provide additional relief to the mass and roof
plane of the building thereby reducing the repetitive design of the north elevation.
Staff Response:
The applicant team has revised the Santa Barbara Street elevation and the north elevation several
times to respond to ARC, CHC and Planning Commission comments. The retail entries now face
Santa Barbara Street, and the north elevation has been slightly modified with the addition of a
mansard roof to reduce the apparent height. Colors have also been modified to reduce the
emphases of the tower features and integrate the building façade. Transom style window
elements have been added to the storefront windows.
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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Exhibit 2: Building elevation, January 2015
Exhibit 3: Building Elevation, May 2015
4. Consider incorporating elements that add to the emphasis of ‘Railroad Vernacular”
architecture, further emphasizing the residential components of the project.
Staff Response:
Building colors, windows, storefronts and roof elements have been modified to respond to
Railroad Vernacular architecture. The ARC should determine whether additional architectural
elements should be added to further the projects compatibility with the Railroad District while
emphasizing the residential component.
5. Where stucco is identified as an exterior treatment, utilize a smooth plaster as required
by the Railroad District Plan.
Staff Response:
The project incorporates a variety of building materials including standing seam metal, cast in
place concrete and stucco. A condition of approval has been added to ensure that the stucco will
be a smooth stucco as required by the Railroad District Plan.
6. Provide a complete landscape plan that complements the building design, screens utility
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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features, and provides screening and shading for parking areas. Provide details and
landscape plans for the courtyard to create a useable outdoor open space area for
residential occupants.
Staff Response:
The revised project plans now include a conceptual landscape plan (Attachment 2). The plan
includes and appropriate palette of trees, parking lot landscape, and landscape for the outdoor
use area associated with the residential project adjacent to the pool. During this extreme drought,
the City Utilities Department will prohibit the installation of lawns and other landscape that
requires irrigation more than 2-times per week. If the landscape prohibition is still in place at the
time of development, the applicant will be required to install an interim landscape plan that will
only include drought tolerant landscape.
7. A sign program will be required either as a condition or as a part of the approval of final
plans. The sign program shall include information on the sizes, locations, colors,
materials, and types and illumination of signage proposed for the commercial portions of
the building and the overall site. Project signs shall be designed to be compatible with
the architecture of proposed buildings and to complement the Railroad District.
Staff Response:
The revised building elevations include appropriate locations of conceptual signs that meet the
intent and requirement of the Sign Regulations.
8. Include detailed information on pedestrian pathways, lighting, location of backflow
prevention devices, and screening of mechanical equipment.
Staff Response:
The revised plans now include a preliminary utility plan that identifies above ground plumbing,
and other items that will need to be integrated into the project design. The backflow prevention
device is shown on the project plans near the driveway entrance at Santa Barbara Street adjacent
to the commercial portion of the building within a patio area adjacent to bicycle parking. These
features are typically required to be screened with landscape or building features. A condition of
approval has been added to require screening of this device. This could be accomplished by a
low decorative wall, utility box cover, or other site feature that can be integrated into the patio
area.
Exhibit 4: Portion of Front Patio illustrating above ground plumbing installations.
Location of
backflow
prevention device
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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9. Provide information on loading areas (i.e. indicate if truck loading areas are needed)
and refuse enclosures. Loading areas (including bays for individual buildings) and refuse
enclosures are to be screened from street and off-site views and are to be architecturally
integrated with the design of the project.
Staff Response:
The applicant is proposing to improve Emily Street from Roundhouse Street to the project
driveway at the rear of the site. The rear of the site will accommodate trash service and trash
enclosures as shown in the exhibit below.
Exhibit 5: Emily Street improvements, rear site access and location of trash service.
3.2 Other Site Improvements:
a. Lighting: No site lighting has been identified in the parking area. Conditions of
approval have been added to ensure parking pole lights and building wall lights are
consistent with the City’s Night Sky Preservation Ordinance and complement the
project.
b. Drainage/Grading: The site is located outside of a known flood zone and was
previously graded and paved for parking areas and buildings. Revised plans now
include a preliminary grading plan. A final drainage plan is currently being prepared
by the applicant team in order to meet requirements.
c. Other site amenities: The site plan has now been modified to enhance the pedestrian
and bicycle experience. Bicycle parking has been substantially increased as directed
by the Planning Commission, and a bicycle tool kiosk and café style seating area has
been provided along with building entries along Santa Barbara Street as shown in the
graphic on page 8.
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ARC-C 96-14; 2120 Santa Barbara (The Junction – June 1, 2015)
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Exhibit 6: Multi-Modal diagram.
4.0 ENVIRONMENTAL REVIEW
As proposed the project will qualify for an exemption from CEQA in accordance with Section
15332, In-Fill Development Projects, of the CEQA Guidelines.
5.0 RECOMMENDATION
Approve the design of the project, based on findings and subject to conditions as provided in the
attached resolution.
6.0 ATTACHMENTS
1. Vicinity (Land Use) map
2. Reduced-scale project plans
3. January 21, 2015 ARC Minutes
4. February 23, 2015 CHC Minutes
5. May 13, 2015 PC Minutes
6. Railroad District Plan Architectural Guidelines
7. Resolution approving the project design.
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VICINITY MAP File No. 96-142120 Santa Barbara ¯
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DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
January 21, 2015
ROLL CALL:
Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy
Nemcik, Allen Root, Vice-Chair Greg Wynn, and Chairperson – Position
Vacant
Absent: None
Staff: Senior Planner Phil Dunsmore, Associate Planner Marcus Carloni,
Associate Planner Rachel Cohen, Supervising Civil Engineer Hal Hannula,
and Recording Secretary Diane Clement
ELECTION: Commr. Wynn was elected unanimously as Chairperson and Commr.
Ehdaie was elected unanimously as Vice-Chairperson.
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 2120 Santa Barbara Avenue. ARC-C 96-14; Conceptual review of a mixed-use
project with 69 dwelling units and 3,000 square feet of commercial space; C-S-H
zone; Pat Arnold and Damien Mavis, applicants. (Phil Dunsmore)
Commr. Wynn recused himself from consideration of 2120 Santa Barbara Avenue
because he sometimes works for the applicant. He left the meeting.
Senior Planner Dunsmore 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 approval.
PUBLIC COMMENTS:
Lea Brooks, SLO, stated her family has a business, Brooks Woodcraft, across the
street, which will be affected by this project. She noted a discrepancy between the
public notice, stating a lower square footage and only 49 units, and the staff report. She
stated she supports infill projects but did not see mention of bicycle parking so she
ATTACHMENT 3
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January 21, 2015
Page 2
hopes the project will be reviewed by the Bicycle Advisory Committee. She suggested
separate parking for residents, employees, and customers. She noted that Santa
Barbara Street is heavily traveled by cars and bikes so there needs to be sufficient
setback to make it safe to go in and out of Miners. She added that she has seen a lot of
pedestrian traffic crossing this street. She stated she supports the Emily Street bike
path and was glad to hear that the target population is not students.
Myron Amerine, SLO, stated that the plot map does not include any bike facilities when
there should be one space per residence. He noted that the applicant anticipates
renting to millennials, some who will not have cars and some who will have expensive
bikes. He added that the City has a 20% mode share shift goal which should be
reflected in this project. He stated that if the homeless center will have 50 bike spaces,
this project should have at least 25.
Anne Wyatt, SLO, supported this project and noted she likes the the bridge, the long
wall, and the towers. She suggested a variance for the towers. She added that the mix
of studios and one-bedroom units will meet the needs of the growing number of single-
person households. She noted that this is a huge opportunity to provide more bike-
friendly facilities, including access to Emily Street, and that the bike enclosure here
should be really enclosed. She also supported the troweled plaster suggested by staff.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Andreen stated the speakers made good suggestions, especially about
bicycles. She noted that she wants to see how the architectural style relates to the
surrounding buildings and added that she likes the idea of a band around the building
and mullions, as mentioned in the staff report, to break up the windows. She approved
of the tower height and stated that she understands the applicant's position about the
long side and suggested that some color variation might help.
Commr. Curtis stated he thinks the types of residential units are good and, when the
project comes back to the Commission, he wants to see drawings that show adjacent
structures and more information on site circulation, especially since there is a shared
driveway with Miner’s. He noted that the staff report shows the project does not have
the required number of vehicle parking spaces so he wants to know if an exception will
be requested or more parking provided. He added that the living units could be shared
by two people. He stated he tends to share staff's concern that the long façade on the
Miner’s side needs to be broken up. He suggested the bridge structure be reduced to
just the first floor to break up the skyline of the building from the Miner’s side. He
expressed concern that, while the structure facing Santa Barbara Street does
incorporate some of the Railroad Vernacular style, the other sides do not, and the two
elements do not marry well. He noted he was referring to the shed roofs on the front.
He encouraged consideration of building materials that might reflect the Railroad
Vernacular style, such as brick and metal. He stated he has some concern with the
stucco but not with the towers which help break up the design.
ATTACHMENT 3
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January 21, 2015
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Commr. Nemcik agreed with recommendation 3 to break up the north elevation but
appreciated the difficulty because it would never really be viewed that way. She noted
she would like to see it done just a little more so it does not look accidental. She stated
that she really likes the two-story bridge and the way it cuts through but suggested that
perhaps it should be brought down just a little. She stated that this is a great project.
Commr. Root stated he is fine with the tower height and is not as concerned about the
massing and articulation as he is about the level of detail. He stated he agrees with
Commr. Nemcik that if the bridge were made a little more shallow, that could be
enough. He suggested picking an element, such as light or dark gray, and playing that
up with lintels, cornices, etc., to enhance the rhythm. He added he would be in favor of
pulling the bridge out with other materials with expressed pronounced details. He
agreed with the speaker comments about circulation and bike storage.
Commr. Ehdaie agreed with the other Commissioners and asked if it would be possible
to show the pedestrian access between the residential and the retail/commercial
components. She supported adding bicycle parking. She noted that she bikes on
Santa Barbara Street and knows there is a safety issue there that should be addressed.
Senior Planner Dunsmore stated having good visual access through the site is a design
issue. He added that the City will determine if public improvements are required so that
vehicles entering and exiting can be easily seen.
Engineer Hannula stated that even something as simple as the driveway approach
design is important to get cars off the street quickly. He noted that bikes and buses
complicate that and that the southern driveway design is heading in the right direction.
Commr. Curtis stated that the main entrance to the apartments at the rear needs more
emphasis and that it is just the width of the sidewalk right now. He suggested creating a
little more outdoor space there and emphasizing that space architecturally. He stated
he does not know why there are two entrances to the front of the residential building
that are so close together. He noted the need to draw attention to the main lobby.
There were no further comments made from the Commission.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast—Feb 2, 2015, four items: mixed use on Santa Barbara Street
close to Railroad Square, adjacent to Del Monte Café; new location for SLO
Brewery on Aero Vista; Bluebird Salon on Marsh; and affordable housing at 860
Humbert.
3. Commission:
ATTACHMENT 3
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January 21, 2015
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ADJOURNMENT: The meeting adjourned at 8:38 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary
ATTACHMENT 3
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DRAFT
SAN LUIS OBISPO
CULTURAL HERITAGE COMMITTEE MINUTES
February 23, 2015
ROLL CALL:
Present: Committee Members Sandy Baer, Thom Brajkovich, Patti Taylor, Victoria
Wood, Vice-Chair Jaime Hill, and Chair Bob Pavlik
Absent: Committee Member Platt
Staff: Senior Planner Brian Leveille, Senior Planner Phil Dunsmore, and
Recording Secretary Erica Inderlied
ACCEPTANCE OF THE AGENDA:
Chair Pavlik inquired about the number of project units shown on the agenda versus the
number of project units shown in the staff report for hearing item 2. Senior Planner
Dunsmore confirmed that 69 units is the correct number.
The agenda was accepted as presented.
MINUTES: Minutes of January 26, 2015, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARING ITEMS:
1. 2120 Santa Barbara Avenue. ARC 96-14; Review of a mixed-use project with 49
dwelling units and 1,200 square feet of commercial space; C-S-H zone; Pat Arnold
and Damien Mavis, applicants. (Phil Dunsmore)
Phil Dunsmore, Senior Planner, presented the staff report, recommending that the
Cultural Heritage Committee adopt a resolution recommending that the Architectural
Review Commission find that the project is consistent with the Railroad District Plan and
approve the design of the project subject to additional directional items which he
outlined.
Damien Mavis, Heather Wiebe, and Stephen Rigor, applicants offered a presentation
and responded to Committee Member inquiries regarding architectural details and site
planning.
PUBLIC COMMENTS:
Lea Brooks, SLO, neighboring property owner, stated that bicycle racks would be a
critical part of project design that appear to be missing.
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February 23, 2015
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Myron Amerine, SLO, voiced support for the project and its walkability and bicycle
compatibility. He noted that the architectural treatment could be enhanced and scale
reduced from the point of view of the railroad side.
There were no further comments made from the public.
In response to public comment, Senior Planner Dunsmore noted that bicycle racks are
planned for the project.
COMMITTEE COMMENTS:
Committee Member Brajkovich voiced support for the project; inquired whether the
potential historical significance of the small to be demolished had been examined.
Senior Planner Dunsmore responded that the site has no known historical resources
and that an evaluation was not necessary.
Committee Member Wood noted that there is no entryway on the project’s Santa
Barbara Avenue frontage; Rigor responded that the doors are placed closest to project
parking. Committee Member Wood voiced concern about the inclusion of corrugated
metal; voiced support for the project overall.
Vice-Chair Hill opined that entry doors on Santa Barbara Street will be imperative;
voiced support for the project as otherwise presented. Committee Member Brajkovich
concurred.
Committee Member Baer voiced support for the project.
Chair Pavlik inquired whether windows would be operable; Rigor responded that
residential windows would be operable, while commercial windows would be sealed.
There were no further comments made from the Committee.
On motion by Vice-Chair Hill, seconded by Committee Member Baer, to adopt a
resolution recommending that the Architectural Review Commission find that the project
is consistent with the Railroad District Plan and approve the design of the project
subject to additional directional items as outlined in the staff report, and further revised
as follows:
2. Refine the window designs and consider the use of divided light windows, a
taller bulkhead, transom windows and other features that complement the
Railroad District Plan.
4. Adjust height and detail of the tower features on the south elevation to comply
with 35-foot maximum height limit.
6. Reevaluate the inclusion of pedestrian entryways on Santa Barbara Avenue.
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February 23, 2015
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AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Taylor, Wood
NOES: None
RECUSED: None
ABSENT: Committee Member Platt
The motion passed on a 6:0 vote.
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DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
May 13, 2015
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners Hemalata Dandekar, Michael Draze, John Fowler,
Ronald Malak, William Riggs, Vice-Chairperson Michael Multari, and
Chairperson John Larson
Absent: None
Staff: Deputy Community Development Directors Doug Davidson and Kim
Murry, Senior Planner Phil Dunsmore, Deputy Director of
Transportation Tim Bochum, Supervising Civil Engineer Hal Hannula,
Assistant City Attorney Jon Ansolabehere, and Recording Secretary
Erica Inderlied
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of April 8, 2015, were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments from the public.
PUBLIC HEARINGS:
1. 598 Princeton Place. APPL-0978-2015: An appeal of a Code violation of MC
17.17.055 Front Yard Parking; R-1 zone; Aaron, Katherine/Gambucci, Joseph et
ux., appellants.
Kyle Bell, Assistant Planner, presented the staff report, recommending that the
Commission adopt a resolution denying the appeal and supporting the Director’s
decision to uphold the citation, based on findings and subject to conditions which he
outlined.
Joseph Gambucci, property owner and appellant, noted desire to preserve the
residential character of the neighborhood; commented on negative impacts resulting
from student-occupied rentals in the neighborhood; stated that the parking upon his
property can be interpreted to be legal non-conforming, and that adequate
maneuverability exists with the site’s current configuration.
PUBLIC COMMENTS:
Amelia Gambucci, SLO, inquired as to the seemingly inconsistent enforcement actions
against other similar parking situations throughout the City.
There were no further comments from the public.
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May 13, 2015
Page 2
COMMISSION COMMENTS:
Assistant City Attorney Ansolabehere made reference to the case of James Disney v.
the City of Concord, in which the Court upheld the City’s ability to regulate vehicle
parking in front yards.
Commr. Malak spoke in opposition to staff’s request; noted the apparently moot nature
of the issue of the legality of the parking space.
Commr. Fowler spoke in support of staff’s recommendation; noted the apparent legal
basis for denying the appeal.
Chair Larson spoke in opposition to staff’s recommendation; noted emphasis on the
issue of the legality of vehicle parking, rather than the legality of the driveway itself.
Commr. Draze spoke in support of staff’s recommendation; noted apparent ready
availability of legal solutions to the problem.
Vice-Chair Multari spoke in opposition to staff’s recommendation; noted the apparently
moot issue of the legality of the parking space, and the unreasonable burden of
compliance upon the property owner.
Commr. Dandekar spoke in support of staff’s recommendation; noted sympathy for the
property owner’s situation; noted concern about the potential for setting precedent by
failing to enforce code.
There were no further comments from the Commission.
On motion by Commr. Riggs, seconded by Chair Larson, to adopt a resolution denying
the appeal and supporting the Director’s decision to uphold the citation, based on
findings and subject to conditions contained in the staff report
AYES: Commrs. Riggs, Dandekar, Draze, Fowler
NOES: Commrs. Larson, Malak, Multari
RECUSED: None
ABSENT: None
The motion passed on a 4:3 vote.
Chair Larson stated that the Planning Commission’s decision is appealable to the City
Council.
2. 2120 Santa Barbara Avenue. USE-0916-2015: Review of a mixed-use project
with 69 multi-family units and 3,000 square feet of retail space, and a mixed-use
parking reduction, with a categorical exemption from CEQA; Covelop
Management, Inc., applicant.
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Phil Dunsmore, Senior Planner, presented the staff report, recommending that the
Commission adopt a resolution allowing approval of the mixed-use project and a 15%
parking reduction, based on findings and subject to conditions which he outlined.
Commr. Draze noted that, while he did not attend the March 11, 2015, meeting where
this item was previously heard, he had thoroughly reviewed the minutes and was
comfortable taking action.
Supervising Civil Engineer Hannula clarified that designs for pedestrian improvements
such as bulb-outs will depend on final engineering details.
Steve Rigor, project architect, made a presentation; summarized changes made to the
project proposal since its previous hearing.
PUBLIC COMMENTS:
Glen Matteson, San Luis Obispo Railroad Museum, stated that having the property
developed may deter illicit activity; noted preference for Emily Street improvements as
shown in staff’s “Option A” diagram, which will interfere least with the Museum’s
neighboring property.
Brad Larose, San Luis Obispo Railroad Museum, noted preference for the Emily Street
improvement configuration as shown in “Option A,” noted an existing access gate that
would be impeded by an eight-foot sidewalk, if constructed.
Myron Amerine, SLO, noted concern that the proposed configuration of Emily Street
improvements will prevent its future pedestrian and bicycle connectivity to Broad Street;
noted preference for Emily Street improvements as shown in “Option B.”
Lea Brooks, nearby property owner, spoke regarding connectivity concerns; noted
support for rerouting pedestrian activity away from Santa Barbara Avenue.
There were no further comments from the public.
COMMISSION COMMENTS:
In response to inquiry from Vice-Chair Multari, Deputy Director of Transportation
Bochum clarified that Emily Street is intended to eventually be connected to High Street;
commented on the flexibility of various circulation configurations; noted desire to
minimize negative impacts upon the Railroad Museum property.
Commr. Draze spoke in support of the project and utilizing Emily Street configuration
“Option A,” with modifications to accommodate the Railroad Museum property; spoke in
support of additional bicycle parking; spoke in opposition to further parking reduction.
Commr. Dandekar spoke in support of the project and utilizing Emily Street
configuration “Option A,” with modifications to accommodate the Railroad Museum
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property, spoke in support of additional bicycle parking and the addition of a car share
space; spoke in opposition to further parking reduction.
Commr. Fowler spoke in support of the project and utilizing Emily Street configuration
“Option A,” with modifications to accommodate the Railroad Museum property; spoke in
support of additional bicycle parking, the addition of a car share space, and an
increased parking reduction.
Chair Larson noted public comment received from local businesses and prospective
tenants in support of the project, and received from members of the public in opposition
to the project. Larson spoke in support of the project and utilizing Emily Street
configuration “Option A”; noted neither support for nor opposition to further parking
reduction.
Commr. Riggs spoke in support of additional bicycle parking, the addition of a car share
space, and requiring a full 20% parking reduction.
Vice-Chair Multari spoke in support of the project and utilizing Emily Street configuration
“Option A,” with modifications to accommodate the Railroad Museum property; spoke in
support of additional bicycle parking.
There were no further comments from the Commission.
On motion by Commr. Draze, seconded by Commr. Malak, to adopt a resolution
allowing approval of the mixed-use project and a 15% parking reduction, subject to
findings and conditions contained in the staff report, with the following additional
revisions:
a. Amend Condition 7 to memorialize that staff will refine the details of Emily
Street improvements in accordance with “Option A” as depicted in the staff
report.
b. Add Condition 11 to read as follows: “43 long-term bicycle parking spaces, or
no fewer than one bicycle parking space per studio apartment unit, shall be
provided.”
c. Add Condition 12 to read as follows: “An electric vehicle charging station shall
be added to the commercial portion of the project, in a manner acceptable to
staff and in accordance with current standards.”
AYES: Commrs. Draze, Malak, Dandekar, Fowler, Multari, Larson
NOES: Commr. Riggs
RECUSED: None
ABSENT: None
The motion passed on a 6:1 vote.
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On motion by Commr. Riggs, seconded by Chair Larson, to require a 20% parking
reduction, and encourage applicants to consider the establishment of at least one car
share space.
AYES: Commrs. Riggs, Larson, Fowler
NOES: Commrs. Dandekar, Draze, Malak, Multari
RECUSED: None
ABSENT: None
The motion failed on a 3:4 vote.
The Commission recessed at 8:44 p.m., and reconvened at 8:53 p.m., with all members
present except Commr. Riggs.
3. City-wide. GENP-1267-2015; Review of General Plan Conformity Report, Capital
Improvement Program proposed as part of 2015-2017 Financial Plan; City of San
Luis Obispo—Community Development Department, applicant.
Deputy Community Development Director Murry presented the staff report,
recommending that the Commission report to the City Council that all
projects/purchases in the Capital Improvement Plan proposed as part of the 2015-2017
Financial Plan comply with the City’s General Plan.
Deputy Director of Transportation Bochum responded to Commission inquiries.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Vice-Chair Multari requested future clarification from staff regarding the ways in which
planned transportation-related Capital Improvement Projects fit into the modal hierarchy
priorities adopted as part of the Circulation Element update.discussed in the past.
Chair Larson requested that staff make location of the future improvements to the
accessibility of Capital Improvement Program documents easier to find for the public on
the City’s website.
There were no further comments from the Commission.
On motion by Commr. Draze, seconded by Vice-Chair Multari, to report to the City
Council that all projects/purchases in the Capital Improvement Plan proposed as part of
the 2015-2017 Financial Plan comply with the City’s General Plan.
AYES: Commrs. Draze, Multari, Dandekar, Fowler, Malak, Larson
NOES: None
RECUSED: None
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May 13, 2015
Page 6
ABSENT: Commr. Riggs
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff
a. Agenda Forecast
Deputy Community Development Director Murry gave a forecast of upcoming
agenda items; noted the release of the City’s final updated General Plan.
4. Commission
Commr. Malak requested that staff return within 30 days with a proposed date for
the Planning Commission to receive a presentation about investigate best
practices for water and energy conservation for new and altered residential and
commercial uses, in order to receive public input and potentially request
development of standard conditions for development projects to incorporate higher
energy and water efficiency features. ; report back on the topics separately within
30 days to determine a date for the Commission to invite public input and consider
making a recommendation to Council regarding the same.
Commr. Fowler Multari requested that the presentation report include a summary
of current requirements, policies, and practices.
Chair Larson requested that the report focusing on water be made the priority.
Commr. Draze requested that staff keep the Commission informed of key items,
such as the City’s response to the Governor’s action on drought being considered
by the City Council on June 2nd.
ADJOURNMENT: The meeting was adjourned at 9:25 p.m.
Respectfully submitted by,
Erica Inderlied
Recording Secretary
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE DESIGN OF A MIXED-USE PROJECT TO
CONSTRUCT 69 RESIDENTIAL UNITS AND 3,000 SQUARE FEET OF
COMMERCIAL SPACE AT 2120 SANTA BARBARA STREET
ARC-96-14
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 January 21, 2015, to conceptually review the project design pursuant to a
proceeding instituted under ARC- 96-14; 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 February 23, 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 June 1, 2015, to review the project design pursuant to a proceeding
instituted under ARC 96-14; 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 (ARC 96-14), 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. As conditioned, the design theme of the project can be found consistent with the Railroad
District Architectural Guidelines because the project reflects design elements suggested by
the guidelines and does not attempt to mimic or copy historic architecture.
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2120 Santa Barbara Street, ARC 96-14
3. The scale and massing of the building is compatible and complementary to nearby structures
and is within a suitable location adjacent to other commercial development adjacent to the
railroad.
4. 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.
5. 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 Railroad District.
6. As found by the Planning Commission, the project meets the Municipal Code design
standards for a mixed-use project within the C-S zone.
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 project design shall be in compliance with all conditions of approval approved by the
Planning Commission at the May 13, 2015 hearing. A copy of the use permit conditions shall
be included on the construction permit submittal.
3. Plans submitted for a building permit shall include and clearly identify 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
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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-
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. All lighting
installations shall be designed to complement the Railroad District Plan.
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
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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. The project shall be responsible for providing affordable housing units or an in-lieu fee in
accordance with the City’s Housing Element.
11. Bikes: Long and short-term bicycle parking shall be provided in accordance with Table 6.5
of the Zoning Regulations and as shown on the plans dated May 20, 2015. 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 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
12. 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. This property is located in the railroad historic district. All required frontage
improvements shall be completed in compliance with approved railroad historic district
plans. The city is evaluating new options to the board sidewalk that is referenced in the
district plans and that was previously included in the City Engineering Standards.
13. The building plan submittal shall show any sections of damaged or displaced curb, gutter,
sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public
Works Department. Any sections of damaged board sidewalk located along the Santa
Barbara frontage shall be repaired or replaced to the satisfaction of the Public Works
Department or may be replaced with the new district sidewalk standard.
14. The building plan submittal shall include all required Emily Street improvements per City
Engineering Standards and to the satisfaction of the Public Works Department. The Emily
Street paveout shall tie into competent pavement material at Roundhouse Street. The
transition from pavement to gravel on Emily Street shall be completed to prevent the
unravelling of the pavement and migration of the loose gravel and debris onto the improved
street. Pedestrian access shall be provided to 25’ past the new driveway entrance off Emily
Street in accordance with ADA and City Engineering Standards. The new curb ramps and
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off-site receiving ramp shall be constructed in accordance with ADA and City Engineering
Standards.
15. The Emily Street improvements will require a public improvement plan submittal. The plan
shall be developed per City Engineering Standards and shall be submitted with a Public
Works Department application and will be subject to the public improvement plan review
and inspection fees in effect at the time of application.
16. The extent of street improvements and paving of Emily shall transition northerly of the new
access driveway approach and the existing Sears Warehouse access gate. The limits of
paving and sidewalk improvement north of the new access driveway shall consider the
existing access requirements for the gate leading to the SLORRM fenced encroachment in
Emily Street. The project development plans and Emily Street improvement plans and final
drainage report shall consider any run-on for the upslope and off-site watersheds.
17. The building plan submittal shall include all required parking lot improvements, dimensions,
space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement
marking, signage, and striping in accordance with the Parking and Driveway Standards and
disabled access requirements of the CBC.
18. The building plan submittal shall show all parking spaces to be able to be entered in one
movement. All spaces, drive aisles, etc. shall be designed so that all vehicles can exit 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. Parking spaces adjacent to a post, column or walls
require an additional foot in width per City Engineering Standard 2220.
19. A common driveway agreement shall be recorded in a format provided by the Planning
Division prior to building permit issuance.
20. 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 a Property Owner’s
Association or under a similar property maintenance agreement if applicable.
21. The building plan submittal and public improvement plan submittal shall include a complete
utility plan. The plan shall show all existing and proposed public and private utilities. All
existing wire utilities shall be shown for reference. All new wire utilities shall be
underground. The undergrounding of utilities shall be completed without a net increase in
utility poles within the public right-of-way. PGE plans shall be provided in conjunction with
the development plans unless otherwise approved as a deferred submittal item.
22. The building plan submittal shall show and label the water services and water meters for the
respective uses. A separate water meter is required for the residence apartment complex,
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commercial space and for landscape irrigation. The proposed new water services shall be
installed in a meter manifold in accordance with City Engineering Standards #6210 and
#6260.
23. The building plan submittal shall show all existing and proposed improvements related to the
proposed Miner’s subdivision. The plans shall show all existing and proposed lot lines,
easements, site and utility improvements related to this project.
24. The building plan submittal shall include a complete drainage report. This development shall
comply with the Waterway Management Plan Drainage Design Manual. The drainage report
shall consider historic offsite drainage tributary to this property that may need to be conveyed
along with the improved on-site drainage. The building plan submittal shall consider the
historic drainage off of the existing developed site and shall include provisions for a safe
overflow to replicate the historic runoff. Otherwise, an off-site drainage easement/agreement
may be considered. The report shall include the proposed Emily Street improvements.
25. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements (PCR’s) as promulgated by the Regional Water Quality Control Board for
redeveloped sites. Provide a complete Post Construction Stormwater Checklist as available
on the City’s Website. The preliminary checklist submitted for ARC is out of date and shall
be replaced with the new form in conjunction with the project drainage report. The PCR's
shall include the new impervious Emily Street improvements.
26. The building plan submittal shall include an operations and maintenance manual for the Post
Construction Stormwater improvements. A private stormwater conveyance agreement will
be required and shall be recorded prior to final inspection approvals.
27. General Construction Activity Stormwater Permits are required for all stormwater discharges
associated with construction activity where clearing, grading or excavations result in land
disturbance of one or more acres. The building plan submittal shall include a copy of the
Storm Water Pollution Prevention Plan (SWPPP). 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 plans for reference.
28. The building plan submittal shall include the required street trees. Street trees are generally
required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City
Arborist shall approve the tree species and planting requirements. At least two of the
required Street trees shall be planted in the existing tree wells located in the Santa Barbara
Street board sidewalk in accordance with City Engineering Standard 8130. Street trees shall
be planted in tree wells or in a parkway for the new Emily Street improvements per City
Engineering Standards.
Utilities Department
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1. All proposed sewer laterals shall connect to Santa Barbara Street. Consistent with City
standards, any existing laterals at the property that are not proposed for reuse shall be
abandoned at the City’s main.
2. Consistent with the City’s Solid Waste Enclosure Standards, please include size,
capacity, and location of the solid waste enclosures to serve the project. Applicant will
need to contact the General Manager of San Luis Garbage Company (SLG) at 805-543-
0875, and obtain in writing that the proposed enclosures and collection method meets the
SLG requirements.
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 1st day of June, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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