HomeMy WebLinkAbout06-15-2015 ARC Item 1 - 1234 Broad Street (ARCH-0856-2015)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of façade remodel for brewery, restaurant, and retail lease spaces
PROJECT ADDRESS: 1234 Broad St BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER: ARCH-0856-2015 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) granting final approval to
the project, based on findings, and subject to conditions.
SITE DATA
Applicant 1234 Broad, LLC
Representative Eric Newton
General Plan General Retail
Zoning Downtown-Commercial (C-D)
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15301: Minor
alteration of existing structures)
Filed Jan 28, 2015
Complete Mar 25, 2015
SUMMARY
Eric Newton has filed an application on behalf of the applicant, 1234 Broad LLC, for
architectural review of modifications to the exterior of an existing building, to prepare it for a
brewpub, restaurant, retail sales, and wine-tasting rooms. A use permit allowing these activities
on the site was approved by the Planning Commission on January 14th, 2015.
The Architectural Review Commission reviewed this project at their April 20th meeting, and
continued consideration of the application, with direction to the applicant to consider certain
modifications to the project.
1.0 COMMISSION’S PURVIEW
The Commission’s role is to review the applicant’s response to the Commission’s direction, and
Meeting Date: June 15, 2015
Item Number: 1
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June 15, 2015
evaluate the suitability and appropriateness of the modified project design, using standards and
policies of the City’s Zoning Regulations and Community Design Guidelines, to achieve
attractive, environmentally sensitive development.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is a rectangular parcel of about 9,000 square feet in area, at the corner of Broad
and Pacific Streets. It is developed with a commercial structure that most recently housed a home
furnishings store and before that the Villa Automotive shop. The immediate surroundings are
characterized by single-story commercial structures and some residential structures, most
converted to office uses.
2.2 Project Description
This project is described by the applicant as an “artisan establishment including a restaurant,
brewery, brew & wine service, and retail venues with food.” Tenant improvements will be made
to the building interior to accommodate these activities, along with modification of the building
façade and frontage improvements along Broad and Pacific.
3.0 COMMISSION DIRECTION
Though the Commission was generally supportive of the proposed design, several areas of
concern were identified. The applicant was directed to explore various modifications to the
project to address these concerns.
Directional item 1: Reduce the scale of the corner element at Broad and Pacific
Streets
The height of the building corner remains unchanged. The applicant notes that careful
consideration has been given to the proportion and rhythm of the building, and that changes in
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June 15, 2015
the height of this portion of the building result in undesirable changes to its design (see
Attachment 4). Because of the shape and visibility of the roof, these corner features are also
needed for screening of mechanical equipment, and lowering the height of the corners could
create difficulty in effectively screening this equipment.
Community Design Guidelines call for setting back buildings above the 2nd or 3rd level, and
keeping the height of a building at the back of the sidewalk less than the width of the adjoining
right-of-way.1 This portion of the building, at 25 feet, is right at the level above which setbacks
are suggested, and Pacific Street is 50 feet wide. Given these design concerns, and relevant
guidelines, staff considers the height of the building corner to be appropriate at this location.
Directional items 2 and 3: Retain the expression of the existing bow roof form;
Remain true to the existing building form.
The applicant has reluctantly explored alternative designs that more strongly express the bow
roof form (Attachment 5). Although the applicant desires to keep the original design, staff
believes this revised design better responds to ARC direction.
Directional item 4: Explore alternatives to metal siding.
The applicant was directed to explore alternatives to the metal siding on the building corners.
The applicant has provided an alternative that incorporates smooth plaster into the bottom half of
the building corner (see below), but the applicant states a preference for the original design:
As we already have a large portion of the Broad St facade in stucco, we feel more
stucco would be inappropriate in this context. An industrial modern approach is
suitable in this context, as the existing building was in fact used for industrial
purposes. Metal siding, steel awnings, and industrial exterior fixtures and finishes
suggest a relationship with the building's industrial roots.
1 CDG § 4.2(B)
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June 15, 2015
Staff supports the use of the metal siding in order to preserve the industrial approach. However,
as discussed below, the design should include a concrete bulkhead at the base of the building
corner.
Directional item 5: Explore the use of bulkheads.
The applicant has added solid panels “at bulkhead height” to the bottom of the doors along
Pacific Street to “create a visual pedestrian scale that would otherwise be achieved with a
bulkhead.” Wooden rails have been added along portions of the Broad Street side of the building
(Attachment 6). These features provide the desired visual pedestrian scale encouraged by
Community Design Guidelines.2 The bulkhead feature should be continued around the base of
the corners of the building (see Condition 7).
Directional item 6: Explore the use of awnings.
The applicant has broken up the continuous metal awning along Broad Street into smaller
sections, for a more pedestrian scale and to better define building entries. Awnings along the
Pacific Street frontage were not incorporated into the design because of the building’s placement
at the back edge of the sidewalk. Awnings on this side of the building would be excessively
small and would essentially be non-functional, providing little shade.
Directional item 7: Explore options to limit neighborhood impacts from noise
and light.
The impacts from the use of the building were addressed during the review of the use permit
approved for the project. This permit requires that doors along Pacific Street be closed during
nighttime hours to contain noise. Insulation has been added to the interior of the roof, which will
serve to further absorb noise within the structure. Lighting of tenant spaces along Pacific will be
installed in ceiling space above the window line, limiting the spillover of light from these spaces.
4.0 ENVIRONMENTAL REVIEW
This project is subject to the provisions of the California Environmental Quality Act (CEQA),
and has been determined to be a class of project that does not have a significant effect on the
environment. It is categorically exempt from the requirement for the preparation of
environmental documents because it involves only interior and exterior alterations to an existing
structure, as described in CEQA Guidelines §15301 (Existing Facilities).
5.0 OTHER DEPARTMENT COMMENTS
Project plans were routed to several City departments for review (Fire, Public Works, Utilities,
and Building). Comments provided in response have been incorporated into suggested conditions
of approval for this project.
2 CDG § 4.2(D.7)
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June 15, 2015
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Ordinance, or Community Design Guidelines.
7.0 ATTACHMENTS
1.Draft Resolution
2.Vicinity Map
3.Project Plans
4.Exhibits: Lowered Corner
5.Exhibits: Bow Form
6.Exhibits: Wood Rails
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL APPROVAL TO THE MODIFICATION OF THE
FAÇADE OF AN EXISTING BUILDING LOCATED AT 1234 BROAD STREET
(DOWNTOWN-COMMERCIAL (C-D) ZONE; FILE ARCH-0856-2015)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 20, 2015, pursuant to a proceeding instituted under application
ARCH-0856-2015, 1234 Broad, LLC, applicant, and directed the applicant to revise the project;
and
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 15, 2015, for the purpose of reviewing the revised project design;
and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission
of the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the proposed project ARCH-0856-2015, based on the following findings:
1.The project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity. The project involves modifications to the building
façade along with frontage improvements, constructed in compliance with applicable building
safety regulations and Engineering Standards.
2.The project design is consistent with the City’s Community Design Guidelines
applicable to commercial projects. It has been designed to fit its site and context and activities
and project elements are logically located for efficient and effective operation. Site elements are
coordinated with the building, and pleasing transitions have been provided between the street and
the project.
3.The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) because it is limited to alterations to an existing structure, as
described in CEQA Guidelines §15301 (Existing Facilities).
ATTACHMENT 1
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Resolution No. ARC ####-15 Page 2
ARCH-0856-2015 (1234 Broad)
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project ARCH-0856-2015, with incorporation of the following conditions:
Planning
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
2. Landscaping: Final plans for the project will include a landscape plan that employs the
imaginative use of landscaping (for example, planters and potted plantings) to enhance the
building architecture and soften the visual impact of buildings and paving, help provide a
pleasing transition between the street and the project and define outdoor spaces, as described
in the City’s Community Design Guidelines.
3. Bicycle parking: The bicycle rack on the Broad Street frontage will be relocated to a more
convenient location that preserves adequate pedestrian clearance along the sidewalk, brings
bicyclists and bicycles away from the possibility of accidental damage or injury from traffic,
and that is close to the main entrance.
4. Solid waste and recycling collection: Details of the design of the proposed trash and
recycling enclosure shall be submitted in both plan and elevation views. Plans shall include
the size, capacity, and location of the enclosure, consistent with the City’s Solid Waste
Enclosure Standards.
5. Rooftop equipment screening: With submittal of working drawings, the applicant shall
include sectional views of the building, which clearly show the sizes of proposed condensers
and other mechanical equipment to be placed on the roof to confirm that parapets and other
roof features will adequately screen them. A line of sight diagram may be needed to confirm
that proposed screening will be adequate.
6. Security grates or grills: Permanent, fixed security grates or grilles in front of windows are
not permitted. Any necessary security grilles should be placed inside, behind the window
display area.
7. Bulkheads: The bulkhead features incorporated into the building facades will be extended
around the corners of the building, as a concrete bulkhead. Final plans submitted for
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Resolution No. ARC ####-15 Page 3
ARCH-0856-2015 (1234 Broad)
construction permits will clearly depict this detail, to the satisfaction of the Community
Development Director.
Building
1. Final project plans will include structural design calculations and related detailing for the
proposed metal awning.
2. Final project plans will include analytical justification for the clerestory windows that are
proposed to highlight the trusses, and verification that the structural integrity of the exterior
wall is maintained (it appears to be a shear wall).
Fire
8. The proposed frontage will need to accommodate a legal second exit from Lease Space #2A,
to be equipped with panic hardware. Exit from patio area may satisfy this requirement, so
long as the exit provided is free from barriers. Patio railings and barriers may not obstruct
this exit. The second exit will be clearly depicted on final project plans, for review and
approval by the Fire Marshal.
Public Works/ Engineering
9. Projects involving the substantial remodel of an existing structure requires that complete
frontage improvements be installed or that existing improvements be upgraded per city
standard. MC 12.16.050
10. The City generally supports the proposed sidewalk widening across the Broad Street
frontage. The building plan submittal shall include a complete design prepared by a licensed
Civil Engineer. The plans shall include all existing and proposed improvements. The design
shall show how drainage is being directed around the bulb out and able to maintain minimum
flows in the street gutter. Drainage calculations may be required to confirm curb capacities
and to evaluate any spread into the adjoining travel lanes. The bulb out shall be designed to
the satisfaction of the Public Works Department. The transition from the widened sidewalk
area back to the existing curb shall include the minimum inside radius and minimum outside
radius per City Engineering Standards. The updated curb ramp and any signal pole
modifications shall comply with ADA and City Engineering Standards and shall be clarified
in the plans. A separate improvement plan and plan review fee will be required for the
proposed sidewalk widening. Standard encroachment permit inspection fees will apply to the
project. Record drawings will be required at the completion of construction.
11. This project is located within the Mission Style Sidewalk District of downtown. Any new or
replacement driveway approach, curb ramp, curb, gutter, sidewalk, tree well, or utility vaults
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shall be installed in the Mission Style per city standard #4220. The existing driveway
approaches shall be removed and replaced with sidewalk per city standard.
12. The building plan submittal shall include the dimensions and bearings for all property lines
for reference. The plans shall show and label the 12.5’ Broad Street plan line for reference.
13. The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing frontage
improvements, including street trees, shall be shown for reference.
14. The building plan submittal shall show an 8’ clear pedestrian path of travel void of all
sidewalk obstructions along the Broad Street sidewalk in order to meet pedestrian level of
service thresholds required for this area.
15. A “sidewalk dining” permit or a “tables and chairs” permit shall be required for any dining in
the public right-of-way. The necessary permits shall be completed to the satisfaction of the
Community Development Director. The sidewalk dining areas shown on these plans has not
been specifically approved or endorsed.
16. Provisions for trash, recycle, screening, and collection shall be approved to the satisfaction of
the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-
site conveyance shall consider convenience, aesthetics, safety, and functionality. Individual
waste wheeler services are not supported in-lieu of common trash and recycle collection.
17. The building plan submittal shall show a trash ramp per city standard. The trash ramp shall
be designed to the satisfaction of the Public Works Department and the San Luis Obispo
Garbage Company.
18. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
19. 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
20. 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
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adjacent grade. Additional freeboard to 2’ above the BFE may result in additional structure
protection and savings on flood insurance and is strongly encouraged.
21. The building plan submittal shall show all existing and proposed floodproofing, floodgate
storage areas, utility protections, etc. The building plan submittal shall include a reduced
floor plan showing and noting the location and type of floodgates and the labeled floodgate
storage area/room. The plan will be forwarded to the Fire Department for inclusion in their
records for recurring fire inspections.
22. The building plan submittal shall including complete details of all new door landings.
Details of door landings shall be in compliance with current building code and to the
satisfaction of the Building Department.
23. The building plan submittal shall show the new street parking and loading zone to be
installed per City Engineering Standards.
24. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 15 gallon street tree for each 35 linear feet of frontage. The building
plan submittal shall show one additional street tree required on the Broad Street frontage.
The City Arborist shall approve tree species. The new tree planting shall be per City
Engineering Standards and shall include a frame, grate, and tree guard. The existing tree
well for the existing tree to remain along Broad Street shall be upgraded to include a frame
and tree grate per City Engineering Standards unless otherwise waived by the City Arborist.
25. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city-approved arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the building plans.
Public Works/ Transportation
26. Final plans will include an exhibit depicting path of travel of vehicles making a right-hand
turn from Pacific Street onto Broad Street. The exhibit will demonstrate that sufficient
maneuvering space is provided for the intended design vehicle. The exhibit will also
demonstrate the path of travel for a City fire engine (however it is not expected that the
turning maneuver can be completed by a fire engine).
27. Final plans will depict the extent and dimensions of the inside traffic lane (closest the project
frontage) along the Broad Street right-of-way.
Utilities
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28. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
29. 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.
Indemnification
30. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the
defense against an Indemnified Claim."
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 15th day of June, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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6
1234 BROAD ST.
ARCHITECTURAL REVIEW
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A4EXTERIOR ELEVATIONS
1.
T
H
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N
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T
H
A
N
D
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F
A
C
A
D
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D
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A
I
L
S
O
N
S
H
E
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T
A
6
.
1
ARC1 - 14
1234 BROAD ST.
ARCHITECTURAL REVIEW
Co
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h
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,
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A5EXTERIOR
PERSPECTIVES
EX
I
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O
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C
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PR
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PR
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.
PR
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.
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ARC1 - 15
Ex
h
i
b
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ARC1 - 16
ATTACHMENT 4
ARC1 - 17
ARC1 - 18
ARC1 - 19
EX
H
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B
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ATTACHMENT 5
ARC1 - 20
EX
H
I
B
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ARC1 - 21
Ex
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F
ATTACHMENT 6
ARC1 - 22
ExhibitG
ARC1 - 23