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HomeMy WebLinkAbout06-22-2015 CHC Agenda PacketCity of San Luis Obispo, Agenda, Cultural Heritage Committee A G E N D A San Luis Obispo Cultural Heritage Committee Council Hearing Room (Room 9) 990 Palm Street, San Luis Obispo June 22, 2015Monday5:30 p.m. ROLL CALL:Committee Members Sandy Baer, Craig Kincaid, James Papp, Victoria Wood, and 1 Position Vacant, Vice-Chair Thom Brajkovich, and Chair Jaime Hill STAFF:Brian Leveille, Senior Planner PUBLIC COMMENT:At this time, people may address the Committee about items not on the agenda. Items raised are generally referred to staff and, if action by the Committee is necessary, may be scheduled for a future meeting. The action of the CHCis a recommendation to the Community Development Director, another advisory body, or City Council and, therefore, is not final and cannot be appealed. ACCEPTANCE OF AGENDA: Committee or staff may modify the order of items. MINUTES: Minutes of the May26, 2015, regular meeting. Approve or amend. DISCUSSION: Design Review Workshop –Feedback &Discussion PUBLIC HEARING ITEMS: 1.1144 Chorro Street.ARCH-1376-2015; Review of exterior building modifications in the Historic Downtown District, with a categorical exemption from environmental review; C-D-H zone; Discovery San Luis Obispo, applicant. (Kyle Bell) 2.1053 Islay Street.ARCH-1170-2015; Review of remodel and additionbehind a residence that is a Contributing List Resource in the Old Town Historic District; R-3-H zone; Lesa Jones, applicant.(Continued to a Date Certain –July 27, 2015)(Walter Oetzell) COMMENT AND DISCUSSION: 3.Staff a.Agenda Forecast 4.Committee ADJOURNMENT Meeting Date: June 22, 2015 Item Number:1 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT:Review of exterior modifications to a non-contributing structureinthe Historic Downtown District, with a categorical exemption from environmental review. PROJECT ADDRESS: 1144 ChorroStreet BY: Kyle Bell,Assistant Planner FILE NUMBER: ARCH-1376-2015 FROM:Brian Leveille, Senior Planner SUMMARY RECOMMENDATION Find the project consistent with the Historic Preservation Guidelines and recommend the ARC approve the project design subject to findings and conditions. SITE DATA Applicant Jeremy Pemberton Discovery San Luis Obispo Representative Anthon Ellis,AB Design Studio Historic Status None Submittal Date May 18, 2015 Complete Date June 11, 2015 Zoning C-D-H General Plan General Retail Site Area ~16,710square feet Environmental Status Exempt from CEQAunder Section 15301, Existing Facilities. SUMMARY The project applicant, Discovery San Luis Obispo, has applied forapproval of a Use Permit to operate a bowling alley/concert venue/nightclub/restaurant/bar at 1144 Chorro Street, previously occupied by Sports Authority. The proposed project includes a remodel to the exterior façade of the structure located at the corner of Marsh and Chorro Streets in the Downtown Historic District, directly adjacent to the Hotel Wineman a Master List Historic Resourceand other contributing and Master list historic resources.CHC review is requiredto determine conformance with the Historic Preservation Program Guidelines for Construction in a Historic District. Following CHC review,the project will be forwarded to the Architectural Review Commission (ARC) for consideration of final project approval. r CHC1 - 1 1144 Chorro Street Discovery SLO(ARCH-1376-2015) Page 2 Figure 2: Existing Marsh Street elevation.Figure 1: Existing Chorro Street elevation. PROJECT INFORMATION Site Information/Setting The site is currently developed with a two-story 24,500 square foot commercial space, with access to a back alley. The property is located on the corner of Marsh and Chorro Streets bounded by the Hotel Wineman to the north, California Pizza Kitchen to the east, and the Chorro Street Parking Structure to the south(Figure 1 & 2). The subject property is a non-historic structure located within the Commercial Downtown (C-D-H) zone at the border of the Downtown Historic District.Other nearby development includes amixture of common Downtown Core uses (e.g. retail and restaurants), parking lots, and office buildings. The closesthistoric resource to the site is the Hotel Winemanat the corner of Higuera and ChorroStreets (849 Higuera), which wasbuilt in 1883. The hotel is on the Master List of Historic Resources,and its architectural style is described in the Historic Resources Survey as “Mediterranean.” Additional historic resources in close proximity to the project (Figure 3) include; The Masonic Temple, U.S. Post Office, Commercial Bank Building, Johnson Building, Warden/Tower Building. Project Description The project scope involves a tenantimprovement to the existing 24,500 square foot building into abowling alley/concert venue/nightclub/restaurant/bar use.The existing structure includes a basement and a mezzanine floor that overlooks the ground floor. The concert venue/nightclub Figure 3: Historic Resource Context. CHC1 - 2 1144 Chorro Street Discovery SLO(ARCH-1376-2015) Page 3 use will occupy approximately 35% of the floor area, 37% dedicated to the bowling alley use, and 28% dedicated to the restaurant/bar. The proposed exterior modifications are summarized below: x Reorganize interior space with new interior walls under the existing roof (Attachment 3, project plans); x Remove stucco along a portion of the west façade and replacewith brick to match existing; x Remove fabric awnings; x Install vertical grain interlocking wood panels; x Replace storefront display window system with recessed outdoor dining and a dark bronze anodized aluminum door and window system; x Install new dark grey zinc panel awning and façade system; x Remove and replace one street tree. EVALUATION Historic Preservation Program Guidelines Policy 3.2.1 indicates that new structures in historic districts shall be designed to be architecturally compatible 1 with the district’s prevailing character, including massing, rhythm, signature architectural elements, exterior materials, siting, and setbacks. New structures are not required to copy or imitate historic structures. The Downtown Historic District has common site features and characteristics including: x Zero setbacks x Recessed front entries x Flat or low pitched roof, often with a parapet x Wide entablature or projecting cornices that often include classical architectural details x In multi-story structures, upper windows are vertically oriented and symmetrically arranged to be taller than wide x Rectilinear or “boxy” forms x Contrasting bulkheads along base of street façade x Use of awnings, historic signs, second-story overhangs and canopies x Masonry or smooth stucco wall siding x Transom windows above storefronts 1 Architecturally compatible development within Historic Districts3.2.1:New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures, as described in Figures 2 and 3. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic. CHC1 - 3 1144 Chorro Street Discovery SLO(ARCH-1376-2015) Page 4 Staff Analysis Scale, massing, rhythm: The proposed remodel maintains the scale,mass, and overall rhythm of the existing structure and would remain compatible with the form, scale, and massing of nearby development and the overall Downtown Historic District. The subject location (which is one floor plus mezzanine in height) abuts single and two story structures and there are a range of two to three story structures in the area. No exterior additions to the height or mass are proposed. The rhythm of the proposed design is broken into three elements on the Chorro Street frontage consistent with the rhythm of buildings on either side of this block of Chorro Street. The existing awning configuration on Marsh Street assists in creating a rhythm where the building itself lacks articulation.The proposed project has less visual articulation of the buildingon the Marsh Street frontage. This may suggest that additional focus on design elements for this façade (discussed below) is warranted. Architectural elements, exterior materials: Proposed materials include; brick façade(existing, revealed, and new), vertical interlockingwood panels, anthracite zinc panels, and an aluminum glass and door system(plan sheets A4.01 & A4.02).Modifications to the west and south façade include the additionof large windows and an outdoor patio for the restaurant. The remodeled portions of the structure would reflect a more contemporaryappearance. The revisions comport with the elements and materials in the historic district including recessed entries, awnings, and masonry materials. The south elevation along Marsh Street would benefit from theaddition of awnings to break up the mass of the brick façade and to add a complementary element to character defining features of the Downtown Historic District.An awning similar in character to that proposed on the Chorro frontage also has the benefit of recalling the feeling of transom windows without creating a false sense of history. The Downtown Historic District has a variety of architectural styles but most structures appear to be constructed with high quality materials and attention to detail. The contemporary designof the proposed project does not detract from defining features of adjacent historic buildings or from other historic resources within the Downtown Historic Districtbecausethe modifications have a limited scope,which do not change the massing and overall architectural form of the structure. The overall character of the structure is also not significantly altered with the proposed exterior modifications generally limited to what is required for the updates to accommodate the outdoor seating areas,and the contemporary modifications would not pose an aesthetically jarring transition since theportions of the building receiving the modern updates areadequately separatedfrom nearby historic buildings. Staff recommends Directional item #1 to the applicant to include the use of high qualitydoor and storefront/window systems, andDirectionalitem #2 requires additional awning along the Marsh Street elevation. ENVIRONMENTAL REVIEW The project is exempt from environmental review under Section 15332 (In-Fill Development Projects) because the project is within City limits, consistent with applicable City policy, CHC1 - 4 1144 Chorro Street Discovery SLO(ARCH-1376-2015) Page 5 surrounded by urban uses, and on a project site less than five acres in size served by required utilities and public services. RECOMMENDATION Find the project compatible with the Downtown Historic District and consistent with the Historic Preservation Guidelines and recommend the ARC approve the project design subject to staff’s directional itemsand the findings and conditions. Directional Item #1: Final plans submitted for ARC review shall include a compatible awning design for the south, Marsh Street Elevation.The awnings should be composed of metal or fabric in a design that is compatible with the contemporary design of the project and complementary to the historic district. Directional Item #2: Plans submitted for ARC review shall include details on storefront systems including divider width, materials, finishes and colors. Storefront systems shall include high quality materials suitable for the downtown and complementary to the best nearby examples with materials such as metal, wood, or aluminum systems with appropriate dimensions, finish, and color. Anodized aluminum systems typically used outside of the downtown will not be acceptable. ALTERNATIVES 1.Continue the item with direction to the applicant and staff on pertinent issues. 2.Recommend that the project be denied based on inconsistency with the City’s Historic Preservation Program Guidelines. ATTACHMENTS 1.Draft Resolution 2.Vicinity Map 3.Reduced scale project plans CHC1 - 5 Attachment 1 RESOLUTION NO. XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPOCULTURAL HERITAGE COMMITTEE, RECOMMENDING THE ARCHITECTURAL REVIEWCOMMISSIONAPPROVE PLANS TO REMODEL THE STOREFRONT OF THE PROPERTY AT 1144 CHORRO STREET, DOWNTOWNHISTORIC DISTRICT, C-D-H ZONE, APPLICATION #ARCH-1376-2015 WHEREAS, the Cultural Heritage Committeeof the City of San Luis Obispo conducted a public hearing in the Council Hearing Roomof City Hall, 990 Palm Street, San Luis Obispo, California, on June 22, 2015, pursuant to a proceeding instituted under ARCH-1376-2015,; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings 1.As conditioned, the proposed project is consistent with the City’s Historic Preservation Program Guideline3.2.1 since the buildings materials, style, character, and form of the new storefrontwill promoteand complementthe architectural character, style, form, and materials ofthe Downtown Historic District. 2.The contemporary design of the proposed project will not detract from defining features of the adjacent historic buildings orfrom other historic resources within the Downtown Historic District, because the modifications do not change the massing or overall architectural form of the structure. 3.The proposed exterior modifications are limited to what is required for the updates to accommodate the proposed outdoor dining areas and the contemporary modifications will provide an aesthetic transition since the portions of the building receiving the modifications are adequately separated from nearby historic buildings. 4.The project’sdesign is consistent with the design principles contained in Section 4.20of the Land Use Element since the building fits within the context and scale of nearby existing development maintaining the existing building’s street presence consistent with the historic pattern of development. Section 2. Environmental Review. The project is categorically exempt under Section 15332 (In-Fill Development Projects) because the project is within City limits, consistent with applicable City policy, surrounded by urban uses, and on a project site less than five acres in size CHC1 - 6 Resolution No.XXXX-15 Attachment 1 1144 Chorro Street (ARCH-1376-2015) Page 2 served by required utilities and public services. Section 3. Action. The Cultural Heritage Committeehereby recommends approval of the project, subject to the following conditions: Conditions 1.Final plans submitted for ARC review shall include a compatible awning design for the south, Marsh Street Elevation. The awnings should be composed of metal or fabric in a design that is compatible with the contemporary design of the project and complementary to the historic district. 2.Plans submitted for ARC review shall include details on storefront systems including divider width, materials, finishes and colors. Storefront systems shall include high quality materials suitable for the downtown and complementary to the best nearby examples with materials such as metal, wood, or aluminum systems with appropriate dimensions, finish, and color. Anodized aluminum systems typically used outside of the downtown will not be acceptable. On motion by Committee member, , seconded by Committee member, , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 22nd day of June 2015. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC1 - 7 O O O C-D O C-D-H O C-D-H C-D-H C-D-H C-D O C-D C-D C-D C-D-H C-D-H C-D C-D R-3 C-DPF-H R-4-H O C-D R-3 C-D-H C-D-S-H C-D-H C-D-H C-D C-D-H-PD C-D-HC-D-H MAR S H C H O R R O HIGU E R A M O R R O PAC I F I C G A R D E N O S O S B R O A D PISM O MON T E R E Y VICINITY MAP File No. 1127-2015 1144 CHORRO ¯ Attachment 2 CHC1 - 8 LI V E E N T E R T A I N M E N T A R E A ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 4 , 11 4 S F BO W L I N G U S E ; R E Q U I R E S P L A N N I N G C O M M I S S I O N US E A P P R O V A L - 3 , 94 9 S F RE S T A U R A N T S E R V I C E / S U P P O R T / S T O R A G E - 2 , 0 6 2 S F RE S T A U R A N T U S E - A L L O W E D B Y Z O N E - 3 , 7 1 8 S F EN T E R T A I N M E N T S E R V I C E / S U P P O R T / S T O R A G E - 1 , 0 9 5 S F BO W L I N G S E R V I C E / S U P P O R T / S T O R A G E - 5 1 7 S F 6 5 4 3 2 1 BO W L I N G U S E ; R E Q U I R E S P L A N N I N G C O M M I S S I O N US E A P P R O V A L - 3 , 27 9 S F BO W L I N G S E R V I C E / S U P P O R T / S T O R A G E S P A C E S - 1 , 2 6 1 S F RE S T A U R A N T U S E - A L L O W E D B Y Z O N E - 1 , 0 8 1 S F OP E N T O B E L O W O P E N T O B E L O W EN T E R T A I N M E N T S E R V I C E / S U P P O R T / S T O R A G E - 25 7 S F LI V E E N T E R T A I N M E N T A R E A ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 7 2 0 S F EN T E R T A I N M E N T S E R V I C E / S U P P O R T / S T O R A G E - 99 0 S F LI V E E N T E R T A I N M E N T U S E ; R E Q U I R E S P L A N N I N G CO M M I S S I O N U S E A P P R O V A L - 1 , 4 5 7 S F CO M M E R C I A L T E N A N T I M P R O V E M E N T MS T # Bu i l d i n g P e r m i t # Ow n e r Pr o j e c t A d d r e s s AP N Zo n e Ge n e r a l P l a n D i s t r i c t Hi l l s i d e D e s i g n D i s t r i c t Hi g h F i r e A r e a De m o l i t i o n R e v i e w S t u d y A r e a Fl o o d Z o n e # o f S t o r i e s Pa r c e l S i z e Lo t C o v e r a g e Ap p l i c a b l e C o d e s : T h i s p r o j e c t s h a l l c o m p l y w i t h t h e 2 01 3 C B C , 2 0 1 3 C E C , 2 0 1 3 CM C , 2 0 1 3 C P C , 2 0 1 3 C A L I F O R N I A E N E R G Y C O D E , 2 0 1 3 C A L I F O R N I A F I R E CO D E , 2 0 1 3 C A L I F O R N I A U N I F O R M A D M I N I S T R A T I V E C O D E , T I T L E 2 4 , S a n Lu i s O b i s p o C i t y M u n i c i p a l C o d e a n d S t a t e C o d e s . 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US E - 1 1 2 7 - 2 0 1 5 - DI S C O V E R Y S A N L U I S O B I S P O , L P 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O C A , 9 3 4 0 1 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O C A , 9 3 4 0 1 00 2 - 4 2 7 - 0 1 2 CD - H CO M M E R C I A L D O W N T O W N NONONO YE S 2 16 , 7 1 0 s f 15 , 4 5 5 s f AR C H I T E C T U R A L DR A W I N G S T. 0 1 G E N E R A L I N F O R M A T I O N , P R O J E C T D A T A A0 . 0 1 P R O P O S E D S I T E P L A N A2 . 0 0 P R O P O S E D B A S E M E N T L E V E L F L O O R P L A N A2 . 0 1 P R O P O S E D F I R S T L E V E L F L O O R P L A N A2 . 0 2 P R O P O S E D S E C O N D L E V E L F L O O R P L A N A4 . 0 1 E X T E R I O R E L E V A T I O N S A4 . 0 2 E X T E R I O R R E N D E R I N G S vi c i n i t y m a p pr o j e c t d a t a sh e e t i n d e x GE N E R A L I N F O R M A T I O N PR O J E C T I N F O R M A T I O N PR O J E C T D A T A T. 0 1 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p EX I S T I N G PR O P O S E D Co n s t r u c t i o n T y p e T y p e V - B , F u l l y S p r i n k l e r e d T y p e V - A , F u l l y S p r i n k l e r e d Us e C o m m e r c i a l / I n d u s t r i a l R e s t a u r a n t , B o w l i n g A l l e y , N i g h t c l u b Oc c u p a n c y M A - 2 , A - 3 Nu m b e r o f S t o r i e s ( 2 ) ( 2 ) Ba s e m e n t L e v e l A r e a 2 , 4 4 7 s f 2 , 4 4 7 s f Fi r s t L e v e l A r e a 1 5 , 4 5 5 s f 1 5 , 4 5 5 s f Se c o n d L e v e l A r e a 6 , 5 9 8 s f 6 , 5 9 8 s f To t a l G r o s s A r e a 2 4 , 5 0 0 s f 2 4 , 5 0 0 s f Bu i l d i n g H e i g h t : 2 1 ' - 6 " 2 1 ' - 6 " Fi r e S e p a r a t i o n - - Oc c u p a n c y S e p a r a t i o n s - - pr o j e c t s t a t s ba s e m e n t l e v e l fi r s t l e v e l se c o n d l e v e l us e a r e a s ( s f ) - p a r k i n g c a l c u l a t i o n s co d e a n a l y s i s OC C U P AN C Y Re s t a u r a n t , L i v e E n t e r t a i nm e n t ( N i g h t c l u b ) Bo w l i n g Sp r i n k l e r e d R e q u i r e d Co n s t r u c t i o n T y p e St o r i e s A l l o w e d ( a b o v e g r a d e ) *A r e a p e r s t o r y Ar e a p e r s t o r y w i t h a l l o w a b l e i n c r e a s e * - Pe r Se c t i o n 5 0 6 B u i l d i n g A r e a M o d i f i c a t i o n s , t h e b u i l d i n g a r e a l i m i t e d b y T a b l e 5 0 3 s h a l l b e p e r m i t t e d t o b e in c r e a s e d d u e t o f r o n t ag e ( I f) a n d a u t o m a t i c s p r i n k l e r s y s t e m p r o t e c t i o n ( I s) i n a c c o r d a n c e w i t h E q u a t i o n 5 - 1 : Aa = [ A t + ( A t x I f) + ( A t x I s)] wh e r e : Aa = A l l o w a b l e b u i l d i n g a r e a p e r s t o r y ( s f ) At = T a b u l a r b u i l d i n g a r e a p e r s t o r y i n a c c o r d a n c e w i t h T a b l e 50 3 ( s f ) If = A r e a i n c r e a s e d u e t o f r o n t a g e a s c a l c u l a t e d i n a c c o r da n c e w i t h Se c t i o n 5 0 6 . 2 Is = A r e a i n c r e a s e d u e t o s p r i n k l e r p r o t e c t i o n a s c a l c u l a t e d i n a c c o r d a n c e w i t h Se c t i o n 5 0 6 . 3 Aa = [ 1 1 , 5 0 0 + ( 1 1 , 5 0 0 x 0 . 3 4 2 5 ) + ( 1 1 , 50 0 x 2 ) ] Aa = 38 , 4 3 9 s f Pe r Se c t i o n 5 0 6 . 2 F r o n t a g e I n c r ea s e , w h e r e a b u i l d i n g h a s m o r e t h a n 2 5 % o f i t s p e r i m e t e r o n a p u b l i c r i g h t - o f - w a y or o p e n s p a c e h a v i n g a w i d t h o f n o t l e s s t h a n 2 0 - f e e t , t h e f r o n t a g e i n c r e a s e s h a l l b e d e t e r m i ne d i n a c c o r d a n c e w i t h Eq u a t i o n 5 - 2 : If = [ F / P - 0 . 2 5 ] W / 3 0 wh e r e : If = A r e a i n c r e a s e d u e t o f r o n t a g e F = B u i l d i n g p e r i m e t e r t h a t f r o n t s o n a p u b l i c r i g h t - o f - w a y o r o p e n s p a c e h a v i n g 2 0 - f e e t op e n m i n i m u m w i d t h P = P e r i m e t e r o f e n t i r e b u i l d i n g W = W i d t h o f p u b l i c w a y o r o p e n s p a c e i n a c c o r da n c e w i t h Se c t i o n 5 0 6 . 2 . 1 . If = [ 2 5 1 ' / 5 5 1 ' - 0 . 2 5 ] 5 0 ' / 3 0 If = 0. 3 4 2 5 FI R E - R E S I S T A N C E R A T I N G S ( I N H O U R S ) - pe r T a b l e 6 0 1 f o r C o n s t r u c t i o n T y p e V - A a Pr i m a r y S t r u c t u r a l F r a m e Ex t e r i o r b e a r i n g w a l l s In t e r i o r b e a r i n g w a l l s In t e r i o r n o n b e a r i n g w a l l s Fl o o r s Ro o f b , c a. A n a p p r o v e d a u t o m a t i c s p r i n k l e r s y s t e m i n a c c o r d a n c e w i t h S e c t i o n 9 0 3 . 3 . 1 . 1 s h a l l b e a l l o w e d t o b e s u b s t i t u t e d f o r 1- h o u r f i r e - r e s i s t a n c e r a t e d c o n s t r u c t i o n , p r o v i d e d s u c h s y s t e m i s n o t o t h e r w i s e r eq u i r e d b y o t h e r p r o v i s i o n s o f t h e co d e o r u s e d f o r a n a l l o w a b l e a r e a i n c r e a s e i n a c c o r d a n c e w i t h Se c t i o n 5 0 6 . 3 or a n a l l o w a b l e h e i g h t i n c r e a s e i n ac c o r d a n c e w i t h Se c t i o n 5 0 4 . 2 . T h e 1 - h o u r s u b s t i t u t i o n f o r t h e f i r e - r e s i s t a n c e o f e x t e r i o r w a l l s s h a l l n o t b e p e r m i t t e d . b. F i r e p r o t e c t i o n o f m e m b e r s o t h e r t h a n t h e s t r u c t u r a l f r a m e s h a l l n o t b e r e q u i r e d , i n c l u d i n g p r o t e c t i o n o f r o o f f r a m i n g an d d e c k i n g w h e r e e v e r y p a r t o f t h e r o o f c o n s t r u c t i o n i s 2 0 - f e e t o r m o r e a b o v e a n y f l o o r i mm e d i a t e l y b e l o w . Fi r e - r e t a r d a n t - t r e a t e d w o o d m e m b e r s s h a l l b e a l l o w e d t o b e u s e d f o r s u c h un p r o t e c t e d m e m b e r s . c. H e a v y t i m b e r s h a l l b e a l l o w e d w h e r e a 1 - h o u r o r l e s s f i r e - r e s i s t a n c e r a t i n g i s r eq u i r e d . Oc c u p a n c y S e p a r a t i o n R eq u i r e d Ex t e r i o r O p e n i n g s Ro o f i n g M a t e r i a l Se c t i o n 4 1 0 . 3 . 1 S t a g e C o n s t r u c t i o n . E x c e p t i o n 2 . I n b u i l d i n g s o f T y p e V - A c o n s t r u c t i o n , a f i r e - r e s i s t a n c e r a t e d f l o o r is n o t r e q u i r e d , p r o v i d e d t h e s p a c e b e l o w t h e s t a g e i s e q u i p p e d w i t h a n au t o m a t i c s p r i n k l e r s y s t e m o r fi r e - e x t i n g u i s h i n g s y s t e m i n a c c o r d a n c e w i t h S e c t . 9 0 3 o r 90 4 . ME A N S O F E G R E S S Eg r e s s w i d t h ( m i n i m u m ) Eg r e s s s t a i r w i d t h Co m m o n p a t h o f e g r e s s t r a v e l - Pe r T a b l e 1 0 1 4 . 3 Ex i t t r a v e l d i s t a n c e - Pe r T a b l e 1 0 1 6 . 2 Ex i t s e p a r a t i o n - Pe r S e c t . 1 0 1 5 . 2 . 1 Se c t i o n 1 0 0 9 . 3 E x i t a c c e s s s t a i r w a y s . F l o o r o p e n i n g s b e t w e e n s t o r i e s c r e a t e d b y e x i t a c c e s s s t a i r w a y s s h a l l b e en c l o s e d . Ex c e p t i o n 1 . I n o t h e r t h a n G r o u p I - 2 , I - 2 . 1 , I - 3 a n d R - 2 . 1 o c c u p a n c i e s , e x i t a c c e s s s t a i r w a y s t h a t s e r v e o r at m o s p h e r i c a l l y c o m m u n i c a t e b e t w e e n , o n l y t w o s t o r i e s a r e no t re q u i r e d t o b e e n c l o s e d . Se c t i o n 1 0 0 4 . 1 . 1 . 1 I n t e r v e n i n g s p a c e s o r ac c e s s o r y s p a c e s . W h e r e o c c u p a n t s e g r e s s f r o m o n e o r m o r e r oo m s , ar e a s o r s p a c e s t h r o u g h o t h e r s , t h e d e s i g n o c c u p a n t l o a d s h a l l b e t h e c o m b i n e d o c c up a n t l o a d o f i n t e r c o n n e c t e d ac c e s s o r y o r i n t e r v e n i n g s p a c e s . D e s i g n o f e g r e s s p a t h c a p a c i t y s h a l l b e b a s e d o n t h e c um u l a t i v e p o r t i o n o f o c c u p a n t lo a d s o f a l l r o o m s , a r e a o r s p a c e t o t h a t p o i n t a l o n g t h e p a t h o f e g r e s s t r a v e l . Se c t i o n 1 0 1 4 . 2 E g r e s s t h r o u g h i n t e r v e n i n g s p ac e s . E g r e s s t h r o u g h i n t e r v e n i n g s p a c e s s h a l l c om p l y w i t h t h i s se c t i o n . 1. E g r e s s f r o m a r o o m o r s p a c e s h a l l n o t p a s s t h r o u g h a d j o i n i n g o r i n t e r v e n i n g r o o m s o r a r e a s , e x c e p t w h e r e s u c h ad j o i n i n g o r i n t e r v e n i n g r o o m s o r a r e a s a n d t h e a r e a s e r v e d a r e a c c e s s o r y t o o n e o r t h e o t h e r , a r e n o t a G r ou p H oc c u p a n c y a n d p r o v i d e a d i s c e r n i b l e p a t h o f e g r e s s t r a v e l t o a n e x i t . Se c t i o n 1 0 1 5 . 1 . 1 T h r e e o r m o r e e x i t s o r ac c e s s d o o r w a y s . T h r e e e x i t s o r e x i t a c c e s s d o o r w a y s s h a l l b e p r o v i d e d fr o m a n y s p a c e w i t h a n o c c u p a n t l o a d o f 5 0 1 t o 1 , 0 0 0 . F o u r e x i t s o r e x i t a c c e s s do o r w a y s s h a l l b e p r o v i d e d f r o m a n y sp a c e w i t h a n o c c u p a n t l o a d g r e a t e r t h a n 1 , 0 0 0 . Se c t i o n 1 0 1 5 . 2 . 2 T h r e e o r m o r e e x i t s o r e x i t ac c e s s d o o r w a y s . W h e r e a c c e s s t o t h r e e o r m o r e e x i t s i s r e q u i r e d , a t le a s t t w o e x i t d o o r s o r e x i t a c c e s s d o o r w a y s s h a l l b e a r r a n g e d i n a c c o r d a n c e w i t h S e c t . 10 1 5 . 2 . 1 . A d d i t i o n a l r e q u i r e d ex i t o r e x i t a c c e s s d o o r w a y s s h a l l b e a r r a n g e d a r e a s o n a b l e d i s t a n c e a p a r t s o t h a t i f on e b e c o m e s b l o c k e d , t h e o t h e r s wi l l b e av a i l a b l e . Al l b u i l d i n g c o m p o n e n t s a r e r e q u i r e d t o c o m p l y w i t h t h e a c c e s s i b i l i t y g u i d e li n e s s e t f o r t h i n C B C C h a p t e r 1 1 B Ac c e s s i b i l i t y t o P u b l i c B u i l d i n g s . A- 2 A- 3 Ye s - A - 2 ( R e s t a u r a n t ) > 5 , 0 0 0 s f & 1 0 0 o c c u p a n t s ; A- 3 ( B o w l i n g ) l o c a t e d o n a f l o o r o t h e r t h a n t h e l e v e l o f e x i t d i s c h a r g e Ty p e V - A , F u l l y S p r i n k l e r e d 2 11 , 5 0 0 s f 38 , 4 3 9 s f 111011 No n e Un l i m i t e d , U n p r o t e c t e d Cl a s s C (. 2 " x o c c u p a n t l o a d s e r v i n g t h a t s p a c e ) (. 3 " x o c c u p a n t l o a d s e r v i n g t h a t f l o o r ) 44 " m i n i m u m b e t w e e n h a n d r a i l s p e r S e c t . 10 0 9 . 4 75 ' 25 0 ' 1/ 3 t h e d i a g o n a l - m i n i m u m ( 2 ) e x i t s oc c u p a n c y c a l c s BA S E M E N T L E V E L En t e r t a i n m e n t S u p p o r t ( 1 / 1 0 0 ) - 55 0 s f 6 o c c Li v e E n t e r t a i n m e n t U s e ( 1 / 1 5 ) - 1 , 45 7 s f 97 o c c Ba s e m e n t L e v e l s u b t o t a l o c c u pa n t s 1 0 3 o c c (2 ) E x i t s r e q u i r e d , ( 2 ) E x i t s p r o p o s e d f r o m B a s e m e n t L e v e l FI R S T L E V E L Bo w l i n g U s e ( 5 p e r l a n e ) - 8 l a n e s 4 0 o c c Bo w l i n g S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 3 0 0 ) - 51 7 s f 2 o c c Re s t a u r a n t U s e ( 1 / 1 5 ) - 3 , 7 1 8 s f 2 4 8 o c c Re s t a u r a n t K i t c h e n ( 1 / 2 0 0 ) - 2 , 06 2 s f 10 o c c Bo w l i n g / R e s t a u r a n t s u b t o t a l o c c u p a n t s 30 0 o c c Li v e E n t e r t a i n m e n t U s e ( 1 / 5 ) - 1 , 90 7 s f 38 1 o c c En t e r t a i n m e n t S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 3 0 0 ) - 1 , 09 5 s f 4 o c c St a g e ( 1 / 1 5 ) - 6 9 7 s f 46 o c c Li v e E n t e r t a i n m e n t s u b t o t a l o c c u pa n t s 43 1 o c c SE C O N D L E V E L Bo w l i n g U s e ( 5 p e r l a n e ) - 6 l a n e s 3 0 o c c Bo w l i n g S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 3 0 0 ) - 1 , 26 1 s f 4 o c c Re s t a u r a n t U s e ( 1 / 1 5 ) - 1 , 0 8 1 s f 7 2 o c c Li v e E n t e r t a i n m e n t U s e ( 1 / 1 5 ) - 72 0 s f 4 8 o c c En t e r t a i n m e n t S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 35 0 ) - 2 5 7 s f 1 o c c Se c o n d L e v e l s u b t o t a l o c c up a n t s 15 5 o c c (2 ) E x i t s r e q u i r e d , ( 2 ) E x i t s p r o p o s e d f r o m S e c o n d L e v e l To t a l o c c u p a n t s 9 8 9 o c c EX I S T I N G P A R K I N G C R E D I T 24 , 5 0 0 s f ( 1 / 5 0 0 ) 4 9 s p a c e s PR O P O S E D P A R K I N G R E Q U I R E M E N T S Ba s e m e n t L e v e l En t e r t a i n m e n t S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 35 0 ) - 9 9 0 s f 3 s p a c e s Li v e E n t e r t a i n m e n t U s e ( 1 / 3 5 0 ) - 1 , 4 5 7 s f 4 s p a c e s Fi r s t L e v e l Bo w l i n g U s e ( 1 / 5 0 0 ) - 3 , 9 4 9 s f 8 s p a c e s Re s t a u r a n t U s e ( 1 / 3 5 0 ) - 3 , 7 1 8 s f 1 0 s p a c e s Li v e E n t e r t a i n m e n t U s e ( 1 / 3 5 0 ) - 4 , 1 1 4 s f 1 2 s p a c e s Bo w l i n g S e r v i c e /S u p p o r t / S t o r a g e ( 1 / 5 0 0 ) - 5 1 7 s f 1 s p a c e Re s t a u r a n t S e r vi c e / S up p o r t / S t o r a g e ( 1 / 3 5 0 ) - 2 , 06 2 s f 6 s p a c e s En t e r t a i n m e n t S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 3 5 0 ) - 1 , 09 5 s f 2 s p a c e s Se c o n d L e v e l Bo w l i n g U s e ( 1 / 5 0 0 ) - 3 , 2 7 9 s f 7 s p a c e s Bo w l i n g S e r v i c e /S u p p o r t / S t o r a g e ( 1 / 5 0 0 ) - 1 , 2 6 1 s f 3 s p a c e s Re s t a u r a n t U s e ( 1 / 3 5 0 ) - 1 , 08 1 s f 3 s p a c e s Li v e E n t e r t a i n m e n t U s e ( 1 / 3 5 0 ) - 7 2 0 s f 2 s p a c e s En t e r t a i n m e n t S e r v i c e / S u p p o r t / S t o r a g e ( 1 / 35 0 ) - 2 5 7 s f 1 s p a c e To t a l P a r k i n g S p a c e s 6 2 s p a c e s 62 s p a c e s r e q u i r e d - 4 9 s p a c e p a r k i n g c r e d i t = 1 3 a d d i t i o n a l s p a c e s r e q u i r e d pa r k i n g c a l c s Attachment 3 CHC1 - 9 CH O R R O S T R E E T MARSH STREET HIGUERA STREET SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS PG E SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L TE L SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS G G G G G G G G G G G G G G G G G G G G G G G G G G G SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWW TELTELTELTELTELTELTELTELTELTELTELTELTELTELTELTEL EL E V . 20 7 . 1 4 EL E V . 20 7 . 4 8 EL E V . 20 5 . 9 6 EL E V . 20 4 . 0 4 6 11 4 4 C H O R R O S T . (E ) 2 - S T O R Y C O M M E R C I A L B U I L D I N G AP N # 0 0 2 - 4 2 7 - 0 1 2 (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) D R I V E W A Y PR O P E R T Y L I N E PROPERTY LINE PR O P E R T Y L I N E PROPERTY LINE (E ) C O M M E R C I A L B U I L D I N G NO T I N S C O P E (E ) S E R V I C E A L L E Y (E ) S I D E W A L K (E) SIDEWALK DN 4 2 4 3 893 10'-0" 3 4 13 2 13 2 3 4 7 25 ' - 1 1 / 2 " 4 3 3 3 6 9' - 1 0 " N53*06'13"E119.28'M N3 6 * 5 3 ' 0 0 " W 1 4 0 . 1 8 ' M N3 6 * 5 2 ' 3 6 " W 1 4 0 . 1 3 ' M N53*07'29"E119.30'M 3 3 11 12 12 13 ' - 1 0 " 20'-8" 13'-9" 12 4 14 15 16 TY P 17 18 (E ) T R E E T O R E M A I N (E ) S T R E E T T R E E T O R E M A I N PR O P O S E D S I T E P L A N SC A L E 1 / 1 6 " = 1 ' - 0 " 2 1 ke y n o t e s PR O P O S E D SI T E P L A N A0 . 0 1 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p TR A F F I C S I G N A L L I G H T 3 (E ) F I R E H Y D R A N T 4 LA M P P O S T 5 ST R E E T L I G H T 6 (E ) C O N C R E T E S T EP S T O R E M A I N 7 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 8 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 9 (N ) G R O U N D P L A N T E R 10le g e n d WA T E R M E T E R FI R E H Y D R A N T SE W E R M A N H O L E DR O P I N L E T A T C U R B SE W E R D R A I N PG & E B O X GA S M E T E R ST R E E T S I G N A L ST R E E T L I G H T SSSDGW TE L TE L E P H O N E SE W E R ST O R M D R A I N GA S WA T E R UN D E R G R O U N D E L E C T R I C A L E SI G N A L B O X (E ) G U T T E R 11 (E ) T R A N S F O R M E R 12 ST R E E T T R E E T O B E R E M O V E D P E R T R E E P E R M I T 13 (E ) T R A S H C O M P A C T O R 14 (N ) G R E A S E B I N 15 (E ) R E C Y C L I N G B I N 16 AD A P A T H O F T R A V E L T O T R A S H C O L L E C T I O N A R E A 17 (N ) S T R E E T T R E E P E R T R E E P E R M I T 18 Attachment 3 CHC1 - 10 UP UP EL E V . LO U N G E A R E A -- - WO M E N S RE S T R O O M -- - GR E E N R O O M -- - GR E E N R O O M -- - EX I T EX I T ME N S RE S T R O O M -- - p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) W A L L T O R E M A I N DE M O W A L L (N ) W A L L wa l l l e g e n d PR O P O S E D BA S E M E N T F L O O R P L A N A2 . 0 0 PR O P O S E D B A S E M E N T L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " ke y n o t e s (E ) S T R E E T T R E E T O R E M A I N (E ) F I R E H Y D R A N T 2 1 (E ) T R A F F I C S I G N A L L I G H T 3 (N ) E N T R Y A W N I N G 4 (E ) T R E E T O R E M A I N 5 (N ) G R O U N D P L A N T E R 6 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W S Y S T E M 7 (N ) 3 6 " T A L L S I D E W A L K C A F E D I N I N G P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 8 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 9 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 10 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W 11 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M A N D G L A S S SL I D I N G P O C K E T D O O R S Y S T E M 12 HO S T S T A N D 13 (N ) M A I N S T A I R C A S E T O M E Z Z A N I N E 14 LI N E O F M E Z Z A N I N E A B O V E 15 PO I N T O F S E R V I C E F O R R E S T A U R A N T 16 BA L L R E T U R N A R E A 17 BO W L I N G B A L L R A C K S T O R A G E 18 (N ) E L E V A T O R 19 (E ) C O N C R E T E S T E P S 20 FU T U R E F U L L - S E R V I C E C O M M E R C I A L K I T C H E N 21 (N ) S T E E L W I D E F L A N G E C O L U M N 22 (N ) A L U M I N U M A N D G L A S S R O L L U P D O O R 23 SP E C T A T O R SE A T I N G 24 (N ) S T R E E T T R E E P E R T R E E P E R M I T 25 Attachment 3 CHC1 - 11 CH O R R O S T R E E T MARSH STREET DN DN UP UP UP 7 8 9 10 11 12 13 14 UP EL E V . (E ) D R I V E W A Y TO R E M A I N 1 11 8109 12 12 8 12 3 4 13 12 7 5 6 1 1 22 23 22 2223 11 15 14 16 21 18 1915 17 4 8' - 0 " OU T D O O R PA T I O -- - EN T R Y -- - BA R -- - IN D O O R SE A T I N G -- - 18 SP E C T A T O R SE A T I N G -- - IN D O O R SE A T I N G -- - BO O T H SE A T I N G -- - OU T D O O R PA T I O -- - ME N S RE S T R O O M -- - WO M E N S RE S T R O O M -- - OP E N LO C K E R S -- - BU S AR E A -- - PR O SH O P -- - CA S H I E R -- - KI T C H E N -- - OF F I C E -- - EX I T A C C E S S C O R R I D O R -- - (E ) S E R V I C E A L L E Y BO W L I N G L A N E S -- - 20LI V E E N T E R T A I N M E N T U S E -- - 1 A4 . 0 1 2 A4 . 0 1 GR E E N R O O M -- - ST O R A G E -- - ME N S RE S T R O O M -- - WO M E N S RE S T R O O M -- - CO A T CH E C K -- - EL E C . RO O M -- - 25 9'-6" ST A G E -- - EX I T EX I T EX I T EX I T EX I T EX I T EX I T p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) W A L L T O R E M A I N DE M O W A L L (N ) W A L L PR O P O S E D F I R S T L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " wa l l l e g e n d PR O P O S E D FI R S T L E V E L F L O O R P L A N A2 . 0 1 ke y n o t e s (E ) S T R E E T T R E E T O R E M A I N (E ) F I R E H Y D R A N T 2 1 (E ) T R A F F I C S I G N A L L I G H T 3 (N ) E N T R Y A W N I N G 4 (E ) T R E E T O R E M A I N 5 (N ) G R O U N D P L A N T E R 6 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W S Y S T E M 7 (N ) 3 6 " T A L L S I D E W A L K C A F E D I N I N G P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 8 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 9 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 10 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W 11 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M A N D G L A S S SL I D I N G P O C K E T D O O R S Y S T E M 12 HO S T S T A N D 13 (N ) M A I N S T A I R C A S E T O M E Z Z A N I N E 14 LI N E O F M E Z Z A N I N E A B O V E 15 PO I N T O F S E R V I C E F O R R E S T A U R A N T 16 BA L L R E T U R N A R E A 17 BO W L I N G B A L L R A C K S T O R A G E 18 (N ) E L E V A T O R 19 (E ) C O N C R E T E S T E P S 20 FU T U R E F U L L - S E R V I C E C O M M E R C I A L K I T C H E N 21 (N ) S T E E L W I D E F L A N G E C O L U M N 22 (N ) A L U M I N U M A N D G L A S S R O L L U P D O O R 23 SP E C T A T O R SE A T I N G 24 (N ) S T R E E T T R E E P E R T R E E P E R M I T 25 Attachment 3 CHC1 - 12 DN DN 6 5 4 3 2 1 17 SP E C T A T O R SE A T I N G -- - ST O R A G E -- - SE R V I C E AR E A -- - IN D O O R SE A T I N G -- - LO U N G E -- - SE R V I C E ST A T I O N -- - 24 OP E N T O B E L O W OP E N T O B E L O W BO W L I N G LA N E S -- - 19 EX I T EX I T EX I T ST O R A G E -- - p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) W A L L T O R E M A I N DE M O W A L L (N ) W A L L wa l l l e g e n d PR O P O S E D SE C O N D L E V E L F L O O R P L A N A2 . 0 2 ke y n o t e s (E ) S T R E E T T R E E T O R E M A I N (E ) F I R E H Y D R A N T 2 1 (E ) T R A F F I C S I G N A L L I G H T 3 (N ) E N T R Y A W N I N G 4 (E ) T R E E T O R E M A I N 5 (N ) G R O U N D P L A N T E R 6 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W S Y S T E M 7 (N ) 3 6 " T A L L S I D E W A L K C A F E D I N I N G P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 8 LO C A T I O N O F ( E ) F I R E S P R I N K L E R R I S E R I N S I D E O F BU I L D I N G 9 LO C A T I O N O F ( E ) F I R E D E P A R T M E N T B E L L A N D H O S E CO N N E C T I O N O N E X T E R I O R W A L L O F B U I L D I N G 10 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W 11 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M A N D G L A S S SL I D I N G P O C K E T D O O R S Y S T E M 12 HO S T S T A N D 13 (N ) M A I N S T A I R C A S E T O M E Z Z A N I N E 14 LI N E O F M E Z Z A N I N E A B O V E 15 PO I N T O F S E R V I C E F O R R E S T A U R A N T 16 BA L L R E T U R N A R E A 17 BO W L I N G B A L L R A C K S T O R A G E 18 (N ) E L E V A T O R 19 (E ) C O N C R E T E S T EP S T O R E M A I N 20 FU T U R E F U L L - S E R V I C E C O M M E R C I A L K I T C H E N 21 (N ) S T E E L W I D E F L A N G E C O L U M N 22 (N ) A L U M I N U M A N D G L A S S R O L L U P D O O R 23 SP E C T A T O R SE A T I N G 24 (N ) S T R E E T T R E E P E R T R E E P E R M I T 25 PR O P O S E D S E C O N D L E V E L F L O O R P L A N SC A L E 1 / 8 " = 1 ' - 0 " Attachment 3 CHC1 - 13 (E ) S E R V I C E AL L E Y CH O R R O ST R E E T 4 7 6 1 47 6 4 8 3 5 0' - 0 " F. F . 20 ' - 0 " T. O . P A R A P E T 21 ' - 6 " T. O . P A R A P E T 9'-3" 11 11 10 9 12 12 12'-0" MA R S H ST R E E T 1 5 3 6 2 8 6 4 2 3 7 8 13 14 14 0' - 0 " F. F . 20 ' - 0 " T. O . P A R A P E T 21 ' - 6 " T. O . P A R A P E T 12 11 6 12 4 9 9 9 (N ) B R I C K T O M A T C H ( E ) (N ) B R I C K T O M A T C H ( E ) 9'-2" 9'-2" 12'-0" p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p (E ) B R I C K F A C A D E T O R E M A I N PR O P O S E D S O U T H E L E V A T I O N - C H O R R O S T R E E T SC A L E 1 / 8 " = 1 ' - 0 " 1 PR O P O S E D E A S T E L E V A T I O N - M A R S H S T R E E T SC A L E 1 / 8 " = 1 ' - 0 " 2 2 1 ke y n o t e s EX T E R I O R E L E V A T I O N S A4 . 0 1 (N ) B R I C K T O M A T C H ( E ) 3 VE R T I C A L G R A I N T & G W O O D W / D A R K B R O W N S T A I N 4 (N ) D A R K G R A Y A N T H R A C I T E Z I N C P A N E L F A C A D E S Y S T E M 5 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M A N D G L A S S SL I D I N G P O C K E T D O O R S Y S T E M 6 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M W I N D O W S Y S T E M 7 (N ) D A R K B R O N Z E A N O D I Z E D A L U M I N U M A N D G L A S S DO O R S Y S T E M 8 (N ) D A R K G R A Y A N T H R A C I T E Z I N C P A N E L E D A W N I N G 9 (E ) S T R E E T T R E E T O R E M A I N 10 (N ) S T R E E T T R E E 11 (N ) 3 6 " T A L L S I D E W A L K C A F E D I N I N G P A T I O B A R R I E R - SQ U A R E I R O N P A I N T E D B L A C K 12 PR O P E R T Y L I N E 13 (E ) B R I C K T O B E R E M O V E D 14 (E ) S T U C C O T O B E R E M O V E D 15 (E ) T R E E T O R E M A I N Attachment 3 CHC1 - 14 p r i n t / r e v i s i o n p r o j e c t t e a m w w w . a b d e s i g n s t u d i o i n c . c o m P H | 8 0 5 . 9 6 3 . 2 1 0 0 F X | 8 0 5 . 9 6 3 . 2 3 0 0 42 0 E A S T H A L E Y ST R E E T SA N T A B A R B A R A | C A L I F O R N I A 9 31 0 1 p r o j e c t i n f o c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed and written consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. © AB design studio, inc. |P R O J E C T - 1 4 1 4 1 . 0 0 | DI S C O V E R Y S A N L U I S OB I S P O |P R O J E C T A D D R E S S | 11 4 4 C H O R R O S T R E E T SA N L U I S O B I S P O , C A 9 34 0 1 |O W N E R C O N T A C T | JE R E M Y P E M B E R T O N 80 5 | 2 5 2 - 1 3 9 4 3/ 2 4 / 1 5 IN I T I A L U S E P E R M I T S U B M I TT A L 4/ 1 / 1 5 US E P E R M I T R E S U B M I T T A L 5/ 8 / 1 5 US E P E R M I T R E S U B M I T T A L # 2 6 M a y 2 0 1 5 AB d e s i g n s t u d i o , i n c . pl o t s t a m p PR O P O S E D E X T E R I O R R E N D E R I N G NT S 1 EX T E R I O R R E N D E R I N G S A4 . 0 2 Attachment 3 CHC1 - 15 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Remodel and addition to a dwelling behind a Contributing historic property in the Old Town Historic District ADDRESS: 1053 Islay St BY:Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org FILE #: ARCH-1170-2015 FROM: Brian Leveille, Senior Planner RECOMMENDATION: Continue consideration of this application to the July 27 meeting of the Committee so that the property owners are able to attend the meeting. SITE DATA Applicant Lesa Jones & Michael Olsten Representative Louisa Smith Submittal Date 4/1/2015 Complete Date (pending) Zoning R-3-H (Medium-High Density Residential with Historic Overlay) General Plan Medium High Density Residential Site Area 0.3 acres (12,750 square feet) Historic Status Contributing List Resource Environmental Status Categorically Exempt (CEQA Guidelines §15301: Existing Facilities Meeting Date:June 22, 2015 Item Number:2 r ZR CHC2 - 1 DRAFT SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES May 26, 2015 ROLL CALL: Present:Committee Members James Papp,Sandy Baer, Victoria Wood, Craig Kincaid, vacant position, Vice-Chair Thom Brajkovich, Chair Jaime Hill Absent:None Staff:Senior Planner Brian Leveille,Deputy Director Kim Murry,and Assistant Planner Walter Oetzell ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented. MINUTES: Minutes of April 27, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARING ITEMS: 1.1921 Santa Barbara Avenue.ARCH-0521-2014;Continued review of a Mitigated Negative Declaration for four live/work units and a small commercial suite in the Railroad Historic District; C-S-H zone; Garcia Family Trust, applicant. Deputy Director Kim Murry provided the staff presentation which includedan overview of previous CHC review and recommendations, followed by a discussion of purview of the CHCin providing input to thecultural resources section of the proposed environmental determination.She also discussed the distinction between neighborhood compatibility concerns versusthe identification of potentially-significant environmental impacts to cultural resources as they are defined by CEQA. Committee Member Papp asked whether there is any basis in CEQA for particular setbacks fromadjacent historic resources. Kim Murry responded that CEQA does not provide specific mitigations and that each project is evaluated for itsindividual circumstances. Vice-Chair Brajkovich commented that it is difficult to tell whether the mitigations are adequate without the changes shown on plans. Committee Member Baer stated that neighborhood character is being threatened and that the project will block views, light, and privacy. Committee Member Wood noted that the CHC had previously expressed concerns with previous actions and there have been no changes to the project. Draft CHC Minutes May 26, 2015 Page 2 Kim Murry responded that the CHC’s previous action finding the project in conformance with the Railroad District Plan and Historic Preservation Ordinance but identifying a potential impact to adjacent historic resources lead to a process by which the environmental review is out of sequence with the CHC’s previous reviewof the project. Chair Hill commented that the CHC’s previous action has taken the CHC to the current point where focus is narrowedto the review of mitigation measures and that the ARC will conduct future review of the project. Committee Member Baer noted she wanted to make sure the CHC is informedwhen the project will be considered bythe ARC. Committee Member Papp inquired about where the CHC’s actionon April 27th went awry. Kim Murry responded that because the CHC took action in January to find the project in conformance and to recommend approval to the ARC, that re-opening the discussion about the project’s overall architectural style and neighborhood compatibility (part of the action taken in January) was procedurally inappropriate; and that thefocus and remaining purview for the CHC is to address potential impacts to historic resources and provide input on possible mitigations for consideration. Deputy Director Murry observed that the sequencing of the CHC’s review of the projectmade it especially challenging to separate the design issues fromthe discussionof potential environmental impacts to historic resources. In response to Committee Member Wood’squestion about potential impacts to the Valley Oak Tree,Brian Leveille noted that there are existing regulations on pruning and impact avoidance. PUBLIC COMMENTS: Applicant, George Garcia reiterated previous CHC review and that the project will respond with adjustments for ARC review and that the tree will be protected. Jason Browning, residentof868 Upham Street,stated his concerns regarding protection of the historic neighborhood and the proposed massing and sizeof the project. He noted the project needs a gentler transition to the neighborhood and urged the CHC to adopt alternative #2 recommending denial of the project. Daniel Shaw, Chorro Street resident, expressedconcerns that the massing and scale of the project will significantly impact neighborhood character. He notedthe CHCshould find mitigation measures are not adequate and should recommend denial of the project to the ARC. Debbie Collins, SLO resident, and owner of 875 Upham Street and the Del Monte Café property neighboring the project sitestated there would only be six feet of separation between her residence and the project. She also commented on how far the oak tree Draft CHC Minutes May 26, 2015 Page 3 extends over the property line and expressed concerns regarding loss of sunlight and privacy. Leslie Terry, resident on Chorro Street noted concern overthe potential precedence set by the project and that the character of the neighborhood will be impacted. He noted the Mitigated Negative Declarationcan only be issued for the final version of the project which the CHC has not seen. He noted that protection of the residential neighborhood should be the first priority where commercial and residential zoning abuts. He noted the lack of analysis in the Biological resources section regarding protection of the tree. He recommended the CHC find mitigation measures inadequate and recommend denial to the ARC. Wayne Terry, SLO resident, discussed the Tree Committee’s recent action to recommend listing of the Valley Oak tree on the adjacent property to Heritage Tree status. He noted the initial study failed to address potential impacts to the tree including issues with compaction, solar access, canopy pruning, and root pruning; and supported alternate action #2, recommending the ARC deny the project. Julie Watts, resident at 843 Upham, stated the project directlyimpactsher privacyand quality of life for her family. She stated the 35 feet of separation between her home and the project is not adequate toavoid impacts. She stated the CHC should recommend the ARC deny the project. John Grady, 1829 Morro Street, reminded the CHC thatprevious concerns ofproject mass and scale have not been addressed. He noted the initial study analysis is not adequate in itsevaluation of impacts to scenic vistas, biological resources (Valley Oak tree), or impacts to cultural resources as a result of the scale and mass of the project. He urged the CHC recommend denial of the project to the ARC. COMMITTEE COMMENTS: Kim Murry clarified the Committee’s purview over historic resources and that evaluation of potential impacts to, and mitigations to addressthe tree could be appropriate since it is pending Heritage Tree designation. To clarify, she noted that the ARC is the body that will takeaction on the Mitigated Negative Declaration and the environmental determination will accompany the project tofinal ARC action on the project. Committee Member Papp offered that he did not think the mitigation measuresare adequate and that the project does materially affect the character of the neighborhood. He stated the project needs more mitigation or the CHC needs to recommend to the ARC that the plan is not adequate. Vice-Chair Brajkovich stated the CHC has a narrow focus and that the mitigations do not appear effective and he would like to see a revised project. Committee Member Baerstated she is concerned the neighborhood is threatened and the building will block views, privacy, and light. Draft CHC Minutes May 26, 2015 Page 4 Committee Member Wood noted she has been consistent in and voted the same way each time. Committee Member Kincaid noted that it is difficult to find the right balance at the transition point between two zones and that Land Use Element policies prioritize residential character over commercial. Chair Hill stated she is concerned that staff recommended mitigation is very precise and only looks atsetbacks. She noted that mitigation measure #2 only asks for view studies but is not an actual mitigation. There were no further commentsfrom the Committeeand the Committee was unable to suggest mitigations toaddress their concerns. The CHC took a 10-minute recess to allow staff to propose alternativelanguage for CHC consideration. Following the recess, Kim Murry offeredthat trying to provide alternate mitigations could result in a redesign of the project on the fly without the ability to fully understand whether such a redesign would trigger other issues not previously evaluated.She recommended the CHC adopt a modified alternative #2 to indicate the CHC was unable to determine that the proposed mitigation measures were adequate to address potentially significant impacts to historic resources and recommend that the ARC develop adequate mitigation measures or deny the project. Chair Hill provided modifications to the recommended language for the CHC’saction recommending denial of the project to the ARC. Committee Member Kincaid clarified with staff thatthe resolution will be modified since findings proposed in the resolution included in the staff report would not be consistent with the CHC’s action. On motion by Committee Member Baer,seconded by Committee Member Papp,to adopt a resolutionrecommendingthe following to the Architectural Review Commission: The CHCfinds that proposed mitigation measures for cultural resources addressing massing, scale, compatibility of development and protection of the Valley Oak tree are not adequate to address potentially significant environmental impacts to historic resources and recommends the ARC develop adequate mitigation measures as part of project review, or deny the project. AYES:Committee Members Papp, Baer, Kincaid, Brajkovich, and Hill NOES:Committee Member Wood RECUSED:None ABSENT:None The motion passed on a 5:1vote(one seat vacant). Draft CHC Minutes May 26, 2015 Page 5 2.1053 Islay Street.ARCH-1170-2015;Review of a remodel and addition behind a residence that is a Contributing List Resource in the Old Town Historic District; R- 3-H zone; Lesa Jones, applicant. (Continued to a date certain –June 22, 2015) COMMENT AND DISCUSSION: 3.Staff a.Agenda Forecast Brian Leveille provided informationregardingan upcoming façade remodel project in the downtown at 733 Higuera Street. Brian Leveille provided information on the upcoming joint CHC/ARC design review training on June 10th and 11th and also encouraged those CHC members who were unable to attend the advisory body training conducted on April 30th to review the PowerPoints and video from the training. 4.Committee By consensus, the CHCnominated Chair Hill (with Committee Member Papp available as an alternate) to represent the Committee at the Architectural Review Commission meeting when the item at 1921 Santa Barbara Avenue is considered. ADJOURNMENT:The meeting was adjourned at 7:55p.m. Respectfully submitted by, Brian Leveille Recording Secretary