HomeMy WebLinkAbout07-06-2015 ARC Item 1 - 1135 Santa Rosa Street (ARCH-0846-2015)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Remodel of a commercial building and addition of a third floor with two new
dwellings
ADDRESS: 1135 Santa Rosa BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE #: ARCH-0846-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION: Continue the item to a date uncertain with specific direction to modify
the project design.
SITE DATA
Applicant 33 Tons, LLC
Representative Bryan Ridley, Architect
Submittal Date January 26, 2015
Complete Date March 18, 2015
General Plan General Retail
Zoning Downtown-Commercial (C-D)
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15301:
Minor alteration of existing
structures)
SUMMARY
The Commission reviewed this project on May 18th and continued consideration of the
application to a future date, providing recommendations to the applicant on modifications to the
project design. At this time, the applicant has modified the project design in response to
comments, however additional modifications may be needed prior to project approval. This
report focuses on the ARC comments and the project design changes.
1.0 COMMISSION’S PURVIEW
The Commission’s role is to review the proposed project and evaluate the suitability and
appropriateness of its design, using standards and policies of the City’s Zoning Regulations and
Community Design Guidelines, to achieve attractive, environmentally sensitive development.
Meeting Date: July 6, 2015
Item Number: 1
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2.0 PROJECT INFORMATION
2.1 Site Information
The site is located at the northwest corner of Marsh and Santa Rosa Streets at the edge of the
downtown area, in the Downtown-Commercial (C-D) Zone. A pocket park (Cheng Park) is
across Marsh Street and office and commercial buildings are found in the immediate vicinity.
Table 1: Site Information
Access Santa Rosa Street via Santa Rosa Alley (entry, exit)
Site Dimensions
(approx.)
Area: 12,570 square feet; Width: 90 feet; Depth: 125 feet
Street Frontage: 90 feet (Marsh); 125 feet (Santa Rosa)
Topography Slope: Flat
Natural Features: Trees on and adjacent to site; near San Luis Obispo Creek
(± 50 ft SW)
Present Use &
Development
Banks and financial services
Commercial structure; 2 stories; 5,202 sq. ft. floor area
(previously Heritage Oaks Bank)
Surrounding Use /
Zoning
East: Office (SLOCOG, 1114 Marsh); Retail-Commercial (C-R) Zone
West: Parking (for 1065 Higuera); Downtown-Commercial (C-D) Zone
South: Cheng Park; Downtown-Commercial (C-D) Zone
North: Commercial (1085 Higuera); Downtown-Commercial (C-D) Zone
2.2 Project Description
The project involves the remodeling of a two-story commercial building, originally constructed
in 1982 as a bank and most recently used as a branch of the Heritage Oaks Bank. A third floor
with two new dwellings will be added to the building. The sloping roof line will be replaced with
horizontal roof lines, and the triangular building form will become a more rectangular,
contemporary design. The remodeled building will occupy the same footprint and maintain the
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foundation, ground floor, and building elements such as the existing bank vault.
3.0 EVALUATION
At the May 18th ARC hearing, commissioners discussed the project’s consistency with the
Community Design Guidelines as applicable to the downtown area. In summary, the commission
felt that the proposed design was inconsistent with fundamental policy objectives of the C-D
zone, including a lack of human scale, inconsistency with the traditional design elements in the
C-D zone, and other features. The project design has been modified, in light of the
recommendations provided by the ARC, and these modifications are identified and discussed in
the following evaluation. However, some of the ARC’s direction is challenging to implement
given the existing building location, and the interior design elements such as the bank vault.
3.1 Project Changes
The following discussion illustrates the most significant project changes.
Windows, bulkhead, and awnings
The contemporary window forms of the original design have been replaced by divided windows
comprised of individual panes. At the ground floor level along Marsh Street, the height of the
windows has been increased, and the sill level of the windows lowered. A cut-stone bulkhead
feature has been added to the base of the Marsh Street frontage, and awnings have been added
above the ground floor windows. These awnings are similar to those above the Santa Rosa
building entry, with wood on the underside of the awnings.
Figure 1: Original (left) and revised (right) window styles
Figure 2: Original Marsh frontage (left) and modified frontage (right)
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Site walls and furniture
The site wall adjacent to the parking lot has been lowered in height, to as low as about 3 ½ feet,
and most of the wall is now composed of a wood material, except the portion screening a
transformer, near the Santa Rosa entry, which remains cut stone. Planters and benches have been
added as site furniture amenities along the path of the building entry.
Lighting and signs
Pedestrian-level signage has been added at the Santa Rosa entry and building-mounted signage is
contemplated at the northeast building corner. Decorative lighting fixtures are installed along the
ground floor of the building, primarily along the Marsh Street frontage.
Landscaping
The planting palette is more varied. Particular attention has been given to the Marsh Street
frontage, where plants are now more varied in height and color, and rock and pebble “pathways”
tie window openings to the sidewalk.
Figure 3: Original site wall (left) and lowered site wall (right)
Figure 4: Enhanced project signage
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3.2 Response to recommendations
The following discussion details how the applicant has responded to each of the ARC’s
directional items from the May 18th hearing.
Enhance the pedestrian scale
The applicant aims to enhance the pedestrian scale1 with the project changes identified above.
New signage, planters, and benches at the Santa Rosa entry, along with lowering of the screening
wall, make the primary entry more visible to the pedestrian and provide amenities for pedestrian
comfort. Taller windows, lower sills, awnings, decorative light fixtures, and a cut-tile bulkhead
feature along the Marsh Street frontage provide a visually interesting pedestrian-oriented façade
that incorporates human-scale materials.2 The revised landscape palette uses a creative
combination of plant types, sizes, and colors, along with a dozen new oak trees to create the
impression of an arboretum or, as described by the architect, a “living awning,” enlivening the
pedestrian experience around the building.
Incorporate entries and openings that face the street and corner
The existing building is oriented with its main entry on the north side, adjacent to the parking lot.
Due to site and building constraints, the main entry is proposed to remain at this location. The
entry is recessed, and has been made more visible from the sidewalk by lowering the parking lot
screening wall. The entry has been highlighted with lighting and signage, and provided with a
protective awning and benches as pedestrian amenities. A new, larger, window has been added to
adjacent to the entry walkway, addressing the Santa Rosa sidewalk, to more strongly orient the
entry toward the pedestrian.
Creating an entry at the southeast building corner is not possible because a large, immovable
bank vault occupies that corner of the building. Similarly, incorporation of an entry into the
Marsh Street façade may be impractical because, though a small secondary entry currently exists,
installation of ramp structures to provide access for disabled persons would be required, as the
finished floor level of the first floor is not level with the sidewalk grade and the existing entry
1 Community Design Guidelines § 1.4(B) discusses the objective of creating and maintaining pedestrian scale
2 CDG § 4.2(C) – Façade design.
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does not comply with current standards for access. The applicant has noted that constructing
ramps here may not be feasible, given the limited setback area between the sidewalk and the
building, or desirable, as it would significantly reduce the landscaped area along this frontage.
Though the design does not incorporate any additional street or corner entries, staff believes that
a pleasant and inviting transition to the existing and well-established main building entry is
provided from the Santa Rosa sidewalk, and that the constraints imposed by the bank vault and
the grade change between the sidewalk and the first floor level make additional entries
infeasible. Window area at the southeast corner, adjacent to the vault, has been maximized. The
lack of an entry from Marsh Street is ameliorated by a pedestrian experience that has been
enhanced by new larger windows, rock and pebble approaches in front of these windows,
decorative awnings and lighting fixtures, a cut-tile bulkhead, and creative combinations of
plantings. Given the constraints, the design is consistent with the intent of guidelines for
downtown buildings that encourage varied and interesting wall surfaces,3 and entrances as
important architectural details4 encouraging pedestrian traffic.
Implement Community Design Guidelines Downtown Design Standards
Community Design Guidelines are provided to preserve and enhance the attractiveness of the
downtown area through the design of buildings and their setting. T he Downtown area’s
cohesiveness in urban design is supported by the presence of several structures that are two or
three stories in height, organized on a grid street pattern, and by the arrangement of public open
spaces and landscaping elements.5 Guidelines are provided for building street orientation,
building height and scale, façade design, materials and architectural details, and public spaces,
plazas and courtyards. As discussed in “Pedestrian scale,” all of the project design changes are
aimed at stronger consistency with Community Design Guidelines applicable to development in
the downtown area. Staff highlights here the elements of consistency with each area of the
Downtown Design Guidelines.
3 CDG § 4.2(C.5c) – Wall surfaces.
4 CDG § 2.1(D) – Provide pleasing transitions and § 4.2(D.3) – Doorways.
5 Community Design Guidelines § 1.5 – The Community Design Context
Figure 5: Santa Rosa entry
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Street orientation. Guidelines encourage the location of buildings at the back of the sidewalk.
This project involves the remodeling of an existing building within its current footprint. The
building is set back 5 to 8 feet from the Marsh Street sidewalk, and a bit less than 16 feet from
the Santa Rosa Street sidewalk. The space between the building and sidewalk will be landscaped
to enhance the pedestrian experience. The building is disconnected from adjacent buildings by
streets and driveways, and although the building is not located directly at the back of the
sidewalk, the existing setback does not have a negative effect on the street façade or pattern of
development.
Height, scale. The height and scale of new buildings must fit within the context and vertical scale
of existing development and provide human scale and proportion.6 The downtown area’s
cohesiveness is supported by structures two or three stories in height.7 The proposed building is
three stories in height and provides human scale and proportion through wall plane offsets and
material changes along building surfaces, reinforced by the landscaping, window patterns, and
architectural details previously discussed (Pedestrian scale).
Many of the techniques suggested for buildings over 50 feet tall have been employed to assure
that this building, though less than 40 feet tall, respects the context of its setting and provides an
appropriate visual transition to adjacent structures.8 The roof height is consistent, but is
articulated to provide visual transitions at building corners. The window pattern is regular and
restrained, but the taller pedestrian-oriented window forms on the lower level distinguish the first
floor from the upper floors. Street frontages exhibit changes in material, using wood, plaster, tile,
and metal. Setback variation, wall recesses, and projecting features are used to divide building
surfaces. Awnings and decorative features are used to enliven the pedestrian space and decrease
the vertical appearance of walls.
6 CDG § 4.2(B) – Height, scale.
7 CDG § 1.5 – The Community Design Context—San Luis Obispo Architecture
8 CDG § 4.2(B.4) – Height, scale—Tall buildings (50-70 ft. in height)
Figure 6: Corner of Santa Rosa and Marsh
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The height of the proposed building is at least 10 feet below the
maximum building height permitted in the C-D Zone. Guidelines
also specify that the height of the building at the back of sidewalk
is not to exceed the width of the adjoining right-of-way.9 The
Santa Rosa Street right-of-way is 80 feet wide, and Marsh Street
70 feet wide, which would accommodate a building height of 70
feet. At less than 40 feet in height, the proposed building is well
within the limit described by this “right-of-way width guideline.”
Façade design. The changes to the types, placement, and pattern
of windows, and the addition of a bulkhead, awnings, decorative
lighting fixtures, and signage have created building façades that are complementary to existing
structures in the vicinity of the project. Wall surfaces and building entries are varied and
interesting for the pedestrian, consistent with guidelines for façade design.10
Materials and architectural details. Smooth troweled plaster in muted tan, brown, and wood-tone
colors complements the plaster, stucco, brick, cement block, and wood material used for
buildings in the vicinity. Tile used for the Marsh Street bulkhead enriches the simple character of
the building design. An attractive entry area, protected by an awning, recessed into the building,
provides pedestrians with an area to transition from the building to the Santa Rosa sidewalk.
Windows allow views into activities taking place on the ground floor of the building
Use traditional architecture
Design guidelines for downtown development do not
explicitly call for a particular architectural style; they
encourage various architectural features, materials, and
details that are traditional in nature, such as storefronts
with recessed entries, bulkheads, wood and masonry
surfaces, awnings, and decorative details, and stress the
need for development to fit within the context and historic
pattern of existing development.
The design of the remodeled building has a much more
traditional character than the existing building. Staff
believes that the overall style of the proposed building has
been given a more traditional feel by changes in window style and arrangement and the addition
of several more traditional architectural details. Windows that spanned multiple floors or formed
“horizontal ribbons” are now divided into panes, classically rectangular in form, and arranged in
a more regularly grouped and stacked manner. Awnings, a cut-tile bulkhead along Marsh, and
decorative lighting fixtures are additional details that have been added to give the building a
more traditional character. The plaster, wood, tile, and glass building surfaces are
9 CDG § 4.2(B.1a) – Height, scale—Relation to right-of-way width
10 CDG § 4.2(C) – Façade design
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complementary to adjacent development, and are identified in design guidelines as appropriate
for buildings within the downtown.11
Lower the site wall at the parking area
As discussed above (Site walls and furniture), the site wall at the parking area has been lowered
to provide greater visibility to the building entry.
Justify the use of wood exterior or use an alternative material that requires less maintenance
The wood exterior materials have been retained. The applicant acknowledges that wood requires
maintenance to remain attractive, but that it is the preferred material because it is a “warm,
natural material that emphasizes the pedestrian areas of the building and transitions from the
two-story corner volume to the pedestrian entries.” Staff concurs with the applicant that cedar is
a durable and widely used exterior wall cladding, and that the building owner has a natural
incentive to ensure proper maintenance of the building surfaces.
Consider acoustic bounce due to overhangs
As discussed in the May 18th staff report for this project, the south and east sides of the building
lie within a 65 dB noise contour,12 so the outdoor deck and balcony spaces could be subject to
noise exposure in excess of the 60 dB maximum for residential and office outdoor areas.13 The
applicant notes that the soffits under the roof overhang are wood, which is expected to provide
some measure of acoustic absorption. The applicant has reduced the amount of roof overhang in
order to reduce the potential for acoustic bounce.
The City’s Noise Guidebook offers standard noise mitigation packages: sets of measures to
reduce exterior noise exposure in outdoor activity areas by up to 5 dB.14 Among the measures
described is the construction of a barrier that interrupts line-of-sight between the noise source
(traffic) and the receiver (a person on the deck or balcony). The line of site from street traffic to
the balconies and decks is interrupted by wall surfaces and balcony walls and floors, offering a
reduction in noise exposure over most of the outdoor use area. Higher noise levels would be
limited to the edges of these outdoor spaces, where one would have to lean against the side of the
balcony to have a direct line-of-site to the traffic below. Given the small area of exposure to a 65
dB noise level, the minor amount of additional exposure, and the use of a non-reflective surface
in soffits under roof overhangs, staff finds that noise exposure levels for the outdoor areas
comply with the standards of the City’s Noise Element.
4.0 CONCLUSION AND RECOMMENDATION
The applicant has responded to many of the ARC directional items, and has expressed that some
of the directional items may not be feasible because of existing building elements and the nature
of the site. Staff agrees with the applicant proposal and justification. However the ARC, in
asking that the project return for “Conceptual Review” before finalization the building design,
suggested that wholesale changes in the design were sought, which may not be fully reflected in
11 Community Design Guidelines § 4.2(D.1) – Materials and architectural details—Finish materials
12 General Plan, Noise Element, Figure 4 – 1990 Noise Contours
13 General Plan, Noise Element, Table 1 – Maximum Noise Exposure for Noise-Sensitive Uses Due to
Transportation Noise Sources.
14 Noise Guidebook, pg. 34: Noise Mitigation—Standard Noise Mitigation Packages
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the modified design. Therefore, staff is providing a recommendation to continue the project to
allow for the incorporation of any additional design changes that may be necessary. But staff is
also providing an opportunity for the ARC to approve the project subject to certain conditions.
The following project changes should be provided whether the project is continued or whether
the ARC chooses to conditionally approve the project, and have been included in the draft
resolution:
Maintain a building entry at the south elevation whether or not the building entry is utilized for
the current or proposed building tenant. The entry shall be recessed and provide a covered entry
feature and opportunity for signage.
Provide additional building articulation at the south elevation to include awnings or balconies at
the second floor or other elements that enhance the pedestrian scale and give the appearance that
the third floor has a greater setback.
Provide a sample sign program and ensure the proposed building design can provide appropriate
signage above building entries.
Provide additional emphasis to primary building entry though material changes and other building
features.
Consider other elements that emphasize traditional design.
5.0 ENVIRONMENTAL REVIEW
The project is “categorically exempt” under the California Environmental Quality Act (CEQA).
It consists of the minor alteration of an existing structure, with addition of less than 10,000
square feet of floor area, as described in CEQA Guidelines § 15301(e)(2). Public services and
facilities are available, and the project is not located within an environmentally sensitive area.
6.0 OTHER DEPARTMENT COMMENTS
Plans for this project were distributed to several City departments for review. Comments
received from those departments have been addressed by incorporating them into appropriate
suggested conditions of approval for the project.
7.0 ALTERNATIVES
6.1. Approve the project based on findings and subject to conditions as described in the
attached resolution.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, or Community Design Guidelines.
8.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Project plans (reduced size)
4. Project renderings
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RESOLUTION NO. ####-15
A RESOLUTION OF THE
SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION
GRANTING FINAL APPROVAL TO THE REMODELING OF A COMMERCIAL
BUILDING, AND AN ADDITION OF A THIRD FLOOR WITH TWO NEW
DWELLINGS, LOCATED AT 1135 SANTA ROSA STREET
(DOWNTOWN-COMMERCIAL (C-D) ZONE; FILE #ARCH-0846-2015)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room (Room 9), 990 Palm Street, San Luis
Obispo, California, on May 18, 2015, pursuant to a proceeding instituted under application
ARCH-0846-2015, 33 Tons, LLC, applicant and provided recommendations to the applicant
about modifications to the project design; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room (Room 9), 990 Palm Street, San Luis
Obispo, California, on July 6, 2015, for the purpose of reviewing a modified project design for
the remodeling of a commercial building and addition of a third floor with two new dwellings;
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-0846-2015, 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. It is consistent with the relevant policies and
standards of the General Plan and Zoning Regulations, and must conform to applicable building
and fire safety codes.
2. The project design is consistent with the City’s Community Design Guidelines
applicable to a commercial project. The design considers the site context, character, and
constraints, and is architecturally distinctive. Site functions are located for efficient operation and
site features relate properly to building architecture and site topography. The building design
exhibits proper balance and proportion, is visually interesting, and employs appropriate materials
and colors.
ATTACHMENT 1
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3. The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA). It consists of the minor alteration of an existing structure,
with addition of less than 10,000 square feet of floor area, as described in CEQA Guidelines
§ 15301(e)(2). Public services and facilities are available, and the project is not located within an
environmentally sensitive area.
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project ARCH-0846-2015, 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. Building entry – Marsh Street. The final project design will maintain a building entry at the
south elevation, whether or not the building entry is utilized for the current or proposed
building tenant. The entry shall be recessed and provide a covered entry feature and
opportunity for signage.
3. Building articulation – upper-level. The final project design will provide additional building
articulation at the south elevation to include awnings or balconies at the second floor or other
elements that enhance the pedestrian scale and give the appearance that the third floor has a
greater setback.
4. Sign program. A sample sign program will be provided. Ensure the proposed building design
can provide appropriate signage above building entries.
5. Emphasis at primary entry. The final project design will provide additional emphasis to
primary building entry though material changes and other building features.
6. Traditional design. The final project design will incorporate other elements that emphasize
traditional design.
7. Noise-Mitigating construction: Indoor noise exposure must not exceed 45 decibels for
residential spaces. The Standard Noise Mitigation Package for achieving a noise level
reduction of 20 dB for interior noise levels will be implemented, as described in the City’s
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Noise Guidebook. Plans submitted for construction permits must clearly indicate and
describe the noise mitigation measures, techniques, and materials implemented.
8. Night Sky Preservation. Plans submitted for construction permits will include sufficient
information to determine compliance with Night Sky Preservation regulations (Zoning
Regulations, Ch. 17.23). The location of all exterior lighting fixtures must be clearly
indicated and building-mounted fixtures must be depicted on building elevation drawings.
All exterior lighting must be oriented, recessed, or shielded to prevent light trespass and
pollution.
9. Accent lighting. The use of exterior lighting to accent building features is encouraged. Final
plans will include details about accent lighting used for this purpose. Accent lighting must be
comply with Night Sky Preservation regulations (Zoning Regulations, Ch. 17.23).
10. Bicycle parking. Final plans will clearly depict the location of short- and long-term bicycle
parking. Sufficient detail about the placement and design of bike racks and lockers to
demonstrate compliance with relevant Engineering Standards (#7930) and Community
Design Guidelines (§6.3(F))
11. Bicycle parking–Residential dwellings: Bicycle lockers or interior space within each
dwelling will be provided for the storage of at least two bicycles per residential unit (Zoning
Regulations § 17.16.060(G)(2)).
12. Solid waste collection. Plans submitted for construction permits will include sufficient detail
about the design of solid waste and recycling collection areas to demonstrate conformance to
the City's Solid Waste Development Standards. Written verification from the San Luis
Garbage Company will be provided to demonstrate that the location and size of the proposed
solid waste and recycling collection facility is adequate for the collection service provided
for the project.
13. Utilities equipment—Screening. Final plans will include sufficient detail to demonstrate that
the transformer proposed to be installed along the Santa Rosa Street frontage is adequately
and appropriately screened from view, consistent with Community Design Guidelines
§ 6.1(D).
14. Landscape plan. Final plans submitted for construction permits will include a detailed
landscaping plan indicating the extent of landscaped area, hardscape, plant selection, and
method of irrigation, consistent with applicable Community Design Guidelines, Engineering
Standards, and Water-Efficient Landscape Standards. Plant selection will provide botanical
and visual diversity, and strengthen the link and transition between the sidewalk and
building, consistent with Community Design Guidelines § 6.2(A).
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15. Downspouts and drainpipes. Downspouts and drain pipes will be placed within building
walls. If they must be placed on a building exterior, they shall be integrated with the
architectural design, colors, and finish materials of the building, consistent with Community
Design Guidelines § 3.1(B.10d).
16. First-floor windows—Glass. Clear glass (at least 88 percent light transmission) will be used
for windows on the first floor, consistent with Community Design Guidelines § 4.2(D.4a).
Engineering Development Review
17. Projects involving the substantial remodel of existing structures requires that complete
frontage improvements be installed or that existing improvements be upgraded per city
standard. MC 12.16.050
18. Any section of damaged or displaced sidewalk, curb, or gutter shall be repaired and replaced
to the satisfaction of the Public Works Department.
19. This property is located in the Mission Style Sidewalk District of Downtown. Any new or
replacement driveway approach, curb ramp, curb, gutter, sidewalk, tree wells, or utility vaults
along street frontages shall be installed in the Mission Style per city standard #4220.
20. The Public Works Department would support a written request from the property owner to
defer the installation of Mission Styles sidewalk along Santa Rosa Street frontage for minor
improvements with the recordation of a covenant agreement. The covenant agreement shall
be recorded on a form provided by the city prior to building permit issuance. The city, upon
approval, will prepare the agreement for recordation. A nominal recording fee will be
required.
21. The existing alley driveway approach shall be upgraded by adding a 4’ accessible sidewalk
extension behind the existing ramp to comply with ADA and city standards for accessibility.
22. The building plan submittal shall show and label all survey monumentation. The monuments
shall be protected during construction.
23. 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. Any common storage areas if proposed, shall be shown and noted
on the building plan submittal.
24. The building plans submittal shall show all required parking lot improvements, dimensions,
space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement
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marking, signage, and striping in accordance with the Parking and Driveway Standards and
disabled access requirements of the CBC.
25. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. PG&E handout package
for proposed electrical service upgrades shall be included in the building plan submittal or
noted as a deferred submittal item. All work in the public right-of-way shall be shown or
noted.
26. New street tree plantings shall be planted in accordance with City Engineering Standards and
to the satisfaction of the City Arborist. The city arborist shall approve the tree species,
planting details, and planting locations. Street trees are generally required at a rate of one 15-
gallon street tree for each 35 linear feet of frontage. Three street trees in tree wells shall be
planted along both the Marsh and Santa Rosa Street frontages.
27. The City Arborist supports the proposed tree removals and proposed compensator tree
plantings. Any tree removal(s) located along or straddling the northwest property line shall
require specific approval from the City Arborist and the adjoining property owner.
28. Tree protection measures for any on-site or off-site trees to remain 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 plan
submittal.
Building & Safety
Code Requirements
29. Final plans submitted for construction permits will include a site plan that clearly shows and
identifies an accessible path of travel either from the street and or from the public way, on the
Site Plan.
30. An “exit plan” will be provided showing compliance with requirements for “common path of
egress travel” and “exit access travel distance” as required by Sections 1014.3 and 1016 CBC
respectively.
31. The two proposed stairs from the second floor will be are separated by a minimum of 1/3 of
the diagonal of the story served for a fully fire-sprinklered building.
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Resolution No. ARC ####-15 Page 6
ARCH-0846-2015 (1135 Santa Rosa)
32. A code analysis will be provided for this mixed-use project, and will specify whether the
project is to be a “separated occupancies” or “non-separated occupancies” project per
California Building Code § 508. Provide area ratios as applicable.
Transportation (Public Works)
33. Project shall satisfy City vehicle and parking requirements.
34. Adequate parking stops and curb stops will be provided for all parking spaces (including
spaces 8, 14, and 15).
Utilties
35. 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
36. 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 6th day of July, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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VICINITY MAP File No. 0846-20151135 SANTA ROSA ST ¯
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Santa Rosa + Marsh Building, ARC Revisions
1135 Santa Rosa, San Luis Obispo
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project in context at santa rosa + marsh
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Santa Rosa + Marsh Building, ARC Revisions
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corner of santa rosa + marsh
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Santa Rosa + Marsh Building, ARC Revisions
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south corner
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west corner
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Santa Rosa + Marsh Building, ARC Revisions
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pedestrian view on marsh
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Santa Rosa + Marsh Building, ARC Revisions
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pedestrian view on marsh
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Santa Rosa + Marsh Building, ARC Revisions
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pedestrian view on marsh
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pedestrian view on santa rosa
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pedestrian view on santa rosa
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Santa Rosa + Marsh Building, ARC Revisions
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pedestrian view at project entry
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pedestrian view on santa rosa
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pedestrian view at building entry
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east elevation - santa rosa street
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south elevation - marsh street
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Santa Rosa + Marsh Building, ARC Revisions
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west elevation - facing empty lot
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north elevation - building entry
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Lomandra longifolia ‘Breeze’Quercus agrifolia Robinia ambigua ‘Purple Robe’
Bambusa multiplex ‘Golden Goddess’
Dymondia margaretae
Chondrapetalum tectorum
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landscape palette
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