HomeMy WebLinkAbout07-13-2015 CHC-ARC Agenda PacketsCULTURAL HERITAGE COMMITTEE
ARCHITECTURAL REVIEW COMMISSION
Conceptual Design Review
A G E N D A
Council Chamber
990Palm Street, San Luis Obispo
July 13,2015Monday5:30p.m.
CHC Members
ROLL CALL:Committee Members Sandy Baer, Craig Kincaid, James Papp, and
2PositionsVacant, Vice-Chair Thom Brajkovich, and Chair Jaime Hill
ARC Members
ROLL CALL:Commrs. Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root,
Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn
STAFF:Brian Leveille and Phil Dunsmore, Senior Planners
PUBLIC COMMENT:At this time, people may address the committee/commission
about items not on the agenda. Items raised are generally referred to the staff and, if
action by the committee/commission is necessary, may be scheduled for a future
meeting.
The Cultural Heritage Committee and Architectural Review Commission are holding a
public meeting to review the conceptual architectural design of a new mixed-use project
that includes three, four-story structures with approximately 21,322 square feet of retail
space and 48residential units located at 570, 578, 590 Marsh Street and 581 Higuera
Street (ARCH-0609-2014).
This is a public meeting to conduct design review and provide direction to the applicant.
No action on the project will be taken at this meeting. This item will be scheduled for
review at a future public hearing.
ADJOURNMENT
JOINT CULTURAL HERITAGE COMMITTEE AND ARCHITECTURAL REVIEW COMMISSION PUBLIC MEETING
SUBJECT: Conceptual architectural reviewof a new mixed-use projectthat includes three, four-
story structureswith approximately 21,322square feetof retail space and 48residential units.
PROJECT ADDRESS: 570, 578 & 590 Marsh & BY:Rachel Cohen,AssociatePlanner
581 Higuera Street Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER:(Conceptual) ARCH-0609-2014 FROM: Phil Dunsmore, Senior Planner
Brian Leveille, Senior Planner
RECOMMENDATION
Continue the project to a date uncertain to the Architectural Review Commission, with direction to
staff and the applicant on items to be addressed in plans submitted for formal review.
SITE DATA
Applicant/
Representative
Randy Alonzo, PB Companies
Zoning C-D (Downtown Commercial)
General Plan General Retail
Site Area 0.83 Acres (36,155 square feet)
Environmental
Status
Final plans for the proposed project
will likely require further
environmental analysis.
SUMMARY
Theapplicant has submitted plansfor conceptual review for the subject site located at 570, 578 and
590 Marsh and 581 Higuera Street. The proposed project includes theconstruction of threenew,
four-story,mixed-use structures with approximately 21,322square feet of retail space on the first
floor and a total of 48residential units composed of studios, one-bedroom, two-bedroom, and three-
bedroom units on the upper threefloors.
The project site is not within a historic district and is not located on a historic site, however, the
project isadjacent to the Jack House, a Master List Historic property. While review by the Cultural
Heritage Committee (CHC) is not mandated, theArchitectural Review Commission (ARC) would
benefit from a common discussion with the CHC to gather insights at this early conceptual stage of
the projectprior to the formal submittal and review of the application. The project will not return
for CHC review.
Meeting Date: July 13, 2015
Business Item Number: 1
r
CHC/ARC1 - 1
PJD
(Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 HigueraSt.)
Page 2
1.0PURVIEW
The purpose of conceptual review before the CHC and the ARC is to offer feedback to the applicant
regarding the project design before plans are further refined for final review.
CHC: The CHC’srole is to use the Historic Preservation Program Guidelines to review and
provide feedback regarding the project’s interaction withthe historic context associated with the
nearby Master List historic resource, the Jack House.
ARC:The ARC’s role is to use Community Design Guidelines (CDG), the Historic Preservation
Program Guidelines (CHC recommendation),and the General Plan to provide early design
feedback.
2.0PROJECT INFORMATION
2.1Site Information/Setting
The project site consists of four developed lots. Figure 1 shows the location ofeach parcel that
makes up the project siteand where they reside along Marsh, Nipomo and Higuera Streets. In total,
the project site encompasses a total land area of 0.83 acres (36,155 square feet) and islocated within
the Downtown Commercial (C-D) zone.The site is located adjacent to the Historic Jack House to
the southwest,north of Marsh Street Commonsand west of McCarthy’s. Sandy’s Liquor and the
Creamery are located north of the project across Higuera Street.
Figure 1:Locations of the four parcels that make up the project site.
The site is relatively flat and developed with the commercial structure that housed Foster’s Freeze
(#3, above), a small commercial building (#2),a small residence used as an office (#1), and Mission
1
2
3
4
CHC/ARC1 - 2
(Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 HigueraSt.)
Page 3
Bank (#4).
The structure located at 570 Marsh Street (#1) was built sometime around 1920 in the architectural
style of a Craftsman Bungalow. Currently the structure is not listed as a historic resource. Further
research will be completed by staffprior to the final submittalto determinewhether the property
meets the historic resource evaluation criteria within the Historic Preservation Ordinance. A historic
resource report may be required for definitive evaluation.
2.2 Previous Review
December 1, 2014:The ARC reviewed a conceptual architectural designof a new, four-story
mixed-use project with approximately 13,000 square feet of retail space and 24 residential units
located at 581 Higuera Street(Figure 1, Parcel 4). The ARCwassupportive of the design and
provided the applicant with several directional items including reducing the height of the structure
by one floor (Attachment 2,ARC Staff Report). The currently proposed project responds to
direction provided by the ARC to include all three structures, including 581 Higuera Street, in one
review.
2.3Project Description
Named “San Luis Square,” the proposed project site includes three, four-story structures with
ground floor retail and upper floor residential uses, apublic plaza and paths, a pedestrian connection
between Marsh and Higuera Streets, and on-site two-level subterranean parking.The buildings are
designedtoinclude historicand classic architectural features with contemporaryarchitecture.The
new buildings will include the following elements (see project plans):
1.Commercial/Retail spaces (first floor);
2.Outdoor seating areas, arcades, and a plaza;
3.Subterranean parking;
4.Public and private roof access (decks, balconies, bridges, etc);
5.Residential units;
6.Materialsand architectural features include:
a.Glass,brick, wood, stucco, and metal siding;
b.Metal awnings;
c.Metal balcony railings; and
d.Bulkheads, lintels and cornices.
2.4Project Statistics
ITEM ORDINANCE STANDARD 1 570 & 578
MARSH STREET 2
590 MARSH
STREET2
581 HIGUERA
STREET2
Street Yard 0 feet 0 feet 0 feet 0 feet
Other Yard 0 feet 0 feet 0 feet 0 feet
Max. Height of
Structure(s)
50 feet (60 feet with ARC
approval per Section
17.42.020.C.2.)
56 feet 56 feet 59.5 feet
Building
Coverage
(footprint)
3.75 FAR (max allowed
for buildings approved
above 50 feet tall)
~2.59 FAR ~2.64 FAR ~2.70 FAR
Parking Spaces Insufficient info. provided
to determine
Total proposed number of spaces for all three
buildings = 154
Notes: 1. City Zoning Regulations
2. Applicant’s project plans
CHC/ARC1 - 3
(Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 HigueraSt.)
Page 4
3.0EVALUATION/DISCUSSION
The Historic Preservation Program Guidelines(HPPG),Community Design Guidelines(CDG),the
General Planand Zoning Regulationswere utilized to review the proposed project.The CHC is
being asked to discuss and provide direction regarding the project’sdesign and massing in the
contextof the setting for the historic Jack Houselocated adjacent to the project site. The ARC is
being asked to provide direction to staff and the applicant on key design elements of thesite,
buildings and context.
3.1Historic Preservation
The Historic Preservation Program Guidelines provides guidelines for development adjacent to
historically designated structuresand states that Listed Historic Resources located outside of
historic districts shall be subject to the same protection and regulations applicable to historic
resources within historic districts.1 The Jack Houseis located adjacentto the proposed project at
536 MarshStreet and is a Master List property. While no changes are proposed to the historic Jack
House property, compatibility of adjacent development is important.
3.1.1 The Jack House
The Jack House was built between 1878 and 1880 for Robert Jack and his wife Nellie Hollister
Jack. Robert Jack was a prominent land developer,banker, and rancher in Central California from
the 1870s to his death in 1916. The house is an excellent example of an Italianate residence and,
when constructed,the style and proportions reflected the importance of the Jack family.The
exterior is distinguished by a lowpitched asymmetrical roof surmounted by a roof balustrade;
widely overhangingeaves supported by decorative brackets; tall, narrow windowswith flat and
corniced window heads; two single story bays; and a shallow, full width, single story porch with a
balustrade over the slightlyprojecting entry way.Major components of the landscape, such as the
palm trees in the front of the property and the large trees in the rear, were all present at the time the
Jack family occupied the residence. The house was donated to the City as a historical monument in
1974. In 1989 the structure was designated as a historic resource. The property was added to the
City’s Master List of Historic Resources with the citywide historic resource inventoryand added to
the National Register of Historic Places in 1992.
Figure 2: Jack House (left) and the proposed new buildings (right) along Marsh Street
3.1.2 Staff Analysis
The HPPGsection 3.2.2 states that new development should not sharply contrast with, significantly
block public views of or visually detract from the historic architectural character of historically
designated structures located adjacent to the property to be developed. The proposed architectural
style of the project is a combination of traditional and contemporary design which includes some
1 HPPG 3.3.1 Historic Resources outside Historic Districts.
~125 feet
CHC/ARC1 - 4
(Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 HigueraSt.)
Page 5
variation in style
between the three
proposed structures. The
locations of the new
buildings donot appear
to obstruct views of the
Jack Houseand are
located over 125 feet
from the Jack House
structure. The two
buildings that are
adjacent to the Jack
house property at the
east property line along
the Jack House gardens
are at 570 Marsh Street
and 581 Higuera Street
(seeproject plans,sheet
L1). 570 Marsh is
located 16 feetfrom theproperty linewith the third and fourth floors stepped away from the Jack
House property. The building has a totalheight 56 feet. 581 Marsh Streethas a setback from the
eastern property line of 5 feet and a height of 59.5 feet.The plans include the preservation of the
redwood trees along the property line, which also partially screen the closest adjacent proposed
building at 570 Marsh Street.The existing carriage house, landscaping and screen fence on the Jack
House property provide screening from potential overlookfrom the structure at 581 Higuera Street
(seeproject plans, sheet L5).Because of the separation between from new development, and the
significant tree cover between the properties, the new development does not appear to detract from,
nor conflict with the historic Jack House.
CHC discussion item:The CHC should discuss and provide input to the ARCabout the
compatibility of the proposed project to the Jack House.
3.2Architectural Design
San Luis Square isdesigned to echo and complement some of the traditionalarchitectural elements
within the downtown, while also being contemporary in style.The Community Design Guidelines
(CDG) states that the Goals for Design Quality and Character is to keep San Luis Obispo
architecturally distinctive; don’t let it become “anywhere USA.” Staff is supportive of this design
since it incorporates compatible materials (brick, wood, Shildan terracotta cladding,glass,metal
and plaster) and colors that complement the surrounding neighborhood. The design includes, but is
not limited to, the following areas of consistency with the Community Design Guidelines (CDG):
1.Incorporates appropriate articulation including recessed entries and balconiesand maintains
typical downtown storefront rhythm and bulkheads 2;
2.Includes an appropriate range and type of materials and colors including brick, glass,metal,
and wood and incorporates the use of awnings 3; and
3.Sets back the fourth floors so that the upper building walls are not visible to pedestrians on
2 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.CFaçade Design (pages 46-47).
3 CDG: Chapter 4: Downtown Design Guidelines, Section4.2.D Material and architectural details (pages 48-51).
Figure 3:Perspective view of setbacks onthe proposed structures along the
eastern property line of the Jack House
CHC/ARC1 - 5
(Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 HigueraSt.)
Page 6
the sidewalk along the building’s frontage.4
ARC Discussion Item:
1.Height.The applicant is proposing threestructures that each exceeds50 feet in height.The
structures located at 570 and 590 Marsh Street are56 feettall and the structure at 581
Higuerahas a maximum height of 59.5 feetas measured at theinternal partof the site (see
project plans sheets A8 and A9).The property development standards for the Downtown
Commercial (C-D) zone, per Section 17.42.020 of the Zoning Regulations, allow the ARC
to approve abuilding height up to 60 feet if the ARC determines that the project includes at
least two policy objectives (provided in M.C., Section 14.42.020.C.2). Directional Item #1
directs the applicant to supply all the necessary required information for the additional
height as stipulated in Section 17.42.020.3 of the Zoning Regulations. The project provides
the following two policy objectives:
a.Affordable and Workforce Housing: the project provides affordable housing, utilizes
a density bonus per the City’s Affordable Housing Incentives, and provides
residential density greater than 36 units per acre.
b.Pedestrian Amenities: the project provides a pedestrian connection between Higuera
and Marsh Streets and incorporates a public plaza and art as part of the site plan.
The CDG statethat multi-story buildings are desirable [in the Downtown]because they can
provide opportunities for upper floor offices and residential units, and can increase the
numbers of potential customers for ground floor retail uses,which assists in maintaining
their viability. Multi-story buildings should be set back above the second or third level to
maintain a street façade that is consistent with the historic pattern of development,
maintaining the general similarity of building heights at the sidewalk edge.5 Each of the
proposed buildings provides upper story setbacks from the front building façades and are not
visible to pedestrians on the sidewalk along the building’s frontage.6 As described above in
section 3.1.2, the structure at 570 Marshis designed to be setback from the Jack House
property in order to provide an appropriate visual transition from a significantly shorter
4 CDG: Chapter 4: Downtown Design Guidelines, Section4.2.B.Height, scale (pages 41-45).
5 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height and scale
6 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.1.d.The project provides upper story setbacks from the
front building façade along the street consistent with LUE Policy 4.20.4. Portions of the building above 50 feet should
be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the
building’s frontage.
Figure 4: 570&578 MarshStreet(building shown to the left), 590 MarshStreet(middle building), and 581
HigueraStreet(building shown to the right)
CHC/ARC1 - 6
(Conceptual) ARCH-0609-2015 (570, 578 & 590 Marsh, 581 HigueraSt.)
Page 7
adjacent structure 7 and to reduce overlook.All three structures respect the context of their
setting and provide appropriate visual transition to adjacent structures by providing
articulated roofs,reinforcing established horizontal lines of facades in adjacent buildings
and providing a distinction between the first and upper floors.8
The ARC should discusswhether theproposed height is consistent with the Community
Design Guidelines and with thegoals and policies for view preservation, historic resource
preservation, solar access and architectural characterdescribed in the General Plan
(Attachment 3, Land Use Element, Chapter 4: Downtown Goals and Policies).
4.0 OTHER DEPARTMENT COMMENTS
Information needs and comments from the other departments are included as Attachment 4.
5.0 RECOMMENDATION
Continue the project to a date uncertain with the following directional items:
Planning
1.Submit a sign program that includes information on the sizes, locations, colors, materials,
and types and illumination of signage proposed for this building and the overall site. Project
signs shall be designed to be compatible with the architecture of proposed building. If a
single application for final architectural review is pursued for the larger project, then a
comprehensive sign program that includes this site plus other adjoining sites shall be
submitted. Signage design may be tailored for individual buildings, but site directional signs
and tenant directory signs should have a coordinated design.
2.Include detailed information on pedestrian pathways, wall and site lighting, location of
backflow prevention devices, and screening of mechanical equipment.
3.Provide details and locations of trash and recycling enclosures. Enclosures shall be screened
from street and off-site views and architecturally integrated with the design of the project.
4.Provide a feasibility study for the subterranean parking garage.
8.0 ATTACHMENTS
1.Vicinity Map
2.ARC Staff Report, December 1, 2014
3.Land Use Element, Chapter 4: Downtown Goals and Policies
4.Additional comments from other City Departments
Included in Commissionmember portfolio:project plans
7 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.1.b.New buildings that are significantly taller or
shorter than adjacent buildings shall provide appropriate visual transitions.
8 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4
CHC/ARC1 - 7
C-D
C-D
C-D
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C-D-H
C-D
C-D
C-D-MU
C-D-H
PF-H
R-3-H
C-R
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I
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O
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HIGU
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A
VICINITY MAP ARCH-0609-2014
570, 578 & 590 Marsh Street
and 581 Higuera Street
¯
ATTACHMENT 1
CHC/ARC1 - 8
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual architectural reviewof a new, four-story mixed-use project with
approximately 13,000 square feet of retail space and 24 residential units.
PROJECT ADDRESS: 581 Higuera Street BY:Rachel Cohen,AssociatePlanner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER:(Conceptual) ARCH-0300-2014 FROM:Pam Ricci, Senior Planner
RECOMMENDATION
Continue the project to a date uncertain with direction to staff and theapplicant on items to be
addressed in plans submitted for final approval.
SITE DATA
Applicant PB Companies
Representative Joel Snyder, Caron Architecture
Zoning C-D (Downtown Commercial)
General Plan General Retail
Site Area 0.49 Acres (21,344 square feet)
Environmental
Status
Final plans for the proposed project
will likely require further
environmental analysis.
SUMMARY
The applicant has submitted plans (Attachment 2) forconceptual review for the subject site located
at 581 Higuera Street. The proposed project includes theconstruction of a new,four-story,mixed-
use structure with approximately 13,000 square feet of retail space on the first floor and a total of 24
residential units composed of studios, one-bedroom, two-bedroom, and three-bedroom unitson the
upper threefloors.The new structure will be part of a larger mixed-use development project that
includes parcels located at 590, 578 and 570 Marsh Street.
Staff has conducted an analysis of the conceptual project (Section 4.0)and provided directional
items (Section 7.0) forconsideration and discussion bythe Architectural Review Commission
(ARC) with the purpose of providing feedback to the applicant prior to finalizing plans and
returning for final approval.
Meeting Date: December 1, 2014
Item Number: 2
rrrrrrrrrrrr
ATTACHMENT 2
CHC/ARC1 - 9
1.0COMMISSION’S PURVIEW
The purpose of conceptual review before the ARC is to offer feedback to the applicant as to whether
the project design is headed in the right direction before plans are further refined for final review.
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
2.0PROJECT INFORMATION
3.1Site Information/Setting
The project site consists of adeveloped lot with a single-story structure on the southside of
HigueraStreet, near the intersection of Higuera and Nipomo Street.The site is located within
the Downtown Core. Site specific details are noted below:
Zoning C-D (Downtown Commercial)
Site Dimensions
(approx.)
Area: 21,344 sq ft (0.49 acres)
Width: 110.5 feet
Depth: 193 feet
Current Use Mission Community Bank
Topography Relatively flat
Access Higuera Street
Surrounding Use /
Zoning
North: C-D; Sandy’s Deli & Liquor Store
South: C-D-MU; Residential/Retail Mixed-Use project
East: C-D; Commercial Uses
West: C-D; Offices
3.2Project Description
The project proposes toconstruct a buildingdesigned to reflect the historic nature of downtown
San Luis Obispo, as well as include architectureof the current time and place.The new building
will include the following elements (Attachment 2, Project Plans):
1.Four new, retailspaces ranging in size from 2,425 square feet to 4,013 square feet.
2.Outdoor seating area, arcade, and plaza.
3.Subterranean parking (not under review as a part of the conceptual design).
4.Public and private roof decks.
5.Rooftop terrace and lounge.
6.Classic and modern architecture.
7.24 Residential units:
a.2 studios;
b.10 one-bedroom;
c.9two-bedroom; and
d.3three-bedroom
8.Materialsand architectural features include:
a.Prominent use of glass and brick;
b.Wood siding (within the framing of the windows);
c.Metal awnings;
ATTACHMENT 2
CHC/ARC1 - 10
d.Metal balcony railings;
e.Use of green walls; and
f.Plaster finish (fourth floor).
3.3Project Statistics
ITEM PROPOSED 1 ORDINANCE STANDARD 2
Street Yard 0 feet 0 feet
Other Yard 0 feet 0 feet
Max. Height of Structure(s) 56 feet 50 feet (60 feet with ARC approval per
Section 17.42.020.C.2.)
Building Coverage (footprint) 2.36 FAR 3.75 FAR (max allowed for buildings
approved above 50 feet tall)
Parking Spaces Info. not provided Insufficient info. provided to determine
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
4.0PROJECT ANALYSIS
Staff has used theCommunity Design Guidelines (CDG)and Zoning Regulationsto review the
proposed project and created a set of draft directional items (Section 7)to be used as a basisfor
discussion aboutthe project. The following highlights key elements of the site andbuilding design
that the ARC should discuss and provide direction to staff and the applicant.
4.1 581 SOHO
Named “581 SOHO,” the proposed project contains 50,332square feet of space that is divided
between retail and residential uses. The four-story building is designedto complement and echo
some of the historic architectural elements within the downtown, but alsoincludes a more
contemporary style on the fourth floor. Generally, staff is supportive of this design since it
incorporates compatible materials (brick(patterned masonry), wood, glass, and plaster) and
colors that complement the surrounding neighborhood. The design includes, but is not limited
to, the followingareas of consistency with the Community Design Guidelines: 1) incorporates
appropriate articulation including recessed entries and balconies, 2) includes an appropriate
range and type of materials and colors including brick, glass, and wood,3) maintains a typical
downtown storefront rhythm, 4) incorporates the use of awnings and 5) utilizes brick detailing
to reduce the apparent building mass and 6) includes public/private spaces.
The applicant has further provided, within the conceptual project plans, a detailed list of how the
project complies with the Community Design Guidelines.
ARC Discussion Items: The ARC should consider the following concerns:
1.Height.The applicant is proposing a structure that is 56 feet in height. The property
development standards for the Downtown Commercial zone (C-D), per Section 17.42.020 of
the Zoning Regulations, allow the ARC to approve abuilding height up to 60 feet if the
ARC determines that the project includes at least two policy objectives (provided in M.C.,
ATTACHMENT 2
CHC/ARC1 - 11
Section 14.42.020.C.2). Directional Item #2directsthe applicant to supply all the necessary
information required for the additional height request. Additionally, the CDG stipulate that
new buildings should not shade the northerly sidewalk of Higuera Street at noon on
December 21st.1 The applicant should provide a solar/shade analysis with their final
architectural review that demonstrates compliance with this guideline (Directional Item #3).
2.Contemporary Design.The proposed design of the structure includes a contemporary
designed fourth floor that is setback from the third floor of the structure, consistent with the
CDG.2 Currently, the design is very conceptual and lacks detail. Final plans will need to
demonstrate how the contemporary fourth floor ties into the more traditional architecture of
the rest of the building. The design should look integrated and draw upon the historical
elements of the structure. Items to pay attention to include: finish material, colors, window
treatments, and roof lines (Directional Item #4).
3.Second& Third Floor Windows.The project has been designed to mimic the style of an
abandoned warehouse with large industrial windows. Because of the nature of the design,
the building appears moreoffice or industrial in character than residential. The Commission
should discuss whether the building should have more residential styled windows or if the
large segmented windows are appropriate for the proposed structure (Directional Item #5).
4.Bulkheads. The first floor storefrontsfacing Higuera Streetdo not include bulkheads. The
Community Design Guidelines state that storefront windows should not begin at the level of
the sidewalk,but should sit above a base.3 The ARC should discuss whether a bulkhead
should be added to this section of the building (Directional Item #6).
5.Details.The applicant should include in their final ARC submittal illustrations, images
and/or elevations that include details of the following architectural features:
a.Balcony railings;
b.Awnings;
c.Glass entryway;
d.Colors and materials; and
e.Green walls.
6.Signs.Signs should meet the standards stipulated within the City’s Sign Regulations.The
applicant should consider developing a sign program for the larger mixed-use development
(Directional Item #7).
7.Parking.Final plans should include the total number of parking spaces the site will
accommodate and how the parking layout will look and function (Directional Item #10).
1 CDG Chapter 4, Section 4.2.B.3.
2 CDG Chapter 4, Section 4.2.B.1b. The project provides upper story setbacks from the front of the building façade
along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently
so that these upper building walls are not visible topedestrians on the sidewalk along the building’s frontage.
3 CDG Chapter 4, Section 4.2.C.7. Bulkheads.
ATTACHMENT 2
CHC/ARC1 - 12
5.0 OTHER DEPARTMENT COMMENTS
Information needs and comments from the other departments were provided to the applicantteam
separately.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2.Deny the project based on findings of inconsistency with the Community Design Guidelines.
7.0 RECOMMENDATION
Continue the project to a date uncertain with the following directional items:
Planning
1.Submit complete plans with all of the required information on the City’s checklist for final
architectural approval.
2.Keep the building height to 50 feet or under and eliminate the fourth floor.
3.Include details on the design of the highest levelto determine that it will look integral with
the rest of the building by drawingupon the predominant elements of the structure and
including compatible finish materials, colors, window treatments, and roof lines.
4.Include bulkheads along all storefront windowsthat frontalong Higuera Street. Storefronts
that open as doors do not require bulkheads. .
5.Submit a sign program that includes information on the sizes, locations, colors, materials,
and types and illumination of signage proposed for this building and the overall site. Project
signs shall be designed to be compatible with the architecture of proposed building. If a
single application for final architectural review is pursued for the larger project, then a
comprehensive sign program that includes this site plus other adjoining sites shall be
submitted. Signage design may be tailored for individual buildings, but site directional signs
and tenant directory signs should have a coordinated design.
6.Include detailed information on pedestrian pathways, wall and site lighting, location of
backflow prevention devices, and screening of mechanical equipment.
7.Provide details and locations of trash and recycling enclosures. Enclosures shall be screened
from street and off-site views and architecturally integrated with the design of the project.
8.Provide a detailed parking calculation of the proposed subterranean parking for the larger
mixed-use project, as well as site plans that include the parking layout and dimensions.
9.The applicant is encouraged to provide public art within the project rather than paying the
public art in-lieu fee.
ATTACHMENT 2
CHC/ARC1 - 13
10.Provide expanded streetscape views of the project and show how the proposed structure
relates to the Jack House property including views of the project from the Jack House
property.
11.Provide an overall concept plan for the whole project that includes: the subterranean
parking, the location of the driveway into the underground parking,the relationship of the
project with the redwood trees that border the Jack House property and the subject site, and
show all pedestrian access.
8.0 ATTACHMENTS
1.Vicinity Map
2.Reduced Project Plans
Included in Commissionmember portfolio:project plans
ATTACHMENT 2
CHC/ARC1 - 14
Land Use Element
Page 1-59
4. DOWNTOWN
“Downtown” is the area generally bounded by Highway 101, the railroad, and High Street (Figure 4). It embraces
residential neighborhoods and touches five historic districts, as well as the “Downtown Commercial Core” and civic area,
and less intensely developed commercial and office areas. The City has approved "A Conceptual Physical Plan for the City's
Center," as an advisory document, which covers an area nearly the same as the core identified in this element. This
separately published plan guides City review of development in the Downtown.
POLICIES
4.1. Downtown’s Role
Downtown is the community’s urban center serving as the cultural, social, entertainment, and political center
of the City for its residents, as well as home for those who live in its historic neighborhoods. The City wants
its urban core to be economically healthy, and realizes that private and public investments in the Downtown
support each other. Downtown should also provide a wide variety of professional and government services,
serving the region as well as the city. The commercial core is a preferred location for retail uses that are
suitable for pedestrian access, off-site parking, and compact building spaces. Civic, cultural and commercial
portions of Downtown should be a major tourist destination. Downtown's visitor appeal should be based on
natural, historical, and cultural features, retail services, entertainment and numerous and varied visitor
accommodations.
4.2. Downtown Residential
Downtown is not only a commercial district, but also a neighborhood. Its residential uses contribute to the
character of the area, allow a 24-hour presence which enhances security and help the balance between jobs
and housing in the community.
4.2.1. Existing and New Dwellings
The City shall use the following when evaluating development in the Downtown area:
A. Existing residential uses within and around the commercial core should be protected, and new ones
should be developed.
B. Dwellings should be provided for a variety of households.
C. Dwellings should be interspersed with commercial uses.
D. All new, large commercial projects should include residential uses.
E. Commercial core properties may serve as receiver sites for transfer of development credits, thereby
having higher residential densities than otherwise allowed (see Policies 6.4.5 and 6.4.6).
4.2.2. Dwellings and Offices
The City shall continue to ensure that there is no net loss of residential units in Downtown.
4.3. Entertainment and Cultural Facilities
Cultural facilities, such as museums and galleries should be Downtown. Entertainment facilities, such as
nightclubs and theaters shall be in the Downtown.
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4.4. Public Gatherings
Downtown should have spaces to accommodate public meetings, seminars, classes, socialization and similar
activities in conjunction with other uses. Downtown should provide a setting which is festive and
comfortable for public gatherings.
4.5. Walking Environment
The City shall plan and manage Downtown to include safe, interesting places for walking and pleasant places
for sitting. To this end:
A. Mid-block walkways, courtyards, and interior malls should be well lit and integrated with new and
remodeled buildings, while preserving continuous building faces on most blocks.
B. Downtown streets should provide adequate space for pedestrians.
C. There should be a nearly continuous tree canopy along sidewalks, and planters should provide additional
foliage and flowers near public gathering areas.
D. Public Art should be placed along pedestrian paths.
E. Traffic calming and pedestrian safety should be enhanced, where appropriate, through such features as
road tables, pavement changes, bulb outs and scramble intersection signals.
F. Landscaping should mitigate harsh micro-climates.
4.6. Commercial Activity in Civic Buildings
Civic buildings shall incorporate commercial activity at the street level where appropriate.
4.7. Street-Level Diversity
City shall promote a healthy mix of downtown street-level businesses that emphasizes retail stores, specialty
shops and food service rather than bars or taverns.
4.8. Downtown as Focal Point
The Downtown should remain the focus for nighttime entertainment, cultural events and related activities. It
should be a pleasant and safe place at all times.
4.9. Public Safety
The City shall ensure that indoor and outdoor public spaces are designed to be observable from frequently
occupied or traveled places, to enhance public safety.
4.10. Open Places and Views
The City shall enhance the Downtown to include carefully located open places where people can rest and
enjoy views of the surrounding hills; and outdoor spaces where people are completely separated from
vehicle traffic, in addition to Mission Plaza. Opportunities include extensions of Mission Plaza, a few new
plazas, and selected street closures.
4.11. Downtown Green Space
The City shall increase Downtown green space and public parks, including pocket parks and parklets, as the
number of people living Downtown increases.
4.12. Traffic in Residential Areas
The City shall strive to protect Downtown residential areas from cut-through traffic.
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4.13. Street Changes
Street widening and realignment should be avoided.
4.14. Parking
The City shall ensure there is a diversity of parking opportunities in the Downtown. Any major increments in
parking supply should take the form of structures, located at the edges of the commercial core, so people can
walk rather than drive between points within the core. Retail uses outside the core, and professional office
developments, may have on-site parking for customers and clients.
4.15. San Luis Obispo Creek
The City shall protect San Luis Obispo Creek and restore it, provided this can be done in a manner that
minimizes human impact on creek life. Walking paths along the creek in the Downtown core should be
provided and extended as links in an urban trail system, provided this will not further degrade wildlife habitat
value of the riparian ecosystem. As properties that have encroaching buildings are redeveloped, the City
should enforce a reasonable building setback from the riparian zone. (See also Natural Communities Section
in the Conservation and Open Space Element and Flooding Section in the Safety Element) Opportunities to
open covered sections of the creek should be pursued.
4.16. Building Conservation and Compatibility
The City shall ensure that architecturally and historically significant buildings are preserved and restored and
that new buildings are compatible with architecturally and historically significant buildings, but not
necessarily the same style.
4.17. New Buildings and Views
Downtown development nearby publicly-owned gathering places shall respect views of the hills.. In other
locations Downtown, views will be provided parallel to the street right-of-way, at intersections where
building separation naturally makes more views available, and at upper-level viewing decks.
4.18. Noise
Obtrusive sounds, including traffic noises and loud music, should be minimized. Desired activities which are
noisy should be timed to avoid conflict with other desired activities which need a quiet setting.
4.19. Sense of Place
To keep the commercial core's sense of place and appeal for walking, it should remain compact and be the
City's most intensely developed area.
4.20. Design Principles
The following principles should guide construction and changes of use within the commercial core.
4.20.1. Street Level Activities
The street level should be occupied by stores, restaurants, and other uses benefiting from and contributing to
pedestrian traffic, such as offices with frequent client visits. Stores and restaurants may occupy upper levels.
Offices not having frequent client visits should be located above street level.
4.20.2. Upper Floor Dwellings
Existing residential uses shall be preserved and new ones encouraged above the street level. This new
housing will include a range of options and affordability levels.
4.20.3. Continuous Storefront
There should be a continuous storefront along sidewalks, at the back of the sidewalk, except for the
Courthouse and City Hall blocks, plazas, recessed building entries, and sidewalk cafes.
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4.20.4. Building Height
New buildings shall fit within the context and scale of existing development, shall respect views from, or
sunlight to, publicly-owned gathering places such as Mission Plaza, and should be stepped back above the
second or third level to maintain a street façade that is consistent with the historic pattern of development.
Generally, new buildings should not exceed 50 feet in height. Tall buildings (50-75 feet) shall be designed to
achieve multiple policy objectives, including design amenities, housing and retail land uses, such as:
A. Publicly accessible, open viewing spaces at the upper levels
B. Housing affordability in excess of the Inclusionary Housing Requirement
C. Energy efficiency beyond State mandated requirements
D. Adaptive reuse of a historical resource in a manner consistent with the Secretary of the Interior’s
Standards for Rehabilitation
E. High residential density (e.g. above 24 units per acre) achieved by a concentration of smaller dwelling
units
F. Street level features such as a public plaza, public seating and/or public art
G. Provide midblock or other significant pedestrian connections
H. Increased retail floor area, including multi-story retail
I. Directly implements specific and identifiable City objectives, as set forth in the General Plan, the
Conceptual Plan for the City’s Center, the Downtown Strategic Plan and other key policy documents
J. Receiving Transfer of Development Credits for open space protection or historic preservation
K. Proximity of housing to convenient transit connections
4.20.5. Building Width
New buildings should maintain the historic pattern of storefront widths.
4.20.6. Sidewalk Appeal
Street facades, particularly at the street level, should include windows, signs, and architectural details which
can be appreciated by people on the sidewalks.
4.21. Government Offices
City Hall and the County Government Center should remain at their present locations. Additional local
government administrative office space which cannot be accommodated within the existing city and county
properties should be developed nearby within the Downtown. (See also Section 5, Public and Cultural
Facilities policies).
4.22. Commercial Buildings Outside the Core
In General Retail areas adjacent to the commercial core, the pattern of buildings in relation to the street
should become more like the core, with shared driveways and parking lots, and no street or side-yard
setbacks (except for recessed entries and courtyards). Buildings should not exceed 45 feet in height.
4.23. Safety and Crime Prevention through Environmental Design
The City shall ensure that new development is designed and constructed to address public safety and
welfare.
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PROGRAMS
(See also Section 12, Implementation)
4.24. Updating Downtown Concept Plan
The City shall update the Downtown Concept Plan by 2016 and shall regularly update the plan as required to
address significant changes in or affecting the Downtown area including the opportunity for meaningful
public input.
4.25. Implementing the Downtown Concept Plan
The City shall consider features of "A Conceptual Physical Plan for the City’s Center" (Downtown Concept
Plan) in the approval of projects in the Downtown, recognizing that the plan is a concept and is intended to
be flexible.
4.26. Visual Resource Study
The City shall undertake a study of visual resources within the Downtown core area to identify potential
locations for new public-owned open places with access to views of important scenic resources. The City will
consider acquisition of one or more of these open places as resources permit. A range of options for
property acquisition, including development agreements, will be considered, consistent with the City’s fiscal
policies and objectives.
4.27. Expansion of Downtown Plaza
The City shall explore the full or partial closure and re-design of the following street segments to effectively
extend, either permanently or for special events, Mission Plaza on:
A. Broad Street between Palm and Monterey Streets, and
B. Monterey Street between the two connections with Broad Street.
4.28. Allowing Efficiency Units and Variable Density in Downtown
The City shall modify zoning regulations to allow efficiency units and variable density in the Downtown Core.
4.29. Coordination on Late Night Environment
The City shall work with the Downtown businesses and residents, the BID, and Chamber of Commerce to
manage impacts from downtown drinking establishments, and if necessary, enact additional regulations to
ensure that the late night environment in and near Downtown is safe and pleasant.
4.30. Master Plan for San Luis Obispo Creek
The City shall develop a master plan for San Luis Obispo Creek in the Downtown area.
4.31. Inventory of Downtown Uses
The City shall prepare an inventory of uses in the Downtown Core. Particular attention shall be given to
identifying uses at the street level as these uses directly impact the pedestrian experience and vibrancy of the
Downtown. This information shall be used to target business support and attraction to achieve a desirable
mix of uses in the Downtown.
4.32. Use Permit Requirements
The City shall incorporate into its zoning regulations specific criteria for evaluating use permits for
bars/taverns, night clubs and late night drinking establishments.
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4.33. Modify Community Design Guidelines to Address Safety and Crime Prevention
The City will modify its Community Design Guidelines to enhance Safety and Crime Prevention through
Environmental Design. Changes shall include, but are not limited to, inclusion of design statements on:
A. Enhanced lighting of building alcoves in Downtown area
B. Wayfinding signs to better direct pedestrians and motorists in non-residential areas
C. Visibility into entry and access points on non-residential buildings
D. Design solutions that minimize the potential for graffiti
4.34. Emergency Callboxes in Downtown
The City, working with the Downtown Association, businesses, landlords, and residents will consider
emergency callboxes at strategic locations in the Downtown.
4.35. Enhanced Lighting in Downtown
The City working with the Downtown Association, Downtown businesses and residents shall develop a
program to encourage lighted storefronts and street frontages throughout the night.
4.36. Specific Plans to Address Public Safety Through Design
All specific plans shall identify design features utilized to enhance public safety.
4.37. Nighttime Safety Audit
The City shall conduct a nighttime safety audit of key areas of the City to see where deficiencies in
environmental design may exist and should be improved. Key Areas should be defined as areas experiencing
higher crime than City average by SLOPD.
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DIRECTIONAL ITEMS
ARCH-0609-2014 (Conceptual) (570/578/590 MarshStreetand 581 HigueraStreet)
Conceptual architectural review of a new mixed-use project that includes three, four-story
structures with approximately 21,322 square feet of retail space and 48 residential units.
Engineering Division – Public Works/Community Development Department
1.The ARC submittal should incorporate the input items from the Pre-Application
process. If not incorporated, the applicant should include a list of the direction items
and an appropriate response.
2.The ARC submittal should show all existing and proposed property line locations for
reference. If a map is proposed, it is highly recommended that the formal map
application be submitted and accompany the ARC plans through the review process.
3.The ARC submittal shall show the limit and extent of all proposed sidewalk
widening and bulb-outs for reference. Additional sidewalk widening and corner
bulb-outs shall be provided in accordance with the required traffic study including
pedestrian traffic levels of service. The plan shall clarify whether a bulb-out is
proposed and/or required for the mid-block driveway location/ped crossing of
Nipomo.
4.The ARC submittal shall clarify all existing public and private improvements to
remain or be removed. The planshall include the disposition of all existing on-site,
off-site, and street trees. Unless something has specifically changed, the plans shall
reflect the retention of the existing Ficus tree on Marsh Street per City Council
Resolution No. 10502 (2014 Series).
5.The ARC plan submittal shall reflect consistency between the architectural site
plans, civil plans, and landscape plans. The plans submitted for Conceptual ARC are
not all consistent.
6.The full ARC submittal shall show compliance with the Post Construction
Stormwater Requirements as promulgated by the Regional Water Quality Control
Board for redeveloped sties. Provide and complete a Post Construction Plan
Checklist available on the City’s Website or by request.
7.The project is located within a designated flood zone as shown on the Flood
Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or
substantially remodeled structures shall comply with all Federal Emergency
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Management Agency (FEMA) requirements and the city’s Floodplain Management
Regulations per Municipal Code Chapter 17.84.
8.This property is located in an AO (2’ depth) Flood Zone; the water surface or base
flood elevation (BFE) of a 100-year storm is 2’ above adjacent grade. The structure
and building service equipment must be raised or floodproofed to an elevation that is
at least one foot above the BFE or 3’ above the highest adjacent grade. Additional
freeboard to 2’ above the BFE may result in additional structure protection and
savings on flood insurance and is strongly encouraged.
9.The below grade parking structure shall be dry floodproofed per City and FEMA
standards.
10.The ARC submittal shall include apreliminary grading plan and drainage report for
this project. The drainage report shall consider historicoffsite drainage tributary to
this property that may need to be conveyed along with the improved on-site
drainage. This development may alter and/or increase the storm water runoff from
this site or adjoining sites. The improved or altered drainage shall be directed to the
street and not across adjoining property lines unless the drainage is conveyed within
recorded easements or existing waterways.
11.A surface drainage strategy should be pursued for all areas of proposed sidewalk
widening/bulb-outs. The proposed storm drain through the Marsh Street and
Nipomo Street corner bulb out shall require specific approval from the City
Engineer.
12.The ARCsubmittal shall include a preliminary site utility plan. All existing and
proposed utilities along with company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or
upgrades. Services to the new structures shall be underground. All work in the
public right-of-way shall be shown or noted.
13.Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slope, drainage, and materials.
Alternative paving materials are recommended for water quality and/or quality
control purposes and in the area of existing or proposed trees and where the
driveway or parking area may occur within the dripline of any tree. Alternative
paving materials shall be approved to the satisfaction of the Planning Division.
14.Any existing driveway approachthat is not required for the new underground
parking shall be abandoned. The existing driveway approach used for the new
underground parking shall be upgraded per City and ADA Standards. The current
City and ADA standard requires a 4’ sidewalk extension behind the ramp.
15.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
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convenience, aesthetics, safety, and functionality. Ownership boundaries and/or
easements shall be considered in the final design. Any common storage areas shall
be maintained by the Homewoner’s/Property Owner’s Association and shall be
included in the CCR’s or other property maintenance agreement accordingly.
16.Plans shall show all existing and proposed trees with a trunk diameter of 3” or
greater. Offsite trees along the adjoining property lines with canopies and/or root
systems that extend onto the property shall be shown or referenced. The plans shall
note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale
for reference. Tree removals may require approval by the City Arborist and/or Tree
Committee. The plan shall show all existing and proposed street trees.
17.The Civil plans and Landscape plans shall agree. The current submittal shows the
civil plans removing existing street trees, while the landscape plans show the street
trees to remain. The removal of large established street trees shall be specifically
approved by the City Arborist, Tree Committee, and/or ARC.
18.One 15-gallon street tree shallbe required for each 35 linearfeet of frontage. The
City Arborist shall approve the tree species andplanting requirements. Contact City
Arborist Ron Combs at (805)781-7023 for specific questions or requirements and to
evaluate any existing trees.
19.Tree protection measures shall be implemented to the satisfaction of the City
Arborist. Specific tree protection measures shall be required for the existing
redwoods on the neighboring property of 536 Marsh. The City Arborist shall review
and approve the proposed tree protection measuresprior 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 on the
property or on adjacent properties. A city-approved arborist shall complete safety
pruning. Any required tree protection measures shall be shown or noted on the
building plans.
If youhave questions on the above items, please contact Supervising Civil Engineer, Hal
Hannula, 805-781-7201, or by e-mail: hhannula@slocity.org
Building and Safety Division - Community DevelopmentDepartment
20.Plans submitted do not specify the occupancies and or a code analysis. Verify plans
clearly specify the applicable codes for the project. The adopted codes are the 2013
CA Building Codes.
21.It is assumed that the buildings will be built on a “podium type construction” thus all
under one lot.
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If youhave questions on the above items, please contact Building and Safety Supervisor, Rafael
Cornejo, 805-781-7158, or by e-mail: rcornejo@slocity.org
Public Works – Transportation Division
22.Project’s trip generation triggers the requirement for a transportation impact study.
Traffic study has been scoped and a consultant selected, as of 6/18/2015 City staff is
waiting on applicant to deposit reimbursement funds.
If youhave questions on the above items, please contact Transportation Operations Manager,
Jake Hudson, 805-781-7255, or by e-mail: jhudson@slocity.org
Utilities Department
23.Please revise Civil Sheets to clarify Construction Notes as they are unreadable. Please
clarify the size and disposition of all existing and proposed water meters. Commercial
uses on each parcel shall be metered separately from proposed residential uses.
Residential uses on each parcel shall be master metered.
24.Please clarify the square footage of proposed landscaping. New multi-family or mixed
use development with a landscape area of 1,000 square feet or greater must install an
irrigation meter and pay the associated impact fee (Green Building Code 5.304.2).
25.Any proposed sewer lateral shall tie into the 30-inch sewer main in Marsh Street or
Nipomo Street, not to the 15-inch sewer main.Any existing sewer lateral proposed for
reuse 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.
26.Plans note that commercial uses in the project include restaurants. Grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be
provided with the design. These types of facilities shall also provide an area inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the
sanitary sewer.
27.Please clarify where solid waste enclosures are proposed. Consistent with the City’s
Solid Waste Enclosure Standards, please include size, capacity, and location of the solid
waste enclosures to serve the project. Applicant will need to contact theGeneral
Manager of San Luis Garbage Company (SLG), and obtain in writing that the proposed
enclosures and collection method meets the SLG requirements. SLG can be contacted
at 805-543-0875.
If youhave questions on the above items, please contact Utilities Project Manager, Jennifer
Metz, 805-781-7239, or by e-mail: jmetz@slocity.org
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Fire Department
28.Fire Department Access to Equipment: Rooms or areas containing controls for air-
handling systems, automatic fire-protection systems, or other diction, suppression or
control elements shall be identified for use by the fire department and shall be located
in the same area. A sign shall be provided on the door to the room or area stating “Fire
Sprinkler Riser” and “Fire Alarm Control Panel”. Fire sprinkler risers shall be
located in a room with exterior door access. Show Riser room on floor plans.
29.Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13
system and a wet standpipe system will be required for this project. Shop Drawings and
Specifications shall be submitted for review and approval prior to installation. Fire
Main and all associated control valves shall be installed per NFPA 24 Standards and
City Engineering standards. The Fire Department Connection shall be located along a
fire apparatus access. Show location of fire lateral, backflow protection device and
FDC on site plan.
If youhave questions on the above items, please contact Fire Marshal, Rodger Maggio, 805-
781-7386, or by e-mail: rmaggio@slocity.org
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