HomeMy WebLinkAbout11-07-16 ARC Agenda Packet
City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Agenda
Architectural Review Commission
Monday, November 7, 2016
5:00 pm
REGULAR MEETING
Council Hearing Room
990 Palm Street
CALL TO ORDER: Chair Greg Wynn
OATH OF OFFICE: Brian Rolph (Opstad)
ROLL CALL: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Angela Soll,
Vice-Chair Suzan Ehdaie, and Chair Greg Wynn
PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the
Commission on any subject within the jurisdiction of the Architectural Review Commission that
does not appear on this agenda. Although the Commission will not take action on any item
presented during the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for formal discussion.
CONSIDERATION OF MINUTES
Minutes of the Special Joint Architectural Review Commission and Cultural Heritage Committee
meeting of September 19, 2016 and the Regular Architectural Review Commission meeting of
October 3, 2016
PUBLIC HEARINGS
Note: Any court challenge to the actions taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing, or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak,
please give your name and address for the record.
1. 399 Foothill Boulevard. ARCH-3623-2016: Review of a two-story mixed-use project that
includes three residential units and approximately 1,000 square feet of commercial space
within the Special Considerations Overlay zone, with a categorical exemption from
environmental review; C-N-S zone; Chris Knauer, applicant. (Kyle Bell)
San Luis Obispo - Regular Meeting Agenda of November 7, 2016 Page 2
COMMENT & DISCUSSION
1. STAFF
a. Agenda Forecast
ADJOURNMENT
The next Regular Architectural Review Commission meeting is scheduled for Monday,
November 21 , 2016 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis
Obispo, California.
APPEALS
Any decision of the Architectural Review Commission is final unless appealed to the City Council
within 10 days of the action. Any person aggrieved by a decision of the Commission may file an
appeal with the City Clerk. Appeal forms are available in the Community Development Department,
City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $281
and must accompany the appeal documentation.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805)781-7107.
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, September 19, 2016
Special Joint Meeting of the
Architectural Review Commission
&
Cultural Heritage Committee
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
September 19th, 2016 at 5:07 p.m. in the Council Chambers, located at 990 Palm Street, San Luis
Obispo, California, by ARC Chair Greg Wynn.
ROLL CALL
Present: (ARC) Commissioners Patricia Andreen (5:09), Amy Nemcik, Allen Root, Angela
Soll, Vice- Chair Suzan Ehdaie, and Chair Greg Wynn; (CHC) Committee Members Sandy Baer,
James Papp, Leah Walthert, and Vice-Chair Thom Brajkovich
Absent: (CHC) Committee Members Craig Kincaid, Shannon Larrabee, and Chair Jaime Hill
Staff: Principal Planner Tyler Corey, Senior Planner Brian Leveille, Assistant City Attorney Jon
Ansolabehere, Associate Planner Rachel Cohen, Recreation and Public Art Manager Melissa
Mudgett, and Recording Secretary Brad T. Opstad
PUBLIC COMMENT ON NON-AGENDA ITEMS
None.
PUBLIC HEARINGS
1. 1600 Bishop Street. ARCH-3336-2016: Review of the rehabilitation and adaptive reuse of the
Sunny Acres building for 13 residential units, a community room and office as part of an
affordable housing residential care facility. The project also includes the construction of three
new residential structures that contain an additional 21 units. Environmental review includes a
Mitigated Negative Declaration of Environmental Impact; R-1, R-2-SF & C/OS zones;
Transitions Mental Health Association (TMHA) & Housing Authority of the City of San Luis
Obispo (HASLO), applicant.
Principal Planner Corey presented an overview of the evening’s proceedings, given the unique
circumstances of the joint Advisory Body Hearing. Chair Wynn provided an overview of the
DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 2
Advisory Bodies’ respective purviews.
Planner Cohen provided the staff report on the rehabilitation and adaptive reuse project with
PowerPoint slides of the General Plan Elements and the discussion and analysis of the Community
Design Guidelines.
Planner Cohen passed a color and materials board among Commissioners and Committee
Members.
COMMITTEE DISCUSSION
Chair Wynn invited CHC Members to participate first in questions and commentary.
In response to CHC Vice-Chair Brajkovich’s inquiry, Senior Planner Leveille stipulated that the
Historical Preservation Ordinance does not make this project subject to Committee Review, but
because the building has been found to be potentially eligible for Master Listing, the Community
Development Director has requested that CHC provide input.
Committee Member Papp inquired about the ownership of the property surrounding the structure.
APPLICANT PRESENTATION
Jill Bolster-White, Executive Director of Transitions-Mental Health Association (TMHA) spoke
about her commitment to TMHA’s mission of family support, community education, employment
and housing; provided a PowerPoint presentation, noting the Association’s successes, the project
site’s location, and their partnership with HASLO on the philanthropic endeavor.
Scott Smith, Executive Director of HASLO, spoke on the organization’s support of the Bishop
Street Studios project as its co-developer, highlighting the long waiting list for permanent
affordable housing, and the unique challenges presented to those with disabilities in terms of
housing discrimination.
Joel Snyder, Architect, Ten Over Studio, reflected on the General Plan’s reinforcement for
project’s continued use as a transitional care medical facility; discussed project’s existing
condition, its proposed scale, visual impact, and neighborhood compatibility; showed a video of
the project’s proposed rendering.
Committee Member Papp inquired about relocation of the entry staircase; CHC Vice-Chair
Brajkovich inquired about the non-reinforced masonry mitigation’s effect on the existing building;
Commissioner Andreen inquired about the landscape selections; Commissioner Root inquired
about the potential creation of a photo archive of the existing building’s current interior graffiti.
Chair Wynn inquired about rough vs. smooth stucco; glazing of the arched-top opening windows;
the intent for window material per Condition #5; and about accessibility of an on-site manager’s
unit.
DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 3
Chair Wynn and Vice-Chair Ehdaie both made inquiries about pedestrian access and circulation.
PUBLIC COMMENT
David Booker, San Luis Obispo, spoke as HASLO Commissioner; encouraged support to proceed
with Bishop Street Studios.
Elie Axelroth, San Luis Obispo, spoke about the need for specific types of basic amenities for
citizen’s with mental health issues and stated that TMHA regularly provides in their role as vital
asset to community.
Jerry Rioux, San Luis Obispo, SLO County Housing Trust Fund, stated that he supports the
approval of the Bishop Street Studios project.
Pam Zweifel, San Luis Obispo, spoke as Vice-President of National Alliance on Mental Illness of
SLO County; informed that entirety of membership supports the very special and innovative
proposal.
Dave Romero, San Luis Obispo, indicated that this location is an ideal site for the project.
Erica Flores Battodano, San Luis Obispo, expressed support of the Bishop Street Studios’ re-
purposing project.
Edith Kahn, San Luis Obispo, spoke as neighbor of Bishop Street Studios and retired Director of
Access Support Network; commented favorably about the TMHA’s past domicile preservation
efforts.
Wendy Brown, San Luis Obispo, spoke about the underserved population and TMHA’s stellar
neighbor outreach program.
Patty & Pete Pepper, San Luis Obispo, shared the rostrum; spoke favorably about the facilitation
of the TMHA, adding that the project is a valuable to an underserved population in the community.
J.T. Haas, San Luis Obispo, spoke as a longtime volunteer with the TMHA and current President
of its Board in advocacy of its latest sustainable housing conversion project; cited TMHA’s
Mission Statement.
Michael Draze, San Luis Obispo, provided a brief background of the original building and his
personal involvement with the first historic survey of it and its subsequent salvaging efforts.
Chuck Crotser, San Luis Obispo, discussed the proposed use of the property and his support of the
project and discussed the windows as its character-defining architectural element.
Deb Linden, San Luis Obispo, TMHA; urged approval of Bishop Street Studios as an enriching
and transformative upgrade to an “attractive nuisance” in a blighted area.
DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 4
Frank Ricceri, San Luis Obispo, TMHA, spoke about the existing building’s brick façade.
Cindy Johnson, San Luis Obispo, TMHA, expressed support to the goals of the project for the
City’s mentally ill population.
C.M. Florence, San Luis Obispo, urged the Commission to uphold Staff’s recommendation;
documented own personal history with the project’s properties.
Bob Vessely, San Luis Obispo, discussed the County’s 1986 plan to demolish the original Sunny
Acres building which prompted lobbying efforts; shared support to the Applicant’s adaptive reuse
proposal.
Peter Kardel, San Luis Obispo, spoke on the first-rate job TMHA did restoring the property
proximal to his business on Nipomo Street.
Darryl Elliott, San Luis Obispo, National Alliance for Mental Illness of SLO County and TMHA,
spoke about the major component of recovery being environment and housing.
Steve Delmartini, San Luis Obispo, spoke as an advocate for City housing and supporter of the
infill housing project, as it relates with the number of City goals and policies that this development
meets.
Joel Diringer, San Luis Obispo, spoke as a longtime Johnson Avenue neighbor; shared a story
about the building’s bricks being offered up for sale during a time of potential demolition and how
exciting that a necessary Use for a building has been found.
Marti Reed, San Luis Obispo, spoke as a Commissioner of the Housing Authority, indicating favor
for the project.
Biz Steinberg, San Luis Obispo, Community Action Partnership of SLO County; stressed that the
City Council has valued affordable housing as one of its primary goals and that this site has been
a center of collaborative community goodwill for many years.
Anne Wyatt, San Luis Obispo, expressed support to the proposed project and noted that Flora
Street is part of Bicycle Master Plan as a bike route.
Brad Rudd, San Luis Obispo, spoke as a licensed mental health professional sharing exuberance
for the noble purpose of a repurposing project.
Mila Vujovich LaBarre, San Luis Obispo, spoke as a candidate for the City Council and applauded
team efforts of the Housing Authority and TMHA.
DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 5
COMMISSION DELIBERATION AND DISCUSSION
Vice-Chair Brajkovich commented that the windows to be replaced should be true divided light
windows.
Committee Member Papp commented on and inquired about the architect’s intention of whether
three-dimensional or snap-in; suggested replacing the word “subordinate” with the word
“differentiated” in Finding #3 to further clarify the Secretary of Interior Standards.
Committee Member Walthert spoke about the existing building and suggested alternate forms for
brick elements of the lower buildings.
Chair Wynn instituted a five-minute recess; the Cultural Heritage Commission vacated the dais.
Vice-Chair Ehdaie inquired about the pedestrian circulation, bike connectivity, and any intentions
for future access points per the site plan.
Chair Wynn monitored the ARC discussion on the CHC’s list of talking points and potential
development of Conditions per the window treatment, the differentiation and coordination between
existing and new buildings, and creating an archival exhibit to preserve the historical aesthetic of
the structure.
ACTION: UPON MOTION BY CHAIR WYNN, SECONDED BY COMMISSIONER SOLL,
the Architectural Review Commission adopted the Draft Resolution which approves the project
and the Mitigated Negative Declaration, based on findings and subject to the following amended
conditions; on the following 6:0:0:0 vote:
AYES: Wynn, Soll, Andreen, Nemcik, Root, Ehdaie
NOES: None
ABSTAIN: None
ABSENT: None
A.) Finding #1: exchange the word “subordinate” with “differentiated” to now read: The
proposed construction of the three new residential structures is consistent with Secretary
of Interior Standards for new construction on historic properties since the new construction
is subordinate differentiated to and compatible with the scale, size, massing and
architectural features of the Sunny Acres building.
B.) Condition #5 to be modified with added underlined language: Replacement windows shall
not introduce incompatible materials or configurations which would be incompatible with
the architectural style and fenestration of the Sunny Acres building. The replacement
windows shall include three dimensional muntins and be compatible and complementary
with the existing windows in terms of color and finish so the historic architectural character
of the building is not detrimentally affected, subject to the approval of the Community
Development Director.
DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 6
C.) Condition #6 to be modified with added underlined language: Plans submitted for a
building permit shall call out the colors and materials of all proposed building surfaces and
other improvements. Colors and materials shall be consistent with the color and material
board submitted with Architectural Review application. The brick used on the new
structures shall have varied, non-monochromatic coloring consistent with the existing
Sunny Acres building.
D.) New Condition #7: The project shall soften the hard sides of buildings B & C adjacent to
the stairs by including design elements (such as landscaping, public art, etc.) that breaks
up the large expanses of blank walls, to the satisfaction of the Community Development
Director.
E.) New Condition #8: The applicant shall photo document the current interior and exterior
condition of the Sunny Acres building, to the approval of the Community Development
Director.
Chair Wynn instituted a five-minute recess.
BUSINESS ITEMS
2. Citywide. ARCH-3824-2016: Review of public art designs and locations proposed for the
2016 Utility Box Art project to paint city-owned utility boxes; Public Right-of-Way; City of
San Luis Obispo Parks and Recreation Department, applicant.
Manager Mudgett presented a background on the Downtown Beautification Project pilot program,
and its ultimate expansion as an ongoing program, in addition to providing PowerPoint slides of
the proposed designs and their respective locations.
PUBLIC COMMENT
None.
COMMISSION DELIBERATION AND DISCUSSION
Commissioner Nemcik inquired about the method in which three-dimensional and folded designs
would be applied to the protruding battery back-up units.
Commissioner Soll shared that it had been a great experience to have participated on the Box Art
Selection Jury; Commissioner Andreen commented favorably on the project’s variety.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER
ANDREEN, the Architectural Review Commission approved the artwork designs and traffic
signal locations for the 2016 Utility Box Art project as consistent with the adopted Guidelines for
DRAFT Minutes – ARC & CHC Special Joint Meetng for September 19, 2016 Page 7
Public Art; on the following 6:0:0:0 vote
AYES: Root, Andreen, Ehdaie, Nemcik, Soll, Wynn
NOES: None
ABSTAIN: None
ABSENT: None
COMMENT & DISCUSSION
Principal Planner Corey provided the Agenda Forecast:
October 3rd: Poly Performance expansion project @ 870 Industrial; Discovery SLO exterior
alterations@ 1144 Chorro; Mixed-use project @ 1042 Olive; Leadership SLO’s Demonstration
Garden
October 17th: SouthTown 18 and Lofts @ Nipomo Hearing in tandem; General Plan Program
2.13 implementation for Neighborhood Compatibility Workshop; Advisory Body goal time
Chair Wynn discussed City Council Subcommittee interviews for vacant Advisory Body seats
occurring on Thursday, September 22nd; sought volunteer to substitute for him on panel; Vice-
Chair Ehdaie volunteered.
Chair Wynn requested certain correspondence received in packets be sent digitally.
Commissioner Andreen announced her vacating of the Architecture Review Commission seat in
order to relocate to Riverside.
ADJOURNMENT
The meeting was adjourned at 8:25 p.m.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, October 3, 2016
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
October 3rd, 2016 at 5:02 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Greg Wynn.
ROLL CALL
Present: Commissioners Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and
Chair Greg Wynn
Absent: None
Staff: Community Development Deputy Director Doug Davidson, Associate Planner Rebecca
Gershow, Assistant Planner Kyle Bell, Planning Technician Kyle Van Leeuwen, and Recording
Secretary Brad T. Opstad
Chair Wynn noted the two remaining Commission seat vacancies and informed that a
recommendation had been forwarded to City Council for deliberation on at least one of the
replacements.
PUBLIC COMMENT ON NON-AGENDA ITEMS
Donald Hedrick, San Luis Obispo, discussed degradation of a tourist-destination starting with a
lack of sensitivity by developers to the City’s historic value.
PRESENTATIONS
P1. Leadership SLO Water Wise Demonstration Garden
Presentation of a drought-tolerant demonstration garden designed and installed on Morro Street
by volunteers from Leadership SLO Class 24.
City Associate Planner Gershow represented Leadership SLO Class #24 from 2015 in presenting
the Demonstration Garden legacy project across from the Utilities Department on Morro Street.
Chair Wynn provided suggestions for informational signage for the project.
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 2
PUBLIC HEARINGS
1. 870 Industrial Way. ARCH-3144-2016: Review of a new two story industrial building that
includes 30,275 square-feet of industrial/warehousing space and a 10% parking reduction to
accommodate the expansion of the existing business, with a categorical exemption from
environmental review; M-S zone; Dave Schlossberg, applicant.
Associate Planner Bell presented the staff report, previewing the two-story industrial building
expansion and provided PowerPoint presentation with project description, contextual map, and
design renderings.
Commissioner Root inquired about the performance history of the bicycle parking spaces provided
for projects, which proposes them toward parking reduction requests.
Chair Wynn referenced Condition #24 and inquired about the proposed use of existing private
water well; inquired about the noise generation from within the facility as it pertains to a roll-up
door on an installation room as opened toward neighboring residences.
Commissioner Soll requested viewing of the landscape plan in ensuring that the requisite number
of trees would be planted in the parking area.
APPLICANT PRESENTATION
Thom Jess, Arris Studio Architects, and Dave Schlossberg, owner of Poly Performance, Inc.,
discussed the vacant portion of the current business site devoted to its proposed expansion.
Commissioner Root inquired whether there would be any mechanized communication system,
such as a conveyor, between the operation’s two buildings.
In response to Chair Wynn’s inquiry, Director Davidson suggested that the conflict over whether
or not an elevator was a Condition of Approval would be best handled by adding the words “or as
approved by the Chief Building Official” to Code Requirement #2.
PUBLIC COMMENT
Donald Hedrick, San Luis Obispo, spoke as a resident neighboring project site; indicated that the
Commercial-Industrial Zone in development has created a streetscape in which there is insufficient
lighting; spoke in favor of the project.
COMMISSION DELIBERATION AND DISCUSSION
In response to Chair Wynn’s inquiry, Associate Planner Bell pointed out that the examples existed
of access to private wells being used for landscape watering specifically; indicated that reclaimed
water would have been required, had it been more immediately available to the site.
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 3
Chair Wynn and Commissioners Root, Soll & Nemcik spoke in the support of encouraging
Applicant to consider further articulation to the long, flat walls. Owner Schlossberg discussed
having employed high, unadorned windows for allowing increased natural light.
ACTION: UPON MOTION BY VICE-CHAIR EHDAIE, SECONDED BY COMMISSIONER
NEMCIK, the Architectural Review Commission adopted the Draft Resolution which approves
the project, with the following amendments:
A.) Code Requirement #2 to read: “Elevator access shall be provided to the second floor
offices in accordance with CBC 11-B-206.2.3 or as approved by the Chief Building
Official.”
B.) Condition #8 to read: “Plans submitted for a building permit shall include window details
indicating the type of materials for the window frames and mullions, their dimensions,
and colors. The Applicant is encouraged to provide additional articulation along the
elevations of the building. Plans shall include the materials and dimensions of all lintels,
sills, surrounds recesses and other related window features.”
on the following 5:0:0:0 vote:
AYES: Ehdaie, Nemcik, Root, Soll, Wynn
NOES: None
ABSTAIN: None
ABSENT: None
2. 1144 Chorro Street. ARCH-3773-2016: Review of modifications to a previously approved
remodel of an existing commercial structure (ARCH-1376-2015) which includes a request for
a marquee sign and other exceptions from the Sign Regulations, with a categorical exemption
from environmental review; C-D-H zone; Discovery San Luis Obispo, applicant.
Associate Planner Bell provided staff report on the proposed modifications to the commercial
storefront; displayed PowerPoint slides which included background of the project review process
by both the Cultural Heritage Committee and the Architectural Review Commission; presented
two (2) Discussion Items pertaining to the proposed sign package modifications.
Chair Wynn suggested referring to the multiple signs in proposal by numbers to mitigate confusion
in discussion.
APPLICANT PRESENTATION
Jeremy Pemberton, Managing Partner of Discovery, and Scott Martin, RRM Design Group,
discussed the operational design of the of the project and the inclusion of the functional marquee
sign in the proposal.
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 4
PUBLIC COMMENT
David Brodie, San Luis Obispo, discussed how providing exceptions for the marquee signage can
only lead to unwelcome precedents being set; informed that Save Our Downtown supports Staff’s
recommendation to reduce number of signs in conformance with Sign Regulations.
Camille Small, San Luis Obispo, advocated for the citizenry to be able to hold on to that “degree
of special” that SLO possesses; voiced that she considers it audacious to compare proposed
marquee sign to that of the iconic Fremont Theatre.
COMMISSION DELIBERATION AND DISCUSSION
Commissioner Nemcik commented favorably on the laser cutout of corten metal panel and less
favorably on the backlit faux-marquee element.
Commissioner Root suggested making the bowling ball & music notes logo more discrete;
commented on scale of raised letters of word “Discovery” and suggested its reduction by 30%.
Commissioner Soll commented that proposed signage does create a modicum of clutter when
considered cumulatively.
Vice-Chair Ehdaie inquired whether marquee sign was allowed under Community Design
Guidelines or Land Use Ordinance.
Chair Wynn voiced disagreement with Public Comment that approving marquee sign would
grant special privilege to Applicant; commented that extension of the marquee’s underside could
create an integrated solidity which would aesthetically enhance the streetscape; proposed
Conditioning the LED lighting of the illuminated backdrop of faux-marquee to be dimmable.
Applicant Representative Martin displayed a PowerPoint slide of another of the Applicant’s
Discovery venues with an alternatively-scaled “Discovery” sign.
The Commissioners voiced varying opinions on the appropriate dimensions for the marquee’s
projection.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER
SOLL, the Architectural Review Commission adopted the Draft Resolution which approves the
project, with the following amendments:
A.) Finding #5 to read: “The proposed marquee sign is consistent with the intent and purpose
of the Sign Regulations and will not result in visual clutter or constitute a grant of special
privilege toward the property or those in the vicinity, because the sign is of a superior
design specific to the concert venue which is typical of other theater-like uses and is
architecturally compatible with affected structures and the character of surrounding
development. The marquee sign in this location is appropriate because it identifies a
separate concert venue, one that sells tickets and is located on a downtown side street.”
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 5
B.) Condition #4 to read: “Plans submitted for a building permit shall eliminate the Raised
Logo sign over the entrance of the business along the Chorro Street elevation , and may be
replaced with two pedestrian scale signs at the main entry, to the satisfaction of the
Community Development Director.
C.) Condition #5 to read: “Tenant signage shall be limited to a maximum of six signs for all
types of signs, including pedestrian scale logo signs, sandwich-board signs or larger
window signs (excluding the Marquee sign).”
D.) Condition #6 to read: Plans submitted for a building permit shall limit the projection of the
Marquee sign to be no more than six feet and six inches over the width of the public
sidewalk; the underside of the Marquee sign shall be solid and substantially integrated
with the building to the ceiling of the recessed entry, to the satisfaction of the Community
Development Director and Chief Building Official.
E.) Newly crafted Condition #7 to read: “The Raised Letter sign (Discovery) shall be reduced
in size to 75% of what has been proposed with the submitted project plans dated August
31, 2016, approximately 66 square feet.”
F.) Condition #8, formerly Condition #7, to read: “Plans submitted for a sign permit shall call
out the colors and materials of signage and shall clearly indicate which portions of the signs
do/do not illuminate. All proposed exterior illumination including signage and the transom
window panels shall be designed to be dimmable with appropriate colors consistent with
Chapter 17.23 of the Zoning Regulations (Night Sky Preservation), to the satisfaction of
the Community Development Director. The portion of the marquee sign that is the marquee
shall not be internally illuminated or resemble an illumination style such as a cabinet sign
which is prohibited downtown.
G.) With newly crafted and inserted Conditions, Condition #9 is the former Condition #8, and
so forth.
on the following 5:0:0:0 vote:
AYES: Root, Soll, Nemcik, Ehdaie, Wynn
NOES: None
ABSTAIN: None
ABSENT: None
Chair Wynn instituted five-minute recess.
3. 1042 Olive Street. ARCH-2946-2016: Architectural review of a new four story mixed-use
building including ground floor commercial/retail space, and 17 extended stay hotel rooms,
including a request for a mixed use and shared parking reduction of 25%, with a categori cal
exemption from environmental review; C-T zone; Garcia Family Trust, applicant.
Director Davidson introduced Technician Van Leeuwen who provided Staff Report on the
proposed development on the vacant site.
Commissioner Nemcik inquired about the relocation of the trash enclosure.
In response to Vice-Chair Ehdaie’s inquiry, Director Davidson clarified that the parking statistics,
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 6
in which the provisioned number of spaces exceed what is allowed, build in a flexibility for future
Uses that might require more parking.
Chair Wynn inquired about the potential offset for vertical-height tree growth outside of the
parking area.
APPLICANT PRESENTATION
George Garcia, project architect, provided clarification on the trash enclosure being located in an
area to better accommodate trash company loaders; discussed background of design process and
displayed PowerPoint renderings of the project.
Commissioner Root inquired about the intended user market for the extended-stay concept.
Commissioner Soll inquired about the street trees on the site.
Vice-Chair Ehdaie inquired about the building access for overnight occupants; inquired about the
vertical living wall elements for controlled landscaping and their maintenance.
Chair Wynn inquired about the easement between the site and the neighboring Taco Bell parcel;
inquired about how to not value-engineer the green living wall, integral to the articulation, out of
the project.
PUBLIC COMMENT
David Brodie, San Luis Obispo, indicated that Staff is misrepresenting the project as a hotel; shared
concern that design does not fit in the prevailing context of existing neighborhood.
Camille Small, San Luis Obispo, cited general principles of the “explicit” Community Guidelines
and indicated this building is inconsistent with the scale of the existing neighborhood context.
Gita Patel, San Luis Obispo, spoke as proprietor of neighboring Ramada Olive Tree Inn; shared
concerns that the project downgrades the existing businesses.
Matt Sansome, spoke in enthusiastic support about further development promoting growth in the
manner in which this project is being proposed with its modern elements.
COMMISSION DELIBERATION AND DISCUSSION
Commissioner Root noted that the project is not requesting any exceptions; favored both the
expanded Use of the front-planted area and further building articulation in order to enliven its
facades.
Commissioner Soll voiced support for paying stricter attention to Community Guidelines;
indicated there is a lack of transition between project and its existing surroundings.
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 7
Commissioner Nemcik concurred with Commissioner Soll and indicated that, while architecturally
elegant, the scale and massing are too oversized for the area’s context.
Vice-Chair Ehdaie voiced that the design might not befit the current area, but did allow that future
developments might point to this project as being an anchor toward inspiration.
Chair Wynn indicated that the scale of, and degree of articulation on, the project are both
appropriate according to Community Guidelines; voiced own struggle with what project should
specifically emulate in surrounding neighborhood; indicated this project could commence a trend
and become a landmark to which future proposals aspire; requested some consensus and direction
from Commission.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY CHAIR WYNN,
the Architectural Review Commission adopted the Draft Resolution which approves the project,
with the following amendments:
A.) Condition #5 to read: “The applicant shall submit building plans that include a trash
enclosure that shall have a minimum street yard setback of 25 feet along Olive Street be
designed and finished with high quality materials to match the architecture of the project
buildings; which shall be fully screened from upper stories with a trellis or other horizontal
cover; the design of the enclosure is subject to the Community Design Guidelines, to the
satisfaction of the Community Development Director.
B.) Condition #6 to read: “Plans submitted for a building permit shall call out the colors and
materials of all proposed building surfaces and other improvements. Materials shall be
consistent with the color and material board submitted with Architectural Review
application. The ARC recommends that the applicant modify the proposed color palate to
include additional and/or more muted colors”
C.) Condition #7 added to read “The ARC recommends that the applicant explore the
possibility of incorporating a public art installation to the proposed development.”
D.) Condition #13 added to read “The final landscaping plan shall incorporate additional
landscaping, including tree types that provide full canopies near the street frontage
parking spaces and a landscaped island in the front parking area to break up the line of
parking.”
E.) Vice-Chair Ehdaie and Commissioners Nemcik & Soll provided recommendations for
new, additional Conditions pertaining to 1.) Increased transitional landscaping in 5-to-7-
foot area in front of property; 2.) Encouragement of Public Art inception over paying in-
lieu fees; 3.) Possibility of canopied trees installed within parking islands; and 4.)
Encouragement for re-visiting color palette scheme to satisfaction of CDD; both motion-
maker Root and seconding Wynn concurred.
on the following 3:2:0:0 vote:
AYES: Root, Wynn, Ehdaie
NOES: Nemcik, Soll
ABSTAIN: None
ABSENT: None
DRAFT Minutes – Architectural Review Commission for October 3, 2016 Page 8
COMMENT & DISCUSSION
Director Davidson provided the Agenda Forecast:
October 17th: Southtown 18 response to ARC direction; 2017-19 City Budget process goal-
setting.
November: Broad Street Collection, south of Crossroads @ Broad & Orcutt (3229 Broad Street);
399 Foothill mixed-use project; French Hospital Master Plan modification
Director Davidson informed that City Council would announce former Commissioner Ken Curtis’
replacement on or about October 18th; informed that December 19th is potential date for a last-of-
year ARC convening; speculated on further open dates for future meetings during holiday season
and first-of-new-year.
Commissioner Nemcik inquired about the possible reasons for projects requested by ARC to be
viewed in tandem, Southtown 18 & The Lofts @ Nipomo, would not be occurring; Director
Davidson informed of Cultural Heritage Committee’s having returned the latter back to Applicant
for complete revisions.
Informal discussion ensued on the Ikahn project at Taft & Kentucky Streets and State Assembly
Bill 1069 dealing with second dwellings on properties which has implications on City Ordinance.
ADJOURNMENT
The meeting was adjourned at 8:11 p.m.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a two-story mixed use project that includes three residential units and
approximately 1,000 square feet of commercial space within the Special Considerations Overlay
zone, with a categorical exemption from environmental review.
PROJECT ADDRESS: 399 Foothill Blvd. BY: Kyle Bell, Associate Planner
Phone Number: 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-3623-2016 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings and subject to conditions.
SITE DATA
Applicant Chris Knauer
Complete Date October 4, 2016
General Plan Neighborhood Commercial
Zoning C-N-S (Neighborhood
Commercial) with Special
Considerations Overlay
Site Area ~10,212 square feet
Environmental
Status
Categorically exempt from
environmental review under
CEQA Guidelines section
15332 (In-Fill Development
Projects)
SUMMARY
The applicant, Chris Knauer, is proposing to construct a new two-story mixed-use building with
commercial/office at the ground level (960 sq. ft.) and three residential units, located in the
Neighborhood Commercial (C-N-S) zone with a Special Considerations Overlay (S-Overlay). The
parcel is zoned with an S-Overlay because the site is surrounded by residential zones. The project has
been designed to be consistent with the Community Design Guidelines (CDG), no exceptions have
been requested as part of this application.
Meeting Date: November 7, 2016
Item Number: 1
ARC1 - 1
DD
ARCH-3623-2016
399 Foothill Blvd.
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Zoning Regulations,
Community Design Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting:
Site Size 10,212 square feet
Present Use & Development Sushi’s Eyebrow Threading
Land Use Designation Neighborhood Commercial (C-N-S) Special Considerations Overlay
zone
Access South Tassajara Drive
Surrounding Use/Zoning North: R-1 (Single-family Residence)
South: R-1 (Single-family Residence)
East: R-2 (Townhomes)
West: R-1 (Single-family Residence)
2.2 Project Description:
A summary of the significant project features are provided below (Attachment 3, Project Plans):
1. Site Plan: New two-story mixed-use building
a. Demolish existing one-story structure
b. Site improvements, landscaping & tree removals
c. New ground floor office space (960 sf.), with a one-bedroom unit above
d. Two 2-bedroom residential units with an attached garage
e. 10 parking spaces
2. Design: Craftsman contemporary architectural style with;
a. Pitched roofs & awnings with composition shingles
b. Hardie-board siding
c. White vinyl windings & doors
2.3 Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 10 feet (15 Feet on Foothill) 10 feet
Side Yard Setbacks 7 feet 7 feet
Max. Height of Structure 25 feet 35 feet
Coverage 32% 75%
Parking Spaces 10 10
Notes: 1. Applicant’s project plans
2. Zoning Regulations
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and Community Design Guidelines (CDG). Staff has evaluated the project’s consistency
with relevant requirements and has found it to be in substantial compliance, as discussed in this
analysis.
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399 Foothill Blvd.
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3.1 Consistency with the Community Design Guidelines
The CDG establish the intent of the development standards for infill development projects to be
compatible in scale, siting, detailing, and overall character with adjacent buildings and those in
the immediate neighborhood.
Site Plan: The CDG state that site planning should create a pleasant, comfortable, safe, and distinct
place for residents. New development should respect the privacy of adjacent residential uses
through appropriate building orientation and structure height (CDG, Chapter 5.4A). New
development should provide a transition between the street and the project through definition of
the building entries, walkways and landscaping (CDG, Chapter 2.1D)
The subject property is constrained for development due to the two street frontages and an existing
sewer easement that runs across the south portion of the property. The proposed layout of the
project site provides for efficient use of the available site area by designing the project outside the
sewer easement and concealing required parking behind structures that are oriented toward the
street, to the greatest extent feasible. The project has been designed to comply with all building
setback requirements with a building maximum height of 25 feet, where the 35 feet is normally
allowed in the C-N zone. The project offers a transition of uses on the site by orienting the
residential units along the property line which is adjacent to lower density residential structures,
and respects the privacy of the existing neighboring properties by orienting the commercial space
towards the project site’s street frontages.
Building Design: The CDG state that attention to detailing, and emphasis on vertical and
horizontal articulation, are encouraged as tools to visually reduce the apparent mass of a building
(CDG, Chapter 2.2). Multi-family housing should be derived from architectural styles in the
surrounding neighborhood, and should be designed to ensure that the height and bulk of higher
density projects do not impact adjacent lower density residential areas (CDG, Chapter 5.4).
The project’s craftsmen architectural style is
designed to complement the residential theme of
the neighborhood that provides sense of human
scale and proportion (Figure 1). The structures
demonstrate consistent use of colors, materials,
and detailing throughout all elevations of the
building. The design utilizes vertical wall
articulation, offsets, and recessed windows to
relieve the form and mass of the building. All
elevations are visually interesting and receive
interesting architectural treatments that enhance
views of the structures from all views on and off
site1.
1 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
Figure 1: Color renderings Foothill
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ARCH-3623-2016
399 Foothill Blvd.
Page 4
Trash Enclosure: The CDG state that required trash enclosures should be located away from
public streets and primary building entrances so that their use does not interfere with on-site
parking or circulation areas, and adjacent uses. The trash enclosure has been located along South
Tassajara Drive adjacent to the vehicular entrance approximately 4 feet from the property line,
adjacent to the driveway and existing utility equipment. Due to the existing constraints and
conditions of the property, staff recommends Condition #6 to improve the views of the trash
enclosure as viewed from the public right-of-way by requiring the enclosure to be designed with
high quality materials to match the architecture of the project2.
3.2 Consistency with the Zoning Regulations
The project design complies with building setbacks, lot coverage, parking, and building height
requirements for the Neighborhood Commercial (C-N-S) zone (see Section 2.3 Project Statistics).
S-Overlay: The S-Overlay has been assigned to the project site in order to ensure any new use
considers the compatibility and scale of the surrounding residential neighborhood. The S-Overlay
will remain in effect for the project site in order to establish any new use within the commercial
space. The mixed-use project which includes residential units is compatible with the
neighborhood and has been designed to be consistent with the traditional architectural style and
scale of the adjacent residential properties.
Mixed-Use: The Zoning Regulations Chapter 17.08.72 Mixed Use Projects state that the design
of mixed use projects shall consider potential impacts on adjacent properties and designed
compatible with the adjacent and surrounding residential neighborhood. The mixed-us site layout
and design standards state residential units
shall not occupy ground floor space within the
first 50 feet of floor area measured from each
building face adjacent to a street (Figure 2). On
October 24, 2016 a variance was approved to
allow the relaxation of the Mixed Use Project
Design Standards in order to allow residential
units within the first 50 feet of a property street
frontage due to constraints to the property
(VAR-3624-2016).
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property of no more than five acres substantially surrounded by urban uses that has no
value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
2 Community Design Guidelines Chapter 6.1F.3 Miscellaneous Design Details. If space constraints or excessive site
slope mandate that a trash/recycling enclosure be installed in a street yard, then it should be: located so it gates do
not face the street; finished with high quality materials to match the architecture of the project buildings; and
utilize surrounding landscaping to further screen and enhance its appearance. Screening techniques such as
trailing vines on walls, berming along side and rear walls, and overhead trellises are all encouraged.
Figure 2: Site constraints
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5.0 ALTERNATIVES
5.1 Continue the project with direction to the applicant and staff on pertinent issues.
5.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, CDG, Zoning
Regulations or other policy documents.
6.0 ATTACHMENTS
1. Draft Resolution
2. Project Description
3. Reduced Project Plans
Included in Committee member portfolio: Project Plans
Available at ARC Hearing: Colors and Materials Board
ARC1 - 5
RESOLUTION NO. ARC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A TWO STORY MIXED USE
PROJECT THAT INCLUDES THREE RESIDENTIAL UNITS AND
APPROXIMATELY 1,000 SQUARE FEET OF COMMERCIAL SPACE
WITHIN THE SPECIAL CONSIDERATIONS OVERLAY ZONE, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
NOVEMBER 7, 2016 (399 FOOTHILL BOULEVARD ARCH-3623-2016)
WHEREAS, the Administrative Hearing Officer of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on October 24, 2016 approving a variance to allow residential units on the ground floor,
pursuant to a proceeding instituted under VAR-3624-2016, Chris Knauer, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on October 3, 2016, pursuant to a proceeding instituted under ARCH-3623-
2016, Chris Knauer, applicant; 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, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-3623-2016), based on the following findings:
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project is consistent with the General Plan Land Use Element for this location since the
project proposes to construct a mixed-use building that includes commercial/office and
residential uses that can be utilized for such uses envisioned by the Neighborhood
Commercial District.
3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides residential dwellings within
a commercial district that is appropriate and compatible with the existing neighborhood.
Attachment 1
ARC1 - 6
Resolution No. ARC-XXXX-16
399 Foothill Blvd., ARCH-3623-2016
Page 2
4. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings (HE Goal 5), and encourages the development
of housing above ground-level commercial and office uses (HE 5.3).
5. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures in the
surrounding neighborhood (CDG Chapter 5.4).
6. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use Projects
(Section 17.08.072), since the proposed building design complies with design and
performance standards for mixed-use development and is consistent with all property
development standards including height, coverage, parking, and setbacks for the
Neighborhood Commercial (C-N-S) zone.
7. As conditioned, the project is consistent with the Special Considerations zone which ensures
that any new use requires an Administrative Use Permit that considers the traffic generation
and compatibility of the use with the surrounding residential neighborhood.
SECTION 2. Environmental Review. The project is categorically exempt under Class 32,
In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. 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 the City shall fully cooperate in
the defense against an Indemnified Claim.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC (ARCH-3623-2016) and
plans approved by the Administrative Hearing Officer (VAR-3624-2016). 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 approvals listed as sheet number 2. Reference
Attachment 1
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Resolution No. ARC-XXXX-16
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Page 3
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.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
4. The proposed two-bedroom residences shall contain no more than two bedrooms. Plans
submitted for a building permit shall indicate the “office” shall not to be used as a bedroom,
in compliance with the maximum allowed density for the subject property.
5. The project shall comply with all performance standards of the Zoning Regulation Section
17.08.072 for Mixed Use Projects that includes standards for lighting, noise, and hours of
operation.
6. The trash enclosure located along South Tassajara Drive is allowed within the required street
yard, as identified in plans approved by ARC (ARCH-3623-2016). The east and south side
of the enclosure shall be screened with large shrubs and/or trees from the public right-of-way,
subject to the approval of the Community Development Director. The applicant shall submit
building plans that include a trash enclosure design that is finished with high quality materials
to match the architecture of the project buildings; design of the enclosure is subject to the
Community Design Guidelines and to the satisfaction of the Community Development
Director.
7. The storage area for trash and recycling cans shall be screened from the public right-of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
8. Plans submitted for a demolition permit shall demonstrate compliance with noticing
requirement for the demolition of non-historic structures older than 50 years. Evidence shall
be provided that, for a period of not less than 90 days from the date of application, the building
was advertised in a local newspaper on at least three separate occasions not less than 15 days
apart, as available to any interested person to be moved.
9. 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, to the
satisfaction of the Public Works and Community Development Directors.
10. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
Attachment 1
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Resolution No. ARC-XXXX-16
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Page 4
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
11. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges). Walls and
fences should remain as low as possible, long expanses of fence or wall surfaces shall be
offset and architecturally designed to prevent monotony.
12. The locations of all lighting, including bollard style landscaping or path/parking lighting, shall
be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture, subject to the approval of the
Community Development Director. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut-sheets on the submitted
building plans. The selected fixture(s) shall be shielded to insure that light is directed
downward consistent with the requirements of the City’s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
13. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
14. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram shall be included to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
Attachment 1
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Resolution No. ARC-XXXX-16
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Page 5
coordinate with building architecture and the type of land use. No channel letters with plex
faces or metal cabinet signs are allowed. The Director may refer signage to the ARC i f it
seems excessive or out of character with the project.
Engineering Division – Public Works/Community Development Department
17. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050
18. The building plan submittal shall show all existing and proposed public and private easements
and dedications for reference. The plan shall include and label any “Exclusive Easements”
accordingly. The site development plan shall honor the respective easements as applicable.
19. The building plan submittal shall show any sections of damaged or displaced curb, gutter,
sidewalk, or driveway approach to be repaired or replaced to the satisfaction of the Public
Works Department.
20. The building plan submittal shall show the existing driveway approach to be altered or
upgraded to comply with current City and ADA standards. The current standards require a
4’ accessible sidewalk extension behind the ramp.
21. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate 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. Alternate paving materials shall be approved to the satisfaction of the
Planning Division.
22. The building plan submittal shall show all parking spaces that are adjacent to a post, column,
or wall to be one additional foot in width for each obstruction per City Engineering Standard
2220.
23. The proposed trash enclosure and any other significant site development improvements shall
be located outside the communications facilities easement unless otherwise approved by the
utility companies involved in the easement.
24. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
wire services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted. Underground wire services to the new buildings shall be achieved
without a net increase in wood utility poles unless specifically approved by the City.
25. The new water services and water meters shall be sized in accordance with the approved fire
Attachment 1
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Resolution No. ARC-XXXX-16
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Page 6
sprinkler plans.
26. A condition report and/or inspection of the existing public storm drain system shall be
completed prior to commencing with demolitions or construction and at the completion of
construction. The proposed report/inspection program shall be presented to the City for
review and approval prior to authorization and acceptance of said work. The storm drain
system shall be repaired and/or replaced to the satisfaction of the City Engineer if damaged
or displaced during construction.
27. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation or
grade break at the yard areas and drainage arrows to show existing and historic drainage. The
plan shall evaluate whether any run-on exists from the adjoining upslope properties. The plan
shall show how any upslope tributary drainage will be managed. Show all existing and
proposed drainage courses, pipes and structures; indicate the size, type and material.
28. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
29. An operations and maintenance manual will be required for the post construction stormwater
improvements. The manual shall be provided at the time of building permit application and
shall be accepted by the City prior to building permit issuance. A private stormwater
conveyance agreement will be required and shall be recorded prior to final inspection
approvals.
30. The building plan submittal shall show all existing trees on the property 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 for reference. The plan 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. The City
Arborist supports the proposed tree removals with the compensatory tree plantings shown on
the landscape plan. The existing 18” Ironbark Eucalyptus to remain shall have risk reduction
pruning completed to the satisfaction of the City Arborist.
31. The building plan submittal shall show all existing and proposed street trees. Street trees are
required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. Tree species
and planting requirements shall be in accordance with City Engineering Standards.
Fire Department
32. Fire risers for each building shall be in an interior location with exterior door access, show
on plans.
Attachment 1
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Page 7
Utilities Department
33. The project proposes additional wastewater flow in a wet weather capacity constrained portion
of the City’s wastewater collection system which is identified in the City’s Wastewater
Collection System Infrastructure Renewal Strategy as sub-basin B.2. Prior to issuance of a
certificate of occupancy, the developer is required to identify, demonstrate or implement off-
site sewer rehabilitation that results in quantifiable inflow and infiltration reduction in the
City’s wastewater collection system in sub-basin A1, A2, A3, A4, B.2 or B.3 in an amount
equal to offset the project’s wastewater flow increase. This condition may be satisfied by:
Sufficient reductions in wastewater flow within sub-basins A1, A2, A3, A4, B.2 or
B.3, commensurate with the additional wastewater flow contributed by the project, to
be achieved by the verified replacement of compromised private sewer laterals, or
public sewer mains, either by the developer, the City, or any property owner located
within the basins;
Participation in a sewer lateral replacement program or similar inflow and infiltration
reduction program to be developed by City, which is in place prior to issuance of
certificate of occupancy; or
Any other off-site sewer rehabilitation proposed by the developer approved by the
Utilities Director, which will achieve a reduction in wastewater flow commensurate
with the additional wastewater flow contributed by the project.
34. The property’s existing sewer lateral to the point of connection at the City main must pass a
pipeline video inspection (visual inspection of the interior of the pipeline), including repair or
replacement, as part of the project. The pipeline video 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. Additional information is provided below related to this
requirement:
The pipeline video inspection shall be submitted on USB drive and shall be in color.
The inspection shall be of adequate resolution in order to display pipe.
Material submitted shall include the project address and a scaled plan of the building
and the lateral location to the connection at the City sewer main.
The inspection shall include tracking of the pipeline length (in feet) from the start of
the inspection to the connection at the City sewer main.
It is optional to provide audio on the report to explain the location, date of inspection,
and pipeline condition observations.
35. The project’s commercial and residential uses shall be metered separately.
Code Requirements
Utilities Department
Attachment 1
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Resolution No. ARC-XXXX-16
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Page 8
1. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with
the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
2. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal
Code. Recycled water is available through the City’s Construction Water Permit program.
Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
3. Commercial water service shall include a reduced pressure backflow preventer per the City’s
latest Engineering Design Standards, and Title 17 of the California Code of Regulations.
4. All trash enclosures shall be double width, in order to accommodate both trash and recycling
receptacles and shall conform to the City’s Engineering Design Standards.
5. Driveways and access routes to all trash and recycling receptacles shall be designed structurally
to accommodate the size and weight of garbage trucks.
Fire Department
6. The mixed use commercial/residential building fire sprinkler system shall be designed and
installed per NFPA 13 Standards.
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 7th day of November, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
Attachment 1
ARC1 - 13
Attachment 2
ARC1 - 14
Attachment 2
ARC1 - 15
Attachment 2
ARC1 - 16
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