HomeMy WebLinkAbout01-03-2017 Item 11 Appeal (Filed by David Brodie) of the ARC's decision to approve a new four story mixed-use building 1042 Olive Street Meeting Date: 1/3/2017
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Van Leeuwen, Planning Technician
SUBJECT: REVIEW OF AN APPEAL (FILED BY DAVID BRODIE) OF THE
ARCHITECTURAL REVIEW COMMISSION’S DECISION TO APPROVE A
NEW FOUR STORY MIXED-USE BUILDING INCLUDING GROUND
FLOOR COMMERCIAL/RETAIL SPACE, 17 EXTENDED STAY HOTEL
ROOMS AND A REQUEST FOR A MIXED USE/SHARED PARKING
REDUCTION OF 25%, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW.
RECOMMENDATION
Adopt a resolution (Attachment A) denying the appeal and upholding the Architectural Review
Commission’s approval of a new four story mixed-use building including ground floor
commercial/retail space, 17 extended stay hotel rooms, and a mixed use/shared parking reduction
of 25%, with a categorical exemption from environmental review.
SITE DATA
Applicant Garcia Family Trust
Representative George Garcia, Garcia
Architecture and Design
Zoning Tourist Commercial (C-T)
General Plan Tourist Commercial
Site Area 0.515 acres (22,454 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of the
CEQA Guidelines.
REPORT IN BRIEF
The applicant submitted an application for architectural review of a proposed four-story building
with 3,512 square-feet of commercial space on the ground floor, and 17 extended-stay hotel
rooms on the upper floors (Attachment H, Project Plans). This project is located on Olive Street
in the Tourist Commercial (C-T) zone. The project also includes a request for a 25% parking
reduction for shared and mixed-use parking (Zoning Regulations Section 17.16.060 (B) & (C)).
New commercial projects within the City require review by the Architectural Review
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Commission (ARC) as stated in the City’s Municipal Code1 and the Community Design
Guidelines (Section 1.2). The proposed project was reviewed and approved in a vote of 3:2 by
the ARC on October 3, 2016 (Attachment D, ARC Resolution & Attachment E, ARC Minutes).
On October 13, 2016, the ARC approval was appealed by David Brodie on the grounds that the
ARC did not follow or properly apply the Community Design Guidelines (CDG) and other
applicable regulations (Attachment F, ARC Appeal and Supplemental Letter). Appeals of the
Architectural Review Commission may be filed within 10 days of the ARC’s decision. Appeals
of the ARC are referred to the City Council for action. The review of the project by the City
Council will constitute a new hearing (de novo). In other words, the City Council is not limited
in its review to the items brought up in the appeal letter, or discussed by the ARC at the hearing,
but may cover all aspects of the project that are subject to the City’s discretionary review through
the design review process. This includes project compliance with Zoning Regulations
requirements as well as compliance with applicable guidelines from the Community Design
Guidelines.
The scope of this report is to evaluate the appeal and provide the City Council with an
assessment of the project in terms of its consistency with the Community Design Guidelines and
other applicable City policies and standards. The Council is being asked to review the proposed
project, the concerns raised by the appeal, and provide a final determination on the project,
upholding or denying the Architectural Review Commission’s approval.
One new issue raised by the appeal and discussed in this report is the potential for long-term
occupancy of hotel units within the project. As an extended stay hotel, it is expected and
anticipated that some of the rooms may be occupied for longer than thirty days. When this
occurs, hotel operators may file a Transient Occupancy Tax (TOT) exemption form with the City
along with their normal remittance of Transient Occupancy Tax, as provided for by the City’s
Municipal Code (SLOMC 3.04). However, the number of units that may be operated in this
fashion is limited by the residential density standards of the Tourist Commercial zoning district.
As a result, a new condition of approval is recommended that will limit the number of units to 6
of the 17 total rooms in the project that can be occupied at any one time for a period of longer
than 30 days.
The staff recommendation is to deny the appeal and uphold the ARC’s approval of the project,
based on findings and subject to conditions of approval. If the Council approves the project, the
project will have all necessary entitlements needed to move forward for building permits. The
following report provides additional background and analysis of the proposed project an d the
appeal.
1 San Luis Obispo Municipal Code chapter 2.48.050 Projects subject to architectural review A.
Architectural review shall be required for all structures and physical improvements except individual -built single-
family dwellings and small residential development projects.
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BACKGROUND
Site Information/Setting:
Site Size 22,454 square feet (0.515 acres)
Present Use & Development Vacant Lot
Topography Elevation: Min. 221.7 feet; Max. 224.1 ft.
Slope: 4%
Access From Olive Street
Surrounding Use/Zoning North: C-T (Motel & Residential)
East: C-T (Restaurant)
South: C-T (Restaurant & Hotel)
West: C-T (Motel)
The project site is an existing 22,454 square foot vacant lot located on Olive Street. The site is
located on the north side of Olive Street, west of Santa Rosa Street. The parcel is in the Tourist
Commercial (C-T) zone, and all adjacent properties are also zoned C-T. The site is relatively flat,
with access from Olive street, and has been vacant for over 20 years.
Project Description
A summary of the project is included below (Attachment G, Project Description & Attachment
H, Project Plans):
1. Development: New 45-foot tall, four story mixed-use building (23,967 square feet) that
includes:
17 extended-stay hotel rooms;
Three commercial/retail tenant spaces totaling 3,512 square feet;
115 square feet (s.f.) fourth-floor common area terrace;
35 parking spaces (9 covered and 26 uncovered spaces); and
2. Design: Modern/Contemporary style that includes the following materials:
Cement plaster;
Metal panels;
Stained wood siding;
CMU block; and
Aluminum storefront system.
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Project Statistics
Item Proposed 1 Standard 2
Setbacks
Street Yard 53 feet (main structure) 10 feet
Other Yards 0 feet Same as adjacent (0 feet)
Max. Height of Structure(s) 45 feet 45 feet
Max. Building Coverage (footprint) 36% 75%
Floor Area Ratio (F.A.R.) 1.02 2.5
Parking Spaces 35 30
Notes: 1. Applicant’s project plans as approved by ARC
2. Zoning Regulations chapter 17.16: Property Development Standards
Parking Space Requirements
The applicant’s proposal provides 35 parking spaces. This is five more than the minimum
standard requirement based on a parking ratio of one space per 300 square feet of commercial
floor area for a general retail use. The applicant has also requested a parking reduction of 25% to
accommodate future commercial tenants that may have higher parking requirements, such as
restaurants, salons, etc. Providing extra parking spaces and securing a parking reduction during
the initial entitlement of the project provides flexibility to allow the mix of businesses within the
project to change without unnecessary delay or additional physical improvements.
DISCUSSION
Background
On October 3, 2016 the Architectural Review Commission (ARC) held a meeting to review the
proposed project at 1042 Olive Street. The applicant proposed to develop a 45-foot tall, four-
story mixed-use project that includes commercial, hotel and a 25% mixed-use/shared parking
reduction (described above). The ARC approved the project on a 3:2 vote with findings of
Figure 1: Perspective view of the proposed project from Olive Street
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consistency with the Design Guidelines and applicable City policies and standards. The minutes
from this meeting are included as Attachment E.
Appeal
On October 13, 2016, David Brodie filed an appeal of the ARC’s decision to approve the project.
The appellant provided 21 bulleted comments expressing concerns regarding the project and its
consistency with the applicable regulations and guidelines. (Attachment F, Appeal and
Supplemental Letter). Staff has addressed the appellant’s comments by grouping the concerns
into themes in the Project Analysis section below.
PROJECT ANALYSIS
Staff evaluated the appellant’s concerns in the context of the City’s General Plan, Zoning Code,
and Community Design Guidelines. Based on the evaluation provided below, staff is
recommending the City Council uphold the ARC’s decision and approve the project.
Mixed-Use
The proposed mixed-use project is consistent with the Land Use Element of the General Plan and
with the City's Zoning Regulations as an allowed use within the CT zone. The project complies
with the development standards and parking requirements for the project at this site.
The appeal makes the assertion that “the project is not a hotel but designed to be a residential
project for long term rental…”. The City’s Zoning Regulations define a Hotel (or Motel) as “a
facility with guest rooms or suites, with or without kitchen facilities, rented to the general public
for transient lodging. Hotels typically include a variety of services in addition to lodging; for
example, restaurants, meeting facilities, personal services, etc. Also includes accessory guest
facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail uses,
etc.”.
While the Zoning Regulations’ definition refers to additional services that may be provided in a
hotel, these are not a requirement and the Design Guidelines do not provide language regarding
design or amenities required of a hotel. This project has been reviewed by City departments as a
hotel, including applicable building and fire code requirements.
The City’s Zoning Regulations do not differentiate between short-term and extended stay hotels,
which may have different designs and amenities to meet their patrons needs. However, in
practice many hotels within the City offer long term stays (e.g. longer than 30 days).
The City’s Municipal Code also provides a definition for “Hotel” in relation to the uniform
transient occupancy tax ordinance (SLOMC Chapter 3.04). This definition states that hotels are
structures designed for occupancy by transients 2, and “Transients” are defined as any person who
2 San Luis Obispo Municipal Code chapter 3.04.020 Definitions. A. “Hotel” means any structure, or any portion of
any structure, which is occupied or intended or designed for occupancy by transients for dwelling, lodging or
sleeping purposes, and includes any hotel, inn, tourist home or house, motel, studio hotel, bachelor hotel,
lodginghouse, roominghouse, apartment house, dormitory, public or private club, mobile home or house trailer at a
fixed location, or other similar structure or portion thereof.
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is entitled to occupancy for a period of 30 consecutive days or less 3. This would imply that at the
time a guests stays in a hotel for longer than 30 days, they are no longer considered a transient,
and therefore would be considered a resident living in a unit that is subject to the use regulations
and density limitations of the Zoning Regulations. In addition, when a hotel room is occupied for
more than 30 days, the ordinance provides for an exemption form for the otherwise applicable
Transient Occupancy Tax (TOT).
In keeping with residential density standards for the C-T zone, the number of rooms used for
guests who stay longer than 30 days must be consistent with the residential density provisions for
the C-T zone. Residential density requirements would also apply to any possible conversion of
the spaces into permanent residences, as well as use of hotel rooms for long term stays (e.g.
longer than 30 days). A condition of approval has been added to the Resolution denying the
appeal (Attachment A, Resolution to Deny the Appeal, Condition No. 6) to clarify residential
density requirements, as follows.
The building shall comply with residential density standards for any room, or
groups of rooms, that are occupied by the same person, or persons, for a period
lasting more than 30 consecutive days.
Based on the size of the property and the residential density regulations of the C-T zone, the total
number of hotel rooms in the project that can be occupied for longer than 30 days at any one
time is six.
Further details regarding land use policies, development standards and parking analysis are
found in the attached ARC staff report (Attachment C).
Design Objectives for Commercial Projects
The project proposes a structure that is four stories with a flat roof (45 feet in height) in an area
with two and three-story structures with varying roof pitches and overall heights. This includes a
single-story structure to the south with a flat roof (approx. 15’), a single-story structure to the
east with high walls and medium pitched roof (approx. 25’), two two-story structures to the west
and southwest with a low pitched roof (approx. 30’), and a two-story structure to the north with a
steep roof pitch (approx. 35’), as seen in Figure 2 below. While the proposed structure is taller
than existing development, the Architectural Review Commission found the project consistent
with the Community Design Guidelines, including Chapter 3.1 (A.1.)4, because the variations in
scale of the surrounding neighborhood creates a context in which this height would be
appropriate. Additionally, the proposed structure is set back from the street frontage and located
3 San Luis Obispo Municipal Code chapter 3.04.020 Definitions. G. “Transient” means any person who exercises
occupancy or is entitled to occupancy by reason of concession, permit, right of access, license or other agreement for
a period of thirty consecutive calendar days or less, counting portions of calendar days as full days. Any such person
so occupying space in a hotel shall be deemed to be a transient until the period of thirty days has expired unless
there is an agreement in writing between the operator and the occupant providing for a longer period of occupancy.
In determining whether a person is a transient, uninterrupted periods of time extending both prior and subsequent to
the effective date of this chapter may be considered.
4 Community Design Guidelines chapter 3.1 A. Overall design objectives for commercial projects. 1. Consider
San Luis Obispo’s small town scale and demonstrate sensitivity to the design context of the surrounding area.
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in proximity to the tallest existing building, which is adjacent to the north property line.
The project proposes a structure that has a modern architectural style that includes the use of
rectilinear forms and offset wall planes. The Design Guidelines state that new development
should “avoid “boxy” structures with large, flat wall planes by articulating building forms and
elevations to create interesting rooflines, building shapes, and patterns of shade and shadow.”5
The proposed structure is consistent with the Design Guidelines because it includes wall offsets
and setbacks that break up the rectilinear building form and provide varied shade and shadowing
patterns along the building’s facades.
The project site is located in a neighborhood that has been the home of several motels, inns and
restaurants for many years, but the area is not designated as a historic neighborhood. The closest
historic structure to the site is the Heritage Inn located at 978 Olive Street, 200 feet southwest
from the proposed site. Therefore, the proposed structure, while different in architecture than
those in the immediate area, does not negatively impact any historic significant structures or
neighborhood6.
5 Community Design Guidelines chapter 3.1 A. Overall design objectives for commercial projects.
6 Community Design Guidelines chapter 3.1 A. Overall design objectives for commercial projects. 3. Preserve
Figure 2: Images of structures within the surrounding neighborhood
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Architectural Style and Neighborhood Compatibility
The surrounding neighborhood includes structures with an array of building heights
(approximately 15-35 feet), materials, rooflines and design details. The Design Guidelines state
that no particular architectural style or design theme is required in the City, and a wide range of
architectural characteristics adds to the City’s overall image7. The proposed contemporary
architecture of the project includes subtle design elements and characteristics that are found in
surrounding buildings, such as flat roofs and the use of metal design elements, while also
contributes a unique design that adds to the diversity of architecture found in the neighborhood.
This is consistent with the Design Guidelines, which specifically state that certain “canned” or
“trademark” building designs used by franchise businesses are discouraged4, and that each site
should both maintain its own identity and be complimentary8. The only clearly cohesive building
design among buildings in the immediate area is that of the Ramada and Budget Inn, which
display a typical motel look in the design and layout of these buildings. To incorporate elements
of these specific structures would detract from the neighborhood’s identity and architectural
variety.
Form and Mass
The proposed structure meets the Design Guidelines’ language for form and mass9 through the
use of articulation and design elements as discussed above in the Design Objectives for
Commercial Projects Section. The articulated form is carried around all four sides of the
structure through various wall offsets, different materials that vary in thickness and color.
Human scale is provided through the use of elements that overhang the ground level store fronts,
which give the effect of recessed entries, and larger retractable glass windows (Figure 3).
the design integrity of architecturally or historically significant structures and neighborhoods adjacent to the
commercial area.
7 Community Design Guidelines chapter 3.1 B. General architectural design guidelines. 1. Architectural style. No
particular architectural style or design theme is required in the City nor can San Luis Obispo be defined by any
particular architectural style. A wide range of architectural characteristics adds to the City’s overall image. While
variety in design is generally encouraged, the compatibility of new projects with the existing built environment
should be a priority. The goal is to preserve not only the historic flavor of the community but, equally important, its
scale and ambience. “Canned” or “trademark” building d esigns used by franchised businesses in other cities may not
be acceptable in San Luis Obispo, as they can collectively have the effect of making the commercial areas of the
City look like anywhere in California.
8 Community Design Guidelines chapter 3.1 B. General architectural design guidelines. 2. Neighborhood
compatibility. In designing a building, it is important to analyze the areas surrounding the building site to find
elements of compatibility that can be used in a new design. Simply duplicating the character of surrounding
buildings, however, should not be a design goal. It is important for each site to both maintain its own identity and be
complementary to its surroundings. Thus, a new building can be unique and interesting and still show respect f or
and compatibility with the architectural styles and scale of other buildings in its vicinity.
9 Community Design Guidelines chapter 3.1 B. General architectural design guidelines. 4. Form and mass. A
building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation
should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with
overhangs, second floor setbacks, or covered arcades.
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Building Materials and Colors
The project proposes to use dark grey concrete blocks, white smooth finish plaster, charcoal
colored metal panels, with other grey shades and matte black on similar materials. The rear of the
building also features a green wall (vertical plantings) to grow on galvanized metal sections. The
Design Guidelines state that “building materials shall be carefully chosen to enhance the
consistency of the architectural theme and design.”10 The Design Guidelines call for materials
that enhance the consistency of the architectural theme and design. The Design Guidelines do not
state that materials need to be consistent with nearby development, just that they be consistent
with the theme and design that the structure presents. These colors and materials are used to give
interest and articulation to the structure, and are compatible with the colors and materials in the
area. The colors of the proposed building were discussed by the ARC at their October 3, 2016
hearing, and a condition was modified that recommends “the applicant modify the proposed
color palate to include additional and/or more muted colors” (Attachment D, ARC Resolution,
Condition No. 7).
Site Planning
The Design Guidelines call for new development to demonstrate consideration for the existing
conditions on and off site.11 The existing conditions are such that the surrounding developed
properties, and their orientation to the project site, do not provide opportunities to create physical
or visual links and do not create substantial concerns for privacy. The northerly and westerly
properties are not oriented toward the subject property, as the walls near the property lines do not
10 Community Design Guidelines chapter 3.1 B. General architectural design guidelines.
11 Community Design Guidelines chapter 3.1 C. Site planning. 1. Consider neighboring development. Each
development proposal should demonstrate consideration for the existing conditions on and off the sit e
Figure 3: Ground level commercial storefronts
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have primary windows or pedestrian spaces that are exposed to the property. Additionally, the
property to the east has parking adjacent to the project, which is also physically separated by a
block wall along the property line. These properties are oriented away from the subject property,
which reduces privacy impacts and opportunities for linkages to surrounding development.
Landscaping
As part of the overall landscaping guidelines, the Design Guidelines state that landscaping
should be integrated with the building design, enhance appearance and enjoyment of the project,
and soften the visual impacts of buildings and paving.12 Planting of trees along streets in
compliance with the City’s Tree Regulations is also required. The landscape design provides
areas of planting along much of three of the four property lines, which provides screening for
parking as well as a shading, and also softens the visual impact of the building as called for by
the Design Guidelines. The building design also incorporates elements of vegetation into the
structure itself. The ARC discussed the appropriateness of the proposed landscaping and added
specific language about where more landscaping should be included as a condition of approval
(Attachment D, ARC Resolution, Condition No. 14).
Parking
The Design Guidelines call for the visual impact of parking lots to be minimized b y locating
parking towards a portion of the site that is least visible from the street and by providing
adequate screening13. While the area closest to the street frontage is used for parking spaces, the
project is consistent with this guideline because more than two thirds of the provided parking (24
of 35) is located to the rear of the lot. While parking areas are separated to meet this guideline, a
condition is included (Attachment A, Resolution to Deny the Appeal, Condition No. 5) to ensure
that this parking separation does not result in parking designated exclusively for the hotel or
commercial tenants, and that all spaces are available to all tenants and uses on the site. The
project also provides landscaping as screening for the parking located at the front of the lot. The
ARC discussed the appropriateness of the proposed landscaping and added a specific condition
regarding the addition of a landscape island in the front parking area to break up the line of
parking (Attachment D, ARC Resolution, Condition No. 14).
CONCURRENCES
The project has been reviewed by Building, Fire, Public Works, and Utilities staff. Their
comments have been incorporated into the resolution as conditions, where appropriate.
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, and can be
12 Community Design Guidelines chapter 6.2 A. Goals for landscaping.
13 Community Design Guidelines chapter 6.3 B. Siting and screening. Parking lots should not dominate street
views of projects. Wherever possible, parking lots should be placed behind buildings.
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adequately served by all required utilities and public services.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
project is consistent with the General Plan, it has a neutral fiscal impact. There is no fiscal
impact associated with the approval of this project.
ALTERNATIVE
Approve the appeal, thereby denying the project. The Council can deny the project by upholding
the appeal, based on findings of inconsistency with the Community Design Guidelines, and other
applicable City regulations and policies (See Attachment B, Resolution to Uphold the Appeal).
Attachments:
a - Resolution to Deny the Appeal
b - Resolution to Uphold the Appeal
c - ARC Staff Report
d - ARC Resolution
e - ARC Minutes (10-3-16)
f - Appeal and Supplemental Letter
g - Project Description
h - Project Plans
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R _______
RESOLUTION NO. __________ (2017 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, DENYING AN APPEAL FILED BY DAVID
BRODIE AND THEREBY APPROVING THE DEVELOPMENT OF A
NEW FOUR STORY MIXED-USE PROJECT INCLUDING GROUND
FLOOR COMMERCIAL/RETAIL SPACE, 17 EXTENDED-STAY HOTEL
ROOMS, AND A 25% MIXED-USE AND SHARED PARKING
REDUCTION, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE CITY
COUNCIL AGENDA REPORT AND ATTACHMENTS DATED JANUARY
3, 2017 (1042 OLIVE STREET, APPL-4010-2016)
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, with a three-two vote approved the project, subject to the
findings and conditions of ARC Resolution No. ARC-1026-16 pursuant to a proceeding instituted
under ARCH-2946-2016, Garcia Family Trust, applicant; and
WHEREAS, on October 13, 2016, David Brodie, the appellant, filed an appeal of the
Architectural Review Commission’s action on October 3, 2016; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on January
3, 2017, pursuant to a proceeding instituted under APPL-4010-2016, David Brodie, appellant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings to deny the appeal (APPL-4010-2016) of the Architectural Review Commission
decision, thereby granting final approval to the project (ARCH-2946-2016):
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project complies with development standards
for the Tourist Commercial (C-T) zone, including, but not limited to, standards for height,
setbacks and lot coverage and is compatible with the scale and character of the neighborhood
comprised of restaurants, motels, and residential uses.
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2. The proposed project is consistent with the General Plan for this location because the project
proposes to construct a building that includes commercial and hotel uses that are allowed
within the Tourist-Commercial zone.
3. The proposed project is consistent with Land Use Element policies 3.6.2 & 3.6.2 (Tourist
Commercial Uses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within
a commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors, such as Highway one and 101, and transit
opportunities along Santa Rosa Street.
4. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest through the use of articulation and a variety of building
materials, and an attractive style that includes, but is not limited to, flat roofs and metal design
elements, which complements the character and scale of the existing neighborhood.
5. The proposed height, mass and scale of the project will not negatively impact the neighboring
properties because the project respects the privacy of neighboring buildings and protects solar
access through site planning and street-yard setback.
6. As conditioned, the 25% shared/mixed-use parking reduction for the project to reduce the
required parking from 30 parking spaces to 23 parking spaces will not result in poor on-site
circulation or adversely affect the surrounding neighborhood, because the hotel and
commercial uses will have peak parking demand that will not coincide.
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,
and can be adequately served by all required utilities and public services.
SECTION 3. Action. The City Council does hereby deny the appeal of the Architectural
Review Commission’s action to approve the proposed project, hereby granting final approval of
the application ARCH-2946-2016 for a new four story Mixed-Use project including ground floor
commercial/retail space, 17 Extended-stay hotel rooms, and a 25% shared/mixed-use parking
reduction, subject to the following conditions:
Conditions
Planning
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
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the defense against an Indemnified Claim.
2. Architectural approval of this project will expire after three years if construction has not
started. On request, the Community Development Director may grant a single, one-year
extension.
3. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
4. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements to ensure the site does not become
under-parked, and to ensure compliance with the requirement that peak hours will not coincide
between uses.
5. All onsite parking areas shall be open to the parking needs of both the hotel and commercial
uses. No section of parking shall be exclusively designated/reserved for any specified tenants.
6. The building shall comply with residential density standards for any room, or groups of rooms,
that are occupied by the same person, or persons, for a period lasting more than 30 consecutive
days.
7. 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 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.
8. 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.
9. The ARC recommends that the applicant explore the possibility of incorporating a public art
installation to the proposed development.
10. 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
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include the materials and dimensions of all lintels, sills, surround recesses and other related
window features.
11. Plans submitted for construction permits will 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).
12. The locations of all lighting, including bollard style landscaping or path 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. 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. 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 provide adequate
screening. A line-of-sight diagram shall be included to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
14. 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
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.
15. 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.
16. Planters shall be placed after each six parking spaces in any row, and at the end of each row
of parking spaces, in compliance with Parking and Driveway Standards Section 1.1 to the
satisfaction of the Community Development Director.
17. 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
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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.
18. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
19. 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.
Engineering Division – Public Works/ Community Development
20. Projects involving the construction of a new structure requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050
21. A separate encroachment permit shall be required from Cal Trans for any construction or
construction staging within or affecting the Cal Trans right-of-way.
22. The building plan submittal shall show and label the property line dimensions and bearings.
The building footprint and required setbacks in accordance with the California Building Code
shall honor the record property line dimensions and bearings unless an alternate measured
dimension can be supported.
23. The building plan submittal shall show the new driveway approach to be upgraded to comply
with current standards. The current city and ADA standard requires a 4’ accessible sidewalk
extension behind the ramp. All other driveways are to be removed and replaced with curb,
gutter, and sidewalk per City Engineering Standards.
24. 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 quantity 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 material shall be approved to the satisfaction of the
Planning Division.
25. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks.
The building plans shall provide a detailed site plan of any racks. Show all dimensions and
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clearances to obstructions per city standard.
26. The building plan submittal shall include complete details of the secured bicycle storage area.
Include any specialized rack designs and clearance in accordance with City Engineering
Standards and Community Design Guidelines or as approved by the City.
27. 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. The
existing terminal joint pole shall be removed and services to the new structure shall be
underground from the existing joint pole across Olive Street. All work in the public right-of-
way shall be shown or noted.
28. The City shall review and approve the preliminary PG&E handout package prior to building
permit issuance. The City shall review and approve the final PG&E handout package prior to
building permit final.
29. The building plan submittal shall show the two existing monitoring wells to be abandoned
per City Engineering Standards.
30. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. The building plan submittal shall show the trash enclosure to be
designed in accordance with City Engineering Standard 1010.B.
31. The building plan submittal shall include a complete grading and drainage plan. The grading
and drainage plan shall show existing structures and grades located within 15’ of the property
lines in accordance with the grading ordinance. The plan shall consider historic offsite
drainage tributary to this property that may need to be accepted and 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.
32. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for newly
developed sites. Include a complete Post Construction Stormwater Control Plan Template as
available on the City’s Website.
33. The soils engineer shall review and provide specific recommendation regarding the proposed
stormwater and drainage strategy. The soils report shall include infiltration testing to justify
the proposed design. Otherwise provide additional storage volume in compliance with the
post construction stormwater requirements.
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34. 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 ins pection
approvals.
35. This development shall comply with the Waterways Management Plan. The building plan
submittal shall include a complete drainage report along with grading, drainage, and erosion
control plans in accordance with the Waterways Management Plan Volume III, Drainage
Design Manual. The drainage report shall include a summary response to all items in Section
2.3.1 of the manual.
36. 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
supports the proposed palm tree removal with the proposed compensatory tree plantings.
37. The building plan submittal shall show new street trees in accordance with City Engineering
Standards. One 15-gallon street tree is required for each 35 linear feet of frontage. New street
tree plantings shall be located in the sidewalk area in tree wells in accordance with city
engineering standard #8130 which includes a decorative metal tree grate.
Utilities Department
38. 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.
Code Requirements
1. Potable city water shall not be used for major construction activities, such as grading and dust
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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.
Upon Motion of ___________, seconded by _____________, and on the following roll call
vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ___________day of ___________ 2017.
______________________________
Mayor Heidi Harmon
ATTEST:
______________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM
________________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this _______day or ______________, _________.
______________________________
Carrie Gallagher
City Clerk
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RESOLUTION NO. __________ (2017 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, UPHOLDING AN APPEAL FILED BY DAVID
BRODIE THEREBY DENYING THE DEVELOPMENT OF A NEW FOUR
STORY MIXED-USE PROJECT INCLUDING GROUND FLOOR
COMMERCIAL/RETAIL SPACE, 17 EXTENDED-STAY HOTEL ROOMS,
AND A 25% MIXED-USE AND SHARED PARKING REDUCTION, WITH
A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW,
AS REPRESENTED IN THE CITY COUNCIL AGENDA REPORT AND
ATTACHMENTS DATED JANUARY 3, 2017 (1042 OLIVE STREET,
APPL-4010-2016)
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, with a three-two vote approved the project, subject to the
finding and conditions of ARC Resolution No. ARC-1026-16 pursuant to a proceeding instituted
under ARCH-2946-2016, Garcia Family Trust, applicant; and
WHEREAS, on October 13, 2016, David Brodie, the appellant, filed an appeal of the
Architectural Review Commission’s action on October 3, 2016; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on January
3, 2017, pursuant to a proceeding instituted under APPL-4010-2016, David Brodie, appellant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings to deny the appeal (APPL-4010-2016) of the Architectural Review Commission
decision, thereby granting final approval to the project (ARCH-2946-2016), based on the
following findings:
1. The project design is inconsistent with the City’s Community Design Guidelines because the
architectural style, character, and scale are incompatible with the neighborhood and adjacent
development.
2. That the proposed project height is inconsistent with the Community Design Guidelines
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because the project’s height and scale does not provide a smooth transition between the
immediate neighborhood of predominantly one and two story buildings and the proposed
development would create an abrupt discrepancy in height and massing and overwhelm the
neighboring properties.
3. The proposed height, mass and scale of the project will negatively impact the neighboring
properties because the project does not respect the privacy of neighboring buildings and
protect solar access.
SECTION 2. Environmental Review. The project is statutorily exempt pursuant to CEQA
Guidelines section 15270 (Projects which are disapproved).
SECTION 3. Action. Based on the above findings and evidence submitted in support
thereof, the City Council does hereby deny application ARCH-2946-2016.
Upon Motion of ___________, seconded by _____________, and on the following roll call
vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this ___________day of ___________ 2017.
______________________________
Mayor Heidi Harmon
ATTEST:
______________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM
________________________________________
J. Christine Dietrick
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City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this _______day or ______________, _________.
______________________________
Carrie Gallagher
City Clerk
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Architectural review of a new four story mixed-use building including ground floor
commercial/retail space, and 17 extended stay hotel rooms. Include a request for a mixed use/shared
parking reduction of 25%, with a categorical exemption from environmental review.
PROJECT ADDRESS: 1042 Olive Street BY: Kyle Van Leeuwen, Planning Technician
Phone Number: (805) 781-7091
e-mail: kvanleeuwen@slocity.org
FILE NUMBER: ARCH-2946-2016 VIA: Tyler Corey, Principal Planner
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 Garcia Family Trust
Complete Date August 11, 2016
Zoning C-T
General Plan Tourist Commercial
Site Area 0.515 acres (22,454 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of the
CEQA Guidelines.
SUMMARY
The applicant, Garcia Family Trust, is proposing to construct a new four story building with
commercial/retail at the ground level (3,512 sq. ft.) and 17 extended stay hotel rooms with parking
located in front and behind the building in the C-T (Tourist Commercial) zone. The project has been
designed to be consistent with the Community Design Guidelines (CDG). The proposal includes a
request for a shared/mixed-use parking reduction of 25%, which reduces the required parking from
30 spaces to 23 parking spaces.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City policies and standards.
Meeting Date: October 3, 2016
Item Number: 3
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Site Size 22,454 sq. ft. (0.515 acres)
Present Use & Development Vacant Lot
Land Use Designation Tourist Commercial (C-T)
Topography Elevation: Min. 221.7 feet; Max. 224.1 ft.
Slope: 4%
Access From Olive Street
Surrounding Use/Zoning North: C-T (Motel & Residential)
East: C-T (Restaurant)
South: C-T (Restaurant & Hotel)
West: C-T (Hotel)
2.2 Project Description
A summary of the significant project features is included below (Attachment 3, Project
Description):
1. Development: New four story mixed use building (23,967 sq. ft.), with surface parking
consisting of 9 covered and 26 uncovered spaces.
17 extended-stay hotel rooms
Three commercial/retail tenant spaces totaling 3,512 square feet
45-foot maximum height (53 feet for architectural features)
Fourth-floor common area
25% shared/mixed-use parking reduction, creating 12 extra spaces to
accommodate future tenants with varying parking requirements
2. Design: Modern/Contemporary style that includes the following materials;
Cement plaster, Metal panels & Stained wood siding
CMU Block
Aluminum storefront system
2.3 Project Statistics
Item Proposed 1 Standard 2
Setbacks
Street Yard 53 feet (main structure) 10 feet
Other Yards 0 feet Same as adjacent (0 feet)
Max. Height of Structure(s) 45 feet 45 feet
Max. Building Coverage (footprint) 36% 75%
Floor Area Ratio (F.A.R.) 1.02 2.5
Parking Spaces 35 30
Notes: 1. Applicant’s project plans submitted 7/21/2016
2. Zoning Regulations
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the 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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3.1 Consistency with Community Design Guidelines
The CDG state that site planning for commercial projects should consider neighboring
development, the location of buildings and parking, landscaping, and appropriate screening, as
well as the location of refuse, storage and equipment area (CDG, Chapter 3.1C).
Neighboring development: The project site is
bordered by two story structures that are built
directly adjacent to the north and west property
lines, with the property to the east consisting of
a small single-story building setback from the
property line. The massing of these structures do
not contribute to a cohesive pattern for the area.
This is particularly evident when looking at the
north property line where the massing of the
apartment building and the existing motel are
clearly inconstant, giving the apartment building
the appearance of a three-story structure. This
non-cohesive massing of neighboring
development would not preclude the
introduction of a four story structure to the area.
The proposed project will not impede on privacy or solar access for the neighboring properties
because the existing buildings adjacent to the property line do not contain primary windows,
balconies or usable yard area that would be directly blocked by the orientation of the project on
the subject property.
Site Plan: The CDG calls for the visual impact of parking lots to be minimized by locating parking
towards a portion of the site that is least visible from the street and providing adequate screening.
While the area closest to the street frontage is used for parking spaces, more than two thirds of
the provided parking (24 of 35) is located to the rear of the lot. This site plan layout provides for
easily discernable parking availability for the commercial spaces and screens the remainder of the
parking, which will primarily serve the hotel patrons.
Trash/recycling enclosures: The CDG calls for refuse containers to be located so that their use
does not interfere with circulation or parking areas, and for their locations to be out of view. The
site plan calls out the location of the trash enclosure to the left of the vehicular entrance to the
site, 10-feet from the property line. While the location of the enclosure meets the minimum
setback requirements, the proposed location is not consistent with the intent of the CDG.
Conditions No. 5 has been included in the Draft Resolution which requires a 25-foot setback for
the trash enclosure and requires the enclosure be covered as to avoid direct visibility of refuse
containers from upper floors of the proposed structure.
Building Design: The CDG state that variety in design is encourage within the City, with
compatibility to the existing built environment as a priority. It is important for each commercial
site to create its own identity and be complimentary to its surroundings. Building materials should
be consistent in quality and detailing throughout all elevations that enhance the architectural
Figure 1: Buildings at north property line
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theme and design (CDG, Chapter 3.1B).
The project architecture is a modern/contemporary style with strong use of vertical and horizontal
rectilinear forms. The project makes use of significant articulation and projections with building
forms and architectural details. This includes a variety of building materials, such as smooth
plaster and metal panels on the upper floor elevations, and primarily dark grey colored concrete
masonry units (CMU) for the lower floor. The structure demonstrates a consistent use of colors,
materials, and detailing throughout all elevations of the building that are visually interesting and
receive interesting architectural treatments.
Parking: The applicant is requesting a 25% shared/mixed-use parking reduction. To achieve the
requested 25% parking reduction, the project must meet findings that all uses will share parking
areas and that the times of maximum parking demand from various uses will not coincide.
The project meets the requirement for a shared and mixed-use parking reduction because the
project includes commercial and hotel uses and it is anticipated that the times of peak parking
demand would not coincide. A 25% parking reduction would reduce the number of required
spaces to 23 spaces. However, the total number of parking spaces provided is 35. These additional
spaces will allow for flexibility in accommodating future tenants of the commercial spaces, as
some allowed uses would require that more parking be provided.
Staff has provided findings for approval of the requested parking reduction and recommends the
following conditions of approval. These conditions include a requirement that the property owner
must submit a running total of the site’s parking requirements with the submittal of any building
permit for tenant improvements, and/or each business license (Condition #3). In addition, the
parking that is located to the rear of the property will need to be available to the commercial units.
A condition prohibiting the exclusive use of this parking for the hotel portion has been included
(Condition #4).
3.2 Consistency with General Plan and Zoning Regulations
The project is zoned Tourist-Commercial (C-T). The project must be consistent with applicable
property development standards of the C-T zone and must also be consistent with General Plan
Policies. The project is consistent with applicable property development standards of the C-T zone
in terms of height, setbacks, and lot dimensions, and staff has found the project consistent with
the following Land Use Element Policies:
LU 3.6.2: Basis for Tourism: The City shall promote San Luis Obispo as an attractive place
for short-term stays, as well as an attractive destination for long-term visitors featuring its
community character, natural qualities, historic resources, and its educational and cultural
facilities. The City should emphasize conference and visitor-serving facilities which have a
low impact upon the environment and upon existing land forms and landscapes, and which
provide low-impact visitor activities and low-impact means of transportation.
LU 3.6.2. Locations: The City shall encourage integration of visitor-serving uses with other
types of uses, including overnight accommodations Downtown, near the airport, and near the
train station… Visitor-serving uses are especially appropriate where such uses have already
concentrated: along upper Monterey Street; at the Madonna Road area; at certain freeway
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interchanges; and in the Downtown.
Land Use Element Policy, LU 3.8.5. Mixed Uses. The City encourages compatible mixed uses
in commercial districts.
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 s pecies as the site is located in an area with existing
developed properties.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as conditions
of approval and code requirements, where appropriate.
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 General Plan, Zoning
Regulations, Community Design Guidelines, or other applicable City policies and standards.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Description
3. Reduced Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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RESOLUTION NO. ARC-1026-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A NEW
FOUR STORY MIXED-USE PROJECT INCLUDING GROUND FLOOR
COMMERCIAL/RETAIL SPACE, 17 EXTENDED-STAY HOTEL ROOMS,
A 25% MIXED-USE AND SHARED PARKING REDUCTION WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
OCTOBER 3, 2016, 1042 OLIVE STREET (ARCH-2946-2016)
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-2946-
2016, Garcia Family Trust, 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, and
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-2946-2016), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The proposed project is consistent with the General Plan for this location since the project
proposes to construct a building that includes commercial and hotel uses that can be utilized
for such uses within the Tourist-Commercial zone.
3. The proposed project is consistent with Land Use Element policies 3.6.2 & 3.6.2 (Tourist
Commercial Uses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within
a commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
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5. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the project involves the
development of a vacant lot, which will not result in a negative impact on the neighboring
properties in terms of privacy or solar exposure.
6. As conditioned, the 25% shared/mixed-use parking reduction for the project to reduce the
required parking from 30 parking spaces to 23 parking spaces will not result in poor on-site
circulation or adversely affect the surrounding neighborhood, because the hotel and
commercial uses will have peak parking demand that will not coincide.
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 in an area with existing developed properties.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
design approval to the project with incorporation of the following conditions:
Conditions
Planning
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. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
3. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements to ensure the site does not become
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under-parked, and to ensure compliance with the requirement that peak hours will not coincide
between uses.
4. All onsite parking areas shall be open to the parking needs of both the hotel and commercial
uses. No section of parking shall be exclusively designated/reserved for any specified tenants.
5. The applicant shall submit building plans that include a trash enclosure that shall 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.
6. 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.
7. The ARC recommends that the applicant explore the possibility of incorporating a public art
installation to the proposed development.
8. 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, surround recesses and other related
window features.
9. Plans submitted for construction permits will 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).
10. The locations of all lighting, including bollard style landscaping or path 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. 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.
11. 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 provide adequate
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screening. A line-of-sight diagram shall be included to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
12. 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
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.
13. 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.
14. 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.
15. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
16. 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.
Engineering Division – Public Works/ Community Development
17. Projects involving the construction of a new structure requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050
18. A separate encroachment permit shall be required from Cal Trans for any construction or
construction staging within or affecting the Cal Trans right-of-way.
19. The building plan submittal shall show and label the property line dimensions and bearings.
The building footprint and required setbacks in accordance with the California Building Code
shall honor the record property line dimensions and bearings unless an alternate measured
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Page 5
dimension can be supported.
20. The building plan submittal shall show the new driveway approach to be upgraded to comply
with current standards. The current city and ADA standard requires a 4’ accessible sidewalk
extension behind the ramp. All other driveways are to be removed and replaced with curb,
gutter, and sidewalk per City Engineering Standards.
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 quantity 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 material shall be approved to the satisfaction of the
Planning Division.
22. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks.
The building plans shall provide a detailed site plan of any racks. Show all dimensions and
clearances to obstructions per city standard.
23. The building plan submittal shall include complete details of the secured bicycle storage area.
Include any specialized rack designs and clearance in accordance with City Engineering
Standards and Community Design Guidelines or as approved by the City.
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. The
existing terminal joint pole shall be removed and services to the new structure shall be
underground from the existing joint pole across Olive Street. All work in the public right-of-
way shall be shown or noted.
25. The City shall review and approve the preliminary PG&E handout package prior to building
permit issuance. The City shall review and approve the final PG&E handout package prior to
building permit final.
26. The building plan submittal shall show the two existing monitoring wells to be abandoned
per City Engineering Standards.
27. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. The building plan submittal shall show the trash enclosure to be
designed in accordance with City Engineering Standard 1010.B.
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28. The building plan submittal shall include a complete grading and drainage plan. The grading
and drainage plan shall show existing structures and grades located within 15’ of the property
lines in accordance with the grading ordinance. The plan shall consider historic offsite
drainage tributary to this property that may need to be accepted and 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.
29. 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.
30. The soils engineer shall review and provide specific recommendation regarding the proposed
stormwater and drainage strategy. The soils report shall include infiltration testing to justify
the proposed design. Otherwise provide additional storage volume in compliance with the
post construction stormwater requirements.
31. 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.
32. This development shall comply with the Waterways Management Plan. The building plan
submittal shall include a complete drainage report along with grading, drainage, and erosion
control plans in accordance with the Waterways Management Plan Volume III, Drainage
Design Manual. The drainage report shall include a summary response to all items in Section
2.3.1 of the manual.
33. 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
supports the proposed palm tree removal with the proposed compensatory tree plantings.
34. The building plan submittal shall show new street trees in accordance with City Engineering
Standards. One 15 gallon street tree is required for each 35 linear feet of frontage. New street
tree plantings shall be located in the sidewalk area in tree wells in accordance with city
engineering standard #8130 which includes a decorative metal tree grate.
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Utilities Department
35. 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.
Code Requirements
1. 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
On motion by Commissioner Root, seconded by Chair Wynn, and on the following roll call
vote:
AYES: Commissioners Root, Vice-Chair Ehdaie, and Chair Wynn
NOES: Commissioners Nemcik and Soll
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 3rd day of October, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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Minutes
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.
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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 ex isting 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 ensurin g 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.
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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.
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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.”
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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 categorical
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,
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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.
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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
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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: 11/07/2016
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Filing Fee
Date Received
Tree Appeal: $113.00 RECEI VED
All Other Appeals: $281.00
Sfln LmS OBISPO Received by:~ OCT 13 2016 -CITYOF
S LO rrrv r1 i::: 'K
APPEAL TO T HE CITY COUNCIL
SECTION 1. APPELLANT INFORMATION
David Brodie 873 Chorro St. San Luis Obispo CA 93401
Name Mailing Address and Zip Code
805 544-0409
Phone Fax
David Brodie 873 Chorro St. San Luis Obispo CA 93401
Representative's Name Mailing Address and Zip Code
David Brodie 805 544-0409
Title Phone Fax
SECTION 2. SUBJECT OF APPEAL
1. In accordance with the procedures set forth in Title 1, Chapter 1.20 of the San Luis Obispo
Municipal Code (copy attached), I hereby appeal the decision of the:
Architectural Review Commission
(Name of Officer, Committee or Commission decision being appealed)
2. The date the decision being appealed was rendered : _O_c_to_b_e_r_3_, _2_0_1 _6 ______ _
3. The application or project was entitled: 1042 Olive St. Retail/Hotel
1042 Olive St. Retail/Hotel
4. I discussed the matter with the following City staff member:
JoHN PAUL MA IER , C1'1:Y CLERK OFFon_k ..... 0"'---___._7 _--__.1 __ 6...___
(Staff Member's Name and Department) (Date)
5. Has this matter been the subject of a previous appeal? If so, when was it heard and by whom:
No
SECTION 3. REASON FOR APPEAL
Explain specifically what action/s you are appealing and why you believe the Council should consider
your appeal. Include what evidence you have that supports your appeal. You may attach additional
pages, ff necessary. This form continues on the other side.
Page 1of3
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Reason for Appeal continued
This project was approved as submitted with a 3 yes - 2 no vote based on the conclusion
that the surrounding cohesive context comprised of the Ramada motel, the Budget motel,
the Best Value Inn and the historical Heritage Inn would soon be replaced with buildings
similar in scale and appearance to 1042 Olive St. Not only is this not likely, but neither staff
nor the ARC made any attempt to follow the Community Design Guidelines. The opposing
votes by Angela Sol and Amy Nemcik in fact stated that this was the case.
SECTION 4. APPELLANT'S RESPONSIBILITY
The San Luis Obispo City Council values public participation in local government and
encourages all forms of citizen involvement. However, due to real costs associated with City
Council consideration of an appeal, including public notification , all appeals pertaining to a
planning application or project are subject to a filing fee of $28f, which must accompany the
appeal form.
Your right to exercise an appeal comes with certain responsibilities. If you file an appeal,
please understand that it must be heard within 45 days from filing this form. You will be notified
in writing of the exact date your appeal will be heard before the Council. You or your
representative will be expected to attend the public hearing, and to be prepared to make your
case. Your testimony is limited to 10 minutes.
A continuance may be granted under certain and unusual circumstances. If you feel you
need to request a continuance, you must submit your request in writing to the City Clerk. Please be
advised that if your request for continuance is received after the appeal is noticed to the public, the
Council may not be able to grant the request for continuance. Submitting a request for continuance
does not guarantee that it will be granted; that action is at the discretion of the City Council.
I hereby agree to appear and/or send a representative to appear on my behalf when
said appeal is scheduled for a public hearing before the City Council.
~~/ 10-/3-/.6
(Signature of Appellant) (Date)
*Exceptions to the fee: 1) Appeals of Tree Committee decisions are $113. 2) The above-named appellant has
already paid the City $281 to appeal this same matter to a City official or Council advisory body.
This Item is hereby calendared for _____________________ _
cc: City Attorney
City Manager
Department Head
Advisory Body Chairperson
Advisory Body Liaison
City Clerk (original)
07/16 update Page 2 of 3
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Appellants of ARC decision on October 3, 2016 for ARCH-2946-2016; 1042 Olive Street:
Kirit Patel
Sanjay Mistry
Jadish Panchal
Mabhu Patel
David Brodie
James Lopes
Cheryl McClean
Allan Cooper
Russell Brown
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Appeal. Comments about ARCH-2946-2016; 1042 Olive Street:
The proposed project does not comply with standards and guidelines as follows.
Appellant comments are written in bullets with bold text.
A. STAFF REPORT
The staff report does not make individual citations of standards or guidelines in most sections.
This appeal demonstrates that many standards and guidelines were not addressed or not
reviewed with any detail or focus in meet ing the intended, legislated meaning.
The staff report does not provide an accurate analysis of the conditions in the vicinity or of the
project proposal. It provides a sketchy, pejorative criticism of the neighboring development
instead as not being cohesive, although most of it was built before the City was even aware of
design guidance.
References are scant and individual design guidelines are not quoted, so that a commissioner
or reader has to make guesses which of the applicable guidelines were reviewed. The analysis
should have a full list of citations of individual guidelines which pertain to the project, preferably
in a table format.
Subject
The Subject section states that the project is mixed-use hotel and commercial uses; however,
the unit floor plans clearly show residential designs with two bedrooms, full closets, two
bathrooms, kitchens and dining areas.
• The project is not a hotel but is designed to be a residential project for long-term
rental, such as to students or other individuals. Key is the very small lobby space
on the ground floor, merely an alcove to the elevator and stairs. Therefore, Multi-
Family Residential design and parking standards should be required and reviewed
for project consistency.
B. ZONING STANDARDS
17 .08.072 Mixed Use Projects
This Section provides standards for the design of mixed use projects.
A. Design considerations. A mixed use project shall be designed to achieve the
following objectives ...
3. The design of the mixed use project shall take into consideration potential impacts
on adjacent properties and shall include specific design features to minimize
potential impacts.
• The staff report did not analyze this and other standards for a residential project.
4 . The design of a mixed use project shall ensure that the residential units are of a
residential character and that privacy between residential units and between other
uses on the site is maximized.
• The staff report did not analyze this standard in regard to residents' privacy from
other residents and visitors along outside corridors.
5. The design of the structures and site planning shall encourage integration of the
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street pedestrian environment with the nonresidential uses through the use of
plazas, courtyards, walkways, and street furniture.
• The design of the project does not encourage integration of the street pedestrian
environment with the commercial uses; not does it attempt to include plazas,
courtyards, walkways and street furniture.
E. Performance standards.
2. Noise. All residential units shall be designed to minimize adverse impacts from
non-residential project noise, in compliance with the City's noise regulations.
• The design is not clearly mitigating traffic noise.
C. COMMUNITY DESIGN GUIDELINES
3.1 Consistency with Community Design Guidelines
3.1.A Overall design objectives for commercial projects The design of each project should
work toward achieving the following objectives.
1. Consider San Luis Obispo' s small town scale and demonstrate sensitivity to the design context
of the surrounding area.
2
• The project and staff review do not analyze nor demonstrate sensitivity to the
single and two-story context of this charming tourist commercial area or its small-
town scale. A conforming project would include many similar massing, height,
site placement, and stylistic references and features.
2. Avoid "boxy" structures with large, flat wall planes by articulating building forms and elevations to
create interesting rooflines, building shapes, and patterns of shade and shadow. See Figure 3-1.
• The project was approved with a "boxy" structure with large extrusions and box
cut-outs which are more confusing than interesting. This building form is out of
character with the surrounding small-scale and casual semi-residential scale of
development. A conforming project would have a one to three-story height,
horizontal and vertical articulation in similar style details as the area, and
rooflines which break up the massing.
3. Preserve the design integrity of architecturally or historically significant structures and neighborhoods
adjacent to the commercial area.
• The project contradicts and destroys the integrity of the neighborhood, especially
with the historic character of existing motels, especially in relation to the historic
bed and breakfast which was moved from downtown. A sensitive, conforming
project would be in a similar site design and architectural style as the existing
motels, with the building in front of parking.
B. General architectural design guidelines.
1. Architectural style. No particular architectural style or design theme is required in the City nor can
San Luis Obispo be defined by any particular architectural style. A wide range of architectural
characteristics adds to the City's overall image. While variety in design is generally encouraged, the
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compatibility of new projects with the existing built environment should be a priority. The goal is to
preserve not only the historic flavor of the community but. equally important. its scale and ambience.
"Canned" or "trademark" building designs used by franchised businesses in other cities may not be
acceptable in San Luis Obispo, as they can collectively have the effect of making the commercial areas of
the City look like anywhere in California.
• The project and staff review ignore the important emphasis in this section, which
speaks to achieving a compatibility between new projects and the built
environment, and to preserve the historic flavor of the community and its scale
and ambience. The project is intended to overwhelm the existing scale, dominate
the neighborhood and create another kind of modern character than exists.
2. Neighborhood compatibility. In designing a building, it is important to analyze the areas surrounding
the building site to find elements of compatibility that can be used in a new design . Simply duplicating
the character of surrounding buildings, however, should not be a design goal. It is important for each site
to both maintain its own identity and be complementaty to its surroundings . Thus, a new building can be
unique and interesting and still show respect for and compatibility with the architectural styles and scale
of other buildings in its vicin ity .
Design factors that contribute to neighborhood compatibility include:
a. Appropriate design theme;
b. Proportional building scale/size;
c. Appropriate building setbacks and massing; and
d. Appropriate colors, textures, and building materials.
• The project proposes a modern style in a boxy rendition of horizontal and vertical
planes, which ignores compatibility with other style elements in the
neighborhood. There is no evidence that elements of compatibility were sought.
Therefore, the project is not complementary to its surroundings. Nor does the
project show respect for the architectural styles which have evolved in this area
and created a cohesive variety of buildings and styles.
4. Form and mass. A building's design should provide a sense of human scale and proportion.
Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed
windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades.
• The proposal is a modernist art-work onto itself, with no traditional sense of
entries, overhangs or arcades which would hint at human scale. Instead it is
designed to overwhelm human scale in a modernist statement. The overstated
protrusions on the front are not repeated on the sides as directed by the
guidelines; there is not any significant wall articulation on the sides. No building
setbacks are provided to scale the building down near its neighbors.
10. Building materials. Building materials shall be carefully chosen to enhance the consistency of the
architectural theme and design.
• The use of smooth plaster against rough bricks is not consistent with any other
development nearby, and it will appear "thin" and be subject to immediate wear
and weather patterns, as now showing at The Mix, a similar project by the
architect.
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12. Colors. The exterior colors of a building are as important as the materials in det~rmining how people
think about the building and its surroundings. Colors should be compatible with the existing colors of the
surrounding area but need not duplicate existing colors.
a. The use of muted tones for the structure's base color is recommended. Color should not be used as an
attention getting device.
b. Accent colors should be used thoughtfully and complement the base color or a variation of its hue,
either weaker or stronger.
c. The transition between base and accent colors should relate to changes in building materials or the
change of building surface planes. Colors should generally not meet or change without some physical
change or definition to the surface plane.
• The white/dark gray color choices are not compatible with existing colors in the
surrounding area. They are either too white or too dark for comfortable
compatibility. They are used as "hip" attention-getting devices. Muted colors at
the base and accent colors in similar hues or in transitions should have been
used.
C. Site planning. Project site planning should comply with the following guidelines.
1. Consider neighboring development. Each development proposal should demonstrate consideration
for the existing conditions on and off the site including the following:
• The staff report does not analyze whether the project has done this adequately or
at all. In fact, it argues against the existing condition as sub-standard and
therefore not warranting any attention in the design. Staff in this section assumes
that the surrounding development should have a consistent massing, by stating,
"The massing of these structures do not contribute to a cohesive pattern for the
area." Actually, the variety of single and two-story heights and massing express
consistency, and lend a small-scale context. Paradoxically, the staff report then
relieves the proposed project from any attempt to "demonstrate consideration" in
its design for the scale of these buildings and character which they represent.
a. The uses on, and site layout of neighboring properties;
b. The architectural style, and the shape and massing of neighboring structures.
• The four-story height of the building does not decrease at its edges or offer any
reduction in scale to be in context with the adjacent buildings.
• The applicant clearly intended to ignore the existing prevailing styles and propose
a contemporary modern building instead, with no reference to the other buildings.
This omission contradicts Guideline 3.1.C.1.g, which encourages new projects to
have visual links with adjacent development, in addition to contextual
architectural design as noted in b. above. The result is a jarring contradiction in
the area's long-term developed character.
c. Existing natural features (i.e., mature trees, landforms, etc);
d. Opportunities to preserve or enhance views of the hills;
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• The project at four stories is not reviewed for its blockage of fabulous views of
Bishop Peak to the north from the street and public sidewalk. Several easily
imagined and designed projects could break up massing, buildings and create low
courtyards to preserve some public views of Bishop Peak and achieve the
proposed uses.
e. Privacy and solar access of the site and neighboring properties;
• The project design does not provide any significant screening with landscaping to
provide privacy to adjacent properties.
f. Opportunities for new projects to provide physical links to adjacent development using sidewalks, and
shared access drives and parking, whenever possible; and
• The project design does not take any opportunities to provide physical links to
adjacent development except through driveway access including pedestrians.
g. Opportunities for new projects to provide visual links to adjacent development in the form of similar
landscaping, trees, etc., in addition to contextual architectural design as noted in b. above.
• The design does not take opportunities to visually link to adjacent development,
especially with contextual architecture and landscaping and trees.
6.2 -Landscaping
A. Goals for landscaping. The landscape design goals for the City include landscape that:
1. Enhances building architecture
• The landscape plan does not provide landscaping which frames the building or
softens views of the angular articulation.
4. Helps to preserve and create views
• The landscape plan does not enhance, frame or preserve views of San Luis
Mountain or Bishop Peak.
6. Provides aesthetic links and transitions between centers of activity
• The plant selection, sizing and location do not address this important guideline to
create aesthetic links such as between the street, sidewalk and the building
entrances. No patio or courtyards are proposed in the landscape plan to enhance
the commercial area's viability and enjoyment.
8. Provides shade, either seasonal or year round
• It is the era of worsening climate change, and this project does not propose
significant shading from trees, which would also contribute to carbon
sequestration. If this is a Tree City, U.S.A., then the staff, ARC and your Council
should have a priority of encouraging site designs which include generous
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numbers of shade trees. The parking lots are not interspersed with tree planters
which may not comply with the City ordinance for parking lot shading.
B. Landscape design guidelines. The following guidelines are intended to assist in achieving the above
goals.
1. Overall landscaping guidelines. Planting areas should be integrated with the building design,
enhance the appearance and enjoyment of the project and soften the visual impact of buildings
and paving. Landscaping should use a combination of trees, shrubs, and ground cover. Project
plantings should blend with vegetation on nearby property ifthe neighboring greenery is healthy
and appropriate. The City encourages innovation in planting design and choice of landscape
materials.
• The project is not integrated with a landscape plan which achieves this important
guideline. Innovation in landscaping is not singularly the use of cacti and
succulents, but these plants can be part of a broader palette which blends with
the neighborhood and achieves the listed objectives.
3. Extent of landscaping. A site should be adequately planted on all sides, and within its interior.
Trees must be planted along streets in compliance with the City's Tree Regulations, and should
be selected from the City's "street tree" list. Trees not on the list may be used if approved by
the City's Arborist. Trees may also be required at other locations on a site for screening.
• The project design ignores this guideline, and leaves the impression of a barren,
paved and built site. It should be "adequately planted on all sides, and within its
interior." San Luis Obispo used to be known for generous areas of plantings
throughout projects, and that aspect is part of the city's character, which should
be continued as intended by this guideline.
6.3 -Parking Facilities
B. Siting and screening. Parking lots should not dominate street views of projects. Wherever possible,
parking lots should be placed behind buildings.
6
• Within a city, hotels are usually placed at or near the sidewalk, and parking is
placed underneath, or in back if necessary. The site is within the urban core, not
at a suburban edge, and the project should have been required to place the
building in front of parking lots. This guideline sets a high expectation ("wherever
possible") that a project meet this character defining objective. The parking lot
does dominate the view of the project, partly due to its close proximity to the
sidewalk and lack of screening landscaping.
4. Structured parking is encouraged to minimize "vast seas of parking" in large commercial
projects.
• Here again is the City's residents' intent to create urban, not suburban sprawl
kinds of projects. The project is a large commercial project, and at least a two-
level parking structure should have been required to meet the guideline. The use
of frontage parking does create a sense of isolation of the building from the street.
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C. Landscaping in parking areas. The City encourages landscaping in parking Jots to provide visual
interest, buffers between land uses and shading for cars and people.
1. A minimum of five percent of the total area of a parking lot shall be devoted to landscaping, in
compliance with the City's Parking and Driveway Standards.
7
• The staff and ARC did not require the project to be revised to meet this guideline,
which in C.1 is stated as a standard ("shall") so that this minimum should be
calculated and exceeded due to the height of the building. Otherwise, the building
appears as in olden times when landscaping was not even considered important.
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The following project statement is a part of the Architectural Review and entitlement application
submittal requirements for OMU, a proposed redevelopment project located at 1042 Olive
Street, in the city of San Luis Obispo. The applicants are proposing to redevelop an existing
commercial property into a new in-fill multi-story mixed use project.
Property Background
The existing vacant commercial parcel area totals 22,500 S.F. (0.517 acres). The property is
currently zoned C-T Commercial Tourist. The existing project site is bounded by Olive Street to
the south, an existing Taco Bell Restaurant and Santa Rosa Street to the east, an existing motel
to the west, and an existing apartment complex to the north. All surrounding parcels are
similarly zoned. The subject property is completely vacant, save for some existing unkept
landscaping.
Existing site topography is generally flat with an average cross-slope of approximately 4%, and
generally slopes from the northeast side of the site to the south. In addition to the existing
vegetation on this property, current off-site improvements include existing curb, gutter, concrete
sidewalk and driveways which were used to previously access this site. Proposed site grading
will require removal of on-site vegetation, as well as consolidation of the existing driveways into
a single point of access. Replacement landscaping will include new drought-tolerant and BMP
P r o j e c t S t a t e m e n t F o r :
Olive Mixed Use
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p a g e 2 g a r c i a a r c h i t e c t u r e + d e s i g n
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compatible plant material, along with new street trees set in a proposed new parkway
“greenbelt” along the Olive Street property frontage.
Project Description
The proposed project involves construction of a new multi-story mixed use structure, with at-
grade parking. The proposed project is adjacent to and fronting on Olive Street, and will
continue to take ingress, egress, and all utilities directly from this public street. The project
proposes pedestrian-level street oriented small shop and commercial retail spaces along the
ground level. Lined
with inviting glass
storefronts and
retro-style roll-up
and/or sliding doors,
these shop spaces
are designed to
encourage and
promote pedestrian
activity at the street
level. The upper
levels consist of a
combination of 17
extended-stay hotel
units, of varying
size, scale and layout. Access to the upper level floors and hotel rooms are served via private
elevator and stairs, with circulation on each upper floor unit provided via exterior single-loaded
exterior walkway. These exterior open-air circulation “pedestrian streets” are intended to
promote guest interaction via “micro-neighborhood” on each individual floor, while a common
roof-top terrace will serve as a communal space available to all hotel guests. The extended-
stay hotel rooms vary in size, from 1 bedroom / 1 bath units to 2-bedroom / 2 bath loft units, all
of varying design, amenities and features to promote diversity in design and users.
The ground-floor level contains at-grade parking for the entire complex, with parking for
commercial tenants and customers
available directly adjacent to the
commercial spaces facing Olive Street,
while parking for the hotel users and
guests is relegated to the rear parking
area, which also includes provisions for
private secure motorcycle and bicycle
storage. The main structure effectively
splits the parking into two distinct areas
for separate commercial versus hotel
parking, which will minimize parking
conflicts throughout the day. Centrally located common trash, mail and utility areas complete
the proposed development, which encourage user interaction throughout the day.
Other key components of the project include flexible commercial ground floor lease space, as
well as environmentally responsible design elements, all packaged into a compact urban form
style density. In addition, a beautiful roof-top terrace will be incorporated into the roof of the
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project, which will provide a large common outdoor area for hotel guests to gather, relax,
barbeque, or just enjoy the sunset views over the city. Lastly, with the sites’ excellent solar
orientation and southern exposures, the project incorporates many sustainable and eco-friendly
design features, including active and passive solar, passive cooling, thermal mass heating, and
high efficiency day-lighting for all hotel and working spaces of the project.
Design Approach
Given the lack of a cohesive architectural context or common design vernacular for the
surrounding built environment, the design team developed a building typology that is a direct
product of exploring the nexus between the exterior and interior functions and use of the
proposed project components, in particular the interplay between the lower commercial spaces
and their relationship to the hotel uses above.
In that spirit, OMU seeks to establish a local sense of place with a modern architectural
language that will anchor this transitional neighborhood, while setting the standard for future
redevelopment in this area. In a “form-follows-function” approach, the design team took
inspiration from the very programmatic needs and requirements of the project itself. A complex
yet straight-forward massing approach emerged from a detailed analysis of the interaction
between the ground floor commercial units and the hotel rooms above. The result is a strikingly
modern and contextual rich design solution, which endeavors to bring energy and vitality to this
small stretch of Olive Street.
The proposed architecture therefore reflects simple modern elements and shapes that also
echo concepts envisioned by Le Corbusier’s “machine for living”. Simple, straightforward
rectilinear massing and articulation, which adds movement and interest to the contemporary
vocabulary, are integrated with modern and sustainable orientation strategies. The use of
materials common to both commercial and residential uses was key to establishing an
appropriate finish and color palette for the project. Concrete block, metal and wood siding, and
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cement plaster building materials all pay homage to the existing buildings and uses surrounding
this property. The intent is to simultaneously acknowledge context while integrating a new
architectural lexicon into this existing transitional neighborhood.
In order to put sustainable strategies in first position, all design decisions for this project were
guided by ecologically sustainable considerations and green principals. This is primarily
evidenced by the placement and orientation of all buildings and structures on the site, which are
oriented and sited to gain maximum solar exposure. This deliberate southern orientation not
only allows for maximum passive heating during winter months, but orients the buildings for
optimum year-round solar access. All upper floor units are accessed from a single loaded
exterior corridor, which affords natural cross-ventilation via location of operable fenestration on
at least two opposing sides of each unit.
This project therefore seeks to set new standards for sustainable and responsible urban in-fill
mixed use redevelopment for San Luis Obispo. In addition to implementation of many Smart-
Growth and L.I.D. concepts such as infill redevelopment, compact urban form, alternate
transportation, and integrated mixed uses, the project has been designed to the highest
standards in terms of energy efficiency and sustainable design. The proposed project qualifies
for LEED certification, and is also designed to meet the Architecture 2030 Challenge. As
members of SLO Green Build, the design team has also ensured compliance with the
established SLO “Green Build Guidelines”.
Provisions for traditional sustainable components such as thermal mass, correct solar
orientated fenestration, passive heating and cooling, solar shading, and natural day-lighting are
incorporated into the core design of all commercial and residential spaces of the project. In
addition, contemporary sustainable features such as cool roof, smart-energy devices, and
vertical gardens have also been incorporated into the facility. These sustainable and LID
strategies, which illustrate the beauty of eco-friendly design coupled with responsible
architecture and development, will be enjoy by all users and tenants alike.
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Site & Landscape Design
In conjunction with the proposed building improvements, new landscaping for this infill
redevelopment project will include installation of on-site infiltration devices, as well as linear bio-
swale planted parkway area along the street frontage, which will serve to minimize pollutant run-
off from the parking lot areas as well as provide storm water management for the project. The
existing multiple vehicular
driveways off of Olive Street will
be consolidated into a single
vehicular access point for the
project, in order to reduce traffic
conflicts and provide more street
exposure for pedestrian-oriented
commercial uses. Where
possible, additional on-site
landscape areas will be provided
to complement and enhance the
aesthetics and green architecture
of the proposed project. The
strategically located upper level common decks not only provide an architectural break on each
level, but will be furnished and treated as an inviting communal area to encourage interaction
between the hotel guests. The exterior ground-floor commercial parking area will be finished in
pervious paver materials, intended to enhance the pedestrian experience and provide human
scale, while also serving to enhance on-site storm water mitigation. All new on and off-site plant
material will be drought tolerant and irrigated with typical water-conserving systems. In addition,
all required parking for the proposed project will be provided on-site via common surface
parking lot. The project will also
provide required motorcycle parking, as
well as required short and long-term
bicycle parking, designed to encourage
alternate modes of transportation.
Proposed commercial signage will
consist of building or canopy-mounted
identification signage to denote the
various retail businesses on the ground
floor, along with wall-mounted icon or
individual logo signs to denote
individual business within the development, as well as the hotel tenant. All business and
directional signage will be integrated into the architecture of the project, including building and
address numbers located along the public way. All proposed signage will comply with the city’s
adopted sign regulations.
Entitlement Strategy
All proposed uses are allowed pursuant to the underlying C-T zoning for this parcel. Therefore,
the applicant is seeking to secure the require Architectural Review Commission (ARC) approval
for the overall design of this project.
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Summary
Olive Mixed Use will bring long anticipated redevelopment to a neglected, in-fill parcel of land
along the Highway 1 corridor of San Luis Obispo. This environmentally responsible Smart
Growth mixed use project will also generate additional retail and bed tax to the city, which will
be to the benefit of all residents of San Luis Obispo.
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Appeal of 1042 Olive Street
Project Design is not in context•Will loom over other buildings•Uncharacteristic shapes Appeal of 1042 Olive Street2
Olive Street Context•Two‐story buildings•Divided massing•Local, historic character•Interesting gabled roofs•Porches and arcadesAppeal of 1042 Olive Street 3
Olive Street Context•Formal entries near the sidewalk•Small‐town, pedestrian scale•Eaves and moldings•Shading eaves•Decorative plantingsAppeal of 1042 Olive Street 4
Olive Street Context•Retail uses ‐at or near the sidewalks•Patios •Clearly defined entries•Complementary, pleasing colors Appeal of 1042 Olive Street 5
Local Precedents•Larger hotels with gabled roofs•Staggered rooflines•Cornices•Earth‐tone colors•Landscaping and pathsAppeal of 1042 Olive Street 6
Project design is boxy, within boxesOut of Scale•Four‐story wall next to Ramada Inn•Untrimmed rooflines•Massive wall sections •Office colors•Very little landscaping and no paths to sidewalkAppeal of 1042 Olive Street 7
Building rear looms over Ramada Inn•Two floors could be placed on pedestals over parking, to reduce height to two stories. Appeal of 1042 Olive Street 8
Alternative Project IdeasMore in Scale•Defined first floor•Stepped back upper floors•Staggered, defined rooflines•Divided wall sections •Warm, natural colorsAppeal of 1042 Olive Street 9
Request of AppellantsThat your Council:•Refer the project back to the Architectural Review Commission•Give direction to staff and the ARC:•To pay close adherence to the Community Design Guidelines, as noted in the appeal document.Appeal of 1042 Olive Street 10
Olive Street Mixed Use Project1042 Olive Street, San Luis Obispo, California
City Council Appeal HearingPresentation Outline:1. Project Overview2. Design Process3. Project Renderings4. Sustainable Strategies5. Questions / CommentsPresentation Outline
Project Overview
Existing Context & NeighborhoodSITE
Existing Architectural Character
Design Process
Concepts + GoalsProject Concepts + Design Goals:Reflect eclectic neighborhood diversity in project design approachCreate hierarchy of public, semi-public, and private use areasEncourage opportunities for small-shop commercial business entrepreneursAcknowledge eclectic tourist oriented business and zoning districtAddress climate change via sustainable building design and construction methodsArchitectural language to reflect priority on sustainable strategies
Initial Design Studies
Project Renderings
View from Olive Street looking northwest
Street-level small commercial retail storefronts
View from rear parking area
View from bike locker area
View from Olive Street looking north
View from rear parking area looking south
View from roof terrace
Interior view of typical suite
Interior view of typical suite
View from exterior corridor looking west
Sustainable Strategies
Climatic Responses + Building Performance
East-West Building Orientation
Solar Strategies
Passive Cooling Response
Bio-Infiltration / Storm Water Management
On-Site Renewable Energy + Conservation
Climatic Responses + Building Performance
photo-sim from Olive Street looking west
photo-sim from Olive Street looking east
Aerial photo-sim looking north
Questions / Comments?