HomeMy WebLinkAboutItem 3 - 667 Monterey Street - ARCH 4311-2016CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: Review of revisions to a previously approved mixed-use project in the Downtown
Historic District which includes 28 dwelling units and 8,500 square feet of commercial space
including office, retail, and restaurant space, with an addendum to the Mitigated Negative
Declaration adopted with the previous project approval (ER 43-11).
ADDRESS: 667 Monterey Street BY/FROM: Brian Leveille, Senior Planner
FILE NUMBER: ARCH-4311-16
1.0 SUMMARY RECOMMENDATION
Recommend the Architectural Review Commission find the project consistent with the Historic
Preservation Program Guidelines
2.0 SUMMARY
The applicant has proposed architectural and programmatic revisions to a previously approved
mixed-use project which still has active entitlements. Phase 1 of the previously approved project
(currently underway) includes the rehabilitation and adaptive reuse of the Contributing Historic
Leitcher House. The proposed revisions to the next phase of the project are substantially similar
to the previously approved project in terms of the layout, height, number of floors, circulation, and
parking.
Applicant Shear Edge Development, LLC
Michael Hodge
Representative George Garcia, Architect
Submittal Date 12/27/2016
Zoning C-D-S-H (Downtown-
Commercial with Historic
District and Special
Consideration Overlay)
General Plan General Retail
Site Area 30,033 SF (.687 acres)
Environmental
Status
Addendum to the adopted
Negative Declaration for the
previous project approval ER
43-11.
Meeting Date: February 26, 2018
Item Number: 3
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3.0 CHC PURVIEW
The CHC’s role is to provide a recommendation to the Architectural Review Commission on the
proposed revisions conformance with Historic Preservation Guidelines for development in historic
districts.
4.0 BACKGROUND
On July 23, 2012, The CHC reviewed the Monterey Place project and unanimously recommended
approval of the project (Attachment 3, CHC staff report and resolution). Following review by the
Architectural Review Commission and Planning Commission, the City Council granted final
approval of the project on February 4, 2014. Entitlements for the previously approved project
remain active until February 4, 2019 (Attachment 6, previously approved plans). Phase 1 of the
previously approved project involves the rehabilitation of the Contributing Historic Leitcher
Building. The Leitcher rehabilitation project is currently underway and anticipated to be completed
in the May 2018 timeframe. Modifications to the ongoing Leitcher rehabilitation are not proposed
with the requested project revisions.
5.0 PROJECT INFORMATION
5.1 Site Information/Setting
The project site is located mid-block on the south side of Monterey Street between Broad and
Nipomo Streets (Figure 2, below). The project site is within one block of Mission Plaza and is
adjacent to the City creek walk and San Luis Creek bridge crossing to the south.
Figure 1. Perspective view of the currently entitled project looking south from across Monterey
Street.
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Table 1: Site Information
Site Size ~30,033 s.f. (.687 acres)
Present Use & Development Active construction site - Leitcher rehabilitation underway
Topography Sloping from Monterey Street to the creek
Access Monterey Street (future access for pedestrians from creek walk area)
Surrounding Use/Zoning North: O-H; Office with Historic Overlay – City Parking Lot (Palm Nipomo
Garage evaluated under EIR), Master List Hays Lattimer Adobe (residential),
and Contributing Historic Residences
East: O-H; Office with Historic Overlay – Contributing property (Bello House -
office use)
South: P-F-H (Public Facility with a Historic Overlay – Creek walk area
West: P-F-H (Public Facility with a Historic Overlay – Children’s Museum
5.2 Project Description
The proposed project consists of revisions to the previously approved multi-story mixed-use
buildings. The previously approved project included plans for 23 residential units, an 11-room bed
and breakfast, and 17,760 square feet of commercial space (Attachment 6 , project plans-current
entitlement). The revised project proposal now includes 28 residential units (30 including Leitcher
Building), and approximately 8,500 square feet of commercial space (Attachment 5, revised
project proposal). The project continues to include a subterranean parking garage with 29 spaces
for residential units on site, and a pedestrian paseo which provides a mid-block crossing from
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Monterey Street to the creek walk and pedestrian bridge south of the site consistent with the
previous approval.
The revised architectural design includes a blend of modern style with elements that are
complementary to the historic context of the area. The proposed materials include smooth troweled
plaster, tile roofing, recessed wood lintels, decorative steel guardrails, articulated rafter tails, and
cornice details. Vertical and horizontal articulation is provided by building massing and
architectural details. The building designs include stepbacks along the elevations with varying roof
heights and types including pitched and flat rooflines. Architectural details that add articulation
include awning details, roof overhangs, balconies, window insets, chimney protrusions, exposed
rafter tails, and cornice details (Attachment 4, applicant project statement).
6.0 EVALUATION/DISCUSSION
The CHC’s purview is to review the project revisions in terms of consistency with the Historic
Preservation Program Guidelines and provide a recommendation to Architectural Review
Commission (ARC).
6.1 Historic Preservation Program Guidelines
The proposed project revisions from the currently entitled project are predominantly in the style,
finishes, and overall architectural character of the project. The currently entitled project was
previously found compatible with the Downtown Historic District1 because the project included
1 Historic Preservation Program Guidelines; 3.2.1 Architecturally Compatible Development in Historic
Districts. New structures in historic districts shall be designed to be architecturally compatible with the district’s
prevailing historic character as measured by their consistency with scale, massing, rhythm, signature architectural
elements, exterior materials, siting and street yard setbacks of the district’s historic structures, as described in Figures
Figure 3. Perspective view of the proposed revised architectural design looking south from across
Monterey Street.
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significant variety and incorporated multiple materials and architectural elements borrowed from
around the Downtown in an effort to reflect elements of various downtown buildings.
The proposed revised project has a modern style more reflective of contemporary design intent
with the inclusion of elements reflecting the historic architectural elements of the downtown by
incorporating elements of the Mission and Spanish Colonial styles. The revised project proposal
includes tile roofing, pitched roofs, plaster finishes, vertically oriented windows, and various
architectural details described below. Similar to the currently entitled project, the lower floor levels
continue to provide downtown pedestrian interaction with storefront space along Monterey Street
and spaces with a presence along the pedestrian paseo. The paseo provides a mid-block connection
from/to the site of the future Palm/Nipomo Parking garage across Monterey S treet, through the
project, and to the creek walk and Higuera Street beyond (plan sheet A1.1 & L1, Attachment 5,
project plans).
2 and 3. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a
new building is historic.
Figure 4. Comparison of perspective views for the current revised
proposal (below), and previous approval (above) from the
direction of Nipomo Street, looking northeast
previous entitlement
Current proposal
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The project site is in a transition zone of the Downtown where development includes buildings
with varying heights and architectural styles, and varied setbacks from the street and adjacent
buildings, with more open yard areas than the core downtown area. The revised project proposal
continues to include setbacks to the street and upper floors similar to the previous approval, and
the paseo through the project provides separation between the buildings and the Contributing
Historic Leitcher Building. Consistent with the current entitlement, the revised project proposal
would allow unobstructed views of the primary and secondary views of the Leitcher Buildi ng
(north and west elevations). Views of the Contributing Historic Bello House located adjacent to
the site to the east and the Master List Hays Lattimer Adobe across Monterey Street would also
not be obscured2. The City parking lot across Monterey Street from the site is designated for a
multi-story parking structure with up to 445 parking spaces and a non-profit theatre with up to 255
theatre seats. The parking garage project Draft EIR was reviewed by the CHC on January 22, 2018.
Conceptual renderings of the parking garage show the multi-story structure incorporating
architectural elements which would be complementary to the revised Monterey Place project with
the use of plaster, Spanish tile, gable ends, and pitched roofs with parapets. The modern elements
of the revised design also appear compatible with the contemporary design of the neighboring
Children’s Museum (Figure 4, below).
2 Historic Preservation Program Guidelines; 3.2.2 Architectural Compatibility. “….New development should
not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural
character of historically designated structures located adjacent to the property to be developed, or detract from the
prevailing historic architectural character of the district.”
Figure 5: Conceptual site layout of the parking structure across Monterey Street from the project,
with the Little Theatre and office/commercial space (left); conceptual rendering of the
Palm/Nipomo parking structure (above right); and, photo of the Children’s museum (below, right).
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6.2 Architectural Details and Quality
An important element of compatibility in the downtown is a high degree of quality in the execution
of finishes and architectural details. The project plans include a level of detail which is not typically
included until the submittal of construction plan sets with enlarged architectural details (Plan set
sheets A3.6 through A3.10, Attachment 5). The enlarged details show high quality finishes such
as two-piece clay tile, decorative gutters and downspouts, smooth plaster and scalloped gables
ends, recessed windows and headers, decorative steel guardrails, cornice details, chimneys, and
awning and roof details showing copper gutters and downspouts with shaped rafters. The
storefronts and other metal features noted on callouts will be custom fabricated metal. Staff
anticipates discussion with the ARC on any needed further refinements or details for inclusion in
final construction plan sets.
6.3 Sign program
The applicant has included a conceptual sign program for review. Sign programs are an effective
way to establish ongoing requirements to ensure signage is coordinated and compatible with the
development and surrounding area in projects with multiple tenants and buildings. The applicant’s
proposed sign program appear appropriate in scale, placement, number, and type. The conceptual
sign program prohibits internally illuminated cabinet signs and internally illuminated channel
letters and the placement and type of signs appears appropriate for the project in terms of providing
an appropriate level of visibility at the pedestrian scale in the downtown setting (Attachment 5,
plan sets, pages A1.0-A10.3).
7.0 ENVIRONMENTAL REVIEW
An addendum (Attachment 7) has been prepared pursuant to CEQA section 15164 which finds
that the revised project proposal is consistent with the conclusions and mitigation measures of the
previously adopted Mitigated Negative Declaration ER 43-11. The revised project proposal would
not result in new or more severe environmental impacts than were identified in ER 43-11; nor have
circumstances changed which would result in new or more severe environmental impacts.
Therefore, a subsequent Negative Declaration is not required to review the environmental effects
of the proposed project revisions. The previously adopted Mitigated Negative Declaration can be
viewed online at: http://www.slocity.org/Home/ShowDocument?id=18998
8.0 RECOMMENDATION
Recommend the Architectural Review Commission find the project is consistent with the Historic
Preservation Program Guidelines.
9.0 ALTERNATIVES
1. Staff Recommendation: Recommend the Architectural Review Commission find the project
consistent with the Historic Preservation Program Guidelines
2. Recommend that the project be denied based on inconsistency with the City’s Historic
Preservation Program Guidelines.
3. Continue the item with specific direction for additional discussion or research.
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ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. CHC Staff Report and resolution, meeting of July 23, 2012
4. Applicant Project Statement
5. Project Plans (proposed revised project proposal)
6. Previously approved Project Plans – Current entitlement (2014)
7. Addendum to adopted Mitigated Negative Declaration ER 43-11
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RESOLUTION NO. XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE,
RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION
FIND THE ARCHITECTURAL MODIFICATIONS TO THE PREVIOUSLY
APPROVED MONTEREY PLACE PROJECT CONSISTENT WITH THE
HISTORIC PRESERVATION PROGRAM GUIDELINES; 667 MONTEREY
STREET (ARCH-4311-16)
WHEREAS, the Cultural Heritage Committee 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 February 26, 2018, pursuant to a proceeding instituted under architectural review
application #ARCH 4311-16; and,
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including
the testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo
as follows:
Section 1. Findings.
1. The proposed project is consistent with Historic Preservation Program Guideline 3.2.1 since
the mixed-use buildings include pedestrian scale features consistent with the Downtown with
ground level storefronts fronting Monterey Street and along the pedestrian paseo through the
project.
2. The proposed project is consistent with the scale and historic character of the surroundings and
historic district since it provides articulation, step backs, and architectural details which break
up the massing of buildings.
3. The project incorporates a significant amount articulation and introduces an architectural style
where historic elements are reflected with materials, finishes, and details that are
complementary to the downtown. Primary and secondary views of the Historic Leitcher
Building on site would be retained, and views of other nearby historic resources will not be
obstructed consistent with Historic Preservation Program Guideline 3.2.2.
Section 2. Environmental Review. The revised project proposal would not result in any
additional impacts and would not increase the severity of any impacts identified in the adopted
Mitigated Negative Declaration 43-11 from the previously approved project. An addendum to the
previously adopted Mitigated Negative Declaration pursuant to CEQA Section 15164 and 15162 is
appropriate since the revisions from the evaluated project in 43-11 would not result in new
significant environmental effects or result in a substantial increase in the severity of a previously
identified significant effect. Substantial changes would not occur with respect to the circumstances
Attachment 1
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Resolution No.XXXX-18
CHC ARCH-4311-2016 (667 Monterey Street)
Page 2
under which the project is being undertaken which would result in new significant environmental
effects or substantial increase in the severity of any previously identified significant impacts.
Section 3. Action. The Committee hereby recommends the Architectural Review
Commission find the project consistent with the Historic Preservation Program Guidelines.
On motion by Committee member, , seconded by Committee member, , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 26th day of February 2018
_____________________________
Brian Leveille, Secretary
Cultural Heritage Committee
Attachment 1
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667 Monterey Street ¯
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g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
The following project statement is part of a revised Architectural Review request for Monterey
Place, a previously entitled mixed use redevelopment project located at 667 Monterey Street, in
the city of San Luis Obispo. The applicants are continuing to propose redevelopment of an
existing commercial urban infill property into a new multi-story mixed use project, but with
architectural and programmatic changes further described below.
Property Background
The project area consists of three existing legal downtown commercial parcels, having a
combined total area of 29,905 S.F. (0.687 acres). The property is currently zoned C-D
Commercial Downtown. The existing project site is bounded by Monterey Street to the south,
existing residential structures to the east, San Luis Creek to the north, and the existing SLO
Children’s Museum to the west. All surrounding parcels, except the Children’s Museum, are
similarly zoned. The subject property is completely vacant, save for the existing historic
Leitcher House, which is currently under restoration via previously approved entitlements and
permits.
Existing site topography slopes from south to north, with an average cross-slope of
approximately 7%, and generally slopes from Monterey Street towards San Luis Creek. 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
P r o j e c t S t a t e m e n t F o r :
Monterey Place
6 6 7 M o n t e r e y S t r e e t , S a n L u i s O b i s p o , C a l I f o r n i a Version 2.0: 02/16/2018 Attachment 4
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this site. Proposed site grading will require removal of on-site overgrown vegetation, as well as
consolidation of existing driveways into a single point of vehicular access for the new project.
Replacement landscaping will include new drought-tolerant landscaping and BMP compatible
plant material.
Project Description
The proposed project will continue to include rehabilitation and adaptive-reuse of the historic
Leitcher House located at 667 Monterey Street. This existing 2-story former residential
structure will be rehabilitated consistent with Secretary of the Interior Standards for treatment of
historic structures, and will be integrated into the new mixed use redevelopment project as
hospitality and residential uses. The surrounding redevelopment efforts consist of ground-up
construction of a new multi-story, multi-building mixed use facility, with below-grade private
parking. The proposed project is adjacent to and fronting on Monterey Street, and will continue
to take pedestrian and vehicular 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 and along
a new public paseo, which
connects Monterey Street with
Higuera Street via an existing
creek pedestrian bridge. Lined
with inviting glass storefronts
and and/or sliding doors, these
shop spaces are designed to
encourage and promote
pedestrian activity at the street
and paseo level. The upper levels consist of a variety of private residential units, of varying
size, scale and layout. Access to the upper level floors and units are served via private
elevator and stairs, with circulation on each upper floor unit provided via exterior single and
double-loaded exterior walkways and bridges. These exterior common circulation “pedestrian
streets” are intended to promote tenant interaction via “micro-neighborhood” on each individual
floor, with a communal space available to all residential occupants of the building. The
residential units vary in size, from studio units to 3-bedroom / 2 bath units, all of varying design,
amenities and features to promote diversity in design and tenancy. Each upper level unit
contains private outdoor space via deck or patio off their main living spaces.
The basement level contains required on-site parking for the residential units only. Since the
project lies within the downtown parking district, parking for commercial tenants and customers
will be available via street parking, as well as existing and proposed city-owned public parking
garage facilities. In addition, 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, small-scale commercial ground floor lease
space, as well as affordable and market-rate residential units. private common area an indoor /
socialize and . Lastly, with the site’s excellent solar orientation and southern exposures, the
project incorporates many sustainable and eco-friendly design features, including passive solar,
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passive cooling, thermal mass heating, and high efficiency day-lighting for all living and working
spaces of the project.
Re-Design Approach
When internal project revisions were eminent due to financial and programmatic considerations,
an opportunity to revisit the previous external design stragety emerged. Upon receiving a
request from the applicant for a more cohesive and sensitive design approach to this
previously-entitled project, the design team researched the immediate surrounding architectural
vernacular along Monterey Street for direction and contextual references. Given the site’s
proximity to the historic Mission San Luis Obispo de Tolosa, one of the city’s most iconic and
historic structures, the design team chose to leverage and reinterpret this indigenous
architectural style into a setting that acknowledges the projects’ historical setting, while also
reflecting new uses, codes and requirements of today. This emerging “Early-California meets
Modern-Mission” vernacular creates a new dialog not only between the new project and existing
surrounding properties, but also sets up a physical hierarchy for the historic Leitcher House. By
deliberately choosing distinctly different yet complementary materials, finishes, massing, and
roof lines, the new project effectively genuflects to the Leitcher House, ensuring prominence
and diversity between this historic asset and the new construction surrounding it, effectively
cementing the Leitcher House as the crown jewel in this redevelopment effort.
In addition, the design team specifically developed building typology and vertical massing 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 residential units above.
This architectural interplay and massing articulation between existing and new building
components yielded a highly articulated set of buildings that read as a collection of singular
structures, connected by paseos, bridges, and walkways, resulting in a micro-village vernacular
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this is at once compelling and demonstrative of the uses within and around the project. And
lastly, great care was taken to develop specific details that would echo surrounding historic
structures, while being careful to avoid unnecessary ornamentation or false decoration.
In that spirit, Monterey Place seeks to establish a local “genus loci” with a modern architectural
language that will anchor this transitional neighborhood block, while setting the standard for
future redevelopment in this historic area. In a “form-follows-function” approach, the design
team took inspiration from the very programmatic needs and requirements of the project itself,
particularly the upper residential units, and their requirements for private outdoor spaces. A
complex yet straight-forward massing approach emerged from a detailed analysis of the
interaction between the ground floor commercial units and the residential lofts above. The
result is a strikingly historic yet modern and contextual rich design solution, which endeavors to
bring energy and vitality to this small stretch of Monterey 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 overall project.
Smooth cement plaster, metal and wood details, and true clay-tile
roofing materials all pay homage to the existing structures and
uses surrounding this property. The intent is to simultaneously
acknowledge context while integrating a new architectural lexicon into this existing transitional
historic 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 evidenced by
the placement and primary east-west 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
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.
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
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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.
Project Revisions Summary / Revised Phasing
The primary purpose for the shift from the approved hotel component to paseo-oriented
office/retail spaces and residential product stems from the availability of project lending and
financing. After securing the previous project entitlements, the project lender expressed grave
concerns about the applicants’ inability to
securing overnight hotel guest parking in
the existing Palm-Nipomo public parking
lot, and its subsequent conversion to
permanent guest parking once the Palm-
Nipomo parking structure was built by the
city. Unable to secure a permanent
parking arrangement with the city for the
previously-approved hotel use, the
applicant’s lender advised that moving
forward without a memorialized parking
agreement would negatively affect the
project appraisal, resulting in a significant drop in value for the hotel component, rendering the
project financially unfeasible. This revelation prompted reconsideration of the project’s hotel
use, and resulted in replacing the hotel component with additional office/retail uses along the
paseo, as well as converting these former hotel units into additional retail/office and new
residential uses.
Other minor revisions include fine-tuning the residential floor plans and converting all one-
bedroom units into two-bedroom units. This latter change was a result of shifting market
conditions, in that potential buyers expressed no interest whatsoever in a one-bedroom unit
layout, instead opting for two-bedroom units or larger. In addition, the applicants’ real estate
broker advised that one-bedroom units would be difficult to sell, as evidenced by a resent pre-
sale buyers’ preference survey. This revision to the residential component, coupled with
converting all hotel rooms to commercial and residential uses, now exceeds the allowable
residential density for this property, and therefore requires a density bonus as further described
in the “Entitlement” section below.
Attachment 4
CHC 3 - 30
p a g e 6 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
Site & Landscape Design
In conjunction with the revised building architecture, site and landscaping improvements for this
infill redevelopment project will continue to include hard and soft-scape public areas, including
drought-tolerant, climate appropriate plantings and materials. The existing vehicular driveways
off of Monterey Street will be consolidated into a single private 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 sustainable architecture of the proposed
project. The strategically located upper level common walkways not only provide an
architectural break on each level, but will be treated as an inviting communal area to encourage
interaction between the residential users. The exterior ground-floor commercial pedestrian
paseo areas will be finished in colored and textured concrete or paver materials, intended to
enhance the pedestrian experience and provide human scale.. All new on and off-site plant
material will be drought tolerant and irrigated with typical water-conserving systems. In
addition, all required residential parking for the proposed project will be provided on-site via
private basement-level parking garage. The basement level will also provide 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 commercial retail businesses on the ground floor, along with wall-
mounted icon or individual logo signs to denote individual business within the development. 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.
Attachment 4
CHC 3 - 31
p a g e 7 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
Entitlement Strategy
In addition to the revised Architectural Review design approval for this project, the applicant will
be seeking approval of a 3D Airspace Subdivision with the adjoining 0.15 acre parcel located at
679 Monterey Street (Walters property). In conjunction with the aforementioned combined
subdivision, this project also seeks approval of a Density Bonus via implementation and
physical construction of affordable residential units within this redevelopment project, pursuant
to Chapter 17.90 and Section 17.90.060.B.3 the SLO Zoning Regulations. The applicant is
hereby requesting a 21% density bonus in exchange for providing 6% of the units at the “Very-
Low” income level, as defined in Section 17.90.040.E of the SLO Zoning Code. These
affordable units will be set aside as deed-restricted housing units, for sale or rent, as required
by the city’s inclusionary housing guidelines and/or State HCD requirements.
Pursuant to the underlying C-D zoning for all parcels, the allowed base residential density of the
combined subject parcels is as follows:
36 DU/acre X 0.687 acres (667 Monterey + 679 Monterey / Walters) = 24.73 DU’s.
The project proposes to construct the following total mix of residential units:
( 1) Studio Unit @ 0.50 DUs (Located in Leitcher House)
( 1) 1-Bedroom Units @ 0.66 DUs
(24) 2-Bedroom Units @ 1.00 DUs
( 4) 3-Bedroom Units @ 1.50 DUs
29 Total Units equaling 31.16 DUs
Since 31.16DUs > 24.73DUs, a density bonus is being requested as a part of this entitlement
review. In order to realize the required 26% density bonus, the applicant will dedicate 8% of the
total allowed dwelling units listed above under the “Very Low” income level. Therefore, the
number of required affordable units is as follows:
24.73 DU X 8% = 1.98 DUs required at the “Very Low” income dedication level.
Therefore, the applicant proposes to meet the required 1.98 DU affordable requirement via
dedication of the following units:
(2) 2-Bdrm Units @ 1.00 DUs = 2.0 DUs > 1.98 DUs
At this time, the applicant does not need, nor is seeking, any developer incentives that are
available to him pursuant to Section 17.90.060.1.
Therefore, we propose that the following findings can be made in support of the requested
density bonus since:
1. The proposed project is consistent with the General Plan and requested uses are
allowed within the zoning district;
2. The project complies with all zoning regulations for the district;
Attachment 4
CHC 3 - 32
p a g e 8 g a r c i a a r c h i t e c t u r e + d e s i g n
g a r c i a a r c h i t e c t u r e + d e s i g n
1 3 0 8 m o n t e r e y s t r e e t , s u I t e 2 3 0 , s a n l u i s o b i s p o , c a l i f o r n i a 9 3 4 0 1
p h o n e 8 0 5 . 7 8 3 . 1 8 8 0 f a x 8 0 5 . 7 8 3 . 1 8 8 1 w w w . g a r c i a a r c h d e s i g n . c o m
3. The project complies with all applicable City Design Guidelines;
4. There currently exists adequate public facilities, services and utilities to serve the
proposed project;
5. The size, scale, and building design features are highly suited to the site and
surrounding neighborhood, and will be compatible with the character of the current and
future land uses and development intended for the surrounding neighborhood by the
General Plan and Zoning Code;
6. The site is adequate for the proposed project, has access to existing public streets; and
7. The establishment and operation of the proposed project will not be detrimental to the
health, safety or welfare of persons residing or working in the vicinity of the proposed
project, nor will the project be detrimental or injurious to neighboring property or
improvements, nor the general welfare of the City.
Given the city’s goals and objectives to seek and provide more infill residential housing units,
especially in the downtown core, this revised project will meet the city’s current desire and
vision to encourage more in-fill redevelopment, as well as support the city’s short and long-term
policy objectives for inclusionary housing components within mixed use redevelopment projects.
Summary
Monterey Place will bring long anticipated redevelopment to neglected, in-fill parcels of land
along the historic Monterey Street downtown district. This environmentally responsible Smart
Growth in-fill project will also help fulfil the city’s mandated goals of providing additional market-
rate and affordable housing units to the greater San Luis Obispo region.
Attachment 4
CHC 3 - 33