HomeMy WebLinkAboutItem #1 - ARCH-3530-2016 (3249 Broad) Broad Street Collection
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued review of a new three-story mixed-use project, which has been revised to
include six ground-floor hotel rooms, 20 one-bedroom apartments, and 12 studio apartments,
including four moderate income units and associated standard parking reduction incentive, one
laundry room, onsite parking, associated tree removals, and landscaping, with a Class 32 Categorical
Exemption (Infill Development) from environmental review.
PROJECT ADDRESS: 3249 Broad Street BY: Shawna Scott, Associate Planner
Phone Number: (805) 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: ARCH-3530-2016 FROM: Doug Davidson, Deputy Director DD
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Levi Seligman
Representative Corey Goodwin, Goodwin Design
Submittal Date August 3, 2016
Complete Date June 7, 2017
Zoning C‐R‐SF (Retail Commercial,
South Broad Street Area Plan)
General Plan General Retail, Special Focus Area
Site Area 0.85 acre
Environmental
Status
Categorical Exemption from
environmental review (Class 32 In‐Fill
Development Projects)
SUMMARY
The applicant is proposing to demolish the existing non-historic building and construct a new three-
story mixed-use project consisting of six ground-floor hotel rooms, 20 one-bedroom apartments, and
12 studio apartments, with 38 parking spaces, and nine bicycle spaces. The applicant’s request
includes the removal of six palm trees, one pine tree, and one pepper tree from the site. The City
Arborist has approved all requested tree removals. The project site is zoned Retail Commercial and
is located within the South Broad Street Area Plan.
Meeting Date: April 16, 2018
Item Number: 1
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The project was previously reviewed by the Architectural Review Commission (ARC) on August 21,
2017 (refer to Attachment 3, ARC Direction and Minutes). The previous project consisted of two
buildings including a six-unit boutique hotel, one caretaker’s unit, and ten live/work units. At that
time, the ARC provided directional items (refer to Section 3.0 Project Analysis) and continued design
review of the project to a date uncertain.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines (CDG) and applicable City policies and standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
2.2 Project Description
The proposed three-story mixed-use project consists of the following:
Approximately 2,500-square hotel including six rooms (379.5 to 462 square feet each);
20 one-bedroom residential units (573.5 square feet each);
12 studio residential units (363 to 462 square feet each);
38-space parking lot;
9 bicycle spaces (6 short-term, 3 long-term);
Removal of eight trees from the site (approved by the City Arborist);
A landscape plan that includes a new street tree, parking lot shade trees, planter boxes
and landscaping along the street frontage, and preservation of the existing tree canopy
along the creek corridor in the western portion of the property; and,
Demolition and removal of the existing non-historic building and accessory structure.
The proposed building design is contemporary in character, consistent with the Broad Street
Village Contemporary style. The revised project design includes: tan brick veneer and smooth
stucco on the building façade; corrugated metal siding (brown) accents on the third floor recessed
decks facing Broad Street and north, south, and west elevations; flat roofs with a dark brown
cornice; concrete wainscot along the base of the buildings; and, metal balconies with cable
guardrails, aluminum windows and doors (bronze), and metal exterior stairs (refer to Figure 1
below and Attachment 4, Revised Project Plans, pages 19 through 22). The previously proposed
colors and materials are shown in Figure 2, below for comparison (refer to Attachment 4, Revised
Project Plans, Sheet A-15, for reference).
Zoning C‐R‐SF (Commercial Retail, Special Focus)
Site Size 0.85 acre
Present Use & Development Heiland auto sales
Topography Gently to moderately sloping
Access Broad Street
Surrounding Use/Zoning North: Mixed‐use (commercial and residential) / C‐R‐SF
South: Residential / R‐2‐S
East: Broad Street, shopping center / C‐C‐S
West: Residential / R‐2‐S
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Figure 1. Revised Front Elevation Figure 2. Previous Front Elevation
2.3 Revised Project Statistics
Notes:
1. Applicant’s project plans dated February 1, 2018
2. Zoning Regulations dated March 2015 and South Broad Street Area Plan dated December 2014
3. Refer to Zoning Regulations Section 17.90.040.K Affordable Housing Incentives, Parking Requirements
3.0 PROJECT ANALYSIS
The discussion below focuses on the applicant’s response to the ARC directional items. Please refer
to the previous ARC Agenda Report, dated August 21, 2017 for additional project analysis. This
report is available online: < http://opengov.slocity.org/WebLink/1/doc/67353/Page1.aspx > , which
includes the previously-reviewed plans. The revised plan set includes graphics comparing the
previous and currently proposed elevations and perspectives (refer to Attachment 4).
3.1 Response to Directional Items: The applicant submitted revised project plans and
responses to directional items identified by the ARC at the August 21, 2017 meeting (refer to
Attachment 4, Applicant Response and Revised Plans). Overall, the revised design responds to
ARC direction by providing additional project details, floor plans, and renderings. In addition,
as shown in the revised project plans and comparative elevations, the revised project reduces
the overall massing of the structure and creates more visual interest and shadow-play by
eliminating a majority of the buildings along the southern property line; providing space
between the buildings; and adding architectural elements including large storefront windows
along the Broad Street frontage, recessed patios, projecting balconies, columns, stairs, and
complementary window arrays. Each directional item is discussed below.
Directional Items #1, #2, #3, and #4: These directional items included requests for additional
information and details including:
Item Proposed 1 Standard 2
Setback
Front (Street) Yard 5 feet 0 (min) – 5 (max) feet
Other Yard 5 to 8 feet 0 (min) to 10 (max) feet
Max. Height 31 to 34 feet (max) 25 (min) to 40 (max) feet
Max. Building Coverage 18% 100%
Parking Spaces 3
Vehicle 38 38
Bicycle (long-term) 3 3
Bicycle (short-term) 6 3
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1. Provide floor plans for each building (show the overall plan for each level).
Response: As requested, first, second, and third floor plans for each building are provided
in the revised plan set (Attachment 4 Revised Project Plans, pages 13, 14, and 15).
2. Clarify building materials and architectural details, including color palette. Clearly call out
material type for all elements, including but not limited to the base pedestal, bulkhead, stem
wall, and bands/cornice. Provide complete colors and materials board. Demonstrate use of
highly durable and high-quality materials.
Response: The revised plan set includes elevations and perspectives that identify proposed
colors and materials for building facades and architectural elements (Attachment 4 Revised
Project Plans, pages 19, 20, and 21). Additional perspectives highlight building details and
architectural features, and show how the brick veneer, cornice, corrugated siding, and
moulding would wrap around building corners and insets (Attachment 4, Revised Project
Plans, pages 28, 29, 30, 31, 32, and 33).
3. Provide exhibits showing wall thickness.
Response: Based on information from the applicant, 2 x 6 typical wood framed walls are
proposed. Please refer to the first, second, and third floor plans for each building (Attachment
4 Revised Project Plans, pages 13, 14, and 15).
4. Show how transitions would occur and how the materials would wrap around corners and
insets. Provide details on cornice and caps where buildings meet.
Response: Additional perspectives show how the brick veneer, cornice, corrugated siding,
and concrete wall banding would wrap around building corners and insets (Attachment 4,
Revised Project Plans, pages 28, 29, 30, 31, 32, and 33). Space is now provided between
buildings, and the cornice would wrap around all four sides of each structure. In response to
this directional item, the additional perspectives also provide additional details regarding the
cornice, where recessed patios and variations in height are proposed.
Directional Item #5: The ARC directed the applicant to revise the plans to provide more physical
articulation, variety, interest, consistency, identity, and sense of place, and revise the north and
south-facing elevations.
a. Provide variety on building façade, to include building heights and window
alignment. Provide more physical and textural variety.
b. Provide different window types and window pattern arrays to reduce monotony.
c. Provide more shadow-play on the south-east external elevation
d. Consider provision of additional decks for visual interest.
e. Consider making some units larger and some roof decks smaller.
f. Consider dropping down Lots 1 and 7.
g. Consider a uniform color for the awnings. Additional awnings or weather shield
encouraged at live/work entrances.
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Response: As shown in the revised plan set (Attachment 4), the building façade has been
redesigned to address these directional items and provide more consistency in materials used on
all elevations. A comparison between the previous design and the currently proposed project is
provided below (see Figures 3 and 4, South Elevation).
Figure 3. Revised South Elevation
Figure 4. Previous South Elevation
The shape, location, type, and framing of proposed aluminum windows was modified to provide
a more unified design, while also incorporating variety for visual interest. In addition to the
changes to the windows, the proposed stairways between buildings further break up the
monotony identified in the previous design, particularly along the north and south elevations.
The appearance of the southwest-facing elevation has been significantly modified by the
removal of a majority of the structures along the southwest property boundary, and the
placement of trees and landscape planters, and perimeter landscaping will soften the appearance
of the parking lot, which is generally obscured by existing trees and vegetation along the Broad
Street corridor. Additional shadow-play and visual interest has been incorporated into the project
as a whole, demonstrated by varying building heights (31 to 34 feet), building jogs and insets,
spaces between buildings, inset patios, balcony projections, and external stairways. The
proposed preliminary grading plan and elevations show that the buildings would step down to
follow the existing slope/grade of the project site (Attachment 4, Sheet C-1, Grading Plan and
page 22, Proposed South Elevation). The project no longer includes roof decks or awnings.
Directional Item #6: Integrate the site design with the natural environment (creek). Create a
transitional product.
Response: As shown on the revised site plan and landscape plan, the proposed project integrates
with the natural environment to the west by generally following the existing grade and providing
additional trees and shrubs between the area proposed for development and the creek corridor
(Attachment 4, page 5, Site Plan and pages 10 and 11, Conceptual Landscape Plan).
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Directional Item #7: Provide alternative pavers.
Response: As shown on the revised site plan and landscape plan, decorative interlocking pavers
are proposed at the driveway entrance along Broad Street (Attachment 4, page 5, Site Plan and
pages 10 and 11, Conceptual Landscape Plan). Standard asphalt paving is currently proposed
for the remainder of the parking lot. The location of the pavers provides more visual interest to
the entrance of the property and is the more visible component of the parking area, due to
existing and proposed structural development and landscaping along the Broad Street corridor.
Directional Item #8: Add trellis to trash and recycling area/enclosure for additional screening.
Response: The revised plans show the addition of a trellis to the trash/recycling enclosure,
consistent with this directional item (Attachment 4, page 21, West Elevation and page 31,
Perspective).
Directional Item #9: Consider providing electric car charger(s).
Response: The applicant is not proposing electric car charging stations at this time; however,
conduits are proposed to allow for installation in the future.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent
with General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres
substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened
species as the site is located on a developed property and is served by required utilities and public
services. The project has been reviewed by the City Public Works Department, Transportation
Division, and no significant traffic impacts were identified, based on the size and location of the
project.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the Conditions of Approval.
6.0 ALTERNATIVE RECOMMENDATIONS
6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines.
This alternative is not recommended, because the project is consistent with the General Plan
and Community Design Guidelines, and further architectural review could be accommodated
in the review process.
6.2 Continue the project to a date uncertain, with specific directional items provided.
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7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. ARC Direction and Draft ARC Minutes, August 21, 2017
4. Applicant Response and Revised Project Plans
Available at the Community Development Department: Project plans
Available at ARC hearing: Revised colors and materials board
Website Link to South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
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R ______
RESOLUTION NO. __________ (2018 SERIES)
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW THREE-STORY MIXED-USE PROJECT
INCLUDING SIX HOTEL UNITS, 32 RESIDENTIAL UNITS
(INCLUDING FOUR MODERATE INCOME AFFORDABLE UNITS),
ONSITE PARKING, AND ASSOCIATED TREE REMOVALS, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED APRIL 16, 2018
3249 BROAD STREET (ARCH-3530-2016)
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 August 21, 2017, pursuant to a proceeding instituted under ARCH-3530-
2016, Levi Seligman, applicant, and provided direction to staff and the applicant and continued
the item to a date uncertain; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on April 16, 2018, pursuant to a proceeding instituted under ARCH-3530-
2016, Levi Seligman, applicant, and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; 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
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 approval
to application ARCH-3530-2016, based on the following findings:
1. That 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 site and the surrounding neighborhood.
2. The proposed project is consistent with the General Plan for this location since the project
proposes to construct a mixed-use building that includes commercial and residential uses that
can be utilized for such uses envisioned by the Commercial Retail District within the Special
Focus Overlay zone for the South Broad Street Area Plan.
ATTACHMENT 1
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Resolution No. ______________ (2018 Series) Page 2
3. The proposed project is consistent with Land Use Element policy 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 proximate to major transportation corridors and
transit opportunities.
4. The design of the project is consistent with the development standards of the South Broad
Street Area Plan and has been designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for Mixed Use building types.
5. 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.
6. The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) because it consists of the redevelopment of the project site consistent
with policies and standards applicable to development within a General Retail area, on a site
less than five acres in size, with no value as habitat for endangered, rare, or threatened species,
as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within
City limits and is served by City utilities and public services. Based on the location, size, and
area and quantity of commercial and residential components of the development, approval of
the project will not result in any significant effects related to traffic, noise, air quality, or water
quality.
SECTION 2. Action. The Architectural Review Commission hereby grants approval to
application ARCH-3530-2016, with incorporation of the following conditions and code
compliance notes:
Conditions
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
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
ATTACHMENT 1
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Resolution No. ______________ (2018 Series) Page 3
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as deemed
appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
4. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Upper story (second and third floor) windows facing adjacent properties to
the north and south shall incorporate “Lumisty” glass or similar to enhance privacy between
the on and off-site uses.
5. The locations of all exterior lighting, including lighting on the structure, 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 ensure 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.
6. 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 may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
7. 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.
8. 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 backflow preventer and double-check assembly shall be located in the street yard
ATTACHMENT 1
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Resolution No. ______________ (2018 Series) Page 4
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.
9. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete
the project will clearly indicate and describe the noise reduction measures, techniques, and
materials used to reduce noise levels for the portion of the project along Broad Street that is
exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the
General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures,
techniques, and materials used to reduce noise levels shall be as described in the Standard
Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise
Guidebook, or equivalent alternative measures, techniques, and materials.
10. Demolition of the existing building shall not commence until a permit has been issued by the
building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving
of Buildings.
11. The building plan submittal shall clearly show the location of required bicycle storage for
residential uses. A minimum of two bicycle storage spaces is required for each proposed unit.
12. The building plan submittal shall show required interior storage (minimum 200 cubic feet),
consistent with the City Subdivision Regulations for common interest subdivisions.
13. The building plan submittal shall clearly identify one of the residential units as resident
manager quarters for the hotel use.
Engineering Division – Public Works/Community Development
14. The building plan submittal shall show all existing and proposed public and private easements
for reference.
15. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. The City supports
the proposed tree planters at the head of the compact spaces. Tree species and planting
requirements to be approved by the City Arborist and Community Development Director.
16. 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.
Services to the new structures shall be underground. All work in the public right-of-way shall
be shown or noted.
ATTACHMENT 1
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17. A future subdivision may require the installation of a city standard streetlight at the north
property corner along Broad Street. It may be prudent to include the analysis and
infrastructure for a new streetlight in the building plan submittal.
18. The building plan submittal shall show the fire service double check assembly outside the
right-of-way unless an encroachment agreement is specifically approved. The fire department
connection may project into the right-of-way up to 4 inches. The double check assembly
could be located in the fire riser room.
19. The building plan submittal shall show the existing overhead wire utilities along the southern
property line to be underground to the satisfaction of PG&E and the City. Existing and
proposed service drops and feeds to existing structures shall be shown and noted on the final
plans. A new service drop from Rockview may be required to re-feed 3260 Rockview. The
preliminary and final PG&E handout package shall be reviewed and approved by the engineer
of record and the City.
20. The building plan submittal shall include a complete grading, drainage, and erosion control
plan. The grading and drainage plan shall show all structures located within 15’ of the
property lines. The plan shall consider offsite historic 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 stormwater runoff from this site or adjoining sites.
The improved or altered drainage shall be directed to the street and not across adjoining
properties unless the drainage is conveyed within a recorded easement or existing waterway.
21. The erosion control plan shall clearly show the limits of disturbance and protection along the
creek corridor. The applicant or contractor shall schedule a pre-construction meeting with the
building inspector, natural resources manager, and city arborist prior to the start of demolition,
grading, or construction.
22. Work adjacent to or within a channel or creek may require the approvals of California
Department of Fish and Wildlife, Army Corp of Engineers, and/or the Regional Water Quality
Control Board. A copy of any required permits or a written permit waiver or exemption for
the same shall be provided to the City prior to demolition, grading, and/or building permit
issuance.
23. The building plan submittal shall clarify all existing and proposed utility improvements within
the creek corridor including but not limited to sewer, storm drain, and gas service piping. The
plan shall include any utility abandonments. The proposed rock spillways/outlet protection
shall be located outside the creek corridor and designed to induce sheet flow to the satisfaction
of the City and higher regulatory agencies.
24. The building plan submittal shall show and note the existing creek to be cleaned up of all
debris and any invasive species to the satisfaction of the Natural Resources Manager.
25. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped
ATTACHMENT 1
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sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the
City’s Website.
26. An operations and maintenance manual will be required for the post-construction stormwater
improvements. A private stormwater conveyance agreement will be required and shall be
recorded prior to final inspection approvals.
27. 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.
28. The building plan submittal shall show all existing and proposed street trees. Street trees are
required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City
Arborist shall approve tree species and planting requirements.
29. The City Arborist supports the proposed tree removals as shown on the Landscape Removal
Plan with the compensatory tree plantings shown on the Conceptual Landscape Plan.
30. The existing sycamore street trees shall remain and be protected unless determined unfeasible
by the City Arborist, Public Works Director, and Community Development Director. The
applicant shall do exploratory digging and detailed reconnaissance to evaluate the potential
impacts to the trees prior to building permit issuance. The City Arborist will support the
removal of the sycamore street trees with compensatory tree plantings if it is not feasible to
save the trees after extensive research is done. A report from a certified arborist may be
required to support tree preservation and/or removal.
31. If required, the City Arborist supports the removal of the neighboring sycamore trees at 3281
Broad with the property owner’s approval. If the trees are removed, then compensatory trees
shall be required to the satisfaction of the City Arborist and neighboring property owner. If
the neighboring sycamore trees are to remain, then a certified arborist report and detailed
construction drawings shall be required for the proposed tree protection measures. Specific
retaining wall design to bridge tree roots should be expected.
32. Tree protection measures shall be implemented to the satisfaction of the City Arborist for all
existing trees to remain. The City Arborist shall review and approve the proposed tree
protection measures prior to commencing with any demolition, grading, or construction. The
City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading
within the dripline of trees. A city-approved arborist shall complete safety pruning. Any
required tree protection measures shall be shown or noted on the building plans.
Housing Division – Community Development Department
ATTACHMENT 1
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33. To satisfy the City’s Inclusionary Housing Requirement prior to building permit issuance,
applicant shall enter into an Affordable Housing Agreement per City form to dedicate
affordable housing unit(s) consistent with Table 2 of the General Plan Housing Element.
Utilities Department
34. A new HDPE sewer lateral shall be constructed and shall tie into the sewer main located on
the western edge of the parcel.
35. A new 8” recycled water main shall be provided along the 150-foot Broad Street frontage as
a dry system.
36. Water service meter(s) shall be adequately sized to serve the project’s proposed units, and
residential units shall be separately metered from the commercial units. The apartments and
hotel units shall have a public master meter(s) with individual private sub-meters.
37. The project is within the recycled water service area, and shall include a “purple pipe”
irrigation system, and backflow preventer consistent with the Engineering Design Standards,
in a way that a transition from potable water to recycled water can be made in the future.
38. Potable water shall not be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal
Code. Recycled water is available through the City’s Construction Water Permit program.
39. A separate water meter shall be provided for each lot per Chapter 16.20.020.E of the City’s
Municipal Code.
40. The project will be required to provide a plan for the disposal, storage, and collection of solid
waste material for both the residential and commercial components of the project. The
development of the plan shall be coordinated with San Luis Garbage Company. The plan must
be submitted for approval by the City's Utilities Services Manager and the Community
Development Director. Projects generating more than two cubic yards of total waste shall
comply with AB 1826, and local waste management ordinance to reduce greenhouse gas
emissions. A trash enclosure capable of storing the required bins for waste, recycling, and
organics shall be provided.
41. The proposed utility infrastructure shall comply with the engineering design standards in
effect during the time a building permit is obtained, and shall have reasonable alignments and
clearances needed for maintenance.
Fire Department
42. Provide two fire sprinkler risers, one or the combined buildings on the north side of the project
and one for Building 2. Each riser shall be located in an interior fire sprinkler riser room with
exterior door access. Show on plans submitted for a building permit.
ATTACHMENT 1
ARC1-14
Resolution No. ______________ (2018 Series) Page 8
43. Fire sprinklers shall be designed to NFPA 13 Standards due to proposed Type V-B
construction type. The minimum fire sprinkler design density shall be 0.1 gpm/sf.
44. A written Fire Safety and Emergency Plan shall be provided to the Fire Department and a
qualified Emergency Director for the hotel identified in the plan, pursuant to California Code
of Regulations Title 19.
45. Show locations of fire sprinkler backflow device and Fire Department Connections for each
fire system.
Building Department
46. All ground floor dwelling units shall be adaptable and on an accessible route in accordance
with CBC Chapter 11A.
47. When unassigned parking or visitor parking is provided for covered multi-family dwellings, at
least 5% of the parking spaces shall be accessible and provide access to grade level entrances
and facilities. One in every 8 spaces shall be van accessible. 1109A
48. Accessible Parking for hotel units shall be in accordance with Table 11B-208.2. For every six
or fraction of six parking spaces, at least one shall be van accessible. 11B-208.2.4.
49. Where 17 or more multi-family dwelling units are constructed on a building site, 3 percent of
the total number of parking spaces provided, but not less than one shall be Electric Vehicle
charging spaces capable of supporting future EVSE and new hotels and motels shall provide
EV spaces capable of supporting future EVSE in accordance with California Green Building
code Chapter 4.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2018.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
ARC1-15
R-2-S
C-C-S
R-2-PD
C-S-PD
C-S
C-R-SF
C-SC-R-SF
R-2-S
MR-3-PDC-S-PD
B
R
O
A
D
ORCUTT
VICINITY MAP ARCH-3530-2016
3249 Broad Street ¯
ATTACHMENT 2
ARC1-16
September 14, 2017 (Sent via Email)
Levi Seligman
1405 Garden Street
San Luis Obispo, CA 93403
Subject: ARCH-3530-2016 (3249 Broad): Review of a four-story mixed-use development
project consisting of 10 live/work units and a small boutique hotel with 6 rooms and
a manager’s quarters.
Dear Levi Seligman:
On August 21, 2017, the Architectural Review Commission (ARC) met to review the new mixed-
use project located at 3249 Broad Street. The ARC provided a list of directional items, which are
identified below, and that are to be included in a revised plan submittal for the ARC’s
consideration.
1. Provide floor plans for each building (show the overall plan for each level).
2. Clarify building materials and architectural details, including color palette. Clearly call out
material type for all elements, including but not limited to the base pedestal, bulkhead, stem
wall, and bands/cornice. Provide complete colors and materials board. Demonstrate use of
highly durable and high quality materials.
3. Provide exhibits showing wall thickness.
4. Show how transitions would occur and how the materials would wrap around corners and
insets. Provide details on cornice and caps where buildings meet.
5. Provide more physical articulation, variety, interest, consistency, identity, and sense of
place. Revise north and south-facing elevations.
a. Provide variety on building façade, to include building heights and window
alignment. Provide more physical and textural variety.
b. Provide different window types and window pattern arrays to reduce monotony.
c. Provide more shadow-play on the south-east external elevation
d. Consider provision of additional decks for visual interest.
e. Consider making some units larger and some roof decks smaller.
f. Consider dropping down Lots 1 and 7.
g. Consider a uniform color for the awnings. Additional awnings or weather shield
encouraged at live/work entrances.
6. Integrate the site design with the natural environment (creek). Create a transitional product.
7. Provide alternative pavers.
8. Add trellis to trash and recycling area/enclosure for additional screening.
9. Consider providing electric car charger(s).
ATTACHMENT 3
ARC1-17
ARCH-3530-2016 (3249 Broad)– ARC Directional Items
September 14, 2017
Page 2
If you have any questions regarding this letter, please contact me at (805) 781-7176.
Sincerely,
Shawna Scott
Associate Planner
Community Development Department
919 Palm Street, San Luis Obispo, CA 93401-2710
sscott@slocity.org
ATTACHMENT 3
ARC1-18
ARCHITECTURAL REVIEW COMMISSION
Minutes
Monday, August 21, 2017
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
August 21, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Wynn.
ROLL CALL
Present: Commissioners Richard Beller, Amy Nemcik, Brian Rolph, Allen Root, Vice-Chair
Angela Soll, and Chair Greg Wynn
Absent: None
Staff: Deputy Director Doug Davidson, Associate Planner Shawna Scott, and Associate
Planner Kyle Bell.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
End of Public Comment--
APPROVAL OF THE MINUTES OF THE REGULAR MEETING OF MAY 15, 2017,
AND SPECIAL MEETING OF MAY 22, 2017.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
WYNN, CARRIED BY A 6-0 CONSENSUS, to approve the minutes of the Architectural Review
Commission meeting of May 15, 2017, as amended:
Page 2: strike from Condition #4 “space” and replace with “clearance to overhead screening.”
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
NEMCIK, CARRIED BY A 6-0 CONSENSUS, to approve the minutes of the Architectural
Review Commission meeting of May 22, 2017.
ATTACHMENT 3
ARC1-19
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 2
PUBLIC HEARINGS
1. 3249 Broad Street. ARCH-3530-2016: Design review of a new three-story mixed-use project
consisting of an approximately 12,457 square-foot boutique hotel (including six suites, one
caretaker’s unit, and roof decks), ten live/work units totaling approximately 21,430 square feet,
including roof decks, onsite parking, associated tree removals, and roof-top solar panels, with
a Categorical Exemption from environmental review (Class 32, in-fill development projects).
The project includes demolition of the existing non-historic building; C-R-SF zone; Levi
Seligman applicant.
Associate Planner Shawna Scott presented a PowerPoint presentation and responded to
Commissioner inquiries.
Applicant Representative, Corey Goodwin, discussed the project and responded to
Commissioner inquiries.
Applicants Levi Seligman and Melissa Bailey added brief commentary and responded to
Commissioner inquiries.
Public Comments:
None.
End of Public Comment--
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER SOLL,
CARRIED 5-0-0-1 (COMMISSIONER NEMCIK RECUSED) to continue project to a date
uncertain with direction to the applicant to:
1. Provide floor plans for each building (show the overall plan for each level).
2. Clarify building materials and architectural details, including color palette. Clearly call out
material type for all elements, including butnot limited to the base pedestal, bulkhead, stem
wall, and bands/cornice. Provide complete colors and materials board. Demonstrate use of
highly durable and high quality materials.
3. Provide exhibits showing wall thickness.
4. Show how transitions would occur and how the materials would wrap around corners and
insets. Provide details on cornice and caps where buildings meet.
5. Provide more physical articulation, variety, interest, consistency, identity, and sense of
place. Revise north and south-facing elevations.
a. Provide variety on building façade, to include building heights and window
alignment. Provide more physical and textural variety.
b. Provide different window types and window pattern arrays to reduce monotony.
c. Provide more shadow-play on the south-east external elevation
d. Consider provision of additional decks for visual interest.
ATTACHMENT 3
ARC1-20
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 3
e. Consider making some units larger and some roof decks smaller.
f. Consider dropping down Lots 1 and 7.
g. Consider a uniform color for the awnings. Additional awnings or weather shield
encouraged at live/work entrances.
6. Integrate the site design with the natural environment (creek). Create a transitional product.
7. Provide alternative pavers.
8. Add trellis to trash and recycling area/enclosure for additional screening.
9. Consider providing electric car charger(s).
COMMISSIONER NEMCIK RETURNED AT 6:05 p.m.
2. 243 Madonna Road. ARCH-0824-2017: Review of proposed signage for a new tenant,
Designer Shoe Warehouse, which exceeds the allowable number of signs and dimensions
established in the Madonna Plaza Sign program. This project is categorically exempt from
environmental review; C-R zone; Coast Monument Signs, applicant. (Kyle Bell)
Associate Planner Kyle Bell presented a PowerPoint presentation and responded to
Commissioner inquiries.
Applicant Representative, Steve Fear, provided handouts, discussed the project, and responded
to Commissioner inquiries.
Public Comments:
None.
End of Public Comment--
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER WYNN, SECOND BY COMMISSIONER ROLPH,
CARRIED BY A 6-0 CONSENSUS, to adopt a Resolution entitled “A Resolution of the San Luis
Obispo Architectural Review Commission approving exceptions to the signage for a new tenant,
designer shoe warehouse, which exceeds the allowable number of signs and dimensions
established in the Madonna Plaza sign program, with a Categorical Exemption from environmental
review, as represented in the staff report and attachments dated August 21, 2017 (243 Madonna
Road, ARCH-0824-2017) with the following amendments and additions:
a. Eliminate SECTION 1. Finding #2.
b. Condition #3: Remove “…shall eliminate one of the tower signs over the entrance of the
business…”
c. Condition #3: “… for the two signs along the entry tower element shall not exceed a
combined total of 151 square-feet.”
d. Condition #3: “…and may include a maximum letter height of sixty-six forty-eight
inches…”
ATTACHMENT 3
ARC1-21
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 4
e. Add Condition: “The use of the “ Sports Authority red” color shall not be allowed or
included as the background of any proposed wall signage.”
3. 273 Madonna Road. ARCH-0469-2017: Review of the redevelopment of a portion of the
Madonna Plaza Shopping Center to construct a new commercial building to provide for three
new tenant spaces, consisting of 56,257 square-feet. The project is categorically exempt from
environmental review; C-R zone; Schottenstein Property Group, applicant. (Kyle Bell)
Associate Planner Kyle Bell presented a PowerPoint presentation and responded to
Commissioner inquiries.
Applicant Representatives, Carol Florence and Emily Ewer of Oasis Associates, provided
handouts, discussed the project, and responded to Commissioner inquiries.
Public Comments:
None.
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
NEMCIK, CARRIED BY A 6-0 CONSENSUS, to continue to continue project to a date uncertain
with direction to the applicant and staff to:
1. Consider providing pedestrian connectivity to adjacent shopping center (SLO Promenade)
through modifications to parking lot along storefront entries, where appropriate.
2. Redesign the proposed arcade to allow sidewalk access in front of pillars rather than
placing the pillars at the back of curb.
3. Remove “uplighting” features.
4. Remove stand-alone pilaster features at the back of the building.
5. Remove trellis features with no practical application on building.
6. Remove cultured stone along base of structure, use authentic materials reflective of San
Luis Obispo.
7. Modify the building architectural style to be less corporate driven (blue banding on Ross
building) or “anywhere USA”. Remove billboard-style architecture to include more
human-scale architectural elements and focus on a more pedestrian local connection.
8. The proposed storefront window system along El Mercado elevation, shall provide clear
window glazing to provide for a visible display area.
9. Reduce the overall height of parapets, demonstrate how parapet features are integrated into
the building design, provide for compatibility and scalability with adjacent tenants.
10. Provide section cuts and perspective drawings.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
ATTACHMENT 3
ARC1-22
Minutes – Architectural Review Commission Meeting of August 21, 2017 Page 5
ADJOURNMENT
The meeting was adjourned at 8:06 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, September 11, 2017 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 10/16/2017
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