HomeMy WebLinkAboutItem #4 - APPL-1070-2017 (1135 Santa Rosa)Meeting Date: July 16, 2018
Item Number: 4
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Consideration of modifications to exterior building design at the west elevation and
southwest corner of a remodeled commercial building.
PROJECT ADDRESS: 1135 Santa Rosa St. BY: Walter Oetzell, Assistant Planner
Phone: 781-7593
E-mail: woetzell@slocity.org
FILE NUMBER: APPL-1070-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION
Adopt the draft resolution (Attachment 1) approving the proposed modifications to the exterior
building design, based on findings of consistency with applicable General Plan policies and
Community Design Guidelines.
SITE DATA
Applicant 33 Tons, LLC
Representative Ben Kulick, Stalwork, Inc.
Submittal Date May 7, 2018
General Plan General Retail
Zoning Downtown-Commercial (C-D)
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15301.
Existing Facilities)
SUMMARY
On June 12, 2017, Ben Kulick of 33 Tons, LLC submitted a request for changes to approved
building colors and design for a remodeled commercial building at 1135 Santa Rosa (see
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Attachment 4).1 On September 11, 2017, the Architectural Review Commission (ARC), by vote
of 5-0-1 (1 Commissioner absent), denied the request (Attachment 5). The ARC found the
proposed modifications to be inconsistent with General Plan policies related to context and scale,
and inconsistent with several Community Design Guidelines related to building design. On
September 19, 2017 Mr. Kulick appealed the decision of the ARC, arguing that, on the whole, the
building was in fact consistent with applicable design guidelines (Attachment 6)
On October 3, 2017 the City Council
considered the appeal. The Council found that,
compared to the approved color scheme, the
requested change to a monochromatic
application of a grey building color would
result in a building that appears bulkier and
more massive, as viewed along Marsh Street
(see Figure 1), and would diminish the
articulation and balance and rhythm between
building forms along that frontage. The
Council also found, however, that the
elimination of the bulkhead feature along the
Marsh Street frontage, which was part of the
approved building design, was consistent with
General Plan policies for “sidewalk appeal.”
The Council directed the appellant to submit an alternative modification to building colors or
design for final consideration by the ARC. Additional guidance was provided noting that the use
of the Custom Merlex Blend (grey) finish as a primary building color is acceptable, and that
installation of the bulkhead feature is not required, but that:
The building colors, materials or design shall be modified to achieve a visual
reduction in apparent building mass and scale, specifically to break up the
perception of building mass when viewed from the Marsh Street approach (at the
west elevation and southwest corner of the building) […]
On October 17 the Council formally adopted Resolution 10839 (Attachments 7 and 8) denying in
part, and upholding in part, the appeal of the ARC’s decision. The Council Agenda Report for this
action made note of a potential solution to the massing problem that had been discussed since the
prior meeting, consisting of the application of additional wood siding along the west elevation,
extending around the southwest building corner.
On November 13, 2017 the Architectural Review Commission agreed to form a subcommittee
comprised of three Commissioners for the purpose of providing feedback and further guidance on
the appellant’s proposed modifications, prior to consideration by the full Commission for final
1 Remodeling of the building was approved on July 6, 2015 (Resolution ARC -1015-2015) under application
ARCH-0846-2015; Requested changes were considered under application ARCH -0722-2017. Reports presented to
the ARC are archived on the City’s website and accessible from www.slocity.org/government/advisory-bodies
Figure 1: Southwest building corner
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APPL-1070-2017 (1135 Santa Rosa)
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action. The subcommittee met with the appellant at the project site, with Community Development
staff in attendance, on January 5, 2018. The appellant presented photo-simulations depicting
application of cedar wood material to wall surfaces on the 2nd floor, similar to the proposed
modification noted in the October 17 Council Agenda Report. The summary consensus of the
subcommittee was that the proposal was a good start, and that extension of the siding into
additional areas, such as the 3rd floor wall plane, could go further toward fully resolving the
massing problem. The appellant was directed to consider the feedback provided and to submit
drawings, descriptions, and supporting materials for final action by the full ARC.
On his own initiative, the appellant subsequently installed the proposed modification, consisting
of the application of the cedar wood material to the 2nd floor wall surfaces at the west elevation
and southwest corner of the building. On May 7, 2018 he formally submitted materials depicting
the alternative modification made to the building design (Attachment 3), for review by the ARC,
in response to the Council’s direction and guidance. This alternative is the subject of this review,
for final action by the ARC on behalf of the Council, as provided in Resolution 10839.
1.0 COMMISSION’S PURVIEW
The Commission’s role is to review the proposed alternative modification to the approved building
design for consistency with applicable General Plan policies and with the City’s Community
Design Guidelines, and take final action on the request to modify the approved building design.
As provided in Council Resolution 10839, the decision of the ARC will constitute final action on
the appeal, and will not be subject to further appeal.
2.0 SITE LOCATION AND PROJECT DESCRIPTION
The site is located at the northwest corner of Marsh and Santa Rosa Streets at the edge of the
Downtown-Commercial (C-D) Zone, across the street from Cheng Park, a small “pocket park,”
with office and commercial buildings in the vicinity. It was developed with a two-story commercial
building constructed in 1982 as a bank. The remodeling project approved in 2015 expanded the
building within the existing building footprint, transforming it into a more rectangular,
contemporary design, and adding two residential units on a new third floor. The approved project
had a two-color scheme consisting of alternating lighter and darker shades of grey, and a cut-tile
bulkhead on the south elevation, along a portion of the Marsh Street frontage, but the project was
completed without the tile bulkhead and with a monochromatic grey building color (see Figure 2).
3.0 EVALUATION OF PROPOSED CHANGE
Evaluation of the proposed alternative modification to the approved building design is focused on
whether the proposed change in the surface material applied to the west building elevation and
southwest building corner is consistent with General Plan policy for context and scale, with the
City’s Community Design Guidelines, and with the direction and guidance provided by the City
Council, as described in Resolution 10839.
As seen in Figure 2, the approved color scheme employs two complementary shades of color to
provide differentiation and articulation of the building’s component forms, which work to lessen
the perceived massiveness of the building. The monochromatic application of the grey “Custom
Merlex Blend” results in a notably heavier, more massive appearance when viewed from Marsh
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APPL-1070-2017 (1135 Santa Rosa)
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Street, at the southwest corner of the building, lacking the contrast, relief, and visual interest
evident in the approved two-color scheme. The articulation of building forms provided by the
contrasting shades of the colors is lost, affecting the balance and rhythm among these forms.
The City’s Community Design Guidelines provide design guidance for implementing General Plan
policies relative to the quality and design of new development in the City:2
Keep building elements in proportion. Proportion, continuity, harmony, simplicity,
rhythm and balance should prevail in building design. Building elements should be
balanced and in proportion to one another. (§ 2.2 (A))
Strive for interest, not clutter. The City encourages well-articulated, but not
cluttered building elevations. Large roof and wall planes unrelieved by shadow or
texture interest are generally not acceptable… (§ 2.2 (B))
Pay attention to details. Attention to detailing, and emphasis on vertical and
horizontal articulation, are encouraged as tools to visually reduce the apparent
mass of a building. (§ 2.2 (C))
2 See Land Use Element Polices 12.3 and 4.20.4
Figure 2: Approved color scheme (left); Building color, as completed (right)
Figure 3: Approved color scheme (left); Proposed application of cedar material (right)
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The alternative modification proposed by the applicant consists of the application of cedar wood
siding on the recessed wall plane of the west building elevation, extending around the southwest
corner of the building, at the second-floor deck area (see Figure 3 and Attachment 3). The lighter
shade of the wood material contrasts with the grey “Custom Merlex Blend” used as the primary
building color, and exhibits a horizontally-oriented texture and appearance that reinforces the
contrast, provides articulation, and adds visual interest at this building corner. In combination with
the wood accents of the roof eaves and the eastern corner of the building, it differentiates the
component building forms, restoring much of the balance and rhythm evident in the two-tone color
scheme.
4.0 CONCLUSION
The differentiation and articulation provided by the application of cedar accent at this building
corner provides relief to the perceived mass, bulk, and heaviness that the monochromatic color
scheme exhibited, as seen approaching the building along Marsh Street. Consistent with the above-
referenced Community Design Guidelines, the alternative change results in balanced and
proportional building elements, articulated building elevations relieved by shadow and texture
interest, and use of articulation to visually reduce the apparent building mass.
Staff recommends that the Commission find that the proposed alternative modification is
consistent with applicable design polices and with Council direction provided in
Resolution 10839, and approve the alternative modification to the building design, based on the
findings and subject to the conditions of approval described in the draft resolution provided
(Attachment 1).
5.0 ALTERNATIVES
5.1 Deny the proposed modification to the building design, based on findings of
inconsistency with relevant General Plan policies or Community Design Guidelines.
5.2 Continue consideration of the item to a future date, providing guidance to staff and the
appellant.
6.0 ENVIRONMENTAL REVIEW
This application is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). It involves a minor alteration to an existing structure, as described in CEQA
Guidelines § 15301 (Existing Facilities).
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Proposed Alternative Change (Submitted, May 7, 2018)
4. Proposed Changes (Submitted June 12, 2017)
5. ARC Resolution and Minutes (Sept 11, 2017)
6. Appeal Form (Sept 18, 2017)
7. Council Resolution No. 10839 (2017)
8. Council Hearing Minutes (Oct 3, 2017)
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RESOLUTION NO. ####-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO APPROVING A MODIFICATION TO BUILDING DESIGN
FOR A REMODELED COMMERCIAL BUILDING AT 1135 SANTA ROSA STREET
(DOWNTOWN COMMERCIAL (C-D) ZONE; FILE #APPL-1070-2017)
WHEREAS, on July 6, 2015, the Architectural Review Commission granted approval for
the remodeling of a commercial building, and an addition of a third floor with two new dwellings
to the building located at 1135 Santa Rosa Street (Resolution No. ARC-1013-15), under
application ARCH-0846-2015; 33 Tons, LLC, applicant; and
WHEREAS, on July 10, 2017, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990
Palm Street, San Luis Obispo, California, pursuant to a proceeding instituted under application
ARCH-0722-2017, 33 Tons, LLC, applicant, to consider modification of the application
ARCH-0846-2015, including requested changes to approved colors and elimination of a bulkhead
feature from the project design, and continued consideration of the request to a date uncertain,
providing direction to the applicant; and
WHEREAS, on September 11, 2017, the Architectural Review Commission of the City of
San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall,
990 Palm Street, San Luis Obispo, California, to further consider the requested changes to
approved colors and elimination of a bulkhead feature from the project design, and denied the
request (Resolution No. ARC-1018-17); and
WHEREAS, On September 18, 2017, Ben Kulick of 33 Tons, LLC filed an appeal of the
Architectural Review Commission’s decision to deny the request for changes to approved building
colors and project design; and
WHEREAS, on October 3, 2017, the City Council of the City of San Luis Obispo
conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, to consider the appeal of the Architectural Review Commission’s decision, and voted
4-0 (Councilmember Gomez recused) to deny the appeal, in part, denying the request to retain
current building colors without modification, and to uphold the appeal, in part, allowing
elimination of the bulkhead feature, with direction to return to the Architectural Review
Commission for final action on an alternative change to building color or design (Resolution No.
10839 (2017), finally adopted October 17, 2017); and
WHEREAS, on May 7, 2018, the Appellant, Ben Kulick of 33 Tons, LLC submitted an
alternative change to the building design, consisting of a modification of surface materials at the
west elevation and southwest corner of the building, for review by the Architectural Review
Commission, in response to the Council’s direction; and
ATTACHMENT 1
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WHEREAS, on July 16, 2018, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990
Palm Street, San Luis Obispo, California, to consider final action on the alternative change to the
building design; 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; and
WHEREAS, notices of said public hearings 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 approves the
proposed alternative change to the building design, based on the following findings:
a) The proposed change to the building design achieves a visual reduction in apparent
building mass and scale, breaking up the perception of building mass when viewed
from the Marsh Street approach at the west and southwest corner of the building,
consistent with the direction provided by the City Council.
b) The proposed change to the building design is consistent with General Plan Land
Use Element Policy 4.20.4 which states that new buildings are to fit within the
context and scale of existing development. The modification of surface materials at
the southwest corner of the building introduces contrasting color that lightens
perceived bulk and mass, as viewed approaching the building along Marsh Street,
and enhances balance and rhythm along that frontage.
c) The proposed change to the building design is consistent with the City’s
Community Design Guidelines. The modification of surface materials at the
southwest corner of the building restores articulation, balance, and rhythm between
building forms, and lightens perceived bulk and mass, as viewed approaching the
building along Marsh Street. The resulting appearance exhibits harmony, rhythm,
and balance consistent with guidance provided in § 2.2 (A), balance of articulation
encouraged by § 2.2 (B), and use of articulation to visually reduce apparent mass,
as described in § 2.2 (C) of the Guidelines.
d) The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA). It involves minor alteration of an existing
structure, as described in CEQA Guidelines § 15301 (Existing Facilities).
SECTION 2. Action. The Architectural Review Commission hereby approves the revised
design, pursuant to the direction and guidance provided by the City Council for final action on
ATTACHMENT 1
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appeal APPL-1070-2017, as described in Resolution No. 10839 (2017), subject to the following
conditions:
Conditions
Note: Mandatory code requirements beyond the scope of these conditions may apply to this
project, and compliance with such requirements will be evaluated when final plans for
construction permits are reviewed (see Code Compliance Notes, below).
Planning (Community Development)
a) Conformance to approved plans and conditions. Plans submitted for construction
permits for this modification shall be in substantial compliance with the plans and
photo-simulations submitted by the appellant on May 7, 2018, and with all
conditions of project approval. Any change to the approved design, colors,
materials, or landscaping, or to any conditions of approval must be reviewed and
approved by the Community Development Director or Architectural Review
Commission, as deemed appropriate.
Indemnity
b) 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.
On motion by Commissioner , seconded by Commissioner , and on the
following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 16th day of July 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
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ATTACHMENT 2
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SanLuisObispoPlanningDepartment
RE:1135SantaRosaͲSouth/WestElevation
DearPlanningDepartment:
Perthedirectionfromcitycounciltoaddress:
a)TheuseoftheexistingCustomMerlexBlend(grey)finishasaprimarybuildingcolorisacceptablewithadditionaldirectionnotedinthis
SectionofthisResolution;
b)Thebuildingcolors,materialsordesignshallbemodifiedtoachieveavisualreductioninapparentbuildingmassandscale,specificallyto
breakuptheperceptionofbuildingmasswhenviewedfromtheMarshStreetapproach(atthewestelevationandsouthwestcornerofthe
building),subjecttothefinalapprovaloftheArchitecturalReviewCommission;and
C)TheAppellantshallnotberequiredtoinstallthecutͲtilebulkheadfeatureasreflectedinapplicationARCHͲ0846Ͳ2015.
Stalworkproposestoinstallcedarsidingthatwasusedasasecondaryaccentmaterialtoachieveavisualreductioninapparentbuildingmass
andscale.Thisapplicationisdepictedbelow.
ThissatisfiesthedirectionfromCityCouncilinanobviousfashion:
1) Thiscedarwasusedtoseparatethe1stand2ndfloormassesonotherelevationsandCityCouncilfoundtheseelevationssuccessfuland
withoutwarrantforchange.
2) TheCustomMerlexBlendisapprovedasaprimarycolor.ThismaterialisanaccentasCouncilfindsthatprimaryelementsofthebuilding
beinggreyareacceptable.Itisnotmeanttodominatebutbeasecondaryelement.
3) Theamountofcedaronthiselevationbypercentageofwallplanewillexceedallotherelevations.Indoingsotheamountisconsistent
orexceedsaccentmaterialontheelevationsCityCouncilfoundacceptable.
4) Thismaterialhasbeenwidelyappreciatedbythecommunityatlarge,CityCouncil,andARC.
5)TheSouthͲWestelevation,ofallelevationsonthebuilding,hasthemostarticulation,walldetailing,railings,recessesandprojects,
overhangs,awnings,andlightfixturesthatarelaidoutinChapter4ofthecommunitydesignguidelines.Inreferencetotheabove,the
amountofcedaronthiselementwouldbesubdued,yetourproposaladdsthemostsquarefeetbyvolume.ClearlythisexceedstheCity
Councildesiretoreducethemassingandscale.
RespectfullySubmitted,
Stalwork,Inc.
Onbehalfof33Tons,LLC
ATTACHMENT 3
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ATTACHMENT 3Packet Page 162
Santa Rosa + Marsh Building, ARC Revisions1135 Santa Rosa, San Luis Obispo15.0622south elevation - marsh streetATTACHMENT 3
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Santa Rosa + Marsh Building, ARC Revisions1135 Santa Rosa, San Luis Obispo15.0622west elevation - facing empty lotATTACHMENT 3
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Architectural Review Commission
Request for Modification
1135 Santa Rosa
Summary of Requests for Modification
1)Resolution No. ARC‐1013‐15
Corrective Action: Obtain approval from the Community Development Director or Architectural Review
Commission for the change of colors on the building
Approval Request:
The building color accurately reflects the color and style of neighboring properties and is the approximate
same color saturation as the ARC approved color. Architectural colors should be selected and appropriate
for the design intent, architecture, and time period of construction. Building colors that do no prove
successful are easily modified in the future. 1135 Santa Rosa is innovative and fully compatible with the
surrounding buildings. See complete package, presentation, and support.
2)Resolution No. ARC‐1013‐15
Corrective Action: Obtain approval from the Community Development Director or Architectural Review
Commission for the change in material [Bulk Head Removal]
Approval Request:
Modify ARC conditions to eliminate the bulkhead on the Marsh street elevation.
Justification:
1)Per Guidelines: “Materials should be used honestly.” A bulkhead is for flood control. This building
is not in a FEMA flood zone.
2)Per Guidelines: “Materials should be used honestly.” Applying a bulkhead to one elevation does
not serve the purpose of flood control.
3)Per Guidelines: “Artificial or decorative façade treatments, where one or more unrelated
materials appear stuck on to a building should be avoided.” This material is stuck on and is an
unrelated material.
4)The bulkhead is does not fit with the architectural style of the building and this feature is not a
historic feature of San Luis Obispo, but a recently applied element to new buildings per flood
control to serve a SPECIFIC purpose not required on this building. This element is a FEMA
requirement not required in anyway on this building. This feature is not historic nor is this
building in a historic zone.
3)Resolution No. ARC‐1013‐15
Corrective Action: Obtain approval from the Community Development Director or Architectural Review
Commission for the visible rooftop equipment or modify the placement of roof‐mounted equipment so that
it is not visible, or provide screening to conceal the equipment from view of public streets, and neighboring
properties, consistent with Community Design Guidelines § 6.1 (D).
Approval Request:
No modification requested. Mechanical screening is being installed.
(June 12, 2017)
ATTACHMENT 4
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elevation notesreference note callout#1. exterior lighting shall be night-sky compliant per zoning regulation chapter 17.23 (night sky preservation), seereflected ceiling plan2. address numbers: where mounted on wall address numbers shall be 5" tall min. with a min. 1/2" stroke width,contrasting color to background. where mounted at awning face, numbers shall be 12" tall with a 1/2" min. stroke3. OMIT4. electrical transformer enclosure: see site plan A1.1 for additional information5. site fence: see site plan A1.1 for additional information6. recessed can downlights at underside of eave, see reflected ceiling plansmaterial + color legendmaterial1. smooth cement plaster2. horizontal solid wood siding3. aluminum windows + doors, divided as shown,4. OMIT5. horizontal awning with steel panel face6. wall or fence7. steel guardrail with stainless steel cable to 42"above surface of deck8. aluminum exterior multi panel slider9. aluminum slat rolling garage door10. steel hollow metal access door, color to matchadjacent wall color11. expressed window panning frame12. wood guardrail cap13. metal roof equipment screen (approx outline)A. custom merlex blendB. OMITC. OMITD. trim color: zinc dust - kelly moore KM4903E. cedar: 1x6 t+g w/ clear exterior grade finishF. cast-in-place finished concreteG. windows + doors: bronze anodized aluminum,clear|low-e glazingH. timber: 6x6 wood post with 3x8 wood boards,1/2" spacing, stagger attachment, w/ clearexterior grade finishI. powder coat: RAL 3011J. brushed stainlessK. powder coat: blackX#color0124801248A3.1exterior elevationsSCALE : 3/16" = 1'-0"west elevation01SCALE : 3/16" = 1'-0"east elevation021135 santa rosasan luis obispo, ca 93401projectprintrevisionsw09117.0531po box 1810san luis obispo. ca 93406805.704.0535bryan ridley.architectbracket [ao]remodel + additionmixed usepo box 391san luis obispo. ca 93406805.542.0033lic 948012stalwork, inc.PLAN REVISIONf.f. @ second floor(11'-7 1/2")f.f. @ third floor(24'-10 1/2")50'-0" above average natural grade(48'-7 1/4")f.f. @ first floor(0'-0") 224.9'A.N.G.(-16 3/4") 223.5'f.f. @ second floor(11'-7 1/2")f.f. @ third floor(24'-10 1/2")50'-0" above average natural grade(48'-7 1/4")top of parapet(39'-10 1/2")f.f. @ first floor(0'-0") 224.9'A.N.G.(-16 3/4") 223.5'A10F642" a.f.f. min.42" a.f.f. min.D5A1A1G3A1E2A1J7J7E2A1A1A1J7A1G3A1~4'-0"~3'-0"H6G11G11G8E12G3A1A1A1A145top of parapet(39'-10 1/2")top of fascia(37'-4 1/2")top of fascia(37'-4 1/2")grade at fence224.0'6K131K13beyondATTACHMENT 4Packet Page 166
elevation notesreference note callout#1. exterior lighting shall be night-sky compliant per zoning regulation chapter 17.23 (night sky preservation), seereflected ceiling plan2. address numbers: where mounted on wall address numbers shall be 5" tall min. with a min. 1/2" stroke width,contrasting color to background. where mounted at awning face, numbers shall be 12" tall with a 1/2" min. stroke3. OMIT4. electrical transformer enclosure: see site plan A1.1 for additional information5. site fence: see site plan A1.1 for additional information6. recessed can downlights at underside of eave, see reflected ceiling plansmaterial + color legendmaterial1. smooth cement plaster2. horizontal solid wood siding3. aluminum windows + doors, divided as shown,4. OMIT5. horizontal awning with steel panel face6. wall or fence7. steel guardrail with stainless steel cable to 42"above surface of deck8. aluminum exterior multi panel slider9. aluminum slat rolling garage door10. steel hollow metal access door, color to matchadjacent wall color11. expressed window panning frame12. wood guardrail cap13. metal roof equipment screen (approx outline)A. custom merlex blendB. OMITC. OMITD. trim color: zinc dust - kelly moore KM4903E. cedar: 1x6 t+g w/ clear exterior grade finishF. cast-in-place finished concreteG. windows + doors: bronze anodized aluminum,clear|low-e glazingH. timber: 6x6 wood post with 3x8 wood boards,1/2" spacing, stagger attachment, w/ clearexterior grade finishI. powder coat: RAL 3011J. brushed stainlessK. powder coat: blackX#colorA3.2exterior elevations2SCALE : 3/16" = 1'-0"south elevation01SCALE : 3/16" = 1'-0"north elevation021135 santa rosasan luis obispo, ca 93401projectprintrevisionsw09117.0531po box 1810san luis obispo. ca 93406805.704.0535bryan ridley.architectbracket [ao]remodel + additionmixed usepo box 391san luis obispo. ca 93406805.542.0033lic 948012stalwork, inc.PLAN REVISIONf.f. @ second floor(11'-7 1/2")f.f. @ third floor(24'-10 1/2")50'-0" above average natural grade(48'-7 1/4")top of parapet(39'-10 1/2")f.f. @ first floor(0'-0") 224.9'A.N.G.(-16 3/4") 223.5'f.f. @ second floor(11'-7 1/2")f.f. @ third floor(24'-10 1/2")50'-0" above average natural grade(48'-7 1/4")top of parapet(39'-10 1/2")f.f. @ first floor(0'-0") 224.9'A.N.G.(-16 3/4") 223.5'42" a.f.f. min.42" a.f.f. min.42" a.f.f. min.42" a.f.f. min.A1J7A1A1G3G8A1D5E2A1E2D5G3E2G3A1I9B1G3G3A1A1A1J7G3G11G3D58'-6"E12012480124824F6top of fascia(37'-4 1/2")top of fascia(37'-4 1/2")A104'-1 1/2"24" minproperty lineline to determinefire separation distanceper cbc table 705.261K131K13beyondATTACHMENT 4Packet Page 167
Santa Rosa + Marsh Building
1135 Santa Rosa, San Luis Obispo15.0531
project photograph from intersection of marsh and santa rosa streetsATTACHMENT 4Packet Page 168
Santa Rosa + Marsh Building
1135 Santa Rosa, San Luis Obispo15.0531
project photograph of marsh street elevationATTACHMENT 4Packet Page 169
1135 Santa Rosa | Mixed Use Addition + RemodelSan Luis Obispo Architectural Review Commission6 July, 2015East Elevation, Santa Rosa Street72’-3”92’-3”4’-10”23’-8”back of sidewalkproperty line7’-8”far side of alleymarsh streetSetbacks Required in the C-D Zone = 0’CONDITION 3ATTACHMENT 4Packet Page 170
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, September 11, 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,
September 11, 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, Brian Rolph, Amy Nemcik, Allen Root, and Chair Greg
Wynn
Absent: Vice-Chair Angela Soll
Staff: Principal Planner Tyler Corey, Associate Planner Kyle Bell, and Assistant Planner
Walter Oetzell.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
Carol Weiser
--End of Public Comment--
APPROVAL OF MINUTES
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-1, to approve the minutes of the Architectural Review Commission
meetings of July 10, 2017; July 17, 2017; and August 7, 2017, as amended:
July 17, 2017: Commissioner Beller’s comment pertains to Agenda Item #1, rather than Agenda
Item #2.
August 7, 2017: Clarify that Commission discussion followed Public Comment on Agenda Item
#1.
PUBLIC HEARINGS
1. 435 Marsh Street, 1210 and 1218 Carmel Street. ARCH-0652-2017: Review of a new four-
story mixed-use development that includes eight residential units and approximately 1,100
square-feet of commercial space with associated tree removals, and a 20% mixed-use parking
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reduction. The project is categorically exempt from environmental review; C-R zone; Renton
Partners, LLC, applicant.
Associate Planner Kyle Bell presented an in-depth staff report with use of a PowerPoint
presentation.
Joel Snyder, Ten Over Studio, presented and responded to Commissioner inquiries.
Public Comments:
Carol Weiser
James Lopes
Ed Marcom
--End of Public Comment--
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
ROLPH, CARRIED 4-0-1-1 (COMMISSIONER NEMCIK RECUSED) to adopt a Resolution
entitled “A Resolution of the San Luis Obispo Architectural Review Commission approving the
development of a four-story mixed-use project that includes eight residential units and
approximately 1,100 square feet of commercial space with associated tree removals, and a 20%
mixed-use parking reduction. The project is categorically exempt from environmental review, as
represented in the staff report and attachments dated September 11, 2017 (435 Marsh, 1210 &
1218 Carmel Streets ARCH-0652-2017)” with the following direction and additional conditions:
a. Strike Finding #6.
b. Add Condition: “The applicant shall work with staff to provide additional articulation at
the pedestrian level along the Carmel Street elevation and the South elevation, subject to
the approval of the Community Development Director.”
c. Modify Condition 12: “Plans submitted for a building permit shall include window details
and all other details including but not limited to awnings, rafters, iron work, railings. Plans
shall indicate… Plans shall demonstrate the use of high quality materials for all design
features that that reflect the architectural style of the project…”
d. Strike Condition #33.
e. Modify Condition #34: “…Tree species and sizes and all associated planting requirements
shall be per City Engineering Standards, subject to the approval of the Tree Committee and
the City Arborist, as appropriate.”
COMMISSIONER NEMCIK RETURNED AT 6:02 P.M.
2. 1135 Santa Rosa Street. ARCH-0722-2017: Review of requested modifications to
application ARCH-0846-2015, to allow elimination of a bulkhead feature and changes to
approved building colors on a remodeled commercial building (exempt from environmental
review); C-D zone; 33 Tons, LLC, applicant.
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Assistant Planner Oetzell presented an in-depth staff report with use of a PowerPoint
presentation and responded to Commissioner inquiries.
Ben Kulick of Stalwork, Inc. Construction + Design, representing building owner, provided a
brief presentation.
Public Comments:
Judy Jones.
Russ Brown.
James Lopes.
Micah Smith.
Daniel Sinton.
--End of Public Comment--
Commission discussion followed.
ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-1 to adopt the Resolution entitled, “A Resolution of the Architectural
Review Commission of the City of San Luis Obispo denying a request to modify approved colors
and project design, as approved under Architectural Review application ARCH-0846-2015, for a
remodeled commercial building at 1135 Santa Rosa Street (Downtown Commercial (C-D) Zone;
File #ARCH-0722-2017)” with the following revisions:
a. Revise Findings #1 and #2, according to the suggested revisions presented to the
Commission at the hearing by staff.
COMMENT AND DISCUSSION
Tyler Corey, Principal Planner, provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:52 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, September 18, 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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