HomeMy WebLinkAboutItem 2 - APPL-1070-2017 (1135 Santa Rosa)Meeting Date: November 19, 2018
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Rescission of the July 16, 2018, ARC action on modification to approved building
design, and consideration of the application for modified design approval, pursuant
to City Council final action and direction upholding in part and denying in part an
appeal of the decision of the Architectural Review Commission denying changes
to approved colors and building design for 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,
Community Design Guidelines, and City Council direction.
SITE DATA
Appellant 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 July 6, 2015 the Architectural Review Commission (ARC) approved the remodeling and
expansion of a commercial building at 1135 Santa Rosa, transforming the formerly triangular
building form into a more rectangular, contemporary design. Originally approved colors comprised
a two-color scheme of alternating lighter and darker shades of grey (Oyster Haze and City Loft).
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Request for changes. On June 12, 2017, the project applicant, submitted a request for changes to
approved building colors and design for the building (see Attachment 3).1 On September 11, 2017,
the Architectural Review Commission (ARC), by vote of 5-0-1 (1 Commissioner absent), denied
the request (Attachment 4). The ARC found the proposed modifications inconsistent with General
Plan policies related to context and scale, and inconsistent with several Community Design
Guidelines related to building design.
Appeal of ARC decision. On September 19,
2017, the applicant appealed the decision,
arguing that, on the whole, the building was in
fact consistent with applicable design
guidelines (see Attachment 5).
On October 3, 2017, the City Council held a
hearing and denied, in part, and upheld, in part,
the appeal. The Council approved “the use of
the existing Custom Merlex Blend (grey) finish
as a primary building color…”, but denied the
request to approve the existing building color
without modification, based on findings that
some modification was necessary to comply
with design guidelines related to the reduction of appearance of building mass and scale from the
Marsh street approach (see Figure 1, showing the building as completed with the primary grey
color). To address that concern, the Council directed that “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)” (emphasis added).
On October 17, 2017, the Council formally adopted Resolution 10839 (Attachments 6 and 7)
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.
Final action by ARC. On November 13, 2017, the ARC 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 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 west building elevation, similar to the proposed
modification noted in the October 17, 2017, Council Agenda Report. The summary consensus of
the subcommittee was that the proposal was a good start, and that extension of the siding into
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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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.
Prior to full ARC review, the appellant installed the proposed modification, consisting of the
application of the cedar wood material to the 1st and 2nd floor wall surfaces at the west elevation
and southwest corner of the building. On May 7, 2018, the appellant formally submitted materials
depicting the alternative modification made to the building design (Attachment 2), for review by
the ARC for final action, in response to the Council’s direction and guidance set out in
Resolution 10839.
The ARC reviewed and approved the modification on July 16, 2018 (Attachment 8), with
additional direction to “Apply two different colors as originally approved to break up the massing
as directed by City Council. The Merlex blend may be used as the lighter or darker color shade.”
The appellant subsequently raised concern about whether the additional direction given by the
ARC, to apply two different colors as originally approved, was consistent with the direction
provided by the City Council in their October 2018 Resolution. In particular, application of two
different colors as originally approved would require modifications that extend beyond the
southwest portion of the building viewed from the Marsh Street approach. The City Attorney
reviewed the modification proposal submitted by the applicant, the adopted Council Resolution on
the appeal, the audio recording of the ARC meeting, and the ARC’s action, and advised that the
ARC action did exceed the scope of the review authority remanded to the ARC by the Council
(i.e., final approval of modifications to address apparent bulk and massing from the Marsh Street
approach). Additionally, the ARC’s action went beyond review and approval or denial, based on
design guidelines, of the design submitted by the applicant. In effect, the ARC’s action constituted
an approval of a building re-design, affecting multiple building approaches, which was neither
proposed nor agreed to by the applicant. Accordingly, the City Attorney recommended that the
item be returned to the ARC to rescind its prior action and the applicant was advised of the intended
course of action.
In the interim, the applicant agreed to meet with Council liaisons to the ARC, Councilmembers
Pease and Christianson, to discuss further modifications to the Marsh Street frontage that might
address Council direction, to reduce perceived mass from the Marsh Street approach, resulting in
a modified request submitted by the applicant to the ARC for final approval.
Current proposal. Based on those discussions, the appellant has proposed additional modifications
that are supported by the Council liaisons to address the perceived massing from the Marsh Street
approach (see Attachment 2). The proposed modifications, in addition to the previously installed
cedar application, consist of the addition of awnings with additional cedar accents above windows
on the west elevation of the building and planting of additional trees along that same façade, as
well as in front of the balconies. Staff has brought this item back to the Commission for
consideration of the additional proposed modifications within the defined scope of review
established by prior City Council direction.
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1.0 COMMISSION’S PURVIEW
The Commission’s role is to review the proposed modification to the approved building design for
consistency with applicable General Plan policies, with the City’s Community Design Guidelines,
and with direction provided by the City Council Resolution 10839, informed by the Council
liaisons’ support of the modifications. Staff recommends the ARC take final action on the request
to modify the approved building design, which 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.
3.0 EVALUATION OF PROPOSED CHANGES
Evaluation of the proposed alternative modifications to the approved building design is focused
on whether the proposed change in the surface material (cedar application), as well as the proposed
awning and landscaping additions to the west building elevation and southwest building corner are
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 defined in
Resolution 10839.
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
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The alternative modification
proposed consists of the addition
of projecting awnings with cedar
accents over three windows on the
west building elevation, and
application of cedar wood siding
on the recessed wall plane of the
building, extending around its
southwest corner, at the second-
floor deck area, and additional
trees along the west building
elevation (see Figure 3 and
Attachment 2). The awnings add a
“human-scale” element. The
lighter shade of the wood material
(both the siding and awning
accents) contrasts with the grey
“Custom Merlex Blend” approved
by the Council as the primary
building color, and exhibits a horizontally-oriented texture and appearance that reinforces the
contrast, and provides articulation. In concert with the newly proposed awnings, the wood material
adds visual interest along the west facing façade and at this building corner. In combination with
the wood accents of the roof eaves and the eastern corner of the building, the additional elements
differentiate the component building forms, restoring some of the balance and rhythm evident
previously addressed through the two-tone color scheme. Photo-simulations provided by the
appellant also depict the effect that the project landscaping will have on perceived massing once
the plantings are mature.
4.0 CONCLUSION
The application of cedar accent at this building corner helps reduce the mass of the dark building
color. The added window awnings with complementary cedar accents will add shadow lines and
color and texture contrast at certain times of the day for visual interest and additional articulation,
complementing the screening and shadow effect provided by the landscaping, once mature. The
proposed changes result in more balanced and proportional building elements, better-articulated
building elevations relieved by shadow, color, and texture interest, and a visual reduction in
apparent building mass, as seen approaching the building along Marsh Street. Staff evaluates the
proposed modifications to be consistent with the above-referenced Community Design Guidelines
and with Council direction that has been provided on this project. That conclusion is supported
by the Council liaisons who worked with the applicant on the additional proposed modifications.
Accordingly, 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 currently proposed modifications to the building design, based
on the findings and subject to the conditions of approval described in the draft resolution provided
(Attachment 1).
Figure 2: Proposed awnings, cedar material, and added trees
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5.0 ALTERNATIVES
5.1 Deny the proposed modifications to the building design, based on findings of
inconsistency with relevant General Plan policies or Community Design Guidelines.
This alternative is not recommended because the building design and proposed
modifications have been extensively reviewed, are supported by the Council liaisons
to be consistent with the direction of the Council, and are consistent with the
Community Design Guidelines.
5.2 Continue consideration of the item to a future date, providing guidance to staff and the
appellant on changes to building colors, materials, or design, within that portion of the
building viewed from the Marsh Street approach (at the west elevation and southwest
corner of the building), that may be necessary to achieve further visual reduction in
perceived building mass. This alternative is not recommended because the building
design and proposed modifications have been extensively reviewed, found by the
Council liaisons to be consistent with direction provided by the City Council, and are
evaluated by staff to be consistent with the Community Design Guidelines.
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. Proposed Alternative Change (November 2018)
3. Proposed Changes (Submitted June 12, 2017)
4. ARC Resolution and Minutes (Sept 11, 2017)
5. Appeal Form (Sept 18, 2017)
6. Council Resolution No. 10839 (2017)
7. Council Hearing Minutes (Oct 3, 2017)
8. ARC Hearing Minutes (July 16, 2018)
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RESOLUTION NO. ####-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO RESCINDING PRIOR ACTION AND DIRECTION, AND
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; Ben Kulick, 33 Tons, LLC, applicant (hereinafter, “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 ap plication
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, applicant 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 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 changes to building color or design related to the
Marsh Street approach (Resolution No. 10839 (2017), finally adopted October 17, 2017); and
WHEREAS, on May 7, 2018, following appeal, the applicant 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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Resolution No. ARC ####-18 Page 2
APPL-1070-2017 (1135 Santa Rosa)
WHEREAS, on July 16, 2018, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the City Hall Council Chamber, 990 Palm Street, San
Luis Obispo, California, to consider final action on the alternative change to the building design,
and voted 4-1-2 to approve the alternative change and provide additional direction regarding
application of two different colors, “as originally approved”; and
WHEREAS, the July 16, 2018 action of the Architectural Review Commission exceeded
the scope of Council review remanded to the Commission and the scope of the application
submitted; and
WHEREAS, subsequent to the July 16, 2018 action by the Architectural Review
Commission applicant worked with the Council liaisons to the ARC to develop additional
modifications to the building design to address the Commission’s continuing evaluation and
consistency with the direction provided by the City Council, as described in Resolution 10839;
and
WHEREAS, applicant has now proposed further modifications to the building design, to
include window awnings with cedar accent and mature landscaping along the Marsh Street
approach to the building, in addition to a previously installed application of cedar siding on the
west building elevation, which the Council liaisons support as consistent with Council direction;
and
WHEREAS, on November 19, 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 rescind the action taken on the application on
July 16, 2018, and to consider a revised application requesting approval ofexisting and newly
proposed modifications, to include new window awnings with cedar accent and mature
landscaping, in addition to application of cedar siding on the west building elevation, as consistent
with General Plan policies, Design Guidelines and Council Resolution 10839 (2017 Series)
defining the scope of the Architectural Review Commission’s review; 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:
ATTACHMENT 1
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Resolution No. ARC ####-18 Page 3
APPL-1070-2017 (1135 Santa Rosa)
a) The previously completed cedar siding installation consistent with siding on other
elevations, combined with the proposed addition of three (3) metal and cedar accent
awnings to the building design and the planting of two (2) additional oak trees,
achieve 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 completed and proposed changes to the building design above are 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 proposed metal
and cedar accent awnings add a human-scale element to the west elevation of the
building and provide visual interest through shadow lines and color and material
contrast that will be complemented by the screening and shadow effects of mature
landscaping. The addition of cedar siding at the southwest corner of the building
introduces contrasting color and material that lightens perceived bulk and mass, as
viewed approaching the building along Marsh Street, and enhances balance and
rhythm along that frontage.
c) The completed and proposed changes to the building design above are consistent
with the City’s Community Design Guidelines. The modification of surface
materials at the southwest corner of the building achieves articulation, balance, and
rhythm between building forms, and lightens perceived bulk and mass, as viewed
approaching the building along Marsh Street. New cedar accent project awnings on
the west elevation of the building provide a human-scale element to the building
and provide visual interest through shadow lines and color and material contrast
that will be complemented by the screening and shadow effects of mature
landscaping. 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 rescinds the action
taken on this application on July 16, 2018, including the additional direction provided with that
action, and approves the revised design presented at this hearing, including previously completed
cedar siding installation, the proposed addition of three (3) metal and cedar accent awnings, and
the planting of two additional oak trees, pursuant to the direction and guidance provided by the
City Council for final action on appeal APPL-1070-2017, as described in Resolution No. 10839
(2017), subject to the following conditions:
Conditions
ATTACHMENT 1
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Resolution No. ARC ####-18 Page 4
APPL-1070-2017 (1135 Santa Rosa)
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 photo-
simulations presented to the Architectural Review Commission at their meeting
held November 19, 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 19th day of November 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
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1135 Santa Rosa, San Luis Obispo
18.1004ATTACHMENT 2Packet Page 20
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 3
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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 3Packet Page 22
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 3Packet Page 23
Santa Rosa + Marsh Building
1135 Santa Rosa, San Luis Obispo15.0531
project photograph from intersection of marsh and santa rosa streetsATTACHMENT 3Packet Page 24
Santa Rosa + Marsh Building
1135 Santa Rosa, San Luis Obispo15.0531
project photograph of marsh street elevationATTACHMENT 3Packet Page 25
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 3Packet Page 26
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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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 16, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, July
16, 2018 at 5:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo,
California, by Chair Root.
ROLL CALL
Present: Commissioners Brian Rolph, Micah Smith, Angela Soll, Vice-Chair Amy Nemcik, and
Chair Allen Root
Absent: Commissioners Beller, and Withers
Staff: Deputy Director Doug Davidson. Other staff members presented reports or responded
to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
Lydia Maurenza
--End of Public Comment--
CONSIDERATION OF MINUTES
1.Approval of the minutes of June 4 and June 18, 2018 of the Architectural Review
Commission meeting.
ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY
COMMISSIONER NEMCIK, CARRIED 5-0-2 to approve the June 4, 2018 Minutes as
presented.
ACTION: MOTION BY COMMISSIONER SOLL, SECOND BY COMMISSIONER
NEMCIK, CARRIED 5-0-2 to approve the June 18, 2018 Minutes with a correction to the roll
call.
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ATTACHMENTS DATED JULY 16, 2018 (774 CAUDILL STREET MOD-1394-
2018)”
With the following direction:
The design may incorporate the revised color scheme as presented at the hearing so long as the
color of the balcony railings are provided with a lighter color, the cantilevered floor framing
shall be the same color tone as the projecting eaves as identified in the revised design.
4.1135 Santa Rosa St. Review of a modification to approved building design, and final action
on an appeal of the decision of the Architectural Review Commission denying changes to
approved colors and building design for a remodeled commercial building, with a categorical
exemption from environmental review. Zone: C-D, Case #: APPL-1070-2017, Ben Kulick,
33 Tons LLC, Appellant.
Assistant Planner Walter Oetzell presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
James Lopes
Dave Hannings
Brett Cross
Marlin Vix
Russell Brown
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY COMMISSIONER SOLL,
CARRIED 4-0-1 to adopt a Resolution No. ARC-1015-2018
entitled:
“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)”
With the following direction:
Apply two different colors as originally approved to break up the massing as directed by City
Council. Use the approved merlex blend as the lighter or darker.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
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ADJOURNMENT
The meeting was adjourned at 9:40 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, August 6, 2018 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/27/2018
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