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HomeMy WebLinkAboutItem 1 - ARCH-2008-2018 (1121 Montalban)PLANNING COMMISSION AGENDA REPORT SUBJECT: Development review of a three-story mixed-use development consisting of 15 residential units and 430 square feet of commercial space. The project includes two affordable housing alternative incentive requests for a Density Bonus of 97.5 percent and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street. PROJECT ADDRESS: 1121 Montalban Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-2008-2018 & FROM: Xzandrea Fowler, Deputy Director AFFH-2009-2018 RECOMMENDATION Adopt the Draft Resolution (Attachment 1) that allows the approval of the project subject to findings and conditions of approval. SITE DATA SUMMARY The applicant is requesting to construct a new three-story mixed-use development consisting of 15 residential units (600 to 1,200 square feet each) and 430 square feet of commercial space. The project site is located within the Tourist Commercial (C-T) zone. The applicant is requesting two affordable housing alternative incentive (§ 17.140.070) for a 97.5 percent density bonus and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street (Attachment 2, Project Plans). The existing residence and accessory structures on site are planned for demolition; based on the Historic Assessment, these structures are not historic resources (Attachment 3, Historic Assessment). Applicant Chris Baranek Representative Thom Jess, Arris Studio Architects Zoning C-T (Tourist Commercial) General Plan Tourist Commercial Site Area ~15,000 square feet. Environmental Status Categorically exempt from environmental review under CEQA Guidelines § 15332 (In-Fill Development Projects) Meeting Date: May 8, 2019 Item Number: 1 Packet Page 4 ARCH-2008-2018 & AFFH-2009-2018 1121 Montalban Street Page 2 1.0 COMMISSION’S PURVIEW Review project for consistency with the General Plan, Zoning Regulations, and applicable City development standards and guidelines. Planning Commission (PC) review is required for projects which include more than 10 residential units (ARCH-2008-2018). As noted above, the proposed affordable housing incentives are included for final determination by the PC (AFFH-2009-2019). 2.0 PREVIOUS REVIEW The Architectural Review Commission (ARC) reviewed the proposed project on April 1, 2019 for consistency with the Community Design Guidelines. During their review the ARC provided seven directional items to the applicant to address specific concerns related to building and site design (Attachment 4, ARC Staff Report and Meeting Minutes). 3.0 PROJECT ANALYSIS The proposed improvements must conform to the standards and limitations of the Zoning Regulations and Engineering Standards and be consistent with the applicable Community Design Guidelines (CDG). Staff has evaluated the project and identified discussion items for the PC to consider in order to ensure the project responds to ARC direction and is in substantial compliance with the applicable standards, as discussed in this analysis. 3.1 Consistency with the General Plan The Housing and Land Use Elements encourage mixed-use projects where they can be found to be compatible with existing and potential future development. The Land Use Element encourages compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential and commercial mixed use (LUE Policy 2.3.6)1. The Housing Element provides policies and programs that speak specifically to supporting affordable housing projects and increasing density bonuses above state allowances where appropriate. Granting 1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and planned development on the site and with adjacent and nearby properties. The City shall support the location of mixed use projects and community and neighborhood commercial centers near major activity nodes and transportation corridors / transit opportunities where appropriate. Figure 2: Rendering of project design from Montalban Street. Packet Page 5 ARCH-2008-2018 & AFFH-2009-2018 1121 Montalban Street Page 3 a density bonus in excess of State allowances and allowing a reduction in site development standards for building height are consistent with the Housing Element programs and policies to provide additional housing for very-low income households. The General Plan Land Use Element (LUE) Table 1 states that the Tourist Commercial land use designation is intended to provide accommodations and services that primarily serve the traveling public2. Whereas other non-residential land uses designations identify residential uses as part of mixed-use projects as appropriate land uses, the Tourist Commercial land use designation does not. The LUE Table 1 is intended to provide a general list of types of uses that could be allowed in each land use designation, and the City’s Zoning Regulations are intended to provide further refinement and expansion of the list of uses allowed on a given property. The LUE and the Zoning Regulations do not identify any requirements or thresholds for residential and non-residential ratios as part of mixed-use projects3. Discussion Item #1: The Commission should consider the context of the Tourist Commercial land use designation and discuss whether the residential and non-residential thresholds of the proposed project are consistent with the intent of the current zoning. 3.2 Consistency with the Zoning Regulations The project design complies with lot coverage, floor area ratios, and building height requirements for the Tourist Commercial (C-T) zone (see Section 4.0 Project Statistics). In accordance with the Table 2-1 of the Zoning Regulations, mixed-use projects are allowed within the C-T-zone. Mixed-Use Development: The Zoning Regulations 17.70.130 Mixed Use Projects provide standards for the design of mixed-use projects to consider potential impacts on adjacent properties and designed to be compatible with the adjacent and surrounding residential neighborhoods. Mixed-use projects must be designed to achieve specific objectives including design criteria, site layout, pedestrian access and performance standards. The project has been designed with the physical separation between the residential and nonresidential uses and associated activity areas by a drive aisle through the site, ensuring that the residential units are of a residential character and provide privacy between the uses, while maintaining internal compatibility between the different uses by integrating pedestrian connectivity with the commercial areas. The project design incorporates specific design features to minimize potential impacts to and from adjacent properties by orienting sensitive uses away from the low-density development. The vicinity is developed with low-intensity commercial service and residential uses and is conducive to a mixed-use project with existing residential development directly across Montalban Street. The project’s proposed common area is located internal to the project and toward the neighboring commercial properties, minimizing potential adverse impacts from non- residential project noise. 2 LUE Table 1 (Tourist Commercial): This designation provides for uses that primarily serve the traveling public. Uses; Hotels, Motels, Restaurants, Service Stations, Recreational uses, Minor retail uses serving the needs of travelers, public and quasi-public uses. 3 LUE. Land Use Diagram and Standards. Non-residential Designations and Mixed Uses: Dwellings may be provided in non-residential districts as part of mixed use projects. So long as the floor area ratio for the applicable designation is not exceeded, the maximum residential density may be developed in addition to non -residential development on a site. Packet Page 6 ARCH-2008-2018 & AFFH-2009-2018 1121 Montalban Street Page 4 The project meets site layout standards for mixed-use projects by locating the residential units behind and above the commercial portion of the project, however, the applicant is requesting relaxation to the limitation of residential units on the ground floor within 50 feet of the building frontage facing Montalban Street4 (see Section 3.3 Affordable Housing Alternative Incentives). Based on the size of the proposed commercial floor area (430 square feet) no off-street loading areas are required. Trash corrals are proposed along the common drive, in areas convenient for both the commercial and residential uses. 3.3 Affordable Housing Alternative Incentives The City of San Luis Obispo has recognized housing as an important issue within the City. The City’s 2017-19 Financial Plan identifies affordable housing as a Major City Goal. The City’s Housing Element includes numerous policies and programs that support incentives, such as density bonuses, to provide housing for low, very low and extremely low-income households. Zoning Regulations Chapter 17.140.070(A) states that three incentives or concessions shall be granted for housing developments that include at least 15% for very-low income households. The proposed project provides 36% of the total units to be dedicated to very low-income households. Per State law, projects that provide affordable housing are allowed up to 35 percent density bonus based on the number of deed-restricted affordable units provided in the project. Chapter 17.140 of the Zoning Regulations (Affordable Housing Incentives) outlines various incentives for affordable housing projects that developers can request. Some of the alternative incentive examples called out in the Chapter includes granting of a density bonus in excess of State allowances and allowing a reduction in site development standards. The Department of Housing and Urban Development’s Housing Accountability Act and Density Bonus Law provide protections for housing development projects and which include density bonuses. Government Code §§ 65915(d) (1)(B) and (d)(3) prevent an agency from denying the density bonus or the incentive or concession or refusing to waive or reduce development standards, unless the agency can make a finding based on substantial evidence that the density units, the incentive or concession or the waiver or reduction in a development standard causes a “specific, adverse impact” upon the public health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact 5. Alternative Incentive Request #1: Density Bonus: The site, zoned C-T, has an allowable density of 4.13 units based on the site’s net acreage (12 units per acre). The applicant is requesting a density bonus that would increase the total number of density units to 8.16, rounded up to 9 density units pursuant to Section 17.140.040.B (26 units per acre), resulting in a 97.5% density bonus. To receive a 97.5% density bonus, the applicant must provide 36% of base units restricted to very-low income households, as outlined in Zoning Regulation Chapter 17.140.040(E), which equals 3 very-low 4 Zoning Regulations § 17.70.130.D Mixed-Use Development. Ground Floor Limitations: …In all other zones, residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential or beneficial to the community or City. 5 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete Packet Page 7 ARCH-2008-2018 & AFFH-2009-2018 1121 Montalban Street Page 5 income units. The applicant has proposed 3 one-bedroom units to be dedicated to very-low income units. Alternative Incentive Request #2: Reduction to Site Development Standards: The applicant is requesting an alternative incentive to reduce site development standards to allow for residential uses on the ground floor within 50 feet of the building frontage toward the street. The objective of the mixed-use project design standards is to create a provide a commercial street frontage for mixed use projects which promotes pedestrian-oriented building scale and location to create a pedestrian- friendly environment. The proposed residential setback reduction on the ground floor is appropriate for this site and location because primary commercial activities in the neighborhood are primarily oriented toward Santa Rosa Street rather than Montalban. The proposed residential uses on the ground floor are consistent and compatible with the existing neighborhood pattern and necessary to provide for the density bonus and required affordable housing. 3.4 Architectural Review Commission Directional Items The ARC recommended seven directional items to be reviewed and evaluated prior to taking final action on the project. The applicant has made the following changes in response to the directional items (Attachment 5, Applicant’s Response Letter): ARC Directional Item #1: Consider relocating the commercial space closer to Santa Rosa replacing Unit 101 and rearranging the commercial space to be compatible with adjacent commercial businesses. Response: The intent of this directional item was to orient the commercial space closer to existing commercial activities. The applicant has expressed that the relocation of the commercial space would result in a reduction of the number of units and the feasibility of the project in conjunction with the requested density bonus. In accordance with the Housing Accountability Act (Government Code § 65589.5) as it applies to housing development projects would require specific findings to reduce the density of a project b y identifying a specific, adverse impact upon the public health or safety; as discussed in greater detail under Section 3.3 of this report. Condition No. 3 has been provided to require a front entry porch for the residential unit on the ground floor along Montalban Street, subject to the satisfaction of the Community Development Director. ARC Directional Item #2: Provide additional articulation for the commercial entry to the property, provide a sense of entry from Montalban Street (such as an awning or some other type of covered entry). Response: The applicant has provided an awning above the commercial store front with identified signage locations. ARC Directional Item #3: Re-evaluate the parking requirement in relation to the proposal of divided bedrooms. The bedrooms that include divided walls should be considered as multiple bedrooms for the purposes of parking requirements. Response: The intent of this directional item was to address the project design as it provides for potential conversion of bedrooms into multiple bedrooms that should reflect the City’s parking requirements. The applicant has explained that the proposed partitions are intended to provide privacy Packet Page 8 ARCH-2008-2018 & AFFH-2009-2018 1121 Montalban Street Page 6 for those who share rooms and that the presence of movable partitions does not increase the number of occupants of the units, which is regulated by the Department of Housing and Urban Development and protected under the Fair Housing Act. Condition No. 4 has been provided to require removal of bedroom partitions upon building permit submittal. ARC Directional Item #4: The project should incorporate a Trip Reduction Plan, to reduce vehicle parking demand for the intended uses of the property. Response: The intent of this directional item was to reduce the demand on parking by reducing the number of vehicle trips to and from the property by promoting or incentivizing alternative modes of transportation. However, a Trip Reduction Plan has not been provided, the applicant has expressed that they are agreeable to promoting ridesharing and public transportation with information on these options readily available to the residences, without including a Trip Reduction Plan since the project does not include any parking reductions. Condition No. 5 has been provided to encourage a Trip Reduction Plan prior to building permit issuance, subject to the satisfaction of the City’s Public Works and Community Development Directors. ARC Directional Item #5: Consider incorporating additional accent color opportunities within the interior elevations. Response: The applicant has revised the project to incorporate additional accent color along the community room entrance interior to the site. ARC Directional Item #6: The project plans should incorporate adjacent structures in the project renderings to demonstrate compatibility and neighborhood context. Response: The applicant has updated the project renderings to include adjacent structures, please see pages A6.0, A6.1, and A6.2 of the project plans. ARC Directional Item #7: Plans should provide additional details of proposed fencing along the parking lot for screening from the adjacent residential properties. Response: The applicant has updated the project plans to identify a 6-foot fence with horizontal slates along the east property line, effectively screening the parking lot from the adjacent residential property, see pages A5.2 of the project plans. 4.0 PROJECT STATISTICS Site Details Proposed1 Required2 Lot Size 15,000 sq. ft. 9,000 sq. ft. (min) Height of Structures 35 45 Max Building Coverage (footprint) 50% 75% Floor Area Ratio (FAR) 0.8 2.5 Density Units 9 DU 4.08 DU Density Bonus 97.5% (Incentive Request) 35% Setbacks Front Yard 10 feet 10 feet Packet Page 9 ARCH-2008-2018 & AFFH-2009-2018 1121 Montalban Street Page 7 Side Yard Residential on the ground floor 5 feet 0 feet (Incentive Request) 0 feet 50 feet Vehicle Parking 19 spaces 19 spaces Electric Vehicle Parking 3 EV Ready 10 EV Capable 3 EV Ready 10 EV Capable Motorcycle Parking 1 1 Bicycle Parking 34 34 1 Project Plans (Attachment 1) 22019 Zoning Regulations 5.0 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 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. 6.0 OTHER DEPARTMENT COMMENTS All City Departments have reviewed the project and have provided comments that are incorporated into the staff report and recommended resolution as conditions of approval. 7.0 ALTERNATIVES 7.1 Continue the item. An action to continue the item should include a detailed list of addi tional information or analysis required. 7.2 Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission want to pursue this alternative, Staff recommends that the specific findings under Government Code §§ 65915(d)(1)(B) and (d)(3) are adequately addressed. 8.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 3. Historic Assessment 4. ARC Staff Report and Draft Meeting Minutes 4.1.19 5. Applicant’s Response Letter to ARC Directional Items Packet Page 10 RESOLUTION NO. PC-XXXX-19 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A THREE-STORY MIXED-USE DEVELOPMENT CONSISTING OF 15 RESIDENTIAL UNITS AND 430 SQUARE FEET OF COMMERCIAL SPACE. THE PROJECT INCLUDES TWO AFFORDABLE HOUSING ALTERNATIVE INCENTIVE REQUESTS FOR A DENSITY BONUS OF 97.5 PERCENT AND RELIEF OF SITE DEVELOPMENT STANDARDS TO ALLOW GROUND FLOOR RESIDENCES WITHIN THE FIRST 50 FEET OF FLOOR AREA ADJACENT TO THE STREET. THE PROJECT IS CATEGORICAL EXEMPT FROM ENVIRONMENTAL REVIEW. AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 8, 2019 (1121 MONTALBAN, ARCH-2008-2018 & AFFH-2009-2018) 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 1, 2019, recommending approval of the project with direction to the Planning Commission for consistency with the Community Design Guidelines, pursuant to a proceeding instituted under ARCH-2008-2018, Chris Baranek, applicant; and WHEREAS, the Planning Commission 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, on May 8, 2019, pursuant to a proceeding instituted under ARCH-2008-2018 and AFFH-2009-2018, Chris Baranek, applicant; and WHEREAS, the Planning 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. 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 Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (ARCH-2008-2018 and AFFH-2009-2018), based on the following findings: 1. As conditioned, 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 respects site constraints and will be compatible with the scale and character of the neighborhood. 2. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses” and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a commercial district near neighborhood commercial centers, major activity nodes and transit opportunities. Attachment 1 Packet Page 11 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 2 Housing at this location is and can be compatible with the proposed and existing commercial uses on-site and on adjacent properties. 3.The project is consistent with the Housing Element because the project provides a variety of residential types, sizes, and style of dwellings (HE Goal 5), and encourages the development of housing above ground-level commercial uses (HE 5.3). 4.The project is consistent with the Conservation and Open Space Element policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the City’s jobs/housing balance. 5.As conditioned, the project is consistent with the Zoning Regulations, since the proposed building design complies with all property development standards including height, setbacks, coverage, floor area ratio, density, and parking for the Tourist Commercial (C-T) zone. 6.As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use Projects (Section 17.70.130), since the proposed building design complies with objective design criteria and performance standards for mixed-use development. Architectural Review Findings 7.As conditioned, the project is consistent with the Community Design Guidelines for multi - family housing design and Infill Development because the architectural style is complementary to the surrounding neighborhood designed consistent with the prevailing setback pattern of the neighborhood, with parking provided interior to the site. 8.As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that are compatible with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 5.3). 9.As conditioned, the project respects the privacy of adjacent residences through appropriate building orientation and windows that minimize overlook and do not impair the privacy of the indoor or outdoor living space of neighboring residential structures. 10.The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the streets appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties by positioning the majority of the building mass along the street frontage and toward commercial properties that incorporates vertical and horizontal wall plan offsets providing a high-quality and aesthetically pleasing architectural design. 11.The proposed height, mass and scale of the project is necessary to provide additional dwelling units to be dedicated affordable for “very-low” income households. Attachment 1 Packet Page 12 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 3 Density Bonus and Alternative Incentives Findings 12.The proposed project will provide quality affordable housing consistent with the intent of Chapter 17.140 of the Zoning Regulations, and the requested density bonus and reduction to site development standards are necessary to facilitate the production of affordable housing units. 13.The requests for a density bonus and reduction to site development standards for location of residential units are consistent with the intent of Housing Element programs 2.17, 6.10, and 6.19, and the alternative affordable housing incentives outlined in Section 17.140.070 of the Zoning Regulations. 14.The reduction in development standards for the location of residential units will not negatively alter the overall character of the neighborhood or the streets appearance because primary commercial activities in the neighborhood are oriented toward Santa Rosa Street rather than Montalban, and residential uses on the ground floor along the street frontage is consistent and compatible with the existing neighborhood pattern and necessary to provide for the density bonus and required affordable housing. SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species and 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. SECTION 3. Action. 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 the project. The Planning Commission (PC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1.Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the PC (ARCH-2008-2018). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2.Demolition of the existing building shall not commence until a permit has been issued by the Attachment 1 Packet Page 13 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 4 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, including but not limited to, the following: the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as available to any interested person to be moved, and submit historic documentation for the structure. 3.Plans submitted for a building permit shall provide an entry oriented toward the primary street frontage for the residential unit on the ground floor along Montalban Street, the entry shall provide design details in the form of a stoop, overhangs, or front porch fronting the primary street, subject to the satisfaction of the Community Development Director. 4.Plans submitted for a building permit shall not provide for bedroom partitions within any of the residential units, subject to the satisfaction of the Community Development Director. 5.Prior to the issuance of a building permit, the applicant is encouraged to provide a Trip Reduction Plan to reduce vehicle trips to and from the property, the plan shall clearly identify the responsibility for monitoring and reporting the progress of the Trip Reduction Program to the satisfaction of the Community Development Director and the Transportation Division. The Trip Reduction Plan shall be clear on the performance measures, how they will be monitored/measured. 6.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. 7.Plans submitted for a building permit shall include recessed window details and all other details including but not limited to awnings, and railings. Plans shall indicate 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. Plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 8.Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for residential and commercial uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycle per residential unit. Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. Attachment 1 Packet Page 14 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 5 9.Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.70.100 of the Zoning Regulations. 10.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 adequately screen them. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements 11.The storage area for trash and recycling cans shall be screened from the public right-of-way. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 12.A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 13.The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 14.Prior to building occupancy, the owner of the property shall provide a Residential Noise Notice in writing for residential occupants stating that the property is located within a commercial zone in an urban-type environment and that noise levels may be higher than a strictly residential area. Attachment 1 Packet Page 15 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 6 15.Plans submitted for a building permit shall identify parking that is to be provided as “unbundled”. Unbundled parking shall be leased separately from the rental fees for dwelling units for the life of the dwelling units, such that potential renters have the option of renting a residential unit at a price lower than would be the case if there were a single price for both the residential unit and the parking space. Renters of onsite inclusionary affordable units shall have an equal opportunity to rent a parking space on the same terms and conditions as offered to renters of other dwelling units. 16.The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements to ensure the site does not become under-parked. 17.Any new proposed signage or murals shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer signage to the ARC if it seems excessive or out of character with the project. Affordable Housing – Community Development 18.Prior to issuance of building permits, the city and the project owners shall enter into an Affordable Housing Agreement, to be recorded in the office of the county recorder. The agreement shall specify mechanisms or procedures to assure the continued affordability and availability of the very-low income households resulting in two density units consistent with Table 8-3 of the Zoning Regulations (§17.140.040.E), to the satisfaction of the Community Development Director. Engineering Division – Public Works/Community Development 19.Projects involving the construction of new structures require that complete frontage improvements be installed and that existing improvements be up graded per City Engineering Standards. MC 12.16.050. 20.Any sections of damaged or displaced curb, gutter and sidewalk shall be repaired or replaced to the satisfaction of the Public Works Department. 21.Curb, gutter, and street grades shall be established by the engineer of record and shall conform to the existing curb grade to the west. The design for project frontage shall include analysis of the existing curb grades located to the east and shall consider and honor the ultimate grades for the gap in curb and gutter. 22.The proposed frontage improvements shall include a sidewalk transition to the adjoining grade. An AC swale and/or berm/mountable berm may be required to control the street drainage captured by the frontage improvements. Attachment 1 Packet Page 16 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 7 23.The developer/contractor shall provide reasonable notice to the adjoining property owner with an option for participating in the completion of curb and gutter (optional sidewalk) to control drainage. 24.The project frontage improvements shall conform to the City Engineering Standards. The architectural, civil, and landscape plans shall all agree on the sidewalk width and configuration. Detached sidewalk with a transition to the full width commercial sidewalk section to the west is the preferred standard. Integral sidewalk, if proposed shall be first approved by the City. 25.Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials. pervious paving materials are recommended for surface parking lots for water quantity and/or quality control purposes and within the area of the root zone/tree canopy of existing and proposed tree plantings 26.The building submittal shall include a complete site utility plan. The utility plan shall show all existing and proposed on-site and off-site utilities. Show the location of all overhead and underground utilities along with the location of any utility company meters. Show all existing and proposed improvements located within the public right-of-way if applicable. 27.New wire utility services including electrical service, phone, and cable TV shall be placed underground. The undergrounding of utilities shall be completed without a net increase in the number of required wood utility poles. 28.Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Ga rbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Drainage from the trash enclosure shall be treated in accordance with City Engineering Standard 1010.B and shall be included in the Post Construction Stormwater Regulation compliance summary 29.The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show the proposed drainage. Include the FF of the residence/garage, patio finish surface elevations, finish grade elevations, and yard drainage. 30.The project drainage report and plans shall include analysis of the run-on from the adjacent property to the east including any street drainage. The project plans shall show how the tributary run-on will be collected and conveyed in a non-erosive manner. 31.The drainage report and plans shall show and note the historic drainage outlet to the existing developed property to the south. The plans shall clarify how sheet flow will be induced to replicate the historic drainage. The post-development flows shall not exceed the pre- Attachment 1 Packet Page 17 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 8 development flows for the 2 through 100-year storm events. Otherwise, the drainage shall be conveyed through an easement or shall be collected and discharged to the street. 32.The building submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. The building plan submittal shall include a complete Post Construction Stormwater Plan Checklist as available on the City’s website. 33.The building plan submittal shall include an operations and maintenance manual as required for the Post Construction Stormwater improvements. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 34.The proposed tree removals are supported by the City with the tree planting /mitigation planting as shown on the plans. Street trees are generally required at the rate of one street tree for each 35 lineal feet of street frontage. 35.The building plan submittal shall show and label the existing Oak Trees to remain. The site development plan, foundation/wall plans, and utility plans shall limit the amount of disturbance within the root zone/tree canopy of the trees to remain. 36.Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures to be incorporated into the building plans. A pre-construction meeting with the City Arborist shall be scheduled prior to building demolitions, tree removals, site grading, wall construction, and building construction. Utilities Department 37.The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained, and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. 38.The property’s existing sewer lateral to the point of connection at the City main must pass a video inspection, including repair or replacement, as part of the project. The CCTV inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. 39.Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to issuance of a Building Permit. 40.The project’s commercial and residential uses shall be metered separately. A separate water meter shall be provided for each new parcel per Chapter 16.20.020.E of the City's Municipal Code. The City's meters must be placed per the Engineering Standards, and a new 2" service Attachment 1 Packet Page 18 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 9 main shall be constructed for the proposed meter manifold. 41.Building permit submittal shall clarify size of existing and proposed water services and water meters for the project. 42.The project’s Landscape Plan shall be consistent with provisions of the maximum applied water allowance or (MAWA). 43.Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the requirements of the San Luis Garbage Company. 44.Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826, and the local waste management ordinance to reduce greenhouse gas emissions. 45.Recycled water, or another non-potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City’s Utilities Department. Urban Forest Services (City Arborist) – Public Works 46.Tree removal permit is required from the City Arborist. Contact the City Arborist to coordinate a site inspection and to verify tree removal permit application requirements. The tree removal permit shall be issued prior to building permit issuance. Otherwise, the building plans shall be revised to show tree preservations and/or removals. Transportation Division – Public Works 47.Red curb paint shall be installed and maintained by the applicant or property owner along each side of the site access driveway as follows: •Painting shall extend 22’ to the left (north) of the driveway •Painting shall extend 10’ to the right (south) of the driveway 48.Prior to the issuance of building permits, the applicant shall be responsible for paying current Citywide Traffic Impact Fees. Indemnification 49.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 Attachment 1 Packet Page 19 Resolution No. PC-XXXX-19 1121 Montalban Street, ARCH-2008-2018 & AFFH-2009-2018 Page 10 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 8th day of May, 2019. _____________________________ Xzandrea Fowler, Secretary Architectural Review Commission Attachment 1 Packet Page 20 DateAPRIL 18, 2019for:SheetScaleA1.0NO SCALE1121 MONTALBAN STAttachment 2Packet Page 21 Attachment 2Packet Page 22 Attachment 2Packet Page 23 UNIT 2032 BED(1,075 SF)UNIT 2041 BED(600 SF)UNIT 2021 BED(600 SF)UNIT 2011 BED(600 SF)UNIT 2051 BED(600 SF)UNIT 2061 BED(600 SF)STAIR1STAIR210'150'41'25'25'25'24'100'5'30'10'25'5'10'26'5'25'5'27'5'4'8'DateAPRIL 18, 2019for:SheetScaleSECOND FLOOR PLAN081642PROJECTNORTHA2.11/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHAttachment 2Packet Page 24 UNIT 3032 BED(1,075 SF)UNIT 3041 BED(600 SF)UNIT 3021 BED(600 SF)UNIT 3011 BED(600 SF)UNIT 3051 BED(600 SF)UNIT 3061 BED(600 SF)STAIR1STAIR210'150'41'25'25'25'24'100'5'30'10'25'5'10'26'5'25'5'26'5'4'8'DateAPRIL 18, 2019for:SheetScaleTHIRD FLOOR PLAN081642PROJECTNORTHA2.21/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHAttachment 2Packet Page 25 1/4" : 12"1/4" : 12"AREA OFMECHANICALEQUIPMENT TOBE SCREENEDBY PARAPETAREA OF FUTURESOLAR PANELSAREA OF FUTURESOLAR PANELSDateAPRIL 18, 2019for:SheetScaleROOF PLAN081642PROJECTNORTHA2.31/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHAttachment 2Packet Page 26 BUILDING ELEVATION - MONTALBAN (NORTH)A3.0DateAPRIL 18, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36081642Attachment 2Packet Page 27 A3.1DateAPRIL 18, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING ELEVATION - COURTYARD (EAST)081642Attachment 2Packet Page 28 A3.2DateAPRIL 18, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING ELEVATION - COURTYARD (SOUTH)081642Attachment 2Packet Page 29 A3.3DateAPRIL 18, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING ELEVATION - SIDE (WEST)081642Attachment 2Packet Page 30 A4.0DateAPRIL 18, 2019for:SheetScale1/16" = 1' @ 11x171/8" = 1' @ 24x36BUILDING SECTION - A081642BUILDING SECTION - B081642Attachment 2Packet Page 31 A5.0DateAPRIL 18, 2019for:SheetScale1/8" = 1' @ 11x171/4" = 1' @ 24x36S2S3S5W1S5A1S1A1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEW1: WINDOWSVINYLGREY COLORS3: STUCCOBENJAMIN MOORE2029-40 STEM GREENS2: STUCCOBENJAMIN MOORE1635 - WATER'S EDGES1: STUCCOBENJAMIN MOORE1548 - CLASSIC GRAYF2: SLATTED SCREENS/RAILINGBENJAMIN MOOREHC - 166 KENDALL CHARCOALF2COLORS AND MATERIALS - MONTALBAN (NORTH)S5: PAINT COLORBENJAMIN MOOREHC - 166 KENDALL CHARCOALS1S5S5: STUCCOBENJAMIN MOORECSP-750 - ANTIQUED AQUAAttachment 2Packet Page 32 A5.1DateAPRIL 18, 2019for:SheetScale1/8" = 1' @ 11x171/4" = 1' @ 24x36W1: WINDOWSVINYLGREY COLORS3: STUCCOBENJAMIN MOORE2029-40 - STEM GREENS2: STUCCOBENJAMIN MOORE1635 - WATER'S EDGES4S5: PAINT COLORBENJAMIN MOOREHC - 166 KENDALL CHARCOALS5S1P2S1: STUCCOBENJAMIN MOORE1548 - CLASSIC GRAYS4: STUCCOBENJAMIN MOORE2123-70 - ICE MISTS3S2W1A1S2A1: WINDOWS & STOREFRONTKAWNEERMEDIUM BRONZEF2: SLATTED SCREENS/RAILINGBENJAMIN MOOREHC - 166 KENDALL CHARCOALF2COLORS AND MATERIALS - COURTYARD (SOUTH)Attachment 2Packet Page 33 GROUPED VINYLWINDOWSCEMENT PLASTERSTUCCO WALLTRIM ATPROJECTIONS11'-4"8'-0"6' HIGH GATETUBE FILLED ANDMETAL PANELSTUCCO FINISH26'-6"FRONTA5.2DateAPRIL 18, 2019for:SheetScale1/8" = 1' @ 11x171/4" = 1' @ 24x36ARCHITECTURAL DETAILSSCREEN ELEMENTRAILINGSWINDOW12" = 1'-0"TRASH ENCLOSURE 14" = 1'-0"METAL POSTS3 12" HORIZONTALPAINTED WOODCLADDINGW/ 3" GAPBETWEEN BOARDSUP TO CEILINGAND ALIGNED TOADJACENTRAILINGTOP: 3 12"HORIZONTALPAINTED WOODCLADDING W/ 3"GAP BETWEENBOARDSMETAL POSTSBOTTOM: 3 12"HORIZONTALPAINTED WOODCLADDINGNOTE: 42" MIN. HEIGHT,PAINT TO MATCHEXTERIORNOTE: PAINT TOMATCH EXTERIORPROPOSED FENCE ALONG PARKINGPOSTS SPACEDEVERY 6-8 FEETHORIZONTALPAINTED WOODFENCE6 FEET TALLIDENTICAL ONBOTH SIDESAttachment 2Packet Page 34 FRONT PERSPECTIVE - MONTALBAN STREET VIEWA6.0DateAPRIL 18, 2019for:SheetScaleNOT TO SCALEAttachment 2Packet Page 35 BACK PERSPECTIVE - COURTYARDA6.1DateAPRIL 18, 2019for:SheetScaleNOT TO SCALEAttachment 2Packet Page 36 Attachment 2Packet Page 37 Attachment 2Packet Page 38 DateAPRIL 18, 2019for:SheetScaleTREE REMOVAL PLAN081642PROJECTNORTHTR-011/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHLEGENDTREE TO BE REMOVEDAttachment 2Packet Page 39 VANNO PARKINGWWWWGGGGGGGGGGGGGGGGGGW W W W W W W W W W W W W W W W W WWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS ETC ETC ETC ETC ETC ETC ETC ETCETCETC GGGGGGGGGGXXXXXXXXWWWWVANNO PARKING9.8%231.15 LIP231.07 FL231.07 LIP230.99 FL231.58 FS231.66 FS231.72 FS231.64 FS1.5%60.00'30.00'20.00'10.00'6.00'5.00'4.00'231.82 FS1.0%4.8%1.5%230.28 FS1.5%4.5%230.28 FS229.12 FS228.64 FS228.95 FS4.5%1.5%2.2%2%FF = 229.75FF = 231.8FF = 230.8230.42 FSFF = 230.84.8%228.17 FS226.83 FS6.5%4.5%229.25 BS4.5%FF = 228.954.5%5.0%2.0%2.4%228.71 TC228.21 FS228.88 FS4.5%229.31 TC227.81 FS2.0%2.4%1.0%228.66 TW225.81 FGH = 2.85'228.66 TW226.23 FGH = 2.43'1.5%228.93 TW226.51 FGH = 2.42'232.32 FG2.2%12H = 1'12222234556666677778899SS1W1W3W2G134MATCH (E)W1DOMESTICCOMMERCIALProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181638 - Montalban Residences (Civil) - Arris\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Jan 31, 2019 1:14pm, KathleenPhone Ext.:Phone Ext.:Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TS CTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N PLAN REVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 361121 MONTALBAN STREET1121 MONTALBAN STREETSAN LUIS OBISPO, CA 93401KEAKBB01.30.2019181638GRADING PLANC-2.11----2----3----4----5----165119NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGSITE CONSTRUCTION NOTES:PROPOSED AC DRIVE ASILEPROPOSED PERVIOUS PAVER SECTIONPROPOSED 6" CURB AND 18' GUTTERPROPOSED 3' VALLEY GUTTERPROPOSED CURB CUTS FOR DRAINAGEPROPOSED 6" CURBPROPOSED CONCRETE FLATWORKPROPOSED ADA RAMPPROPOSED RETAINING WALL, HEIGHT PER PLANRIGHT OF WAY CONSTRUCTION NOTES:PROPOSED DRIVEWAY PRE CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110PROPOSED 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110.PROPOSED TREATMENT PLANTERPROPOSED 6" CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 40301234010 10 20HORIZONTAL SCALE: 1" = 10'SANITARY SEWER CONSTRUCTION NOTES:PROPOSED HDPE SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPO STANDARD DETAIL6810 AND 6020.WATER CONSTRUCTION NOTES:INSTALL WATER SERVICE WITH METER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6210,6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TO BUILDING.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330. 6530 AND6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL IRRIGATION LINE WITH BACKFLOW ASSEMBLYGAS CONSTRUCTION NOTES:PROPOSED GAS LINEAttachment 2Packet Page 40 DECIDUOUSACCENT TREESEXISTING TREETO REMAINEXISTING TREES ALONGFENCE TO REMAINGROUND COVER & LOWFOREGROUND SHRUBSMEDIUM HEIGHT &EVERGREEN SCREEN SHRUBSGROUND COVER &FOREGROUND SHRUBSMEDIUMHEIGHT &EVERGREENSCREENSHRUBSCLIMBING VINES ATPRIVACY SCREENDateAPRIL 18, 2019for:SheetScaleCONCEPTUAL LANDSCAPE PLAN081642PROJECTNORTHL-1.01/16" = 1'-0" @ 11x171/8" = 1'-0" @ 24x36ACTUALNORTHGROUND COVERSLOW FOREGROUND SHRUBSMEDIUM HEIGHT SHRUBSEVERGREEN SCREEN SHRUBDECIDUOUS ACCENT TREESWUCOLS RATINGHHIGHMMODERATELLOWVLVERY LOWMULCHALL PLANTING BEDS TO RECEIVEA 3" THICK TOP DRESSING OF"FOREST FLOOR" ORGANIC BARKMULCHcallistemon "little john" (L) pittosporum tenuifolium (M)cassia leptophylla (L)berberis thunbergii (L)nassella tenuissima (L)dianella revoluta (L)festuca mairei (L)CLIMBING VINEScampsis radicans (L)Attachment 2Packet Page 41 Historic Building Assessment at 1121 Montalban Street, City of San Luis Obispo, California Annie McCausland Prepared By Applied EarthWorks, Inc. 811 El Capitan Way Suite 100 San Luis Obispo, CA 93401 Prepared For CoVelop, Inc. 1135 Santa Rosa Street, Suite 210 San Luis Obispo, CA 93401 January 2019 Keywords: USGS San Luis Obispo, Calif. 7.5' Quadrangle; in Township 30 South, Range 12 East, City of San Luis Obispo, San Luis Obispo County; 1121 Montalban Street Attachment 3 Packet Page 42 Attachment 3 Packet Page 43 Historic Building Assessment-1121 Montalban Street iii MANAGEMENT SUMMARY CoVelop, Inc. proposes to redevelop two parcels, including the extant building and accessory structure, at 1121 Montalban Street (Project) in the City of San Luis Obispo (City). The Spanish Colonial Revival bungalow-style dwelling and detached garage were constructed in 1928. As a result of the proposed demolition of the dwelling and garage, the City requested a historic building assessment be performed. Applied EarthWorks, Inc. (Æ) was retained to conduct a historic building assessment in accordance with the City’s guidelines to determine if the subject building and structure are a historic resource eligible for listing in the California Register of Historical Resources (CRHR) or the San Luis Obispo Master List of Historic Resources. The scope of work included a literature and records search of the Central Coastal Information Center (CCIC) at University of California Santa Barbara; an intensive-level pedestrian survey and inspection of the subject building, structure, and properties; and background research on the history and development of the City of San Luis Obispo and the subject properties. This report provides the results of that study. The subject properties, APN 001-114-034 and APN 001-114-035, were historically one lot until 1943. Both properties are included in this investigation. APN 001-114-034 features the Spanish Colonial Revival bungalow-style dwelling and detached garage, APN 001-114-035 is a vacant lot with a few trees. The dwelling was constructed in 1928 and the detached garage, sometime between 1928 and 1950. Therefore, the building and structure meet the 50-year age threshold under the CRHR and the San Luis Obispo Historic Preservation Ordinance (SLOHPO). Meeting the age criteria, the Spanish Colonial Revival bungalow-style dwelling and detached garage at 1121 Montalban Street was recorded and evaluated for historical significance. Æ Architectural Historian Annie McCausland, evaluated the historical significance of the building and structure based on in-depth historical background research and by applying the four criteria of the CRHR, and the three SLOHPO criteria. Historical background research demonstrates that the building and structure are not eligible for listing on the CRHR or the San Luis Obispo Master List of Historic Resources due the property’s lack of historic significance at the national, state, and local level. Field notes documenting the current investigation are on file at Æ’s San Luis Obispo office. A copy of this report and Department of Parks & Recreation (DPR) 523 recording forms documenting the subject building and structure will be placed on file at the CCIC for inclusion in the California Historical Resources Information System (CHRIS). The DPRs are attached as Appendix A. Attachment 3 Packet Page 44 iv Historic Building Assessment-1121 Montalban Street Attachment 3 Packet Page 45 Historic Building Assessment-1121 Montalban Street v CONTENTS 1 INTRODUCTION..............................................................................................................1 1.1 SCOPE AND PURPOSE OF INVESTIGATION ...................................................1 1.2 SOURCES CONSULTED .......................................................................................1 1.2.1 Cultural Resource Literature and Records Search .......................................5 1.2.2 City of San Luis Obispo Preservation Ordinance ........................................5 1.2.3 Archival Research ........................................................................................5 1.3 REPORT ORGANIZATION ...................................................................................6 2 HISTORICAL BACKGROUND ......................................................................................7 2.1 EARLY TWENTIETH CENTURY DEVELOPMENT IN THE CITY OF SAN LUIS OBISPO ................................................................................7 2.2 CITY OF SAN LUIS OBISPO LOT 2 BLOCK 80 .................................................7 2.3 SPANISH COLONIAL REVIVAL STYLE .........................................................10 3 SURVEY METHODS AND RESULTS .........................................................................13 3.1 SURVEY METHODS ...........................................................................................13 3.2 1121 MONTALBAN STREET SURVEY RESULTS ..........................................13 4 EVALUATION OF 1121 MONTALBAN STREET .....................................................17 4.1 REGULATORY CRITERIA .................................................................................17 4.1.1 California Register of Historical Resource Criteria ...................................17 4.1.2 San Luis Obispo Historic Preservation Ordinance Criteria .......................17 4.2 EVALUATION OF 1141 MONTALBAN STREET ............................................19 4.2.1 CRHR .........................................................................................................19 4.2.2 City of San Luis Obispo Historic Resource ...............................................20 5 SUMMARY AND RECOMMENDATIONS .................................................................23 6 REFERENCES .................................................................................................................25 APPENDICES A California DPR Forms FIGURES 1-1 Project area vicinity in San Luis Obispo County, California.............................................. 2 1-2 Project area on the USGS San Luis Obispo 7.5-minute quadrangle. .................................. 3 1-3 Aerial view of the Project area. ........................................................................................... 4 Attachment 3 Packet Page 46 vi Historic Building Assessment-1121 Montalban Street FIGURES (CONTINUED) 2-1 1875 Town of San Luis Obispo Map, Courtesy of the San Luis Obispo History Center. .. 8 2-2 1950 Sanborn Fire Insurance Map, Courtesy of the Los Angeles Public Library. ............. 8 2-3 1121 Montalban Street Building Permit, Courtesy of the Cal Poly Special Collections and Archives. ............................................................................................................................. 9 2-4 M.F Avila House, constructed between 1927 and 1929. Courtesy of the City of San Luis Obispo. .............................................................................................................................. 11 3-1 View from Montalban Street, facing southeast................................................................. 14 3-2 Detached wood lath patio addition on the south façade, facing south. ............................. 14 3-3 North façade of detached garage, looking from the driveway, facing southeast. ............. 15 3-4 Trees on adjacent property to the east. Historically this property was a portion of the subject property. ................................................................................................................ 15 Attachment 3 Packet Page 47 Historic Building Assessment-1121 Montalban Street 1 1 INTRODUCTION CoVelop, Inc., proposes to redevelop the two properties, APN 001-114-034 and APN 001-114-035, at 1121 Montalban Street (Project) in the City of San Luis Obispo. One of the subject parcels features a Spanish Colonial Revival bungalow-style dwelling constructed in 1928 and a detached garage constructed sometime between 1928 and 1950. The subject building and structure are on Montalban Street, north of U.S. Route 101 and east of California State Route 1, in the central portion of the City of San Luis Obispo (City), California (Figure 1-1). The subject property encompasses approximately 0.17 acres within Township 30 South, Range 12 East on the U.S. Geological Survey (USGS) San Luis Obispo 7.5-minute topographical quadrangle (Figures 1-2 and 1-3). Elevation of the property is approximately 254 feet above mean sea level. 1.1 SCOPE AND PURPOSE OF INVESTIGATION Applied EarthWorks, Inc. (Æ) was retained to conduct a historic building assessment of 1121 Montalban Street. The scope of work included completing a literature and records search through the Central Coastal Information Center (CCIC) at the University of California Santa Barbara; an intensive-level pedestrian survey and inspection of the subject building and structure; and background research on the history and development of the City of San Luis Obispo and the subject properties. Æ’s Principal Archaeologist, Erin Enright (M.A., Registered Professional Archaeologist [RPA] 16575), served as Project Manager and developed the scope of work. Æ Architectural Historian, Annie McCausland (M.A., who meets the U.S. Secretary of the Interior’s professional qualification standards), conducted background research and completed the historic building assessment report. Æ Staff Archaeologist, Karin Pitts-Olmedo (M.A., RPA 17221), conducted a cultural resource literature and records search at the CCIC on November 28, 2018, that covered the subject properties and the immediate vicinity. McCausland also conducted a field inspection of the subject building, structure, and properties on November 29, 2018, immediately followed by archival research and evaluation of the building and structure’s historical significance. Æ Principal Architectural Historian, M. Colleen Hamilton (M.A., RPA 10535), guided McCausland’s work. 1.2 SOURCES CONSULTED Various sources were consulted as part of this historic building assessment including historical records and literature housed at the CCIC. The City of San Luis Obispo Historic Preservation Ordinance and the San Luis Obispo Citywide Historic Context were consulted for information on the history of the City, architectural styles found within the City, and previous historic resources surveys conducted by the City. For information pertaining to the history and development of the subject building, numerous sources were consulted as part of historical background research. A detailed discussion of the sources consulted, and results of these investigations are provided Attachment 3 Packet Page 48 Date: 12/6/2018Document Path: H:\Montalban-Historic Building Assessment-3973\Projects\Deliverables - one folder per document\Arch Survey Report - 2018-12-05\3973 Figure 1.mxd505 Miles 505 Kilometers 10,000 0 10,000 20,000 30,000 Feet Figure 1-1 Project area vicinity in San Luis Obispo County, California. PROJECT AREA PROJECT AREA 2 Service Layer Credits: Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © 1:250,000SCALE Historic Building Assessment-1121 Montalban Street Attachment 3 Packet Page 49 Date: 12/6/2018Document Path: H:\Montalban-Historic Building Assessment-3973\Projects\Deliverables - one folder per document\Arch Survey Report - 2018-12-05\3973 Figure 2.mxd Historic Building Assessment-1121 Montalban Street 0.5 0 0.5 1 Miles 0.5 0 0.5 1 Kilometers 1,000 0 1,000 2,000 3,000 4,000 5,000 Feet Township 30 S /Range 12 E , Section 26 San Luis Obispo (1965-PR1994), CA 7.5' USGS Toprgraphic Quadrangle Figure 1-2 Project area on the USGS San Luis Obispo 7.5-minute quadrangle. PROJECT AREA Legend 3 1:24,000SCALE Attachment 3 Packet Page 50 Date: 1/21/2019Document Path: H:\Montalban-Historic Building Assessment-3973\Projects\Deliverables - one folder per document\Arch Survey Report - 2018-12-05\3973 Figure 1-3.mxd0.01 0 0.01 Miles 0.05 0 0.05 Kilometers 100 0 100 200 Feet ° Figure 1-3 Aerial view of Project area . PROJECT AREA PROJECT AREA 4 Service Layer Credits: Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 1:1,000SCALE Historic Building Assessment-1121 Montalban Street APN 0 0 1 - 1 1 4 - 0 3 4APN 0 0 1 - 1 1 4 - 0 3 5 Mont al b a n St. Olive St.Ca b r i l l o Hw y Attachment 3 Packet Page 51 Historic Building Assessment-1121 Montalban Street 5 below, as well as in subsequent sections of this report that discuss the historical development of the subject properties. The data gathered from references consulted are on file at Æ’s San Luis Obispo office and are fully referenced in Chapter 7. 1.2.1 Cultural Resource Literature and Records Search Prior to the historic building survey, a historic resources literature and records search was conducted by Æ Staff Archaeologist Karin Pitts-Olmstead at the CCIC on November 28, 2018. The CCIC is maintained under the auspices of the California State Office of Historic Preservation (OHP) as the CHRIS responsible for providing coverage for San Luis Obispo County. The objective of the records search was to determine whether the subject buildings, or any buildings within the immediate vicinity, had been previously documented as historical resources eligible for the California Register of Historical Resources (CRHR). The scope of the records search included the subject properties and immediate surrounding area. Sources consulted include DPR 523 records and historic resource location maps, the National Register of Historic Places (NRHP), the OHP Directory of Properties in the Historic Property Data File, and the listings of California Historical Landmarks and California Points of Historical Interest. Records search results indicate that the subject building and buildings surrounding the subject property have not been previously evaluated and recorded in CHRIS. 1.2.2 City of San Luis Obispo Preservation Ordinance The City of San Luis Obispo Historic Preservation Ordinance was adopted in 2010. The SLOHPO provides criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. The Ordinance also provides guidelines for the management of historic resources within the City. McCausland consulted the City’s Master List and Contributing List of Historic Resources to identify if the subject properties are currently listed on either lists and if there are any extant historic resources adjacent to the properties. The subject properties are not listed on either lists and there are no historic resources or historic districts identified adjacent to the subject properties (City of San Luis Obispo 2010; 2018). 1.2.3 Archival Research For information pertaining to the history and development of the Project area, numerous sources were consulted as part of historical background research. These sources include Sanborn Fire Insurance Maps, County maps and aerial photographs accessed online; historic maps, deeds, and newspapers housed at the San Luis Obispo History Center and the San Luis Obispo County Recorder’s Office; city directories and census records accessed through Ancestry.com; and digitized newspapers accessed through Newspapers.com. The original building permit for the dwelling was acquired from Cal Poly Special Collections and Archives. McCausland visited the San Luis Obispo County Recorder office, San Luis Obispo County Assessor, San Luis Obispo City Clerk office, San Luis Obispo Community Development Center, and the San Luis Obispo History Center on November 29 and 30, 2018. Attachment 3 Packet Page 52 6 Historic Building Assessment-1121 Montalban Street 1.3 REPORT ORGANIZATION This report documents the results of the historic building assessment in accordance with the CRHR and SLOHPO guidelines. Chapter 1 has introduced the scope of the work and stated regulatory requirements. Chapter 2 synthesizes the historical setting of the subject properties. Chapter 3 summarizes the results of the cultural resource literature and records search as well as summarizing sources consulted. The survey methods employed during this investigation and findings are provided in Chapter 4. An evaluation of historical significance is provided in Chapter 5. Conclusions and recommendations are included in Chapter 6, and bibliographic references are cited in Chapter 7. Department of Parks and Recreation (DPR) 523 recording forms documenting the building and structure are attached as Appendix A. Attachment 3 Packet Page 53 Historic Building Assessment-1121 Montalban Street 7 2 HISTORICAL BACKGROUND For a complete historic context for the City of San Luis Obispo please refer to City of San Luis Obispo Citywide Historic Context Statement written by Historic Resources Group in 2013. Appropriate sections are provided below to create a context for the property specific evaluation. 2.1 EARLY TWENTIETH CENTURY DEVELOPMENT IN THE CITY OF SAN LUIS OBISPO The following context is excerpted from the San Luis Obispo Citywide Historic Context Statement; In the early 20th century, the development of San Luis Obispo was characterized by three major factors: the introduction of the Southern Pacific Railroad line, the founding of California Polytechnic School, and the widespread use of the automobile. The former factors spurred a considerable increase in the population, but it was the latter factor-the automobile -that allowed urban planners to respond to the increased population growth by expanding development outside of the central city. By 1920, the City Population had grown to 5,805 residents [Historic Resources Group 2013:74]. San Luis Obispo’s population continued to grow in the early twentieth century. Residences from this period range from small, vernacular cottages to more elaborate two-story residences. During this period, residential architecture began to shift away from the Victorian-era styles imported from the east and new regional styles began to emerge including Craftsman as well as a variety of revival styles including Spanish Colonial, Mission, American Colonial, and Tudor. These popular styles were constructed on small and large scales in the City (Historic Resources Group 2013:81). Small-scale versions of these architectural styles were referred to as bungalows. Designs for the bungalow were advertised throughout the country through popular magazines like House Beautiful, Good Housekeeping, and Ladies Home Journal. Pattern books with a wide variety of bungalow designs and complete mail order house kits soon followed, allowing the styles to spread quickly across the country. Kit homes were manufactured by Sears, Aladdin, and Pacific Ready Cut Homes and were sold between 1908 and 1940. The kits were shipped by boxcars and contained framing members and all the architectural drawings (Historic Resources Group 2013:81). There are several extant neighborhoods in the City that developed in the early twentieth century and featured bungalow revival styles, including the neighborhoods near Santa Rosa Park on Oak, Montalban, and Olive streets. This area was considered to be on the outskirts of the City which became accessible with the advent of the automobile. 2.2 CITY OF SAN LUIS OBISPO LOT 2 BLOCK 80 In 1875 the land adjacent to Montalban Street was subdivided within the Town of San Luis Obispo (Harris 1875). The Rodriques family owned Lot 2 in Block 80 which includes the subject Attachment 3 Packet Page 54 8 Historic Building Assessment-1121 Montalban Street properties, APN 001-114-034 and APN 001-114-035, as well as the property to the east, APN 001-114-029 (1145 Montalban Street), as shown in Figures 2-1 and 2-2. However, this adjacent property is not included in the Project and the extant built environment on this property is not included in this historic context or this investigation. Figure 2-1 1875 Town of San Luis Obispo Map, Courtesy of the San Luis Obispo History Center. Figure 2-2 1950 Sanborn Fire Insurance Map, Courtesy of the Los Angeles Public Library. Attachment 3 Packet Page 55 Historic Building Assessment-1121 Montalban Street 9 A Jose M. Martins granted Lots 1 and 2 in Block 80 to Elsie F. Haskin et al. on October 3, 1925 (San Luis Obispo County Recorder 1925). On April 4, 1926 Haskin et al. granted the lots to a Conrad Winter (San Luis Obispo County Recorder 1926). Winter then granted Lot 2 to John and Trinnie Lewelling on February 9, 1928 (San Luis Obispo County Recorder 1928). The Lewelling family have owned the property since 1928 spanning three generations (San Luis Obispo County Assessor 2018). John J. Lewelling married Pasquala de Trinidad Rodriquez, commonly known as Trinnie, on December 14, 1913 (Rodriquez n.d:17). Both were San Luis Obispo natives. John was a local plumber at Union Hardware and Plumbing and Trinnie was a housewife (U.S. Bureau of the Census 1930). The Lewellings had three children, John Fredrick (known as Cupi), Virginia Angelina, and Dorothy Elsie (her real name was Rosa Juanita). John constructed the subject dwelling himself in 1928 for his growing family (San Luis Obispo Tribune 1928; San Luis Obispo City Clerk 1928). Figure 2-3 is the original building permit for the modest Spanish Colonial Revival bungalow style dwelling, a popular style in the 1920s. Figure 2-3 1121 Montalban Street Building Permit, Courtesy of the Cal Poly Special Collections and Archives. Attachment 3 Packet Page 56 10 Historic Building Assessment-1121 Montalban Street Dorothy Lewelling married Frank Silva, another San Luis Obispo native, in 1940 (San Luis Obispo Daily Telegram 1940). Frank was a foreman with the State Division of Highways and Dorothy was a housewife (Ancestry.com 2011). Virginia Lewelling married an Alfred Roger Damso, native of Cambria. John F. Lewelling was a well-known local baseball player. In 1940, he lived with his wife Theda, and daughter, Joan, on Morro Street (U.S. Bureau of the Census 1940). The detached garage was constructed sometime between 1928 and 1950 according to available sources (Sanborn Fire Insurance Map Co. 1950; San Luis Obispo City Clerk 1928). The Lewelling children, Virginia, Dorothy, and Joan inherited portions of Lot 2 Block 80 in 1943 after their mother, Trinnie Lewelling passed away (San Luis Obispo County Recorder 1943). This divided up the original lot into three lots. The lot with the dwelling and garage was inherited by Dorothy who also purchased Virginia’s tract (vacant lot) a few years later (Silva 2000). Dorothy’s husband, Frank Silva, passed away in 1998 and the property was inherited by Carol Ann Johnson, Dorothy and Frank’s daughter (San Luis Obispo County Assessor 2018). 2.3 SPANISH COLONIAL REVIVAL STYLE The following description of the Spanish Colonial Revival style is excerpted from the City of San Luis Obispo Citywide Historic Context Statement written by the Historic Resources Group in 2013. Enormously popular in Southern California from the late 1910s through the late 1930s, the Spanish Colonial Revival style emerged from a conscious effort by architects to emulate older Spanish architectural traditions, and break with Eastern colonial influences. At the peak of its popularity, design features of other regions of the Mediterranean were often creatively incorporated, including those of Italy, France, and North Africa. The result was a pan-Mediterranean mélange of eclectic variations on Spanish Revival Styles [Historic Resources Group 2013:147]. This Spanish Colonial Revival style was popular in San Luis Obispo and there are many extant examples of the style within the City (City of San Luis Obispo 2010; 2018). Many Spanish Colonial Revival style dwellings are contributing resources to local historic districts and are listed in the San Luis Obispo Master List of Historic Resources, including the M.F. Avila House, Resource No. 22 (Figure 2-4). The M.F. Avila House was constructed between 1927 and 1929 and was designed by prominent local architect, Edward Abrahms (City of San Luis Obispo 2018). Attachment 3 Packet Page 57 Historic Building Assessment-1121 Montalban Street 11 Figure 2-4 M.F Avila House, constructed between 1927 and 1929. Courtesy of the City of San Luis Obispo. Attachment 3 Packet Page 58 12 Historic Building Assessment-1121 Montalban Street Attachment 3 Packet Page 59 Historic Building Assessment-1121 Montalban Street 13 3 SURVEY METHODS AND RESULTS 3.1 SURVEY METHODS The primary purpose of this historic building assessment is to inspect and document the buildings on the subject property, assess their age, use, and condition, research their construction history, and evaluate their collective and individual significance for listing on the CRHR. In order to complete this task, Æ Architectural Historian Annie McCausland first performed a desktop review of aerial and satellite imagery and historic maps, followed by a reconnaissance- level field inspection of the subject property on November 29, 2018. The purpose was to identify all buildings and structures located on the subject site, and any other features of the built environment dating prior to 1969, which would meet the 50-year age threshold for consideration as a historical resource as detailed above. The survey consisted of pedestrian transects across the subject property, and inspection of the building and structure found on the subject property. Once field work was completed, additional research was conducted to explore the historical background and development of the subject property, building, and structure. Finally, the appropriate DPR forms were compiled to document the historic-age building and structure and assess their historical significance. 3.2 1121 MONTALBAN STREET SURVEY RESULTS One building and one structure were identified to be over 50 years of age extant on one of the subject properties (APN 001-114-034). The subject building is a Spanish Colonial Revival dwelling constructed in 1928. Another structure on the property is a detached garage that was constructed sometime between 1928 and 1950. This 1,059-square-foot single-story Spanish Colonial Revival bungalow-style dwelling with detached garage sits on a 0.17-acre lot on the south side of Montalban Street. The wood framed, stucco clad dwelling rests on a concrete foundation and features a flat roof. A chimney and seven wood framed double-hung windows are featured on the west façade (Figure 3-1). The north façade fenestration includes three wood framed windows, two double-hung and one fixed window in the middle, on the west end (Figure 3-1). An attached covered porch with an arched opening and a Spanish red tile shed roof, is on the east end (Figure 3-1). The porch covers the main entry and two fixed windows (Figure 3-1). The building is surrounded by an asphalt driveway to the west, an enclosed front yard to the north, and concrete sidewalk and an asphalt driveway (Figure 3-1). The front yard is enclosed by stucco walls on the east and west ends and a wood picket fence to the north. The entry path through the front yard features a wood portico (Figure 3-1). The east façade features four wood framed double-hung windows, however the entire façade was not visible via the public right of way. A detached wood lath patio addition is on the south façade and at least one wood framed window (Figure 3-2). This addition is not original, and it is unknown when it was added. The entire south façade was not visible from the driveway (Figure 3-2) and access was not available. Attachment 3 Packet Page 60 14 Historic Building Assessment-1121 Montalban Street The detached garage is wood framed and clad in stucco (Figure 3-3). The garage features a flat roof, wooden garage door, and an entry door on the east end of the north façade (Figures 3-1 and 3-3). The adjacent property was historically part of the subject property and is currently undeveloped with a few trees (Figure 3-4). Figure 3-1 View from Montalban Street, facing southeast. Figure 3-2 Detached wood lath patio addition on the south façade, facing south. Attachment 3 Packet Page 61 Historic Building Assessment-1121 Montalban Street 15 Figure 3-3 North façade of detached garage, looking from the driveway, facing southeast. Figure 3-4 Trees on adjacent property to the east. Historically this property was a portion of the subject property. Attachment 3 Packet Page 62 16 Historic Building Assessment-1121 Montalban Street Attachment 3 Packet Page 63 Historic Building Assessment-1121 Montalban Street 17 4 EVALUATION OF 1121 MONTALBAN STREET This assessment was requested by the City who must permit demolition of the structures and redevelopment of the lot. The City has a historic preservation ordinance that recognizes historic districts and individual historic resources within the City limits and maintains the City’s Master List of Historic Resources and List of Contributing Historic Resources. 4.1 REGULATORY CRITERIA 4.1.1 California Register of Historical Resource Criteria For this study, the subject building and structure were evaluated under the requirements for listing on the California Register of Historic Resources (CRHR) following four criteria for historical significance: 1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; 2. Is associated with the lives of persons important in our past; 3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or, 4. Has yielded, or may be likely to yield, information important in prehistory or history (California Office of Historic Preservation 2018). 4.1.2 San Luis Obispo Historic Preservation Ordinance Criteria The SLOHPO outlines the following criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. In order to be eligible for designation, the resource must exhibit a high level of integrity, be at least fifty (50) years old, and satisfy at least one of the following criteria (City of San Luis Obispo 2010): A. Architectural Criteria Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic value. Style Describes the form of a building, such as size, structural shape, and details within that form (e.g. arrangement of windows and doors, ornamentation, etc.). Building style will be evaluated as a measure of: a. The relative purity of a traditional style; b. Rarity of existence at any time in the locale, and/or current rarity although the structure reflects a once popular style; c. Traditional, vernacular, and/eclectic influences that represent a particular social milieu Attachment 3 Packet Page 64 18 Historic Building Assessment-1121 Montalban Street and period of the community, and/or the uniqueness of hybrid styles and how these styles are put together. Design Describes the architectural concept of a structure and the quality of artistic merit and craftsmanship of the individual parts. Reflects how well a particular style or combination of styles are expressed through compatibility and detailing of elements. Design also, takes into consideration the degree to which the designer (e.g., carpenter-builder) accurately interpreted and conveyed the style(s). Building design will be evaluated as a measure of: a. Notable attractiveness with aesthetic appeal because of its artistic merit, details and craftsmanship (even if not necessarily unique); b. An expression of interesting details and eclecticism among carpenter-builders, although the craftsmanship and artistic quality may not be superior. Architect Describes the professional (an individual or firm) directly responsible for the building design and plans of the structure. The architect will be evaluated as referenced to as: a. A notable architect (e.g., Wright, Morgan), including architects who made significant contributions to the state or region, or an architect whose work influenced development of the city, state or nation; b. An architect who, in terms of craftmanship, made significant contributions to San Luis Obispo (e.g. Abrahams who, according to local sources, designed the house at 810 Osos- Frank Avila’s father’s home-built between 1927-30). B. Historic Criteria History-Person Associated with the lives of persons important to local, California, or national history. Historical Persons will be evaluated as a measure of the degree to which a person or group was: a. Significant to the community as a public leader (e.g., mayor, congress member, etc.) or for his or her fame and outstanding recognition-locally, regionally, or nationally; b. Significant to the community as a public servant or person who made early, unique, or outstanding contributions to the community, important local affairs or institutions (e.g., council members, educators, medical professionals, clergymen, railroad officials). History-Event: Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. Historic events will be evaluated as a measure of: a. A landmark, famous, or first-of-its-kind event for the city-regardless of whether the Attachment 3 Packet Page 65 Historic Building Assessment-1121 Montalban Street 19 impact of the event spread beyond the city; b. A relatively unique, important or interesting contribution to the city (e.g., the Ah Louis Store as the center for Chinese-American cultural activities in early San Luis Obispo history). Historic-Context Associated with and also prime illustrations of predominant patterns of political, social, economic, cultural, medical, educational, governmental, military, industrial, or religious history. Historic context will be evaluated as a measure of degree to which it reflects: a. Early, first, or major patterns of local history, regardless of whether the historic effects go beyond the city level, that are intimately connected with the building (e.g., County Museum); b. Secondary patterns of local history, but closely associated with the building (e.g., Park Hotel). The SLOHPO also provides criteria for evaluating integrity of significant resources and is defined under Criterion C. C. Integrity Authenticity of a historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance. Integrity will be evaluated by a measure of: a. Whether or not a structure occupies its original site and/or whether or not the original foundation has been changed, if known; b. The degree to which the structure has maintained enough of its historic character or appearance to be recognizable as an historic resource and to convey the reason(s) for its significance; c. The degree to which the resource has retained its design, setting, materials, workmanship, feeling, and association. 4.2 EVALUATION OF 1141 MONTALBAN STREET 4.2.1 CRHR For this study, the subject building and structure were evaluated for listing on the CRHR including the following four criteria for historical significance. Criterion 1. The subject building is a modest Spanish Colonial Revival bungalow-style, constructed in 1928, and the subject structure is a detached garage constructed sometime between 1928 and 1950. The subject property has been maintained as a single-family residential property throughout the twentieth century and is not associated with any events or trends of historical significance at the national, state, or local level. The subject building and structure are not considered significant under Criterion 1. Attachment 3 Packet Page 66 20 Historic Building Assessment-1121 Montalban Street Criterion 2. The subject property was owned by the Lewelling and Silva families during the twentieth century, neither of which are significant at a national, state, or local level. The subject building and structure are not associated with person(s) of historical significance and it is not considered significant under Criterion 2. Criterion 3. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow; however, there are better extant representations of this style within the region that are not modest in design. The bungalow was constructed by John J. Lewelling who is not a master architect or builder. The detached garage does not feature an architectural style and its builder is unknown. As such, they do not embody the distinctive characteristic of a method of construction, or represent the work of a master, or possess high artistic values. The subject building and structure are not historically significant under Criterion 3. Criterion 4. This criterion is most relevant for archaeological sites, but it can be applied to built- environment resources if further study has the potential to yield information that cannot be obtained from other sources. However, historical information about Spanish Colonial Revival bungalows is prevalent, and further study of the building would not add any new information. The subject building and structure are not considered significant under Criterion 4. 4.2.2 City of San Luis Obispo Historic Resource The City of San Luis Obispo Historic Preservation Ordinance outlines the following criteria for the inclusion of historic or cultural resources on the City’s Master List or Contributing List of Historic Resources. In order to be eligible for designation, the resource must exhibit a high level of historic integrity, be at least fifty (50) years old, and satisfy at least one of the following criteria: Criterion A. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow, however there are better extant representations within the City of San Luis Obispo that are not as modest in design, including the M.F Avila House. The dwelling was constructed by John J. Lewelling who is not a master architect or builder, nor a prominent local architect. The detached garage does not feature an architectural style and the builder is unknown. The property is not located within a historic preservation overlay district nor is it a contributing property to a historic district. In conclusion the subject building and structure do not represent a t ype, period, region, or method of construction, or represents the work of a master, or possesses high artistic value and are therefore is not eligible under Criterion A of the SLOHPO. Criterion B. The subject building and structure are associated with the Lewelling and Silva families. Extensive research has shown that the Lewelling and Silva families are not historically significant within a national, state, or local context. The subject building does not represent any patterns of history nor is it associated with any historic events. Therefore, the subject building and structure are not significant under Criterion B of the SLOHPO. Criterion C. The property is not historically significant under Criteria A or B; therefore, the property does not have a period of significance. The property retains integrity of location, as it has not been moved. The wood lath patio addition on the dwelling south façade has altered the dwelling’s integrity of design, materials, and workmanship. Lastly, the addition of the more Attachment 3 Packet Page 67 Historic Building Assessment-1121 Montalban Street 21 contemporary garage which was not included in the original construction alters the overall setting and feeling of the original dwelling. Overall, the property does not retain integrity of association due to its lack of historical significance under Criteria A and B of the SLOHPO. Attachment 3 Packet Page 68 22 Historic Building Assessment-1121 Montalban Street Attachment 3 Packet Page 69 Historic Building Assessment-1121 Montalban Street 23 5 SUMMARY AND RECOMMENDATIONS Meeting the age criteria, the Spanish Colonial Revival bungalow and detached garage at 1121 Montalban Street was recorded and evaluated for eligibility for the CRHR and the City’s Master List of Historic Resources. Æ Architectural Historian Annie McCausland evaluated the historical significance of the building based on background research and by applying the four criteria of the CRHR and the three criteria of the SLOHPO. Background and archival research on the development and growth of the City of San Luis Obispo, the subject property, and the subject building and structure, has demonstrated that the subject building and structure do not qualify as a historical resource due the property’s lack of historic significance at the national, state, and local level. Attachment 3 Packet Page 70 24 Historic Building Assessment-1121 Montalban Street Attachment 3 Packet Page 71 Historic Building Assessment-1121 Montalban Street 25 6 REFERENCES Ancestry.com 2011 U.S. City Directories: 1822-1995. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2469. California Office of Historic Preservation 2018 California Register of Historical Resources. Accessed June 28, 2018. http://ohp.parks.ca.gov/?page_id=21238. City of San Luis Obispo 2010 Historic Preservation Ordinance. Accessed January 17, 2019. https://www.slocity.org/home/showdocument?id=4142. 2018 SLO Story Map: Historic Properties in San Luis Obispo. Accessed January 17, 2019. https://gis.slocity.org/HistoricMapTour/index.html. Harris, R.R 1875 Map of the town of San Luis Obispo. On file, San Luis Obispo History Center, San Luis Obispo, California. Historic Resources Group 2013 City of San Luis Obispo Citywide Historic Context Statement. Historic Resources Group, Pasadena, California. Accessed on January 17, 2019. https://www.slocity.org/home/showdocument?id=4042. Rodriquez, Miguel n.d Descendants of Miguel Rodriquez: 1732-1999. On file, San Luis Obispo History Center, San Luis Obispo, California. Sanborn Fire Insurance Map Co. 1950 San Luis Obispo, Sheet 2. From the Los Angeles Public Library Digital Collections, http://www.lapl.org/collections-resources/research- guides/sanborn-atlases. San Luis Obispo City Clerk 1928 Application for Building Permit. MS 034 San Luis Obispo Building Permits Collection, Special Collections and Archives, Cal Poly, San Luis Obispo. San Luis Obispo County Assessor 2018 Assessor Records. On file, San Luis Obispo County Assessor’s Office, San Luis Obispo, California. San Luis Obispo County Recorder 1925 Deed Book 6, Page: 242. 1926 Deed Book 12: 277. Attachment 3 Packet Page 72 26 Historic Building Assessment-1121 Montalban Street 1928 Deed Book 45: 170. 1943 Deed Book 345: 4. San Luis Obispo Daily Telegram 1928 Permits to Build Approved, 24 January 24. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center. 1940 Native San Luis Obispans are Married at the Old Mission, 30 September. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center and digital issues available through Genealogy Bank.com. Silva, Frank 2000 Letter to Arnold Jones with the San Luis Obispo Community Development Department. On file, San Luis Obispo Community Development Department, San Luis Obispo, California. U.S. Bureau of the Census 1930 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=6224. 1940 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2442. Attachment 3 Packet Page 73 APPENDIX A California DPR Forms Attachment 3 Packet Page 74 Attachment 3 Packet Page 75 DPR 523A (1/95) Primary-photo.doc [6-17-09] State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 1 of 8 Resource Name or #: 1121 Montalban Street P1. Other Identifier: *P2. Location: a. County: San Luis Obispo Not for Publication Unrestricted b. USGS 7.5′ Quad: San Luis Obispo, CA Date 1995 T 30S, R 12E; Unsectioned; M.D. BM c. Address: 1121 Montalban Street, San Luis Obispo, CA 93405 d. UTM: NAD , Zone 10S; 712403 mE / 3907536 mN e. Other Locational Data: APN 001-114-034 *P3a. Description: This 1,059-square-foot single-story Spanish Colonial Revival bungalow-style dwelling with detached garage sits on a 0.17-acre lot on the south side of Montalban Street. The wood framed, stucco clad, dwelling rests on a concrete foundation and features a flat roof. A chimney and seven wood framed double-hung windows are featured on the west façade. The north façade fenestration includes three wood framed windows, two double-hung and one fixed window in the middle, on the west end. An attached covered porch with an arched opening and a Spanish red tile shed roof, is on the east end. The porch covers the main entry and two fixed windows. The east façade features four wood framed double-hung windows. A detached wood lath patio addition is on the south façade and at least one wood framed window. The entire façade was not visible from the driveway. The building is surrounded by an asphalt driveway to the west, an enclosed front yard to the north, and concrete sidewalk and an asphalt driveway. The front yard is enclosed by stucco walls on the east and west ends and a wood picket fence to the north. The entry path through the front yard features a wood portico. The detached garage is wood framed and clad in stucco. The garage features a flat roof, wooden garage door, and an entry door on the east end of the north façade. *P3b. Resource Attributes: HP2: Single-family property *P4. Resources Present: Building Structure Object Site District Element of District Other: *P5a. Photograph P5b. Description of Photo: North façade, facing southeast. *P6. Date Constructed/Age and Sources: Prehistoric Historic Both 1928 (San Luis Obispo Daily Telegram) *P7. Owner and Address: Carol Johnson, 463 Pacific Street, San Luis Obispo, CA 93401 *P8. Recorded By: Annie McCausland Applied EarthWorks, Inc. 811 El Capitan Way, Suite100, San Luis Obispo, CA 93401 *P9. Date Recorded: December 2018 *P10. Survey Type: Intensive Reconnaissance Other Describe: Pedestrian survey *P11. Report Citation: McCausland, Annie 2018 Historic Building Assessment at 1121 Montalban Street, City of San Luis Obispo, California. Applied EarthWorks, Inc., San Luis Obispo, California. Prepared for CoVelop, Inc., San Luis Obispo, California. Submitted to the City of San Luis Obispo. *Attachments: NONE Location Map Site/Sketch Map Continuation Sheet Building, Structure, Archaeological Record District Record Linear Feature Record and Object Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (list): Attachment 3 Packet Page 76 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial CONTINUATION SHEET Page 2 of 8 Resource Name or #: 1121 Montalban Street  Continuation  Update DPR 523A (1/95) Primary-photo.doc [6-5-07] *P5a. Photograph (continued) P5b. Description of Photo: North façade of detached garage, looking from the driveway, facing southeast. P5b. Description of Photo: Detached wood addition on the south façade, facing south. Attachment 3 Packet Page 77 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial CONTINUATION SHEET Page 3 of 8 Resource Name or #: 1121 Montalban Street  Continuation  Update DPR 523A (1/95) Primary-photo.doc [6-5-07] P5b. Description of Photo: Trees on adjacent property to the east. Historically this property was a portion of the subject property. Attachment 3 Packet Page 78 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code 6Z Page 4 of 8 Resource Name or #: 1121 Montalban Street DPR 523B (1/95) *Required Information B1. Historic Name: Lewelling Residence B2. Common Name: 1121 Montalban Street B3. Original Use: Residential B4. Present Use: Same *B5. Architectural Style: Modest Spanish Colonial Revival bungalow *B6. Construction History (construction date, alterations, and dates of alterations): The five-room, wood framed, stucco clad dwelling was constructed in 1928 by property owner, John J. Lewelling (San Luis Obispo Daily Telegram 1928; San Luis Obispo City Clerk 1928). The garage was constructed sometime between 1928 and 1950 (Sanborn Fire Insurance Map Co. 1950). The house retains its original windows and seems to retain overall integrity. It is unknown when the detached wood lath porch on the south façade was added. *B7. Moved?: No Yes Unknown Date: Original Location: *B8. Related Features: none B9. a. Architect: John J. Lewelling b. Builder: John J. Lewelling *B10. Significance: Theme: n/a Area: n/a Period of Significance: n/a Property Type: n/a Applicable Criteria: n/a (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Historic Context: In 1875 the land adjacent to Montalban Street was subdivided within the Town of San Luis Obispo (Harris 1875). The Rodriques family owned Lot 2 in Block 80 which includes the subject properties, APN 001-114-034 and APN 001-114-035, as well as the property to the east, APN 001-114-029 (1145 Montalban Street). However, this adjacent property is not included in the Project and the extant built environment on this property are not included in this historic context or this investigation. Jose M. Martins granted Lots 1 and 2 in Block 80 to Elsie F. Haskin et al. on October 3, 1925 (San Luis Obispo County Recorder 1925). On April 4, 1926 Haskin et al. granted the lots to a Conrad Winter (San Luis Obispo County Recorder 1926). Winter then granted Lot 2 to John and Trinnie Lewelling on February 9, 1928 (San Luis Obispo County Recorder 1928). The Lewelling family have owned the property since 1928 spanning three generations (Ancestry.com 2011; San Luis Obispo County Assessor 2018). John J. Lewelling married Pasquala de Trinidad Rodriquez, commonly known as Trinnie, on December 14, 1913 (Rodriquez n.d:17). Both were San Luis Obispo natives. John was a local plumber at Union Hardware and Plumbing and Trinnie was a housewife (U.S. Bureau of the Census 1930). The Lewellings had three children, John Fredrick (known as Cupi), Virginia Angelina, and Dorothy Elsie (her real name was Rosa Juanita). John constructed the subject dwelling himself in 1928 for his growing family (San Luis Obispo City Clerk 1928; San Luis Obispo Daily Telegram 1928). The modest Spanish Colonial Revival bungalow-style dwelling was a popular and affordable style in the 1920s. Dorothy Lewelling married Frank Silva, another San Luis Obispo native, in 1940 (San Luis Obispo Daily Telegram 1940). Frank was a foreman with the State Division of Highways and Dorothy was a housewife (Ancestry.com 2011). Virginia Lewelling married an Alfred Roger Damso, native of Cambria. John F. Lewelling was a well-known local baseball player. In 1940, he lived with his wife Theda, and daughter, Joan, on Morro Street (U.S. Bureau of the Census 1940). The detached garage was constructed sometime between 1928 and 1950 according to available sources (Sanborn Fire Insurance Map Co. 1928; 1950). The Lewelling children, Virginia, Dorothy, and Joan inherited portions of Lot 2 Block 80 in 1943 after their mother, Trinnie Lewelling passed away (San Luis Obispo County Recorder 1943). This divided up the original lot into three lots. The lot with the dwelling and garage was inherited by Dorothy who also purchased Virginia’s tract (vacant lot) a few years later (Silva 2000). Dorothy’s husband, Frank Silva, passed away in 1998 and the property was inherited by Carol Ann Johnson, Dorothy and Frank’s daughter (San Luis Obispo County Assessor 2018). Significance Evaluation: CRHR Criterion 1. The subject building is a modest Spanish Colonial Revival bungalow-style, constructed in 1928, and the subject structure is a detached garage constructed sometime between 1928 and 1950. The subject property has been maintained as a single-family residential property throughout the twentieth century and is not associated with any events or trends of historical significance at the national, state, or local level. The subject building and structure are not considered historically significant under Criterion 1. CRHR Criterion 2. The subject property was owned by the Lewelling and Silva families during the twentieth century, neither of which are historically significant at a national, state, or local level. The subject building and Attachment 3 Packet Page 79 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code 6Z Page 5 of 8 Resource Name or #: 1121 Montalban Street DPR 523B (1/95) *Required Information structure are not associated with person(s) of historical significance and it is not considered historically significant under Criterion 2. *B10. Significance Evaluation (continued): CRHR Criterion 3. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow; however, there are better extant representations of this style within the region that are not modest in design. The bungalow was constructed by John J. Lewelling who is not a master architect or builder. The detached garage does not feature an architectural style and its builder is unknown. As such, they do not embody the distinctive characteristic of a method of construction, or represent the work of a master, or possess high artistic values. The subject building and structure are not historically significant under Criterion 3. CRHR Criterion 4. This criterion is most relevant for archaeological sites, but it can be applied to built- environment resources if further study has the potential to yield information that cannot be obtained from other sources. However, historical information about Spanish Colonial Revival bungalows is prevalent, and further study of the building would not add any new information. The subject building and structure are not considered significant under Criterion 4. San Luis Obispo Historic Preservation Ordinance (SLOHPO) Local Listing Evaluation: Criterion A. The subject building embodies the distinctive characteristics of a modest Spanish Colonial Revival bungalow, however there are better extant representations within the City of San Luis Obispo that are not as modest in design, including the M.F Avila House. The dwelling was constructed by John J. Lewelling who is not a master architect or builder, nor a prominent local architect. The detached garage does not feature an architectural style and the builder is unknown. The property is not located within a historic preservation overlay district nor is it a contributing property to a historic district. In conclusion the subject building and structure do not represent a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic value and are therefore is not eligible under Criterion A of the SLOHPO. Criterion B. The subject building and structure are associated with the Lewelling and Silva families. Extensive research has shown that the Lewelling and Silva families are not historically significant within a national, state, or local context. The subject building does not represent any patterns of history nor is it associated with any historic events. Therefore, the subject building and structure are not significant under Criterion B of the SLOHPO. Criterion C. The property is not historically significant under Criteria A or B; therefore, the property does not retain a period of significance. The property retains integrity of location, it has not been moved. The wood lath patio addition on the dwelling south façade has altered the dwelling’s integrity of design, materials, and workmanship. Lastly, the addition of the more contemporary garage which was not included in the original construction alters the overall setting and feeling of the original dwelling. Overall, the property does not retain integrity of association due to its lack of historical significance under Criteria A and B of the SLOHPO. B11. Additional Resource Attributes (list attributes and codes): *B12. References: Ancestry.com 2011 U.S. City Directories: 1822-1995. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2469. City of San Luis Obispo 2010 Historic Preservation Ordinance. Accessed January 17, 2019. https://www.slocity.org/home/showdocument?id=4142. 2018 SLO Story Map: Historic Properties in San Luis Obispo. Accessed January 17, 2019. https://gis.slocity.org/HistoricMapTour/index.html. Harris, R.R 1875 Map of the town of San Luis Obispo. On file, San Luis Obispo History Center, San Luis Obispo, California. Historic Resources Group 2013 City of San Luis Obispo Citywide Historic Context Statement. Historic Resources Group, Pasadena, California. Accessed on January 17, 2019. https://www.slocity.org/home/showdocument?id=4042. Attachment 3 Packet Page 80 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI #/Trinomial BUILDING, STRUCTURE, AND OBJECT RECORD *NRHP Status Code 6Z Page 6 of 8 Resource Name or #: 1121 Montalban Street DPR 523B (1/95) *Required Information Rodriquez, Miguel n.d Descendants of Miguel Rodriquez: 1732-1999. On file, San Luis Obispo History Center, San Luis Obispo, California. Sanborn Fire Insurance Map Co. 1950 San Luis Obispo, Sheet 2. From the Los Angeles Public Library Digital Collections, http://www.lapl .org/collections-resources/research- guides/sanborn-atlases. San Luis Obispo City Clerk 1928 Application for Building Permit. MS 034 San Luis Obispo Building Permits Collection, Special Collections and Archives, Cal Poly, San Luis Obispo. San Luis Obispo County Assessor 2018 Assessor Records. On file, San Luis Obispo County Assessor’s Office, San Luis Obispo, California. San Luis Obispo County Recorder 1925 Deed Book 6, Page: 242. 1926 Deed Book 12: 277. 1928 Deed Book 45: 170. 1943 Deed Book 345: 4. San Luis Obispo Daily Telegram 1928 Permits to Build Approved, 24 January 24. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center. 1940 Native San Luis Obispans are Married at the Old Mission, 30 September. San Luis Obispo, California. Hardbound newspapers on file at the San Luis Obispo History Center and digital issues available through Genealogy Bank.com. Silva, Frank 2000 Letter to Arnold Jones with the San Luis Obispo Community Development Department. On file, San Luis Obispo Community Development Department, San Luis Obispo, California. U.S. Bureau of the Census 1930 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=6224. 1940 U.S Federal Census. Accessed January 17, 2019. https://search.ancestry.com/search/db.aspx?dbid=2442. B13. Remarks: *B14. Evaluator: Annie McCausland, M.A. Applied EarthWorks, Inc., San Luis Obispo, CA 93401 Date of Evaluation: December 2018 This space reserved for official comments. Attachment 3 Packet Page 81 State of California The Resources Agency DEPARTMENT OF PARKS AND RECREATION LOCATION MAP TRUE NORTH ° SCALE 1:24,000 1 0 10.5 Miles 1010.5 Kilometers 1,000 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 Feet Scale: 1:24,000Resource Name or #: 1121 Montalban Street Primary # HRI# Trinomial Page 7 of 8 Map Name: San Luis Obispo (1965-PR1994), CA, USGS 7.5' quadrangle Date: 2019 1121 Montalban Street Attachment 3 Packet Page 82 465320018State of California The Resources Agency DEPARTMENT OF PARKS AND RECREATION SKETCH MAP DPR 523K (1/95)*Required information *Date of map: January 2019 Primary # HRI# Trinomial Page 8 of 8 *Drawn by: E. Mills Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community Legend Parcel T Nv *Scale: *Resource Name or #: 1121 Montalban Street 1 inch equals 8 meters Dwelling Detatched Garage 02468 Meters 0102030 Feet Attachment 3 Packet Page 83 Meeting Date: April 1, 2019 Item Number: 2 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a three-story mixed-use development consisting of 15 residential units (600 to 1,200 square feet each) and 430 square feet of commercial space. The project includes two affordable housing alternative incentive requests (§ 17.140.070) for a 97.5 percent density bonus and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street (Attachment 1, Project Plans). The density bonus and associated alternative incentive requests will be evaluated by the Planning Commission under the application AFFH-2009- 2018. The existing residence and accessory structures on site are planned for demolition; based on the Historic Assessment, these structures are not historic resources (Attachment 2, Historic Assessment). General Location: The 15,000-square foot project site is located on two existing parcels with direct access off Montalban Street. The property is relatively flat with a slight downslope from north to south of less than 3%. Present Use: Single-Unit Dwelling Zoning: Tourist Commercial (C-T) General Plan: Tourist Commercial Surrounding Uses: East: Single Family Residence West: General Retail & Restaurants North: Multi-Unit Developments South: Restaurants & Multi-Unit Developments 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Community room, commercial suite, outdoor patio, flat roof, slanted screens, aluminum storefront, balconies, exterior stairs & access corridor, and vertical vinyl windows Materials: Stucco, spaced board railings, and privacy screens Colors: Primary gray-blue & light-gray stucco with accent colors; green, white, & charcoal FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1121 Montalban St. FILE NUMBER: ARCH-2008-2018 APPLICANT: Chris Baranek REPRESENTATIVE: Thom Jess ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Figure 1: Subject Property Attachment 4 Packet Page 84 ARCH-2008-2018 1121 Montalban Street Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the office building in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), 3.1 (Commercial Project Design), and 6 (Site Planning and Other Design Details). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1.C - Site Function The ARC should discuss whether the project site activities (residential on the ground level along the street frontage) are logically oriented so that the project will operate efficiently and effectively for all users. Chapter 3.1 – Commercial Project Design Guidelines §3.1.B.2 Neighborhood Compatibility The ARC should discuss whether the commercial development respects architectural styles and scale of adjacent development in the vicinity by incorporating; appropriate design themes, proportional building scale/size, and appropriate setbacks and massing. §3.1.B.8 Entries The ARC should discuss whether the project entries are sufficient for the commercial district in creating an architectural focal point for the building. §3.1.B.12 Colors The ARC should discuss the proposed accent colors and whether they complement the base color or a variation of its hue. §3.1.C.1 Consider Neighboring Development The ARC should discuss whether the project demonstrates adequate consideration of; natural features, views, solar access, site layout, massing and privacy of neighboring structures. Figure 2: Rendering of project design from Montalban Street. Attachment 4 Packet Page 85 ARCH-2008-2018 1121 Montalban Street Page 3 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setback 10 feet 10 feet Density (units/acre) 9 (97.5% Bonus) 4.08 Floor Area Ratio (FAR) 0.8 2.5 Maximum Height of Structures 39 feet 45 feet Max Building Coverage 50% 75% Total # Parking Spaces Electric Vehicle Parking Bicycle Parking 19 (6 compact) 3 EV Ready TBD 19 2 EV Ready 34 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2018 Zoning Regulations 6.0 ACTION ALTERNATIVES 6.1 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.2 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans 7.2 Historic Assessment Attachment 4 Packet Page 86 DRAFT Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, April 1, 2019 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, April 1, 2019 at 5:02 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Root. OATH OF OFFICE City Clerk Purrington administered the Oath of Office to Commissioner Pickens. ROLL CALL Present: Commissioners Mandi Pickens, Micah Smith, Vice-Chair Amy Nemcik, and Chair Allen Root Absent: Commissioners Richard Beller, Michael DeMartini, and Christie Withers Staff: Senior Planner Shawna Scott, Associate Planner Rachel Cohen, Associate Planner Kyle Bell, and Recording Secretary Summer Aburashed. Other staff members presented reports or responded to questions as indicated in the minutes. ELECTION OF CHAIR AND VICE CHAIR Commissioner Smith nominated Commissioner Root for Chair; consensus vote was unanimous. Commissioner Smith nominated Commissioner Nemcik for Vice-Chair; consensus vote was unanimous. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA David Brodie --End of Public Comment-- APPROVAL OF MINUTES 1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of February 4, 2019. Attachment 4 Packet Page 87 DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 1, 2019 Page 2 By consensus, the commission approved the minutes of the Regular Architectural Review Commission of February 4, 2019, as presented. PUBLIC HEARINGS 2. Project Address: 1027 Nipomo Street. Continued review of a new 50-foot tall, five-story project that includes 3,392 square feet of commercial/retail space, 65 hotel rooms, a 9.5 percent parking reduction, and a subterranean valet parking lot within the Dow ntown Historic District with a categorical exemption from environmental review. Case #: ARCH-3216-2016, C-D-H zone; Creekside Lofts LP, applicant. Associate Planner Cohen presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, architect Scott Martin and applicant Damion Mavis provided a PowerPoint presentation and responded to Commissioner inquiries. Public Comments: Dave Hanning Allan Cooper Mark Johnson David Brodie James Lopes Ursula Bishop --End of Public Comment-- ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER PICKENS, CARRIED 4-0-3 (with COMMISSIONERS BELLER, DE MARTINI, AND CHRISTIE WITHERS ABSENT) to adopt Resolution No. ARC-1002-2019 entitled: “A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL OF A NEW 50-FOOT TALL, FIVE-STORY PROJECT THAT INCLUDES 3,392 SQUARE FEET OF COMMERCIAL/RETAIL SPACE, 65 HOTEL ROOMS, AND A SUBTERRANEAN VALET PARKING LOT WITHIN THE DOWNTOWN HISTORIC DISTRICT, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 1, 2019; 1027 NIPOMO STREET (C-D-H ZONE; ARCH-3216-2016)” as designed with the following comments made integrated into the design: Commission directed staff to add a condition of approval stating that the building plan submittal shall include sound attenuation measures that reduces noise from t he paseo toward San Luis Creek to the satisfaction of the Natural Resources Manager. Attachment 4 Packet Page 88 DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 1, 2019 Page 3 Commission supports the gateway concept as it promotes a sense of place, and provided guidance to the applicant to improve legibility and attractiveness of the feature w hen the gateway feature is submitted as a public art component. 3. Project Address: 1121 Montalban Street. Development review of a three-story mixed- use development consisting of 15 residential units and 430 square feet of commercial space. The project includes two affordable housing alternative incentive requests for a Density Bonus of 97.5 percent and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street. The project is categorically exempt from environmental review. Case #: ARCH-2008-2018, C-T zone; Chris Baranek, applicant. Associate Planner Bell presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, architect Thom Jess and applicant Damion Mavis provided a PowerPoint presentation and responded to Commissioner inquiries. Public Comments: Allan Cooper James Lopes David Joy Amy Joy David Brodie --End of Public Comment-- ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE-CHAIR NEMCIK, CARRIED 4-0-3 (with COMMISSIONERS BELLER, DE MARTINI, AND CHRISTIE WITHERS ABSENT) to recommend Planning Commission approval of the project with incorporation of Architectural Review Commission recommendations regarding design. • Consider relocating the commercial space closer to Santa Rosa replacing Unit 101 and rearranging the commercial space to be compatible with adjacent commercial businesses. • Provide additional articulation for the commercial entry to the property, provide a sense of entry from Montalban Street (such as an awning or some other type of covered entry). • Re-evaluate the parking requirement in relation to the proposal of divided bedrooms. The bedrooms that include divided walls should be considered as multiple bedrooms for the purposes of parking requirements. • The project should incorporate a trip reduction plan, to reduce vehicle parking demand for the intended uses of the property. Attachment 4 Packet Page 89 DRAFTDRAFT Minutes – Architectural Review Commission Meeting of April 1, 2019 Page 4 • Consider incorporating additional accent color opportunities within the interior elevations. • The project plans should incorporate adjacent structures in the project rendering s to demonstrate compatibility and neighborhood context. • Plans should provide additional details of proposed fencing along the parking lot for screening from the adjacent residential properties. 4. Project Address: 628 California Blvd. Development review of a single-story, 4,162- square foot medical office building and associated site improvements. The project is categorically exempt from environmental review. Case #: ARCH-0090-2019, O zone; NKT California Blvd, LLC, applicant. Associate Planner Bell presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, architect Aisling Fearon, provided a presentation and responded to Commissioner inquiries. Public Comments: Landy Fikes John Forsbery --End of Public Comment-- ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER SMITH, CARRIED 4-0-3 (with COMMISSIONERS BELLER, DE MARTINI, AND CHRISTIE WITHERS ABSENT) to recommend Community Development Director approval of the project. COMMENT AND DISCUSSION Senior Planner Scott provided a brief agenda forecast. a. Tree Committee Appointment By consensus, the Commission appointed Commissioner Root as the Tree Committee liaison. ADJOURNMENT The meeting was adjourned at 8:04 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, April 15, 2019 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019 Attachment 4 Packet Page 90 ADDRESS 1327 Archer Street, Suite 220 / San Luis Obispo, CA 93401 CONTACT 805.547.2240 / arris-studio.com Thomas E. Jess, ARCHITECT #C27608 Stephen A. Rigor, ARCHITECT #C33672 April 18th, 2019 Application #: ARCH-2008-2018, AFFH-2009-2018 Project: 1121 Montalban • Planning Review - Completeness Letter Response Planning 1. The Planning Commission will consider the threshold of the commercial space and residential space for consideration of consistency with the City’s General Plan Land Use Designation for the Tourist Commercial District. Response: Understood. 2. Mixed-Use: Site Layout – Consider relocating the community room toward the street frontage to provide closer compliance with limitations of ground floor residential units, as well reduce nuisances from odor and noise in proximity of trash enclosures and residential units. Relocating the community room may also address concerns related to compliance with Section 17.70.130 Mixed-Use Development (Building Orientation and Entrances, & Building Articulation). Response: After further review, relocating the community room as noted above would prevent the developer from achieving the desired density and thereby negatively impact the number of Deed Restricted Very-Low Income Units. In addition, relocating the community room would eliminate the amenity area under the oak tree in the back of the site. 3. Motorcycle Parking - Motorcycle parking shall not be provided within the street yard setback. Response: (1) Motorcycle space has been provided within the parking lot behind the retail space. 4. Bicycle Parking – Bicycle parking requirements shall reflect those of Section 17.72.070 Table 3-6 for guest parking and short/long term bicycle parking. Response: Bicycle Parking requirements have been updated on A1.1. (4) Short term bicycle spaces have been provided on-site, (30) Long term bicycle spaces have been provided within the residential units. 5. Electric Vehicle (EV) Parking – 50% of the parking stall should be designed as EV capable (Definition: A parking space constructed with empty raceway to supply power for future EV charging stations at any given time). Response: (3) EV Parking spaces have been provided on site. Per 17.72.040 these spaces will be equipped with charging equipment. (7) additional spaces will be EV capable. Attachment 5 Packet Page 91 ADDRESS 1306 Johnson Avenue / San Luis Obispo, CA 93401 CONTACT 805.547.2240 / arris-studio.com Thomas E. Jess, ARCHITECT #C27608 Stephen A. Rigor, ARCHITECT #C33672 6. The project should be designed to be consistent with City’s Community Design Guidelines Chapter 2 (General Design Principals), 3.1 (Commercial Project Design Guidelines), & 6 (Site Planning and Other Design Details). The Architectural Review Commission, and/or Planning Commission may impose conditions or provide direction to determine consistency with these sections. Response: The project has been designed to be consistent with the City’s Community Design Guidelines and revisions have been made based on Planning Department and ARC’s recommendations. Engineering Division 7. The drainage report will need to be revised to adequately address rainfall intensities pre. vs. post- see redlines and clarify any run-on from adjacent properties, conditions may be included to demonstrate compliance. Response: The client, City staff and the design team met onsite on March 25th to review existing drainage and project requirements that will be incorporated into the construction documents. 8. Contact the Engineering Division & City Arborist to schedule a site visit to discuss trees and site drainage. The site visit will be necessary to inform conditions related to grading and tree removals or protections. A complete tree inventory will be necessary to inform conditions that should include all tree species, diameters (all trees 3 inches or greater) and disposition of trees including existing and proposed trees to be removed. Response: The client, City staff and the design team met onsite on March 25th to review the condition of existing trees. A tree inventory has been completed and has been included with this response letter. Transportation Division 9. The plans show a new street tree within the line of sight triangle from the driveway, conditions may be included to demonstrate compliance. Response: Understood. • ARC Directional Items 1. Consider relocating the commercial space closer to Santa Rosa replacing Unit 101 and rearranging the commercial space to be compatible with adjacent commercial businesses. Response: Replacing Unit 101 with a commercial space would reduce the overall number of units and eliminate the financial reason to request the density bonus. Without the density bonus, the Deed Restricted Very Low Income units would be eliminated along with some market rate units. 2. Provide additional articulation for the commercial entry to the property, provide a sense of entry from Montalban Street (such as an awning or some other type of covered entry). Response: An awning, accent color and signage have been added to the commercial space to provide a sense of entry from Montalban. Please see the North Elevation as well as perspective renderings. Attachment 5 Packet Page 92 ADDRESS 1306 Johnson Avenue / San Luis Obispo, CA 93401 CONTACT 805.547.2240 / arris-studio.com Thomas E. Jess, ARCHITECT #C27608 Stephen A. Rigor, ARCHITECT #C33672 3. Re-evaluate the parking requirement in relation to the proposal of divided bedrooms. The bedrooms that include divided walls should be considered as multiple bedrooms for the purposes of parking requirements. Response: Students and those in affordable living situations tend to have roommates. With this in mind, the movable partitions are proposed to promote a higher quality of life, offering a means of privacy when the room is shared. When the room is not shared, the partitions remain open. The presence of a movable partition does not increase the number of inhabitants nor the number of required parking spaces. 4. The project should incorporate a trip reduction plan, to reduce vehicle parking demand for the intended uses of the property. Response: This project is not requesting a parking reduction, therefore a trip reduction plan has not been prepared. However, the developer will promote ridesharing and public transportation with information of these options readily available to the residents. In addition, there will be a fee for on-site parking which will incentivize ridesharing and alternate means of transportation. 5. Consider incorporating additional accent color opportunities within the interior elevations. Response: Additional areas of accent color have been added to the community room entrance on the interior of the site. 6. The project plans should incorporate adjacent structures in the project renderings to demonstrate compatibility and neighborhood context. Response: Renderings have been updated to include neighborhood context, please see A6.0, A6.1 & A6.2 7. Plans should provide additional details of proposed fencing along the parking lot for screening from the adjacent residential properties. Response: A 6’ high fence with horizontal slats has been added along the East property line to screen the parking lot from the neighboring properties. This solid fencing will adequately shield the neighbors for vehicle headlights. A detail has been added to A5.2 Please feel free to reach out to our office with any questions. Regards, Rebecca Newman Attachment 5 Packet Page 93