HomeMy WebLinkAbout12-07-2015 ARC Agenda Packet
City of San Luis Obispo, Agenda, Architectural Review Commission
ARCHITECTURAL REVIEW COMMISSION
CULTURAL HERITAGE COMMITTEE
Conceptual Design Review
AGENDA
Council Chamber
990 Palm Street, San Luis Obispo
December 7, 2015 Monday 5:00 p.m.
ROLL CALL: CHC Members: Sandy Baer, Craig Kincaid, Shannon Larrabee,
James Papp, Leah Walthert, Vice-Chair Thom Brajkovich, and Chair
Jaime Hill
ARC Members: Commissioners Patricia Andreen, Ken Curtis, Amy
Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and
Chairperson Greg Wynn
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
PUBLIC COMMENT: At this time, people may address the Commission/Committee
about items not on the agenda. Persons wishing to speak should come forward and
state their name and city of residence. Comments are limited to three minutes per
person. Items raised at this time are generally referred to the staff and, if action by the
Commission/Committee is necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
1. 1009 Monterey Street. ARCH-2339-2015; Conceptual architectural review and
preliminary feedback for a new mixed-use project that includes a five-story, 60-foot
tall structure with approximately 5,400 square feet of retail space, 49,400 square
feet of office space, 10,600 square feet of residential space (21 units), 7,300 square
feet of common area, and 2,500 square feet of restaurant space; C-D-H zone; Rossi
King Organization, applicant. (Rachel Cohen)
2. 1101 Monterey Street. ARCH 2323-2015; Conceptual architectural review and
preliminary feedback for a new 75-foot tall mixed-use project that includes an 80
room hotel, 26,000 square feet of residential units, 20,000 square feet of
retail/restaurant space, and 33,000 square feet of office space; C-R zone; Stone
Park Capital, applicant. (Rachel Cohen)
NOTE: Any court challenge to the actions taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing. If you wish to speak, please give your name and address for the record.
Architectural Review Commission & Cultural Heritage Committee
Page 2
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
Any decision of the Architectural Review Commission and/or Cultural Heritage Committee
is final unless appealed to the City Council within 10 days of the action. Any person
aggrieved by a decision of the Commission/Committee may file an appeal with the City
Clerk. Appeal forms are available in the Community Development Department, City
Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is
$279 and must accompany the appeal documentation.
COMMENT & DISCUSSION:
3. Staff
a. Agenda Forecast
4. Commission
ADJOURNMENT
JOINT CULTURAL HERITAGE COMMITTEE AND ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual architectural review and preliminary feedback for a new mixed-use project that includes a five-story, 60-foot tall structure with approximately 5,400 square feet of retail space, 49,400 square feet of office space, 10,600 square feet of residential space (21 units), 7,300 square feet of common area, and 2,500 square feet of restaurant space. PROJECT ADDRESS: 1009-1025 Monterey St. BY: Shawna Scott, Contract Planner Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-2339-2015(Conceptual) FROM: Brian Leveille, Senior Planner Marcus Carloni, Associate Planner
RECOMMENDATION
Continue the project to a date uncertain, with direction to staff and the applicant on items to be
addressed in plans submitted for formal review.
SITE DATA
Applicant/
Representative
Rossi, King /
Tim Ronda, Architect,
Studio Design Group Architects
Zoning C-D-H (Downtown Commercial,
Historic Preservation)
General Plan General Retail
Site Area 0.55 acre (24,026 square feet)
Environmental
Status
Environmental status will be
determined upon submittal of a
complete application for final
design review
SUMMARY
The applicant has submitted plans for conceptual review of a 60 foot tall, five-story mixed-use
project in the Downtown Core area adjacent to the Master List Historic Fremont Theater.
Conceptual project plans include the demolition of the existing building and parking lot, and the
construction of the new mixed-use structure.
As discussed below, the conceptual project proposal involves components under the purview of
both the ARC and CHC and the project will benefit from a common discussion with the CHC and
ARC to provide initial review of the project so the applicant can respond to early feedback of the
CHC and ARC prior to finalizing plans to be submitted for formal review.
Meeting Date: December 7, 2015
Business Item Number: 1
1
2 3
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(Conceptual) ARCH-2339-2015 (1009-1025 Monterey Street)
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1.0 PURVIEW
The purpose of conceptual review before the CHC and the ARC is to offer early feedback to the
applicant regarding the conceptual project design before plans are further refined for formal
submittal.
CHC: The CHC’s role is to provide initial feedback on the conceptual plans based on Historic
Preservation Program Guidelines regarding the project’s interaction with the historic context
associated with the Downtown Historic District, and adjacent historic resources including the
Master List Fremont Theater to the west, and contributing historic resource to the east (current
tenant Mo’s BBQ).
ARC: The ARC’s role is to provide early design feedback based on Community Design
Guidelines (CDG) for commercial projects and development in the downtown.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is bound by Monterey Street to the northwest and Higuera Street to the
southeast (Attachment 1, Vicinity Map). The project site consists of one lot (1009 Monterey
Street), and a portion of a second lot (1035/1037 Monterey Street (Attachment 2, Project plans).
The site is occupied with two restaurant tenants on the Monterey Street frontage (Que Pasa &
Aisuru) (item #1 on above site data figure), Mission Cinemas (#2) along Higuera Street, and an
approximately 5,400-square foot paved parking area located behind the Historic Fremont
Theater (#3). The portion of the project site at 1009 Monterey Street to be demolished for the
proposed project (occupied by Aisuru and and Que Pasa) is designated as a Contributing
Historic Resource (Historic Greyhound Bus Station).
Table 1: Site Information
Site Size 0.55 acre (24,026 square feet)
Zoning C-D-H (Downtown Commercial, Downtown Historic District
Overlay)
Present Use & Development Restaurant/ Commercial space, Parking
Topography Flat
Surrounding Use/Zoning North (across Monterey street): C-D-H - The Historic Old County
Government Center and County Courthouse are located to the
north across Monterey Street)
West: C-D-H (Mo’s Smokehouse BBQ restaurant, World Gym, and
Woodstock’s Pizza restaurant (referred to as the Sperry Building)
East: C-D-H (Fremont Theater, Buena Tavola Restaurant, and the
County Government Center)
South (across Higuera Street): C-D-H (various commercial and
retail businesses)
2.2 Project Description
Named “Fremont Square,” the proposed project includes one 60 foot, five-story structure,
including a mix of retail, office, restaurant, and residential uses (Attachment 2, Project Plans).
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The project also includes:
1. A pedestrian connection between Monterey and Higuera Streets with retail frontage; and
2. Public rooftop viewing decks and a rooftop garden.
Conceptual plans for the proposed redevelopment include the demolition of all existing
structures located at 1009 Monterey Street. As a Contributing Historic resource, the proposal to
demolish 1009 Monterey Street will require further evaluation once formal plans are submitted
for review.
3.0 APPLICANT QUESTIONS
The applicant has proposed the following questions for CHC and ARC discussion:
1. Are the proposed height, massing, colors, and materials generally compatible with the
surrounding historic neighborhood?
2. Is the architectural style generally compatible with the Downtown Design Guidelines?
3. Are the proposed elements sufficient to address the proposed 60 foot height?
a. Pedestrian connection and wall mural between Monterey and Higuera Streets as a
major pedestrian connection and/or significant public plaza;
b. 5th floor restaurant deck and roof deck supportable as a public viewing deck and/or
public plaza; and
c. Roof top amenities, such as the solar panels and rooftop garden acceptable
elements.
4.0 EVALUATION/DISCUSSION
Staff has highlighted the main guidelines of the Historic Preservation Program Guidelines and
Community Design Guidelines which should be considered by the ARC and CHC in providing
initial conceptual design feedback to the applicant.
4.1 Historic Preservation Program Guidelines (HPPG)
The HPPG provides guidelines for development within the Downtown Historic District. The
compatibility of the proposed project in the Downtown Historic District and adjacent historic
structures including the Master List Fremont Theater and Contributing Historic Resource are
important considerations.
4.1.1 Architectural Compatibility
HPPG Section 3.2.2 states that “new development should not sharply contrast with,
significantly block public views of or visually detract from the historic architectural
character of historically designated structures located adjacent to the property to be
developed.” One of the most character defining elements of the Fremont Theater is the front
façade and marquee. Sheet A3.1 provides elevation views of the project in relation to the
Fremont Theater (Attachment 2, Project Plans). From the northeast, the project remains in
the background of the marquee. However, as viewed from Osos Street the proposed
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structure appears to obstruct views of the Fremont marquee. The expansive size of the
Fremont Theater and the prominent height of the façade and marquee appear to limit the
impact of the height and massing of the proposed building on the historic theater
(Attachment 2, Project Plans, Sheet A3.0 & Sheet A4.3). In order to further evaluate
potential impacts to views of the Historic Fremont Theater, staff has provided directional
items related to additional renderings (item #3) and further articulation (item #4), see
Section 5.0 below.
4.1.2 Historic Downtown District
HPPG further states that “new structures in historic districts shall be designed to be
architecturally compatible with the district’s prevailing historic character as measured by
their consistency with the scale, massing rhythm, signature architectural elements, exterior
materials, siting and street yard setbacks of the district’s historic structures”.1 The
proposed project appears to generally include many of the architectural elements and
features found in the Downtown Historic District such as: the building is located at back of
sidewalk; provides front entries; front facades are oriented toward the street; follows a
rectilinear building form; and windows are vertically oriented and symmetrically arranged
so that they are dimensionally taller than their width. Staff has provided historic preservation
discussion items below.
4.1.3 CHC/ARC Discussion Items (Historic Preservation)
Staff recommends the CHC discuss and provide feedback about the following elements and
their compatibility with the Downtown Historic District and the adjacent Master List
Fremont Theater:
1. Wood shade slats;
2. Metal and glass elevator towers;
3. Height and massing; and
4. Scale.
4.2 Architectural Design
The proposed project is located within the Downtown Commercial zone and is subject to the
Downtown Design Guidelines within the Community Design Guidelines (CDG) (Chapter 4).
4.2.1 Building Height, Scale and Massing
The property development standards for the Downtown Commercial (C-D) zone allows the
ARC to approve a building height up to 60 feet if the ARC determines that the project
includes the accommodation of at least two city policy objectives as outlined in Zoning
Code Chapter 17.42 (Attachment 3). The project proposes the inclusion of a pedestrian
connection between Monterey and Higuera Streets with retail frontage and public rooftop
viewing decks and a rooftop garden to satisfy the Pedestrian Amenities and View Access
and Preservation policy objectives (Attachment 3, Zoning Code Chapter 17.42).
The CDG highlights that “multi-story buildings are desirable [in the Downtown] because
they can provide opportunities for upper floor offices and residential units, and can increase
the numbers of potential customers for ground floor retail uses, which assists in maintaining
1 HGGP, Section 3.2.2. Architecturally compatible development within historic districts and 5.2.2 Downtown Historic
District.
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their viability.”2 Currently the proposed site is near structures with varying building heights
including the County Government Center (4 stories (>50 feet)), the County Court House (3
stories), Fremont Theater (~2 stories with a ~3 story façade), and Mo’s Smokehouse BBQ
(1.5 stories). The proposed height appears to be in general compliance with the Community
Design Guidelines.
4.2.2 Architectural Style
Generally the design of the project appears compatible with neighboring buildings,
including the historic Fremont Theater.3 However, several architectural elements appear
inconsistent with the Downtown Design Guidelines, which staff has provided as discussion
items in Section 4.2.3 below. Staff recommends the ARC discuss and provide feedback
about the proposed architectural elements and their relationship with the neighborhood for
consistency with Downtown Design Guidelines.
4.2.3 ARC Discussion Items (Architectural Design)
Staff recommends the ARC discuss and provide feedback about:
1. Height. Overall height of the proposed 60 foot tall structures in the context of the
site/neighborhood, Downtown core, and within the height allowed in the Zoning
Regulations for this zone.
2. Scale and Massing. The appropriateness of the general scale/massing/articulation
of the project at the subject location, including the relationship to Higuera Street
and the adjacent structures.
3. Amenities. Appropriateness of pedestrian connection between Higuera Street and
Monterey Street and roof top viewing decks to satisfy the Zoning Regulations
performance standards for height.
4. Façade Treatment. The use of architectural features, treatment, wall planes and
openings along the façade of the structure.4
5. Design. The appropriateness of the overall architectural design at the subject
location
5.0 RECOMMENDATION
It is recommended that the CHC and the ARC continue the project to a date uncertain with the
following directional items:
1. The CHC and ARC’s broad conceptual review of the subject project is based on conceptual
information and plans provided by the applicant. Upon full application submittal for project
entitlements and detailed review of final plans, the CHC and ARC may require additional
2 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height, Scale. 3 HGGP, Section 3.2.2 and CDG, Chapter 4: Downtown Design Guidelines. 4 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4.c. Height, Scale: “On upper floors, consider using
windows or other architectural features that will reinforce the typical rhythm of upper story windows found on
traditional commercial buildings and provide architectural interest on all four sides of the building.”
CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4.b. Height, Scale: “Reinforce the established
horizontal lines of facades in adjacent buildings”.
CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.D. Materials and architectural details.
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changes and or modifications to the project that were not previously known, specifically
addressed, or provided as directional items.
2. Receive recommendations from the CHC regarding the project’s consistency with the
applicable Historic Guidelines.
3. Provide additional illustrations/renderings of the project’s relationship to the Fremont Theater
(without trees), as viewed from Osos Street, from Santa Rosa Street, and as viewed looking
straight at the theater.
4. Alternative designs should consider further setting back of the upper floors along Monterey
Street in order to preserve the views of the Fremont marquee.
6.0 ATTACHMENTS
1. Vicinity Map
2. Project Plans
3. Zoning Code Chapter 17.42: Downtown-Commercial (C-D) Zone
4. Project Description
Included in Commission member portfolio: project plans
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THIS PAGE IS INTENTIONALLY LEFT BLANK
G1.0COVERA1.0EXISTING SITE PLANA1.1PROPOSED SITE PLANA2.01ST FLOOR PLANA2.12ND FLOOR PLANA2.23RD FLOOR PLANA2.34TH FLOOR PLANA2.45TH FLOOR PLANA3.0ELEVATIONA3.1ELEVATIONA3.2SECTIONSA4.0RENDERINGA4.1RENDERINGA4.2RENDERINGA4.3RENDERINGThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15G1.0COVERSheet Contents:Sheet Number:Area CalculationsRestaurantRetail/ OfficeResidentialCommonTotalFirst Floor (Total)5,4009,100440(P)2,40017,340 Residential Garage440(P)Second Floor10,9001,20012,100Third Floor15,6001,20016,800Fourth Floor13,8001,20015,000Fifth Floor2,50010,6001,30014,4007,90049,40011,0407,30075,640Project InformationProject Address: 1009-1025 Monterey/Higuera StreetSan Luis Obispo, CA 93401APN:002-434-002 & portions of 002-434-003Parcel Area:24,026 S.F. (pending map)Owner/Applicant:Rossi/King750 Pismo StreetSan Luis Obispo, CA 93406Zone: C-D-HOccupancy:A/B (existing)A/B/R-3 (proposed)Building Height: 60'-0" + chimneys & elevator towers(Allowed W/ ARC Approval)FAR:3.75 Proposed (3.75 Allowed)Sheet Index1009 -1025 Monterey/Higuera Street, San Luis ObispoATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.03060PROPOSED SITE PLAN10/23/15A1.1PROPOSED SITE PLANSheet Contents:Sheet Number:SUNRISESUNSETSUN POSITIONATTACHMENT 2
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These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.SUNRISESUNSETSUN POSITION10/23/15A2.01ST FLOOR PLANSheet Contents:Sheet Number:Date: 10/23/15File name: Fremont Sq 4.9.vwxFIRST FLOOR02040ATTACHMENT 2
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These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.SUNRISESUNSETSUN POSITION10/23/15A2.23RD FLOOR PLANSheet Contents:Sheet Number:Date: 10/23/15File name: Fremont Sq 4.9.vwxTHIRD FLOOR02040ATTACHMENT 2
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These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.SUNRISESUNSETSUN POSITION10/23/15A2.34TH FLOOR PLANSheet Contents:Sheet Number:Date: 10/23/15File name: Fremont Sq 4.9.vwxFOURTH FLOOR02040ATTACHMENT 2
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These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.SUNRISESUNSETSUN POSITION10/23/15A2.45TH FLOOR PLANSheet Contents:Sheet Number:Date: 10/23/15File name: Fremont Sq 4.9.vwxFIFTH FLOOR02040ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A3.0ELEVATIONSheet Contents:Sheet Number:STREET ELEVATION - HIGUERA ST.STREET ELEVATION - MONTEREY ST.03060ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A3.1ELEVATIONSheet Contents:Sheet Number:NORTHEAST ELEVATIONSTREET ELEVATION - OSOS ST.03060ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A3.2SECTIONSSheet Contents:Sheet Number:SECTION BSECTION A03060ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A4.0RENDERINGSheet Contents:Sheet Number:ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A4.1RENDERINGSheet Contents:Sheet Number:ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A4.2RENDERINGSheet Contents:Sheet Number:ATTACHMENT 2
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Date: 10/23/15File name: Fremont Sq 4.9.vwxThese drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC and/or ROB ROSSI. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC. and/or ROB ROSSI.10/23/15A4.3RENDERINGSheet Contents:Sheet Number:ATTACHMENT 2
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City of San Luis Obispo
Zoning Regulations March 2015
Page 128
Chapter 17.42: Downtown-Commercial (C-D) Zone
Sections:
17.42.010 Purpose and application.
17.42.020 Property development standards.
17.42.010 Purpose and application.
The C-D zone is intended to provide for a wide range of retail sales, service, and
entertainment uses meeting community-wide and regional market demands and a variety of
housing types including affordable workforce housing. The C-D zone is intended to be
applied within the City's pedestrian-oriented central business district, where the historical
pattern of development creates limitations on building form and the ability for individual
businesses to provide on-site parking. Ground floor, street-fronting uses are intended to be
generally limited to those that attract frequent pedestrian traffic. The C-D zone is intended
to maintain, enhance, and extend the desirable characteristics of the downtown, and also to
accommodate carefully integrated new development. The C-D zone is consistent with and
implements the General Retail land use category of the General Plan.
17.42.020 Property development standards.
The property development standards for the C-D zone are as follows:
A. Maximum density: 36 density units per acre, including dwelling units in hotels and
motels, but not including other hotel or motel units (see also Section 17.16.010).
B. Yards: See Section 17.16.020.
C. Maximum height: 50 feet (see also Sections 17.16.020 and 17.16.040). Additional
building height up to 75 feet may be approved as provided under 17.42.020.C.1 and
C.2 and C.3 below.
1. Performance Standards for Buildings Taller Than 50 Feet (All Required).
a. The project must include housing at a minimum residential density unit value of
24 units per acre. The average floor area of dwellings within the project shall
be 1,200 square feet or less. (Group housing projects must show that the
proposed building meets or exceeds the population density that would
otherwise be achieved by this standard.)
b. For projects on sloping sites, the height limit on the downhill portion of the site
shall be defined by a line 75 feet above the average between the highest and
lowest points of the site grade prior to development, and 75 feet above the
lowest point.
c. The applicant shall demonstrate that the project will exceed Title 24 California
Energy Efficiency Requirements by a minimum of 15%; or
The project is designed to achieve at least a Silver rating on the LEED-CS or
NC checklist (or equivalent measure) (LEED Certification is not required but is
encouraged); or
The project is designed to achieve a minimum value of 50 points on the SLO
Green Build Multi-Family GreenPoint Checklist.
d. No more than 33% of the site area at the storefront level may be used for
private parking facilities.
ATTACHMENT 3
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City of San Luis Obispo
March 2015 Zoning Regulations
Page 129
e. Lots shall conform to the minimum size and dimension requirements provided
in the Subdivision Regulations.
f. The Planning Commission may grant minor exceptions to the specific
requirements listed in this section, subject to a Planning Commission Use
Permit and provided a finding is made that, despite the exception, the project is
consistent with the intent of the ordinance and LUE Policy 4.16.4.
2. The Architectural Review Commission (ARC) may approve building height up to 60
feet if the ARC determines that the project includes at least two objectives from the
following sections (lettered a. through g.), with no two being from the same lettered
section.
The Planning Commission may approve a use permit allowing maximum building
height of 75 feet upon determining that at least two of the following policy
objectives (with no two being from the same lettered section) are met, and at least
one Affordable and Workforce Housing Objective must be chosen.
To approve a use permit the Planning Commission must make the following
finding:
The public benefits associated with the project significantly outweigh any
detrimental impacts from the additional height. (In weighing potential public
benefits, the Planning Commission shall consider objectives related to affordable
and workforce housing, economic vitality, historic preservation and open space
preservation to be especially important.)
Policy Objectives
Intent: The intent of the following Policy Objectives is to insure that buildings taller
than 50 feet proposed in the C-D zone include features that meet the specific policy
objectives outlined for tall buildings in the City’s General Plan (including, but not
limited to, Land Use Element, Chapter 4.0). A variety of objectives are listed to
insure that proposed project features are appropriate for the site and surroundings,
and to allow for a wide range of possible project types. Regardless of the number
of objectives proposed, the decision making body must determine that the overall
project is consistent with the General Plan, including goals and policies for view
preservation, historical resource preservation, solar access and architectural
character.
a. Affordable and Workforce Housing
i. The project provides affordable housing, per City standards, at the rate of
5% for low income households, or 10% for moderate income households,
as a percentage of the total number of housing units built (no in-lieu fee
option).
ii. The project qualifies for, and utilizes, a density bonus per the City’s
Affordable Housing Incentives (SLOMC Chapter 17.90).
ATTACHMENT 3
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City of San Luis Obispo
Zoning Regulations March 2015
Page 130
iii. The project includes residential density greater than or equal to 36 units
per acre and the average floor area of units is 1,000 square feet or less.
(Group housing projects must show that the proposed building meets or
exceeds the population density that would otherwise be achieved by this
objective.)
b. Pedestrian Amenities
i. The project provides a major pedestrian connection between Higuera
Street and the Creekwalk, Monterey Street and the Creekwalk, Higuera
Street and Marsh Street, or at another acceptable mid-block location.
ii. The project incorporates a significant public plaza, where the public art
requirement is met by providing the art on-site (no in-lieu fee option).
c. View Access and Preservation
i. The project provides a public viewing deck or decks, or similar feature, to
provide significant free public access to views of surrounding natural
features such as, but not limited to, Cerro San Luis.
ii. The project improves and dedicates land within the downtown core for
publicly-owned open space with street-level views of hillside resources,
consistent with Land Use Element Policy 4.7 and Program 4.20.
d. Economic Vitality
i. The project provides additional economic benefit to the City by providing
retail sales or hospitality uses (subject to the City’s transient occupancy
tax) on multiple levels. Total floor area dedicated to retail or hospitality
uses must exceed 150% of the building footprint.
e. Historic Preservation
i. Where there are no historic resources on the project site, the project will
provide for the permanent preservation of a building off-site within the
Downtown Historic District or Chinatown Historic District that is listed in the
city’s Inventory of Historical Resources through the recordation of a
Historic Preservation Agreement.
ii. The project provides for preservation or adaptive reuse of all buildings on
the City’s Inventory of Historic Resources located on the project site in a
manner consistent with the Secretary of the Interior’s Standards for the
Treatment of Historic Resources.
f. Open Space Preservation
i. The project provides for the permanent preservation of open space land in
the City’s greenbelt through land dedication, the recordation of a
conservation easement, or other recognized preservation method to the
approval of the City.
g. Energy Efficiency
i. The project is designed to meet the fossil fuel reduction standards
established by the Architecture 2030 Challenge.
ii. The project is designed to exceed the Title 24 energy efficiency
requirements by a minimum of 30%.
ATTACHMENT 3
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City of San Luis Obispo
March 2015 Zoning Regulations
Page 131
h. Other Policy Objectives
i. The project directly implements specific and identifiable City objectives as
set forth in the General Plan, the Conceptual Plan for the City’s Center, the
Downtown Strategic Plan or other key policy document, to the approval of
the Planning Commission. (Sub-section h. may be used to meet
requirements for one policy objective)
3. Application Requirements: Planning applications submitted for new buildings over
50 feet tall shall include the following additional items to assist the City in the
analysis and decision making process.
a. Viewshed Analysis: A written and graphic viewshed analysis from various
perspectives. The analysis shall identify visual resources within the viewshed
of the project and indicate how the design of the project addresses those views
from each perspective. Specific attention shall be given to views from adjacent
publicly-owned gathering spaces, such as Mission Plaza.
b. Solar Shading Analysis: A written and graphic solar shading analysis showing
the effects of shading on its surroundings between 10 a.m. and 3 p.m. on the
winter solstice, summer solstice and vernal or autumnal equinox. The analysis
shall compare shading caused by the project to the City’s Solar Access
Standards (Conservation Open Space Element Table 2).
c. Parking Demand Management/Trip Reduction Programs: A verifiable parking
demand management program and a trip reduction program to reduce
resident/employee dependence on single-occupant vehicle trips, to the
approval of the Public Works Director.
d. Three-Dimensional Digital Model: A complete three-dimensional digital model
of the proposed building, consistent with the specifications for the City’s
Baseline 3-D Digital Model of the Downtown Core and suitable for display on
the City’s internet site.
e. Solid Waste Management Plan: A solid waste management plan to show how
the project meets or exceeds the City’s Solid Waste Guidelines, to the approval
of the Utilities Director. If any exceptions to the Solid Waste Guidelines are
requested the plan shall include a written explanation and justification.
f. Green Building Plan: A written Green Building Plan shall be provided to
indicate how the project complies with performance standards for energy
efficiency.
g. Emergency Services Access Plan: A written and graphic plan -created in
consultation with the City’s Fire Marshal to show how access to upper floors for
emergency response personnel will be provided.
h. Public Safety Plan: A security plan - created in consultation with the Police
Department for all proposed buildings that include publicly accessible areas
such as parking garages, courtyards, public stairways, elevators and decks.
The security plan will identify the locations of 911 capable phones in parking
areas and will establish rules and regulations for public use of courtyards and
decks, and establish timeframes for private security patrols to be in place.
i. Utilities Infrastructure Analysis: An engineer’s evaluation of existing utilities
infrastructure and recommendations to insure that the project will have
adequate water pressure for domestic use and fire flows and that the collection
system in the area surrounding the project is sufficient to meet the project’s
impact.
j. Building Code Analysis: A building code analysis specifying the building’s
allowable area, occupancy class, occupancy load, and construction type.
ATTACHMENT 3
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City of San Luis Obispo
Zoning Regulations March 2015
Page 132
D. Maximum coverage: 100%.
E. Maximum Floor Area Ratio (FAR):
1. 3.0 - maximum allowed for buildings up to 50 feet tall;
2. 3.75 - maximum allowed for buildings approved above 50 feet tall;
3. 4.0 - maximum allowed for approved buildings over 50 feet tall with transfer of
development credits for open space protection or historic preservation; or if a
density bonus for affordable housing is granted.
F. Standard Lot Dimensions:
Minimum lot area: 3,000 square feet
Minimum lot width: 25 feet
Minimum lot depth: 50 feet
Minimum street frontage: 15 feet
G. Vehicle Access: Although residential uses are encouraged in the C-D Zone, it is not
the intent of the City to ensure that parking is provided on-site for residential uses.
Therefore, there is no guarantee of parking availability, either on-site or off-site, for
downtown residential projects. On-site parking may be considered inappropriate at
certain downtown locations where the pedestrian experience would be harmed by
vehicle ingress and egress across the sidewalk. In order to maintain pedestrian
orientation and the continuity of sidewalks within the C-D Zone, an Administrative Use
Permit must be approved to permit the installation of new driveway approaches
proposed after the effective date of this ordinance. When new driveway approaches
are proposed in conjunction with an application for Architectural Review, a separate
Planning Application shall not be required. In order to approve the new drivewa y
approach, the approving body must make at least one of the following findings:
1. The proposed driveway approach will not harm the general health, safety and
welfare of people living or working in the vicinity of the project site because the
number of vehicles expected to use the driveway is limited (less than 10 spaces)
and there are no other alternatives, such as service alleys, to provide vehicle
access to the site.
2. The proposed driveway approach is located along a non-arterial street and will not
significantly alter the character of the street or pedestrian circulation in the area in
consideration of the characteristics of pedestrian flow to and from the project site
and surrounding uses.
3. The proposed driveway approach is a shared facility and provides efficient access
to more than a single project in a way that eliminates the need for additional
driveways.
4. The proposed driveway approach provides access to public parking.
H. Parking. See Section 17.16.060.
I. Maximum Building Size: No retail establishment (commercial building) shall exceed
60,000 square feet of gross floor area, unless excepted by subsection H and Section
17.16.035.
J. A retail establishment may be allowed up to 140,000 square feet of gross floor area, if
the Planning Commission determines that it meets the following standards:
1. The proposed use will serve the community, in whole or in significant part, and the
nature of the use requires a larger size in order to function.
ATTACHMENT 3
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City of San Luis Obispo
March 2015 Zoning Regulations
Page 133
2. The building in which the use is to be located is designed in discrete-elements that
respect the scale of development in the surrounding area.
3. The new building is designed in compliance with the City’s Design Guidelines for
Large-Scale Retail Projects. (Ord. 1405 – 2001 Series)
ATTACHMENT 3
ARC1 - 28
October 23, 2015
City of San Luis Obispo Community Development
Attn: Shawna Scott
919 Palm Street
San Luis Obispo, CA 93401
RE: Fremont Square
The Fremont Square project is a 5-story, 60’ tall mixed-use building located in the
Downtown-Commercial zone between the historic Fremont Theater and Sperry buildings.
The project will accommodate a pedestrian connection between Higuera and Monterey
Streets and contribute to the economic vitality of the downtown center with retail,
commercial, residential and restaurant uses. The ground floor consists of retail frontage
along Higuera and Monterey streets, and commercial office space at the interior of the
building. Two garage spaces will be provided for residential use. The second, third and
fourth floors will be commercial use with a high-tech company as a prospective tenant. The
fifth floor consists of 21 residential units (with a mixture of studios, 1-bedroom and 2-
bedroom) and a restaurant with outdoor deck seating. The rooftop will be accessible to the
public and will include decks and a green-roof system.
The proposed building will be located at the Laird building site (existing building
will be demolished) and the parking lot located behind the Fremont Theater on Higuera
Street. The existing parking lot is unassigned and does not contain any required parking
spaces for adjacent properties. A property line adjustment will be submitted as a part of this
project to modify the lot line to include the parking area behind the Fremont Theater.
Per property development standards for the C-D zone (17.42.020), the project complies
with the following:
1. Standards for buildings taller than 50’ (all required)
Required Proposed
a. Minimum residential density unit
value of 24 units/acre.
The proposed parcel square footage is
24,026 s.f., resulting in 13 density units
required. The combination of studios, 1-
bedroom and 2-bedroom units on the fifth
floor meet this requirement.
b. Projects on sloping sites.
Site does not slope – not applicable.
c. The project is required to exceed Title
24 energy requirements by 15%,
Project will be designed to achieve LEED
Silver (see attached LEED Checklist).
ATTACHMENT 4
ARC1 - 29
2
achieve LEED Silver, or achieve a
minimum of 50 points on the SLO
Greenbuild Checklist.
d. No more than 33% of the storefront
level site area may be used for
parking.
Majority of the storefront will be retail and
commercial use - only two parking spaces
are proposed.
e. Lots shall conform to minimum
size/dimension requirements.
Per 16.18.030, C-D zone minimum lot area
is 3,000 s.f., width is 25’, depth is 50’, and
frontage is 15’. The proposed lot more than
exceeds these requirements.
f. Planning Commission may grant minor
exceptions.
No exceptions are requested.
2 . The ARC may approve buildings up to 60’ if the ARC determines that at
least two of the policy objectives are met.
Required Proposed
b. Pedestrian Amenities
i. Provide a major pedestrian connection
between Higuera, Monterey, Marsh, or
the Creekwalk.
Pedestrian connection between Monterey
and Higuera streets with retail frontage,
planters and benches.
c. View Access and Preservation
i. Provide a public viewing deck to
provide free public access to views of
surrounding natural features.
The fifth floor restaurant deck and roofdeck
will be accessible to the public with views
of Cerro San Luis and surrounding features.
The project is designed to meet the Downtown Design Guidelines and creates a
public space that reinforces the character and vitality of the downtown area. The third floor
of the building steps back to maintain the street façade along Higuera and Monterey
Streets. The fourth and fifth floors have additional setbacks to reduce the massing, improve
solar access, and limit the visibility of the upper floors from the sidewalk. Decorative
elements such as cornices and awnings will be used to decrease the vertical appearance of
the walls. The building exterior features many recesses and projections to visually divide
the surface into small-scale elements. Due to the multiple elevation setbacks, the height of
the building at back of sidewalk does not exceed the width of the adjoining right of way.
The paseo connection between Monterey and Higuera Streets will have pedestrian-
oriented features such as retail storefronts and public art including a mural on the Sperry
building north wall. The paseo will receive significant solar exposure as it is oriented East-
West with the two-story Sperry building to the South.
ATTACHMENT 4
ARC1 - 30
3
A sidewalk bulb out is proposed on Higuera Street in front of Woodstock’s pizza for
the purpose of a sidewalk café. All existing street trees are intended to remain. The existing
pedestrian walkway at Buona Tavola to Higuera Street will remain. The Fremont Theater
will retain exit access to Higuera Street from the north exit doors.
This submittal includes a design plan set and preliminary green building/LEED
checklist. Please contact us with any questions regarding the project or related documents.
Sincerely,
SDG Architects, Inc.
Tim Ronda LEED AP
Architect, CFO
ATTACHMENT 4
ARC1 - 31
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual architectural review and preliminary feedback for a new 75 foot tall
mixed-use project that includes an 80 room hotel, 26,000 square feet of residential units, 20,000
square feet of retail/restaurant space and 33,000 square feet of office space.
PROJECT ADDRESS: 1101 Monterey Street BY: Rachel Cohen, Associate Planner (also 1101 Monterey, 1144 & 1166 Higuera) Phone Number: 805-781-7574 Email: rcohen@slocity.org FILE NUMBER: ARCH-2323-2015 FROM: Marcus Carloni, Associate Planner
RECOMMENDATION: Receive a presentation regarding the proposed project and provide
input and direction to questions posed by the applicant. No specific formal action is requested at
this time.
SITE DATA
Applicant Stone Park Capital and NKT
Commercial
Representative Mike Scott, RRM
Zoning C-R (Retail Commercial)
General Plan General Retail
Site Area 1.64 acres (71,344 s.f.)
Environmental
Status
Final plans for the proposed project
will likely require further
environmental analysis.
SUMMARY
The applicant has submitted plans for conceptual review of a project located at 1101 Monterey
and 1144 and 1166 Higuera Streets. The proposed project includes the construction of two new,
75 feet tall, mixed-use structures with approximately 20,000 square feet of retail/commercial
space, 45,000 square feet of hotel space (80 rooms), 26,000 square feet of residential space and
33,000 square feet of office space. The applicant is also proposing a 45 foot tall parking garage
(4 to 5 decks) and transit center that will be discussed in future hearings. The applicant is
proposing a Planned Development (PD) for the site to allow for more flexible development
parameters such as building height, design and public amenities.
Meeting Date: December 7, 2015
Item Number: 2
1 2
3
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ARCH-2323-2015; 1101 Monterey Street (Santa Rosa Infill Project)
December 7, 2015
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to use the Community Design Guidelines (CDG) and the General Plan to
provide early design feedback on the proposed structure’s height, massing, scale and design as
well as site design/layout.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is zoned Retail Commercial (C-R) and consists of three lots within the
downtown core (Attachment 1, Vicinity Map). The site was developed with a gas station (#1)
(now demolished), and still includes the SGS Car Dealership (#2), and commercial space
with a large surface parking lot (#3) (refer to figure under Site Data). The project site is
bounded by Monterey Street to the north and Higuera Street to the south, Santa Rosa Street to
the west and Toro Street to the east (Attachment 1, Vicinity Map). The proposed site is
adjacent to varying building heights including the County Government Center (4 stories, >50
feet), San Luis Diagnostic Center (2 stories), and Bank of America (1.5 stories).
Table 1: Site Information
Site Size 124,000 s.f.
Present Use & Development Gas Station, Car Dealership, Commercial Space
Topography Flat
Access Monterey Street, Higuera Street, Santa Rosa Street and Toro
Street
Surrounding Use/Zoning North: C-R (Retail Commercial: San Luis Diagnostic Center,
Parking Lots, Training Center, The Mortgage & House Volvo Car
Dealership)
East: C-R (Retail Commercial: Petra Restaurant)
South: C-R & O (Retail Commercial & Office: Bank of America )
East: PF, O-PD (U.S. Highway 101, the City’s wastewater
treatment plant and a drive-in theater)
2.2 Project Description
A summary of significant project features includes the following (Attachment 2, Project
Plans):
1. A 75 foot (seven-story) hotel with:
a. 45,000 square feet (80 rooms) of hotel; and
b. Approximately 10,000 square feet of retail/restaurant space on the first floor.
2. A 75 foot (five-story) structure that includes:
a. 33,000 square feet of office space;
b. 26,000 square feet of residential space; and
c. Approximately 10,000 square feet of retail/restaurant space on the bottom
floor.
3. The applicant proposes a Planned Development (PD) for the site to allow for more
ARC2 - 2
ARCH-2323-2015; 1101 Monterey Street (Santa Rosa Infill Project)
December 7, 2015
Page 3
flexible development parameters such as building height (75-foot tall request where
45-feet is the maximum height in the C-R zone), design and public amenities. The
Planning Commission will review a conceptual version of the PD in January 2016.
4. A 45 foot (4 to 5 deck) parking garage and transit center. (Note: At this time the
applicant is not seeking comments on this aspect of the project)
5. A private/public mid-block plaza that includes space for window shopping, outdoor
dining, benches, planters and other amenities.
3.0 APPLICANT QUESTIONS
The applicant has proposed the following questions for ARC discussion:
1. Is the proposed height, scale and massing generally consistent with the Downtown
Design Guidelines and compatible with the surrounding neighborhood?
2. The project will require an environmental document that analyses the aesthetic impacts
of the project including viewshed analysis, solar shading and a 3-D Model. Does the
ARC recommend any other items to help with evaluating the height?
3. The applicant has provided preliminary renderings that show various materials and
architectural features, such as transparent ground floors with smaller upper floor
windows, and variable roof heights that they are considering for the project (Attachment
2, Project Plans, Sheets A5-A7). Are these generally consistent with the Downtown
Design Guidelines? What would the ARC like to see on the fully articulated elevations?
4. Are there additional elements that should be included as part of the mid-block plaza?
4.0 EVALUATION/DISCUSSION
The Community Design Guidelines (CDG), Zoning Regulations, and General Plan are the
pertinent documents to conduct preliminary review of the proposed project. Key ARC discussion
items are identified below (Section 4.2).
4.1 Architectural Design
The proposed project is located within the downtown core and is subject to the Downtown
Design Guidelines within the CDG (Chapter 4). The CDG states that multi-story buildings
are desirable [in the Downtown] because they can provide opportunities for upper floor
offices and residential units, and can increase the numbers of potential customers for ground
floor retail uses, which assists in maintaining their viability.1 The proposed massing and
design appears to be in general compliance with the following areas of the Community
Design Guidelines (CDG) because the project:
1 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height, Scale.
ARC2 - 3
ARCH-2323-2015; 1101 Monterey Street (Santa Rosa Infill Project)
December 7, 2015
Page 4
1. Sets back the upper floors (third to seventh) to provide a visual transition from
surrounding structures and more visual interest, maintain a street façade consistent
with the historic pattern of development along the sections of Santa Rosa, Monterey
and Higuera Streets and minimize visibility of the upper floors as seen from the
sidewalks along the building’s frontages2;
2. Provides setbacks to reduce the perceived mass and scale of the building and
maintaining the distinction between the ground floor and the upper floors3; and
3. Proposes articulation such as transparent (heavily glazed) ground floors with smaller
upper floor windows and variable roof heights4.
As noted in Section 2.1 above the proposed site is near structures with varying building
heights including the County Government Center (4 stories, >50 feet), San Luis Diagnostic
Center (2 stories), and Bank of America (1.5 stories). Additionally the project is adjacent to
the C-D zone which allows for a maximum height of 75 feet with the inclusion of several
policy objectives. The proposed approach of a Planned Development (PD) would allow
flexibility in height and set development parameters that are consistent with the C-D zone.
4.2 ARC Discussion Items
Staff recommends the ARC discuss and provide feedback about:
1. Height. Overall height of the proposed 75 foot tall structures in the context of the
site/neighborhood, Downtown core, and within the height allowed in the Zoning
Regulations for this zone. Proposal for a PD overlay and utilization of Downtown
zone performance standards to allow 75-foot height and development standard
flexibility.
2. Scale/Massing. The appropriateness of the general scale/massing/articulation of the
project at the subject location.
3. Design. The appropriateness of the architectural design at the subject location.
5.0 RECOMMENDATION
It is recommended that the ARC continue the project to a date uncertain with the following
directional items:
1. The ARC’s broad conceptual review of the subject project is based on conceptual
information and plans provided by the applicant. Upon full application submittal for
project entitlements and detailed review of final plans, the ARC may require additional
changes and or modifications to the project that were not previously known, specifically
addressed, or provided as directional items.
2 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height, Scale.
3 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4 Tall Buildings, Articulated Roofs.
4 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4 Height, Scale.
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1. Vicinity Map
2. Project Plans
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