HomeMy WebLinkAbout11/15/1988, 4 - GP 1370 AND PD 1371: GENERAL PLAN AMENDMENT AND PLANNED DEVELOPMENT REZONING, CHANGING THE GENERAL PLAN MAP FROM ""MEDIUM-HIGH-DENSITY RESIDENTIAL"" TO ""OFFICE"" AND THE ZONING MAP FROM R-3-H TO O-H-PD, TO ALLOW CONSTRUCTION OF EIGHT RES ���N������IN�IIIIIIpIIII=uIIIIA NBCUIII � r MgI�Dff:
c� o san tins osIspo J
ITEM NUMB
COUNCIL AGENDA REPORT
FROM Michael Multari, Community Development Director By: Judith Lautne ssociate
Planner
SUBJECT:
GP 1370 and PD 1371: General plan amendment and planned development rezoning,
changing the General Plan map from "Medium-high-density residential" to "Office" and
the Zoning map from R-3-H to O-H-PD, to allow construction of eight residential
condominiums behind an existing building, and to convert the existing historical
building to offices, on property on Dana Street, next to Reis Mortuary.
CAO RECOMMENDATION:
1. Adopt a resolution concurring with the negative declaration of environmental impact
and amending the land use element map to "Office".
2. Pass to print an ordinance amending the zoning map to O-H-PD.
DISCUSSION
The applicant wants to convert an existing historically-significant residence on a large
lot to offices, and to build eight residential condominiums behind the building. The
site is currently designated medium-high-density residential, allowing up to eighteen
two-bedroom dwellings per acre. To allow the combination of offices and residences, the
applicant wants to change the land use element map designation to Office, and the zoning
map designation of Office - Planned Development. The planned development rezoning
requires approval of a specific design for the site (called the "preliminary development
plan") by the City Council. The "Precise plan", developed after approval of the
preliminary plan, is approved by the Community Development Director.
The request has been reviewed by the Planning Commission, the Architectural Review
Commission, the Cultural Heritage Committee, and the Parks and Recreation Commission.
The major concerns expressed by these commissions were with the project's consistency
with the general plan, the proposed use of the historically significant residence as
offices, the encroachment of parking into the front yard area, and the protection of
trees and the creek.
The plans have been revised through the process to alleviate most of the commissions'
concerns. In recommending approval of this request, the different commissions are saying
that on balance, the proposed use will protect the historical value of the existing
house, inside and out, as well as or better than other alternatives open to the
applicant.
SIGNIFICANT IMPACTS
With mitigation, no significant environmental effects are expected from the project. A
negative declaration has been granted by the director.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council denies the request, the site would remain as is until alternative
development proposals are received by the city. It may be possible for the property
owner to make some interior modifications to the building without any discretionary
approvals. #�w/
���► i�nil@Ilpi��lU MY Of sari LUIS OBISPO
COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 2
Data summary
Address: 550 Dana Street
Applicant: Jim Duenow
Representative: Studio Design Group (Brian Starr)
Present Zoning: R-3-H
Present General Plan: Medium-high-density residential
Environmental status: Negative declaration of environmental impact, with mitigation
Project action deadline: November 26, 1988
Site descrintion
The lot is 57,477 square feet in area, and slopes at two percent or less to San Luis
Obispo Creek at the rear. A 4350-square-foot residence exists at the front of the site.
The remainder of the site contains several trees of various types and diameters, a garage
and a shed.
The neighborhood contains several large, older homes, some of which have been designated
significant historical resources or are considered to "contribute" to the historical
quality of the neighborhood. There are also small older homes and newer apartment
buildings. An IOOF (Odd Fellows) hall is located near the westerly end of Dana Street.
The site is next to the Reis Mortuary.
EVALUATION
The council should consider the following:
1. The existing building is historically significant. The city's 1983 survey of
historical resources found the existing residence to be historically significant.
The site is therefore termed a "historical resource site", and the home has a
National Register rating of 4. This rating means the home is "potentially eligible
for the National Register of Historic Places". A copy of the historic resources
inventory sheet for this property is attached.
The site is also in one of the city's "Historical Preservation Districts". The City
Council adopted Historical Preservation Program Guidelines in 1987. These guidelines
can assist property owners and city commissions in determining the appropriate
treatment of historical resource sites.
The guidelines say that new primary structures within Historical Preservation
Districts "should further promote the historic character of those areas. Careful
attention to building form, bulk, scale, siting and site landscaping is encouraged.
All new buildings need not be designed in the same style as surrounding structures.
However, elements of these styles and building forms should be included in the new
structure and it should complement the architectural character of the area."
I
'VVIQ,A§i city of San tins OBIspo
COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 3
Architectural review of changes to historical resource sites is required. The
Cultural Heritage Committee (CHC) is also charged with providing "advice and guidance
for the restoration, alteration, decoration, landscaping or maintenance of Historical
Resources or properties within Historical Preservation Districts".
The CHC reviewed this proposal on two occasions and recommends approval of the
amendments, provided the house, landscaping, and lighting is maintained in a
residential character, paving materials are modified, parking doesn't extend in front
of the existing house, and that an archaeological study is done of the site. The
Architectural Review Commission, in its conceptual review, generally supported the
project, with the provision that parking be kept back a significant distance from the
street and that modifications be made to the site planning. (A formal application
for architectural review has not yet been received.)
An unusual aspect of this historical building is that the interior has been
maintained in virtually its original form. The CHC and ARC found the preservation of
the interior an important part of the project.
2. The or000sed density is lower than allowed The current zoning of the property is
R-3. Under this zoning, the residential portion of the property (the applicant
proposes splitting the property into two large lots eventually) would be allowed a
maximum of 15.28 dwelling units, where each dwelling unit is a two-bedroom dwelling.
Under the office zoning, up to 10.68 dwelling units would be allowed. The applicant
is proposing to build 8.00 dwelling units. Therefore, the density is lower than
allowed in Office zoning, and significantly lower than allowed under the present R-3
zoning.
Staff supports the lowered density proposed, as San Luis Obispo Creek flows along the
rear of the property, and several large trees exist on the site. See the attached
environmental initial study for additional discussion on density.
3. General plan consistency is a auec_tion All commissions wanted to preserve the
historical building with few changes, and acknowledged that most residential
conversions (for example, from a single-family home to apartments) would require
significant changes to the interior. A conversion from a single-family home to
offices, on the other hand, would not require many changes. Yet while the office
conversion is attractive from the standpoint of preservation of the building, it
involves an encroachment of a commercial use into a unique older residential
neighborhood. A major concern of the Planning Commission's was whether a change from
a residential to a commercial use (office) is consistent with the goals and policies
of the general plan.
Implementation program no. 16 in the Housing Element says that "Changes from
residential to non-residential land-use designations will be minimized", and calls
for the council to deny the majority of requests for changes from residential
designations to commercial.
As noted in the environmental initial study (attached), the council may find the
change in this case insignificant, as the majority of the site will remain
residential. If the council cannot make this finding, it must deny the GP/PD change,
based on finding the request inconsistent with the general plan. O-
01041l WIIJJ city Of San tuts OBISPO
MMGW COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 4
Another effect of the change to office from medium-high-density residential is
lowered allowable density. The proposal calls for development of the site at a
density even less than the R-2 density allowed in the office zone. The question is,
can the decreased density be justified, considering the city's housing supply?
The answer, in staff's view, is yes, for three reasons:
a.) As the land has been held by the same owner for several years, the cost of the
homes will be determined more by the housing market in general than by the cost of
the land. (See the initial study for further clarification of this point.)
Therefore, because of the desirable location and natural amenities, the project will
appeal to persons with upper-middle and higher income levels, and will not serve to
alleviate the shortage of homes for low- and low-moderate-income buyers, no matter
how many homes are developed on the site.
b.) The existing residence is historically significant ("potentially eligible for
the National Register") and is within a historical preservation district. The city's
historical preservation goals serve to protect such local resources by requiring that
all remodelling and new structures, including all site changes, should be compatible
with the original building and neighborhood, and "should promote the historic
character" of the area.
c.) The site constraints (existence of a creek and several significant trees) limits
the development potential of this site.
Staff therefore finds the change to office use consistent with the general plan,
based on finding that the majority of the site will remain residential, and finds the
lowered density necessary to maintain the historical character of the site and to
preserve the significant trees and the creek.
4. The council must make specific findings. To approve a planned development, the
council must find that it meets one or more of the following:
a. It provides facilities or amenities suited to a particular occupancy group
(such as the elderly or families with children) that would not be feasible under
conventional zoning;
b. It transfers allowable development, within a site, from areas of greater
environmental sensitivity or hazard to areas of less sensitivity or hazard;
C. It provides more affordable housing than would be possible with
conventional development;
d. Features of the particular design achieve the intent of conventional
standards (privacy, usable open space, adequate parking, compatibility with
neighborhood character, and so on) as well as or better than the standards
themselves;
C. It incorporates features which result in consumption of less materials,
energy or water than conventional development.
►►u��H��IIIIIp� U city of san tins oBispo
COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 5
The applicant is asking for an exception to the parking standards to allow fewer
parking spaces than are normally required for the residential component of the
project. Since the project includes a parking lot for offices, the applicant is
requesting that these spaces double as residential spaces as needed (especially at
night, when the offices will not be occupied). Staff supports some reduction in
spaces (see #7, below, for additional discussion of parking), but not the number
requested by the applicant.
The applicant has applied for a planned development rezoning by choice, not
necessity. The planned development would allow council review and control of the
project. A planned development rezoning is not required to allow development of
offices and residences on the same site, or to allow a reduction of required parking
spaces. Both offices and residences are allowed in the Office zone, with an
administrative use permit to allow the combination, and to allow a conversion of a
residence to an office. Parking space reductions can be acheived by variance.
Without the "planned development" proposal attached to the "Office" rezoning,
however, a wide range of uses would be allowed on the site with no further review by
the commission or council. Such a zone change could also invite future changes of
property on Dana Street to "Office" as well ("domino theory"). The city's
regulations do not allow conditional approval of zoning changes. Staff has concerns
that "Office" zoning on this parcel could lead to office encroachment on an
established residential area, and that housing is needed more than offices at this
time.
Therefore, a change from residential to office use, without specific development
plans, would not be supported by staff. In this case, staff suggests that if the
request is approved, a condition limiting the types of offices (to those other than
medical, dental, or government) may be appropriate.
If the council supports the planned development concept, the fourth finding
("features of the-.design achieve the intent...) could be made to approve it. In
staff's view, the project achieves the intent of conventional standards.
5. The site can suonort alternative uses. The council may find the office use
unacceptable for this site. In making this determination, the council is not
required to suggest alternative uses that may be considered more favorably. However,
before acting to approve an office use, the council should be comfortable that it is
the best use that is feasible.
It was primarily for this reason that the Planning Commission asked that the ARC and
the CHC review the plans and specifically recommend the use considered most
appropriate from their perspectives.
The CHC (voting 7-1, 3 absent) recommends approval of conversion of the house to
office use, finding that, other than use as a single-family residence, this use best ►
supports the historic character of the site. The ARC was not as uniform in its
recommendations. Members of that commission favored offices, a duplex apartment, a
single-family residence (current use), and use as bed-and-breakfast.
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MWGW COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 6
In evaluating the possible uses for the house and the site, staff and the commissions
considered the following:
Use as a single-family residence (use allowed by current zoning). Staff and the
various commissions all favor the use of the home as a single-family residence
to be the best use that could maintain its residential and historical qualities,
especially the interior of the house and the maintenance of the grounds.
The applicant says that the home won't sell as a single-family residence, and
that it is too large for him to use personally this way. Some changes to the
home could be made without discretionary approvals: the interior could be
modified to create apartments, for example, although architectural review of an
associated parking lot would be required. That commission could not deny an
otherwise acceptable parking lot design because it did not want to see changes
to the interior of the house.
Use of the site for medium high density housing (use allowed by current
zoninal. Such a change would require architectural review. That commission
could find that the historical nature of the house and site justifies a lowered
density, which would limit the coverage of the site to something similar to the
current proposal.
This use would be acceptable, except that with this option the city would not
have control over the use and modifications of the interior.
Use as bed and breakfast. A use that would require a zoning ordinance change, a
bed and breakfast use could take advantage of the interior in its present form.
The number of parking spaces required would be based on the number of bedrooms
to be rented, and therefore would be far fewer than the office requirement. On
the other hand, traffic into and out of the site may be higher than the office
use, particularly at night. The remainder of the site could be developed as
apartments or other uses related to the bed and breakfast inn.
Use as office and condominiums. This proposal could be attractive and maintain
a residential quality. The proposed planned development request also gives the
city the option to condition the maintenance of the interior. Such a condition
has been made previously on another historical resource (the Loomis building).
Staff's major difficulty with this request is the implications for the future.
If this request is approved, it is possible other property owners on the block
will make the same request. For this reason, staff recommends that if the
council approves the request, that the findings specifically include a reference
to the preservation of the unique interior. Other properties in the area do not
boast well-preserved interiors.
On balance, recognizing the difficulty in maintaining the single-family use, staff
supports the office use requested.
oi�► ���III�►Ip��� III city of San AS OBISPO
MInGsis COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 7
6. Archeological review of the site. The Cultural Heritage Committee found the site to
be archeologically sensitive, and recommends the developer be required to hire a
historian or archaeological historian "to research and identify any potential
historical features associated with the Mission Ascolte Barracks or other features of
the Mission period," and "to survey the site and to identify and evaluate physical
remains of historic or prehistoric resources."
Staff is recommending that such research be a requirement of the planned development,
if approved.
7. Parking may be inadequate. The total number of parking spaces is less than the total
required by ordinance. Staff calculates the required and provided spaces as follows:
Required by ordinance:
Office: 4350 SF @ 1/300 = 14.5 spaces
Two-bedroom apartments: 8 X 2.0 = 16
One per five dwellings: = 1
TOTAL REQUIRED: 31.5 = 32 spaces
Provided:
Adiacent to office: 16
In garages: 8
In front of garages: 4
TOTAL PROVIDED: 21 spaces
The commission and council have required more spaces than the ordinance requirement
for condominium developments in the past. Usually the requirement has been for 2.5
spaces per dwelling unit rather than the 2.2 required by ordinance. If this
requirement were to be made in this case, the total required would be:
Of fice: 14.5
Dwellings: 8 dwellings X 2.5 (rather than 8 X 2.2) = 20.0
TOTAL: 34.5 or 31 spaces
If the council were to require this number, seven additional spaces would be needed.
Staff believes the minimum number of residential spaces per dwelling (two) should be
provided, separate from the office spaces. This would mean that sixteen spaces should
be provided for the exclusive use of residents. The plans show eight spaces in
garages and four tandem spaces, for a total of twelve. Four parking spaces could be
inserted into the landscaped center "island", without serious detriment to the total
amount of planting. If these spaces were added, each dwelling would have two
exclusive spaces, although four of the units would have parking in tandem.
,00%111f W111l1 cmy of san tins oBispo
Worms COUNCIL AGENDA REPORT
GP 1370
PD 1371
Page 8
The office use will cease in the evening, when most guest parking is needed.
Therefore, the parking lot used during the day for offices can be used at night for
additional guest parking. In staff's opinion, the parking spaces provided, with the
addition of four in the center or elsewhere on site, will be adequate for the use.
8. A future creekside trail is possible. The Parks and Recreation Commission wanted to
see a minimum 15' setback from the creek retained as an easement for public use,
noting that public access has been granted for the condominium property behind and
north of the site, and that property further west of the site will be given to the
city in the future, thus laying the groundwork for a pathway extending along Stenner
Creek. The ARC and PC concurred, with the Planning Commission preferring a 20'
setback. Proposed condition # 3 requires the granting of such an easement. The PC
wanted to see the setback from the top of creek bank to be clear of all buildings and
parking spaces. The twenty foot area contains small portions of rear patios,
possibly a picnic table, and a fence.
Staff recommends that no buildings, private patios, or fences be allowed to encroach
into this easement.
9. Several trees are beins removed. The survey map and tree list (attached to this
report) indicate the proposed removal of nineteen trees: fifteen pittosporum and one
each lemon, fig, pepper, and orange. Planning staff met at the site with the city
arborist, and reviewed each of the trees proposed for removal. Staff (including the
arborist) recommends trimming and retaining trees numbered 16 and 17 if possible, but
if not possible can support the removal of all nineteen. All of the largest and most
significant trees are being retained, as well as the trees that provide screens on
the side property lines. None of the trees near the creek are to be removed.
The plans have been revised since the Planning Commission's review of the project.
Staff believes the changes address that commission's concerns with tree removals.
However, staff notes that both the Tree Committee and the Architectural Review
Commission will be reviewing this project, and therefore staff is recommending that
the council approve the site plan as revised, but allow any minor modifications to
the site plan to be approved by the ARC, with the intent of preserving the majority
of the trees on the site. (See recommended condition # 4.)
PREVIOUS REVIEW
The Planning Commission discussed this request on May 25, 1988, July 27, 1988, and on
September 14, 1988. The Architectural Review Commission reviewed it conceptually on June
20, 1988. The Cultural Heritage Committee reviewed it on June 2 and July 7, 1988.
Members of all three of these commissions met at the site on June 16, 1988 to review the
house and grounds. The Parks and Recreation Commission reviewed the project, especially
as it relates to the creek, on July 6, 1988.
OTHER DEPARTMENT COMMENTS
No other departments had concerns that have not been resolved.
���n►►►���ml�lippp��u���pl city of San tuffs OBISPO
MiS COUNCIL AGENDA REPORT
PD 1371
Page 9
RECOMMENDATION
Adopt a resolution concurring with the negative declaration of environmental impact and
amending the land use element map to "Office"; and pass to print an ordinance amending
the zoning map to O-PD, as recommended by the Planning Commission.
Attachments
Draft resolutions
Draft ordinances
Vicinity map
Environmental initial study
Applicant's statement
Historical resource documents
Tree inventory list
CHC recommendation
ARC minutes -June 20, 1988
PC minutes -May 25, 1988
PC minutes -July 27, 1988
Reference materials used for this report:
The Historical Preservation Program Guidelines
Flood Management Policy
Zoning Regulations
General Plan Land Use Element, Housing Element, Parks and Recreation Element
California Department of Water Resources Urban Stream Restoration Program
JL3:duenow
RESOLUTION NO. (1988 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL AMENDING
THE GENERAL PLAN URBAN LAND USE ELEMENT MAP FROM
MEDIUM-HIGH-DENSITY RESIDENTIAL TO OFFICE (GP 1370)
WHEREAS, the Planning Commission and City Council have held hearings to consider
amendment to the Urban Land Use Element as shown on Exhibit A, attached; and
WHEREAS, the proposed amendment has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Procedures and Guidelines,
and a negative declaration has been granted by the city; and
WHEREAS, the City Council finds that the proposed general plan amendment promotes
the public health, safety, and general welfare;
BE IT RESOLVED by the San Luis Obispo City Council as follows:
1. The Urban Land Use Element map is hereby amended as shown on Exhibit A, attached
and incorporated by reference.
2 The Community Development Director shall cause the changes to be reflected in
the publications and maps which are on display in City Hall and which are made available
to the public.
3. This action shall take effect thirty days from the date of adoption of this
resolution.
4. After City Council review and consideration, the determination of the Community
Development Director to to approve a negative declaration is hereby confirmed.
♦ �V
Resolution No. (1988 Series)
Page 2
On motion of - seconded by and on
the following roll call vote:
AYES:
NOES:-
ABSENT:
OES:ABSENT:
the foregoing resolution was passed and adopted this day of
1988.
Mayor
ATTEST:
City Clerk
APPROVED:
City ministrative Officer
ity Attor y
Community a elopment Director
RESOLUTION NO. (1988 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL DENYING
GENERAL PLAN AND ZONING MAP AMENDMENTS AT 550 DANA STREET
(GP 1370 AND PD 1371)
WHEREAS, the Planning Commission and City Council have held public hearings on the
proposed amendments in accordance with California Government Code; and
WHEREAS, the proposed amendments have been evaluated in accordance with the
California Environmental Quality Act and the city's Environmental Impact Procedures and
Guidelines, and
WHEREAS, the City Council finds that the proposed amendments do not promote'the
public health, safety, and general welfare;
NOW, THEREFORE, the council resolves as follows:
SECTION 1. Finding.
The requested amendments are not consistent with the general plan Land Use and Housing
elements policies favoring residential development over commercial.
SECTION 2 Environmental determination
An initial environmental study (ER 14-88) has been prepared and the Community Development
Director has approved a negative declaration of environmental impact.
SECTION 3. Action.
The request to amend the general plan map and the zoning map from medium-high-density
residential (R-3-H) to office (O-H-PD) is hereby denied.
Resolution No. (1988 Series)
Page 2
On motion of seconded by and on
the following roll call vote.
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1988.
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
?f ity AttorneV
Communit evelopment Director
- /3
ORDINANCE NO. (1988 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
APPROVING THE PLANNED DEVELOPMENT PRELIMINARY
PLAN FOR PD 1371 (550 DANA STREET), AMENDING
THE OFFICIAL ZONE MAP FROM R-3-H TO O-H-PD
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider amending the zoning map in accordance with Section 65800 et. seq. of the
Government Code, and Chapter 17.62 of the Municipal Code; and
WHEREAS, the City Council finds that the proposed zoning is consistent with general
plan; and
WHEREAS, the proposed zoning promotes the public health, safety, and general
welfare; and
WHEREAS, the proposed zoning will not have a significant effect on the environment.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "A" and
included herein by reference be reclassified from R-3-H (Medium-high residential, in a
Historical Preservation District) to O-H-PD (Office-Planned Development, in a Historical
Preservation District).
SECTION 2. That the preliminary development plan (PD 1371) is hereby approved
subject to the following findings and conditions:
Findings
1. The proposed use will not adversely affect the health, safety and welfare of persons
residing or working on the site or in the vicinity:
2. The use is appropriate at the proposed location and will be compatible with
surrounding land uses.
3. The proposed use conforms to the general plan and meets zoning ordinance
requirements.
Ordinance No. (1988 Series)
PD 1371
Page 2
4. The Community Development Director has determined that the proposed planned
development will not have a significant effect on the environment and has granted a
negative declaration.
5. The conversion of the existing historical building to offices will serve to preserve
the historically significant interior of this building.
6. Features of the particular design achieve the intent of conventional standards
(privacy, usable open space, adequate parking, compatibility with neighborhood
character, and others) as well as or better than the standards themselves.
7. The design transfers allowable development, within the site, from areas of greater
environmental sensitivity or hazard to areas of less sensitivity or hazard.
8. The project will maintain the residential character of the site.
9. The majority of the site will remain residential in use.
Conditions
1. The applicant must hire a historian or archaelogical historian, to the approval of
the Community Development Director, to research and identify any potential
historical features associated with the Mission Ascolte Barracks or other features
of the Mission period. The applicant must also hire an archaelogist to survey the
site and identify and evaluate physical remains of historic or prehistoric
resources. The Community Development Director will determine the actions to be taken
after receiving recommendations from the archeologist.
2. The applicant must submit a creek improvement plan that includes methods for control
of erosion, siltation, and pollution of the creek bed as part of grading and
drainage proposals for the precise development plan.
3. The applicant shall offer for dedication to the city, an easement for creek
preservation, maintenance, and public access. Such easement shall extend from the
rear property line to twenty feet from the top of bank. No buildings, private
patios, or fences may encroach into this easement.
4. The site plan must be adjusted to preserve the majority of the significant trees on
the site. Such adjustments are to be approved by the Architectural Review
Commission. The two horechestnut trees shall be preserved in a healthy and
attractive manner.
5. A minimum of 28 parking spaces shall be provided on site. No more than three of
these required spaces may be in tandem. Any tandem spaces must meet the zoning
regulations standards for such spaces.
6. The interior and exterior of the historical building must be preserved. All
remodelling plans must be reviewed by the Cultural Heritage Committee, or its
successor. This condition runs with the land and shall be binding on future owners
and tenants. The owner shall notify all tenants of this city requirement for
review.
r
Ordinance No. (1988 Series)
PD 1371
Page 3
SECTION 3. A summary of this ordinance, approved by the City Attorney, together
with the ayes and noes, shall be published at least five (5) days prior to its final
passage in the Telegram-Tribune, a newspaper published and circulated in said city, and
the same shall go into effect at the expiration of thirty (30) days after its said final
passage. A copy of the full text of this ordinance shall be on file in the office of the
City Clerk on and after the date following introduction and passage to print and shall be
available to any interested member of the public.
'INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on
the day of 1988, on motion of
. seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
Ordinance No. (1988 Series)
PD 1371
Page 4 .
APPROVED:
City_ A . in ffiLtive Officer
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Commnni evelopmenf-Director
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INITIAL STUDY OF ENVIRONMENTAL IM-FACT
SITE LOCATION SJ�D DftiVA S-l- APPLICATION NO. 14LA00_
PROJECT DESCRIPTIO
gal1ESY 771 Aitnut f� �D�E,I�flr4-770i1J /Jt: QF�i['� A9(J7J .��Si JCJI!Af APPLICANT
STAFF RECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED D/
PREPARED BY J� 1f LJ� DATE- f x
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION:
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
B.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS................................................... JyO
S. POPULATION DISTRIBUTION AND GROWTH.......................................... -A )QA)ioe
C. LAND USE .................... .................................................. NO.Aje 3y1°
D. TRANSPORTATION ANDCIRCULATION ..............................................
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G. NOISE LEVELS .........._........................................................ 7'IIO NC
H. GEOLOGICdSEISMTCHAZARDS&TOPOGRAPHIC MODIFICATIONS .................... f�1 O Ae
L.. AIR QUALITY.AN www CWiDITIDN3.............. /�+O SCI f
J. SURFACE1ATATER FLOW AM IQUALITY ......... ....................................
d.c.PLANT LIFE . ....... ............ .................
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ER 14-88
Page 2
I DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant wants to change the general plan land use map designation and obtain
approval of a planned development request for a combination office and residential
project on Dana Street. The lot is 57,477 square feet in area, and slopes at two
percent or less to the creek at the rear. A 4350-square-foot residence exists at the
front of the site. The remainder of the site contains several trees of various types
and diameters, a garage and a shed.
The project is further defined by a written description and plans, which are included
in this description by reference.
II POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
General Plan Housing Elemen
• Goals are the basis for policies and implementation programs The following
housing element goals relate to this project:
Goal no. 4: Maintenance of a stock of housing types.to meet the needs of
renters and buyers at all income levels;
Goal no. 6: Variety in the location, tenure, cost, style, and age of dwellings
to accomodate the wide range of households desiring to live within the city;
Proiect or000sal: The proposal would change the density allowed on the site
from eighteen units per net acre to twelve. In addition, one large dwelling on
a large lot would be taken out of the housing stock and converted to offices.
Possible conflict,. Land value is usually based on its potential in numbers of
dwellings. Fewer units on a site intended for medium-high density development
usually means a higher land cost per unit, which may translate to high per-unit
cost for the buyer. Higher land costs may limit the type of buyers to those
with above-moderate income.
In this case, the land has been under the same ownership for several years As
the property owner has been living at the site, property taxes have remained
stable. The land may be valued at a higher price than was initially paid for
it, but this value should not affect the development costs of the project,
except advantageously. The owner's decision to develop fewer units on the site
than are allowed may be based in part on the lower land costs involved.
As noted in the housing element (page 24), "buying power of households with
moderate or higher income will continue to set upper and lower limits to housing
costs, regardless of city actions' In other words, the ultimate cost of the
units is likely to be--based more o6-market demand than on development costs
1
ER 14-88
Page 3
The site's nearness to downtown and attractive setting (including the creek)
tend to add to its desirability as housing for young, government-center-oriented
professionals. Without subsidies, the project could not accomodate low-income
homebuyers.
Conclusion: The lowered density will not have a significant adverse effect on
the cost of the units. The project, because of its location and natural
amenities, will attract moderate- and above-moderate-income buyers.
Mitiaation measures: None required. The project will add to the housing stock
for moderate and above-moderate income residents.
• Implementation programs in the housing element are intended to carry out the
goals and policies. Implementation program no. 16 (page 46) says, 'Changes from
residential to non-residential land-use designations will be minimized'
Proiect proposal: The proposal includes changing the land-use designations from
Medium-high-density Residential to Office.
Possible conflict: The program calls for the Planning Commission and City
Council to deny the majority of requests for changes from residential
designations to commercial. Approval of this request may conflict with this
program, which implements goals to preserve existing housing stock and supply of
residentially-zoned land.
Mitiaation measure: If the council finds the conflict is significant, then it
must deny the request, finding the proposal inconsistent with the city's general
plan. The City Council may, however, determine the change in this case is
insignificant, finding that the majority of the site will remain residential.
Condominium developmentt� conversion standards: The Condominium Development and
Conversion regulations contain standards for development of residential
condominiums. The proposed project appears to meet all of these standards. If the
change in land-use designation is approved, the applicant will be required to file a
tract map application to divide the site into condominium spaces. The review of the
tract map materials will include a detailed check that the project meets the required
standards.
Mitiaation measures: None required.
Historical preservation Guidelines: The project site is in one of the city's three
historical preservation districts', and the existing residence is listed on the
city's lists of 'historical resources', rated as 'potentially eligible for the
National Register of Historic Places'. The city has adopted Historical Preservation
Program Guidelines to guide the use of property designated historically significant
to the city. The guidelines say that 'changes to the outside of a historic building
should further promote its original architectural style and character', and that
'(n)ew primary structures within Historical Preservation Districts should further
promote the historic character of those areas—All new buildings need not be
designed in the same style of surrounding structures. However, elements of these
styles and building forms should be included in the new structure and it should
complement the architectural character of the area'
ER 14-88
Page 4
Proiect or000sal: The project includes remodelling the existing historical structure
into offices, and building new residential units in the rear. No changes to the
exterior of the existing building are proposed at this time. The schematic views of
the new buildings indicates a conscious attempt to integrate features of the existing
building into the new. Architectural review will be required if the project goes
forward. Review and recommendation to the ARC will also be made by the Cultural
Heritage Committee. This review process is adequate to assure that Historical
Preservation Guidelines are being met.
Mitigation measures: None required.
C. Land
The request is for a change in the land use pattern for the site. A portion of the
site, currently used for a residence, would be changed to office. The change would
not introduce a new use to the area, as the site is adjacent to an office zone. No
significant changes to the present or planned land use of the area are anticipated as
a result of this request
D. Transoortation and circulation
Automobile trips to and from the site will increase as a result of this projecL
Currently, one residence exists on the site. According to the Institute of Traffic
Engineers' I_r_ia Generation, residents of single-family homes average ten trip ends
per day ('trip ends' includes trips starting and ending at the residence). Residents
of attached condominiums average 5.9 vehicle trips per day. The number of trips to
and from the site generated by the residential use is therefore expected to increase
by:
1I X 5.9 = 64.9 = §5; 65 - 10 = trips per day.
Average daily trip ends for a 4350-square-foot office building is 100. The total
number of trips per day expected to result from this project, then, is
65 + 100 s trips per day, or 155 more than the current number.
The city's traffic engineer says that Dana Street can accomodate this increase
without reaching 'unacceptable' levels of traffic.
A significant problem for Dana Street residents at this time is the use of the street
for parking. Because of its nearness to downtown, shoppers and workers tend to park
on Dana Street for long periods of time.
Proiect nronosal: The project would provide parking spaces for the new residences as
well as for the office use, in accordance with city requirements. Currently, there
is a garage and driveway available for the single residence. The project is not
expected to increase demand for on-street parking in the neighborhood. Because
office workers normally leave at night, there may be a surplus of spaces on-site in
the evenings,
ER 14-88
Page 5
Mitigation measures: None required.
F. Utilities
Water supply: . Under current conditions, development of additional area in the city
could jeopardize adequate water service for existing city customers and the area to
be developed.
Safe annual yield is the amount of water which can be withdrawn from reservoirs year
after year, without running out of water during a drought like that which has been
experienced since the reservoirs have been in use. The safe annual yield from
existing city sources is 8,180 acre-feet per year. Total city water use in 1987 was
8,700 acre-feet. Estimated 1988 use is 8,650 acre-feet (106 percent of safe yield),
considering recently completed projects and those expected to be completed soon. As
water use increases above safe yield, cut-backs from usual water use will be needed
more often and they will have to be more substantial to avoid running out of water.
The City Council is considering development controls to prevent water use from
exceeding 100 to 110 percent of safe yield. While the city is exploring several
supplemental sources of water, no significant new supplies have been programmed to be
available in the next one to two years. Supplemental water sources which would allow
full development within the existing urban reserve line are expected to be available
seven to ten years from now, at the earliest.
The proposed development would use about three acre-feet per year. Of this, 100
percent would be from city water sources. This project would use about .037 percent
of safe yield.
The applicant proposes that the development incorporate the following water-saving
features:
1. Drought-resistant landscaping over the majority of the site
2. Drip irrigation and other water-saving irrigation techniques where
applicable
3. Installation of low-f low showerheads and faucets and water-saving toilets
in the new units, retrofitting of the existing residence with water-saving
plumbing devices.
Mitigation measures: Staff is recommending that the applicant also investigate and
install cisterns to collect roof drainage for summer irrigation, if available and
feasible for this project.
Installation of all of the above devices may lower the water use for the project
significantly.
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ER 14-88
Page 6
J. Surface water flow;1.4A 91 lits
A creek runs along the rear property line. The creek is heavily vegetated and about
fifteen to twenty feet deep. Several trees line its banks. The proposed buildings are
set back a minimum of 20' from the top of bank, while two parking spaces are as close as
eight feet from the bank.
While overgrown, this section of the creek is attractive and an asset to the property.
Major concerns with development along creeks are with the effect on wildlife (discussed
below) and pollution of the water. Creeks must also be kept free of debris, silt, and
flow-restricting vegetation.
The city's flood control regulations require dedication of an access and maintenance
easement over all creek areas, as a condition of further site development. This easement
will allow city crews to enter the property and clear brush as necessary to keep the
creek flowing. This work helps prevent flooding and minimizes standing water, thereby
discouraging mosquito infestation. Such an easement will be required of any development
on this property.
Preventing trash and oil from entering the creek is a more difficult problem. Persons
living in developments that focus on the creek as an asset are less likely to use the
creek as a dumpster. When residents can enjoy the sight and sounds of a creek, they will
normally keep it clear of trash. The proposed layout of the buildings and landscaping
proposal have been designed to allow visual and physical access to the creek for all
residents of the project. Therefore, littering of the creek is not expected to be a
problem in this case.
There are several ways to handle oil and gas pollution, siltation, and erosion. The
parking spaces may need to be moved to allow for creek improvements to handle the
drainage expected from the project. Installation of oil separators may be adequate to
minimize oil and gas pollution of the creek. Alternatively, drainage may be directed
away from the creek, although significant grading would be necessary to alter its natural
course. A small siltation and detention basin next to the top of the creek bank could
slow water entering the creek, thereby limiting erosion and siltation.
A hydraulic study has not been completed, as the design of the project may change during
the review process. Once a preliminary plan is approved, the applicant can analyse the
effects of the project on the creek and design biologically sound methods to handle
drainage. Staff does not anticipate significant site planning changes to result from a
hydraulic analysis.
Any proposals for work in the creek will require review for conformance with city
standards, as well as permits from the Department of Fish and Game (DFG).
Mitigation measures: The applicant must submit a creek improvement plan that includes
methods for control of erosion, siltation, and pollution of the creek bed as part of
grading and drainage proposals for the precise development plan.
ER 14-88
Page 7
K., L• Plant g.nAanimal life.
The majority of wildlife to be protected in this case is that associated with the creek.
The major plant species to be conserved are the large, healthy trees on the sitc-
Animal Jjjg;.Since the early 18001s, 95% of California's natural riparian habitat has
been destroyed. It is becoming increasingly important to conserve what remains. In
general, minimal disturbance of existing creek communities is the preferred protection
method. Where those communities have been disturbed or are threatened, measures to
enhance or protect that environment may be necessary.
In this case, the riparian habitat appears healthy. The Department of Fish and Game is
charged with the protection of wildlife in areas within its purview, including creeks.
Any work proposed within the creek (none is currently proposed) must be reviewed by DFG
biologists. Permits from the DFG are required for all work within creeks.
Mitigation measures: None required. Current permit procedures are adequate to protect
animal life in this area.
Plant lifM Several trees of various species exist on the site. The applicant plans to
retain the larger, more significant specimens. Several of the small fruit trees are
proposed to be removed. All trees must be numbered by stakes, and listed on a tree list
for review by the city arborist. The list must indicate whether the trees are to stay or
are to be removed. The city arborist will then review the trees in the field, and
approve appropriate tree removals.
Replacement trees may be required to be planted, depending on the value of the trees to
be removed.
Mitigation measure: The applicant must submit a tree plan and list, and number all trees
correspondingly out in the field, to the approval of the city arborist. The arborist
will determine which trees may be removed, which need to be safety-pruned, and what
replacement trees must be planted.
Ni Archaelogical/historical
Please refer to discussion under COMMUNITY PLANS AND GOALS - 'Historical preservation
guidelines', above.
Because of its nearness to the Mission, the site may have a history older than the
existing buildings indicate. Excavation for foundations may unearth relics with
archeological significance.
Mitigation measure: Prior to developing the site, a qualified archaeological historian
shall review available records and determine if an archaelogical evaluation is
warranted. If a survey is warranted, survey results and appropriate mitigation measures
must be submitted to the Community Development Director, who will determine the
appropriate action to be taken.
S
ER 14-88
Page 8
N. Esthetic
The existing building has been determined to be historically significant. The new
buildings and grounds must not detract from the value of this building. The size and
massing of the structures and the layout of the parking and landscaping will be reviewed
by both the CHC and the ARC to assure compatibility.
Mitigation measures: None required.
Other
Cumulative imoactr. The change of the land use designation of this site from
residential to office may be determined to be insignificant by itself, but
significant from a cumulative standpoint. Office-designated areas traditionally
exist next to residential zones, as low-impact "buffers" from more intense commercial
activity. When additional office-designated areas are needed, developers are more
likely to find residentially-zoned land more attractive for this use than commercial
land, which has a higher land cost. If several changes from residential to office
designations are made, the impact on total residential land in the city could be
considerable.
The city sponsored an office study in 1986. The conclusions of that study were that
there will be a need for additional offices particularly above 2500 square feet in
area by 1995. Smaller offices are either available now or will be, through
conversion of residences in office zones, within a few years. There is little
evidence at this time that residential land, containing small lots developed with
single-family homes, is currently or potentially threatened.
RECOMMENDATION
Grant a negative declaration of environmental impact, with the following mitigation
measures:
1. The Planning Commission and City Council must determine the change in this case is
insignificant, finding that the majority of the property will remain residential.
2. The applicant must investigate and install cisterns to collect roof drainage for
summer irrigation, if available and feasible for this project.
3. The applicant must submit a creek improvement plan that includes methods for control
of erosion, siltation, and pollution of the creek bed as part of grading and drainage
proposals for the precise development plan.
4. The applicant must submit a tree plan and list, and number all trees correspondingly
out in the field, to the approval of the city arborist. The arborist will determine
which trees may be removed, which need to be safety-pruned, and what replacement
trees must be planted.
ER 14-88
Page 9
S. Prior to developing the site, a qualified archaeological historian shall review
available records and determine if an archaelogical evaluation is warranted. If a
survey is warranted, survey results and appropriate mitigation measures must be
submitted to the Community Development Director, who will determine the appropriate
action to be taken.
i
l 1
REDEVELOPMENT
0=
DUENOW PROPERTY
AT
550 DANA STREET
SAN LUIS OBISPO,CALIFORNIA
This submittal is a request to rezone a parcel of property located at 550 Dana Street in
San Luis Obispo from R-3-H to O-PD-H to allow a mixed use of professional office space
and residential condominiums. The following information is an outline of the proposed
redevelopment of this property.
HISTORY
The existing house is a prairie style two-story structure built in 1914 by James
Maino for John Bambers. The front facade has a formal portico and is symmetrical in
design. Overall, the character is similar to many homes built around the tum of the
century in Pasadena and San Marino. The house is in good condition and many details
inside and out demonstrate the craftsmanship of the day.
SITE DESCRIPTION
The site consists of 1.32 acres and is bounded by Stenner Creek to the north, a
mortuary to the east, and older single-family homes with some multi-family dwellings
to the south and west. Currently the site is zoned R-3 and is situated adjacent to office
zone properties. Numerous trees are scattered around the site; most notable are a 36"
Magnolia and a 15" avocado Vee near the top of the creek bank at the center of the lot.
Solar access is somewhat limited by the density of existing trees along the west property
line.
The existing house occupies the front one-third of the site with an approximately
55-foot sideyard on either side. Two out buildings--a shed and a garage--are situated
toward the rear of the lot.
PROPERTY DEVELOPMENT
The owner of the property and his wife currently live in the existing house and
have become "empty nesters" (children have moved away). The house is approximately
4,350 square feet, much more space than the owners desire to maintain. Unfortunately,
the surrounding high density residential (R-3) and office (0) zoning are a deterent to
the sale of the house as is.
01/
•� S
l
Redevelopment Request
Duenow Property
Page Two
In considering various altematives to development of the property, three solutions
proved most plausible and are ranked in descending order of desirability.
Units
Allowed
1 . Convert the existing house to offices and build additional
residential condominiums or apartments to the rear. To 15.84
accommodate this solution, a planned development rezone is
required under the office-planned development (O-PD)
zoning ordinances. Any residential construction within this zone
is required to be developed according to R-2 standards.
2. Move the existing residence to a new site and develop the entire
site with new residential condominiums or apartments as allowed 23.76
by existing R-3.zoning ordinances.
3. Convert the existing house to condominiums or apartments
and build additional units as allowed by existing R-3 zoning 23.76
ordinances.
Although Solution #2 is deemed an economically viable alternative, it was ranked
second because it would alter the appearance of the existing neighborhood and would quite
likely diminish the character of the house itself when relocated to a new site.
Conversion of the existing house into four or five residential units (Solution #3) was
ranked third because it would involve major plumbing, heating and ventilating, and
possibly architectural and structural modifications.
After much consideration, the first solution was selected and is being submitted in
this request for a re-zone to O-PD. The site's close proximity to downtown and its
adjacency to both "R-3" and 'O" Zones make this site desirable for both office and
residential use.
SITE CONCEPT
The primary objective in developing this project is to preserve the existing
character of the house and site. To accomplish this objective, the open space in front of
the house will be maintained as a landscaped area. Parking for offices will be located to
the east of the house and can be used as overflow guest parking for the residential units
after business hours. The access drive to the residential units will be to the west of the
house and will be modestly signed so as not to detract from the main house. Visibility of
the newly constructed units will be very limited from the street and the appearance of
the existing house will be just as it appears today. A new property line will be created
between the house and the proposed units behind.
With regard to the siting of the new residential units, the desire for a large central
open space coupled with the fire department's requirement for a truck tum-around,
have resulted in a generous common space that fronts each unit. Color and texture
variations of paving material will integrate the access drives into the landcape.
Development of only 11 units ( over 15 units are allowed) contributes greatly to the
i I
Redevelopment Request
Duenow Property
Page Three
open space and privacy afforded each unit. Special care has been taken to preserve as
many existing trees as possible and to provide a wide exposure to the creek.
ARCHITECTURALCONCEPT
Although the existing residence will be converted to offices, no exterior changes
will be made other than any repair or restoration that may be necessary. The new
residential units will be of a complimentary character and will incorporate elements of
design from the existing house. Each unit is planned to have an attached one-car garage,
a fireplace, and a private outdoor patio/yard space.
PROJECTSCHEDULE
The anticipated phasing of the project is planned to allow the owner to market the
residential units as the demand dictates. The schedule is as follows:
Phase 1: Convert existing house to offices and construct 4 units
(upon approval)
Phase 2: Construct 4 additional units
(2 - 3 years)
Phase 3: Construct remaining 3 units
(3 - 5 years)
All required site improvements will be incorporated into Phase 1.
GENERAL PLAN AMENDMENT REQUEST
Based on the Development Plan outlined in this proposal, we are requesting that
the property described herein be rezoned from R-3-H to O-PD-H. We feel such a
request is warranted for the following reasons:
1 . The existing house will remain on the property and the historical
character will be maintained.
2. The proposed residential units will infill an existing R-3 neighborhood,
add to the City's housing inventory, and locate residents near the
downtown area.
3. By virtue of its location on the border of both office (0) and residential
(R-3) zones, this property is suitable for both uses and may encourage
people to live near their place of work.
4. The mix-used proposal will provide overflow parking for the residential
units in the office parking area after business hours. We hope this will
decrease resident and guest use of street parking.
WV�
Redevelopment Request
Duenow, Property
Page Four
5. Implementation of this proposal will increase office space inventory
within walking distance of the downtown area.
6. The proposed project will not significantly increase traffic in the area
and will not adversely affect the existing adjoining office or R-3 zones.
Existing utility systems are available to serve this project.
CONCLUSION
We respectfully submit this proposal for consideration by City Planning Staff,
Planning Commissioners, and City Council. We feel it will uniquely provide desirable
housing in an existing R-3 zone while preserving the character of a San Luis Obispo
landmark.
State of Ca,.'o,n,a — The Resources v S CC 38-04R
DEPARTMENT OF 7ARKS AND REC, ION NABS_ HAER 4 SHL _ Loc
UTM: A 10/712250/39062808
HISTORIC RESOURCES INVENTORY C D
DENTIFICATION
1 Common name: Duenow Residence
2. Historic name: Barr.eberg -ouse
3. Street or rural address: Dana
City San Luis Ob.Lsoo Zip �34Q1 County San Luis Obispo
4. Parcel number: 02-4!'1—'='
5. P-esentOwner: Duenow, J.K. Address: ?•O• Box. 1446
City Sar. Luis Obispo Zip 93401_ Ownership is: Public Private h
o. Present Use: Residential Original use: Residential
DESCRIPTION
7a. Architectural style: prairie with Neo-Georgian cvertenes
7b. Briefly describe the present physical description of the site or structure and describe anv major alterations from its
original condition:
-his t.:c story symmetrical stucco house is roofed with as-..:halt tile and
is trir.-ec with nainted wood. The roc: is truncated and i;as projecting
.eaves. stucco chimneys give balance at each side. A :_..cr=te stoop imr.li�s
a concrete foundation. The windows are rectan(7ular, some in arcades and some
fixed with mullions at the top. There are narrow molding; and a shelf on
the frcnt windows. The centered doorwa:: is indented. ' .ere is a solid wood
door ::ith a beveled glass window in a --aometric shave. :ne half Doric columns
trim the doorway. There are long pared windows flankirc t:-= door opening_ . An
open portico with square pillars of stucco on rough -ut ;ranite is an
important feature to this house and show a Palladian. in_fl.:ence. A railing
around the too of the portico forms a balconv with Fren& doors giving
access to the house. A flat roofed one story extension on one side has a
doorway and stoop. The house and yard are in good condition.
r
� ---
B. Construction date:
Estimated Factual 1914
I)i
9. Architect Charles McKensie
,. 10. Builder James Maino
811. Approx. property size (in feet)
FW Frontage200' Depth 360'
or approx. acreage
r
12. Datelsl of enclosed ph otographls)
— - February 1983
AM 11�
s _ —
DPR 523 (Rev.409)
� 3
i
13. Condition: Excellent _Good X Fair_ Deteriorated _ No longer in existence
14. Alterations: I
15. Surroundings: (Check more than one if necessary) Open land _Scattered buildings_Densely built-up
Residential X Industrial _Commercial Other:
16. Threats to site: None known X Private development_ Zoning _ Vandalism
Public Works project _ Other: I
17. Is the structure. On its original site? Yes Moved? Unknown?
I& Related features- I
SIGNIFICANCE
19. Briefly state historical and/or architectural importance (include dates,events,and persons associated with the site.) I
The Barneberg residence stands out as a fine example of Neo-Classic
architecture with some Craftsman and even Prairie School overtones.
Built in 1914 for J.W. Barneberg, the house was designed by Charles I
McKensie. James Maino, a leading contractor, did the construction. The
two story 50 x 44' residence cost about $6000; a price which Barneberg,
a promient businessman, president of the Commercial Bank and of of San Luis I
Obispo's first millionaires, could well afford. McKensie, the San Francisco
architect associated with Wolf and Wolf of San Jose, designed several homes
in the city during the teens for prominent citizens. To some degree the low I
truncated hipped roof and fenestration of this :rouse suggest Prairie School
overtones, but its form is detectably Neo-Georgian. The house is unique and
impressive to San Luis Obispo not only in its -zusual appearance of style and
sheathing but also in the fact that it is one of the very few residences in I
the early teens that was architect-designed.
Locational sketch map (draw and label site and
surrounding streets• roads, and prominent landmarks):
20. Main theme of the historic resource: (If more than one is NORTH I
checked. number in order of importance.)
Architecture 1 Arts& Leisure 1
Economic/Industrial ZExploration/Settlement
Government Military
Religion Social/Education
21. Sources (List books,documents,surveys, personal interviews I
and their dates).
City Building Permits (1914) I
City of San Luis Obispo Historical
Element (1977) . Q
• ro � � I
22. Date form prepared JL'' 17 I„9,,
By InamelHistoric Res. SurveyStart
Organization .l oX an uis ispo
Address: '
City Can T.nic nhicm Zip 414n1
Phone: I%zn';l S41-1Mn
I
�-�3
CITY OF SAN LUIS OBISP,,
Reference No. NamePatricia Mcholson
Photo No. Phone
Parcel No. Date r e . 198-5
Evaluation Score Time
Reviewed by
Approved by
HISTORICAL RESEARCH WORKSHEET
1 . Address sin i)ana trppt_ San Luis Obispo Calif
2. Common Name Barneberg resdience
3. Historic Name Barneberg Residence
4. Present Use Residence
5. Property Owner James M. Duenow
6. Approximate Lot Size or Acreage
7. Public Private X
8. Structure X Object District Other
9. Year Built 1914 Factual X Estimated _
10. Architect Charles Mcr:enzie Source of InforniationBlAg: 'i ermit
Unknown
11 . Builder Source of Information Bldg. Permit
Unknown
j 12. Area Annexation Date Source
13. Sewer Extension Date Source
14. Condition: (A) Altered Unaltered
(B) Excellent �— Good Fair
Deteriorated Ruins Unexposed
15. Alterations
i
16. Basic Historic Use Of Structure Residence
17. Briefly state the architectural importance of structure or object It reflects the
Prairie7School which is illustrated also in San Jose, Callt . , in
anc a ar esig ltiolf&uolf*With whom Mc Kenzie was associated "
18. Briefly state associations with significant historical person(s) (local , state or
national) or events. Include dates. Cite sources of oral history, secondary research,
clipping files, etc. Use an additional page, if necessary.
John Barneberg was in the Oil Business ( Obispo Cil and Huasna .Oil)
!I Grace Barneberg, Daughter of John, was an C uca or, Ululo Woman an
well known throughout- the State for her work for womUr. s rrison re orm
s�
ASSESSMENT BOOKS (List in chroii,iogical order beginning with ear . le:t date)
Index Assess Year Land Improvements Owner Address
CITY DIRECTORIES (List in chronological order beginning with earliest date)
Year Name of Resident(s) Comments
( 1901 same address J.W.Barneberg,.Pres. Com Banff--=se moved across 6t. )later
1908
_ 1931-1932 6arahBarneberg( widow of J .w .
Grace E. B4rneberg
Grace B BarneberP, Bd. Yiem. ehachapi State rison for � o
; 946 44
4 96a ('rnr-P BarnpherZ
1962 Gracei;Barneberg
1970 Grace E. Barneberg
MAPS
Map Date Present Structure Past Structure(s) Use/Comments
PHOTOGRAPHS (panoramas, streetscapes, etc . )
Source Date (Factual , Approx) Present Structure Past Structure Comments
BUILDING PERMITS (Cite number and source of records)
Permit Date Purpose Owner Builder Architect
•
ADDITIONAL INFORMATION (Oral history, secondary sources , cli ping f•le Use d$iti�niaa
naner. oxchitecture in San Francisco and N. Calif. avid �Ue hard , o er +snter,
Tree Inventory List
550 Dana Street
Stake Number Type Size Remove
1 Pittos ovum 18' No
2 Edobotrya Japonica Clump No
3 Holley 8' No
4 Pittos ovum Clump No
5 Pittos orum 4 - 10" No
6 Fittosporum 10" No
7 Pittos orum (3) - 12- No
8 Pittos ovum 4" No
9 Pitt os ovum 10"-8" Yes
10 Aesculus Camea 12" No
11 Lemon 3 -5" No
12 Aesculus Camea 10" No
13 Pittos orum (4) -6- Yes
14 Pittos orum (3) - 10- No
15 Pittos orum 5"-8" No
16 Pittos rum (5)-7- Yes
17 Pittos orum 3 - 12" Yes
18 Pittos orum 10" No
19 Pittos orum 3 - 12" No
20 Eucalyptus 10"-4" No
21 Pittos orum 10" Yes
22 Pittos orum 9" Yes
23 Eucalyptus 3 -20" No
24 Pittos orum 12" No
25 Lemon 3" Yes
26 Pittos orum 3 -6" Yes
27 Pittos orum 2 -7" No
28 Pittos orum (2) -8- Yes
29 Pittos orum 8"-6" Yes
3
Tree Inventory List Cont. Page 2
Stake Number Type Size I Remove
30 Pittos ovum 3"-4" Yes
31 Pittos orum (4)-3- Yes
32 Pitto rum 6" Yes
33 Orange 5" No
34 Avocado 36" No
35 Avocado 15" No
36 Pittos orum 10" Yes
37 Pittos orum 4" No
38 Pitlosporum 18"- 3 -8" No
39 Pittos ovum 6" Yes
40 Pittos orum (2) -8- Yes
41 F 2 -6" Yes
42 Pepper 5" Yes
43 Pittos ovum 12" No
44 Pittos orum 3 -8" No
45 Pittos ovum 10" No
46 Pittos ovum 18" No
47 Pittos ovum 12" No
48 Pittos ovum 12" No
49 Pepper S. No
50 Orange 5" Yes
51 Pittos ovum 16" No
52 Pittos ovum 12" No
53 Pittos ovum 8" No
54 Pittos orum 3 -8" No
55 Pittos ovum 8" No
56 Pittos orum 12" No
57 Eriobotrya Japonica Clump No
—p�
i:i7�i�•�il5llj��,'Id of SAn tuiS OV is O
yp
990 Palm Street/Post Office Box 8100 • San Luis Obispo. CA 93403.8100
July 12, 1988
TO: Architectural Review Commission
Planning Commission
FROM: Jerry Michael, Vice Chairperson, Cultural Heritage Committee (CHC)
SUBJECT: Condominium and Office Conversion Project at 550 Dana Street.
On June 2, 1988, the Cultural Heritage Committee reviewed a proposal to convert a large
house to an office and to build 11 condominiums on a site at 550 Dana Street. The site
is located within one of the city's three historical districts and the existing house is
one of 152 designated by the city as a Historical Resource.
The CHC continued its consideration of the project and visited the site on June 16th to
tour the interior of the house and review the proposed development in the field. The CHC
concluded its review at its July 7, 1988 meeting. The CHC's discussion focused on the
impact of the project on historical resources and on the historical character of the
area.
The CHC made the following recommendations:
1. Approve the conversion of the house at 550 Dana Street to office use subject to
certain conditions. (Vote: 7-1)
2. The house should be maintained in a residential character on the outside.
Landscaping should be of a residential character. The curved driveway and portico
should be retained. Signage of the project should be low key and blend with the
architecture of the existing house. Night lighting of the site should be of a
residential scale and interior lighting should be of low intensity. The paving
materials for the parking lot and driveways should be decomposed granite over a
stable base; it should not be asphaltic concrete. (Vote: 8-0)
3. Parking in the front or side yard area should not extend toward the street beyond
the face of the existing house. Extensive landscaping should be used to screen the
parking lot from the street. Any additional required parking should be relocated
behind the existing house by eliminating the two proposed condominium units. (Vote
8-0)
4. Support the condominium project with the elimination of the two proposed units at
the rear of the house to provide more open arca around the house for landscaping and
parking. (Vote 8-0)
5. The CHC finds that the property is a known archaeologically sensitive area.
Therefore:
iis,
Page 2 -- CHC Recommendations: 550 Dana Street
A. The developer should hire a historian or a archaeological historian to research
and identify any potential historical features associated with the Mission Ascolte
Barracks or other features of the mission period.
B. The developer should hire a archaeologist to surrey the site and to identify and
evaluate physical remains of historic or prehistoric resources. The recommendations
of the archaeologist should be followed.
(Vote 8-0)
The CHC appreciated the opportunity to review and submit recommendations for this
project. If you have any questions, feel free to contact Terry Sanville, Principal
Planner in the Community Development Department (539-7178).
TS:ts
cc Judy Lautner, Associate Planner
7 .
that all existing plant materials on the property be preserved while the ect is
waiting to receive final approval.
Commr. Bradford seconded the motion.
AYES: Morris, Bradford, nes, Gates, Cooper
NOES: None
ABSENT: Starr
The in ion passes.
i
4. ARC 88-92: 550 Dana Street; add 11-unit apartment to site with historical house as
part of a planned development mixed-use project; R-3-H zone; conceptual review.
David Moran, Assistant Planner, presented the staff report, recommending the commission
review the plans and forward recommendations to the Planning Commission on the aspects of
the proposal.
Warren Hamrick, representative, responded to the staff report, and noted there were
several ways to develop the property, either as condominiums or office space. However,
they felt the best use for this property is to provide somewhat of a traditional zone
between the commercial property to the north and the single-family residential property
to the south. The owner of the property is more interested in maintaining the integrity
of the house as it stands today. He introduced Jim Duenow, property owner, to the
#- D
commission.
Jim Duenow, applicant, indicated that he wanted to preserve the house and still do some
something that is economically sensible on the property. He wanted to maintain the three
rooms in the downstairs in anunchangedcondition, since they have irreplaceable
features.
Commr. Jones questioned whether any thought had been given to converting the existing
house into a duplex to preserve the residential character of the house, with individual
condominium units in the back.
Mr. Hamrick said that could be a possibility but it would take a lot of remodeling and
rehabilitation to convert the house.
Commr. Bradford felt the city would have to decide how it is going to handle development
on properties on the master list of historic residences. She questioned how many more
new condos does the city needs; do they really want the back of all the historical homes
covered with condos; are there better places to build new condos; do we need more condos
in this price range? She felt the park-like setting supports the historical character of
the house. She could see that proposed units 7 and 8 are too close to the main house,
they should be eliminated. Proposed parking is also a problem. She could support the
office use which would require the least interior remodeling but felt the house would be
excellent for a bed and breakfast inn. This would be the best use for the property with
as little disruption as possible and that would encourage the best maintenance of the
property. She could not support the development of condos on the site.
Commr. Morris felt it was important the applicant was interested in the outcome of the
41
development of the property. He felt the city should encourage the applicant to stay on
the property because otherwise the city may end up with development that may be less
desirable than if the applicant remained. He felt the most important quality to preserve
is the residential neighborhood.and the existing house. The rest of the property should
be preserved in character but in doing so, it may not be able to be developed to its
fullest extent. Given all the circumstances, he felt the applicant's proposal was the
best use for the house if it could not be a used as a single-family residence. He
suggested covering the parking arca with an arbor to keep it well hidden.
Commr. Jones applauded the applicant's attempt at keeping the house intact. He felt the
applicant's approach is very commendable. The house could be nice if used as an office
and used some of the older homes off of Palm Street which have been restored as offices
as examples. He felt a bed and breakfast may not be a good idea because of the extensive
remodelling that would have to be done to the interior. He noted that since parking
seemed to be a concern, he suggested moving it behind where units 7 and 8 are presently
proposed. He felt that units 1 through 6 appear to be a bit massive and could be brought
down.
Commr. Gates concurred with other commissioner comments. She wanted to see the house
remain as it is now. She felt a bed and breakfast inn would be her second choice if it
could not remain as a single-family residence, but could not support an office use. She
felt the proposal included too much concrete around the residence and the rear housing
should be redesigned with less density.
Commr. Cooper proposed office use in the rear in a barn-like structure, which could be
reminiscent to what was once there at one time. This barn structure should be oriented
to as close to the creek as possible. If residential units are still needed, they could
0/1 Opt
be added between the office complex and the house. This would be the best land use
configuration for visibility point-of-view. If this would not work, he suggested that
the rear units carry a "four-corner" scheme of house over in the back which have similar
proportions in scale, massing, and detail as the main house. The main house could open
on to a courtyard that the other structures face onto. He felt that this case should be
treated as a special case because of the parcel size. He reiterated comments from the
Cultural Heritage Committee. He requested the architect prepare drawings which show a
section through the main house as well as through the units to get the scale
relationships when and if this project returns for approvals. He felt the architect had
done a commendable job with the elevations.
Commr. Bradford felt the Planning Commission needs to address how these historic homes
will be treated. She felt they could be subject to any type of development because of
the large gardens available on them. She also felt the historic guidelines were lacking
in that it doesn't provide any protection to these homes. The city should bend over
backwards to make some exceptions to homeowners in these area to consider other uses in
exchange for preserving the buildings.
No action was required by the commission.
5.--AR5-89.83;570 Higucra Street; add signing and awning for remodel of the Creamery
building facade; C-C-H`ronei final review.
David Moran, Assistant Planner, presented the staff report, recommending the commission
approve the awnings as proposed or with revisions.
*//
3
P . C . Minutes
May 25 , 1988
- Page 6 . __ � ------
--- "-'-1--------------------------- ----------------
Item 6 . Public Hearing : General Plan Amendment GP/R/PD 1370 .
onsi eration of amen Ing tF—e an Use E ement map and zoning map
from medium-density residential with historical preservation
overlay ( R-3-H ) to office , planned development with historical
preservation overlay (0-PD-H ) and consideration of a preliminary
development plan ; 550 Dana Street; Jim Duenow , applicant .
---------------------------------------------------------------------------
Commr . Duerk stepped down , due to a conflict of interest .
Judy Lautner presented the staff report and recommended the commission
continue action to allow review by the CHC and ARC and take public
testimony .
Chairperson Kourakis -felt the Parks and Recreation department should review
the chain link fence and creek public access .
Chairperson Kourakis opened the public hearing .
Jim Duenow , property owner , discussed the property and the neighborhood ,
parking problems , and the intent to establish an office in the main house .
He stated he wanted it to be historically preserved and did not want it
converted to apartments . He felt most of the house could be used as
offices without major changes and that the down-zoning was appropriate.
Brian Starr , project architect, 2650 Augusta , distributed sketches of a
conversion to law offices and to apartments . He discussed the specifics of
the proposal .
Commr . Crotser asked if the original house could remain a single family
home. Mr . Duenow responded that he felt it would not be marketable in
conjunction with condominiums.
Sharon Kamm, 532 Dana , supported the proposal and wanted the main structure
to be preserved. She preferred office use instead of the noise and
traffic of apartment use.
Donna Duerk , 543 Dana , was concerned with the encroachment of office zoning
and wanted to preserve the residential character of the neighborhood .
Chairperson Kourakis closed the public hearing.
Chairperson Kourakis felt the proposal had merit and favored the lower
density , but she felt the commission needed to support the General Plan.
She suggested the project was premature , as the General Plan was due for an
update and this mixed use may be addressed .
Commr . Schmidt felt there might be a market for a 4000 square-foot
condominium and wanted the idea explored. He was interested in other
commissions ' input.
P . C . Minutes
May 25 , 1988
Page 7 .
Commr . Roalman felt the office zoning encroachment should be discussed in
the general plan update .
Commr . Hainline felt the low density was important and favored the
proposal . She noted the General Plan update could take a few years to be
completed . She felt this project would protect the integrity of the
neighborhood , but wanted to see another option for the parking lot . She
did not favor partitioning buildings and appreciated the owner ' s intent to
remaining on site. She felt marketing large condominiums would not work .
Commr . Crotser felt the office could work well , but was concerned with the
dense parking . He suggested sharing parking with Reis Mortuary . He felt
the planned development conditions could maintain the approved uses .
Commr . Crotser moved to continue the item to a date uncertain to gain input
from the ARC, CHC, and Parks and Recreation commissions .
Chairperson Kourakis seconded the motion .
VOTING : AYES - Commrs . Crotser , Kourakis , Roalman and Schmidt .
NOES - Commr . Hainline .
ABSENT - Commrs . Duerk and Gerety .
The motion passes .
----------------------------------------------------------------------
ft�m 7 . Public Hearin General Plan Amendment and Prezonin GP/R/PD
T7617. - Gonsi aerationof annexing acres to t e city a�—
amending the Land Use Element map and zoning map to change the
signations to service-commercial /light industrial , planned
dev opment (C-S-PD) and adjustment of the urban reserve line and
consi ation of a preliminary development plan ; 4360 South
Higuera reet; KSBY , Inc . , applicant.
-------------------- ----------------------------------------------------
Commr. Duerk rejoined thd�yneeting .
Michael Multari presented the taff report and recommended continuance to a
date uncertain .
Chairperson Kourakis opened the publi hearing.
Rob Strong , 1 Buena Vista , applicant ' s rep sentative , discussed the site
search and restrictions . He stated there was limited amount of
appropriate space for this project and asked fo prompt action .
Chairperson Kourakis closed the public hearing. \
Commr . Schmidt moved to continue the item to a date uncertain , until
council acts on the minor annexation policy.
P . C . Minutes
July 27 , 1988 �� �
Page 4 .
Commr . Gerety was concerned with the list of allowab.Ye and non-allowable
uses and the collector system requirement .
The commission revised 7B and 7C lists to d>e-Kete noise-generating uses and
allow uses previously deleted that would not generate noise . Mr . Rea
agreed with the revised lists .
Commr . Gerety moved to approve t use permit , subject to findings and
conditions 3 through 6 , 7 as r iced , and eliminating conditions 1 and 2 .
Commr . Duerk seconded th otion , Resolution No. 4044-88.
VOTING : AYES - Com s . Gerety , Duerk , Crotser , Hainline , Roalman , and
rakis .
NOES - one.
ABS - Commr . Schmidt .
The motio passes .
The c mission agreed to reschedule New Business Items 7 and 8 to the
Aug t 10 , 1988 meeting , due to the lateness of the hour .
------------------ -------- ---------------------------------------------- - - -
Item 4 . Public Hearing : General Plan Amendment GP/R/PD 1370 .
onsideration of amen ing tTie Lan Use E eT-ment map and zoning map
from medium-high density residential with historical preservation
overlay ( R-3-H) to office , planned development with historical
preservation overlay (O-PD-H ) and consideration of a preliminary
development plan ; 550 Dana Street ; James Duenow , applicant .
( Continued from May 25 , 1988 )
------------------------------------------------------------------------- --
Commr . Duerk stepped down , due to a conflict of interest.
Pam Ricci and Mike Multari presented the staff report , recommending
continuance to allow the applicant time to revise the preliminary
development plan .
Commr . Gerety noted that he discussed with Mike Multari the additional use
of expanded home occupation .
Chairperson Kourakis opened the public hearing.
Brian Starr , project architect , asked for a decision tonight on the office
and condominium proposal . He did not favor keeping the site as a single
family home . He did not favor the bed and breakfast approach and did not
think the expanded home occupation use would be sufficient for the legal
staff desired .
P .C . Minutes
July 27 , 1988
Page 5 .
Commr . Hainline asked if there were any aesthetic options to the concrete
pavement . Mr . Starr replied that there were some paver options that would
enhance the area .
Jim Duenow , 550 Dana , urged for a decision tonight .
Ann Brown , 524 Dana , did not object to the proposed project .
Chairperson Kourakis closed the public hearing.
Commr . Gerety addressed the expenses involved in maintaining historical
landmarks . He felt there should be some other economic alternatives for
owners rather than group housing . He was also concerned about re-zoning
the area to an 0-zone.
Commr . Hainline agreed with Commr . Gerety . However , she felt the changes
in zoning to make historical buildings more economically feasible might be
handled on a case-by-case basis , rather than applying them to all
historical sites concurrently .
Commr . Crotser felt this particular site was unique and that this project
was feasible .
Commr . Crotser moved to approve the General Plan amendment and rezoning
with findings 7B , 7D , and 7E and that the project would better protect the
residential and historical character , as well as the interior of the house .
He included a condition including CHC , ARC , and Parks and Recreation
recommendations and archeological research of the site .
Commr . Gerety was against the motion , due to lack of site planning
control .
Commr . Crotser withdrew the motion and favored a continuance to see a
revised site plan .
Chairperson Kourakis was concerned with rezoning the site in a residential
area and basing a rezoning decision on the preservation of the interior of
a building .
Chairperson Kourakis moved to give conceptual approval to the PD and
General Plan amendment and rezoning to office , but to continue action until
a revised plan has been submitted .
Commr . Crotser seconded the motion .
Commr . Gerety was against the motion , as he favored an approach to allow
expanded uses on historical residential sites .
Chairperson Kourakis was against the motion and felt it was basically
premature because the General Plan update was not finished .
*117
P . C . Minutes
July 27 , 1988
Page 6 .
VOTING: AYES - Commrs . Crotser , Hainline , and Roalman.
NOES - Commrs . Gerety and Kourakis .
ABSENT - Commrs . Schmidt and Duerk .
The motion passes .
Commrs . Gerety and Kourakis were concerned with. losing the significance of
the grounds and wanted a site plan that retains the character of the
existing estate.
Commr . Roalman wanted a 20-foot setback from the top of the creek bank .
Chairperson Kourakis asked if the archeological program could be approached
on a wider basis than by site-by-site .
-------------------------------------------------------------------- —_---
Item 5 . Public Hearing : Tract 1360 . Consideration of a vesting tecntative
map creating a 141 -lotresidential subdivision in three-phases ;
4400 Pointsettia Street ; Tierra Engineering ( Jerry]Kchael ) ,
subdivider. (Continued from July 13 , 1988 ) /
-------------------------------------MM---------
-f------------------
Commr . Duerk rejoined the meeting . /
Pam Ricci gave the staff report and recommende the commission recommend
approval of the tentative map to council .
Chairperson Kourakis opened the public h ring .
John French , 3942 Hollyhock , discuss the open space dedicated area and
the vegetation plan , detention basi and fencing . He discussed the Fuller
Road extension for emergency acc s .
Commr . Duerk asked about the irculation plan on this phase. Mr . French
stated the population and t ffic would be low. He stated that traffic
will access on Morninglor Street in addition to Pointsettia Street , so
that Pointsettia would t be heavily impacted . He noted that he had
received the Fire Dep tment memo.
Kathy Beaton , 4329 ointsettia , felt traffic on this street will be
excessive and da erous .
Chairperson urakis closed the public hearing.
Commr. Ro man asked about the built-out traffic rate estimate on
Pointset ia. Terry Sanville said he did not have that number this night ,
but th it had been part of the specific plan evaluation and approval .
Draft P.C. Minutc
September 14, 1988
The motion passes.
Commr. Schmidt returned to the meeting.
2. General Plan Amendment GP/R/PD 1370. Consideration of amending the Land Use Element
map and zoning map from medium-density residential with historical preservation
overlay (R-3-H) to office, planned development, with historical overlay (O-PD-H) and
consideration of a preliminary development plan; 550 Dana Street; Jim Duenow,
applicant.
Commr. Duerk stepped down due to a conflict of interest.
Michael Multari, Community Development Director, presented the staff report recommending
approval of the changes to the council with findings and conditions suggested by staff.
Chairperson Kourakis declared the public hearing open.
Jim Duenow, 550 DangStreet, applicant, fully supported staff's concern regarding tree
removals.
Brian Starr, 641 Higuera, representative, noted trees were marked from the previous plan
and was not accurate. The reduction in density would allow more flexibility to alter the
driveway location in order to save the existing chestnut tree in the front.
Mr. Duenow indicated for Commr. Schmidt the previous plan showed a two-way driveway, but
the Cultural Heritage Committee objected to that layout because it put to much concrete
on the right side of the house.
Chairperson Kourakis declared the public hearing closed.
Commr. Schmidt felt it should be spelled out clearly that all remodeling plans must be
reviewed by the Cultural Heritage Committee or its successor and that this condition
should be binding on future occupants and owners, as well as for the present project.
Commr. Kourakis was concerned with over-regulation. She felt the revised plan responded
to the commission's concerns, but was concerned with Condition No. 6.
Commr. Gerety was sympathetic to allowing some economic return from the older historical
homes. He was concerned that the commission was reviewing this on a piecemeal basis and
further discussion was needed on how to deal with these conversions overall.
Commr. Schmidt felt the rear portion of the site plan was an improvement over what was
previously proposed. He could not support the driveway encircling the house. He felt
the area on the westerly side of the house which includes the chestnut tree should be
left undisturbed. He was concerned about rezoning the area because he felt it would lead
to office zoning continuing down Dana Street on a piecemeal basis. He felt Commr.
Gerety's previous suggestion for expanding home occupations was something the commission
should consider as an option for dealing with some of the older houses.
Brian Starr felt it was conceivable to have a two-way driveway on the cast side of the
property.
Jim Duenow indicated he originally preferred a two-way driveway on one side of the house,
but the idea was abandoned after input from other commissions.
Commr. Crotser moved that the Planning Commission recommend to the City Council approval
of the general plan amendment and the PD rezoning from medium-high density residential to
office based on the findings and six conditions as listed in the staff report with
modification to Condition 6 to indicate that this condition would run with the property
and would apply to any future owners as well.
Commr. Roalman seconded the motion, Resolution No. 4050-88.
Commr. Schmidt wanted the driveway around the horse chestnut tree eliminated.
Commr. Crotser felt there were solutions to the problem that would be as attractive and
more functional than a two-way access into one driveway and did not want to rule the
circular drive out an an option. However, he would amend the motion to add to Condition
4 that the two horse chestnut trees should be preserved intact.
Commr. Roalman agreed to the amendment.
Chairperson Kourakis voted she would vote in favor of the motion because this project
could become a good example of what could be done to these older homes. However, she
indicated if it were surrounded by a residential neighborhood, she could not support it.
Commr. Roalman indicated he would support the motion because the applicant has made an
effort to protect the integrity of the site and given the density that could go. there, it
is a good solution.
AYES: Crotser, Roalman, Schmidt, Kourakis
NOES: Gerety
ABSENT: Duerk, Hainline
The motion passes.
Commr. Schmidt indicated he voted for the motion because he felt it was a good project
but was concerned with this sort of commercial zoning moving into residential areas.
Commr. Duerk returned to the meeting.
COMMENT & DISCUSSION
Michael Multari discussed recent council actions and meeting previews. He also noted
progress of the well drillings.
Chairperson Kourakis reminded the commission there would be a study session scheduled for
next Wednesday.
The meeting adjourned at 10:30 p.m. to the next special meeting of the commission
scheduled for September 21, 1988, at 7:00 p.m., in the Council Chamber, City Halt, 990
Palm Street.
Respectfully submitted,
Barbara Ehrbar
Recording Secretary