HomeMy WebLinkAbout05/21/1991, 4 - APPEAL OF AN ARCHITECTURAL REVIEW COMMISSION ACTION DENYING A NEW OFFICE BUILDING AT 1533 HIGUERA STREET. Ill��ly�ll���lll^�I II MEETING DATE:
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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas,S, O4
4f3inity Development Director; Prepared
oBy: Jeff Hossociate Planner
SUBJECT: Appeal of aii' Architectural Review Commission action
denying a new office building at 1533 Higuera Street.
CAO RECOMMENDATION
Adopt a resolution to deny the appeal subject to the recommended
findings.
REPORT-IN-BRIEF
The report concludes that, based on the ARC's direction, city
design guidelines and policies, and on staff's analysis, the
proposed office building: 1) is incompatible with the
neighborhood's prevailing architectural character; 2) is
inconsistent with city policies to preserve the residential
character of transitional office/residential zones; and 3) will
set an undesirable design precedent for `:the neighborhood.
BACKGROUND
On April 15, 1991 the ARC voted 4 to 3 to deny the new office
(Commas. Cooper, Illingworth, and Gates dissenting) . After
considering final design plans, staff report, and the applicant's
testimony, the majority of commissioners felt the project was not
architecturally compatible with the neighborhood despite having
granted schematic approval at a previous meeting.
Previously, on January 21st the commission had continued the
project with direction to the applicant. for changes; and then on
March 4th commissioners granted schematic approval on a 4:2 vote
(Commas. Bradford and Morris dissenting; Comma. Phillips absent) ,
with direction to add a more substantial trellis near the street,
to explore moving the building closer to the street, and to use
warmer colors. On January 21st, the commission continued the i
project (minutes attached) .
Concurrently on February 1, 1991 the city's hearing officer
approved a use permit to allow an office at this location, and
denied a height exception request (use permit attached) . Staff
felt that the project met findings required to approve an office
use in the office zone; however staff continued to have concerns
with the project's architectural compatibility -- issues most
effectively addressed by the Architectural Review Commission. As
a condition of use permit approval, the project required ARC
approval, and all requirements of architectural review were to be
met prior to occupancy.
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offimftmCOUNCIL AGENDA REPORT
Staff Report
Page 2
DATA SUMMARY
Appellant/Property Owner: Ronald Wyse
Representative: Barry Williams
Zoning: 0
General Plan: Offices
Environmental Status: Categorically exempt (CEQA Section 15303)
Site Description: Level, 6, 000 square foot lot with a small house
and garage. Except for a large Avocado tree at the rear of the
site which is to be removed, there is no significant vegetation. i
The neighborhood has a mix of small houses, apartments, and
professional offices.
CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION
If the council upholds the appeal, the appellant will be able to
proceed with their building permit application. If the council
denies the appeal and upholds the ARC's action, the appellant's
project cannot proceed as submitted. The appellant could proceed
with the previously approved office remodel on this site; or would j
need to redesign the project and submit a new ARC application.
BASIS FOR APPEAL
The appellant, Ronald Wyse, explains the
PP y xp appeal in the attached i
letter. Mr. Wyse feels the ARC acted arbitrarily in denying the
project after granting schematic approval at a previous meeting,
and that commissioners improperly ignored the use permit findings j
in their denial action. He also claims that staff presented "false
and misleading reports" to the commission, and that the ARC's
denial findings are erroneous.
PROJECT DESCRIPTION
i
Last June, the ARC approved an office conversion on this site.
The appellant proposed converting the existing house to offices.
For economic and functional reasons, Mr. Wyse abandoned the
previous design and submitted plans for an entirely new office
project. In the new design, the existing house would be
demolished, and a new two-story, 1939 square foot office built
toward the rear of the lot to house Mr. Wyse' s law office.
The parking lot would be adjacent to and screened from Higuera
Street with a low wall and landscaping. The building has a parapet
roof and is mostly stucco, with plywood trim and accent panels.
Wood trellises with vines are proposed to reflect the
neighborhood's residential character. Glass block windows and
metal "slider" windows are also proposed. A
city Of San tAS OBISPO
COUNCIL AGENDA REPORT
Staff Report
Page 3
EVALUATION
Clearly, this neighborhood is at a crossroads. This project raises
fundamental urban design questions dealing with offices in
transitional neighborhoods. Will new office development occur
through demolition and new construction, or the gradual conversion
and remodelling of existing houses? Should new construction
complement and reflect the neighborhood's strongly residential i
character or should it contrast with it? !
I
While many of the houses in the 1400 through 1600 block of Higuera
Street have been converted to offices, most have done so by
remodelling existing houses and carefully preserving residential
design features like porches with main entries adjacent to the
street, tile or shingle roofs, wood trim, double-hung wood sash
windows, and parking at the rear of the lot.
Previous ARC Direction
i
January 1st and March 4th meetings: commissioners asked for design
changes to make the project more compatible with the neighborhood's
character. Suggestions included adding wood trim; adding a carport
or trellis to provide some building mass near the street;
restudying the site plan to move the building closer to the street;
redesign of the building using forms and materials common in
residential areas; and to use warmer building colors. The
architect incorporated some of these suggestions in plan revisions.
For example, textured paving, landscaping and a decorative entry
trellis were added to give the project a residential "street
presence"; and wood and plaster details added for visual interest.
April 15th meeting: the commission reviewed revised plans. Most
commissioners felt that the project continued to be out of
character with the neighborhood, and that the changes did not
resolve the project's basic compatibility problems: street setback
and building style. Staff concurs. The office's design and
materials will call attention to its commercial use, and clearly 1
and irreversibly mark the neighborhood's conversion to offices.
Dissenting commissioners felt that the appellant had made a good
faith effort to tie in with the neighborhood's character, and that
the precedent for setting the building at the rear of the site had
already occurred when commissioners approved the Mountain View
Center addition at 1519 Higuera Street.
In transitional, office-zoned neighborhoods like this one, staff
has followed the commission's past direction when reviewing new
office projects. Two of the last three new offices built in this
ilidlildl►hIIIIIIIIIP� iI�Ili city of san L..is osispo
Nia; COUNCIL AGENDA REPORT
Staff Report
Page 4
neighborhood (Johnston Chiropractic at 1150 Grove Street, and Jim
Redding's Medical Offices at 1555 Higuera Street) were both built
adjacent to the street, with parking behind. The ARC strongly
supported this approach, and emphasized the need for the projects'
designs to reflect residential forms and materials.
The third building, the Mountain View Center at 1110 California
Boulevard, is adjacent to California Boulevard, with its parking
lot on Higuera Street. The commission treated that project
differently due to its corner location and due to its interior
pedestrian linkage with adjacent offices which made parking in the
rear infeasible.
i
Schematic Approval
i
The appellant claims the ARC acted improperly in denying the
project after granting schematic approval at a previous meeting.
However there is no ordinance or city policy which precludes the
ARC from reconsidering its position prior to taking final action.
Schematic review is optional for most development projects, but is
required for complex projects or those on sensitive sites. The
city's architectural review guidelines say that "Generally,
schematic approval establishes the location of proposed buildings,
but leaves materials, finish and site development details for final
plans. " In granting schematic approval to this project, the
commission asked the architect to "explore" moving the building
closer to the street, thus leaving the building footprint an
unresolved issue.
I I
Architectural Compatibility Issues
The last decade has seen many of this neighborhood' s houses
converted to offices, consistent with the neighborhood's O zoning;
however dwellings continues to account for at least one-third of
the houses on Higuera Street, northeast of California Street.
where owners have converted houses to offices, they have retained
1 the existing houses intact; or remodelled them using traditional
residential design elements such as single-story, pitched roofs, - �
wood trim, tile or shingle roofs, double-hung windows, and street
entries. i
i
i
Staff views this office design as inappropriate at this location i
because:
1) Building location. The proposed building is setback almost
90 feet from the street with parking in front, instead of the
20 to 30 foot setbacks with parking in the rear, interrupting
the established building pattern for the neighborhood; and
r
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mom" COUNCIL AGENDA REPORT
Staff Report
Page 5
2) Architectural compatibility. The office's contemporary
architectural design, while attractive and appropriate for
other office-zoned locations in the city, emphasizes the
building's office/commercial use with forms and materials
which contrast markedly with the neighborhood's residential
character. The ARC's adopted guidelines, "Architectural
Review in San Luis Obispo, " refer to historic compatibility
in a neighborhood context:
"The ARC is expecially concerned with preserving San Luis
Obispo's heritage. The Commission's concern is broad,
encompassing all structures, including recent ones, that
contribute to the city's character. Its concern is not
limited to the more prominent buildings and places
associated with prominent persons. A developer must be
sensitive to the history of not only the project site,
but also that of the neighborhood around the site. "
3) Design precedent. With the exception of the Mountain View
Center discussed below, this will be the neighborhood's first
freestanding office building set at the rear of the lot, with
parking next to the street. As such it will establish a
design precedent for the neighborhood which over time, is
likely to irreversibly alter the neighborhood character.
Mountain View Center Precedent
In December 1990, the ARC approved demolition of an existing house
and construction of a new office on the adjacent lot, at 1519
Higuera Street. It has not yet been built. This office, also
proposed toward the rear of the lot, is on the same lot as, and is
physically connected to the Mountain View Center. Its site
planning and architectural style were a logical extension of the
existing Mountain View office buildings, and the ARC and staff
supported this approach. However this project is not a logical
extension of Mountain View Center, and there does not appear to be
a compelling reason to set the building back from the street, and
interrupt the neighborhood's established pattern of building
setbacks and spacing.
OTHER DEPARTMENT COMMENTS
I
I
Fire Department staff notes that the proposed office must be
sprinklered, and that upgrading of the existing 4" water main in
Higuera Street may be necessary by the developer to , deliver
sufficient pressure to the fire sprinkler system.
Engineering staff notes that the project is in a "B" flood zone and
its finish floor elevation must be raised to one foot above the
�'�����iv�8llliliPuualldlll city of San l..#s OBISpo
COUNCIL AGENDA REPORT
Staff Report
Page 6
i
highest exterior grade adjacent to the building footprint. Plans
must be revised to reflect existing and proposed grades, finished
floor elevations, and existing and proposed water and sewer
services for the new structure.
ALTERNATIVES
1. Adopt the draft resolution, Exhibit "B", upholding the appeal
and approving the project subject to the recommended findings
and conditions.
2. Continue the item with direction to staff or the appellant.
3 . Refer the item back to the ARC with direction.
If council supports final approval, it should also determine
whether the house to be demolished is historically,
architecturally, or esthetically significant. The house is not
listed as a significant or "contributing" structure in the city's
Historic Preservation Guidelines. A check of city historical
records gives no indication that these structures are significant.
Although the house is attractive and appears to be in fair
condition, it does not appear to be of unique or noteworthy
architectural design. While individually the house may not be
architecturally significant, its contribution to the architectural
integrity of the neighborhood may be a factor.
If the council determines that the house is historically,
architecturally, or esthetically significant, the city' s demolition
ordinance requires that the replacement building must be "at least
as compatible with the neighborhood as the existing structure" ; or
redesigned for design compatibility.
RECOMMENDATION
Adopt draft resolution, Exhibit "A", denying the appeal and
upholding the Architectural Review Commission's action denying the
project.
Attachments: -Exhibits "A & B" - draft council resolutions
-Appeal letter
-ARC follow-up letter
-vicinity Map
-Applicant's letter to ARC
-Previous approved plans
-Administrative Use Permit A 153-90
-ARC Ordinance
-ARC minutes
Staff Report
Page 7
EXHIBIT "N'
COUNCIL RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSIONIS ACTION
DENYING THE DEMOLITION OF A HOUSE AND THE CONSTRUCTION OF A
NEW OFFICE AT 1533 HIGUERA STREET (ARC 90-134) .
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the appellants' application and
plans for demolition of a house and the construction of a new
office at 1533 Higuera Street (ARC 90-134) , the appellants'
statements, the Architecture Review Commission' s action, and staff
recommendations and reports thereon, makes the following findings:
1. The proposed Office building is inconsistent with the
pattern and spacing of neighborhood buildings, since it is
setback almost 90 feet from the street with parking in
front, instead of the 20 to 30 foot setbacks with parking
in the rear, typical for the neighborhood;
2• The proposed office's architectural design is inappropriate
at this location since it is not compatible with the
neighborhood's prevailing character, and emphasizes the
building's office/commercial use by using forms, details
and materials not usually associated with residential
neighborhoods.
. 3 • This project is likely to irreversibly alter and detract
from the neighborhood's established architectural
character.
4 . The proposed project is not consistent with Architectural
Review Commission policies encouraging new office
development to be architecturally compatible with
neighboring residential development.
*�r 7
Staff Report
Page 8
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 . , 1991.
Mayor Ron Dunin
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
t t ey
Community Dev 1 pment Director
Staff Report
Page 9
EX-iIBIT 'B"
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSIONIS
ACTION DENYING THE DEMOLITION OF A HOUSE AND CONSTRUCTION 0 F
A NEW OFFICE AT 1533 HIGUERA STREET (ARC 90-134) .
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the appellants' plans and
applications for demolition of a house and the construction of a
new office at 1533 Higuera Street (ARC 90-134) , the appellants'
statements, the Architectural Review Commission's action, staff
recommendations and reports thereon, hereby upholds the appeal and
makes the following findings:
1. The proposed project will be compatible with adjacent
residences and with the neighborhood in terms of
architectural scale, massing, and design;
2. The proposed project is consistent with the city's
architectural review guidelines and with policies regarding
the development of new offices in office zones;
3 . The proposed project incorporates design features such as
landscaping, screen walls, trellises, and architectural
details which make it architecturally compatible with the
neighborhood;
4. The existing house is not historically, architecturally,
or esthetically significant.
5. The proposed project is exempt from environmental review
under Section 15303 of the California Environmental Quality
Act and the city's Environmental Guidelines.
SECTION 2. Project Approval. Architectural plans dated
March 27, 1991 for demolition of a house and construction of a new
�f-9
Staff Report
Page 10
two-story, 1939 square foot office building are hereby granted
final architectural approval subject to the following conditions:
1. A detailed landscape/irrigation plan shall be submitted for
Community Development Department staff approval, and shall
meet the City's Landscape Standards for Water Conservation.
2. Site lighting shall be shielded or placed so that it does
not cast glare on to adjacent properties. Exterior
lighting shall be limited to low-level, low intensity
fixtures, not exceeding a height of 10 feet, or power
rating of 150 watts per fixture.
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 , 1991.
Mayor Ron Dunin
ATTEST:
City Clerk
�-fid
Staff Report
Page 3
APPROVED:
City A inistrative Officer
zewk
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Community Devel4fient Director
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!10 � o l�usan �s o��sp 990 Palm Streel/post 011ice Box at00 • San Luis Obispo, CA 93403•8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I . Chapter
1 .20 of the San Luis Obispo Mun.lcipal Code. the undersigned hereby appeals
from the decision of bhp Arrhitprtuzal Review Commission rendered
on April 15, 1991 , which decision consisted of the following ( i .e.
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as -needed) : Denial by the Architectural Review
Combission ("ARC") of Permit.No. ARC90-134, an application to demolish an
existing house and build a new office building located at 1533 Higuera Street,
San Luis Obispo, California.
Appellant's grounds for submitting this appeal are as follows:
1. The ARC acted arbitrarily, unfairly and wrongfully in denying appellant's
application:
(a) After having granted schematic approval of the project at its meeting
held March 4, 1991; and
(b) By. ignoring the findings of the hearing .officer who granted the Use
Permit relative to this project at the hearing held on February '1, 1991.
2. The City Planning staff presented false and misleading reports to the ARC
regarding this project.
3. The findings upon which the ARC denied the project at its meeting of
April 15, 1991 are erroneous.
The undersigned discussed the decision being appealed from with:
On
DATE & TIME APPEAL RECEIVED: A D
ZfON , -
WYSE; Owner
Name/Title
BARRY L. WILLIAMS, Architect
�E'H• 17�( Representative
� rK 1135 Osos St. , Ste. A, San Luis Obispo, CA 93401
1
- Address
(805) 541-4111
Phone
Orlginal for City Clerk
Copy to City Attorney
!Calenida d r: / �! Copy to City Administrative Officer
` Co Y to the following department(s) :
City Cle r , ����
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
April 19, 1991
Mr. Ronald Wyse
1135 Osos, Suite A
San Luis Obispo, CA .93401
Subject: ARC 90-134: 1533 Higuera Street
Demolish existing house and build new office building
Dear Mr. Wyse:
The Architectural Review Commission, at its meeting of April 15, 1991, denied the
above project based on the following findings:
1. The proposed office building is inconsistent with the pattern and spacing of
neighborhood buildings, since it is setback almost 90 feet from the street with
parking in front, instead of the 20 to 30 foot setbacks with parking in the rear,
typical for the neighborhood;
2. The proposed office's architectural design is inappropriate at this location since
it is not compatible with the neighborhood's prevailing character, and
emphasizes the building's office/commercial use by using forms, details and
materials not usually associated with residential neighborhoods.
3. This project is likely to irrevocably alter and detract from the neighborhood's
established architectural character.
4. The proposed project is not consistent with general plan and architectural
review guidelines encouraging new office development to preserve existing
housing where possible, and to be architecturally compatible with neighboring
residential development.
The decision of the commission is final unless appealed to the City Clerk within ten
day of the date of this letter. An appeal may be filed by any person aggrieved by a
decision of the commission.
Minutes of this meeting will be sent to you as soon as they are available.
�f-/3
Ronald Wyse
April. 19, 1991
Page 2
If you have any questions, please contact Jeff Hook at.-5-492;7--.176.
Sincerely,
Ken Bruce
Senior Planner
CC. Barry Williams
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Architectural Offices of
Barry Lorenz Williarr
u Associat..
March 1, 1991 MAR
1991
cry atSan
Dear ARC Commissioner:
On Monday you will be reviewing 1533 Higuera Street, a project you
reviewed on Jan 21st. These plans take into consideration all of
the direction that you gave me at your last review. I'll be
explaining at the meeting why we either accepted, modified, or had
to reject the various* points. that were suggested. I realize that
you've probably reviewed more than a dozen other projects since
this meeting, so, I've included with this letter a brief of the
rotes I took of your comments at the January 21st meeting. Havi-c
just read the staff report,. I don- t agree with what Jeff Hook feels
Your direction was on this .project. I realize he wasn't present
at the last meeting and- his direction may have been misguided.
I 've also included some graphic material that shows the make-up of
the area in the broader picture. Please notice the natural
boundaries of this area that totally isolate it from any active
residential area. I've also included a map with the specific uses .
of the structures. that exist in this. block and the surrounding
block. My intent is to try to make you see this project as a
quality project that will enhance the neighborhood, and one that
will not be an unwanted detriment as the staff is trying to show.
Although not rc3i:ential in the sense cf wood siding and pitched
roofs, 1 feel that the scale and materials are in keeping with the
neighborhood. There are several plaster structures with flat roofs
in the neighborhood, as well as other styles that have evolved over
a period of 50 years. Due to the uniform building code a new
office in the style just described is nearly impossible. . The
converted houses across the street seem to, and should be, a major
focus of this block. In some cases they are wonderful, in other
cases they are nice, but rather ordinary.
I believe that the main issue behind this project was brought up
very prudently by Commissioner Illingworth. I believe the comment
was something like "this neighborhood has been in a transition for
some time. This building could be the one that completes it."
We all have our likes and dislikes in just about every category
there is, including architectural styles. My client has always _
liked the style of the Mountain View Center. After looking for
some time to find an office-zoned piece of property that would fit
his needs, he felt fortunate to find this piece on Higuera Street.
I am asking you to take a good look at this project as I believe
that the way it has been redesigned, it meets the major intention
of your concerns. The staff report suggests that little has been
done. I strongly disagree. Although each change by itself -may be
small, together they are' signifinaut.
(805)541-0997
1110 California Boulevard Suite E
San Luis Obispo.Califomia 93401
LO
ARC Commissioners
March 1, 1991
Page2
The following is a description of the changes we have introduced.
As a background to our revised design we took the idea of the gated
residence with the front auto court as our scenario. In doing this
we narrowed the drive to be more in keeping with this idea. On the
drive itself we have introduced texture as well as color into the
paving to take away the feeling of a driveway. At the street entry
facade we've brought the play of masses. found on the building in
the background down to the street elevation and introduced built-
up planter boxes rather than berming which we feel to be more
commercial. We've introduced lighting at the entry drive as well
as a 'gated entry' that probably won't be frequently used, but we
feel it helps complete the scenario. On the building itself, we've
softened the facade through the introduction of wood framed windows
and doors at the entry court and a trellis that will allow the
introduction of a vine to hang down and lower the immediate effect
of the two-story facade. We feel one of the more significant
changes is in the color scheme. We've changed to a monotone color
scheme and on the upstairs and non-entry facades we've introduced
windows that will come close to matching the plaster color rather
than the stark black from our previous scheme. We've removed the
taller lightwell surround located at the center of the facade and
kept the overall parapet height level around the building. We feel
the time and energy that we've spent reviewing all of your concerns
has had a great impact in the softening of this project as compared
to our previous submittal. Some of your comments that you may not
see addressed here will be discussed at the meeting. This project
.will be a neighbor to my own office as well as housing the business
of my client. We are both consciously continuing to create what
we feel will be a good neighbor.
I apologize for the 'eleventh hour' sending of this letter, but as
I'm sure you know we always seem to get staff reports just before
the meeting.
I'd greatly appreciate any further comments, criticisms, or
whatever you may have prior to the meeting so that I'll be able to
address them properly. Please feel free to call me at home or at
work any time of the day.
Respectfully submitted,
Barry`L. Williams
arc2/9033-39
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990 Palm StreetlPost Office Sox 8100 • San Luis Obispo, CA 93403.8100
February 4, 1991
Ronald Wyse
1135 Osos Street, Suite A
San Luis Obispo, CA 93401
SUBJECT: Use Permit Appl. A 153-90
1533 Higuera Street
Dear Mr. Wyse:
On Friday, February 1, 1991, I conducted a public hearing on your
requests for height exception to allow a 28-foot high building
where a 25-foot high building is allowed, and to allow an office,
at the subject location.
After reviewing the information presented, I denied your request
for height exception to allow a 28-foot high building, based on the
following finding:
Findina
1 The height exception is not necessary for the reasonable use
and enjoyment of the property.
I approved your request to allow an office, based on the following
findings, conditions and code requirements:
Findings
1. The proposed use will not adversely affect the health, safety
and welfare of persons living or working at 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.
4. The proposed use is exempt from environmental review.
5. The location, orientation mass and height of the new office
will not affect privacy in nearby residential areas.
A 153-90
Page 2
6. The projects location or access arrangements will not
significantly direct traffic to use local streets in nearby
residential areas.
7. The project includes landscaping and yards that adequately
separate parking and pedestrian circulation areas from sites
in nearby residential areas.
Conditions
1. Six vehicle parking spaces (including handicap space) shall
be provided on the site at all times.
2. The project shall require Architectural Review Commission
approval. All requirements of architectural review shall be
met prior to occupancy.
Code Reovirements
1. The applicant must install two street trees to city standards.
2. The applicant must provide a handicap entrance and a handicap
parking space, to the approval of the Chief Building Official.
My decision is final unless appealed to the Planning Commission
within ten days of the action. An appeal may be filed by any
person aggrieved by the decision.
If the use or structure authorized by this use permit is not
established 'within one year of the date of approval or such longer
time as may be stipulated as a condition of approval, the use
permit shall expire. See Municipal Code Section 17. 58 . 070.D. for
possible renewal.
If you have any questions, please call Jeff Hook at 549-7176.
Sincerely,
U�
Terry S ville
Hearin Officer
drs
cc: '-Barry Williams
1110 California Boulevard, Suite E
SLO, CA 93401
�—Clrb 3
2.48.020-2.48.050
2.48.020 Findings and policy. B. To preserve and enhance the beauty and
The council finds and declares: environmental amenities of the city by:
A. That the city of San Luis Obispo is a city 1. Stimulating creative design for individual
with unique characteristics, ideal climate condi- buildings. groups of buildings and structures,
tions, spectacular natural vistas, and natural and other physical improvements:
dynamic natural features. It is these characteris- 2. Encouraging the innovative use of mate-
tics which attract a significant number of visitors rials, methods and techniques;
to San Luis Obispo and which enhance the qual- 3. Preserving balance and harmonv within
itv of life of the permanent residents: neighborhoods;
B. That all of these factors constitute an 4. Integrating the functions, appearance. and
important economic base for the city, both for locations ofbuildings and improvements so as to
those who earn their living and for those who best achieve a balance between private preroga-
visit the city: tives and preferences and the public interest and
he appearance of buildings, struc-
C. That twelfare:
tures,and the land.as visible from public streets, C. To promote and protect the safety, conve-
places and ways, has a material and substantial nience, comfort. prosperity and general welfare
relationship to property values and the taxability of the citizens of the city by:
of property in the city: 1. Preserving and enhancing the natural
D. That to protect the economic welfare of beauties of the land and of the man-made
the community. it is the policy of the council to environment and the enjoyment thereof:
protect, maintain and enhance the social and 2. Maintaining and improving the qualities
economic values created by past and present of, and relationships between. individual build-
investments in the community by requiring all ings. structures, and physical developments in
future development to respect these traditions such manner as to best contribute to the
anduire that all burdings an structures amenities and attractiveness of the city:
placed on the land respect the naturdl lan_orm_s. 3. Protecting and insuring the adequacy and
a o a com auble part o e Tota com- usefulness of public and private developments as
munity environment.both in the ocal nerg or- they relate to each other and to the neighborhood
hood and the city as a whole; or area. (Prior code§ 9500.2(B))
E. That the policy will furthered by the
creation of an architectural review commission 2.48.040 Established.
to develop appropriate standards and guidelines There is hereby established the San Luis
for the use of persons planning future develop- Obispo Architectural Review Commission con-
ments. to advise and assist both the developers sisting of seven members appointed by the coun-
and the city in applying the standards, and to cil. Commissioners shall serve without
review all proposals for future developments to compensation. (Prior code § 9500.2(C)(1))
assure conformance with the policy.(Prior code§
9500.2(A)) 2.48.050 Qualifications.
The commissioners shall be persons who have
2.48.030 Purpose. demonstrated their sincere interest in the physi-
The purpose of this chapter is: cal environment of San Luis Obispo. and are
A. To recognize the interdependence of land able, because of their background, training,
values and aesthetics. and to provide a method expertise, and experience, to make positive and
by which the city may implement this interde- fair aesthetic evaluations of the projects which
pendence to its benefit and to the benefit of its will come before them. (Prior code §
individual citizens: 9500.2(C)(2))
51
2.48.060-2.48.150
2.48.060 Terms. 2.48.110 Meetings.
A. Commissioners shall be appointed for The commission shall hold at least one regular
terms oftwo years which shall commence imme- meeting each month and shall schedule other
diately upon appointment by the council. meetings at such intervals as to promptly dispose
B. Commissioners shall serve at the pleasure of all applications for review. The commission
ofthe council and may be reappointed;provided. shall establish the time for such regular meetings
that no appointee shall serve more than four and all the meetings shall be held at City Hall.
consecutive full terms (eight years). Appoint= (Prior code § 9500.2(C)(8))
went to a partial tetra of office following an
unscheduled vacancy shall not preclude the 2.48.120 Quorum.
appointee from serving four consecutive full Four members of the commission constitutes
terms following completion of the partial term; a quorum for the transaction of business. No
provided, that the partial term is less than one approval or other action of the commission shall
year. (Prior code§ 9500.2(C)(3)) become effective without receiving the affirma-
tive vote of a majority of the members present.
2.48.070 Filling vacancies and removal of (Prior code§ 9500.2(C)(9))
members.
Vacancies shall be filled for unexpired terms. 2.48.130 Rules, regulations and procedures.
The Council. by majority action. may remove The commission may adopt rules. regulations
any commissioner as provided in the City Char- and procedures as required for the transaction of
ter. (Prior code§ 9500.2(C)(4)) its business. These rules shall become effective
upon approval of the council. (Prior code §
2.48.080 Officers—Selection. 9500.2(C)(10))
The commission shall select a chairman and
vice chairman from among its members to serve 2.48.140 Functions.
for a one-year term beginning July 1 st of each The function of the architectural review com-
year. (Prior code § 9500.2(C)(5)) mission shall be to administer the provisions of
this chapter in a manner which will:
2.48.090 Officers—Duties. A. Develop and maintain a pleasant and har-
The chairman shall preside at all meetings of
monious environment:
the commission. The vice chairman is chairman B. Promote and enhance real property values:
in the absence of the chairman or in case of C. Conserve the city's natural beauty:
inability character
of the chairman to act. (Prior code § D. Preserve and enhance its distinctive visual
;
9500.2(C)(6)) E. Insure the orderly and harmonious devel-
2.48.100 Secretary—Duties. opment of the city with attention to site planning
The secretary shall be a representative of the and exterior appearance of public and private
community development department and shall
structures. (Prior code § 9500.2(D)(1))
keep minutes of each meeting and shall record x.48.150 Duties.
the official action taken. The records of all pro-
ceedings and the basis for all findings shall be A. The commission shall establish appropri-
available to the council and to the public. (Prior ate standards and guidelines for the use of per-
code§ 9500 he co )) sons planning future developments which are
subject to architectural review commission
approval. the standards and guidelines to be set
52
2.48.160-2.48.190
forth in pictorial and/or narrative form and may 2.48.170 Jurisdiction.
illustrate undesirable as well as desirable exam- A. Approval by the commission shall be
ples of design. A document containing the stan- required for all structures and physical improve-
dards and guidelines shall be available for public ments except individual built single-family
reference in the community development dwellings. The exception for the individual sin-
department. The commission shall periodically gle-family dwellings shall not apply if(I) archi-
review these standards and guidelines and may tectural review is required as a condition of a
make appropriate amendments. subdivision use permit or other discretionary
B. The commission shall make itself available entitlement; (2) when a developer proposes to
to advise and assist both developers and city staff construct three or more units;(3)when the direc-
in the application of its standards and guidelines for determines the site is sensitive as set forth in
to projects during schematic and development the procedures document. "Sensitive sites"shall
stages. include,but not be limited to,open space zoning
C. The commission shall review and approve areas designated by resolution of the planning
plans for all structures and physical improve- commission,architectural review commission or
meats and for any relocation,addition,or exten- council; and (4) where the scale or character of
sion to or exterior change of or to existing the proposed dwelling contrasts significantly
buildings,structures and physical improveinents with adjacent or neighboring structures.
located in districtsas set forth in Section 2.48.170 B. The commission shall also review all city
before a building permit or other permit autho- financed projects, including, but not limited to,
rizing construction, alteration, relocation, addi- municipal buildings, park and open spaces and
tion, or extension under the ordinances of the street furniture.
city may be issued unless the commission or the C. Approval by the commission shall be
director shall certify that the nature of the work is required for all projects, including individual
minor or incidental and need not be reviewed by built single-family dwellings, located in or along
the commission. When, in the opinion of the any creek or waterway as defined by the city's
director, an application for a use permit. vari- flood plain management policy. Approval shall
ance or rezoning may create an architectural be granted if the commission finds that a project
impact contrary to the objectives of this chapter, complies with the uniform storm design criteria
he may require a commission review prior to the for waterways. all other applicable policies and
planning commission hearing. (Prior code § standards for flood plain management. and oth-
9500.2(D)(2)) erwise satisfies relevant architectural criteria.
Projects involving any building or bridge pro-
posed to be constructed in or over any portion of
2.48.160 Architectural review procedures. any of the four major creeks or waterways, as
The commission shall adopt the procedures defined by said policy,or any major creek modi-
document which sets forth the procedures and frcaiton project. shall be referred to council for
criteria for architectural review. The document review and specific directional guidance prior to
shall be published and dated and shall be any commission action. (Ord. 1010 § 1, 1984:
approved by the council. A record copy of the prior code § 9500.2(E))
current procedures document shall be main-
tained in the office of the city clerk and in the 2.48.190 Noncompliance with provisions.
community development department. Copies A. In addition to any other fines, penalties or
shall be available to the general public. (Prior enforcement provisions set forth in this chapter,
code§ 9500.2(D)(3)) failure to comply in any respect with an
53 (San Luis Obispo 1-86)
2.48.200-2.52.040
approved architectural review application shall 252.020 Purpose.
constitute grounds for immediate stoppage ofthe 252.030 Membership.
work involved in the noncompliance until the 252.040 Terms of office.
matter is resolved.
B. An occupancy permit shall not be issued in
part or whole for any building or group of build- 252.010 Established.
ings subject to architectural review unless and There is hereby established the joint recrea-
until the work specified in the architectural tional use of school district property committee
review approval has been completed.(Prior code of the city. (Prior code§ 2470)
§9500.3(A))
2.48.200 Revocation,expiration and 252.020 Purpose.
extension of approval.
A. In any case wherein demolition or removal It is the purpose of the joint recreational use of
of any existing structure is a part of architectural school district property committee to advise the
review approval,the demolition or removal shall council and San Luis Coastal Unified School
be completed, and all debris removed from the District regarding:
site,within the specific period of days designated A. Policy for operation of school district joint
in the architectural review approval,or the entire use recreational facilities;
architectural review approval shall be deemed to B. Priorities for granting use of school district
have expired for cause. facilities;
B. Architectural review approvals will auto-
matically expire in one year unless a different C. Planning for balanced integration of
expiration date or unlimited expiration is stipu- school district property being developed. (Prior
lated at the time of approval. An applicant may code§ 2470.3)
at any time apply to the director for an extension
of up to one year, provided, that approval not 252.030 Membership.
exceed a maximum of two vears from the date of p•
original approval. Thedirector may grant the The joint recreational use of school district
extension if he finds that there has been no sub- property committee shall consist of seven mem-
stantial change in the factual circumstances sur- bers; provided, that one member shall be
rounding the originally approved design. The appointed by the council from the parks and
director may make minor modifications of the recreation comission. (Prior code§ 2470.1)
approved design at the time of extension. Any
further extension beyond two years from the date
of original approval shall require submission of a 2.52.040 Terms of office.
new application for architectural review com- A. Members shall be appointed by the council
mission approval. (Prior code§ 9500.3(B)) for terms of two years which shall commence
immediately upon appointment by the council.
Cl apter 2.52 Commissioners shall serve at the pleasure of the
JOINT RECR AL USE council and may be reappointed: provided, that
OF SCHOOL DIS Cr no appointee shall serve mre than four con-
PROPERTY MEE secutive full terms (eight years). Appointment
Sections: for a partial term of office following an
252.010 Establis unscheduled
(San Las Obispo 1-86) 54
�a07
ARC Minutes
June 4, 1990
Page 4
The motion passes.
Commr. Gates returned to the meeting.
C-4. ARC 90-25: 1533 Higuera Street; convert and remodel house into an office; O
zone; final review.
Pamela Rica, Associate Planner, presented the staff report recommending final
approval subject to conditions noted in the staff report.
Bob Varner, representative, responded to the staff report. He noted that while he
did not object to staffs recommendation, he did want to retain the rear entry as the
main entrance to the building.
Ronald Wyse, applicant, indicated that the front entrance would be used as a
handicap entry.
Commr. Bradford noted her primary concern was with lighting and its relationship to
adjacent properties.
Commr. Cooper suggested using bougainvillea on the trellis.
Commr. Gates wanted white trim used on the windows.
Commr. Morris suggested using either bougainvillea or trumpet vine on the trellis.
Commr. Cooper moved to grant final approval with additional landscape screening
installed along the rear fence, white accent color used for the window trim,, and
parldng lot lighting to return to staff for approval.
Commr. Bradford seconded the .motion.
AYES: Cooper, Bradford, Gates, Underwood, Bradford, Morris, Chatham
NOES: None
ABSENT: Phillips
The motion passes.
ARC Minutes
January 21, 1991
Page 7
acceptable. She waste a decks relocated because noise and sun would make them
unusable. She did no understand the reasoning for an &foot wall. She could
support a fence betw n the park and the condominiums in anything but chainlink.
She suggested adding ace for the recycling bins. She was concerned with slope
stabilization and noted a blew with the lawn areas. She thought they were steep
and unusable and would req high maintenance.
Commr. Illingworth liked the over design and the subterranean parking. He had no
problem with a 6-foot wall as Ion as there was an adequate setback with landscaping
and berms. He noted that the cks were 6 feet into the setback but may be high
enough to afford privacy. H eked proposed colors but suggested using different
color schemes for different 'ts.
Commr. Cooper sugg ed orienting the master bedroom away from the industrial site
and the utility storag yard. He felt trees could be retained on the site with the use
of wells. He was co erned that the interior rooms would be dark and wanted to see
a model showing light tween the two building segments. He suggested using
skylights in the passagewa etween the buildings. He was concerned with privacy
and felt the entries were too ose to the bedroom window. He wanted an alternative
to the proposed metal dumpst to avoid noisy pickups.
Commr. Bradfordmoved determine that the buildings to be removed are not
architecturally, cultur , or historically significant and continued consideration of the
project.
Commr. Phillips econded the motion.
AYES: Bradfo Phillips, Underwood, Cooper, Gates, Illingworth
NOES: None
ABSENT: Morris
The motion pass
5. ARC 90-134: 1533 Higuera Street; demolish existing house and build new
office building; final review.
Whitney McIlvaine, Assistant Planner, presented the staff report recommending the
commission continue the item with direction to the applicant to restudy site planning
and building design..
y-a 9
ARC Minutes
January 21, 1991
Page 8
Barry Williams, architect, responded to the staff report and explained that the context
of the neighborhood was transitional. He felt the project was appropriate for the site
and in scale with the area. He indicated that the house had no historical significance
and exhibited a photo board of the neighborhood. He presented his idea-on the
natural boundary of the transitional neighborhood and noted that about 16% of the
buildings were used for residential.
Ron Wyse, applicant, noted that he had many elderly clients explained that the new
building provided excellent handicap access. He felt the house would be difficult to
remodel because the foundation needed replacement and the plumbing and electrical
service were bad. He estimated that remodelling would cost about $200,000. He
noted that moving the building closer to the street would block views of adjacent
neighbor.
Commr. Phillips wanted to see a residential style building built to maintain the
architectural style of the neighborhood
Commr. Underwood was reluctant to change the style of the neighborhood, but did
not object to the proposed style of the building. He supported proposed colors. He
suggested stepping back the eastern elevation. He thought the second story window
was too bold and limits the future owner of the property.
Commr. Bradford indicated that although there is a change of use of building, it is
not necessary to change the character of the neighborhood and this is what
distinguishes this project from the Mountain View office building. She felt it was not
justifiable to approve demolition for every house on the street. She noted houses on
Palm Street which are used as offices but maintain the integrity of the neighborhood.
She felt the individual units needed their own identity. She noted that birches should
not be used because they are not drought-tolerant and don't provide a screen. She
indicated that the southwest landscaping needed more screening of the parking area.
She wanted the avocado tree retained She felt the project would diminish the value
of neighboring properties. She supported staffs recommendation.
Commr. Illingworth felt the project was critical to the future of the neighborhood.
He wanted the building moved closer to the street, but if it were kept back, the
design should be softened. He suggested using wood and compatible colors, such as
browns. He also suggested adding a trellis to establish something up front.
Commr. Gates supported previous comments. She felt the siting was acceptable. She
agreed about softening the design and suggested using wooden windows and doors,
and avoid using black She felt the project would then be more residential in
character with a neo-pueblo design. She suggested screening the parking with a
stucco wall.
ARC Minutes
January 21, 1991
Page 9
Commr. Cooper felt the siting was acceptable, but suggested reversing the footprint.
Commr. Underwood moved to continue the project with direction to flip the building
on the site; screen the structure at the front of the property; step the second floor
back on the eastern side; reduce the mass of the building; and use wood to soften the
look of the building.
Commr. Bradford seconded the motion.
AYES: Underwood, Bradford, Gates, Illingworth, Cooper
NOES: Phillips
ABSENT: Morris
The motion passes.
6. ARC 90-128: 111, 113 15, 117 Casa Street; demolish 4-unit apartment; O
zone.
7. ARC 90-129: 1397 1.11 Casa Street; demolish 2-unit apartment; O zone.
8. ARC 90-130: 151, 1 Casa Street; demolish 2-unit apartment; O zone.
Commr. Gates stepped down due a conflict of interest.
Whitney McIlvaine, Assistant Planner, resented the staff report recommending the
commission approve the demolition re uests.
Andy Thelin, representative, respond to the staff report.
Con=. Underwood felt the stru es were not significant and supported demolition. -
Commr. Bradford indicated s had no problem with the 111-117 Casa Street request
but wanted existing vegetatio retained on site. She was bothered by the amount of
parking proposed for 139-15 Casa Street. She did not want these structures
demolished until the other pe is are obtained. She wanted all vegetation protected
until the commission reviews t building project or the property is sold.
Commr. Illingworth agreed the ve etation should be protected. He felt the hospital
should have the option to move t e houses a different buyer is found.
41f�3/
ARC Minutes
March 4, 1991
2. ARC 90-134: 1533 Higuera Street; demolish existing house and build new
office building; O zone; final review.
Pamela Ricci, Associate Planner, presented the staff report recommending the
commission deny the project subject to the recommended findings.
Barry Williams, architect, responded to the staff report, and indicated he had
understood the commission's direction differently than staff. He explained why the
proposed design and siting were compatible with the neighborhood. He described the
"auto court" design concept and the wall/fence with the pavement treatment. He
noted he had showed the adjacent building's window locations on the plans and
discussed how he understood the neighbor's concerns. He noted that overlook and
views would not be affected by this project He felt that revised colors softened the
building. He also noted that the expansion joint banding was due to a maintenance
consideration. He indicated that the integrity of the existing house was affected by
the alterations and additions made over the years. He felt the building's design was
in keeping with other projects in the vicinity.
Ron Wyse, applicant, indicated it was not a residential neighborhood or a
neighborhood in transition.
Commr. Illingworth indicated he was surprised by the staff report and saw the
commission's direction differently. He was thinking more of a trellis feature to soften
the building more.
Commr. Bradford felt it was a nice project but in the wrong place for it. She
understood the existing house had limited value for reuse, but felt the new design
needed to complement the neighborhood. She felt this project did not tie in with the
existing adjacent Mountain View Center. She felt the applicant did not have to go to
extremes to develop a new office on the site. She supported the staff report and
recommendation.
Commr. Cooper suggesting a higher trellis element in front of the parking lot and
aligning the building to the street, giving it a more urban orientation. He also
suggested the use of a slightly darker color for the top story of the elevation. He
supported the project.
Commr. Gates liked the idea of a trellis feature. She suggested using a stamped
concrete color and a warmer color palette.
Commr. Underwood felt the project did not reflect the residential pattern of the
neighborhood and wanted to see the building brought forward on the lot, at least to
point in alignment with the building next door. He thought the added wood detailing
ARC Minutes
March 4, 1991
Page 2
was a nice feature, as was the trellis. He felt the new building was not in the
neighborhood context.
Commr. Morris did not like the rhythm this building sets and felt it would set a
neighborhood precedent. He preferred parking to be in the rear. He noted that this
project is not part of the Mountain View Center and would like to see the residential
character of the site maintained.
Commr. Illingworth felt the commission should be clear in its direction and not to
continue the project if its intent is not to approve it.
Commr. Cooper moved to grant schematic approval with direction to add a more
substantial trellis near the street to soften the appearance of the front yard parking
lot; explore moving the building closer to the street, and use warmer colors.
Commr. Illingworth seconded the motion.
AYES: Cooper, Illingworth, Underwood, Gates
NOES: Bradford, Morris
ABSENT: Phillips
The motion passes.
�'-3 3
P.C. Minutes
April 15, 1991
2. ARC 90-134: 1533 Higuera Street; demolish existing house and build new
office building; O zone; final review.
Jeff Hook, Associate Planner, presented the staff report recommending the
commission deny the project subject to the recommended findings. Mr. Hook also
presented slides showing the architectural character of the Higuera/Grovee Street
neighborhood.
Barry Williams, architect, responded to the staff report, and explained project changes
and the project's overall design program.
Commr. Underwood indicated he was not convinced that the cosmetic changes
adequately addressed compatibility issues. He indicated he was leaning towards
agreeing with staffs recommendation.
Commr. Illingworth felt the project had come a long way and could support final
approval. He noted that previous ARC approval on the adjacent lot had influenced
his decision.
Commr. Cooper felt the commission had already set a precedent with its previous
approval of the Mountain view Center addition and supported final approval.
Commr. Gates indicated she also supported final approval. She wanted to preserve
the residential character which existed across the street, but felt it was too late for
this side of the block. She wanted more trellising added on the building face and
more landscaping added adjacent to the handicap space.
Commr. Combrink had many concerns with the project. He felt this project would set
an undesirable precedent and could not support final approval.
Commr. Bradford indicated she could not support approval. She felt the building
looked like an office and was not compatible with the residential character of the
neighborhood. She noted the commission had reviewed other office projects which
had successfully emulated the residential character of the neighborhood, and she felt
this project could do the same.
Commr. Morris could not support the project, feeling it was not compatible with the
neighborhood. He felt the commission had a responsibility to protect the
neighborhood's character.
�f-3�
ARC Minutes
April 15, 1991
Page 2
Commr. Cooper pointed out that he felt the commission should consider previous
projects (eg., the Kardel office project) where the commission had supported a
building setback.
Commr. Bradford moved to deny the project based on the following findings:
1. The proposed office building is inconsistent with the pattern and spacing of
neighborhood buildings, since it is setback almost 90 feet from the street with
parking in front, instead of the 20 to 30 foot setbacks with parking in the rear,
typical for the neighborhood;
2. The proposed office's architectural design is inappropriate at this location since
it is not compatible with the neighborhood's prevailing character, and
emphasizes the building's office/commercial use by using forms, details and
materials not usually associated with residential neighborhoods.
3. This project is likely to irreversibly alter and detract from the neighborhood's
established architectural character.
4. The proposed project is not consistent with general plan and architectural
review guidelines encouraging new office development to preserve existing
housing where possible, and to be architecturally compatible with neighboring
residential development.
Commr. Underwood seconded the motion.
AYES: Bradford, Underwood, Morris, Combrink
NOES: Illingworth, Cooper, Gates
ABSENT: None
The motion passes.
Jf-35J
P TING AGENDA
Q DA I E�9� ITEM # �'�
Architectural Offices of
Barry Lorenz Williams
Associates
May 10, 1991 G
Jerry Reiss
City Council Commissioner
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93403
RE: Appeal to ARC decision
to be heard May 21, 1991
Dear Jerry: —
Attached to this letter is a package of information that deals
specifically with an appeal to an ARC decision that I will bring
before the City Council on May 21st.
As a l-censed professional I'm very concerned about many of the
events that took place during the hearings for this project. It
isn't noted in the material, but the denial went down by one vote.
Those commissioners who were against the denial were in favor of
a final. I might also add that they were very vocal about their
support. The attached material is rather lengthy and I apologize
for this, but the material is very important as it will show that
the course this project took was under the direction of the ARC.
This is specifically evidenced by the projects receival of
schematic approval as well as administrative use permit approval.
We expended much time and money to work with the specific concerns
of the commission. In equity and fairness to my client, we're
asking you to uphold the appeal.
It seems as though the only time our paths cross is over some
appeal that either I'm taking to the council or someone else is
taking to the council in regard to a project of mine.
Incidentally, as you may have noticed, the Biddle House is having
a great deal of work done to it. The new owners, Rich and Adian
Lenz, are dedicated to . the project and seem to have the proper
approach. I've received a final approval from ARC, it was not
appealedl h. hy� / r�
HL::C r1 iY E0
MAY 13 1991
CITY COUNCIL
SAN LUIS OBISPO, CA
(805)541-0997
1110 California Boulevard Suite E
San Luis Obispo,California 93401
Jerry Reiss
May 10, 1991
Page 2
I'm hoping that I can arrange a time to meet with you prior to the
hearing to discuss the project at hand. I realize that you have
a very busy schedule, but I think by discussing this in person we
could realistically save some time.
I look forward to meeting with you and hearing your concerns.
Sincerely,
A7 679-ad6 —
Barry L. Williams
BLW/lw
Enc
9033-ccjr
J
Architectural Offices of
Barry Lorenz Williams
Associates
May 10, 1991 c❑oI,ESTO-aeon
Q �
CDD DIR.
Mayor Ron Dunin lobo 0 �DI�
City of San Luis Obispo C��a'A�O_ ,firTOR,ri y ❑ mvDIR.
990 Palm Street H ctQtx/ORlc ❑ POUCEG,
San Luis Obispo, CA 93403 ❑ MCMT.TEAM ❑ P.EC:DIR
LLC REA�FILE ❑ N DIIZ,
RE: Appeal to ARC decision
to be heard May 21, 1991
Dear Mayor Ron:
Attached to this letter is package of information that deals
specifically with an appeal to an ARC decision that I will bring
before the City Council on May 21st. I also left a message on your
answering machine seeking an appointment with you. This project
is the primary reason why. The other reason is that it's been a
long time since we've met together and I'd like to see how things
are going with you.
As a licensed professional I'm very concerned about many of the
events that took place during .the hearings for this project. The
attached material is rather lengthy and I apologize for this, but
the material is very important as it will show that work on this
project progressed under the direction of the ARC. This is
specifically evidenced by the projects receival of schematic
approval as well as administrative use permit approval. We
expended much time and money to work with the specific concerns of
the commission. In equity and fairness to my client, we're asking
you to uphold the appeal.
I'm hoping we can arrange a time to meet. I realize that you have"
a very busy schedule, but I think by discussing this in person we
could realistically save some time.
I look forward to meeting with you again, getting caught up on what
you have been doing, and of course hearing your concerns in regard
to this project.
Sincerely,
47
Barry L. Williams
RF- '
Enc/lw MAY
�C43-ccmr cvrGclt
(805)5 I- ccn I IIC RIC Pn CA
1110 California Boulevard, Suite E
San Luis Obispo.California 93401
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�j ,ice v
TABLE OF CONTENTS
i
SECTION A: The Appeal - Findings and Rebuttal
SECTION B: The Approval Process
SECTION C: The Neighborhood Context
SECTION D: Additional Information
a
THE APPEAL
FINDINGS
and
REBUTTAL
SECTION A
RECEIVE. 1991
city or LuoB* ISPO
ERA' d8l 990 Palm SlreellPosl Olflca Box 8100 • San Luis Obispo, CA 93403•8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I . Chapter
1 . 20 of the San Luis Obispo Hun,lclpal Code, the undersigned hereby appeals
from the decision of rhs Arrhirerrural Review Commission rendered
on April 15, 1991 which decision consisted of the following (i .e.
set forth faCtusl situatlon and the grounds for submitting this appeal .
Use additional sheets as •ne.eded) : Denial by the Architectural Review
Comfiission ("ARC") of Permit.No. ARC90-134, an application -to demolish an
existing house and build a new office bdilding located at 1533 Higuera Street,
San Luis Obispo, California.
Appellant's grounds for submitting this appeal are as follows:
1. The ARC acted arbitrarily, unfairly and wrongfully in denying appellant's
application:
(a) After having granted schematic approval of the project at its meeting
held •March 4, 1991; and .
(b) By, ignoring the findings of the hearing .officer' who granted •the: Use
Permit relative to this project at the hearing held on February 1, 1991.
2. The City Planning staff presented false and misleading reports to the ARC
regarding this project.
3. The findings upon which the ARC denied the project at its meeting of
April 15, 1991 are erroneous.
The undersigned discussed the decision being appealed from with:
Oil
DATE & TIME APPEAL RECEIVED: Appellant:
RONALD WYSE, Owner
Name/Title
BARRY L. WILLIAMS, Architect
U RECEIVERepresentative
r
SPR 2 j 1991 1135 Osds St. , Ste. A, San Luis Obispo, CA 93401
Address
CITY CLERK (805) 541-4111
GAN LUIS OBISPO•CA.
Phone
Orleinal for City Clerk
Copy to City Attorney
Calendared for: Copy to City Administrative Officer
Copy to the following department(s) :
City Clerk
���� ��118Hlii�lll�lllll��°°°°�� IIIII city of sAffln hfts OBISPO
Mimi I
990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403.8100
April 19, 1991
Mr. Ronald Wyse
1135 Osos, Suite A
San Luis Obispo, CA 93401
Subject: ARC 90-134: 1533 Higuera Street
Demolish existing house and build new office building
Dear Mr. Wyse:
The Architectural Review Commission, at its meeting of April 15, 1991, denied the
above project based on the following findings:
1. The proposed office building is inconsistent with the pattern and spacing of
neighborhood buildings, since it is setback almost 90 feet from the street with
parking in front, instead of the 20 to 30 foot setbacks with parking in the rear,
typical for the neighborhood;
2. The proposed office's architectural design is inappropriate at this location since
it is not compatible with the neighborhood's prevailing character, and
emphasizes the building's office/commercial use by using forms, details and
materials not usually associated with residential neighborhoods.
3. This project is,likely to irrevocably alter and detract from the neighborhood's
established architectural character.
4. The proposed project is not consistent with general plan and architectural
review guidelines encouraging new office development to preserve existing
housing where possible, and to be architecturally compatible with neighboring
residential development.
The decision of the commission is final unless appealed to the City Clerk within ten
days of the date of this letter. An appeal may be filed by any person aggrieved by a
decision of the commission.
Minutes of this meeting will be sent to you as soon as they are available.
If you have any questions, please contact Jeff Hook at 549-7176.
Sincerely,
Ken Bruce
Senior Planner
cc: Barry Williams
l I
REBUTTAL TO FINDINGS FOR DENIAL
The following statements correspond directly to the findings on
the opposing page.
1. Including the recent ARC approval of the office building next
door (which is set back similarly to the building in this
proposal) only two structures out of six are set to the front
of the lot with 20 to 30 foot setbacks. All but one has parking
in the front.
2. The immediate neighborhood consists of newer office buildings,
i.e. , from 1980 to present, the old Mountain View Hospital, now
an office complex, as well as some residences that have been
converted to offices. There is only one residence.
The prevailing character is primarily one and two story stucco
buildings with an even mixture of flat and pitched roofs. Many
of the details of the proposal in question are taken directly
out of the neighborhood context.
Two of the findings from the Use Permit hearing state:
"The use is appropriate at the proposed location and will be
compatible with surrounding land uses" , and,
"The location, orientation, mass, and height of the new
office will not affect privacy in nearby residential areas. "
A copy of the findings from the Use Permit hearing is attached
at the end of this document under "Additional Information".
3. This seems to be a rewording of #2,, and the corresponding
response would be the same as #2 above.
4. The proposed project is definitely consistent with the general
plan. The vehicle for this determination is the Use Permit
process. Again quoting the findings from the Use Permit
hearing:
"The proposed use conforms to the general plan and meets the
zoning ordinance requirements. "
The appropriate language from the general plan regarding
preservation of housing deals specifically with historic or -
architecturally significant structures. Throughout all
proceedings the demolition of the existing structure was never
a question. The appropriate section from the General Plan is
included at the end of this document under "Additional
Information."
THE
APPROVAL
PROCESS
SECTION B
SEQUENCE. OF EVENTS
DECEMBER 1990 - PROJECT SUBMITTED
JANUARY 21, 1991- ARC HEARING. - Project continued at staffs
request so that project could be deemed appropriate through Use
Permit application.
FEBRUARY 1, 1991 - USE PERMIT HEARING - Received approval.
MARCH 4, 1991 - ARC HEARING - Received schematic approval.
APRIL 15, 1991 - ARC HEARING - Project was denied.
OUR ORIGINAL SUBMITTAL
D-esented to ARC January 21, 1 "191
P. anted to Administrative 0 cer
February 1, 1991
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WYSE PROFESSIONAL BUILD [N..
'BACKGROUND 1533 HIGUERA ST. SAN LUIS OBISP09 CA. .9341
This site and some of the existing buildings were originally
planned to be renovated and remodeled into an office complex for
the owner. Code restraints forced the construction costs higher
than feasible for the project as designed. The owner would now .
like to start off with a new complex.
The owner intends to create a small office complex in which he will
be the primary tenant. Because of this, all circulation will be
enclosed within the structure.
The concept behind this project is much in keeping with the
majority of the office complexes in this predominantly office zone.
We are not only attempting to retain the established design
language of the area but we are also trying to extend it a step
further. It is our belief that plaster can be a very rich material
when used properly. Plaster can be finished in many different ways
which creates different effects. our proposal mixes different
finishes of plaster all in the same color. We are using expansion
joints not only as required through proper plaster detailing but
also to add visual detailing as can be seen at the mid-band. We
also feel that the more successful buildings in the area are richly
landscaped which we are also proposing to do. We want the ,
landscape and building to interact with one another. To achieve
this we have introduced larger plaster bands that reach out and
< engulf some of the landscape and in other areas we have molded the
plaster into planter boxes to allow plants to hang down - from the
structure.
�����u��ii���������iiii�l tuis OBISIV
II�IIIII III
C,tYo. fsan
990 Palm Street/Post office Box 8100 • San Luis Obispo, CA 93403.8100
January 28, 1991
Mr. Ronald Wyse
1135 Osos Street, Suite A
San Luis Obispo, CA 93401
Subject: ARC 90-134: 1533 Higuera Street
Demolish existing house and build new office building
Dear Mr. Wyse:
The Architectural Review Commission, at its meeting of January 21, 1991, continued
consideration of the above project with direction to flip building on the site; screen the
structure at the front of the property; step the second floor.back from the easterly
property line; reduce the mass of the building; use wood to soften the look of the
building
Minutes of this meeting will be sent to you as.soon as they are available.
If you have any questions, please contact Jeff Hook at 549-7176.
Sincerely,
the
aske fiC Zone
was an of
Ken Bruce the Ve air9 in With tre
Senior Planner
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WYSE PROFESSIONAL QUILID ING
1533 F,IGUERAST. SAN LUIS OBISPO, CA. 93= 01
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Barry Lorean Williams °B°'/`
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OUR REVISED SUBMITTAL
Presented to ARC March 4, 1991
A direct response to the concerns of the January 21st meeting.
The Changes
The addition of a multilevel wall at the street yard
setback using complementary textures.
The addition of textured and colored pavement along with
a gate at the entry reflecting the style of some of the
converted residences in the next block.
A change in the color palette to softer colors.
Change of windows and doors at the entry level to wood
framed.
Omission of the central skylight well to bring the mass
ofthe building down.
Investigate and present findings for reasons not to flip
the building.
ON THIS PARTICULAR PROJECT, DUE TO THE OUTCOME AT THE NEXT MEETING,
IT IS VERY IMPORTANT TO REMEMBER THAT THE STAFF AT THIS MEETING WAS
RECOMMENDING DENIAL DUE TO THE PROPOSED SITING OF THE BUILDING.
THE COMMISSION GAVE THE PROJECT A SCHEMATIC APPROVAL
. cit of son lues owpo
IN y
990 Palm Street/Post Office Box 8100 s San Luis Oblspo,CA 93403.8100
March 11,-1991
Mr. Ronald Wyse
1135 Osos Street, Suite A
San Luis Obispo, CA 93401
Subject: ARC 90-134: 1533 Higuera Street
Demolish existing house and build new office building
Dear Mr. Wyse:
The.Architectural Review Commission, at its meeting of March 4, 1991, granted
schematic approval to the above project with direction to add a more substantial
trellis near the street to soften the appearance of the front yard parking lot, explore
moving the building closer to the street, and use warmer colors.
Minutes of this meeting will be sent to you as soon as they are available.
If you have any questions, please contact Jeff Hook at 549-7176.
Sincerely,
Ken Bruce
Senior Planner
On this same evening immediately preceding the presentation of this
project the hearing officer cautioned the ARC that if they had even
minor concerns about the placement of a structure on a site that
schematic approval may not be appropriate. .
The direct quote from the tapes is;
Ken Bruce, "I want the commission to understand that
'schematic' normally locks in the footprint" .
■ Schematic Review
This step is optional but highly recommended
for most projects. It is required for projects on
sensitive sites and..for complex projects (the
Community Development Director determines
what is"sensitive"or"complex").
Schematic review alirv••^ •' thatiluate
basic conr City a an
andea.. ou f a thattte sPr p°e cil and
- lans
ure h .the of atic
e literaalludes t° location _.Ieralized,
tiladdition e C p=o ees EL.sties the _..,aLjushes the�locat oln ofproposed
wiclings. but leaves materials, finish and site
degCrlb 1 t,ene--Y-aplan
s sl are usually ment conside ed final
att theplans.
first possible
app rova regular ARC meeting after they're submitted.
building Details aren't needed on schematic plans, but
it a designer has a complicated or unusual
project he should try to think out details before
schematic review. The ARC might have some
questions about the design approach.
C A
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-
OUR REVISED SUBMITTAL
Presented to ARC April 15, 1991
A direct response to the concerns of the March 4th meeting.
The Changes
The changes to the building cover every item that was
discussed at the previous meeting as well as many of the
Commissioners concerns that were not incorporated into
the motion.
A substantial wood trellis was added, not only to screen
the parking but also to offer a sense of entry to the
pedestrian.
The color palette was entirely changed from the previous
grays to warmer beige and brown tones to work better with
the trellises and the natural wood that had been added
to the building.
A plaster crown detail was added to the building.
Of major importance, a natural wood belly band was
incorporated in place of the previous plaster banding.
An exposed aggregate walk was added from the curbside to
the front door.
r -a
IN CONCLUSION
We feel this project is not only consistent with the neighborhood
and its environment, but more than that, it is compatible and will
be a welcome addition. There hasn't been one objection from any
of the neighbors in regard to any of the various designs we've
presented. It should be of important note that the only residents
that live on this block, the 'Isoms, came, to two different meetings
to show their support for this project. Their residence is
directly next door at 1535 Higuera Street. They were pleased to
see that the old structure was being removed and were especially
relieved to see ourm proposed structure was to be located to the
rear of the site. They were afraid that a two story structure to
the front of the site would block their view of the peaks.
This project is consistent in site orientation, massing, and even
detailing with what is currently on this block as well as what was
recently approved by the ARC on the site directly to the west of
this project.
The following section shows the existing buildings as well as the
approved project mentioned above.
THE
NEIGHBORHOOD
CONTEXT
SECTION C
In 1986 an ARC sub-committee was formed to discuss the effects of
large scale office complexes on residential neighborhoods in
transition. The committee was made up of Allan Cooper of the ARC, '
Greg Smith for the City, and Barry Williams and Richard Young
representing the A.I.A. Of particular note were two recent
complexes: the accounting firm building on the corner of Palm &
Toro Streets and the Peach Street office complex just west of Santa
Rosa Street.
The primary findings from this series of meetings was as follows;
1. The then current R-O zone due to its proximity to the
CBD was appropriate for offices.
2. The scale and mass of proposed projects reflect what was
current in the adjacent structures. I
3. Any parking in front of the structures must be adequately
screened from the street. '
4. Where historical structures exist, all attempts should
be made to preserve them.
There was never any talk of making offices appear to look like I
houses. Appropriate massing and orientation, yes, this was felt
to be important. The evening this project was denied, an ARC
commissioner stated that if we "took the sign off the proposed
project people wouldn't be fooled, they'd still know it was an
office. " Are we ashamed to have professional office complexes in
San Luis Obispo? l
Another important consideration of the sub-committee was the
proximity of any proposed office site to a residentially zoned I
area. The map on the following page clearly shows that the
proposed site has definite boundaries around it that clearly
separate it from any residential zone. There is San Luis Creek to I
the east, Southern Pacific Railroad to- the south, Monterey Street
to the west, and Quality Suites one block to the North.
The next five pages show the proposed project as well as the rest
of the structures either existing or proposed with approvals that !
make up the block. i
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ADDITIONAL
INFORMATION
SECTION D
URBAN LAND jSl JD GROWTH MANAGEMENT E1 ENT
b. vProfessional Office Policies
1. Professional office uses should be encouraged to develop in
peripheral areas of the Central Business District and other
specialized centers such as medical complexes to (1) take advantage
of close proximity to governmental and retail uses in the downtown,
and (2) provide a .transition between the heavily used central
commercial core and surrounding residential neighborhoods.
2. Isolated office uses within residential -areas or. convenience
commercial centers should be discouraged. Top priority should be
given to infill of professional office development in areas adjacent
to the Central Business District. Continued use and limited
expansion of office areas outside the periphery of the Central
Business District may be provided for only when such areas (1) have
direct access from other than residential streets, and will not
require or encourage circulation of commercial traffic through .
residential areas, (2) provide transition between residential and
existing commercial or industrial uses, and (3) are based on an
established group of offices. Commercial or professional office uses .
locating in such areas should be limited to those with p_Q close
functional relationship to medical and legal-government-financial
centers elsewhere in the city. Large professional office buildings
which can include multiple tenants but with no single tenant space
less than 2,500 square feet may be established in service
commercial/light industrial areas subject to the approval of a
Planned Development (PD) zoning application and compliance with
criteria set forth in the zoning regulations. This last provision
notwithstanding the dispersion of banks, real estate offices,
financial institutions, medical clinics, and doctors offices, and
lawyers offices throughout the city is prohibited.
3. Where historic or architecturally significant buildings are located
in districts designated for office use, the city should encourage
their long-term conversion and conservation rather than replacement.
4. The city should review all requests for conversion of residential
uses to professional office activities to ensure (1) their ability to
adequately function as office uses, compatible with the surrounding
neighborhood, and (2) the preservation of the historic and
architectural character of the structure where such features are
considered significant.
5. Professional office uses should be conditionally permitted within
comparison retail commercial areas of the Central Business District
and encouraged to utilize floor space above street level, thereby
avoiding interference with or the reduction of valuable ground-floor
retail activities.
6. Primary access to professional office activities should be provided
from commercial arterial or collector streets and should avoid the
use of local residential circulation.
7. As an alternative to or as a transition in professional office areas,
medium-density residential uses may be conditionally considered.
8. Regional administrative and financial offices shall be considered as
appropriate uses in certain comparison retail commercial areas and
shall not be allowed to disperse to convenience shopping, service
commercial/light industrial or professional office areas.
i►II I�IIIIa
city of soBispo
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
February 4, 1991
Ronald Wyse
1135 Osos Street, Suite A
San Luis Obispo, CA 93401
SUBJECT: Use Permit Appl. A 153-90
1533 Higuera Street
Dear Mr. Wyse:
On Friday, February 1, 1991, . I conducted a public hearing on your
requests for height exception to allow a 28-foot high building
where a 25-foot high .building is allowed, and to allow an office,
at the subject location.
After reviewing the information presented, I denied your request
for height exception to allow a 28-foot high building, based on the
following finding:
Finding
1 The height exception is not necessary for the reasonable use
and enjoyment of the property.
I approved your request to allow an office, based on the following
findings, conditions and code requirements:
Findings
1. The proposed use will not adversely affect the health, safety
and welfare of persons living or working at 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.
. 4. The proposed use is exempt from environmental review.
5: The location, orientation mass and height of the new office
will not affect privacy in nearby residential areas.
I
/A 153-90
Page .2
/ 6. The project's location or access arrangements will not
significantly direct traffic to use local streets in nearby
residential areas.
7. The project includes landscaping and yards that adequately
separate parking and pedestrian circulation areas from sites
in nearby residential areas.
Conditions
1. Six vehicle parking spaces (including handicap space) shall
be provided on the site at all times.
2. The project shall require Architectural . Review Commission
approval. All requirements of architectural review shall be
met prior to occupancy.
Code Requirements
1. The applicant must install two street trees to city standards.
2�%. The applicant must provide a handicap entrance and ahandicap-
parking space, to the approval of the Chief Building Official.
My decision - is final unless appealed to the Planning Commission
within ten days of the action. An appeal may be filed by any-
person aggrieved by the decision.
If the use or structure authorized by this use permit is not
established within one year of the date of approval or such longer
time as may be stipulated as a condition of approval, the use
permit shall expire. See. Municipal Code Section 17. 58.070.D. for
possible renewal.
If you have any questions, please call Jeff Hook at 549-7176.
Sincerely,
U
Terry S ville
Hearin
Of
drs
cc: Barry Williams
1110 California Boulevard, Suite E
SLO, CA 93401
I
" MEET NENDA i
DATE2ITEM
RICHARD A. YOUNG pCP=. Q
232 BROAD STREET FYI
SAN LUIS OBISPO, CA 93401 C� Q'�DUL
(805) 756-1172 RZAT
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May 16, 1991r _
RECEI
Mayor Dunin & Councilmembers MAY 2 1991
San Luis Obispo City Hall
990 Palm Street SA LCI CLERK
UI OBISPO,CA
San Luis Obispo, CA 93401
RE: Appeal of an ARC decision to deny an office building at 1533
Higuera Street
Dear Mayor Dunin and Members of the Council:
I'm writing you because I was asked by Barry Williams to review this
project in regard to some guidelines that were developed for the
office zone by a committee that I sat upon.
Back in 1985 I represented the A.I.A. on a sub-committee that was
developed to look into problems that were occurring in what was then
the R-O zone. What prompted the formation of this sub-committee
were two large structures that had recently been approved by the
ARC. One of the projects was an accounting office at the corner of
Palm and Toro Streets, and the other was the office complex now on
Peach Street just East of Santa Rosa. The common problem these
projects created was the displacement of many small houses for one
larger structure. The result was a definite change in the
neighborhood context. As a sub-committee we looked at many ways to
mitigate this problem. We looked at where these zones occurred and
at expanding the office zone to other areas outside the downtown
core to accommodate larger offices, as well as at the make-up and
inventory of what was then the R-O zone. We investigated how sites
could be laid out and we concurred that on many of the small sites
it made sense to have the parking in the front, however the parking
should be adequately screened. We also concurred that mass, scale,
and materials were very important design issues which had to be
addressed in order to safeguard the neighborhood context.
Our findings, of course, were advisory, and I can't say for certain
where they went after we adjourned. Since then the zone has changed
from 'R-0' to '0' 1 which would indicate "office" to me, not
"residential". Also it now takes an "administrative use permit" to
determine whether office use is acceptable in an office zone! The
C-S zone has also been opened up to accept large offices over 2500
square feet. What I don't remember was any rules that offices
should have pitched roofs, double hung windows, and wood trim so as
Mayor Dunin & Councilmembers
May 16, 1991
Page 2
to emulate residential construction. Again, we felt that the
appropriate mass and scale, along with compatible materials were
key elements in the successful transition of these neighborhoods.
I feel the project before you did this very successfully. I might
also note that the records will show that another member of that
sub-committee, Allan Cooper, who also represented and still is on
the ARC board, has also been supportive of the project you have
before you.
One final note, I hope you'll all look at the minutes from the March
4th meeting. The project received a schematic approval with a
direction to add a more substantial trellis near the street, soften
the appearance of the front yard parking lot, and soften the colors.
Looking at the final presentation I think it's clear that the
indicated direction was definitely taken. Because the project was
denied the major question must be 'what does the schematic approval
mean'? The City brochure that describes the procedure states,
"schematic approval generally establishes . the location of proposed
buildings but leaves materials, finishes and site development
details for final plans" which would indicate to me that the
architect and client would decide these issues. The people I know
in the profession dealing with the ARC will give you the same
definition of "schematic approval".
I will be grateful for your careful consideration of this appeal
and uphold the request as the owner and architect have performed
exemplarily within the letter and spirit of your requirements.
Respectfully submitted,
i
Richard A. ung
e"SETING AGENDA
ITEM #.
May 20, 1991
Mayor Ron Dunin
990 Palm Street
San Luis Obispo City Hall
San Luis Obispo, CA 93401
Dear Mayor Dunin,
It has been brought to my attention that a proposed project in my neighborhood at 1533
Higuera Street,designed by the respected firm of Barry Lorenze Williams Associates, has been
denied by the ARC on the grounds that it would be "detrimental to the character of the
neighborhood...".
As a resident of over eleven years (six at 1090 Grove Street and five at 1640 Higuera Street)
I feel qualified to add my comments to the aesthetic definition of "neighborhood character".
While I believe the ARC's intent is to preserve the flavor of an old San Luis Obispo part of
town, it is important to note that there have been a number of changes in this neck of the
woods over the past few years, not all of them positive. It seems that the trend has been to
renovate and convert older houses into office spaces for a variety of businesses. This is fine
in theory, and in some cases has been successful. However,a five minute drive down this part
of Higuera will show that some of the residences, like the ones on the proposed site, have long
outlived their aesthetic appeal, and in fact, are somewhat of an eyesore. Therefore, when a
beautiful project such as the one proposed by the Williams firm is denied, the logic escapes me.
I have seen the drawings for the proposed plan and am enthusiastic about every aspect of the
project. Although the design may not be in the "quaint little charmer" vein, it is a beautiful,
functional building, and frankly, innocuous enough to blend in anywhere.
I realize the ARC and the council members have a responsibility to try and find a balance
between development and preservation in San Luis Obispo but in this case I wish to add my
voice, along with my surrounding neighbors, in favor of this project. I truly believe it will
enhance.my neighborhood.
Ki gard
COPIESTO:
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1640 Higuera StreetLd�gWxtdleID�R.San Luis Obispo, CA 93401D[R
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19
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
MEMORANDUM
To: City Council
From: John Dunn
By: Jeff H ?ssociate Planner
u
Via: Arnold Jonas, Community Development Director
Date: May 3, 1991
Subject: Broad Street Annexation Issues
- - - - - - - - - - - - - - - - - - - -
On May 7th councilmembers will be considering the city-initiated Telegram-Tribune
annexation at the former site of California Cooperage. Staff views this as the first step
in the overall Broad Street annexation, formerly, the "Southern California Gas Company
annexation." You have asked for an analysis of annexation issues as they related to the
Broad Street annexation. Council has assigned an "A+" priority to this annexation. This
memo discusses relevant city policies, and suggests alternative strategies to annex the
78-acre area.
Staff has been working with property owners to address their concerns and 'bring them
along" during the review process. We are sending letters to the property owners to
advise them of the annexation's status and of possible public improvement costs
associated with annexation. Each of the annexation area's property owners has recently
been contacted, and it appears that there is still a majority supporting annexation.
Williams Brothers, for example, supports the annexation provided that they retain the
same land use flexibility granted under county approvals. Southern California Gas
Company is undecided, pending their review of public improvement costs associated with
annexation. Each property's status is summarized in the attached memo.
Staff has also begun updating the previous EIR, and will be coming to the council soon
for approval of EIR consultant services. We expect the annexation to return for council
action this Fall, after the updated EIR has been circulated for the required 30-day public
review. At that time, the biggest hurdles are likely to be City policies regarding water
and annexation. Hopefully, dealing with the policy questions now will allow annexation
to proceed in a timely manner and with the fewest possible policy or procedural hitches
later. Staff's support of the annexation is based on the following conclusions:
Public Benefits. The chief public benefit of annexation is the city's enhanced ability to
Annexation Issues
Page 2
plan land use and physical design at a key gateway. The city may also derive fiscal
benefits from annexation due to increased property and sales tax revenues.
General Plan Policy. The Broad Street annexation is unique. In a strict sense, it is
neither a "major" or "minor" annexation as defined by the general plan. Our annexation
policies were developed to apply primarily to vacant land, located in the urban reserve
on the city's edges, and inmost respects, are not applicable to this annexation. This area
should be considered a "minor expansion", encouraged by the general plan to allow a
"more logical, complete and efficient urban development...where other growth
management and land use objectives are achieved as trade-offs" (p.9, LUE).
Factors which make this annexation unique include:
■It involves multiple property owners and 12 parcels in various stages of
development.
■Five of the lots already receive, or have city agreements to receive city water
and/or sewer service.
■The annexation area is within the Airport Specific Planning Area, being jointly
prepared by the city and county.
■Diverse land uses are existing and proposed, including retail, manufacturing, and
service-commercial businesses.
■City sewer and water mains exist in streets on all sides of the annexation area.
■Recent county approvals have allowed development of a scale and intensity in
the area comparable to development in the city.
■Commercial development in the annexation area is imminent, and the city would
realize additional sales tax and other revenues through annexation.
Growth Management. The annexation would not induce growth and would not conflict
with growth management policies. The area's planned zoning emphasizes service-
commercial uses such as retail and wholesale trade, large offices, light-industry and
warehouses. These are "non-basic" uses which provide goods and services to, and draw
employees from the city's existing population base (p. 5, LUE). Under its current county
zoning, the area can be developed with urban uses, but without the benefit of urban
services like water, sewer, and local police and fire departments.
Water and Sewer. The annexation would not conflict with water or sewer policies.
These policies allow limited annexations, particularly where new development can be
efficiently served by existing infrastructure, as is the case here (p.9, LUE), and where
minor infill parcels either: 1) provide their own water from groundwater sources; or 2)
have prior agreements for water service; or 3) retrofit to achieve water savings of twice
Annexation Issues
Page 3
the expected water use; or 4) are exempted by the City Council based on minor
annexation policies.
City policies require that new development provide its own water supply, or achieve a
2:1 water use offset through retrofitting. The properties in the annexation area would
meet this requirement:
■Williams Brothers has completed an exemplary retrofit package covering 200
dwellings and 31 businesses to allow development of the new 137,000 square foot
Williams Brothers Center;
■Southern California Gas Company is working on retrofitting to develop their new
corporation yard within the annexation area without needing a water allocation;
■Telegram-Tribune would replace an existing use using its own on-site water, with
any future expansion requiring an allocation or retrofitting;
■UPS, Parson's warehouses, Pipe and Steamfitter's Union, and Darrell's mini-
storage all use existing water sources, and would need water allocations or
retrofitting to receive city water or to expand;
mall other properties are essentially undeveloped, and would meet water allocation
requirements at the time of development.
Open Space. Open space preservation is not a limiting factor. We would not be
reducing the area shown in the general plan as open space. The general plan shows this
area as "rural industrial" to encourage mixed agricultural and light-industry, however
agricultural uses are no longer feasible here. Hence, the 25-acre maximum area allowed
for annexations involving the conversion of designated open space should not apply.
Minor annexation policies require a dedication of open space of four times the area to
be annexed, unless an exception is granted.
There is no natural open space within or adjacent to this annexation, and strict
application of this requirement is not feasible. Staff does not believe that this should
be considered a "minor annexation", or that the open space requirement is relevant here.
However if it is deemed a minor annexation, we believe it meets the criteria for an
exception in that the annexation would provide "compensating public benefits" by
improving fire safety, correcting infrastructure deficiencies, and by enhancing employment
opportunities within the city.
Airport Area Specific Plan. The Broad Street Annexation area is within the area jointly
defined by the City and County as the "Airport Area Study Boundary." Once it's
developed, the Airport Area Specific Plan would establish specific prerequisites for
annexation. The specific plan has not been prepared and probably won't be ready until
after the city and county finish updating their LUE's. In the meantime, the city's should
Annexation Issues
Page 4
consider this annexation independently from the airport area, relying mainly on existing
annexation policies in the LUE.
Council Resolution No. 6659. This resolution defers public hearings on general plan
amendments outside the city limits or urban reserve line until after the Land Use
Element update is completed. This applies to the Broad Street annexation, since it
involves a general plan amendment and pre-zoning. To proceed with this annexation,
council will need to either rescind or amend this resolution. As part of the Telegram-
Tribune annexation, staff prepared two alternative resolutions which would amend
Resolution No. 6659, one based on Planning commission direction and one drafted by
staff. Staff's version would allow the review of pending annexations not involving
expansion areas, like the Broad Street annexation and Stoneridge II, to proceed.
Annexation Strategies. There are several strategies for dealing with policy issues of
annexation:
A. Determine that this is a "minor annexation", and require open space dedication,
public improvements (eg. street widening, fire hydrants) or some other
compensating public benefits; or
B. Determine that this is neither a "minor" nor "major" annexation, and that this
annexation is an exception to our current policies based on specific findings; or
C. Amend the LUE map to show preferred land uses in the airport area (part of the
current LUE update discussions); and add a new section to the LUE which
specifically addresses the airport area and sets basic standards for annexation and
development; or
D. Amend the current minor annexation policies to allow for commercial annexations
and broaden the list of "compensating public benefits" or to allow exceptions to
the policy when we want to accommodate commercial development within the
urban reserve and can demonstrate fiscal benefits from annexation.
Conclusion
As you can see, staff has completed a fairly substantial amount of analysis regarding this
possible annexation. Key next steps include:
■letters to property owners outlining possible public improvement costs associated
with annexation; and
■a Council agenda item to obtain consultant services to update the EIR.
■updating the EIR and circulating the draft for public review.
Annexation Issues
Page 5
While it now appears that a majority of property owners supports annexation, that
support is somewhat tenuous and conditional. Some property owners question whether
the city is truly committed to this annexation, based on the outcome of the previous
Southern California Gas Company effort. Others are concerned about costs, timing, and
the range of allowed uses. If the city is to play a positive role in shaping the design and
land uses, this key commercial area must be annexed -- the sooner the better.
Therefore, to achieve annexation, staff recommends the Council's continued leadership
and support of this effort as an "A+" priority.
s
STATUS OF PROPERTIES SUMMARY
Lot 1 -UPS
New area manager, Joe Browning, is looking at UPS properties to possibly replace or expand facilities. Supports
annexation, but would prefer to have fire requirements deferred until they redevelop. UPS is currently involved in a
lawsuit/dispute with adjacent property owners Holdgrafer and Derrell's Ministorage regarding poor drainage in the area.
Support annexation.
Lot 2 -Jay Parsons Industrial Buildings
Since last consideration of the annexation, Mr. Parsons has installed self-supporting water and sewer systems including an
85,000 gallon holding tank for water, fire sprinklers, and $40,000 septic system (he estimates costs for county-required
improvements totalled $200,000). In early.discussions, he stated he wouldn't won't object to annexation provided his costs
are minimal and won't require significant retrofitting. He has since attended the Planning Commission hearing on the
Telegram-Tribune annexation and seems angery that the city now wants to do what he originally wanted it to do and sees the
TT as getting special treatment. In addition, he'll have to pay again (to some extent) for the very things he's already paid
for to comply with county standards. He may not object to other properties being annexed, but certainly won't be a
supporter for personal reasons.
Lot 3 - Cavaletto/California Cooperage
Representative Raleigh Cavaletto supports annexation and intends to eventually develop the property. He was not alarmed or
concerned about required expenses and had expected to provide proper fire protection at some point and feels plan for 3-year
fire retrofit is reasonable. Supports annexation.
Lot 4 - Telegram-Tribune
Representative Doug Dennis indicated that timeline is biggest concern of Telegram-Tribune.
Supports annexation.
Lot 20-Dewey/Boat Shop
Owners have lease option to buy with current tenant. The Deweys are a retired couple with limited income and will have to
finance improvements for fire protection. They would like those minimized further, if possible. They personally have no
plans to develop the property. The current tenant plans to operate business or sell to developer (such as John French) when
the time is right. Supports annexation.
Lots 18/41 - French
Equity issues regarding cost allocation of infrastructure improvements are important to John French. He feels the EIR-
recommended proposal for an interior road needs reconsideration because he doesn't feel it will work. He'd like to see
either all residential or all commercial development on his property, not a combination as indicated in the specific plan for
the area. He'd like to have plan approval before annexation to guarantee future uses on his property or at least a written
agreement with city so rules of game don't change later on regarding time schedule for annexation, development review, and
building permits. Whatever happens, fairness is paramount and he feels all property owners should share in the
infrastructure costs. He would support an assessment district for payment of pro-rata share versus direct payment by
developers. He also believes the city should allow compliance with its regulations over a reasonable time period. He also
believes the General Plan LUE Update shouldn't limit review of development plans. Timewise, completion of annexation
occurs within one year would work well for him; if it takes more than a year it would be less attractive to him. Despite his
protests, he is fundamentally in support of annexation and will work towards securing the best possible outcome for his
property through the process.
Lots 90/91 - Williams Brothers
Williams Brothers expects to receive permits in April and start construction in June or July. They have had plans reviewed
concurrently by the city and county in case annexation were to occur and should not have difficulty complying with city
requirements once annexed. They are moving ahead with construction as a county development because (1) of the
uncertainty as to when the annexation will be completed in the city and want to avoid possible future restrictions on use of
their land, (2) their building permits have already been extended, and (3) they'd like to finish building quickly and fill their
center with choice tenants before anyone else in the area does so. Their preference is for commercial retail uses with no use
permit requirements; use permit requirements hinder their financing freedom and, consequently; their tenants options. If
uses are restricted, they have a problem getting loans. While they prefer C-R zoning, the would accept C-S with no
limitations on tenant uses. They don't mind discretionary reviews for signs, parking, design, etc. They also want to be able
to fully use piece of property which they recently acquired (known as the Filliponi property). They don't have city services
there now and will be limited in their potential use of that property as a consequence. Williams Brothers will support
annexation if it will help them accomplish their goals and are awaiting a determination from the Planning Department as to
whether their requests can be accommodated under the existing land use standards in the city.
Lot 92 -Holdgrafer
The property owner wants to develop site with retail-commercial project not industrial. He requested rezoning for such uses
in county and was required to prepare an EIR, so he dropped the proposal due to the expense. Has plans ready to move
ahead if requested uses are permitted. He would like to develop property immediately. He'd also like city services,
preferably before he pursues his development plans. His development would be similar or complementary to Williams
Brothers' with access to public from 227, service from Sacramento. He expressed no concerns about use permit
requirements on his property.
Lot 93 - Derrell's Ministorage
Fire Department review shows that major renovation to this site will be needed to meet minimal fire protection requirements,
including sprinklering of the building. Despite the fact that the Fire Department will allow the changes to be phased in over
time, the construction manager for Derrell's indicated that if sprinklers are required they will not support the project. He
added that under no circumstances does the ministorage business gain from the annexation; they don't need or want water or
sewer services. They would not oppose the annexation if their costs were minimal, but with estimated costs of nearly
$200,000, they will probably oppose at the time of annexation and will definitely resist requests of the Fire Department to
make necessary changes for fire protection because they don't feel they can be required by law to do this.
Lot 94 -Plumbers and Steamfitters Union
The Union is currently processing plans through county to develop property for manufacturing/commercial uses which are
compatible with the staff-supported development plan for area. The associated costs to them upon annexation involve fire
sprinklering and sewer services, which, being within their field of expertise, pose no particular financial burden on them.
They support annexation and expect to get county permits by late summer, with construction likely as a county-controlled
property. However, if annexation processing is fast and county permitting is slow, they could begin construction in the city.
It would help them to know the timing so as to determine.their need for a septic system. They are planning for all options at
this point.
Lot 95 - Gas Company
While Vic Sterling has indicated tentative initial support for the annexation, he wants to be sure that costs to them resulting
from annexation are minimal. At this point, they appear to be insignificant and I expect they'll support annexation. He
needs to review the information with others in the organization before committing support. The only city requirement of
annexation is a fire hydrant which will also be required by the County on their current project. They expect to get building
permits by the end of this year. Construction may begin in County or City, depending of speed of reviews of his plans and
annexation.
Lots 98/99 - Merin Jones
Mr. Jones has an option to sell his property to the French's and says he'll go along with their wishes and judgements. His
desire for the property is for a good, clean operation and is in favor of good planning in the city and he appears to be a
strong supporter of annexation.
Lot/Owner YES NO MAYBE
Lot 1 ■ UPS $207,088
Lot 2 ■ Parsons $277,376
Lot 3 ■ Cavaletto $246,353
Lot 4 ■ Coleman $530,604
Lot 20 ■ Dewey $11,992
Lots 18/41 ■ French $132,522
Lots 90/91 ■ Williams Brothers $993,671
Lot 92 ■ Holdgrafer $452,671
Lot 93 ■ Derrell's Ministorage $447,985
Lot 94 ■ Plumber's Union $89,406
Lot 95 ■ Gas Company $324,642'
Lots 98/99 ■ Jones $89479
TOTALS $1,760,115 $725,361. $1,318,313
•No land value is given in the County Assessor's Tax Books. State figures for Gas Company taxes
reflect taxes for all properties combined and are not broken down by site. This figure was
derived from the average land values given for the other 11 parcels in this area ($60,794/acre).
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