HomeMy WebLinkAboutARC-1020-2018 (APPL-1070-2017 --1135 Santa Rosa Street)RESOLUTION NO. 1020-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO RESCINDING PRIOR ACTION AND DIRECTION, AND
APPROVING A MODIFICATION TO BUILDING DESIGN FOR A REMODELED
COMMERCIAL BUILDING AT 1135 SANTA ROSA STREET
(DOWNTOWN COMMERCIAL (C-D) ZONE; FILE #APPL-1070-2017)
WHEREAS, on July 6, 2015, the Architectural Review Commission granted approval for
the remodeling of a commercial building, and an addition of a third floor with two new dwellings
to the building located at 1135 Santa Rosa Street (Resolution No. ARC-1013-15), under
application ARCH-0846-2015; Ben Kulick, 33 Tons, LLC, applicant (hereinafter, "applicant");
and
WHEREAS, on July 10, 2017, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990
Palm Street, San Luis Obispo, California, pursuant to a proceeding instituted under application
ARCH-0722-2017, 33 Tons, LLC, applicant, to consider modification of the application
ARCH-0846-2015, including requested changes to approved colors and elimination of a bulkhead
feature from the project design, and continued consideration of the request to a date uncertain,
providing direction to the applicant; and
WHEREAS, on September 11, 2017, the Architectural Review Commission of the City of
San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall,
990 Palm Street, San Luis Obispo, California, to further consider the requested changes to
approved colors and elimination of a bulkhead feature from the project design, and denied the
request (Resolution No. ARC-1018-17); and
WHEREAS, On September 18, 2017, applicant filed an appeal of the Architectural
Review Commission's decision to deny the request for changes to approved building colors and
project design; and
WHEREAS, on October 3, 2017, the City Council of the City of San Luis Obispo
conducted a public hearing to consider the appeal of the Architectural Review Commission's
decision, and voted 4-0 (Councilmember Gomez recused) to deny the appeal, in part, denying the
request to retain current building colors without modification, and to uphold the appeal, in part,
allowing elimination of the bulkhead feature, with direction to return to the Architectural Review
Commission for final action on an alternative changes to building color or design related to the
Marsh Street approach (Resolution No. 10839 (2017), finally adopted October 17, 2017); and
WHEREAS, on May 7, 2018, following appeal, the applicant submitted an alternative
change to the building design, consisting of a modification of surface materials at the west
elevation and southwest corner of the building, for review by the Architectural Review
Commission, in response to the Council's direction; and
Resolution No. ARC 1020-18 Page 2
APPL-1070-2017 (1135 Santa Rosa)
WHEREAS, on July 16, 2018, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the City Hall Council Chamber, 990 Palm Street, San
Luis Obispo, California, to consider final action on the alternative change to the building design,
and voted 4-1-2 to approve the alternative change and provide additional direction regarding
application of two different colors, "as originally approved"; and
WHEREAS, the July 16, 2018 action of the Architectural Review Commission exceeded
the scope of Council review remanded to the Commission and the scope of the application
submitted; and
WHEREAS, subsequent to the July 16, 2018 action by the Architectural Review
Commission applicant worked with the Council liaisons to the ARC to develop additional
modifications to the building design to address the Commission's continuing evaluation and
consistency with the direction provided by the City Council, as described in Resolution 10839;
and
WHEREAS, applicant has now proposed further modifications to the building design, to
include window awnings with cedar accent and mature landscaping along the Marsh Street
approach to the building, in addition to a previously installed application of cedar siding on the
west building elevation, which the Council liaisons support as consistent with Council direction;
and
WHEREAS, on November 19, 2018, the Architectural Review Commission of the City of
San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9) of City Hall,
990 Palm Street, San Luis Obispo, California, to rescind the action taken on the application on
July 16, 2018, and to consider a revised application requesting approval ofexisting and newly
proposed modifications, to include new window awnings with cedar accent and mature
landscaping, in addition to application of cedar siding on the west building elevation, as consistent
with General Plan policies, Design Guidelines and Council Resolution 10839 (2017 Series)
defining the scope of the Architectural Review Commission's review; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findines. The Architectural Review Commission hereby approves the
proposed alternative change to the building design, based on the following findings:
Resolution No. ARC 1020-18
APPL-1070-2017 (1135 Santa Rosa)
Page 3
a) The previously completed cedar siding installation consistent with siding on other
elevations achieves a visual reduction in apparent building mass and scale, breaking
up the perception of building mass when viewed from the Marsh Street approach
at the west and southwest corner of the building, consistent with the direction
provided by the City Council.
b) The completed and proposed changes to the building design above are consistent
with General Plan Land Use Element Policy 4.20.4 which states that new buildings
are to fit within the context and scale of existing development. The proposed metal
and cedar accent awnings add a human -scale element to the west elevation of the
building and provide visual interest through shadow lines and color and material
contrast that will be complemented by the screening and shadow effects of mature
landscaping. The addition of cedar siding at the southwest corner of the building
introduces contrasting color and material that lightens perceived bulk and mass, as
viewed approaching the building along Marsh Street, and enhances balance and
rhythm along that frontage.
c) The completed and proposed changes to the building design above are consistent
with the City's Community Design Guidelines. The modification of surface
materials at the southwest corner of the building achieves articulation, balance, and
rhythm between building forms, and lightens perceived bulk and mass, as viewed
approaching the building along Marsh Street. New cedar accent project awnings on
the west elevation of the building provide a human -scale element to the building
and provide visual interest through shadow lines and color and material contrast
that will be complemented by the screening and shadow effects of mature
Ian dscaping. The resulting appearance exhibits harmony, rhythm, and balance
consistent with guidance provided in § 2.2 (A), balance of articulation encouraged
by § 2.2 (B), and use of articulation to visually reduce apparent mass, as described
in § 2.2 (C) of the Guidelines.
d) The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA). It involves minor alteration of an existing
structure, as described in CEQA Guidelines § 15301 (Existing Facilities).
SECTION 2. Action. The Architectural Review Commission hereby approves the revised
design presented at this hearing, including previously completed cedar siding installation, the
proposed addition of three (3) metal and cedar accent awnings, and the planting of two additional
oak trees, pursuant to the direction and guidance provided by the City Council for final action on
appeal APPL-1070-2017, as described in Resolution No. 10839 (2017), subject to the following
conditions:
Resolution No. ARC 1020-18
APPL-1070-2017 (1135 Santa Rosa)
Conditions
Planning (Community Development)
Page 4
a) Conformance to approved_ plans and conditions. Plans submitted for construction
permits for this modification shall be in substantial compliance with the photo -
simulations presented to the Architectural Review Commission at their meeting
held November 19, 2018, and with all conditions of project approval. Any change
to the approved design, colors, materials, or landscaping, or to any conditions of
approval must be reviewed and approved by the Community Development Director
or Architectural Review Commission, as deemed appropriate.
Indemnity
b) The applicant shall defend, indemnify and hold harmless the City and/or its agents,
officers and employees from any claim, action or proceeding against the City and/or
its agents, officers or employees to attack, set aside, void or annul, the approval by
the City of this project, and all actions relating thereto, including but not limited to
environmental review Indemnified Claims"). The City shall promptly notify the
applicant of any Indemnified Claim upon being presented with the Indemnified
Claim and the City shall fully cooperate in the defense against an Indemnified
Claim.
On motion by Commissioner Rolph, seconded by Commissioner Smith, and on the
following roll call vote:
AYES:
Beller, Rolph, Smith, Withers, Vice -Chair Nemcik, Chair Root
NOES:
None
REFRAIN:
None
ABSENT:
Soll
The foregoing resolution was passed and adopted this 19t' day of November 2018.
G !
Doug Davids , Secretary
Planning Commission