HomeMy WebLinkAboutItem 3 - ARCH-0551-2019 (1034 Mill)
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is comprised of five residential dwellings within three new 3-story buildings
(3,415, 3,300, and 3,090 square feet each).
General Location: The project site is an “L-Shaped” parcel, 11,415 square feet in area, on the north
side of Mill Street, between Santa Rosa and Osos Streets.
Present Use: Single-family dwelling
Zoning: Office (O)
General Plan: Office
Surrounding Uses:
East: Commercial Office
West: Single-family dwelling
North: Commercial Dwellings
South: Multi-family dwellings
2.0 PROPOSED DESIGN1
Architecture: Craftsman theme
Design details: Mix of board and batten and
lap siding
Materials: Fiber-cement board, board &
batten (vertical) and lap siding (horizontal)
pattern, trim and pediment details;
Composition shingle roofing
Colors: Primary colors are tones and variations of grey (green-grey, blue-grey), and beiges and
“cream”; Accent colors are black (window trim) and white (fascia, cornice, pediments)
1 See Project Plans (Attachment 1) Sheets A8 & A9 (Elevations), A10 (Colors & Materials); and A13-A16 (Views)
Meeting Date: December 16, 2019
Item Number: 3
Item No. 1
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 1034 Mill St FILE NUMBER: ARCH-0551-2019
APPLICANT: Brian Rolph
____________________________________________________________________________________________________
For more information contact: Walter Oetzell, Assistant Planner at 781-7593 (woetzell@slocity.org)
Figure 1: Vicinity Map (1034 Mill)
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3.0 FOCUS OF REVIEW:
The ARC’s role is to provide a recommendation to the Community Development Director regarding
the consistency of the proposed building design with the Community Design Guidelines.
Community Design Guidelines: www.slocity.org/home/showdocument?id=2104
4.0 DESIGN GUIDELINES and DISCUSSION ITEMS
Community Design Guidelines (CDG) are used by the staff, City Council, and advisory bodies in the
review of proposed development projects to help ensure that such projects meet the City's
expectation for the quality and character of new development. The proposed project, multi-family
structures proposed to be constructed on vacant parcels between exist ing development, is to be
evaluated against the guidelines provided for Infill Development (CDG § 5.3). These are intended to
provide for infill projects of high architectural quality that are compatible with existing development.
Staff has identified the discussion items below related to consistency with these Guidelines.
Highlighted Sections Discussion Items
General Design Principles
§ 2.2 (C) Building Design;
Attention to Details
The Commission should consider whether additional detailing, such as
window trim, should be encouraged.
Infill Development
5.3 (A.1) General Principles,
compatibility
The Commission should discuss whether, or to what degree, the design
of the buildings, which are larger than others in the neighborhood, are
compatible in scale with adjacent buildings and others in the
neighborhood.
Figure 2: Project rendering (Front Elevation)
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In particular, the abrupt transition to a 3-story height adjacent to the
smaller dwelling to the west of the project, and the bulk and
prominence of the two 2-story gabled building forms on either side of
the entry driveway contribute to a perception of height and bulk that
could have a negative impact on adjacent smaller buildings.
5.3 (C) Visual impacts from
building height
The Commission should consider whether, as noted above, and as more
specifically discussed in this guideline, the proposed structures should
set back upper floors to reduce impacts on adjacent smaller homes (i.e.
the adjacent dwelling to the west).
5.3 (D) Outdoor living areas Though balconies are encouraged by this standard, the Commission
should consider whether deck areas provided for units in Buildings A
and C are designed located in a manner that will avoid privacy and noise
impacts to the neighboring dwelling (to the west).
5.3 (E) Exterior finish materials The Commission should consider whether the exclusive use of fiber-
cement board as a siding material represents an appropriate mixture of
materials, and whether an additional material found in the
neighborhood could be incorporated to accent this material for
additional variety and visual interest.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Front Setback 15 15
Interior Side Setbacks West Side / East Side
1-13 feet 8 ft / 7 feet 5 feet
14-17 feet 8 feet / 7 feet 6 feet
18-22 feet 8 feet / 7 feet 7 feet
23-26 feet 9 feet / 9 feet 8 feet
27-31 feet 9 feet / 9 feet 9 feet
32-35 feet (na) / 10.5 feet 10 feet
Rear Setback
1-35 feet 22 feet 5 to 10 feet
Maximum Height of Structures 33 feet 35 feet
Lot Coverage 34% 60%
Density Units (DU) 5.50 5.83
Total # Parking Spaces 10 10
Total # Bicycles 6 6
(2 ea. Dwelling)
Environmental Status Categorically Exempt (CEQA Guidelines § 15332)
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6.0 ACTION ALTERNATIVES
6.1 Recommend that the Community Development Director find the project consistent with the
City’s Community Design Guidelines, including any recommended conditions of approval to
address consistency with the Community Design Guidelines. This recommendation will be
forwarded to the Community Development Director for final act ion on the project.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues
6.3 Recommend that the Community Development Director find that the project is not
consistent with the City’s Community Design Guidelines. This recommendation denial should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, Zoning Regulations, Community Design Guidelines, or other policy documents.
7.0 ATTACHMENTS
1 Project Plans
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019 MILL STREET COMMONSATTACHMENT 1
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO PROJECT DIRECTORYOwner: Brian Rolph1031 Walnut Street,San Luis Obispo805.543.1212brian.a.rolph@gmail.comCivil Engineer: Mark DavisP.O. Box 393Creston, CA 93432805.238.2732mark@daviscivileng.comPROJECT DESCRIPTIONThis project consists of using the existing lot and theunderlying lot line to create two separate properties with acommon driveway. The proposed smaller lot has a duplex onthe property. Each unit is a 2 bedroom unit and the units sharethe common driveway to access their individual garages. The2nd and proposed larger lot consists of a duplex and a singlefamily residence on the property. The duplex consists of 2 onebedroom units and the single family residence consists of 2bedrooms and a large back yard.LAND USE REQUIREMENTSAddress: 1034 Mill StreetAPN: 002-314-026Zoning: Office (O)Current Use: ResidentialProposed Use: ResidentialLot 1 size: 8,430 sq ft .193 acresLot 2 size: 2,982 sq ft .068 acresLot 1 density: 2.3 density units 2.3 density units proposedLot 2 density: .8 density units 2 density units proposed*PARKING CALCULATIONSSHEET INDEXA1.0 Project Data-- Site SurveyC1.0 Grading and DrainageC2.0 Utility PlanA2.0 Site PlanA2.1 Landscape PlanA1.0Project DataVICINITY MAPP
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Santa Rosa StA3.0 Bldg. A Floor PlanA3.1 Bldg. B Floor PlanA3.2 Bldg. C Floor PlanA4.0 North ElevationsA4,1 East ElevationsA4,2 West ElevationsA4,3 South ElevationsA5.0 Shade StudiesA6.0 Street Rendering
09-17-2019 A2.2 Turning DiagramsTotal Density allowed4,32 density unitsDensity increase (17.140.040 D) 35% with affordableProposed Density 5.82 density unitsLot 1 height limit: 35'3 -5" height proposedLot 2 height limit: 35'31'-2" height proposedAdjacent Zones: Office (O)2"*Allowed per table 2-12Building A Area: Unit 1 garage: 497 sq ftUnit 1 deck: 132 sq ftUnit 1 living space: 1,204 sq ftUnit 2 garage: 285 sq ftUnit 2 deck: 81 sq ftUnit 2 living space: 1,218 sq ftBuilding B Area: Unit 1 garage: 392 sq ftUnit 1 deck: 155 sq ftUnit 1 living space: 1,214 sq ftUnit 2 garage: 252 sq ftUnit 2 deck: 56 sq ftUnit 2 living space: 1,234 sq ftBuilding C Area: Garage space:Deck space:Living space:578 sq ft450 sq ft2,062 sq ftBike Stalls 2 per unit 2 per unit providedBUILDING INFORMATIONBUILDING INFORMATIONOccupancy: R-3 ResidentialConstruction Type: VB, SprinkleredSprinkler System: 13-DProposed Stories: 3Lot 1: 2 bedroom 2 parking spaces required2 bedroom 2 parking spaces requiredlot 2: 3 bedroom2 parking spaces required2 bedroom2 parking spaces required2 bedroom2 parking spaces required10 spaces total (10 provided)* per section 17.140.090 exception K, tandem parking is allowedsince affordable units are provided on site. parking standards foraffordable development waive requirements for guest parkingspaces and require 2 spaces per 2 and 3 bedroom unitsLot 1: 2 bedroom 1.5 parking spaces required2 bedroom 1.5 parking spaces required3 spaces total (3 provided)lot 2: 3 bedroom 2.25 parking spaces required2 bedroom 1.5 parking spaces required2 bedroom1.5 parking spaces required5.25 spaces totalplus 1 guest space (7 provided)ATTACHMENT 1
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ATTACHMENT 1
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO A2.0SITE PLANREFER TO LANDSCAPE PLAN FOR TREE REMOVALAND REPLACEMENT ALONG WITH ARBORIST EMAILSTATING WHICH TREES CAN BE REMOVEDAND WHICH NEED TO BE SAVEDSITE PLAN LEGEND(N) 6' TALL WOOD FENCE, REFER TO IMAGE BELOW(N) CONCRETE SITE WORK(N) PERVIOUS PAVERS PER CIVIL PLANS4'-0" TALL OR 6'-0" TALL
WOOD FENCE
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DDE20'-0"16'-0"FG15'-0"9'-0"7'-0"7'-112"7'-0"22'-312"8'-0"3'-0"3'-0"BAAAAACJ3'-0"VITREOUS CHINAL AVAT OR YP ENNINGTONK-2196-8ARCHITECTURAL SITE PLANSCALE: 1:20BLDG. BBLDG. ABLDG. CKEYNOTESA: (N) LONG TERM BIKE PARKING SPACE IN EACH UNITB: (N) NEW DRIVEWAY APPROACHC: (E) HOUSE TO BE DEMOLISHED, REFER TO HISTORIC REPORTD: LOCATION OF TRASH BINS ON STREET ONE DAY A WEEK. REFER TO LETTER FROM TRASH COMPANY. FRONTAGE PROVIDES ENOUGH SPACE FOR 10 BINSE: EXISTING METERED PARKING SPACE TO BE REMOVED AND CURB TO BE STRIPED REDF: LOCATION OF 1 TRASH, 1 RECYCLE, AND 1 GREEN WASTE BINS ENCLOSED IN A 4'TALL WOOD FENCE, REFER TO IMAGE BELOWG: LOCATION OF 2 TRASH, 2 RECYCLE, AND 2 GREEN WASTE BINS ENCLOSED IN A 4'TALL WOOD FENCEJ: (N) COMMON DRIVEWAY, REFER TO CIVIL FOR DRIVEWAY EASEMENTK: TANDEM PARKING LOCATIONKKATTACHMENT 1
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO A2.1LANDSCAPE PLANVITREOUS CHINALAVATORYPENNINGTONK-2196-8
VITREOUS CHINALAVATORYPENNINGTONK-2196-8 EBBBFFGE10" HOLLY OAKNON-NATIVE18" PINE24" PINE12" PALM12" PALMVITREOUS CHINALAVATORYPENNINGTONK-2196-8UNIT CA4" CRAPE MYRTLE6" FRUITTREECCDTREESQTYBOTANICAL NAME / COMMON NAMESIZE8 Hymenosporum flavum / sweetshade 15 galsize: 25' - 40' tall x 15' - 20" wideWUOLS PF: .4 - .6SHRUBSQTYBOTANICAL NAME / COMMON NAMESIZE 8 Achillea millefolium `Moonshine` / Yarrow 2 galSize: 2`-3` tall and wideWUCOLS PF: .1 - .4 10 Ceanothus x `Dark Star` / California Lilac 5 galSize" 6`-8` tall and wideWUCOLS PF = < .1 30 Festuca idahoensis `Siskiyou Blue` / Siskiyou Blue Fescue 1 galSize: 1`-2` tall and wideWUCOLS PF = < .1 7 Muhlenbergia rigens / Deer Grass 2 galSize:4`-5` tall x 4`-6` wideWUCOLS PF: .1 - .3LANDSCAPE SITE PLANSCALE: 1:20UNIT BUNIT AUNIT CKEYNOTESA: EXISTING TREE TO REMAINB: EXISTING SHRUB TO INCLUDING VOLUNTEER AND BIRD PLANTED SMALL TREES ALONG THE WEST AND SOUTH SIDE OF PROPERTY TO BE REMOVEDC: PROTECT THE ROOT ZONE OF NEIGHBORS BOTTLE BRUSH TREESD: ATTEMPT TO PRESERVE THE CRAPE MYRTLE TREEE: REMOVE THE VOLUNTEER DATE PALMF: REMOVE 2 DROUGHT STRESSED PINESG: REMOVE THE HOLLY OAK TREE UNDER PUBIC WORKS DIRECTIONTREE REMOVAL: 4 SIGNIFICANT TREES REMOVED: 8 TREES ADDED AT A 2:1 RATIOPLANTING LEGEND10-17-2019
ATTACHMENT 1
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019TURNING DIAGRAMSCALE: 1/16" = 1'-0 (BUILDING C)BLDG. BBLDG. ABLDG. CA2.2TURNING DIAGRAMSTURNING DIAGRAMSCALE: 1/16" = 1'-0 (BUILDING A)BLDG. BBLDG. ABLDG. CTURNING DIAGRAMSCALE: 1/16" = 1'-0 (BUILDING B)BLDG. BBLDG. ABLDG. CATTACHMENT 1
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MILL STREET COMMONS
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09-17-2019BLDG. A THIRD FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. A SECOND FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. A FIRST FLOOR PLANSSCALE: 1/8" = 1'-0"LIVINGROOMKITCHENLIVINGROOMKITCHENBATHBATHBATHDECKDECKDININGROOMDININGROOMMASTERBEDROOMGARAGEUNIT 1GARAGEGARAGEUNIT 2DEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETA3.0BLDG. A FLOOR PLANDEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETBATHMASTERBEDROOMBEDROOMBEDROOMATTACHMENT 1
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09-17-2019BLDG. B THIRD FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. B SECOND FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. B FIRST FLOOR PLANSSCALE: 1/8" = 1'-0"BATHBEDROOMBATHBATHBATHKITCHENKITCHENDININGROOMDININGROOMLIVINGROOMLIVINGROOMDECKDECK2 CARGARAGEUNIT 1GARAGEUNIT 2BEDROOMBEDROOMBEDROOMDEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETA3.1BLDG. B FLOOR PLANDEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETATTACHMENT 1
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MILL STREET COMMONS
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11-04-2019BLDG.C FIRST FLOOR PLANSCALE: 1/8" = 1'-0"BLDG. C SECOND FLOOR PLANSCALE: 1/8" = 1'-0"BLDG. C THIRD FLOOR PLANSCALE: 1/8" = 1'-0"DECKLIVINGROOMKITCHENBATHDININGROOMBEDROOMBATHGARAGEMASTERBEDROOMDECKCLOSETBATHROOMMASTERBEDROOMCLOSETBATHROOMDECKOPENA3.2BLDG. C FLOOR PLANCLOSETATTACHMENT 1
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PLPLPL9'-0"27'-0"3'-0"25'-9"23'-9"7'-0"9'-0"27'-0"
22'-5"7'-0"9'-0"27'-0"
19'-0"3'-0"3'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-2"GROUND FLOOR0'-0"PLPL8'-0"9'-0"30'-6"19'-0"3'-0"7'-0"9'-0"30'-112"
19'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019BLDG. A ELEVATIONSCALE: 1/8" = 1'-0"BLDG. B ELEVATIONSCALE: 1/8" = 1'-0"BLDG. C ELEVATIONSCALE: 1/8" = 1'-0"A4.onorth elevationsSOUTHSOUTHSOUTHvertical fiber cementboard and batten siding,refer to material boardfor colors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color,please refer to material board ATTACHMENT 1
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GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"ROOF HEIGHT31'-5"PL7'-0"9'-0"31'-2"18'-11"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-2"MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019BLDG.C EAST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. A EAST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. B EAST ELEVATIONSCALE: 1/8" = 1'-0"A4.1east elevationsvertical fiber cementboard and batten siding,refer to material boardfor colors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color,please refer to material board ATTACHMENT 1
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GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"ROOF HEIGHT31'-2"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-5"MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019BLDG. A WEST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. C WEST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. B WEST ELEVATIONSCALE: 1/8" = 1'-0"A4.2west elevationsvertical fiber cementboard and batten siding,refer to material boardfor colors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color,please refer to material board ATTACHMENT 1
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PLPLPL7'-0"9'-0"3'-0"19'-0"27'-0"7'-0"9'-0"30'-6"
19'-0"7'-0"9'-0"27'-0"
22'-5"8'-0"9'-0"32'-5"
19'-0"3'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"PL9'-0"27'-0"3'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-5"MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019BLDG. B ELEVATIONSCALE: 1/8" = 1'-0"BLDG. C ELEVATIONSCALE: 1/8" = 1'-0"BLDG. A ELEVATIONSCALE: 1/8" = 1'-0"A4.3south elevationsNORTHNORTHNORTHvertical fiber cementboard and batten siding,refer to material board forcolors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color, pleaserefer to material board ATTACHMENT 1
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019 EQUINOX (3 PM)EQUINOX (12 PM)EQUINOX (10 AM)SUMMER (3 PM)SUMMER (12 PM)SUMMER (10 AM)WINTER (3 PM)WINTER (12 PM)WINTER (10 AM)A5.0SHADE STUDIESATTACHMENT 1
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MILL STREET COMMONS
1034 MILL STREET, SAN LUIS OBISPO
09-17-2019 A6.0STREET RENDERINGATTACHMENT 1
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