HomeMy WebLinkAboutItem 07 - COUNCIL READING FILE - 774 Caudill_ARC Report 4.16.18
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of modifications to previously approved mixed-use project that includes 3,000
square feet of commercial/retail space, and 33 residential units within the South Broad Street Area
Plan (ARCH-2628-2016).
PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
e-mail: kbell@slocity.org
FILE NUMBER: MOD-1394-2018 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant Montage Development
Complete Date March 29, 2018
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 SF)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Montage Development, is proposing to modify the previously approved mixed-use
project located at 774 Caudill Street (ARCH-2628-2016). Upon review of plans submitted for
building plan review, the applicant identified necessary changes to the project layout and design to
improve the projects feasibility, which prompted additional review by the ARC. The first change
identified was the elimination of the underground parking area, which initiated other changes to
accommodate parking and circulation such as; the inclusion of a mechanical parking lift, vehicle
access areas, tree removals, changes to commercial/residential unit configurations/layouts, and
changes to the elevations including colors and materials.
The project has been designed to be consistent with the previously approved project and the
proposed modifications are consistent with the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG).
Meeting Date: April 16, 2018
Item Number: 3
MOD-1394-2018
774 Caudill Street
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
Project Background
On June 20, 2016 the ARC unanimously found the project consistent with the South Broad Street
Area Plan and Community Design Guidelines, subject to findings and conditions of ARC
Resolution No. 1011-16 (Attachment 2, Previous Staff Report & Action Update).
On July 12, 2016, the City Council unanimously approved the request for a density bonus of 48
percent and a reduction in the site development standards for the maximum building height to
extend 47.5 feet where 40 feet is normally allowed (Attachment 3, City Council Resolution No.
10734 (2016 Series)). The density and maximum height of the project which have been approved by
the City Council are not subject to re-evaluation as part of this application.
Project Description
A summary of the significant project modifications are identified below (Attachment 4, Reduced
Project Plans):
1. Site Plan: Modifications to a four-story mixed-use building to include mechanical
parking lifts rather than underground parking;
• Revised residential/commercial floor plan layouts
• 33 residential units, where 36 were previously approved
• Commercial square footage reduced from 4,355 to 3,000 square feet
• Removal of the Brazilian Pepper Tree
2. Design: Broad Street Village Contemporary style that includes the following changes;
• Revised colors and replacement of materials
• Revised vehicle access areas and storefront layouts
• Revisions to roof-top common area
• Revised stair and elevator towers
• Changes to the West and North Elevations
Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 75% 100% (C-R & C-S)
Density 26.94 3 18.5
Parking Spaces 59 43 (30% Reduction)
Notes: 1. Applicant’s project plans submitted 3/14/2018
2. South Broad Street Area Plan
3. Separate Application (AFFH 3142-2016)
MOD-1394-2018
774 Caudill Street
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3.0 PROJECT ANALYSIS
The proposed modifications must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
Building Design Modifications
The SOBRO design guidelines require that Mixed-Use buildings be designed to reflect either the
Railroad Commercial or the Broad Street Village Contemporary architectural styles. The Broad
Street Village Contemporary Style pays homage to the past with a blend of traditional and
contemporary architectural forms, materials, and influences to create an urban village character. The
CDG’s state that multi-family housing should be derived from architectural styles in the
surrounding neighborhood and should be designed to ensure that the height and bulk of higher
density projects do not impact adjacent lower density residential areas (CDG, Chapter 5.4C).
The proposed mixed-use building is contemporary in character, consistent with the Broad Street
Village Contemporary style. The project’s architectural style is designed to complement the service
commercial and industrial theme of the neighborhood, with consideration of the social and
industrial history of the original tract. The project plans include side by side comparison of the
design changes from each elevation compared to the previously approved project.
South & East Elevations: The applicant has incorporated only minor changes to the exterior
elevations along the South and East elevations to maintain as much consistency with the previously
approved project as possible, as seen from the public right of way (Figure 1). Changes along these
elevations included the use of lighter color tones and new stair and elevator towers, along with the
elimination of the rooftop kitchenette. The driveway access along Caudill and Victoria Avenue have
also been modified to accommodate the revised parking layout, which also included changes to the
commercial storefront design.
North & West Elevations: The applicant has modified the layout of the residential units to be a more
uniform design while also reducing the number of units from 36 to 33 units. These changes directly
affected the design of the North & West elevations, resulting in a more simplified design. The
applicant has worked with staff to incorporate various materials to ensure that all elevations are
visually interesting and receive interesting architectural treatments that enhance views of the
structure from all views on and off site. The structure demonstrates consistent use of colors,
materials, and detailing throughout all elevations of the building. The design utilizes vertical wall
articulation, offsets, awnings, and balconies to relieve the form and mass of the building.
Figure 1: Revised rendering (left), previously approved rendering (right).
MOD-1394-2018
774 Caudill Street
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Parking Requirements
Zoning Regulations Table 6 (Parking Requirements by Use) states that the proposed commercial
uses will require approximately 10.5 parking spaces (1/300 square feet). Section 17.90.040K
(Standard incentives for housing projects) provides alternative parking requirements for a project
that provides affordable housing based on the number of bedrooms for a total of 51 parking spaces
for the residential component of the project and allows tandem parking. However, the previous
approval of the project granted a 30% mixed use/shared parking reduction that is still in effect,
resulting in a total 43 parking spaces required for the project, where 59 parking spaces are provided.
Mechanical Parking Lift: The applicant is requesting to incorporate 42 parking spaces as
mechanical lifts. The dimensions of the system allow for a large variety of car models as listed
within the Project Plans, Sheet A302 (Attachment 4). Vehicles which do not fit into the lift system,
have the ability to park in the regular parking stalls provided in the surface parking lot (17 spaces).
The Zoning Regulations stipulate that an Administrative Use Permit (elevated to the ARC in this
case) is required for mechanical parking lifts in commercial zones with required findings ensuring
superior design and implementation of City goals and policies for infill development.
The project complies with the required findings as incorporated into the draft resolution of this
project. However, while the design of the mechanical parking lift incorporates colors and materials
consistent with the architectural design of the
building, the variety of colors selected draws
unnecessary attention to the property. The
CDG’s state that the exterior colors of a
building are as important as the materials in
determining how people think about the
building and its surroundings; color should
not be used as an attention getting device
(CDG 3.1B.12a). Staff recommends
Condition No. 7, requiring revisions to the
design of the mechanical parking lift to
incorporate the use of muted tones for
compatibility with the building and site
design.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
Figure 2: Design elevation of the mechanical
parking lift (above).
MOD-1394-2018
774 Caudill Street
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6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Previous ARC Staff Report & Action Update
3. City Council Resolution No. 10734 (2016 Series)
4. Reduced Project Plans
Available at the Community Development Department: Project Plans
Available at ARC Hearing: Colors and Materials Board
Website Link to South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, April 16, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
April 16, 2018 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Root.
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll,
Christie Withers, Vice-Chair Amy Nemcik, and Chair Allen Root
Absent:
Staff: Deputy Director Doug Davidson. Other staff members presented reports or
responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
PUBLIC HEARINGS
1. 3249 Broad Street Continued review of a new three-story mixed-use project, which has been
revised to include six ground-floor hotel rooms, 20 one-bedroom apartments, and 12 studio
apartments, including four moderate income units and associated standard parking reduction
incentive, one laundry room, onsite parking, associated tree removals, and landscaping, with
a categorical exemption from environmental review, Case #: ARCH-3530-2016, C-R-SF
zone; Levi Seligman, Applicant.
Vice-Chair Nemcik recused herself.
Associate Planner Shawna Scott presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Minutes – Architectural Review Commission Meeting of April 16, 2018 Page 2
Applicant Levi Seligman and architect Joel Snyder presented the proposed project and
responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 6-0-0-1 to adopt a Resolution entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF
THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW THREE-STORY MIXED-USE PROJECT INCLUDING
SIX HOTEL UNITS, 32 RESIDENTIAL UNITS (INCLUDING FOUR
MODERATE INCOME AFFORDABLE UNITS), ONSITE PARKING, AND
ASSOCIATED TREE REMOVALS, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED APRIL 16, 2018 3249 BROAD
STREET (ARCH-3530-2016) as presented with the following change:
Modification of Condition 35 to include “to the satisfaction of the Utilities Director.”
2. 774, 780, and 796 Caudill Street Review of modifications to project design elements and
the inclusion of a mechanical parking lift associated with a previously approved mixed-use
project that includes 3,000 square feet of commercial/retail space, and 33 residential units
within the South Broad Street Area Plan (ARCH-2628-2016), with a categorical exemption
from environmental review, Case #: MOD-1394-2018, C-S-SF/C-R-SF zone; Montage
Development, Chuck Francoeur, Applicant.
Associate Planner Kyle Bell presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicants Chuck Francoeur and Steven Ross with Montage Development presented the
proposed project and responded to Commissioner inquiries.
Public Comments:
Joel Snyder
Dean Miller
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SOLL, CARRIED 6-1-0 to continue to a date uncertain with the following direction
provided:
Minutes – Architectural Review Commission Meeting of April 16, 2018 Page 3
Side elevations should provide additional articulation and material details.
Provide window and architectural details (awnings, balconies, etc.) identifying specific
materials and colors, window and storefront details should express dimension and be
recessed.
Enclosure on mechanical parking should be of a superior design, complimentary to the
architecture of the primary building.
Enclose the parking lifts to integrate as a building element and less of a shed for cars. Include
a more complementary roof style to the main buildings form (consider solar ready).
Consider providing parapet detailing along the street elevations and reduce the parapet
height, specifically along the stair towers.
Provide more muted colors and more subdued designs. Tone the stucco and use a warmer
color, and darken staircase colors especially on north and east elevation.
Provide overall consistency on building walls and elevations.
Consider growing vines or green screens to soften up elevations around parking lift and other
elevations to improve articulation and enhance views toward the property.
Provide a landscape plan.
Plans should include the context of the neighboring structures adjacent to the property.
Consider more coordination with window frames and double or single hung windows per the
south Broad street plan. Eliminate horizontal sliding windows on the north elevation.
Revise renderings and elevations to address inconsistencies within the project plans and
colors and materials board.
Include North arrows on site plan and floor plans.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:08 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, May 7, 2018, 2018 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
Minutes – Architectural Review Commission Meeting of April 16, 2018 Page 4
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 06/04/2018