HomeMy WebLinkAboutItem 07 - COUNCIL READING FILE - 774 Caudill_ARC Report 7.16.18
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued 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 June 20, 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 ARC
continued the project on April 16, 2018 and provided directional items for the applicant to work
with staff to redesign the project to address specific concerns.
The project has been re-designed to address the thirteen directional items and the proposed
modifications are consistent with the South Broad Street Area Plan (SOBRO) and Community
Design Guidelines (CDG).
Meeting Date: July 16, 2018
Item Number: 2
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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 Description
A summary of the significant project modifications are identified below (Attachment 6, Revised
Project Plans):
1. Site Plan: Please review the previous staff report for project details and features
(Attachment 2, Previous Staff Report 4.16.18).
2. Design: The revised design includes the following changes;
• Revised colors and materials
• Revised architectural style
• Roof-top common area removed
• Revised stair and elevator towers
• Architectural changes to all elevations in include more muted tones and
simplified design
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 58 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)
3.0 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 4, Staff Report & Action Update 6.20.16).
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 5, 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.
On April 16, 2018 the ARC reviewed the proposed modifications to the building design and
continued to a date uncertain (Attachment 3, ARC Meeting Minutes). The ARC provided direction
MOD-1394-2018
774 Caudill Street
Page 3
to the applicant to work with staff to redesign the project to address specific concerns including the
following;
1) Side elevations should provide additional articulation and material details.
2) Provide window and architectural details (awnings, balconies, etc.) identifying specific
materials and colors, window and storefront details should express dimension and be
recessed.
3) Enclosure on mechanical parking should be of a superior design, complementary to the
architecture of the primary building.
4) 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).
5) Consider providing parapet detailing along the street elevations and reduce the parapet
height, specifically along the stair towers.
6) Provide more muted colors and more subdued designs. Tone down the stucco and use a
warmer color and darken staircase colors especially on north and east elevation.
7) Provide overall consistency on building walls and elevations.
8) 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.
9) Provide a landscape plan.
10) Plans should include the context of the neighboring structures adjacent to the property.
11) 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.
12) Revise renderings and elevations to address inconsistencies within the project plans and
colors and materials board.
13) Include North arrows on site plan and floor plans.
4.0 PROJECT ANALYSIS
The ARC recommended directional items to be reviewed and evaluated prior to taking final action
on the project. The applicant has made the following changes in response to the directional items:
Directional Item #1: Side elevations should provide additional articulation and material details.
Response: The applicant has revised the side elevations, however, due to the location of the
structure along the property line, articulation and building openings are limited. Staff recommends
Conditions No. 4 requiring the applicant to continue working with staff to incorporated additional
articulation to the north and west stair tower elevations including but not limited to non -operable
windows, vertical landscaping, or further continuation of the brick veneer along the ground level.
Directional Item #2: Provide window and architectural details (awnings, balconies, etc.)
identifying specific materials and colors, window and storefront details should express dimension
and be recessed.
Response: The applicant has provided window and architectural details within the revised project
plans, see Sheet A8.0. Condition No. 5 has been provided to ensure window frames and mullions
are recessed to provide dimension and reflect a high-quality design compatible with the
neighborhood character.
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774 Caudill Street
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Directional Item #3: Enclosure on mechanical parking should be of a superior design,
complimentary to the architecture of the primary building.
Response: The applicant has revised the design of the parking lift enclosure to incorporate a
rainscreen material along the exterior elevations. The rainscreen provides visual interest as seen
from adjacent properties and is compatible with the architectural style of the primary building.
Directional Item #4: 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).
Response: The parking lift enclosure has been redesigned to eliminate the shed roof design. Staff
recommends Condition No. 8 to revise the roof design of the parking lift to be compatible with the
roof style of the primary building, designed as solar ready.
Directional Item #5: Consider providing parapet detailing along the street elevations and reduce
the parapet height, specifically along the stair towers.
Response: The applicant has redesigned the parapet of the building along all elevations to
incorporate an eave overhang design, effectively reducing the visual mass of the structure.
Directional Item #6: Provide more muted colors and more subdued designs. Tone down the stucco
and use a warmer color and darken staircase colors especially on north and east elevation.
Response: The applicant has modified the design to reflect more muted colors and a subdu ed
design. The staircases along the north and east elevation have been redesigned to include darker
colors. The applicant has expressed flexibility regarding a warmer accent color for the project and
will present options to the ARC at the hearing for consideration. Staff has provided Condition No. 3
to revise the design to incorporate a warmer accent color, as approved by the ARC.
Directional Item #7: Provide overall consistency on building walls and elevations.
Response: The project has been redesigned to incorporate consistency between each elevation.
Directional Item #8: 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.
Response: The revised design of the parking lift does not include growing vines or green screens,
however, the use of rainscreens does improve articulation and enhance views toward the property.
Directional Item #9: Provide a landscape plan.
Response: The applicant has provided landscape plans, see Sheet A2.0.
Directional Item #10: Plans should include the context of the neighboring structures adjacent to
the property.
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774 Caudill Street
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Response: The applicant has provided renderings of the project in the context of the site as seen on
Sheets A3.2 and A3.3 of the project plans. The renderings provide a visual representation of the
how the project fits within the setting of the site.
Directional Item #11: 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.
Response: The project has been revised to provide more coordination between window frames on
each elevation. The horizontal sliding windows on the north elevation have been eliminated.
Directional Item #12: Revise renderings and elevations to address inconsistencies within the
project plans and colors and materials board.
Response: Plans have been revised to address inconsistencies between the renderings and the
elevations, a revised colors and materials board will be available at the ARC hearing.
Directional Item #13: Include North arrows on site plan and floor plans.
Response: A north arrow has been provided on the site plans and floor plans.
5.0 CONCLUSION
In summary, the applicant has responded to the ARC directional items and the revised project
design complies with building setbacks, parking, lot coverage, density, and building height
requirements consistent with the South Broad Street Area Plan. 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. The project plans include side-by-side comparison of the design changes from
each elevation compared to the previously reviewed project.
Figure 1: Rendering of the project as seen from the neighboring property to the west of the subject site along
Caudill Street.
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774 Caudill Street
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6.0 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.
7.0 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.
8.0 ALTERNATIVES & RECOMMENDATION
8.1. Continue the project with direction to the applicant and staff on pertinent issues.
8.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
9.0 ATTACHMENTS
1. Draft Resolution
2. Previous ARC Staff Report 4.16.18
3. ARC Meeting Minutes 4.16.18
4. Previous ARC Staff Report 6.20.16
5. City Council Resolution No. 10734 (2016 Series)
6. Revised 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, July 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, July
16, 2018 at 5:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo,
California, by Chair Root.
ROLL CALL
Present: Commissioners Brian Rolph, Micah Smith, Angela Soll, Vice-Chair Amy Nemcik, and
Chair Allen Root
Absent: Commissioners Beller, and Withers
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
Lydia Maurenza
End of Public Comment--
CONSIDERATION OF MINUTES
1. Approval of the minutes of June 4 and June 18, 2018 of the Architectural Review
Commission meeting.
ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER
NEMCIK, CARRIED 5-0-2 to approve the June 4, 2018 Minutes as presented.
ACTION: MOTION BY COMMISSIONER SOLL, SECOND BY COMMISSIONER NEMCIK,
CARRIED 5-0-2 to approve the June 18, 2018 Minutes with a correction to the roll call.
Minutes – Architectural Review Commission Meeting of July 16, 2018 Page 2
PUBLIC HEARINGS
2. 790 Foothill. Continued review of a new four-story mixed-use project with 6,805 square feet
of ground floor commercial/retail space, 78 residential units, and 155 parking spaces. Twelve
of the units in the project will be affordable to very-low income households, which allows for
a 35% density bonus. Two affordable housing incentives are being requested including the
construction of a 43-foot tall structure where 35 feet is normally allowed and an increase in
allowable lot coverage from 75% to 90%. The project is both statutorily exempt under Section
15195 and categorically exempt under Class 32, In-Fill Development Projects, Section 15332
of the CEQA Guidelines. Case #: ARCH-1186-2017; Zone C-C-SF; LR Real Estate
Investment Group, LLC. Loren Riehl, applicant.
Associate Planner Rachel Cohen presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant, Loren Riehl provided an overview of the project.
Public Comment:
William Braddock
Julie Frankel
Camille Small
Dave Hanning
Genevieve Czech
Odile Ayral
Marilyn Kinsey
James Lopes
Larry Leal
Quinn Pullen
Brett Cross
Larry Shield
Judi Tewell
Roberta Foster
Farid Shaheed
Richard Waddell
Bart Topham
Cheryl McLean
End of Public Comment--
ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER SMITH,
CARRIED 3-2-2 (COMMISSIONERS SOLL AND VICE CHAIR NEMCIK VOTING NO AND
COMMISSIONERS BELLER AND WITHERS ABSENT) to adopt a Resolution No. ARC-1013-
2018
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW FOUR-STORY MIXED-USE PROJECT
WITH 6,800 SQUARE FEET OF GROUND FLOOR COMMERCIAL/RETAIL
SPACE, 78 RESIDENTIAL UNITS, AND 155 PARKING SPACES. THE
PROJECT IS CATEGORICALLY EXEMPT UNDER CLASS 32, IN-FILL
DEVELOPMENT PROJECTS, SECTION 15332 OF THE CEQA GUIDELINES.,
AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JULY 16, 2018, 790 FOOTHILL BLVD (ARCH-1186-2017)”
With the following additions/modifications to the conditions of approval:
Include the revisions presented in staff’s presentation.
Minutes – Architectural Review Commission Meeting of July 16, 2018 Page 3
Each of the building segment shall be revised to convey separate identities using cohesive
color and materials to the satisfaction of the Community Development Director. Plans
submitted for a building permit shall include color elevations that illustrate the revised
color and material changes.
The project shall include more intentional articulation in the form of awnings, window sills,
etc., especially along the west elevation to the satisfaction of the Community Development
Director.
The roof line of the fourth floor shall be revised to include varying heights and more
transparency to the satisfaction of the Community Development Director.
The building plan submittal shall show street trees with tree wells, grates and guards to the
approval of the City Arborist and in accordance with City Engineering Standards. Tree
species and sizes and all associated planting requirements shall be per City Engineering
Standards, and shall incorporate the use of structural soils, subject to the approval of the
City Arborist and Community Development Director, as appropriate.
3. 774, 780, & 796 Caudill. Continued review of a modification to 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. Zone: C-S-SF, Case #: MOD 1394-2018, 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.
Public Comments:
Jeff Jamieson
James Lopes
Kyle Rizzoli
Eric Meyer
End of Public Comment--
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR NEMCIK,
CARRIED 5-0-0 to adopt a Resolution No. ARC-1014-2018 entitled:
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE MODIFICATIONS OF A DEVELOPMENT
PROJECT CONSISTING OF A FOUR-STORY MIXED-USE STRUCTURE
INCLUDING 3,000 SQUARE FEET OF COMMERCIAL/RETAIL SPACE, AND
33 RESIDENTIAL UNITS, WITH A MECHANICAL PARKING LIFT. THE
PROJECT IS CATEGORICAL EXEMPTION FROM ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
Minutes – Architectural Review Commission Meeting of July 16, 2018 Page 4
ATTACHMENTS DATED JULY 16, 2018 (774 CAUDILL STREET MOD-1394-
2018)”
With the following direction:
The design may incorporate the revised color scheme as presented at the hearing so long as the
color of the balcony railings are provided with a lighter color, the cantilevered floor framing
shall be the same color tone as the projecting eaves as identified in the revised design.
4. 1135 Santa Rosa St. Review of a modification to approved building design, and final action
on an appeal of the decision of the Architectural Review Commission denying changes to
approved colors and building design for a remodeled commercial building, with a categorical
exemption from environmental review. Zone: C-D, Case #: APPL-1070-2017, Ben Kulick,
33 Tons LLC, Appellant.
Assistant Planner Walter Oetzell presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
James Lopes
Dave Hannings
Brett Cross
Marlin Vix
Russell Brown
End of Public Comment--
ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY COMMISSIONER SOLL,
CARRIED 4-0-1 to adopt a Resolution No. ARC-1015-2018
entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO 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)”
With the following direction:
Apply two different colors as originally approved to break up the massing as directed by City
Council. Use the approved merlex blend as the lighter or darker.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
Minutes – Architectural Review Commission Meeting of July 16, 2018 Page 5
ADJOURNMENT
The meeting was adjourned at 9:40 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, August 6, 2018 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/27/2018