HomeMy WebLinkAboutItem 2 - ARCH-0748-2019 (2690 Victoria Ave)Meeting Date: February 3, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a four-story mixed-use building, that contains 32 low income affordable units
and 1,200 square feet of commercial space. The residential units provided will be mix of sizes including
eight three-bedroom, eight two-bedroom, and 16 one-bedroom units. The four-story structure is
proposed on the corner of Victoria Avenue and Humbert Avenue, east of Broad Street, and is within
the South Broad Street Area Plan. The proposed structure provides 25 parking spaces in a parking
garage on the ground floor, with access to the garage from both Victoria and Humbert. The commercial
component is also on the first floor, oriented towards the corner of the two streets. The second floor
will include a lobby, community room, courtyard with a children’s play structure, and nine of the
residential units. The remaining 23 units are located on the third and fourth floor. The proposed
project includes demolition of two existing non-historic structures onsite, the removal of seven on-site
trees, landscaping, and associated site and frontage improvements.
The project is proposed as a 100% affordable housing project, and includes two affordable housing
alternative incentive requests (§ 17.140.070), which are subject to Planning Commission review: 1) a
density bonus of 106%; and 2) an exception to the maximum height established in the South Broad
Street Area Plan to allow a 47-foot tall structure where 40 feet would normally be allowed (Attachment
1, Project Plans). The Planning Commission will review these aspects of the proposal at an upcoming
commission hearing.
General Location: The 16,793-square foot
project site is an existing parcel with access
from Victoria Avenue and Humbert Avenue,
east of Broad Street. The property has a
slope of approximately 5%, downward from
east to west. The property is within the
South Broad Street Area Plan.
Present Use: Non-historic residential units
and storage structures
Zoning: Retail Commercial Zone, Special
Focus Overlay (C-R-SF). Special Focus
Overlay in connection to the South Broad
Street Area Plan
General Plan: General Retail
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 3690 Victoria Avenue FILE NUMBER: ARCH-0748-2019
APPLICANT: Scott Smith, San Luis Obispo REPRESENTATIVE: Aisling Burke, Ten Over Studio
Non-Profit Housing Corporation
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
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Surrounding Uses:
East: Multi-Unit Residential
West: Single-Unit Dwellings & Commercial
North: Single-Unit Dwellings & Commercial
South: Multi-Unit Residential & Commercial
2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: One-, two-, and three-bedroom units, 1,200 square feet of ground floor commercial
with patio, podium construction for interior parking, flat roofs, outdoor courtyard and play area,
community room, residential balconies, green walls, second-story landscaping, and interior stairs &
access for residences.
Materials: Metal (corrugated and panels) and concrete exterior, wood siding at residential entry,
perforated metal panels on balconies, metal canopies.
Colors: Primary beige and grey with wood accents, dark bronze windows
3.0 FOCUS OF REVIEW
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. As noted above, the
proposed affordable housing alternative incentive requests for a building height of 47 feet and 106%
density bonus will be reviewed by the Planning Commission at a subsequent hearing.
South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Figure 2: Rendering of project design as seen from Victoria Ave and Humber Ave.
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4.0 SOUTH BROAD STREET AREA PLAN AND COMMUNITY DESIGN GUIDELINES
DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, South Broad Street Area Plan (SOBRO) and Community Design Guidelines (CDG). The
SOBRO includes design guidelines and standards specific to this area, which are intended to
complement the CDG. Where there are conflicts between design standards, the SOBRO standards shall
apply. Staff has identified and focused the discussion items below related to consistency with SOBRO
Chapter 5 (Design Guidelines).
Highlighted Sections Discussion Items
SOBRO Chapter 5 – General Standards
§5.3.B Buildings on Corner
Lots
The ARC should discuss whether the windows and architectural detailing
extend to all visible elevations. The structure appears to incorporate this
guideline into the project well.
§5.3.C Building Surfaces
over two stories high
The ARC should discuss how the project provides vertical and horizontal wall
plane offsets. Large multifamily or multi-tenant structures should look like
separate buildings. While offsets are provided, the project will likely have the
appearance of single building.
§5.3.G Public Spaces
The ARC should discuss if public space is integrated into the design, promoting
pedestrian character and creating a sense of place, and if the primary building
entrances are highly visible and prominent architectural features. The project
provides a patio for the commercial component and a change in materials for
the residential entrance, in respect to this guideline.
§5.3 Architectural Style
The ARC should discuss whether the project is consistent with the description
of Broad Street Village Contemporary style1.
CDG Chapter 5.3 – Infill Development
§5.3.D. Outdoor living
areas
The ARC should discuss how the project utilizes balconies, verandas, porches,
and courtyards within the building form. These amenities are included in the
project.
1 South Broad Street Area Plan Broad Street Village Contemporary: Paying homage to the past with a blend of traditional and contemporary
architectural forms, materials, and influences, the Broad Street Village Contemporary Style creates an urban village character unique to this
area. Forms and materials are utilitarian and influenced by sustainable “green building” features, such as: solar roofs; plaster, brick, or metal
exterior walls; raised and/or recessed entries, patios, porches, and balconies; arcades and courtyards; wide roof overhangs; and extensive
use of glass, skylights, and sustainable and recycled building materials. This style can be used for any building type.
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5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Front Build-To Line (Victoria/Humbert) 10 feet/ 5 feet 10 feet/ 5 feet
Density (units/acre) 29 (106% Density Bonus) ** 14.04
Maximum Height of Structures 47 feet** 40 feet (25 feet required)
Max Building Coverage 84% 100%
Total # Parking Spaces 25 25
Environmental Status
Categorically exempt from
environmental review under CEQA
Guidelines section 15332 (In-Fill
Development Projects)
*South Broad Street Area Plan, **Incentive or exception requests for PC consideration
6.0 ACTION ALTERNATIVES
6.1 Continue the project. An action continuing the application should include specific direction
to the applicant and staff on pertinent issues, including references to design guidelines.
6.2 Recommend denial the project. An action denying the application should include findings
that cite the basis for denial and should reference inconsistency with the General Plan, CDG,
SOBRO, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
7.1 Project Plans
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