HomeMy WebLinkAboutItem 3 - ARCH-0551-2019 (1034 Mill)ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is comprised of three residential dwellings within three new 3-story buildings
(3,640, 3,200, and 3,090 square feet each), and two Accessory Dwelling Units associated with two of
the dwellings.
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
1 See Project Plans (Attachment 1) Sheets A8 & A9 (Elevations), A10 (Colors & Materials); and A13-A16 (Views)
Meeting Date: February 10, 2020
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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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)
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
On December 16, 2019 the ARC reviewed the proposed project and continued consideration of the
item to a future date, with the following recommendations to the applicant regarding design
modifications that could make the project more consistent with Community Design Guidelines
provided for Infill Development (CDG § 5.3):
▪ Provide additional articulation to relieve blank walls, particularly those on Buildings A & B, with
attention to the elevations adjacent to neighboring single-family dwelling (west) and visible
portions adjacent to the office building parking lot (east)
▪ Provide additional articulation to the two-story building elements at either side of the entry to
the common driveway
Additionally, the Commission expressed support for lighter-colored window trim to contrast with the
darker window frame colors, and asked that additional detail be provided where deck railing was used
to mitigate privacy impacts from proposed deck areas.
4.1 Responses to Recommendations
Articulation - Walls. Additional articulation and relief have been provided to the west wall of Building
A (see Figure 3), facing the adjacent residence, and to the east wall of Building B (Figure 4), facing the
Figure 2: Project rendering (Front Elevation)
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adjacent office development. Both elevations have had a projecting wall with a gable roof element
added, and banding features incorporated between floor levels. An eave element is extended back
along a portion of the Building A wall, from a gable at the front of the building .
Articulation – Entry Features. At the entry to the project, the façade of Building A has been modified
to place the gabled entry at the right side of the building, so that now a single-story element is
presented at this side of the entry driveway, in place of the original two-story element (see Figure 5).
While the entry at Building B is largely unchanged, the roofline has been lowered by use of a steeper
roof pitch.
Figure 3: Articulation of W Elev. Bldg. A (original at right)
Figure 3: Articulation of E Elev. Bldg. B (original at right)
Figure 4: Entry features; Bldgs. A & B (left, right); Original design (center)
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5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Front Setback 15 15
Interior Side Setbacks
1-13 feet 5 feet (min.) 5 feet
14-17 feet 7 feet (min.) 6 feet
18-22 feet 7 feet (min.) 7 feet
23-26 feet 8 feet (min.) 8 feet
27-31 feet 9 feet (min.) 9 feet
ADU(1) 7 feet 4 feet
Rear Setback
Building B 5 feet (1st fl.);
10 feet (2nd, 3rd)
5 to 10 feet
Building C 20 feet 5 to 10 feet
Maximum Height of Structures 33 feet 35 feet
Lot Coverage 35% 60%
Density Units (DU) 4.0 4.83
Total # Parking Spaces 8 6
Total # Bicycles 6 6
(2 ea. Dwelling)
Environmental Status Categorically Exempt (CEQA Guidelines § 15332)
(1) Accessory Dwelling Units are subject to a setback of no more than four feet, by State law
Change in Number of Units. In addition to the design modifications made in response to the ARC’s
recommendations, the applicant altered the configuration of the project, now providing three primary
dwelling units (rather than five), two of which are provided with Accessory Dwelling Units. This change
reduces the overall project density, as defined in Zoning Regulations, since Accessory Dwelling Units
are not considered in density calculations.
Accessory Dwelling Unit Design (Setback and Height). Building footprints and setbacks remain largely
the same as those in the prior design reviewed by the ARC. However, as noted in Elevation Drawings
in Project Plans (Attachment 1) a portion of Building B, at its rear along the easterly property line, is
set back seven feet at each of its three stories, where the standard setback ranges from five to nine
feet (increasing with building height). That portion of the building accommodates an Accessory
Dwelling Unit which, under current State law, is subject to a more permissive setback requirement,
not to exceed four feet.2
2 Government Code §65852.2 (D) (vii) reads, in part: “… a setback of no more than four feet from the side and rear lot lines
shall be required for an accessory dwelling unit … “
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State law requires ministerial review (i.e. “building permit” review) of ADUs that do not exceed certain
area and height limits. 3 The City’s revised Draft “ADU Ordinance” (as most recently reviewed by the
Planning Commission and subject to City Council review on February 4, 2020), consistent with those
provisions, provides for ministerial review of most ADUs, but does require discretionary review for an
ADU exceeding 16 feet in height. Therefore, under new ADU provisions under consideration, the ADUs
in this project would be subject to discretionary review because of their overall height. Given that 1)
the ADUs are integrated into the form of the project buildings, which conform to maximum height
standards, and 2) the encroachment of the rear portion of Building B containing one of the ADUs
would not exceed two feet (into a nine-foot setback) at the upper portions of the building at the east
side of the project, adjacent to the parking area of a commercial development, the ADUs can be found
to be appropriate and consistent with both State law and the City’s Draft “ADU Ordinance” at the
proposed building height.
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 action 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
3 Government Code § 65852.2 (a) (3) reads, in part: “A permit application for an accessory dwelling unit or a junior accessory
dwelling unit shall be considered and approved ministerially …”
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MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020MILL STREET COMMONSATTACHMENT 1Item 3Packet Page 43
MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020PROJECT DESCRIPTIONThis project consists of using the existing lot and the underlyinglot line to create two separate properties with a commondriveway. The proposed smaller lot as a single family residenceon the property with an attached ADU above the garage. Thesmaller lot has a single family residence with an attached ADUabove the garage and a stand along single family residence witha larger back yard. The entire project in turn has 3 single familyresidences and 2 ADUs on the property which provides muchneeded housing to the San Luis Obispo city.A0.0PROJECT DATAPROJECT DIRECTORYOwner: Brian Rolph1031 Walnut Street, San Luis Obispo CA805.543.1212 - brian.a.rolph@gmail.comCivil Engineer: Mark DavisP.O. Box 393, Creston CA805.238.2732 - mark@daviscivileng.comLAND 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 .06 acresLot 1 Density: 2.3 Density Units 2 Density Units ProposedLot 2 Density: .8 Density Units 2 Density Units Proposed*Lot 1 Building Height Limit: 35' 32'-5" Height ProposedLot 2 Building Height Limit: 35' 32'-2" Height ProposedAdjacent Zones: Office*Allowed per Table 2-12: Minimum 2 density units per lotPARKING CALCULATIONSLot 1: 4 bedroom unit 2 parking spaces required2 parking spaces provided2 bedroom ADU 0 parking spaces required1 parking space providedLot 2: 2 bedroom unit 2 parking spaces required2 parking spaces provided2 bedroom ADU 0 parking spaces required1 parking space provided2 bedroom unit 2 parking spaces required2 parking spaces provided8 spaces provided total (6 required)Bike Stalls - 2 per single family residence providedBUILDING INFORMATIONUnit A Areas: Garage716 sq ftMain House Living Space: 1,716 sq ftMain House Deck Space: 84 sq ftADU Living Space:997 sq ftADU Deck Space:129 sq ftUnit B Areas: Garage 634 sq ftMain House Living Space: 1,589 sq ftMain House Deck Space: 81 sq ftADU Living Space:747 sq ftADU Deck Space:149 sq ftUnit C Areas: Garage 586 sq ftLiving Space:2,054 sq ftDeck Space:292 sq ftOccupancy :R-3 ResidentialConstruction Type: VB, SprinkleredSprinkler System: 13-DProposed Stories: 3 StoriesSHEET INDEXA0.0 Project Data-- Site SurveyC1.0 Grading and DrainageC2.0 Utility PlanA1.0 Site PlanA1.1 Landscape PlanA2.0 Unit A First Floor PlanA2.1 Unit A Second Floor PlanA2.2 Unit A Third Floor PlanA2.3 Unit B First Floor PlanA2.4 Unit B Second Floor PlanA2.5 Unit B Third Floor PlanA2.6 Unit C First Floor PlanA2.7 Unit C Second Floor PlanA2.8 Unit C Third Floor PlanA3.0 Unit A ElevationsA3.1 Unit A ElevationsA3.2 Unit B ElevationsA3.3 Unit B ElevationsA3.4 Unit C ElevationsA3.5 Unit C ElevationsA4.0 Shade StudiesA5.0 Street RenderingVICINITY MAPPalm StMill StPeach StWalnut St1034 Mill StMonterey StOsos StMorro StChorro StToro StHWY 101Santa Rosa StATTACHMENT 1Item 3Packet Page 44
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PL9'-0"29'-6"8'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT30'-5"18'-6"BADMGROUND FLOOR0'-0"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT30'-5"BACEJKGDMUNIT A NORTH ELEVATIONSCALE: 1/8" = 1'-0"MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A3.1UNIT AELEVATIONSUNIT A WEST ELEVATIONSCALE: 1/8" = 1'-0"KEYNOTESA: SHERWIN WILLIAMS SW 6200 HORIZONTAL HARDI-BOARD LAP SIDINGB: SHERWIN WILLIAMS SW 9129 VERTICAL BOARD AND BATTEN SIDINGC: SHERWIN WILLIAMS SW 6191 HORIZONTAL HARDI-BOARD LAP SIDINGD: DOOR AND WINDOW TRIM PAINTED SHERWIN WILLAIMS SW 9171E: DECK RAILING (SEE SHEET A2.0 FOR DETAIL) PAINTED WHITEF: ROOF FACIA BOARD, AND FLASHING TO BE PAINTED WHITEG: HORIZONTAL BANDING AND DETAILING TO BE PAINTED WHITEJ: SHERWIN WILLIAMS SW 9171 BULKHEAD UP TO HEIGHT OF 2'-6"K: WOOD TRELLIS TO BE PAINTED WHITE TO MATCH HOUSE DETAILSL: FRONT DOOR TO BE PAINTED SHWERIN WILLIAMS SW 6321M: WEATHERED WOOD CETAINTEED COMPOSITE ROOF SHINGLESN: MOUNTAIN LEDGE ELDORADO STONE COLUMN BASEREFER TO MATERIAL BOARD FOR COLORS OF SIDING MATERIALATTACHMENT 1Item 3Packet Page 57
PLPL7'-0"9'-0"26'-0"22'-112"7'-0"9'-0"27'-3"19'-0"5'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-2"GROUND FLOOR0'-0"4'-0"7'-0" ADUSETBACK31'-1" SUBJECT TO ADU LAW AND 4'-0" SETBACKCBLJFMPL5'-0"10'-0"32'-2"9'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-2"BACKJFMEDUNIT B SOUTH ELEVATIONSCALE: 1/8" = 1'-0"MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A3.2UNIT BELEVATIONSUNIT B WEST ELEVATIONSCALE: 1/8" = 1'-0"KEYNOTESA: SHERWIN WILLIAMS SW 6143 HORIZONTAL HARDI-BOARD LAP SIDINGB: SHERWIN WILLIAMS SW 6387 VERTICAL BOARD AND BATTEN SIDINGC: SHERWIN WILLIAMS SW 6379 HORIZONTAL HARDI-BOARD LAP SIDINGD: DOOR AND WINDOW TRIM PAINTED SHERWIN WILLAIMS SW 6073E: DECK RAILING (SEE SHEET A2.0 FOR DETAIL) PAINTED WHITEF: ROOF FACIA BOARD, AND FLASHING TO BE PAINTED WHITEG: HORIZONTAL BANDING AND DETAILING TO BE PAINTED WHITEJ: SHERWIN WILLIAMS SW 6073 BULKHEAD UP TO HEIGHT OF 2'-6"K: WOOD TRELLIS TO BE PAINTED WHITE TO MATCH HOUSE DETAILSL: FRONT DOOR TO BE PAINTED SHWERIN WILLIAMS SW 6321M: WEATHERED WOOD CETAINTEED COMPOSITE ROOF SHINGLESREFER TO MATERIAL BOARD FOR COLORS OF SIDING MATERIALATTACHMENT 1Item 3Packet Page 58
GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"CABEFGMJFPLPL7'-0"9'-0"5'-0"27'-3"31'-1" SUBJECT TO ADU LAW AND 4'-0" SETBACK7'-0"9'-0"27'-3"22'-0"7'-0" ADUSETBACKABEFMILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A3.3UNIT BELEVATIONSUNIT B EAST ELEVATIONSCALE: 1/8" = 1'-0"UNIT B NORTH ELEVATIONSCALE: 1/8" = 1'-0"KEYNOTESA: SHERWIN WILLIAMS SW 6143 HORIZONTAL HARDI-BOARD LAP SIDINGB: SHERWIN WILLIAMS SW 6387 VERTICAL BOARD AND BATTEN SIDINGC: SHERWIN WILLIAMS SW 6379 HORIZONTAL HARDI-BOARD LAP SIDINGD: DOOR AND WINDOW TRIM PAINTED SHERWIN WILLAIMS SW 6073E: DECK RAILING (SEE SHEET A2.0 FOR DETAIL) PAINTED WHITEF: ROOF FACIA BOARD, AND FLASHING TO BE PAINTED WHITEG: HORIZONTAL BANDING AND DETAILING TO BE PAINTED WHITEJ: SHERWIN WILLIAMS SW 6073 BULKHEAD UP TO HEIGHT OF 2'-6"K: WOOD TRELLIS TO BE PAINTED WHITE TO MATCH HOUSE DETAILSL: FRONT DOOR TO BE PAINTED SHWERIN WILLIAMS SW 6321M: WEATHERED WOOD CETAINTEED COMPOSITE ROOF SHINGLESREFER TO MATERIAL BOARD FOR COLORS OF SIDING MATERIALATTACHMENT 1Item 3Packet Page 59
GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"ACEJFDPLPL8'-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"AECABJFUNIT C WEST ELEVATIONSCALE: 1/8" = 1'-0"MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A3.4UNIT CELEVATIONSUNIT C SOUTH ELEVATIONSCALE: 1/8" = 1'-0"KEYNOTESA: SHERWIN WILLIAMS SW 6256 HORIZONTAL HARDI-BOARD LAP SIDINGB: SHERWIN WILLIAMS SW 9151 VERTICAL BOARD AND BATTEN SIDINGC: SHERWIN WILLIAMS SW 7072 HORIZONTAL HARDI-BOARD LAP SIDINGD: DOOR AND WINDOW TRIM PAINTED SHERWIN WILLAIMS SW 6235E: DECK RAILING (SEE SHEET A2.0 FOR DETAIL) PAINTED WHITEF: ROOF FACIA BOARD, AND FLASHING TO BE PAINTED WHITEG: HORIZONTAL BANDING AND DETAILING TO BE PAINTED WHITEH: FRONT DOOR TO BE PAINTED SHWERIN WILLIAMS SW 6321J: WEATHERED WOOD CETAINTEED COMPOSITE ROOF SHINGLESREFER TO MATERIAL BOARD FOR COLORS OF SIDING MATERIALATTACHMENT 1Item 3Packet Page 60
GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"ACBKEJFPLPL7'-0"9'-0"30'-6"19'-0"8'-0"9'-0"32'-5"30'-5"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"CABCJDEFUNIT C EAST ELEVATIONSCALE: 1/8" = 1'-0"MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A3.5UNIT CELEVATIONSUNIT C NORTH ELEVATIONSCALE: 1/8" = 1'-0"KEYNOTESA: SHERWIN WILLIAMS SW 6256 HORIZONTAL HARDI-BOARD LAP SIDINGB: SHERWIN WILLIAMS SW 9151 VERTICAL BOARD AND BATTEN SIDINGC: SHERWIN WILLIAMS SW 7072 HORIZONTAL HARDI-BOARD LAP SIDINGD: DOOR AND WINDOW TRIM PAINTED SHERWIN WILLAIMS SW 6235E: DECK RAILING (SEE SHEET A2.0 FOR DETAIL) PAINTED WHITEF: ROOF FACIA BOARD, AND FLASHING TO BE PAINTED WHITEG: HORIZONTAL BANDING AND DETAILING TO BE PAINTED WHITEH: FRONT DOOR TO BE PAINTED SHWERIN WILLIAMS SW 6321J: WEATHERED WOOD CETAINTEED COMPOSITE ROOF SHINGLESREFER TO MATERIAL BOARD FOR COLORS OF SIDING MATERIALATTACHMENT 1Item 3Packet Page 61
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)MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A4.0SHADE STUDYATTACHMENT 1Item 3Packet Page 62
MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A5.0RENDERINGATTACHMENT 1Item 3Packet Page 63