HomeMy WebLinkAboutItem 3 - ARCH-0506-2019 (487 Leff) HASLO HeadquatersMeeting Date: March 2, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story, 13,118-square foot office structure. The project will
include demolishing the existing 5,444-square foot offices, and redevelopment of the site, the project
proposes an amendment to the Planned Development Precise Plan (see Section 4.0) to address
requests for a 40 percent parking reduction, and reconfiguration of street parking, providing 16
parking spaces on-site where 44 parking spaces would normally be required (Attachment 1, Project
Description). The project includes exceptions to the street yard setback to allow for parking along Leff
Street, where a 20 foot setback is normally required, and an exception to allow a trash enclosure along
Beach Street, where a 10 foot setback is normally required (Attachment 2, Project Plans). The project
also includes exceptions to the sign regulations to allow three signs with a total area of 77.5 sq. ft.,
where normally limited to one sign of 20 sq. ft. (Attachment 3, Project Signage).
General Location: The 16,712-square foot
project site is located on developed property
along High Street, Leff Street, and Beach Street ,
with direct access from Beach and Leff Streets.
Present Use: HASLO Headquarters (Office)
Zoning: Medium Density Residential (R-2-PD)
zone within a Planned Development Overlay
General Plan: Medium Residential Density
Surrounding Uses:
East: Warehousing and Distribution
West: Multi-Family Housing
North: Multi-Family Housing
South: Multi-Family Housing
PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Flat roof system with varying parapet heights and entry towers, outdoor sitting areas,
upper level balcony, trellises, rain screen, and awnings.
Materials: Stucco, fiber cement lap siding, open-slat aluminum siding, anodized aluminum storefront,
and precast concrete base.
Colors: Primary various wood elements; secondary colors include light blue, beige, greenish grey, with
a light-brown storefront and dark brown trim.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 487 Leff Street FILE NUMBER: ARCH-0506-2019 & PDEV-0507-2019
APPLICANT: Scott Smith REPRESENTATIVE: Pam Ricci
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), Sign Regulations, and applicable City Standards and 2) provide comments
and recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=24661
BACKGROUND
The Planned Development (PD) Overlay included development of 20 affordable residential units
located at 468 Leff Street, and the Housing Authority offices located at 487 Leff Street. The existing
Development Plan authorized a street setback reduction for the office development from 20 feet to
10 feet along High Street (Project Plans Sheet A3, Existing Site Plan). The applicant proposes to amend
the Development Plan to provide for a larger office development with a reduced setback for vehicle
parking within the street yard along Leff Street (Project Plans Sheet A4, Proposed Site Plan). Zoning
Regulations Section 17.48.090 (Amendments to Final Development Plans) stipulates that amendments
to final development plans may be approved by the Planning Commission when limited to changes in
the size and position of buildings, landscape treatment, or the like.
On April 10, 2019, the Planning Commission provided a conceptual review of the proposed project to
offer feedback to the applicant and staff on the project’s conceptual site layout and building design;
and to specifically discuss concerns and questions related to land use consistency (Attachment 4, PC
Report, Meeting Minutes 4.10.19). The Planning Commission provided the following comments:
•Re-consider the scale and mass of the building by reducing the square-footage for compatibility
with the neighborhood and surrounding residential developments within the R-2 zone.
•Review and address the angled parking as it can be a safety issue for oncoming traffic in
proximity to intersections.
•Staff shall prepare a statement upon resubmittal of the project that addresses change of uses
of proposed building in the future if HASLO moves from property.
•The requested parking reduction shall be considered in conjunction with a parking demand
Figure 2: Rendering of project design from the intersection of Leff Street and High Street.
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study and transportation demand management plan.
• Staff shall prepare a statement upon resubmittal of the project plans that addresses the
diagonal street parking and right turn into Beach Street regarding safety and maneuverability.
• The proposed sidewalk along the private property in the front of the office development should
be accessible by public through an easement.
The applicant has modified the project plans to reflect the Planning Commission’s comments, a
response to each directional item has been provided in the project description (Attachment 1).
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. The proposed project provides an office development within the residential
zone. Office structures differ from other commercial buildings in that their intensity of use is lower
while building scale is typically larger. Without careful attention in design to building form and mass,
and street level features, these structures can impair the pedestrian orientation of a streetscape. Staff
has identified the discussion items below related to consistency with CDG Chapter 3.1 (Commercial
Project Design Guidelines), CDG 3.4 (Guidelines for Specific Commercial and Industrial Uses), and the
Sign Regulations 15.40.600 (Exceptions to Sign Standards).
Highlighted Sections Discussion Items
Chapter 3.1 – Commercial Project Design Guidelines
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identify
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the office development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
§ 3.1.B.13 Signs
The CDG states that every structure should be designed with specific
consideration for adequate signage, including provisions for sign
placement, and scale in relation to building scale. The ARC should
discuss the proposed signage as it relates to placement and proportion
in relation to the building scale and design.
§ 3.1.C.2.i Building and Parking
Locations
The CDG states that the visual impact of parking lots should be
minimized by locating parking to the portion of the site that is the least
visible from the street. The ARC should discuss whether the placement
of parking areas is consistent with the intent of the CDG, as the parking
area has been oriented along the street and disguised as street parking.
CDG Chapter 3.4 – Guidelines for Specific Commercial and Industrial Uses
§ 3.4.C.2 a-b Building Design
The CDG provides specific design standards for office developments, to
address concerns for scale and pedestrian character along the
streetscape. The ARC should discuss whether the proposed design of
the building provides sufficient upper story step backs, vertical and
horizontal wall plane offsets, window areas, and visibly significant
architectural entry features.
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Sign Regulations – Exceptions to Sign Standards
§ 15.40.600 Findings for Approval
of an Exception
The Sign Regulations provide sign limitations based on zone, where the
proposed project is an office development on a residential zone the
project is still subject to the limitations of the R-2 zone. The ARC should
discuss whether the requested sign exceptions for the three signs with
a total area of 77.5 sq. ft., where normally limited to one sign with a
maximum size of 20 sq. ft. within the R-2 zone (Attachment 3), are
consistent with the findings for an exception from the Sign Regulations1.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Leff Street
Beach Street
High Street
28 feet
10 feet
10 feet
20 feet
10 feet
10 feet
Parking Setback 0 feet (Leff Street) 20 feet
Trash Enclosure Setback 0 feet (Beach Street) 10 feet
Maximum Height of Structures 34 feet 35 feet
Building Coverage 44% 50%
Floor Area Ratio (FAR) 0.78 No Requirement
Signage
Number of Signs
Maximum Area
3
77.5 sq. ft.
1
20 sq. ft.
Public Art Location identified on Sheet A4
(separate application required) Optional
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
44 (30% reduction)
10% EV Ready; 25% EV Capable
30
65
10% EV Ready; 25% EV Capable
9
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
1 15.40.610 Findings for Approval of an Exception. Exceptions to the Sign Regulations must meet all of the following findings:
(A) There are unusual circumstances applying to the property which make strict adherence to the regulations impractical or
infeasible, such as building configuration, historic architectural features, architectural style, site layout, intervening
obstructions, or other unusual circumstances. Exceptions shall not allow for additional signage in number or size beyond what
is necessary to compensate for the unusual circumstances. Unusual circumstances may also include sign designs which are not
expressly provided for or exempted in this Chapter, but which represent superior or innovative design appropriate for the
building and location. (B) The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110)
and the exception is not being granted in cases where alternative options of allowed signage in this Chapter could provide an
adequate alternative for sufficient visibility to the public with equal or superior design. (C) The sign exception is for superior
design and complies with Design Principles of this Chapter and will not result in: visual clutter; excessively sized signage in
comparison to the building or surroundings;
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ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Description
2. Project Plans
3. Project Signage
4. Previous PC Report, Meeting Minutes
5. Ordinance No. 506 (1970 Series)
6. Council Resolution No. 2249 (1971 Series)
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487 LEFF STREET MIXED-USET1# 0879-01-RS1727 SEPTEMBER 20191/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TITLE SHEET487 LEFF STREET MIXED-USESITEHIGH ST.KING
LEFF ST.BEA
C
H ST.PROJECT DIRECTORYOWNER:HOUSING AUTHORITY OF SAN LUIS OBISPO487 LEFF STREET, SAN LUIS OBISPO, CA 93401ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DARIN CABRALPHONE: (805)-543-1794EMAIL: DJCABRAL@RRMDESIGN.COMPROJECT ADDRESS:487 LEFF STREET, SAN LUIS OBISPO, CA 93401APN:003-623-001PROJECT DESCRIPTIONHASLO PLANS TO REDEVELOP THE SITE AT 487 LEFF STREET WHERE THEIREXISTING OFFICES ARE CURRENTLY LOCATED WITH A NEW TWO-STORY, 13,118 SQUARE-FOOT HEADQUARTERS BUILDING. THE LARGER BUILD-ING IS NOT DESIGNED TO EXPAND STAFFING BUT BETTER ACCOMMO-DATE THEIR CURRENT BUSINESS NEEDS FOR BOTH EMPLOYEES AND CLIENTS. THE GROUND FLOOR IS INTENDED TO BE THE CUSTOMER USEAREA, PROVIDE CONFERENCE ROOM SPACES, AND A LARGER TRAIN-ING ROOM THAT CAN ALSO ACCOMMODATE BOARD MEETINGS.THE SECOND FLOOR WOULD PROVIDE STAFF OFFICES AND A BREAKROOM.SINCE HASLO OWNS BOTH SIDES OF THE STREET IN THIS BLOCK OF LEFF STREET, ON-SITE PARKING IS PROPOSED THAT BACK OUT INTO THESTREET ALLOWING FOR THE LARGER FIRST FLOOR FOOTPRINT TO MEETALL THE CUSTOMER SERVICE NEEDS FOR CLIENTS. THIS CONCEPT WAS REVIEWED BY THE PLANNING COMMISSION ON 4-10-19 AND GENERAL-LY SUPPORTED.PROJECT ENTITLEMENTS INCLUDE A REQUEST TO AMEND THE PRECISEPLAN APPROVED WITH THE ORIGINAL PLANNED DEVELOPMENT ZON-ING AND ARCHITECTURAL REVIEW OF DEVELOPMENT PLANS. TO AD-DRESS A REQUEST FOR REDUCED PARKING, A PARKING STUDY AND TRANSPORTATION DEMAND MANAGEMENT PROGRAM IS BEING PRE-PARED TO DEMONSTRATE HOW PROVIDED PARKING CAN HANDLEANTICIPATED DEMAND.THE PROJECT BUILDING DESIGN IS A CONTEMPORARY DESIGN THAT INCLUDES A VARIETY OF MATERIALS AND WALL PLANE MODULATIONTO ADD INTEREST AND ARTICULATION. SIMILARLY, PROPOSED COL-ORS ARE CAREFULLY PLACED AND COMPLEMENT ONE ANOTHER BUTARE VARIED. THE BUILDING MASSING AND SCALE IS REDUCED BYTHE AMOUNT OF ARTICULATION AND THE HIGH STREET ELEVATION IS STEPPED BACK IN HEIGHT FROM THE STREET FRONTAGES TO ADDRESSNEIGHBORHOOD COMPATIBILITY.PARKING REDUCTIONCONSISTENT WITH SECTION 17.72.050 OF THE ZONING REGULATIONS,A PARKING DEMAND STUDY WITH TRANSPORTATION DEMAND MAN-AGEMENT PLAN (TDMP) WILL BE PREPARED TO THE APPROVAL OF THEPLANNING COMMISSION TO ALLOW FOR PROPOSED PARKING REDUC-TIONS. THE PARKING STUDY AND TDMP WOULD FURTHER DEFINE WHAT PROGRAMS WOULD BE IMPLEMENTED TO MINIMIZE THE NEED FOR ONSITE PARKING AND PREVENT CARS FROM SPILLING OVER ONTO THENEIGHBORHOOD STREETS. A KEY PART OF HASLO’S CASE FOR A PARK-ING REDUCTION IS THAT THE NEW OFFICE SPACE WILL HELP THEM TO OPERATE MORE EFFICIENTLY AND HAVE COMMON OFFICE FUNCTIONS LIKE BREAK AREAS AND MEETING ROOMS RATHER THAN SIGNIFICANTLY ADD NEW EMPLOYEES THAT INCREASE PARKING DEMAND.SHEET INDEXT1 TITLE SHEETA1 INSPIRATION IMAGESA2 CONTEXT IMAGESA3 EXISTING SITE PLANA4 PROPOSED ARCHITECTURAL SITE PLANA5 PROPOSED FIRST FLOOR PLANA6 PROPOSED SECOND FLOOR PLANA7 ELEVATIONSA8 SITE SECTIONSA9 ENTRY SCENEA10 BEACH SCENEA11 LEFF SCENEA12 SOUTH SCENEA13 COLOR AND MATERIALSA14 DETAIL VIGNETTESA15 HIGH ST. ELEVATIONSC1 PRELIMINARY GRADING PLANC2 EXISTING TOPOGRAPHIC SURVEYC3 UTILITY PLANC4 VEHICLE TURN EXHIBITL1 CONCEPTUAL LANDSCAPE PLANPROJECT STATISTICSZONINGR-2-PD - MEDIUM DENSITY RESIDENTIALPLANNED DEVELOPMENTPARCEL SIZE:0.38 ACRES (16,713 SF)BUILDING GROSS AREA13,118 SFGROUND FLOOR7,305 SFSECOND FLOOR5,813 SFMAX LOT COVERAGE:50% ( 8,357 SF)PROPOSED COVERAGE:44% (GROUND FLOOR/PARCEL SIZE)LANDSCAPE AREA 3,558 SFIMPERVIOUS SURFACE:13,155 SFMAX. ALLOWED HEIGHT:35 FT.MAX. PROPOSED HEIGHT:34 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT15’-0” 27’-6”SIDE10’-0” 10’-0”REAR10’-0” 10’-0”OCCUPANCY TYPES & AREAS:OFFICE10,400 SFRESTROOM 812 SFSTORAGE 333 SFCIRCULATION/LOBBY 1,053 SFKITCHEN/COMMON 520 SFCONSTRUCTION TYPE:TYPE VBVICINITY MAPPARKINGAUTO PARKINGCALCULATIONSPACECOUNTPARKING REQUIRED:OFFICE1 SPACE PER 300 SF (13,118/300) 4430% PARKING REDUCTION44 * 0.3 = 13.2 REDUCTION(13.2)TOTAL REQUIRED FOR PROPOSED31BICYCLE PARKING REDUCTION 4 SPACE REDUCTION PERMUNICIPAL CODE WITH 20 BICYCLESPACES ADDED(4)PARKING REQUIREDTOTAL REQUIRED FOR PROPOSED - AFTER REDUCTIONS27PARKING PROVIDED16 ON-SITE PARKING AND 4 SHAREDOFF-SITE PER P.D.20MOTORCYCLE PARKINGCALCULATIONSPACECOUNTPARKING REQUIRED:PER MUNICIPAL CODE: 27/201/20 AUTO PARKING REQUIRED 1.35PARKING PROVIDED:2 PROVIDED SHARED OFF-SITE PERP.D.2BICYCLE PARKINGPARKING REQUIRED:PER MUNICIPAL CODE:(13,118/1,500)1 PER 1500 SF 8.75SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: (6.56) 7LONG TERM PROVIDED:25% PER MUNICIPAL CODE: (2.18) 320 ADDITIONAL BICYCLE PARKING PER PARKING REDUCTION75% SHORT TERM25% LONG TERM155TOTAL PROVIDED:SHORT TERM 22LONG TERM 8GRAND TOTAL 30Item 3Packet Page 21
487 LEFF STREET MIXED-USEA1# 0879-01-RS1727 SEPTEMBER 2019INSPIRATION IMAGESItem 3Packet Page 22
487 LEFF STREET MIXED-USEA2# 0879-01-RS1727 SEPTEMBER 2019CONTEXT IMAGESItem 3Packet Page 23
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487 LEFF STREET MIXED-USEA9# 0879-01-RS1727 SEPTEMBER 2019ENTRY SCENEItem 3Packet Page 30
487 LEFF STREET MIXED-USEA10# 0879-01-RS1727 SEPTEMBER 2019BEACH SCENEItem 3Packet Page 31
487 LEFF STREET MIXED-USEA11# 0879-01-RS1727 SEPTEMBER 2019LEFF SCENEItem 3Packet Page 32
487 LEFF STREET MIXED-USEA12# 0879-01-RS1727 SEPTEMBER 2019SOUTH SCENEItem 3Packet Page 33
487 LEFF STREET MIXED-USEA13# 0879-01-RS1727 SEPTEMBER 20191/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALSFA1A2BCCA1IHHA2DDEEEGGFIFGBRAIN SCREEN SIDINGMATAVERDE GARAPA HARDWOODOPEN-SLAT ALUMINUM SIDINGLONGBOARD - DARK FIRFIBER CEMENT LAP SIDINGJAMES HARDIE - HARDIEPLANKPAINTED - SW 6061 TANBARKFIBER CEMENT LAP SIDINGJAMES HARDIE - HARDIEPLANKPAINTED - SW 9131 CORNWALL SLATESTUCCOPAINTED - SW 7506 LOGGIASTUCCOPAINTED - SW 9151 DAPHNEPRECAST CONCRETE BASECDI - WHEAT FINISHPRECAST CONCRETE BASECDI - PEBBLE FINISHHIANODIZED STOREFRONT SYSTEMCHAMPAGE FINISHPOWDER-COATED STEELHARDENED BROWN FINISHItem 3Packet Page 34
487 LEFF STREET MIXED-USEA14# 0879-01-RS1727 SEPTEMBER 20191/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTESSOLID CUT METAL HASLO SIGNAGEOPEN-SLAT ALUMINUM SIDING SCREENWOODEN TRELLIS OVER HIGH ST. ENTRYRAISED LETTERS METAL SIGNAGEGLAZING AT STAIR TOWERPOWDER-COATED STEEL COLUMN AND BRACKETSPOWDER-COATED STEEL BANDSOLAR PANELS EMBEDDED IN AWNINGWOODEN TRELLIS OVER WINDOWSHARDWOOD RAIN SCREEN SIDING SYSTEMWOODEN BRACKETSPOWDER-COATED STEEL AWNINGPOWDER-COATED STEEL PROFILEALUMINUM TUBE GUARDRAILOPEN-SLAT ALUMINUM SIDING SCREENItem 3Packet Page 35
487 LEFF STREET MIXED-USEA15# 0879-01-RS1727 SEPTEMBER 2019HIGH ST. ELEVATIONSItem 3Packet Page 36
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487 LEFF STREET MIXED-USEL1# 0879-01-RS1727 SEPTEMBER 20191” = 16’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)CONCEPTUAL LANDSCAPE PLAN ET TH S T E E E T SE T E S TE T T E E TE E T T TH E ST ET SH ST E ETE T T EE E TH TE T DESI E RELIMI R L T LIST T EES E T S ST E T EE ST H E S S H ESE ST HEEX ST T EE T E S SH S E E S E TH S S E E TES E S H ST E E H ET TE T E E SH E E E SS E SS E X EST ES E S S SH X TE E E E E E E E E S S E S T E E T SH E E E TT E E T TT E E E H S T S E S E S E H S E E X TT S S T H H S S S SE S S S ESE E S E E E SES E T S T SS TES 1 S TE SH S SH E E E E E 2 T E S E E S H E - E TE S TE TE E EE E T TE S E T E ETE E IRRI TI D L TI DESI RITERI E THE SE S S T T E E SE T T THE T TE E TE S T T THE E E E TS E HH E T EE SH E E S E TE SE TE H ES S TH T E EST SHE TE E E TE E E E T E T E E E E T E T T ES E S EE E TH E ET T E T TH T TH S T ETTE E TH THE T S STE ES E E EET EX EE THE ST TE E TE E E T S E E ( E ) E S E H TE T E SE E 6426 4 4 EXISTI TREE RTIRRI TI L UL TI S M XIMUM LIED TER LL E M )ESTIM TED T T L TER US E ET U E Item 3Packet Page 41
Item 3Packet Page 42
HASLO Signage Request (2-21-20)
The applicant is proposing three signs:
1) One main vertical wall sign on the High Street elevation – Composed of individual 2’4” inch
letters that are 20 feet in total length (46.5 square feet total area).
2) One awning sign above the entry to the building on the High Street elevation – Composed of
individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet
total area).
3) One awning sign above the entry to the building on the Leff Street elevation – Composed of
individual raised channel letters 7” high mounted on the fascia and 27’ long (15.5 square feet
total area).
Sign Regulations & Exception Request
The City’s previous Sign Regulations allowed one sign per street frontage up to 20 square feet in
Residential Zones (in effect while plans were being prepared up to November 2019). Current regulations
allow one 20 square-foot sign. Proposed signage for HASLO’s Headquarters would require approval of a
sign exception in terms of the number of signs (three signs where one is allowed) and the total area
(77.5 square feet where 20 square feet is allowed).
Findings to Support Approval of an Exception
Section 15.40.610 includes findings for approval of an exception which focus on the unusual
circumstances that may warrant support for and approval of an exception. Here is suggested wording
for the approval of an exception for the proposed signage for this project:
1. There are unusual circumstances applying to the property which make strict adherence to the
regulations impractical or infeasible, such as the uniqueness of the site with a triangular shape with
three street frontages, and a Planned Development approval to have an office use in a R-2,
residential zone. The proposed signs for the new office building are understated and in scale with
the building elevations that they will be placed on, providing for reasonable identification for the
business at this location. Proposed signage represents superior or innovative design appropriate for
the building and location, and is reasonably necessary for the unusual circumstances.
2. The exception is consistent with the intent and purpose of the sign regulations, and is granted as an
alternative to the standards, as it provides for visibility of the business to the public with a superior
design for an office use on a residentially zoned site.
3. The sign exception is for superior design and complies with Design Principles of this Chapter and will
not result in: visual clutter; excessively sized signage in comparison to the building or surroundings;
signage that is inconsistent with the character of the surroundings; or approval of signs that are
prohibited in this Chapter.
Item 3
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487 LEFF STREET MIXED-USEA8# 0879-01-RS1721 FEBRUARY 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)SIGNAGE CALCULATIONS25’ - 0” MAX.HIGH ST. SIGNAGE1/8" = 1'-0" (24 X 36 SHEET)1LEFF ST. SIGNAGE1/8" = 1'-0" (24 X 36 SHEET)2wall sign (2'-4”x20' = 46.5 sf)raised channel sign (7”x27' = 15.5 sf)raised channel sign (7”x27' = 15.5 sf)Proposed Sign StatisticsHigh Street Raised Channel Signs (1) 15.5 S.F. Wall Signs (1) 46.5 S.F. Leff Street Raised Channel Signs (1) 15.5 S.F. Item 3Packet Page 45
Item 3Packet Page 46
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of a new two-story office development for the Housing Authority Headquarters consisting of 13,113 square feet and associated site improvements. The project includes an amendment to the Planned Development Precise Plan to address street yard setback reductions and parking lot orientation. PROJECT ADDRESS: 487 Leff Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-0077-2019 FROM: Xzandrea Fowler, Deputy Director
RECOMMENDATION
Provide direction to the applicant on items to be addressed in plans submitted for final review.
SITE DATA
SUMMARY
The applicant has submitted plans for conceptual review for the subject site located at 487 Leff Street.
The project will include demolishing the existing 5,444 square foot offices, redevelopment of the site,
and development of a new, two-story, 13,114-square foot office building. The project proposes an
amendment to the Planned Development Precise Plan (see Section 2.0) to address requests for a 30
percent parking reduction, and reconfiguration of street parking, providing 17 parking spaces on-site
where 44 parking spaces would normally be required, (Attachment 1, Project Narrative).
The subject property is located in the Medium-Density Residential (R-2-PD) zone with a Planned
Development Overlay (Attachment 3, Ordinance No. 506 (1970 Series)). The Planned Development
Overlay included a Planned Development Precise Plan (Development Plan) that was approved by the
City Council which included the 20 residential units and the existing office development (Attachment
4, Council Resolution No. 2249 (1971 Series)).
Applicant SLO Housing Authority
Representative Pam Ricci, RRM Design Group
Zoning R-2-PD (Medium Density
Residential with Planned
Development Overlay)
General Plan Medium Density Residential
Site Area ~16,712 square feet
Environmental
Status
Final plans for the proposed
project will require further
environmental analysis.
Meeting Date: April 10, 2019
Item Number: 3
Item 3
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ARCH-0077-2019 (Conceptual)
487 Leff Street
Page 2
1.0 COMMISSION’S PURVIEW
The purpose of conceptual review before the Planning Commission is to offer feedback to the
applicant and staff as to whether the project’s conceptual site layout and building design is headed in
the right direction before plans are further refined; to specifically discuss concerns and questions
related to land use consistency; and to identify the appropriate application submittal process. The
Commission’s purview is to review the project in terms of its consistency with the General Plan,
Zoning Regulations, and applicable City development standards and guidelines.
2.0 BACKGROUND
The PD Overlay included development of 20 affordable residential units located at 468 Leff Street,
and the Housing Authority offices located at 487 Leff Street. The existing Development Plan
authorized a street setback reduction for the office development from 20 feet to 10 feet, and a parking
reduction to provide 40 parking spaces where 55 parking spaces would have normally been required
(Attachment 4, Sheet A1, Existing Site Plan).
The applicant proposes to amend the Development Plan to provide for a larger office development
with a reduced setback for vehicle parking within the street yard along Leff Street, and a new vehicle
parking reduction (Attachment 4, Sheet A2, Proposed Site Plan). Zoning Regulations Section
17.48.090 (Amendments to Final Development Plans) stipulates that amendments to final
development plans may be approved by the Planning Commission when limited to changes in the size
and position of buildings, landscape treatment, or the like.
3.0 DISCUSSION
The conceptual review application is not intended to provide the necessary materials (supplemental
studies) needed to provide a detailed environmental review or analysis of the project. Staff has
identified a set of specific discussion items for Commission’s consideration. The following discussion
items highlight the key concerns that the Commission should discuss and provide direction to the
applicant and staff:
1. Site Layout and Building Design: The proposed project provides an office development within
the residential zone. The project will be reviewed for consistency with Community Design
Guidelines Chapter 3.4 (Guidelines for Specific Commercial and Industrial Uses) for Office
development projects. Office structures differ from other commercial buildings in that their
Figure 1: Project Rendering as seen from High Street.
Item 3
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ARCH-0077-2019 (Conceptual)
487 Leff Street
Page 3
intensity of use is lower while building scale is typically larger, without careful attention in design
to building form and mass, and street level features, these structures can impair the pedestrian
orientation of a streetscape.
Discussion Item #1: The Commission should discuss whether the conceptual site layout and
building design is compatible with adjacent uses. Specifically, the Commission should discuss
and provide direction to the applicant, staff, and the Architectural Review Commission regarding
the building orientation along the street frontages, parking within the street yard setback, and
building designs adjacent to existing residential developments.
2. Parking Requirements. The existing Development Plan, which was approved in the 1970s
included a 27 percent parking reduction to allow for 40 parking spaces for the residential units,
where 55 were normally required. In total the project provided 47 parking spaces for all proposed
uses at the time of development (37 spaces at 468 Leff Street and 10 spaces at 487 Leff Street).
Since the 1970s, parking requirements have changed for low-income residential units, and the
parking requirement under the standards that are in place today would require only 21 spaces for
the 20 units. See the table below for a breakdown of the parking requirements from the original
approval compared to the parking requirements under the proposed project.
Table 1: Comparative Parking Requirements
Original Parking
Requirement
Parking
Spaces
Proposed Parking
Requirement
Parking
Spaces
Residential (20 units) 55 Residential (20 units) 21
Office (2,000 sq. ft.) 7 Office (13,114 sq. ft.) 44
Parking Reduction (27%) -15 Parking Reduction (29%) -19
Total: 47 Total: 46
The applicant is requesting a parking reduction similar to the original project; however, the
reduction would be for the office uses rather than the residential units. The proposed project would
provide 29 parking spaces at 468 Leff Street and 17 spaces at 487 Leff Street, with a total of 46
parking spaces for the overall development, where 65 spaces would normally be required.
Discussion Item #2: The Commission should discuss whether the parking reduction is consistent
with the original Development Plan. The Commission may provide comments, suggestions, or
questions regarding the submittal of a parking study for features or programs to be included or
addressed, such as: excess bicycle parking or motorcycle parking, shower facilities, and other
programmatic opportunities or incentives.
3. Street Parking Re-configuration. The proposed project includes reconfiguration of street access
and parking along Leff Street and Beach Street, providing an additional 5 public parking spaces
along the street frontages. The applicant has been working with the City’s Transportation and
Engineering Divisions related to the public improvements; however, a more detailed review of
the changes will occur upon submittal of the Major Development Review application.
Discussion Item #3: The Commission may provide comments, suggestions, or questions related
to the reconfiguration of Leff Street and the orientation of public and private parking for the
applicant and staff to address upon submittal of the Major Development Review application.
Item 3
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ARCH-0077-2019 (Conceptual)
487 Leff Street
Page 4
4.0 NEXT STEPS
Pending direction from the Commission, the applicant will apply for the appropriate entitlement
applications which are anticipated to include: Final Development Plan Amendment, and Development
Review (Major). After the entitlement applications have been deemed complete, the project will be
reviewed by Architectural Review Commission (ARC) to evaluate consistency with the City’s
Community Design Guidelines, with a recommendation to the Planning Commission for final review.
5.0 PROJECT STATISTICS
Site Details Proposed1 Required2
Setbacks
Front Yard (Leff St.)
Corner Street Yard (High St.)
Corner Street Yard (Beach St.)
30 feet
10 feet
10 feet
20 feet
10 feet
10 feet
Height of Structures Not Available 35
Max Building Coverage (footprint) 44% 60%
Floor Area Ratio (FAR) 0.78 No requirement
Density Units 29 DU3 16.79 DU
Vehicle Parking 17 spaces 44 spaces
1 Project Plans (Attachment 2)
22019 Zoning Regulations
3Approved through Council Resolution No. 2249 (1971 Series)
6.0 OTHER DEPARTMENT COMMENTS
A pre-application meeting was held on September 6, 2018, and comments from other City
Departments including Engineering, Transportation, Utilities, Fire, and Building have been provided
to the applicant team outlining the necessity of the supplemental studies and materials requested in
conjunction with the entitlement application submittal.
7.0 ATTACHMENTS
1. Project Narrative
2. Ordinance No. 506 (1970 Series)
3. Council Resolution No. 2249 (1971 Series)
4. Project Plans
Item 3
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CityofSan Luis Obispo, Council Agenda, CityHall, 990Palm Street, San Luis
Obispo
Minutes
Planning Commission
Regular Meeting
Wednesday, April 10, 2019
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, April 10, 2019 at 6:01 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Vice-Chair Stevenson.
PLEDGE OF ALLEGIANCE
Vice Chair Stevenson led the Pledge of Allegiance.
OATH OF OFFICE
City Clerk Purrington administered the Oath of Office to Commissioner Kahn.
ROLL CALL
Present: Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas
Quincey, Charles Stevenson, Vice-Chair Hemalata Dandekar, and Chair
Michael Wulkan.
Absent: None
Staff: Community Development Director Michael Codron, Community
Development Deputy Director Xzandrea Fowler, Interim Assistant City
Attorney Roy Hanley, Recording Secretary Summer Aburashed.
ELECTION OF CHAIR AND VICE CHAIR
Vice-Chair Stevenson nominated Commissioner Wulkan for Chair, Commissioner Dandekar
seconded; consensus vote was unanimous.
Vice-Chair Stevenson nominated Commissioner Dandekar for Vice-Chair, Commissioner
Wulkan seconded; consensus vote was unanimous.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Lori Zahn
Steven Bromar
Item 3
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Planning Commission Meeting Minutes
April 10, 2019
Page 2 of 5
1.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER MCKENZIE, SECOND BY
COMMISSIONER JORGENSEN, CARRIED 7-0-0 to approve the minutes of March 13,
2019, as presented.
PUBLIC HEARINGS
2.Project Address: 3985 Broad Street And 660 Tank Farm Road. Case #: ARCH-1486-
2018, EID-1484-2018, SPEC 1482-2018, SBDV-1483-2018, BP-SP, C-C-SF, and C/OS-
SP zones; NKT Development LLC and Westmont Development LLC, applicants.
Senior Planner Brian Leveille presented the staff report and responded to Commission
inquiries.
Applicant Representatives, Carol Florence, Michael O’Rourke provided an overview of the
project . The Applicant Representative s, along with Supervising Civil Engineer Hal Hannula,
responded to Commission inquires.
Chair Wulkan opened the public hearing.
Public Comments
Kim Love
Chair Wulkan closed the public hearing
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER MCKENZIE, CARRIED 7-0-0 to adopt Resolution No. PC1002-2019
entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO RECOMMENDING THE CITY COUNCIL ADOPT THE AIRPORT AREA
SPECIFIC PLAN AMENDMENTS AND ASSOCIATED GENERAL PLAN
AMENDMENT AND REZONE, VESTING TENTATIVE TRACT MAP, CREEK
SETBACK EXCEPTION, AND ARCHITECTURAL DESIGN REVIEW TO ALLOW THE
PHASED DEVELOPMENT OF AN ASSISTED LIVING FACILITY AND
COMMERCIAL CENTER AS REPRESENTED IN THE PLANNING COMMISSION
AGENDA REPORT AND ATTACHMENTS DATED APRIL 10, 2019 (660 TANK FARM
ROAD, 3985 BROAD STREET; EID-1484-2018, SPEC-1482-2018, SBVD-1483- 2018,
ARCH-1486-2018)” with the following modifications:
Add the following condition of approval:
Item 3
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Planning Commission Meeting Minutes
April 10, 2019
Page 3 of 5
The project shall make efforts to encourage bicycle and transit users. To this end, the project
shall include the following:
Transit – immediately south of the Broad Street ingress/egress (near buildings 5 & 6),
the planned sidewalk/landscape area along Broad Street shall be designed to easily
accommodate a bus turnout, should such demand arise in the future. Furthermore, the
applicant would not object should the transit authority determine such an
improvement was warranted.
Bike Racks – the following additional elements shall be installed to attract the use of
bicyclists: a) bike racks shall be located as close to building entrances as is practical;
b) at each bike each location, protective rain/sun canopies shall be installed, as well as
security lighting.
Modify the following Mitigation Measures as shown in strikethrough and underline:
BIO-1 Vegetation removal and initial site disturbance for any project elements shall be
conducted between September 1st and January 31st outside of the nesting season for birds. If
vegetation removal is planned for the bird nesting season (February 1st to August 31st), then
preconstruction nesting bird surveys shall be required to determine if any active nests would be
impacted by project construction. If no active nests are found, and vegetation removal is
conducted within 5 days of the survey and is done continuously, then no further mitigation
survey work shall be required. Additional surveys during the nesting season shall be conducted
as needed if there is any break in vegetation removal, grading and/or construction lasting more
than 5 days. If any active nests are found that would be impacted by vegetation removal, grading
and/or construction, then the nest sites shall be avoided with the establishment of a non-
disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites
shall be avoided and protected within the non-disturbance buffer zone until the adults and young
of the year are no longer reliant on the nest site for survival (have fledged) as determined by a
qualified biologist. All workers shall receive training on good housekeeping practices during
construction that will discourage nests from being established within the work area (e.g., cover
stored pipe ends, cover all equipment being used daily, etc.) A qualified biologist shall regularly
walk the construction area to look for nest starts and review site for good housekeeping practices.
As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting
birds to a less-than-significant level.
N-1 Sound Wall and or Special Building Considerations South Elevation Assisted Living
Facility. At the time of submittal of construction plans for the assisted living facility, an
acoustical engineering report/analysis will be submitted detailing construction techniques
for noise mitigation to ensure interior habitable spaces facing south and to the east facing
the loading dock area at Building 1, do not exceed annual CNEL = 45 dBA. The
mitigation will most likely be wall, window and door assemblies, or a combination of
these, with an enhanced Sound Transmission Class rating to resist the street noise coming
from Tank Farm Road.
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Delete Condition #40.
Consider modifying parking adjacent to the woonerf to be parallel instead of
perpendicular.
Consider exploring ways to address noise levels at outdoor areas in the commercial
project; especially at buildings 5 & 6.
RECESS:
The Commission recessed at 8:02 p.m. and reconvened at 8:13 p.m. with all Commissioners
present .
3.Project Address: 487 Leff Street. Case #: ARCH-0077-2019, R-2-PD zone; The
Housing Authority of the City of San Luis Obispo (HASLO), applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative s, Pam Ricci and Derek Rod, provided an overview of the project
and responded to Commission inquires.
Chair Wulkan opened the public hearing.
Public Comments
None
Chair Wulkan closed the public hearing
By consensus, the Co mmission recommended to continue the project to a date uncertain and
provide direction to the applicant on items to be addressed in the plans submitted for final
review.
The Commission provided the following directional items to be considered upon resubmittal
of the project plans;
Re-consider the scale and mass of the building by reducing the square-footage for
compatibility with the neighborhood and surrounding residential developments
within the R-2 zone.
Review and address the angled parking as it can be a safety issue for oncoming
traffic in proximity to intersections.
Staff shall prepare a statement upon resubmittal of the project that addresses change
of uses of proposed building in the future if HASLO moves from property.
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The requested parking reduction shall be considered in conjunction with a parking
demand study and transportation demand management plan.
Staff shall prepare a statement upon resubmittal of the project plans that addresses
the diagonal street parking and right turn into Beach Street regarding safety and
maneuverability.
The proposed sidewalk along the private property in the front of the office
development should be accessible by public through an easement .
COMMENT AND DISCUSSION
3.Agenda Forecast – Community Development Deputy Director Xzandrea Fowler provided an
update of upcoming projects and agenda items.
ADJOURNMENT
The meeting was adjourned at 9:12 p.m. The next Regular meeting of the Planning Commission
is scheduled for Wednesday, April 24, 2019 at 6:00 p.m., in the location, 990 Palm Street, San
Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: 06/26/2019
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