The URL can be used to link to this page

Home My WebLink AboutItem 2 - ARCH-0073-2020 (1691 Fredericks) Fredericks Care FacilityMeeting Date: August 3, 2020 Item Number: 2 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a two-story 23,951 square foot residential care facility with 35 private rooms, accommodating up to 40 residents. The project is proposed on a vacant parcel and is combined with a lot line adjustment to establish a flag lot with access from Fredericks Street. The project includes shared parking facilities with the adjacent religious facility (Mt. Carmel Lutheran Church) and daycare facility (Love to Learn). The project inclu des a request to provide a floor area ratio of 0.5, where 0.4 is normally allowed in the R-1 zone1 and a request for a parking reduction of approximately 15 percent for the shared parking facilities between this project and the adjacent religious facility and daycare. The proposed site improvements include parking and site access upgrades, landscaping upgrades, and a new trash enclosure (Attachment 1, Project Plans). General Location: The project site is located on an existing 26,759 square foot lot associated with a lot line adjustment that will increase the lot area to 47,916 square feet and provide for direct access off of Fredericks Street. The property is a downward sloping lot from west to east, with an average cross slope of less than 10%. Present Use: Vacant parcel Zoning: Low-Density Residential (R-1) General Plan: Low-Density Residential Surrounding Uses: East: Religious Facility West: Religious Facility and Daycare North: Single Family Residences South: Highway 101 1 Zoning Regulations Section 17.16.020 Table 2-4: R-1 Zone Development Standards. Maximum FAR 0.4, Maximum FAR may be increased up to 0.50 if consistent with Section 17.16.030.A (Requirements and Findings for FAR Increase in R-1 Zone). See also Section 17.70.060 (FAR Measurement and Exceptions) FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1691 Fredericks FILE NUMBER: ARCH-0073-2020 & SBDV-0076-2020 APPLICANT: Tim Ronda, Studio Design Group ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Item 2 Packet Page 5 ARCH-0073-2020 & SBDV-0076-2020 1691 Fredericks Page 2 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Hip roof system, large eave overhangs, interior courtyard, upper level balconies, floor to ceiling windows, upper level planters, covered awning entry feature Materials: Smooth finish stucco, horizontal wood siding, shingle roofing, and metal railings Colors: Primary rust color stucco, grey and beige accent colors, and dark brown windows & door trim 3.0 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) 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 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), and Chapter 5.3 (Infill Development). The Infill Development guidelines apply to multi-family structures that are constructed on vacant parcels between existing residential units. Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 - Site Design The project site is located on a parcel zoned R-1, with nonresidential uses to the east, west, and south and residential uses to the north. The CDG state that each project should be designed with careful consideration of site character and constraints and minimize changes to natural features. The ARC should discuss how the project fits in with the best examples of appropriate site design and architecture in the vicinity of the site. The ARC should discuss whether the project site activities are logically oriented so that the project will operate efficiently and effectively for all users. Figure 2: Rendering of project design from interior parking lot Item 2 Packet Page 6 ARCH-0073-2020 & SBDV-0076-2020 1691 Fredericks Page 3 Chapter 5.3 – Infill Development § 3.1.B.2 Neighborhood Compatibility The CDG notes that infill development guidelines are intended to provide for infill projects of high architectural quality that are compatible with existing development and should be compatible in scale, siting, detailing and overall character with adjacent buildings, where infill development occurs adjacent to older homes, the height and bulk of the new construction can have a negative impact on adjacent small scale buildings. The ARC should discuss whether the development provides sufficient design factors to contribute to neighborhood compatibility; design theme, building scale/size, setbacks and massing, colors, textures, and building materials. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setbacks North East South West 14 ~130 14.5 10 10 10 10 5 Floor Area Ratio (FAR) 0.52 0.4 Maximum Height of Structures 25 feet 25 feet Max Building Coverage 31% 40% Affordable Housing In-Lieu fee On-site or In-Lieu fee Public Art In-Lieu fee On-site or In-Lieu fee Total # Parking Spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking 73 (15% Reduction) 2 EV Ready & 5 EV Capable 4 1 86 2 EV Ready & 5 EV Capable 4 1 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project based on consistency with the CDG. 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 consist ency 2 Zoning Regulations Section 17.16.030: These regulations are established to encourage development and additions that are compatible with neighborhood character in the R-1 zone. The maximum FAR may be increased from 0.4 to 0.5 if the building design incorporates one of the following: (1) Single-Story. Buildings limited to one story with a maximum height of 14 feet to top of a flat roof and 20 feet to the ridge or peak of a sloped roof (with otherwise permitted exceptions allowed). The allowed single story shall not include mezzanines or lofts. (2) Small Lots. The property is located on a small lot that is less than 5,000 square feet in size. (3) Greater Setbacks. A second-story step back (upper story building setback) of at least five feet along the front façade and second-story side setbacks that are at least three feet greater than the minimum required setback. (4) Garage Location. Provide a detached garage located behind the main dwelling. Item 2 Packet Page 7 ARCH-0073-2020 & SBDV-0076-2020 1691 Fredericks Page 4 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 denying 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. 7.0 ATTACHMENTS 7.1 Project Plans Item 2 Packet Page 8 Item 2Packet Page 9 Item 2Packet Page 10 Item 2Packet Page 11 Item 2Packet Page 12 Item 2Packet Page 13 Item 2Packet Page 14 Item 2Packet Page 15 Item 2Packet Page 16 Item 2Packet Page 17 Item 2Packet Page 18 Item 2Packet Page 19 Item 2Packet Page 20 Item 2Packet Page 21 ') -+*.)' , ',# ) % ') -+**' , -' ) $ %-................................................. *+ )&%')&'&*, # % )*+#&&) * * * * * * * * * * * * * * * * * * * * + * + $+ ***********************************************************************************.............................**********************..')&'&*, # %*&%#&&) $/$/$/$/ $/ $/ $/ $/ $/...............................$/$/* +# #- (, ' )&&$* $/ $/ + * # * * * * * +. +. +. +. +. +. +. +. +. ************************************************#+)##+)#****** + # + * *. *. + * + * +. +. +. +. + * + * * * * * * * *****)) "**+)+%)+ % %.##%+&)+ % %.##')&')+0# %')&')+0# %')&')+0# %')&')+0# %')&')+0# %')&')+0# %)$&-+))$&- +)')&++%')*)-+))$&-+))$&-+))$&- +)$+/ *+ %$+/ *+ %) -.0)$'%.+)$+)*)- % ).+)# %$+/ *+ %*#&'$/ +#% %*+0' %*+&)$) %# %%*.)#+)#%+&)+ % %.##&%%++& .+)$ %% )0)%+%)+ % %.##+)$ %+*+&)$) %# %+')$#'-)*')&++')*)-,)%,)%&%)+'*+) %'++0' %#,*,)%.+)*)- # %%')$#'-)*%')$#'-)** %*++!&%,$)'#&+0 '#&++>? >; ?2D9<7<2;5%1 1 $A 2?;5: #BA85?2<1<79<55?9<71=<4=3@1*855A69:5@ 9C9:1)1 '',+ 4D7% %)&)&)+%& )- * &%+ ).%*!*' >?9:)) "*)* %+ #)')# $ %)0) %) %,+ # +0'#% %+ %+ #%')&'&**'#+'-$%+')&'&*&%)+) -.0* .#"')&'&*')$#'-)*)')&'&*&$'# %+'-)*)*'#+&%)+&-)#0$%+&%)+&-)#0#%*'&$*+ .+)# % ).+)# %*% +)0*.)*+&)$) %# %Item 2Packet Page 22 Item 2Packet Page 23 ( ( ( 00000000(((000((((00000000000000000(((000000000(((0000000000(((000((((((( (( ((((( ((((((((( ((((((((( ((((((((( (((((((((((((((((((((((( (((((((((((((((((((((((((((( ((((((( ((((( 0((( ( ( ( ( ( ( ( ((( ( ( (( ( ( ( (( ( ( (( ( (( 000000000( (( ( ( ( ( ( ( (( ( ( ( (( ( (( ( ( 00000000000000( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( 0000000000000000000( ( ( ( ( (( ( ( ( ( ( ( ( 0000000000000000((((((((((((((((((((( ( ( ( ( ( ((( ( ( ( ( ( ( ( 00000000000000000( ( ( ( ( ( ( ( ( ( ( ( ( ( ( 0000000000000(((((( ( ( ( ( ( ((((( 000000000000000000(((((((( (( ( (( ( (000000000000000000( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( 0000000000000000(( (((((((((((((( (((( (((((0000000000000( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( 00000000000000(((((((((((00000000000000( ( ( ( ( ( ( 000((((((( ((( (((((((((((((((((( (((((((((((((((((((( ((((( ((((( 0000 ""! $ "(!(& +'#'"#&('#!$( (-+((!&#!&# !(#"(#"'#(&#""'((# &"#+"(# &"#&#)(#"(#"' #"*(-'&""$ ('"#*& ((&(*"''&&(#"'-'(!' '"#&!,!)!+(&"-"' " )")(#!(#"(&# & #+$&*"(#"*" #+ #"'#&()&" &&#)"#*&&'&$(-$'-'(!' )'+&$$&#$&((&'' &&(#"'$&() &'-'(!' $ "(!(& %)"(('"&&(*'$(#"''(( '"!(& "(#"'+ (&!"""#(#"(#"'(&)(#"&+"'%" ! $"!"""(#"$() "'$$ "#")&&"(+(($ "(""&&(#"#"'(&)(#"#)!"('$ ""'( (#"& ('$(#"'""#('%) '('$&#('#"+!&'(# #+")&&"(+(&#"'&*(#"("# #-"!(## #' )( .(#"#'((#(&(&&(#"#"(&# &' #+"#&$&'#""&!"( +(&') "" -&#.#"')'#&$(-$"#&!&#'$&-'-'(!'#" -"(&($ "('"$ "($ (('*"#&!(#& ($& +(&"&%)&!"('+("-&#.#"&#)$ $ "('"'( +(!#'()&&("(*'# !"!"('" "'(&#"&##("$ "(&#+(+(()'# ''+(& 0$!) "# $ "('"'"$ "("&'"("*$#&(#" )'# #++(&)'$ "(' '" &#"("(&-#"&($*&$(#+("'("+(&#)"("" "'$$#('&!$+("& '"(& #)&(-&+(#"&($*&' &&) ("+(&#)"(",(&#&'&$ +(&(""( '$(#)&"()&'("&$&*($(#(-$'("&&#)"'&$( $&&( )$$&$(#+(#"&($*&''("" "'$$#(' $&!(& "'$" &'&)'"(&'&"" "+"#&&!# $ "(&& ,'("(&'(#&!"&&(#&2'$ "' #+(#)"(#"$ "(" '(""' '#&2'$ "'#&(#" "#,'("+##"&$&'&%)&,'("&(""+ ""(#&!",'("" ""(#&!""+2!,( +##""+'( )&& #"'+ &(""+ &$ !"((&'(-$#&(#'$&#$#'(# !"( ,',',',',',',',','("("("(("("("""("""""""""""""(""""&&&&'&&'&'&''&&&'&&&'&&&&&&&&&&&&&&&""""""( (((( (( (&&&&&' '' '''(&(&(&((((,,,',',',,,,,,("("("""""""""""""""""""&'&'&''''''&""""""""""( ( ( ( ,,'(")&'(,',,,',''((((((""""""""""""""""""""""""(""""""(""")&)&)&)&&&&&'''''''((((((((((((((((((( !" !!"!&!"" (&(#&!#*"#(( $$#$"( #&"$$$&(#'( *#( "'*&&" !( ' *&# &)!(&'"#,( ))!('#)(&"!"# "#( (&'(#&!")" ''"#(#(&+'Item 2Packet Page 24 !"""#(" #!!#""!'. +)# ''&$(#"$ " !&)()'1!&"2!&"'(&+&&-(& 0#, #+&"&'&! )%)"%)"&*$)((& 0#, )$&(#&!+(&# )&#$1'+" 2&)( ''# *0#,* &)( ''*&(-(&'("#"&(&'"#,, 0#,!&'&)$&(#&!##!" ! ('(&"(#'1!#&"2!#&" #)'( 0#, &" -# &'(&#!" (*'&$!-&( 0#, #+&"$-&)' &-"#&"!"( $& 0#,! #+&" # #& "" !$ (")'/&# 1 ####2 #"#"$ " !"#$-'(&$'(""''"'$'( 0#, # #& !! #!$((#'$#&)!1' *&'"2' *&'"#)) !)$&(#&!$&)")'1&("((2&# "&&- )& )$&(#&!#(")'#-&'!#)' )&)"-# #&#$( )!"'&)&)!&&" #+& !"( #+&'&#'1&2&&#'' !*&#)' #+&'!#!! #!*((")(#,( * ')) "( #++(&)' '(!#"1 (( #"2+&#(( &)' & #+&' #++(&)'" &) 1'' )2 ) , - ! )&-'(&$ *'$#&!)! (*'"+. " ,, # #&) "(# )&#$1 (( # 2+&# * * +&# * #++(&)'+'(&"1!#&"" (#'( &#'!&- *&( *'' *'$'' #+&" #++(&)' #$ &(#'($- #''$'!"."( $"+( #+&''()'' *# )'' &#&#' +( #+&' #++(&)'&#'!&")'#" ' (*'&#'!&- #+&" #++(&)'&#'1 #+&&$(2 #+&&$(&#' ! #+&" !"! ! # )!1!##"'"2-&&#+ - #+ #+&' #++(&)'"#."(#' (*'"&##$+ #+&" #++(&)'#&- "*&'$ ! !&'' "("$#)*&&#($#& #+&" #++(&)' *") '$' *"& $)&$ #+&' #++(&)' " !!! !&#'('1& #&'(&2(&&&'' !&"# +(("'( ' #!"& #"# 1&.2&.!(&)' &"# !%!!&,$&& '+'(&"!#+' ! #++(&)'!#+&'')")'$("'&-&)' "(* -!)'#""'()'1"-#"$&"2+ &- )# +)# '+(&)' ''(#"'# "'$'$'')(# $"(-&&(#"+(&"'#$ "('$'* #$-()"*&'(-# #&"##$&(*,("'#" #&"$&(!"(#+(&&'#)&' !"#""! '%"%##"! 6$0.7.-%%+%#2612%,0.,2(%0./$.4-)12#+)#*.-#%++"%+.4+!-2 !2%01%6/%1+.4,%$)3,()'(+!-2!#2.06$0.7.-%0%!&2 )2(.32-2%000)'!2).-&&)#)%-#65&2 0)/%06.4 0)/.4 0)/%$)3, !++.-1 #.,/+)%14)2( 3")#%%2 #0%&%%2 )++).-1.&!++.-1 # %$"$ # # ! #'"&"#!"$ "!#!"$$ Item 2Packet Page 25 Packet Page 26 1691 Fredericks Street Fredericks Care Facility ARCH-0073-2020 Review of a new two-story 23,951-square foot residential care facility with 35 private rooms; project includes a request for a 20 percent parking reduction, a fence height exception to allow a fence and retaining wall combined maximum height of 12 feet within portions of the side yard, where 9 feet is normally allowed, and an increase to the maximum floor area ratio to 0.5 where 0.4 is normally allowed. August 3, 2020 Applicant: Tim Ronda, Studio Design Group Recommendation Provide comments regarding consistency with the Community Design Guidelines and recommend direction on the projects design to the Planning Commission. 3 Project Description 4 Two new 2-story residential care facility consisting of: ▪35 beds ▪Maximum floor area ratio to 0.5 ▪20% parking reduction ▪Associated landscaping and site improvements ▪Various fence height exceptions Focused Design Review 5 Staff has identified two discussion items for consideration by the ARC related to consistency with Community Design Guidelines: ▪Site Layout and building orientation ▪Neighborhood compatibility Site Plan 6 Building Design 7 Recommendation Provide comments regarding consistency with the Community Design Guidelines and recommend direction on the projects design to the Planning Commission.