HomeMy WebLinkAboutItem 16 - COUNCIL READING FILE_k_ARC Report and Minutes dated 06-01-2020
Meeting Date: June 1, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of demolition of an existing one-story commercial building, construction
of a new six-story mixed use building to include approximately 30,000 square feet of
commercial/office space and 50 residential dwelling units, and the application of a Planned
Development (PD) Overlay zone on a 0.38-acre parcel located in the Downtown Historic District, see
Figure 1. The basement of the existing one-story structure on-site would remain in-tact and the rest
of the structure would be demolished and removed. The proposed 80,249-square-foot building would
be 75 feet in height. The proposed plan consists of ground floor retail and parking, two stories of office
space, and three stories of residential dwellings (Attachment 1, Project Plans).
The subject property is directly adjacent to the Master List Historic Resource Hotel Wineman, and in
vicinity of the Master List Masonic Temple and the Master List Commercial Bank Building (Attachment
2, Historic Preservation Report). The subject property is not listed as historic resource (Attachment 3,
Architectural Evaluation).
General Location: The property is located on the corner of Marsh
and Chorro Streets within the Commercial Downtown zone on the
border of the Downtown Historic District.
Present Use: Vacant Commercial Structure
Zoning: Downtown Commercial within the Downtown Historic
District (C-D-H)
General Plan: General Retail
Surrounding Uses:
East: California Pizza Kitchen
West: Eureka Burger
North: Hotel Wineman
South: Chorro Street Parking Structure
PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Patio dining areas, flat metal awnings, brick and concrete window headers, upper level
balconies, detailed cornices/central band, and decorative metalwork.
Materials: Brick & Stucco siding, anodized aluminum storefronts, concrete bulkheads, and black metal
awnings.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1144 Chorro FILE NUMBER: ARCH-1687-2018
APPLICANT: Mark Rawson REPRESENTATIVE: Ten Over Studios, Inc.
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
ARCH-1687-2018 (1144 Chorro)
Page 2
FOCUS OF REVIEW
The Architectural Review Commission’s (ARC) 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 (PC).
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Downtown Concept Plan: http://www.slocity.org/home/showdocument?id=14790
Previous Conceptual ARC Agenda Packet and Conceptual Project Plans:
https://opengov.slocity.org/WebLink/DocView.aspx?id=87136&dbid=0&repo=CityClerk
BACKGROUND
On November 26, 2018, the Cultural Heritage Committee (CHC) reviewed the proposed project for
consistency with the Historic Preservation Guidelines and Secretary of the Interior’s Standards. The
CHC, with a vote of 7:0:0, provided eight directional items to the applicant to address specific concerns
related to building and site design (Attachment 4, CHC Staff Report and Meeting Minutes).
On December 3, 2018, the Architectural Review Commission (ARC) reviewed the proposed project for
consistency with the Community Design Guidelines. The ARC, with a vote of 6:0:1, provided six
directional items to the applicant to address specific concerns related to building and site design
(Attachment 5, ARC Staff Report and Meeting Minutes).
On September 17, 2019, the City Council reviewed the project for initiation of the PD Overlay and
associated mandatory project features d as well as the community benefit policies for consideration
of a building height of 5 feet. The City Council, with a vote of 5:0, supported the initiation and provided
two directional items for the applicant to address (Attachment 6, Council Report and Action Update).
PREVIOUS ARC DIRECTION/DISCUSSION ITEMS
The ARC recommended six directional items to be reviewed and evaluated prior to taking final action
on the project. The applicant has updated the project plans and made the following changes in
response to the directional items:
ARC Directional Item #1: The project should respond to the Cultural Heritage Committee directional
items with emphasis on providing a higher degree of articulation to relieve building mass and provide
a greater variety of fenestration, the project should consider a variety in relief of roof lines.
Figure 2: Project rendering (left) from intersection and rendering from Marsh Street crosswalk (right).
ARCH-1687-2018 (1144 Chorro)
Page 3
Response: The applicant has modified the project design and provided additional application materials
in response to the CHC’s eight directional items. The applicant has provided a Height Analysis (Project
Plans Sheet T3.0), revised the Shading Study (Sheet T3.2-T3.4), and provided an updated Architectural
Evaluation. The applicant has also modified the project design to reduce the perceived mass and scale
of the project by providing a variety of storefronts, fenestration, architectural details, and articulation,
throughout the project design.
ARC Directional Item #2: The project should consider and respond to the planning principles and goals
identified in the Downtown Concept Plan.
Response: The Downtown Concept Plan is not a regulatory document; however, it is intended to be a
tool to guide development downtown in line with the community vision. The project responds to the
eight Project Planning Principles by: providing diversity of design while retaining traditional character;
incorporating opportunities for positive social intersection along the street frontage; contributes to
the economic health and vitality of downtown; priorities alternative modes of transportation by
reducing vehicle parking and providing sufficient bicycle parking; improves the sidewalk and
pedestrian experience along the intersection of Marsh and Chorro Streets; provides for a higher
density project with smaller dwelling units contributing to a vibrant residential mix in the downtown;
incorporates an innovative and compatible design with connectivity to the surrounding built
environment; and is designed to preserve views of the hillsides from public areas. The applicant has
provided a response to each of the policies of the CDG Chapter 4 Downtown Design Guidelines (Sheet
T3.8 & T3.9).
ARC Directional Item #3: The architectural style should be distinctive as a gateway feature to
downtown through design excellence justifying the requested height above 50 feet, given the project
prominence along the intersection, the design should be of its own time while compatible with adjacent
historic structures.
Response: The project has been revised to include a greater setback at the corner of Marsh and Chorro
Street and includes a 45-degree angled facade to enhance interest to the corner and provide larger
pedestrian space for circulation. The corner element and enhanced storefront setback were carefully
designed to complement the clock tower on the Parking Structure across the street to enhance the
intersection as a gateway to Downtown.
Figure 3: Original rendering (left) at the intersection of Chorro and Marsh Streets, revised rendering (right).
ARCH-1687-2018 (1144 Chorro)
Page 4
ARC Directional Item #4: The project should provide greater step backs on the upper levels and/or
consider a height reduction with sensitivity to adjacent historic resources, the design and mass should
reinforce the horizontal lines of adjacent facades.
Response: The applicant has revised the project design and increased the upper floor setback along
the street frontages, where the setback for the conceptual review only provided a 5-foot setback along
each side of the structure. The Chorro Street elevation now includes a 21-foot step back above the
third floor, and the Marsh Street elevation provides a varying upper story step back between 12 and
22feet from the street frontage, refer back to Figure 3. The courtyard that was originally provided in
the center of the building has been eliminated to provide large deck areas along the exterior of the
building surrounding the fourth floor to provide areas for trees and other planting along the residential
level, which further reduces the perceived scale and height of the structure as viewed from the street.
The applicant has provided a site context elevation that demonstrates how the project reinforces the
horizontal lines of the prevailing rhythm and character of the street frontages (see Sheet A1.0 of the
project plans).
ARC Directional Item #5: The design should focus on pedestrian scale, consider opportunity to revitalize
the corner of Marsh and Chorro as a design feature combined with greater sidewalk w idths and
additional relief of storefronts to provide for patio dining. Consider tying into the pedestrian experience
of the Downtown Center.
Response: The project design has been modified to provide a greater setback at the street level to
allow for more patio area and useable outdoor seating areas, where the previous conceptual review
provided a zero foot setback along the street frontages which did not provide any patio areas, see
Figure 4.
ARC Directional Item #6: Materials should be high quality and selected carefully to be compatible with
the historic buildings, without replicating design features, the second story windows should be reduced
in height to reflect traditional transom window designs.
Response: The project proposal includes the use of smooth-troweled plaster, and brick siding which
are identified under the CDG as appropriate materials for buildings within the Downtown. Additional
materials proposed include concrete bulkheads, metal awnings, aluminum storefronts, which are all
materials that are consistent and compatible with the existing character of the Downtown. The
applicant has modified the transom windows to reduce their overall height and reflect a more
traditional style consistent and compatible with adjacent historic structures.
Figure 4: Original site plan (left), revised site plan (right).
ARCH-1687-2018 (1144 Chorro)
Page 5
PROJECT STATISTICS (UPDATED)
Site Details Proposed Allowed/Required*
Setbacks 0 feet 0 feet
Density (DU) with PD Overlay 26.5 DU 77.76 DU
Residential Uses Provided Required
Height of Structures
Minimum
Maximum
Maximum with PC Exception
6-stories
75 feet
75 feet
2 stories along street
50 feet
75 feet
Max Building Coverage (footprint) 71% 100%
Floor Area Ratio (FAR) 3.94 FAR 4.0 FAR
Total # Parking Spaces 7 spaces and In Lieu Fee 102 spaces and/or In-Lieu Fee
Limitations on New Driveways Requested Restricted
Environmental Status An Initial Study (IS) has been prepared in accordance with the
California Environmental Quality Act (CEQA) to evaluate the
potential environmental effects of the proposed project. A
Mitigated Negative Declaration (MND) is recommended for
adoption (Attachment 7).
*2019 Zoning Regulations
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
based on consistency with the CDG will be forwarded to the PC, final action will be proceed
to the City Council. This action may include recommendations for conditions to address
consistency with the CDG.
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 Plans
2. Historic Preservation Report
3. Architectural Evaluation
4. Conceptual CHC Report and Minutes 11.26.18
5. Conceptual ARC Report and Minutes 12.3.18
6. Council Initiation and Action Update 9.17.19
7. Initial Study and Mitigated Negative Declaration
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, June 1, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, June
1, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Vice Chair Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
APPROVAL OF MINUTES
1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of
May 18, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH, CARRIED 6-0-0 to approve the minutes of the Regular Architectural Review
Commission meeting of May 18, 2020.
Minutes – Architectural Review Commission Meeting of June 1, 2020 Page 2
PUBLIC HEARING
2.Project Address: 1144 Chorro; Case #: PR-0060-2018; Zone: C-D-H; Jamestown
Premier SLO Retail, LP, owner/applicant. Review of a six-story mixed-use building
consisting of approximately 30,000 square feet of commercial/office space and 50 residential
dwelling units, within the Downtown Historic District. The project includes a rezone to provide
a Planned Development Overlay and a request to allow a maximum building height of 75-feet,
where 50-feet is normally allowed in the Downtown Commercial zone, including a Mitigated
Negative Declaration of environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Mark Rawson, responded to Commissioner inquiries.
Public Comments:
John Grady
Susan Farrington
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER
SMITH, CARRIED 5-1-0 (Vice Chair Withers dissenting) to recommend that the Planning
Commission approve the project with the following comments, recommendations, and
references to particular Community Design Guidelines (CDG) that require further
consideration:
The PC should consider effects on viewsheds, including views of Cerro San Luis, as seen
from intersections.
The PC should consider CDG 2.2.F (coordinate the new with the old) for compatibility
with listed historic properties in the immediate vicinity.
The project could be improved for consistency with CDG 4.2.C (façade design and wall
surfaces), by providing more well-defined and detailed column elements, tone or color
of pre-cast elements (bulkhead and spandrels), and the corner angled façade elements
such as columns and cornices should be re-evaluated for more refined detailing that
draws in attention and makes it feel special.
The project should reconsider the residential gate feature as shown on Sheet T1.1 and
T1.2 to be congruous with surroundings, consider revisiting patterning that is finer
grained.
The landscaping plantings along the terrace, Sheet L1.1, could be scaled down to be more
in keeping with character of downtown, consider the County Government Center as an
example.
The cornice along the third floor should be redesigned to provide further prominence.
Further consideration should be provided for refinement of brick detailed elements.
Provide more contrasting color of bulkhead and spandrel above the windows.
Provide quality design at the street level.
Minutes – Architectural Review Commission Meeting of June 1, 2020 Page 3
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:24 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, June 15, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 07/06/2020