HomeMy WebLinkAboutItem 8 - COUNCIL READING FILE_e_ARC Staff Report and Meeting Minutes dated 07-06-2020
Meeting Date: July 6, 2020
Item Number: 4
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The applicant proposes to construct five new two-bedroom, two-story single-family residences on a
0.86-acre site within the Mill Street Historic District. The project site is currently developed with five
existing single-family residences, which are Contributing Historic Resources and will be retained in their
existing locations. The project proposes one new residence on the corner of Peach and Toro Streets,
with the four other residences located interior to the site behind the existing structures. The proj ect
also includes a subdivision of the property into ten lots; each lot would contain one single -family
residence. The applicant has requested exceptions from development standards to allow interior side
setbacks from proposed property lines to be reduced (five feet where seven feet is the standard, six
feet where eight feet is the standard, seven feet where eight or nine feet is the standard, and eight feet
where eleven feet is the standard), and to allow required parking to be provided in tandem .
General Location: The 0.86 project site is located
on the corner of Peach Street and Toro Street
within the Medium-Density Residential zone with
a Historical Preservation (H) Overlay, within the
Mill Street Historic District (R-2-H).
Present Use: Five single-family residences
(Contributing Historic Resources), to remain
General Plan: Medium Density Residential
Surrounding Uses: The area is characterized by
single-family dwellings, with some office uses to
the west, closer to Santa Rosa Street. Twelve of
the 17 properties in the immediate vicinity are
listed historic resources (2 Master List,
10 Contributing List).
PROPOSED DESIGN
Architecture: Craftsman
Design details: Two-bedroom homes, outdoor patios/balconies, hipped and gabled roofs, stucco and
siding walls, two-car garages
Materials: Siding and stucco
Colors: Light brown, tan, blue, taupe, yellow, & light and medium grays
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 1137 Peach St. FILE NUMBER: ARCH-0568-2019,
APPLICANT: Levi Seligman SBDV-0571-2019, & EID-0800-2019
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
ARCH-0568-2019, SBDV-0571-2019, EID-0800-2019
1137 Peach
Page 2
2.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the residential buildings in terms of 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
3.0 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), 5 (Residential Project Design), and 6 (Site Planning and Other
Design Details).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1.B – Site function
The project includes the retention of five structures on the property, with new
detached structures proposed. The ARC should consider how the various
activities and elements proposed on the site are logically located so the
project will operate efficiently, and effectively address the needs of all users.
§2.2.F – Coordinate the The ARC should discuss whether the new structures are designed to
Figure 2: Renderings of project design.
ARCH-0568-2019, SBDV-0571-2019, EID-0800-2019
1137 Peach
Page 3
new with the old coordinate with the existing structures to remain onsite.
Chapter 5.3 – Infill Development
§5.3.A.1 General principles
The project proposes new structures in a medium-density neighborhood that
is mostly “built out”. The ARC should discuss whether the project is
compatible in scale, siting, detailing and overall character with adjacent
buildings and those in the immediate neighborhood.
§5.3.A.2 General principles
The ARC should discuss whether the project continues existing neighborhood
patterns, such as front porches and entries facing the street, and finished floor
height.
§5.3.B Building design
The project site is in a historic district that encompasses many different
architectural styles. The ARC should discuss whether the project incorporates
the traditional architectural characteristics of the existing houses in the
neighborhood, including window and door spacing, exterior materials, roof
style and pitch, ornamentation, and other details.
§5.3.C Visual impacts from
building heights
The project includes a 1.5-story structure on the corner portion of the site and
two-story structures in the interior of the site. The ARC should discuss
whether the height of new structures is consistent with of surrounding
residential structures.
Cultural Heritage Committee Review and Recommendation
The project was reviewed by the Cultural Heritage Committee (CHC) on June 22, 2020 for consistency
with the Historic Preservation Ordinance and Historic Preservation Program Guidelines. The CHC found
the project to be consistent with the ordinance and guidelines and recommended approval to the
Planning Commission. The applicant also agreed to work with a subcommittee of the CHC to explore
some options to provide additional architectural variety in architectural styling of the interior
structures, reflective of the neighborhood and the four residences fronting Peach Street These
changes will be aesthetic and will not significantly change the scale, massing, placement, or floor plans
of the current proposal as presented to the ARC. Staff will provide updates on any recommended
modifications prior to and/or during the ARC meeting.
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Density (units/acre) 10 10.32
Front Setback (Peach) 20 feet 20 feet
Rear Setback (from existing PL) 11 feet 11 feet
Side Setback (from existing PL) 8 feet 8 feet
Maximum Height of Structures 25 feet 35 feet
Max Building Coverage 32% 50%
Total # Parking Spaces (New) 11 10
Environmental Status Draft IS/MND has been prepared, and released for the required 30-day
public review period, ending July 11, 2020
*2019 Zoning Regulations
ARCH-0568-2019, SBDV-0571-2019, EID-0800-2019
1137 Peach
Page 4
SIDE SETBACKS FROM PROPOSED PROPERTY LINES
Lot Structure Proposed Required**
East West East West
1 Existing 5 10 5 5
2 Existing 10 5 5 5
3 Existing 7* 6* 8 8
4 Existing 5* 8 7 7
5 New NA 7* NA 9
6 Existing NA 5 NA 5
7 New 7* 8 8 8
8 New 8* 8 11 8
9 New 9 9 8 8
10 New 11 NA 11 NA
*Exception Requested **2019 Zoning Regulations
5.0 ACTION ALTERNATIVES
5.1 Recommend approval of the project, based on consistency with the Community Design
Guidelines (CDG). This action may include recommendations for conditions to address further
consistency with the CDG.
5.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific CDG.
5.3 Recommend denial the project based on findings of inconsistency with CDG. An action
denying the application should include recommended findings that cite the basis for denial
and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other
policy documents.
6.0 ATTACHMENTS
6.1 Project Plans
6.2 Initial Study/Mitigated Negative Declaration
(Digital attachment: https://www.slocity.org/Home/ShowDocument?id=26748)
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 6, 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, July
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini (5:08 p.m.), Mandi Pickens, Vice
Chair Christie Withers and Chair Allen Root
Absent: Commissioner Micah Smith
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of June 1, 2020 and June 15,
2020.
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 5-0-1 (Commissioner Smith absent), to approve the minutes of the
Architecture Review Commission meetings of June 1, 2020 and June 15, 2020.
PUBLIC HEARING
2.Project Address: 1035 Madonna Road; Case #: ARCH-0796-2019; Zone: Neighborhood-
Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess,
applicant. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific
Plan area; The project is consistent with the previously certified FEIR and SEIR for the San
Luis Ranch Specific Plan and no additional environmental review is required per CEQA.
Contract Planner John Rickenbach presented the staff report and responded to Commissioner
inquiries.
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 2
Applicant representative, Heather Wiebe, responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY VICE CHAIR
WITHERS CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the Planning
Commission approve the project with the following recommendations:
Consider using a commercial-grade lap siding product to ensure durability
3.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Review of a mixed-use project consisting of 15 residential units and 1,714 square feet of
commercial space within the Commercial Services (C-S) zone. The project includes a density
bonus of 5% including a request for an alternative incentive to relax development standards
for the creek setback requirement and a request to allow residential uses on the ground floor
within the first 50 feet of the structure along the street frontage, the project also includes a
request for a 10 percent parking reduction. Project is categorically exempt from environmental
review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley, responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER
DEMARTINI, CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the project
be continued to a date uncertain with the following recommendations to the applicant and staff:
Provide additional information regarding the applicability of the Housing Accountability
Act in relation to the project’s requested exceptions.
Consider providing a residential gate along the pedestrian entrance to the residential units
along the east property line, for the safety of the residents.
The project should address consistency with Community Design Guideline 2.1.C, where
site activities are logically located so that the project will operate efficiently and effectively
for the needs of all uses, specifically the relationship to open space and the adjacent creek.
Consider providing community space oriented toward the creek.
The project should be revised to provide further articulation of each building’s mass along
the drive aisle.
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 3
Additional landscaping should be provided to soften and create a counterpoint to the
architectural design, landscaping should include organic elements.
The project should be redesigned to provide private or common open spaces for residents,
consideration should be provided for common open space between the commercial and
residential units, and along the creek, balconies should also be added to the residential
units.
Consider adding alternative pavers along the drive aisle and parking areas that coordinates
with landscaping and open areas.
4.Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID-
0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant. Review of five new two-
bedroom, two-story single-family residences, each with an attached two-car garage. The
project site is within the Mill Street Historic District and includes the retention of five, two-
bedroom, single-story residences, which are on the Contributing List of Historic Properties.
The project also includes a common-interest subdivision to create ten lots, each will contain
one of the ten residences. The applicant has requested exceptions from development standards
to allow interior side setbacks to be reduced and to allow required parking to be provided in
tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Will Ruoff, responded to Commissioner inquiries.
Public Comments:
Levi Seligman
Jeremy Weintraub
Timothy & Sharon Watson
Josh Frantz
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
PICKENS, CARRIED 3-2-1 (Commissioners Beller and DeMartini dissenting, Commissioner
Smith absent), to recommend that the Planning Commission approve the project with the
following recommendation:
Consider adding trees from the approved “street tree” list along the fence of the shared
driveway with similar spacing as required for street trees, adding shade to the driveway
and a more organic separation between the existing properties.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 4
ADJOURNMENT
The meeting was adjourned at 8:02 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, July 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/03/2020