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Item 3 - ARC-0388-2021 (1131 Olive)
Meeting Date: February 1, 2021 Item Number: 3 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a three-story mixed-use development consisting of ten two-bedroom residential units (1,530 to 1,535 square feet each) and 934 square feet of commercial space. The project includes a standard affordable housing incentive (§ 17.140.070), a 35 percent density bonus. The project also includes a request to provide eight parking spaces in a tandem arrangement and a request for an exception from site development standards to allow ground floor residences to be setback 30 feet from the street-front property line, where 50 feet is the standard setback requirement on the ground floor (Attachment 1, Project Plans). The existing non-historic residences on site, a single- family home and triplex, are planned for demolition. General Location: The 25,526-square foot project site is located on two parcels, which has direct access off Olive Street to the north and is adjacent to U.S. Route 101 (freeway and southbound onramp) to the east and south. The property is relatively flat with a drainage channel along the east property line. Present Use: Single- & Multi-Unit Dwellings Zoning: Tourist Commercial (C-T) General Plan: Tourist Commercial Surrounding Uses: East: 101 Onramp and Single-Unit Dwellings West: Motel North: Single- & Multi-Unit Developments South: U.S. Route 101 2.0 PROPOSED DESIGN Architecture: Spanish/Mission style Design details: Two-bedroom units with patios and balconies, a commercial suite, common central courtyard, flat and low-pitched roofs, interior bike storage, and exterior stairs & access corridors. Materials: Smooth plaster stucco, wood, metal railings, vinyl windows, concrete roof tiles, and fabric awnings Colors: Pure White, Madera (roof tiles), Dark Bronze, Woodsy Brown, and Chestnut FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner PROJECT ADDRESS: 1131 Olive St. FILE NUMBER: ARCH-0388-2020 APPLICANT: Arris Studio Architects / REPRESENTATIVE: Shawn Ridenhour/Arris Studio LIV Street LLC ____________________________________________________________________________________________________ For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeu@slocity.org Figure 1: Subject Property Item 3 Packet Page 23 ARCH-0388-2020 1131 Olive Street Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the mixed-use building in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Community Development Director. 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 3.1 (Commercial Project Design). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.2.C - Attention to Details The ARC should discuss whether the project adequately reduces the apparent mass of the building through the use of detailing, and vertical and horizontal articulation. Chapter 3.1 – Commercial Project Design Guidelines §3.1.B.2 Neighborhood Compatibility The ARC should discuss whether the commercial development respects architectural styles and scale of adjacent development in the vicinity by incorporating; appropriate design themes, proportional building scale/size, and appropriate setbacks and massing. §3.1.B.8 Entries The ARC should discuss whether the project entries are sufficient for the commercial district in creating an architectural focal point for the building. §3.1.C.1 Consider Neighboring Development The ARC should discuss whether the project demonstrates adequate consideration of; natural features, views, solar access, site layout, massing, and privacy of neighboring structures. Figure 2: Rendering of project design from Olive Street. Item 3 Packet Page 24 ARCH-0388-2020 1131 Olive Street Page 3 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setback 10 feet 10 feet Density (units/acre) 10 (35% Bonus) 7.08 Floor Area Ratio (FAR) 0.7 2.5 Maximum Height of Structures 34.5 feet 45 feet Max Building Coverage 30% 75% Total # Parking Spaces Bicycle Parking 26 (8 tandem) 24 20 24 Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) *Zoning Regulations 5.0 ACTION ALTERNATIVES 5.1 Recommend approval of the project, based on consistency with the Community Design Guidelines. 5.2 Continue the project. An action continuing the application should include specific direction to the applicant and staff on pertinent issues, including references to design guidelines. 5.3 Recommend denial of the project based on inconsistency with the Community Design Guidelines. An action recommending denial should cite the basis of the recommendation and reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 6.0 ATTACHMENTS 6.1 Project Plans Item 3 Packet Page 25 'DWH 6FDOH 6KHHW $5&+(5675((767( 6$1/8,62%,632&$ 7+20$6(-(66 $5&+,7(&7 &$ & 67(3+(1$5,*25 $5&+,7(&7 &$ & $''5(66 $55,6678',2&20 &217$&7 6$1/8,62%,632&$ $ 126&$/( &29(56+((7 Item 3 Packet Page 26 Item 3Packet Page 27 2/,9(67 (;,67,1* 75,3/(;72%( 5(029(' ' ' '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' '' ' '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ''' '' '' ' ' ' (;,67,1*&85%*877(5 6,'(:$/. (;,67,1*29(5+($'/,1(6 (;,67,1* &21&5(7( '5,9(:$<(;,67,1*6,'(:$/. (;,67,1* &21&5(7( '5,9(:$< (;,67,1* &21&5(7( '5,9(:$< (;,67,1*6,'(:$/. (;,67,1*29(5+($'/,1(6 6+('(;,67,1*)(1&( ' (;,67,1*)(1&('(16( +('*( ,9< ' (;,67,1*'5$,1$*(&+$1(/ 127( $%281'$5<6859(<6+28/'%(3(5)250('$1' 3523(57<02180(1766(735,2572&216758&7,21 '(16(<8&&$3/$176 '(16(&$123< 6+(' (;,67,1*$&%(50 &$/75$165,*+72):$< (67$%/,6+('%<25 (;,67 ,1* &85% *8 7 7(5 (;,67,1*29(5+($'/,1(6 (;,67,1*&08 (;,67,1* &21&5(7( &$53257 (;,67,1*&21&5(7(:$/.(;,67,1*&21&5(7(:$/.(;,67,1*)(1&(' &21&5(7(3$7,2 127$&&(66,%/( $77,0(2)6859(< ' ' 2/,9(67 (;,67,1* 6,1*/( )$0,/< 5(6,'(1&( 72%( 5(029(' $31 $31 ' (;,67,1*75((725(0$,1 ' (;,67,1*75((72%(5(029(' ' (;,67,1*)(1&(72%(5(029(' '(;,67,1*)(1&(725(0$,1 ' (;,67,1*6+('72%(5(029(' '(;,67,1*&21&5(7(72%(5(029(' '(;,67,1*6,'(:$/.725(0$,1 127( 87,/,7,(672%('(02/,6+('$65(48,5(' %8,/',1*681'(5*2,1*'(02/,7,216+$//%(,1$&&25'$1&(:,7+ &+$37(52)7+(&)& 'DWH 6FDOH 6KHHW $5&+(5675((767( 6$1/8,62%,632&$ 7+20$6(-(66 $5&+,7(&7 &$ & 67(3+(1$5,*25 $5&+,7(&7 &$ & $''5(66 $55,6678',2&20 &217$&7 6$1/8,62%,632&$ $ #[ #[ '(023/$1 $&78$/ 1257+ 352-(&7 1257+ '(023/$1 '(02/,7,215()(5(1&(127(6 Item 3 Packet Page 28 2/,9(67 $31 2/,9(67 $31 'DWH 6FDOH 6KHHW $5&+(5675((767( 6$1/8,62%,632&$ 7+20$6(-(66 $5&+,7(&7 &$ & 67(3+(1$5,*25 $5&+,7(&7 &$ & $''5(66 $55,6678',2&20 &217$&7 6$1/8,62%,632&$ $ #[ #[ 7232*5$3+,&0$3 $&78$/ 1257+ 352-(&7 1257+ 7232*5$3+,&0$3 72320$35()(5(1&(127(6 Item 3 Packet Page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Packet Page 44 1131 Olive Street ARCH-0388-2020 Review of new mixed-use project comprised of a new three-story structure with 10 two-bedroom residential units and 934 square feet of commercial space, with surface parking and associated site improvements. February 1, 2021 Applicant: Arris Studio Architects / LIV Street LLC Focus of Review 2 ARC review due to: ◼New Mixed-Use Structure ARC Purview: ◼Review the project in terms of its consistency with the Community Design Guidelines, and applicable City standards ◼Provide comments and recommendations to the Community Development Director for final approval Context Map 1131 Olive Project Description 4 ◼New Mixed-Use Building ▪10 Two-Bedroom Units, approx. 1,530 s.f.each ▪934 Square Feet of Commercial Space ▪Three Stories ▪26 Spaces Surface Parking –8 Spaces in Tandem ▪35% Density Bonus (one unit Very-Low Income) ▪Residential setback of 30 feet from building face on ground floor -exception Building Design 6 ◼Spanish/Mission style structure ◼The proposed project includes the following materials: ▪Smooth plaster stucco ▪Concrete roof tyles ▪Wood, metal railings, vinyl windows, fabric awnings ◼Colors: Pure white –bronze, brown, and chestnut accents Purview ◼Review the project in terms of its consistency with the Community Design Guidelines, and applicable City standards ◼Provide comments and recommendations to the Community Development Director for final approval 1 131 Olive St. Mixed -Use Development rchitectural natures ilding Massing Steps Back Along Olive St Aore Pedestrian Scale ,tail Entry -Fabric Awnings w/ Wrought Iron Supports -Enclosed Patio w/ Low Plaster Wall -Aluminum Storefront -Medium Bronze -Concrete Wainscot -Decorative Light Fixtures -Medium Bronze Conductor Head and Downspouts rchitectura natures cried Building Massing and Detailing along St. ilding Elements -Smooth Plaster Stucco -Mission Sytle S-Tiles -Heavy Timber Wood Elements, Stained - E>posed Wood Rafters and Eaves -Scalloped Plaster Eaves -Decorative Tile Attic Vents rchitectural natures ilding Elements -Combination of Solid Plaster and Open Balconies -Metal Balcony Railings, Powder Coated -Mnyl Windows and Sliding Doors, Medium Bronze -Extruded Foam Window Sills -Scalloped Plaster Eaves -Decorative Ironwork om JR M IVE STREET �f aback eduction quest for the reduction of the setback for ind floor residential -Reduce setback from 50' to 40' -The site location is not ideal for commercial/retail -Pushing the building towards the front allows the preservation of trees along the rear of the property A �r I'l 31 Olive St. Mixed -Use Development