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Home My WebLink About07-19-2021 ARC PresentationsArchitectural Review Commission Regular Meeting July 19, 2021 •All attendees enter the meeting muted. •You can rename yourself by following the steps below. •When Public Comment is called for an item you would like to speak on,please raise your virtual hand. •When your name is called,you will be moved to a Panelist.After a brief moment,you will be able to unmute your mic and turn on your video (optional). •Please state your first and last name and address (optional)for the record. •After providing your comments you will be moved back to an Attendee. Directions for Public Comment PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA •If you would like to speak on items NOT ON THE AGENDA,please raise your virtual hand. •When your name is called,you will be moved to a Panelist. •Before you begin speaking,unmute your mic and turn on your video. Please state your First and Last name and address (optional)for the record. •After you complete your comments, you will be moved back to an Attendee. Public Comment At this time,people may address the Commission on items not on the agenda. Items raised are generally referred to staff and,if action by the Commission is necessary,may be scheduled for a future meeting. Item #1 CONSIDERATION OF MINUTES 1.Minutes of the Architectural Review Commission meeting of June 16,2021. __________________________________________________ Recommendation: Approve the minutes of the Regular Meeting of the Architectural Review Commission meeting of June 16,2021. Item #2 PUBLIC HEARING ITEM 279 Bridge St.(ARCH-0587-2020) 2.Development review of a mixed-use project consisting of 94 residential units and 924 square feet of commercial space,with a 24%density bonus.The project includes a request for an affordable housing concession regarding the Edge Conditions standards for open space orientation and window placement for properties that are along transition zones.An Addendum to the previously adopted Mitigated Negative Declaration has been prepared (ER#0286-2014).Project address:279 Bridge Street;Case#:ARCH-0587-2020,USE-0412-2021,&AFFH- 0413-2021;Zone:M-zone;Housing Authority of San Luis Obispo, owner/applicant.Staff Presentation By: Kyle Bell,Associate Planner Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines (CDG)and applicable City Standards and provide comments and recommendations to the Planning Commission. 279 Bridge Street Affordable Housing Mixed-Use ARCH-0587-2020 Review of an affordable mixed-use project consisting of 94 residential units and 924 square feet of commercial space, with a 24% density bonus. The project includes a request for an affordable housing concession regarding the Edge Conditions standards for open space orientation and window placement for properties that are along transition zones. August 3, 2020 Applicant: HASLO Recommendation Provide comments regarding consistency with the Community Design Guidelines and recommend direction on the projects design to the Planning Commission. 3 Previous Reviews 4 May 1, 2017, the ARC approved a manufacturing development project consisting of 23,297 square feet of commercial space, including a caretaker’s unit. September 9, 2019, the ARC reviewed and recommend approval of a revised design of the project that consisted of 19,267 square feet of commercial space and 18 residential units. September 25, 2019, the PC approved the revised project. Site Plan 5 Building Design 6 Focused Design Review 7 Staff has identified several discussion items for consideration by the ARC related to consistency with Community Design Guidelines: ▪Context of the site ▪Neighborhood compatibility ▪General design objectives, building setbacks ▪Site Planning ▪Scale ▪Upper-Level Open Space Orientation and Windows. Edge Conditions 8 Edge Conditions 9 Recommendation Provide comments regarding consistency with the Community Design Guidelines and recommend direction on the projects design to the Planning Commission. Edge Conditions –Phase 1 Elevations 11 Edge Conditions –Phase 2 & 3 Elevations 12 Terraza Project 13 Original Project 1)Construction of three commercial shell buildings in the Manufacturing zone: Building A: 8,332 square foot (including mezzanine level) Building B: 9,957 square foot Building C: 3,380 square foot (including 1,718 square foot caretakers residence) 14 Original Project 15 Other Discussion Items 1.Outdoor Unpaved Yard a)Relocate, resize, or remove for compatibility with adjacent residential uses 2.Outdoor Decks Adjacent to Residential a)Discuss appropriateness of outdoor decks 3.Caretakers Dwelling (1,718 square foot 2-bedroom residence) 1.Must be accessory to primary use and used for a caretaker employed on the site. 2.Potentially resize to be more of a traditional caretakers residence. Revised Project 16 Building A: 8,736 square feet (manufacturing shell) Building B:31,726 square feet (7,200 sf commercial, 16 residential units) Building C: 6,850 square feet (3,421 sf commercial, two residential units) Revised Project 17 •Revise plans to show additional screening of rear parking area •Applicant response: Additional trees along southern property boundary Terraza Project 18 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 EX.A AERIAL VIEW PROJECT OVERVIEW • Phased Mixed-Use project in manufacturing zone • Affordable Housing with multi- family and senior living, plus commercial manufacturing shell • Buildings are elevated above the flood zone with podium design over parking 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 EX.B Consider the context • Neighboring residences to the west and south are contemporary and industrial in style • Neighboring residences to the east are separated by visual barriers • Surrounding industrial buildings are large in scale • Surrounding materials include corrugated metal, stucco, horizontal wood and vertical standing seam in varying colors architectural context: This project responds to the architectural context through the majority use of metal siding and stucco in a warm color palette to compliment the natural colors of the hillside, only utilzing cool colors as accents to differentiate the project’s uses. CORRUGATED METAL SIDING AND ROLL-UP DOORS AT ADJACENT LIVE-WORK UNITS 1 ADJACENT LINEAR WAREHOUSE WITH INDUSTRIAL FINISHES AND WINDOW STYLES 2 NEIGHBORING CONTEMPORARY RESIDENCES WITH REPETITIVE ELEMENTS, PARKING BELOW, 2-STORY RESIDENCE ABOVE WITH ROOFTOP DECK 3 2 1 SOUTH st BRIDGE ST 3 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 EX.C SITE PLANNING BUILDING SETBACKS: • Project’s apparent scale is smaller than surrounding industrial buildings and provides substantial setbacks of <20ft from R-2 uses to respect neighbor’s privacy and views • Smallest setback provided is 12ft and is adjacent to M-PD zone, compliant with zoning regulations • Creek setbacks vary from 34-40ft, well above the min. 20ft. • Buildings are elevated above the flood zone with podium design over parking • Meandering paths planned in the creek setback for pedestrian enjoyment CREEK SETBACKs:NOPARKINGNOPARKINGM M NO PARKING EV CAPABLE STD EV CAPABLE VAN EV CAPABLEVANEV READYSTD.EV CAPABLEVANEV CAPABLESTD.EV READYNO PARKING EV READY VAN >>>>>>EV CAPABLEEV READYCOMPACTEV READYMM EV CAPABLEEV CAPABLE EV CAPABLE EV CAPABLE COMPACT EV CAPABLEEV READY EV READY EV CAPABLE EV CAPABLE PHASE 2 FAMILY (30) PHASE 3 FAMILY (32) PHASE 1 SENIOR (32) S81°00'57"W 203. 4 4 ' M S78°21'43"E 4 8 5 . 1 0 ' M N0°27'10"E 326.95'MS77°08'13"W 2 2 1 . 0 7 ' M 24'-5" SETBACK 24'-5"SETBACK21'-5"SETBACK25'-1" SETBACK 24'-0"SETBACK36'-3"SETBACK26'-9" SETBACK 12'-0" SETBACK CREEKSETBACKDRAINAGEEASEMENTCREEKSETBACKDRAINAGEEASEMENT12'-10"SETBACK15'-0"SETBACK23'-10"SETBACK 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 EX.D SITE PLANNING cont. open space and natural features: • Project is providing pedestrian connection over the bridge • This connection provides access to the Meadow Park and South Hills Open Space trails • Central courtyards are provided at each building • Parking complies at each phase & bike parking exceeds requirements • Pavers are provided in the parking areas and the drive aisle for best stormwater design and long term maintenance. • Wider drive aisle and a fire truck turnaround provided. Secondary site egress is not required with fewer less than 100 units PARKING AND DRIVEWAYS:PHASE 1 & 2 COURTYARD PHASE 1 & 2 FROM BRIDGE 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 EX.E neighborhood compatibility edge conditions and privacy: windows balconies • Project’s setbacks are larger than required by Zoning Regulations • The need for window offsets at further distances becomes less relevant in providing privacy • The proposed project’s finish floors vary from those in adjacent residential buildings, creating natural vertical offsets and reducing line of sights • The livability of smaller units benefit from the addition of balconies • Balconies assist in the articulation of long lengths of the building, breaking up the apparent mass and scale • The Housing Authority of San Luis Obispo’s property managment does an excellent job managing tenant balconies KEY PLAN 1 2 3 4 1 2 3 4 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 SCALE & MASS: • Pushes and pulls in the build facade along with balconies provide articulation along lengths of the building to break up apparent mass and scale • No length of building is longer than 40ft without providing a plane, material and color change BUILDING PLANNING EX.F phase 1a southeast corner 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com BRIDGE STREET APARTMENTS 279 BRIDGE STREET, SAN LUIS OBISPO, CA DATE: 07/19/2021 EX.G VIEW FROM bridge entry Item #3 COMMENT & DISCUSSION 3.Staff Updates and Agenda Forecast Senior Planner Shawna Scott will provide an update of upcoming projects and the agenda forecast. ADJOURNMENT The next Regular Meeting of the Architectural Review Commission has been rescheduled to Monday, August 2, 2021 at 5:00 p.m. via teleconference The Regular Meeting of the Architectural Review Commission will resume shortly *Recess in Progress*