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Home My WebLink AboutItem 4a. 3160 Johnson Ave. (ARCH-0361-2023) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF FOUR (4) SINGLE-FAMILY RESIDENCES AND ASSOCIATED SITE IMPROVEMENTS FOR A TENTATIVE PARCEL MAP (FOUR-PARCEL FLEXIBLE LOT DESIGN SUBDIVISION). PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW . FILE NUMBER: ARCH-0361-2023 BY: Hannah Hanh, Associate Planner Phone Number: (805) 781-7432 PROJECT ADDRESS: 3160 Johnson Avenue Email: hhanh@slocity.org APPLICANT: Jordan Knauer FROM: Rachel Cohen, Senior Planner REPRESENTATIVE: Matt Cebulla of Cebulla Associates RECOMMENDATION Review the project in terms of its consistency with the Community Design Guidelines and provide a recommendation to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING Jordan Knauer (Applicant) has applied for Minor Development Review (ARCH-0631- 2023) and Tentative Parcel Map (SBDV-0632-2023) (i.e., flexible lot design subdivision) applications to redevelop and subdivide an existing 0.57 -acre lot located at 3160 Johnson Avenue. The project would create four (4) parcels, ranging fr om 6,092 to 6,653 square feet in size, and each resulting parcel would be developed with a single -family residence and associated site improvements such as access, landscaping, etc. (Figure 1 – Proposed Tentative Parcel Map). The project includes the construction of four (4) two-story, four-bedroom single-family residences, ranging from 2,416 to 2,529 square feet in size, with attached accessory dwelling units, two-car garages, and covered patios. Easements are proposed for shared access, driveway, utilities, drainage, etc. To facilitate the project, the existing single-family residence and any accessory structures would be demolished. Meeting Date: 2/5/2024 Item Number: 4a Time Estimate: 45 minutes Page 9 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Figure 1 – Proposed Tentative Parcel Map (Flexible Lot Design Subdivision) General Location: The project would redevelop and subdivide an existing lot located at 3160 Johnson Avenue and be constructed on four (4) new parcels near the intersection of Johnson Avenue and Laurel Lane (Figure 2 – Project Site). Page 10 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 General Plan Land Use Designation: Low-Density Residential (LDR) Zoning Designation: Low-Density Residential (R-1) Surrounding Zoning Designations and Uses: North: R-1 zone; single-family residences East: R-1 zone; single-family residences South: R-1 zone; single-family residences and religious assembly facility West: R-1 zone; single-family residences 2.0 PROPOSED DESIGN Architecture: Two (2) mirrored plan variations of farmhouse and contemporary two-story residences are proposed. Design and Material Details: The proposed residences include gable or hip roofs, hardie board and bat siding, shingle roofing, double-hung and casement windows with trim, and covered patios (Figures 3 to 6 – Proposed Elevations for Plans A and B). Colors: Neutral color palettes consisting of grays, whites, and beiges are proposed. Figure 2 – Project Site Page 11 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Figure 3 – Proposed Elevations for Plan A, Parcel 1 Figure 4 – Proposed Elevations for Plan A, Parcel 2 Page 12 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Figure 5 – Proposed Elevations for Plan B, Parcel 3 Figure 6 – Proposed Elevations for Plan B, Parcel 4 Page 13 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 3.0 FOCUS OF REVIEW Per Section 16.17.030(A)(5) (Flexible Lot Design Subdivisions in the R-1 Zone – Review Authority), flexible lot projects require review as described in Section 17.106.030(C) (Levels of Development Review – Moderate). Therefore, the Architectural Review Commission’s (ARC) role is to (a) evaluate the project for consistency with applicable design principles and objectives in the Community Design Guidelines (CDG), and (b) provide a recommendation regarding the building and site designs to the Community Development Director who will make the final determination on the project. The accompanying Tentative Parcel Map (SBDV-0632-2023) application for the proposed flexible lot subdivision is also tentatively scheduled for separate review by an Administrative Hearing Officer at a Minor Subdivision Hearing on February 12, 2024. 4.0 DESIGN STANDARDS AND GUIDELINES / DISCUSSION ITEMS Staff has evaluated the project against relevant standards and guidelines in Chapter 2 (General Design Principles), Chapter 5 (Residential Project Design), and Chapter 6 (Site Planning and Other Design Details) of the CDG, and identified the discussion items related to its consistency with applicable guidance in Table 1 below: Figure 7 – Proposed Site Plan / Landscape Plan Page 14 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Table 1 – Project Consistency with Applicable Design Guidelines in the CDG CDG Sections 2.2 Building Design, 5.5 Single-Family Housing Design Highlighted Guidelines Brief Description of Guidelines Discussion 2.2(C) 5.5(A)(1) Attention to detailing and emphasis on vertical and horizontal articulation are encouraged to visually reduce building mass. Houses in new subdivisions should incorporate a variety of detailing, size, and massing. The project includes gable or hip roofs, windows with trim, and covered porches and patios as design elements. The ARC should discuss whether there is sufficient detailing and vertical and horizontal articulation to visually reduce building mass for the proposed residences. CDG Section 5.2 Subdivision Design and General Residential Project Principles Highlighted Guideline Brief Description of Guideline Discussion 5.2(F) Exterior finish materials should be durable and require low maintenance. The use of combined materials can provide visual interest and texture; however, all sides of the single-family residence should employ the same materials, design details, and window treatment. The project primarily utilizes hardie board and bat siding and double-hung and casement windows as exterior finish materials. The ARC should discuss whether the proposed combination of materials provide sufficient visual interest and texture on all elevations for the residences. CDG Section 6.1 Miscellaneous Design Details Highlighted Guideline Brief Description of Guideline Discussion 6.1(B) Fences and walls can provide safety, security, screening, and privacy, but can also be unsightly because of their length and visibility unless well designed: - Design and placement should relate well to building architecture and topography. The elements should be the same quality in design and materials as the buildings. - Tall retaining walls (i.e., five feet or higher) should be divided up into two (2) or more shorter walls, with the upper portion of the wall set back from the lower wall at least two (2) feet. The project utilizes a wood fence and retaining wall combination that varies in height (maximum of eight [8] feet) along the site perimeter due to changes in topography. The project includes wood fencing to separate private areas for the proposed residences and a five-foot high retaining wall along the east property line. The ARC should discuss whether wood fencing complements the design and materials of the residences and whether the five-foot (5’) high portion of the retaining wall should be divided into two (2) shorter walls. Page 15 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 5.0 PROJECT STATISTICS Staff has evaluated the project against relevant development standards of the Zoning Regulations and summarized its compliance in Table 2 below. No exceptions from development standards are requested as part of this application. Table 2 – Project Compliance with Development Standards in the Zoning Regulations R-1 Development Standards Allowance or Requirement Compliant Maximum Floor Area Ratio 0.4 Yes Minimum Front Setback 20 feet Yes Minimum Side Setback 5 feet for the first 12 feet in height; incrementally increases to 11 feet at a maximum building height of 25 feet1 Yes Minimum Rear Setback 5 feet for the first 12 feet in height; incrementally increases to 11 feet at a maximum building height of 25 feet1 Yes Maximum Building Height 25 feet Yes Maximum Lot Coverage 40% Yes Minimum Lot Area 6,000 square feet Yes Minimum Number of Parking Spaces 2 spaces for the first four (4) bedrooms (includes offices) Yes Maximum Fence Height 9 feet for combined fence and retaining wall height as measured from the lower side Yes Tree Removals Removal of two (2) eucalyptus and palm trees; City Arborist recommends approval of the removal and compensatory plantings, as shown in the landscape plan (Sheet L-1 of Project Plans), to the Community Development Director Environmental Determination Categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. 6.0 ACTION CHOICES 6.1 Recommend approval of the project based on consistency with the CDG. An action recommending approval of the project will be forwarded to the Community Development Director for final action. This action may include direction for the applicant or recommendations for conditions of approval to address consistency with the CDG. 6.2 Continue the project to a hearing date certain or uncertain. An action continuing the project should include direction to the applicant and staff on pertinent issues. 1 Refer to minimum required setback plane lines shown on the proposed elevations (Figures 3 through 6). Page 16 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 6.3 Recommend denial of the project. An action recommending denial of the project should include findings that cite the basis for denial and reference inconsistency with the General Plan, Zoning Regulations, CDG, or other policy documents. 7.0 ATTACHMENTS A – ARCH-0361-2023 Project Plans Page 17 of 36 Page 18 of 36 Page 19 of 36 Page 20 of 36 Page 21 of 36 Page 22 of 36 Page 23 of 36 Page 24 of 36 Page 25 of 36 Page 26 of 36 1 ( 6 ( 1 ( / 5 ǻ            PARCELS A & B  14 PM 27 0$7 7 +(::35, ( 6 6 &,9 ,/            Mobile:        NORT H LQFK IW GRAPHIC SCALE UTILITY PLAN JO H N S O N A V E CONSTRUCTIONS NOTES: 5(029( &$3(;,67,1*:$7(56(59,&(&211(&7,21 &216758&708/7,3/(:$7(56(59,&(0$1,)2/'3(56/2&,7<67' 5(029((;,67,1*6(:(5/$7(5$/ &216758&76(:(5/$7(5$/3(56/2&,7<67' &216758&76(:(5&/($12873(56/2&,7<67' PARCEL 1 PARCEL 2 PARCEL 3 PARCEL 4 Page 27 of 36 1 ( 6 ( 1 ( / 5 ǻ            PARCELS A & B  14 PM 27 0$7 7 +(::35, ( 6 6 &,9 ,/            Mobile:        NORT H LQFK IW GRAPHIC SCALE EROSION CONTROL PLAN JO H N S O N A V E PARCEL 1 PARCEL 2 PARCEL 3 PARCEL 4 DESCRIPTION AND PURPOSE             SUITABLE APPLICATIONS                                 LIMITATIONS           IMPLEMENTATION x                 x  x   x                 x                                                                                                                                                               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" #$ % # & $ ' ( ) * + ,& 35 2 3 ( 5 7 < / , 1 ( 6( 7 % $ & . 3 / $ 1 ( / , 1 ( 35 2 3 ( 5 7 < / , 1 ( 6( 7 % $ & . 3 / $ 1 ( / , 1 ( 2 -& ' . / 0 1 ) # * / , & ) * + ,& Page 36 of 36 2/5/2024 Item 4a Staff Presentation 1 ARCH-0361-2023 3160 Johnson Avenue Review of single-family residences and associated site improvements for four (4) future lots of a flexible lot design subdivision February 5, 2024 Applicant: Jordan Knauer Project Description Subdivision and redevelopment of existing 0.57-acre parcel Four-parcel flexible lot design subdivision Separate concurrent review by Community Development Director Alternative to conventional subdivision design Future lots to accommodate single-family development Single-family residence Site improvements – shared access, landscaping, fencing, etc. 1 2 2/5/2024 Item 4a Staff Presentation 2 Project Site – 3160 Johnson Avenue Proposed Parcels 3 4 2/5/2024 Item 4a Staff Presentation 3 Plan A – Parcels 1 and 2 Plan B – Parcels 3 and 4 5 6 2/5/2024 Item 4a Staff Presentation 4 Discussion Items Discussion Item – Building Mass and Detailing Design Guidelines Detailing and emphasis on vertical and horizontal articulation to visually reduce building mass New subdivisions to incorporate a variety of detailing, size, and massing Project Elements Gable or hip roofs Windows with trim Covered porches and patios ARC should discuss whether there is sufficient detailing and articulation to visually reduce building mass 7 8 2/5/2024 Item 4a Staff Presentation 5 Discussion Item – Building Finishes Design Guidelines Exterior finish materials to be durable and low maintenance Use of materials to provide visual interest and texture consistently on all building elevations Project Elements Hardie board and bat siding Double-hung and casement windows ARC should discuss whether combination of materials provide sufficient visual interest and texture on all building elevations Discussion Item – Fencing and Wall Design Design Guidelines Design and placement of fencing and walls to relate well with building architecture and topography Tall retaining walls (i.e., five-foot or higher) should be divided into shorter walls Project Elements Combination of wood fence and retaining block wall along site perimeter Wood fence to separate private areas between residences Five-foot high portion of retaining wall at rear of site (along east property line) ARC should discuss whether wood fencing complements the residences, and whether the five-foot high portion of the retaining wall should be divided into shorter walls 9 10 2/5/2024 Item 4a Staff Presentation 6 Recommendation Review the project in terms of consistency with the Community Design Guidelines and provide a recommendation to the Community Development Director regarding the building and site designs 11 12 2/5/2024 Item 4a Staff Presentation 7 13 14 2/5/2024 Item 4a Staff Presentation 8 15 16 2/5/2024 Item 4a Staff Presentation 9 17 Applicant Presentation 02/05/2024 Item 4a Applicant Presentation 02/05/2024 Item 4a Applicant Presentation 02/05/2024 Item 4a Applicant Presentation 02/05/2024 Item 4a