HomeMy WebLinkAboutItem 4b. 10 Higuera St (ARCH-0358-2023)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A NEW MIXED-USE PROJECT THAT CONTAINS
APPROXIMATELY 23,164 SQUARE FEET OF COMMERCIAL SPACE AND A
ONE BEDROOM RESIDENTIAL UNIT, WITH ASSOCIATED SITE IMPROVEMENTS, A
SIGN PROGRAM, AND A REQUEST TO REMOVE TW O TREES AND REPLANT 25
TREES
FILE NUMBER: ARCH-0358-2023 BY: Rachel Cohen, Senior Planner
Phone Number: (805) 781-7574
PROJECT ADDRESS: 10 Higuera Street Email: rcohen@slocity.org
APPLICANT: Keith Sweeny
REPRESENTATIVE: Neil Miller, TenOver Studios
RECOMMENDATION
Review the proposed project in terms of its consistency with the Community Design
Guidelines, Sign Regulations, and applicable City Standards and provide
recommendations to the Planning Commission.
1.0 PROJECT DESCRIPTION AND SETTING
Keith Sweeny (Applicant) has applied for a Major Development Review (ARCH -0358-
2023) to allow for the construction of a new mixed-use project that contains approximately
23,164 square feet of commercial space (that is proposed to be occupied by a distillery,
restaurant, tasting room, and associated spaces) and a one-bedroom residential unit with
associated site improvements, a sign program, and a request to remove two trees. The
project is proposed on property located at 10 Higuera Street (Assessor Parcel Numbers
[APN] 004-511-015, 004-511-022) that is 2.96-acre parcel acres in size within the Service
Commercial zone with a special consideration overlay (C-S-S) and Tourist Commercial
zone with a mixed-use overlay (C-T-MU) (see Attachment A, Project Plans and
Attachment B, Project Elevations).
Along with the new mixed-use structure, the project will include various site
improvements. Demolition activities would include the removal of asphalt, concrete, and
two pepper trees. The project also proposes site improvements including installation on-
site water lines, sewer service lines within the site and a connection to existing City
wastewater infrastructure. The project would include on-site amenities including a trash
enclosure, parking lot, bicycle parking, and landscaping (including the planting of 25
trees).
General Location: The project is located at 10 Higuera Street on a 2.96 -acre parcel
(128,938 square feet) (Assessor Parcel Numbers [APN] 004-511-015, 004-511-022). The
site accessed from Higuera Street (see Figure 1).
Meeting Date: 5/6/2024
Item Number: 4b
Time Estimate: 25 minutes
Page 41 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Zoning Designation: Service Commercial zone with a special consideration overlay (C-
S-S) & Tourist Commercial zone with a mixed-use overlay (C-T-MU)
General Plan Land Use Designation: General Retail and Services & Manufacturing
Surrounding Uses:
East: Higuera Street, (C-S-MU)
Retail Businesses
West: San Luis Creek and Highway
101
North: (C-T-MU) Caltrans District 5
Offices
South: (C-S-MU) Cemetery
2.0 PROPOSED DESIGN
Architecture: Contemporary / Industrial
Design details: The building utilizes symmetrical and asymmetrical lines, large windows,
and a mix of materials and colors that contribute to the contemporary design.
Materials: Vertical box rib metal siding, vertical wood siding, concrete bulkheads, dark
bronze aluminum storefront windows, and a standing seam metal room.
Colors: Black, Gray, natural wood, and dark bronze colors are proposed.
Figure 2: Rendering of the proposed project looking west toward the public entrance to the
building.
Figure 1: Subject Property Location
Page 42 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
3.0 PROJECT STATISTICS
Staff have evaluated the project for consistency with relevant development standards of
the Zoning Regulations and have summarized its compliance in Table 1 below. The
project is not seeking any exceptions from development standards.
Table 1. Project Compliance with the Zoning Regulations Development Standards
Site Details Proposed Allowed/Required*
C-S-S Zone C-T-MU Zone
Minimum Setbacks
Front
Interior Side
Rear
> 15 feet
None
20 feet (Creek setback)
15 feet
None
20 feet (Creek
setback)
10 feet
None
None
Maximum Building Height 33 feet 5 inches to 40 feet 35 feet 45 Feet
Maximum Lot Coverage 13% 75% 75%
Floor Area Ratio (FAR) 0.14 to 0.29 1.5 2.5
Affordable Housing Pay in-lieu fee and
commercial linkage fee
Provide units or pay in-lieu fee and
commercial linkage fee
Parking and Loading Standards
Parking Spaces (Total)
Commercial Space
Residential
EV Ready
EV Capable
78
74
1
8
20
75
74
1
8
20
Figure 3: Rendering of the proposed project as viewed from the loading area towards
the front entrance.
Page 43 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Site Details Proposed Allowed/Required*
Bicycle Spaces (Total)
Short-term
Long-term
35
20
15
35
20
15
Motorcycle Parking 4 4
Tree Removal
Replacement Plantings
2 trees removed;
25 trees to be replanted on-
site
1:1 replacement planting ratio
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
section 15332 (Class 32, Infill Development Projects)
*2022 Zoning Regulations
4.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the
Community Design Guidelines (CDG) and applicable City Standards, and 2) provide
comments and recommendations to the Planning Commission concerning the proposed
project design, focusing on building architecture, site layout, and sign program guidelines.
5.0 DESIGN STANDARDS AND GUIDELINES / DISCUSSION ITEMS
Staff have evaluated the project for consistency with relevant standards and guidelines
of the CDG, including Chapter 3, Section 3.3 (Industrial Project Design Guidelines) and
Chapter 6 (Site Planning and Other Design Details) as well as the City’s Active
Transportation Plan (ATC), Appendix C and Sign Regulations (SLOMC Chapter 15.40).
Although the proposed project is identified as a mixed-use project, the proposed uses,
zoning, and location supports a more industrial / commercial design rather than
residential. Overall, the proposed project appears to be generally consistent with the
CDG. Staff have identified two discussion items for the ARC related to the project’s
consistency with the CDG in Table 2, below.
Table 2. CDG and ATC Consistency Discussion Items
Highlighted Sections Discussion Items
Chapter 3, Section 3.3 – Industrial Project Design Guidelines
3.3 (B)(2) Mass and scale of structures. As a
category of structure type, typically bland
industrial buildings often present unattractive,
unadorned, "box-like" forms. A variety of design
techniques should be used to help overcome
this situation and to produce a cohesive design
statement.
(a) Provide articulated facades with offsets and
recessed entries.
The north elevation of the proposed project is
unarticulated and does not provide any offsets or
change in materials or colors (see Attachment B,
Project Elevations).
The ARC should discuss whether the north
elevation should be modified to include articulation,
architectural features, change in color, or materials
or a combination of the above to break up the large
wall expanse on the north elevation.
Page 44 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Highlighted Sections Discussion Items
(c) Alteration of colors, textures, and materials
should be used to produce diversity and
enhance architectural forms.
(d) A compatible variety of siding materials (i.e.,
metal, masonry, concrete texturing, cement or
plaster) should be used to produce effects of
texture and relief that provide architectural
interest.
3.3 (B)(3)(a) Undesirable elements. Design
elements which are undesirable and should be
avoided include: Large blank, unarticulated wall
surfaces;
Chapter 6 – Site Planning and Other Design Details
6.3(F)(j) (Bicycle Parking). Be sheltered, when
shelter can be attractively integrated with project
architecture.
Active Transportation Plan Policy 7.29 Bicycle
lockers shall:
(c) To the greatest extent possible, be integrated
into a project’s overall architecture and site
design themes.
The project includes double sided bicycle lockers
for long-term bicycle parking1. The bicycle lockers
are located along the perimeter of the parking lot
and near the entrance to the structure along the
north property line.
The ARC should discuss whether the proposed
bicycle lockers are integrated well into the site plan
and consistent with the project’s overall architecture
theme.
Sign Regulations
Municipal Code Chapter 15.40 outlines the City’s Sign Regulations. Subsection 15.40.485
describes that sign programs are required for new mixed-use projects in order to establish
ongoing sign requirements and to ensure the signage is complementary and compatible
with the development and the surrounding neighborhood and commercial district. The
applicant has proposed a sign program and staff has highlighted components of the sign
program in Table 3. Details of the sign program and example signage are provided on
Sheet A3.1 of the Project Plans (Attachment A).
Table 3. Proposed Sign Program Design Guidelines
Proposed
Signs
Maximum
Size
Max
Number
Design Material Illumination
Sign Zone 1
(wall sign) 150 square feet 1
Three-dimensional
lettering and / or logo
balanced and in
proportion with the
building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
1 Example of a double-sided bicycle locker.
Page 45 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
Proposed
Signs
Maximum
Size
Max
Number
Design Material Illumination
Sign Zone 2
(awning,
projected,
hanging, or
suspended)
Hanging or
Suspended
signs: max area
of 8 square feet
(consistent with
SLOMC
15.40.470(E)(2)).
Projecting Signs:
max area of 24
square feet
(consistent with
SLOMC
15.40.470(D)(2))
1 per
tenant
space
All signage shall be
three-dimensional
lettering and or logo
balanced in proportion
with the building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
Sign Zone 3
(window
signs)
Signs shall be
limited to a
maximum of 24
square feet or 15
percent of the
window area,
whichever is less
(SLOMC
15.40.470(B)(2))
1 per
tenant
Signs shall be limited to
small graphics and text
that serve to frame a
window or provide
information. Signs are
two-dimensional
adhered to glass of
windows.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Sign Zone 4
(wall sign) 150 square feet 1
Three-dimensional
lettering and / or logo
balanced and in
proportion with the
building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
Sign Zone 5
(wall sign
that faces
the rear of
the property)
300 square feet,
100 square feet
per sign
1 per
tenant
Three-dimensional
lettering and / or logo
balanced and in
proportion with the
building.
High Quality
Materials and
colors that
complement
and / or similar
to the building
materials.
Exterior or
internal
illumination
permitted
(consistent
with SLOMC
15.40.430)
A sign program may vary from the City’s sign standards as long as the proposed program
is complementary and compatible with the new structure. For reference, the Sign
Regulations allow a maximum of 2 signs per premise (tenant space) and a cumulative
total maximum sign area of 200 square feet for the C -T and C-S zones. The applicant’s
sign program includes up to 600 square feet of wall signage plus additional signs and
square footage for awning, projected, hanging, suspended, and window signage for each
tenant. The Sign Regulations also state that all signs that are attached to a building must
be located on a building face that has a public entrance. Sign Zone 5 is located along the
west elevation (where the loading dock is located) facing the creek and Highway 101 and
does not include a public entrance.
Page 46 of 67
Item 4b
ARCH-0358-2023 (10 Higuera Street)
Architectural Review Commission Report – May 6, 2024
The ARC should discuss whether the proposed number of signs, size of sign areas, and
locations of signage is complementary, compatible, and appropriate for the new mixed -
use project. The ARC may provide direction to maintain, modify, or eliminate any
proposed signage in the sign program.
6.0 ACTION ALTERNATIVES
6.1 Recommend findings of consistency with the Community Design Guidelines , Sign
Regulations, and applicable City Standards. An action recommending approval of
the application based on consistency will be forwarded to the Planning
Commission for final action. This action may include recommendations for
conditions to address consistency with the Community Design Guidelines, Sign
Regulations, or other applicable City Standards.
6.2 Continue the project to a hearing date certain, or uncertain. An action continuing
the application should include direction to the applicant and staff on pertinent
issues.
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, Community Design Guidelines, Zoning
Regulations or other policy documents.
7.0 ATTACHMENTS
A - Project Plans (ARCH-0358-2023)
B - Project Elevations (ARCH-0358-2023)
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Page 67 of 67
5/6/2024 Item 4b
1
1
REVIEW OF A NEW MIXED-USE PROJECT THAT CONTAINS APPROXIMATELY
23,164 SQUARE FEET OF COMMERCIAL SPACE AND A ONE BEDROOM
RESIDENTIAL UNIT, WITH ASSOCIATED SITE IMPROVEMENTS, A SIGN
PROGRAM, AND A REQUEST TO REMOVE TWO TREES AND REPLANT 25
TREES
Applicant: Keith Sweeny
Representative: Neil Miller, TenOver Studios
ARCH-0358-2023 (10 Higuera Street) New Mixed-Use
Project
May 6, 2024
2
ARC Focus of Review
Review the proposed multi-family development project in terms of its consistency
with the Community Design Guidelines (CDG), Sign Regulations, and applicable
City Standards
Provide recommendations to the Planning Commission.
1
2
5/6/2024 Item 4b
2
3
Project Location
Location: 10 Higuera Street
General Plan Land Use Designation:
General Retail and Services &
Manufacturing
Zoning Designation:Service
Commercial zone with a special
consideration overlay (C-S-S) & Tourist
Commercial zone with a mixed-use
overlay (C-T-MU)
4
Project Description
The proposed project includes:
A new mixed-use building with
23,164 square feet of
commercial space and a one-
bedroom residential unit,
Associated site improvements,
A sign program, and
A request to remove two trees.
3
4
5/6/2024 Item 4b
3
5
Project Design
Architecture: Contemporary / Industrial
Design details: The building utilizes
symmetrical and asymmetrical lines, large
windows, and a mix of materials and colors
that contribute to the contemporary design.
6
Project Design
Materials: Vertical box rib metal siding, vertical
wood siding, concrete bulkheads, dark bronze
aluminum storefront windows, and a standing
seam metal roof.
Colors: Black, Gray, natural wood, and dark
bronze colors are proposed.
5
6
5/6/2024 Item 4b
4
7
Project Elevations
8
Project Elevations
7
8
5/6/2024 Item 4b
5
9
Project Landscape and Site Plan
10
Design Discussion
•The project is not seeking any exceptions from development standards and is
consistent with relevant development standards of the Zoning Regulations.
•Although the proposed project is identified as a mixed-use project, the proposed uses,
zoning, and location supports a more industrial / commercial design rather than
residential.
•The project was evaluated for consistency with relevant standards and guidelines of
the CDG, the City’s Active Transportation Plan, Appendix C, and Sign Regulations.
Overall, the proposed project appears to be generally consistent with the CDG.
•Staff have identified three discussion items for the ARC related to the project’s
consistency with the CDG and applicable City Standards.
9
10
5/6/2024 Item 4b
6
11
Discussion Item #1-Industrial Project Design
CDG Chapter 3, Section 3.3 – Industrial Project Design Guidelines
CDG 3.3 (B)(2)(a) and (c) Mass and scale of structures. (a) Provide articulated facades with offsets
and recessed entries. And (c) Alteration of colors, textures, and materials should be used to
produce diversity and enhance architectural forms. (d) A compatible variety of siding materials (i.e.,
metal, masonry, concrete texturing, cement or plaster) should be used to produce effects of texture
and relief that provide architectural interest.
CDG 3.3 (B)(3)(a) Undesirable elements. Design elements which are undesirable and should be
avoided include: Large blank, unarticulated wall surfaces.
•The north elevation of the proposed project is unarticulated and does not provide any
offsets or change in materials or colors.
• The ARC should discuss whether the north elevation should be modified to include
articulation, architectural features, change in color, or materials or a combination of the
above to break up the large wall expanse on the north elevation.
12
Project Elevations
11
12
5/6/2024 Item 4b
7
13
Discussion Item #2 – Site Planning
CDG 6.3(F)(j) (Bicycle Parking). Be sheltered, when shelter can be attractively integrated with
project architecture.
Active Transportation Plan Policy 7.29 Bicycle lockers shall: (c) To the greatest extent possible, be
integrated into a project’s overall architecture and site design themes.
•The project includes double sided bicycle lockers for long-term bicycle parking. The
bicycle lockers are located along the perimeter of the parking lot and near the entrance
to the structure along the north property line.
• The ARC should discuss whether the proposed bicycle lockers are integrated well into
the site plan and consistent with the project’s overall architecture theme.
14
Project Landscape and Site Plan
13
14
5/6/2024 Item 4b
8
15
Discussion Item #3 – Sign Program
Municipal Code Chapter 15.40 - Sign Regulations.
15.40.485: a sign program is required for new mixed-use projects in order to establish ongoing sign
requirements and to ensure the signage is complementary and compatible with the development
and the surrounding neighborhood and commercial district.
•The Sign Regulations allow a maximum of 2 signs per premise (tenant space) and a cumulative
total maximum sign area of 200 square feet for the C-T and C-S zones. The applicant’s sign
program includes up to 600 square feet of wall signage plus more than 2 signs in the form of
awning, projected, hanging, suspended, and window signage for each tenant.
•The Sign Regulations also state that all signs that are attached to a building must be located on
a building face that has a public entrance. Signage in Zone 5 is located along the west elevation
facing the creek and Highway 101 and does not include a public entrance.
The ARC should discuss whether the proposed number of signs, size of sign areas, and locations
of signage is complementary, compatible, and appropriate for the new mixed-use project. The ARC
may provide direction to maintain, modify, or eliminate any proposed signage in the sign program.
16
Discussion Item #3 – Sign Program
Zone 5
Wall Sign Area
West Elevation (facing the creek and Hwy 101)
East Elevation (front entrance)
Zone 2
Projecting, hanging &
suspended sign area
Zone 1
Wall Sign Area
Zone 3
Window Sign
Area
15
16
5/6/2024 Item 4b
9
17
ARC Actions
Recommend findings of consistency with the Community Design Guidelines,Sign
Regulations, and applicable City Standards. An action recommending approval of the
application based on consistency will be forwarded to the Planning Commission for final
action. This action may include recommendations for conditions to address consistency
with the Community Design Guidelines, Sign Regulations, or other applicable City
Standards.
Continue the project to a hearing date certain, or uncertain. An action continuing the
application should include direction to the applicant and staff on pertinent issues.
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, Community Design Guidelines, Zoning Regulations or other policy
documents.
17
17