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HomeMy WebLinkAboutItem 4a. 466 Dana St. (ARCH-0329-2022) Construction of 20 Low to Very Low Income Affordable Homes and Rehabilitation of the Ristoric Rosa Butrón Adobe1 REVIEW OF A PROJECT PROPOSING CONSTRUCTION OF 20 LOW TO VERY LOW INCOME AFFORDABLE HOMES AND REHABILITATION OF THE HISTORIC ROSA BUTRON ADOBE ARCH-0329-2022 (466 Dana Street) Waterman Village Applicant: Smart Share Housing Solutions Representative: Dana Hunter, Hunter Smith Architecture 2 Review the proposed project in terms of its consistency with the Community Design Guidelines and applicable City standards and provide recommendations to the Planning Commission. ARC Focus of Review 3 Project Location Location: 466 Dana Street General Plan Land Use Designation: Medium-High Density Residential Zoning Designation: Medium-High Density Residential with Downtown Historic District Overlay (R-3-H) 4 Project Description The proposed project includes: The construction of 20 very-low to low- income affordable homes ranging in size from 220 to 264 square feet; A request for a concession pursuant to State Density Bonus law for a reduction of parking requirements for vehicle and bicycle parking spaces; The rehabilitation of the Master List Historic Rosa Butron Adobe; and Removal of 12 trees with a 1:1 compensatory planting plan. 5 Project Design Architecture: The historic adobe is representative of Nineteenth Century California architecture. The new residential units utilize contemporary architecture. Design details (Adobe): Broad, steeply pitched hipped roof with open eaves, prominent front setback from the street, and symmetrical front façade. Design details (New units): Shed roofs, extended overhangs, and clustered orientation around the adobe. 6 Project Design Materials and Color (Adobe): White clapboard siding, grey roll roofing to be replaced with wood shingles. 7 Project Design Materials and Color (New units): White hardi-plank siding, dark gray standing seam metal roofs, dark gray windows and trim. 8 Project Elevations 9 Project Elevations 10 Project Elevations 11 Project Elevations 12 Project Landscape and Site Plan 13 Design Discussion •The project is seeking a concession under state density bonus law to reduce the amount of required vehicle and bicycle parking spaces from: •29 required vehicle spaces, 4 vehicle spaces to be provided. •45 required bicycle spaces, 26 bicycle spaces to be provided. •Apart from these requests, the project is consistent with relevant development standards of the Zoning Regulations. •The project was evaluated for consistency with the CDG and the City’s Historic Preservation Guidelines. Overall, the proposed project appears to be generally consistent with the CDG and the project was found by the CHC to be consistent with the Historic Preservation Guidelines. •Staff have identified four discussion items for the ARC related to the project’s consistency with the CDG. 14 Discussion Item #1 – Site Design CDG Chapter 2, Section 2.1 – Site Design CDG 2.1 (A) Fit the site. Each project should be designed with careful consideration of site character and constraints, and minimize changes to natural features, rather than altering a site to accommodate a stock building plan. Existing topography should be preserved where possible and excessive cuts or fills should be avoided. •The project is in the 100-year flood zone, with Stenner Creek to the north. •The existing adobe is centered on the site with a prominent front setback from the street that was determined to be a character-defining feature of the adobe. •The ARC should discuss the compatibility of the front and creek setback constraints, as well as the location of the adobe, with the proposed site layout. 15 Project Landscape and Site Plan 20’-0” CREEK SETBACK 40’-0” FRONT SETBACK 16 Discussion Item #2 – Building Design CDG Chapter 2, Section 2.2 – Building Design CDG 2.2 (F) Coordinate the new with the old. When new construction is proposed on a site with existing structures that are to be retained, the new work should be designed to coordinate with old structures that have architectural and/or historic value. •The new construction units are designed to complement the adobe in scale. •Given the 3-foot raised foundation, the roof heights of the new units are higher than the adobe roof heights by up to 3 feet. •The height of the adobe is 15 feet 4 inches above grade, whereas height of the tallest housing unit is 18 feet 10 inches above grade. •The ARC should discuss the compatibility of the new residential unit design and scale with the existing adobe. 17 Project Elevations and Section 18 Discussion Item #3 – Infill Development CDG Chapter 5, Section 5.3 – Infill Development CDG 5.3 (A) Infill development should: Be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood... Continue existing neighborhood patterns. For example, patterns such as front porches and entries facing the street, finished floor height, and garages located at the rear of lots. •The new residential units will be much smaller than the typical single-family and multi- family structures in the neighborhood. •The smaller unit sizes allow greater flexibility given the sensitive site and achieve a similar density to the surrounding neighborhood with minimal site disturbance. •The ARC should discuss the scale of the residential units and compatibility with the neighborhood’s existing scale and patterns. 19 Proposed Street Elevation 20 Neighboring Property Elevations 21 Discussion Item #4 – Multi-Family and Clustered Housing Design CDG Chapter 5, Section 5.4 – Multi-Family and Clustered Housing Design CDG 5.4 (A) Site planning for a multi-family or clustered housing project should create a pleasant, comfortable, safe, and distinct place for residents, without the project "turning its back" on the surrounding neighborhood. •The CDG states that multi-family developments should be clustered together and have entrances facing the street. The adobe and new units have a deep setback from the Dana Street sidewalk, as this is considered a character-defining feature of the adobe. All unit entrances face the proposed raised walkway, allowing direct access to each unit. •The ARC should discuss whether the proposed site layout and orientation towards the street are compatible with the guidelines. 22 Project Landscape and Site Plan PEDESTRIAN ENTRANCE 23 Proposed Street Elevation PEDESTRIAN ENTRANCE 24 Proposed Site Perspective 25 ARC Actions Recommend approval of the project. An action recommending approval of the application based on consistency with the Community Design Guidelines 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 or other City Standards. Recommend denial of 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. 26 CHC Recommendation Recommend to the Planning Commission that the proposed project is consistent with the City’s Historic Preservation Ordinance with the following recommendations: 1.Evaluate the period of significance in the Historic Resources Report for the potential the historic period of significance extends to 1989. 2.Evaluate the potential that the site is believed to have been the original location of Mission San Luis Obispo from 1775 to 1788. 3.Include requirements for construction staff training for the possibility that burial sites and artifacts may be encountered from the Mission era. 4.Include historical signage that reflects all periods of significance and the cultural narrative of the site. Creating Housing Solutions by Connecting People and Homes Since 2017 Thanks to our local, mostly volunteer team & more than 200 project donors! Thank you! Benefits for the community: ●Enhanced community & socialization ●Preserve majority of on-site trees ●Open up adobe for public access & shed light on the unique history held within ●A beautiful, centrally located place for San Luis Obispo residents of limited means who want to live simply, in community, and car-free near downtown ●Sustainability showplace & education center Helps SLO City Meet Its Goals: ●100% below market rate housing; walkable infill homes; historic structure rehabilitation; ●Transforms a long vacant boarded up attractive nuisance into a community asset; ●All electric, high efficient homes ●Neighborhood park Waterman Village Checks Multiple Boxes Project Description ■Site plan/elevations ■Density: below base, no bonus ■Home types/sizes ■What it IS & IS NOT ■Addressing Site constraints ■Design Guidelines project application Site Plans & Elevations Site Plans & Elevations: Raised Pathway Connection & Community Site Plans & Elevations: Rooflines Density: Dana St. R-3 Multi-family Neighborhood Density: Dana St. R-3 Multi-family Neighborhood OddFellows Hall Density: Dana St. Meeting Hall Cottage Homes: Types/sizes Type of housing Permanent not transitional; fully contained cooking, bathing & living; standard City utility hook- ups Permanent foundations Demo cottage interior representation of home layout only ●13 cottages of 226 to roughly 600 square feet; ●7 duplexes and 6 single cottage homes ●2 homes fully ADA accessible ●Compatible & complement adobe ●=Total footprint 4600 square feet Cottage Homes: Types/sizes Rosa Butron de Canet Adobe Rehab: Current Status What Waterman Village Is & Is Not: Permanent vs. Temporary What is Waterman Village? ●20 permanent, below-market rate homes, built on foundations, each with full bathing, kitchen and laundry facilities ●A group of efficient small homes (220-260 square feet) and a neighborhood park around a restored historic adobe that serves as a gathering center for residents (14 attached and 6 detached) ●A cultural heritage center that models sustainable living practices, encourages community interactions through walking and bicycling, and provides residents and the community a calm, shaded neighborhood park. ●The all-electric, high efficiency homes and the adobe with city utilities, along with solar generating capacity to meet or exceed California codes. What Waterman Village is NOT: ●Temporary homeless shelter ●Social services hub ●A no barrier community where anyone can live; background checks & qualifications for residency required ●Off-grid cabins without adequate utility infrastructure ●Unsupervised–management offices & on- site resident manager Addressing Site Opportunities & Constraints Design Incorporation: ●Homes above floodplain; 20 ft. riparian setback ●Majority of trees maintained & minimally invasive helical coil foundation ●Adobe rehabilitation ●Front setbacks >40 ft; side 6 ft. ●Shared side driveway & out of easement ●Meets terms of donation to City ●4 neighborhood meetings: incorporated neighbor requests Site Opportunities & Constraints: ●Creek Floodplain & Stenner Creek setbacks ●Abundant Tree Canopy ●Historic Resource: Rosa Butron de Canet Adobe ●Front and side setbacks & easements ●Shared side driveway ●Terms of donation to City ●Neighbor input Community Design Guidelines Purpose: distinct, attractive places appreciated by residents and visitors Not to discourage architectural innovation while honoring & protecting historic resources Encourage excellence, creativity and innovation Application in Design: ●Mix of high efficiency attractive homes; variation in frontage, size, placement and height of homes, stepping back ●Creative response to site constraints esp. need for prominence of central adobe ●Low impact helical coil foundation & cottage cluster placement allow preservation of majority of site trees & maintaining front of parcel open & unobstructed to preserve street views of adobe and site trees Right Project, Right Density, Right Place, Right Time Photo/graphic WHAT? Consistent with City’s Community Design Guidelines Site Constraints: Tree Preservation Optional-Density What Waterman Village Is & Is Not: Who will live there? Deed Restrictions & Terms of Donation 3 Terms of Donation 1.Adobe: “Adobe & 2 adjoining wings “that make up the old house… be maintained by the city for park or recreational purposes” 2.Trees: “maintained by the city for park or recreational purposes” 3.Project name,Black’s partner Mildred Waterman: “Mildred Waterman’s name be included in any name that the city gives to this park area” Residents of Waterman Village: Changing Demographics Changes: Inclusivity Density & Downtown R-3 zone: Broad Angle: Comparative Development 21 luxury homes on 101 on Ontario Rd. –this entire project fits into the footprint of one of those home pads–impacts analysis and question of how we want to grow–separate presentation?- -Ashley? Property Values & the Myth of Declining Property Values National Association of Realtors: https://www.nar.realtor/effects-of-low-income- housing-on-property-values Parking and Walkability https://dot.ca.gov/-/media/dot- media/programs/research-innovation-system- information/documents/final-reports/ca18-2465- finalreport-a11y.pdf Costs of car ownership https://www.nytimes.com/2023/09/22/your-money/car-ownership- costs-increase.html Garden & Edible Landscape Historic Garden Theory: Papp; speculative Period of Significance Issue Report contract negotiated by former project partners, Peace Project, for their own purposes Report mysteriously submitted to City months after contract terminated for non-response and failure to perform; report contains substantial project inaccuracies & was publicly distributed, spreading false and misleading information Draft Edible Landscape Plan Rosa Butron de Adobe Rehab: Future Status What do you know?“...the encounters with the different people I met over and over through the day took some getting used to…I was shy at first.Once I had met,greeted,and questioned the,I tried to ignore them the second time I saw one of them.But there was not great traffic on the downtown streets,and I could not look away. Soon I learned,and was greeting each of them in the afternoon with my question, ‘What do you know?’ even if I had asked it in the morning.” “Adobe buildings of an earlier time were now scorned for brick and plaster” Profile of the Daily Telegraph: A story of San Luis Obispo 1921-23 Mary Gail Black Rosa Butron de Canet Adobe Rehab Haggard Original Plan Art center photo scan here: Rosa Burton de Canet Adobe Team member qualifications Profile of the Daily Telegraph A story of San Luis Obispo 1921-23 Mary Gail Black “The oil boom was short lived and the preachers of progress went on to other intimation of the town’s future. And we, like the TRIB of today, wrote about them. The extravagant claims we made for the future San Luis Obispo County would be regarded as pure hype in the 1980’s; yet, at the time, in a general consensus, the press was taken in by its own stories.” Black meets lifelong friend Waterman 1921