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HomeMy WebLinkAboutReading File - ARC Report and Minutes 04-01-2019 Meeting Date: April 1, 2019 Item Number: 2 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 15 residential units (600 to 1,200 square feet each) and 430 square feet of commercial space. The project includes two affordable housing alternative incentive requests (§ 17.140.070) for a 97.5 percent density bonus and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street (Attachment 1, Project Plans). The density bonus and associated alternative incentive requests will be evaluated by the Planning Commission under the application AFFH-2009- 2018. The existing residence and accessory structures on site are planned for demolition; based on the Historic Assessment, these structures are not historic resources (Attachment 2, Historic Assessment). General Location: The 15,000-square foot project site is located on two existing parcels with direct access off Montalban Street. The property is relatively flat with a slight downslope from north to south of less than 3%. Present Use: Single-Unit Dwelling Zoning: Tourist Commercial (C-T) General Plan: Tourist Commercial Surrounding Uses: East: Single Family Residence West: General Retail & Restaurants North: Multi-Unit Developments South: Restaurants & Multi-Unit Developments 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Community room, commercial suite, outdoor patio, flat roof, slanted screens, aluminum storefront, balconies, exterior stairs & access corridor, and vertical vinyl windows Materials: Stucco, spaced board railings, and privacy screens Colors: Primary gray-blue & light-gray stucco with accent colors; green, white, & charcoal FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1121 Montalban St. FILE NUMBER: ARCH-2008-2018 APPLICANT: Chris Baranek REPRESENTATIVE: Thom Jess ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Figure 1: Subject Property ARCH-2008-2018 1121 Montalban Street Page 2 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the office building in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. 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), 3.1 (Commercial Project Design), and 6 (Site Planning and Other Design Details). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1.C - Site Function The ARC should discuss whether the project site activities (residential on the ground level along the street frontage) are logically oriented so that the project will operate efficiently and effectively for all users. 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.B.12 Colors The ARC should discuss the proposed accent colors and whether they complement the base color or a variation of its hue. §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 Montalban Street. ARCH-2008-2018 1121 Montalban Street Page 3 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Setback 10 feet 10 feet Density (units/acre) 9 (97.5% Bonus) 4.08 Floor Area Ratio (FAR) 0.8 2.5 Maximum Height of Structures 39 feet 45 feet Max Building Coverage 50% 75% Total # Parking Spaces Electric Vehicle Parking Bicycle Parking 19 (6 compact) 3 EV Ready TBD 19 2 EV Ready 34 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2018 Zoning Regulations 6.0 ACTION ALTERNATIVES 6.1 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.2 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans 7.2 Historic Assessment Minutes ARCHITECTURAL REVIEW COMMISSION Monday, April 1, 2019 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, April 1, 2019 at 5:02 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Root. OATH OF OFFICE City Clerk Purrington administered the Oath of Office to Commissioner Pickens. ROLL CALL Present: Commissioners Mandi Pickens, Micah Smith, Vice-Chair Amy Nemcik, and Chair Allen Root Absent: Commissioners Richard Beller, Michael DeMartini, and Christie Withers Staff: Senior Planner Shawna Scott, Associate Planner Rachel Cohen, Associate Planner Kyle Bell, and Recording Secretary Summer Aburashed. Other staff members presented reports or responded to questions as indicated in the minutes. ELECTION OF CHAIR AND VICE CHAIR Commissioner Smith nominated Commissioner Root for Chair; consensus vote was unanimous. Commissioner Smith nominated Commissioner Nemcik for Vice-Chair; consensus vote was unanimous. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA David Brodie End of Public Comment-- APPROVAL OF MINUTES 1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of February 4, 2019. Minutes – Architectural Review Commission Meeting of April 1, 2019 Page 2 By consensus, the commission approved the minutes of the Regular Architectural Review Commission of February 4, 2019, as presented. PUBLIC HEARINGS 2. Project Address: 1027 Nipomo Street. Continued review of a new 50-foot tall, five-story project that includes 3,392 square feet of commercial/retail space, 65 hotel rooms, a 9.5 percent parking reduction, and a subterranean valet parking lot within the Downtown Historic District with a categorical exemption from environmental review. Case #: ARCH-3216-2016, C-D-H zone; Creekside Lofts LP, applicant. Associate Planner Cohen presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, architect Scott Martin and applicant Damion Mavis provided a PowerPoint presentation and responded to Commissioner inquiries. Public Comments: Dave Hanning Allan Cooper Mark Johnson David Brodie James Lopes Ursula Bishop End of Public Comment-- ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER PICKENS, CARRIED 4-0-3 (with COMMISSIONERS BELLER, DE MARTINI, AND CHRISTIE WITHERS ABSENT) to adopt Resolution No. ARC-1002-2019 entitled: A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL OF A NEW 50-FOOT TALL, FIVE-STORY PROJECT THAT INCLUDES 3,392 SQUARE FEET OF COMMERCIAL/RETAIL SPACE, 65 HOTEL ROOMS, AND A SUBTERRANEAN VALET PARKING LOT WITHIN THE DOWNTOWN HISTORIC DISTRICT, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 1, 2019; 1027 NIPOMO STREET (C-D-H ZONE; ARCH-3216-2016)” as designed with the following comments made integrated into the design: Commission directed staff to add a condition of approval stating that the building plan submittal shall include sound attenuation measures that reduces noise from the paseo toward San Luis Creek to the satisfaction of the Natural Resources Manager. Minutes – Architectural Review Commission Meeting of April 1, 2019 Page 3 Commission supports the gateway concept as it promotes a sense of place, and provided guidance to the applicant to improve legibility and attractiveness of the feature when the gateway feature is submitted as a public art component. 3. Project Address: 1121 Montalban Street. Development review of a three-story mixed- use development consisting of 15 residential units and 430 square feet of commercial space. The project includes two affordable housing alternative incentive requests for a Density Bonus of 97.5 percent and relief of site development standards to allow ground floor residences within the first 50 feet of floor area adjacent to the street. The project is categorically exempt from environmental review. Case #: ARCH-2008-2018, C-T zone; Chris Baranek, applicant. Associate Planner Bell presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, architect Thom Jess and applicant Damion Mavis provided a PowerPoint presentation and responded to Commissioner inquiries. Public Comments: Allan Cooper James Lopes David Joy Amy Joy David Brodie End of Public Comment-- ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE-CHAIR NEMCIK, CARRIED 4-0-3 (with COMMISSIONERS BELLER, DE MARTINI, AND CHRISTIE WITHERS ABSENT) to recommend Planning Commission approval of the project with incorporation of Architectural Review Commission recommendations regarding design. Consider relocating the commercial space closer to Santa Rosa replacing Unit 101 and rearranging the commercial space to be compatible with adjacent commercial businesses. Provide additional articulation for the commercial entry to the property, provide a sense of entry from Montalban Street (such as an awning or some other type of covered entry). Re-evaluate the parking requirement in relation to the proposal of divided bedrooms. The bedrooms that include divided walls should be considered as multiple bedrooms for the purposes of parking requirements. The project should incorporate a trip reduction plan, to reduce vehicle parking demand for the intended uses of the property. Minutes – Architectural Review Commission Meeting of April 1, 2019 Page 4 Consider incorporating additional accent color opportunities within the interior elevations. The project plans should incorporate adjacent structures in the project renderings to demonstrate compatibility and neighborhood context. Plans should provide additional details of proposed fencing along the parking lot for screening from the adjacent residential properties. 4. Project Address: 628 California Blvd. Development review of a single-story, 4,162- square foot medical office building and associated site improvements. The project is categorically exempt from environmental review. Case #: ARCH-0090-2019, O zone; NKT California Blvd, LLC, applicant. Associate Planner Bell presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant representatives, architect Aisling Fearon, provided a presentation and responded to Commissioner inquiries. Public Comments: Landy Fikes John Forsbery End of Public Comment-- ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER SMITH, CARRIED 4-0-3 (with COMMISSIONERS BELLER, DE MARTINI, AND CHRISTIE WITHERS ABSENT) to recommend Community Development Director approval of the project. COMMENT AND DISCUSSION Senior Planner Scott provided a brief agenda forecast. a. Tree Committee Appointment By consensus, the Commission appointed Commissioner Root as the Tree Committee liaison. ADJOURNMENT The meeting was adjourned at 8:04 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, April 15, 2019 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 05/06/2019