HomeMy WebLinkAbout01-21-2015 ARC Item 1 - 323 Grand Avenue
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of plans for four new single-family residences and associated site
improvements.
PROJECT ADDRESS: 323/353 Grand Avenue BY: Marcus Carloni, Associate Planner
Phone Number: (805) 781-7176
e-mail: mcarloni@slocity.org
FILE NUMBER: ARC 25-13 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Continue the project with direction to the applicant on revisions, based on findings, and subject to
conditions.
SITE DATA
Applicant Ryan Petetit, John Belsher,
PB Companies
Representative Steve Rigor, Arris Studio Architects
Zoning R-1 (Low-Density Residential)
General Plan Low Density
Site Area 0.53 Acres (23,132 square feet)
Environmental
Status
Negative Declaration adopted by
Planning Commission (ER 25-13) on
August 14, 2013.
SUMMARY
The project includes development of four single-family residences on a project site recently (August
14, 2013) approved by the Planning Commission for a four-lot subdivision with exceptions to lot
area and dimensions (approved with area and dimensions similar to those allowed in the R-2 zone;
close to 5,000 square feet).
Staff finds the overall design and detailing of the proposed residences to incorporate architectural
characteristics that are found in the existing neighborhood and are consistent with the Community
Design Guidelines. However, staff has noted conflicts with the Community Design Guidelines with
regard to the size/scale of the four proposed in-fill residences as they relate to the existing
neighborhood fronting Grand Avenue and has recommended modifications to the project for
consistency with the Community Design Guidelines (section 4.2 below). Additionally, staff has
noted insufficient site circulation and recommends modifications to the site plan for consistency
with the Parking and Driveway Standards (section 4.1 below).
Meeting Date: January 21, 2014
Item Number: 1
ARC1 - 1
ARC 25-13 (323/353 Grand Avenue)
Page 2
2.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The project site encompasses two parcels; 323 Grand Avenue (12,032.63 square feet) and 353
Grand Avenue (11,099.33 square feet). The project site is located on the west side of Grand
Avenue between McCollum and Fredericks Streets. The two parcels are in the Low-Density
Residential (R-1) zone and are encompassed by R-1 zoning with single-family residences
(Attachment 1, Vicinity Map).
The project site is gently sloping (approximately 4% average cross slope) and is developed with
two single-family residences (to be demolished); one per parcel. Each parcel has a driveway
providing access from Grand Avenue and minimal other improvements. Attachment 2, Project
Plans, Sheet A0.2 illustrates the sites existing conditions (structures, trees, hardscape).
Site Size ~23,000 square feet
Present Use & Development Two R-1 parcels with one single-family residence each
Topography Flat: ~4 percent cross slope
Access Grand Avenue
Surrounding Use/Zoning North: Single-Family Residence (R-1 zone)
South: Single-Family Residence (R-1 zone)
East: Grand Avenue + Single Family Residences (R-1 zone)
West: Single Family Residences (R-1-Planned Development zone)
3.2 Project Description
The proposed project includes the following significant features (Attachment 2, Project Plans):
1. 4-parcel flag lot subdivision (recently approved, see section 3.3 below)
2. Construction of four detached single-family residences (two story homes):
a. Lot 1: 2,258 square foot1 4-bedroom, 3-bath residence
b. Lot 2: 2,866 square foot1 4-bedroom, 4-bath residence
c. Lot 3: 2,650 square foot1 4-bedroom, 4-bath residence
d. Lot 4: 2,425 square foot1 4-bedroom, 3-bath residence
3. Common access driveway (porous pavers) providing access to lots 2, 3, and 4 with guest
parking spaces.
4. Tree removals. No removal of heritage trees (Attachment 5, Existing Site Plan, indicates
tree types and sizes). The City Arborist supports tree removals that are within the
1 The square footage calculation does not include garages (502 square foot average size) or porch/decks (294 square
foot average size).
ARC1 - 2
ARC 25-13 (323/353 Grand Avenue)
Page 3
footprint of the proposed residences. Trees outside of the footprints and access way need
to be maintained to the maximum extent feasible or approved for removal by the Tree
Committee.
5. Craftsman architectural style:
a. Horizontal siding (4 or 6-inch siding) with decorative wainscoting (8-inch siding)
and board and batten gable accenting with wood outlookers.
b. Covered porches with tapered columns and brick bases.
3.3 Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard Setback 20 feet 20 feet
Other Yard Setback (sides and rear) Compliant Varied
Max. Height of Structure(s) 25 feet 25 feet
Building Coverage (footprints) 35.9% to 39.2% 40%
Parking Spaces Lot 1 2 (plus guest spaces) 2
Parking Spaces Lots 2, 3, 4 3 3 (due to access from flag lot)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.3 Background
On August 14, 2013 the Planning Commission (PC) approved a subdivision of the project site
allowing four parcels to be created from two existing parcels (the map has not yet been
recorded). The subdivision included exceptions from the Subdivision Regulations due to
substandard lot depths (mean lot depth reduction of 18 feet) and substandard lot areas (mean lot
area reduction of 762 square feet per lot). The Planning Commission expressed concern with the
intensity of development that would be allowed with the creation of four parcels where three
parcels would otherwise be allowed and discussed the possibility of applying R-2 density
standards to these lots, which would result in a maximum of four 3-bedroom homes. The project
was represented to the Planning Commission with smaller structure footprints and additional
parking spaces (compare Attachment 3, Parking Layout Reviewed by Planning Commission to
Attachment 2, Project Plans, Sheet A-0.1). Ultimately, the Planning Commission decided not to
condition specific home sizes or number of bedrooms per home since the project still needed
review by the ARC. The Planning Commission did add a condition that no Secondary Dwellings
Units be utilized in the project (since Secondary Dwelling Units are not allowed on substandard
parcels).
Table 1.0 Approved vs. Required Lot Dimensions Table
Min. Lot Area
(sq. ft.)
Min. Width
(feet)
Min. Depth
(feet)
Min. Street Frontage
(feet)
Requirement (R-1 zone) 6,000 50 90 20
Proposed Lot 1 5,166 69 74 69
Proposed Lot 2 5,553 75 69 20
Proposed Lot 3 5,202 (7,382 gross) 73 79 20
Proposed Lot 4 5,031 78 65 20
*Bold font indicates compliant with standards
ARC1 - 3
ARC 25-13 (323/353 Grand Avenue)
Page 4
Additionally, the Planning Commission recommended the ARC consider one driveway
accessing all parcels on the project site which would result in elimination of backing out onto
Grand Avenue (from lot 1). The project plans (Attachment 2) include one common access
driveway serving three of the residences and a separate driveway serving lot 1 (as was shown on
plans reviewed by the PC).
4.0 PROJECT ANALYSIS
4.1 Site Plan: The applicant’s preliminary grading plan (reviewed by the Planning Commission)
included approximate building footprints and a parking layout (Attachment 3, Parking Layout).
With further development of the home designs/site plan, some of these parking spaces have
been eliminated including a parking space now shown as a loading area and driveway of
insufficient length to accommodate a parked car (16’-8’ driveway length shown on lot 2).
The current parking layout constrains on-site vehicle circulation (vehicles exiting from the guest
spaces between lots 2 and 3, in particular) to the point where parking is awkward and potentially
unsafe (it is possible that residents will back out onto Grand Avenue instead of using the loading
zones to turn around). The applicant provided a vehicle circulation plan (Attachment 2, Project
Plans, Sheet A0.3), however, the plan does not indicate adequate vehicle circulation from all
guest parking spaces (the easternmost guest space on lot 1, the driveway spaces on lot 2, the
guest space on lot 3, and the guest space on lot 4).
For sufficient on-site vehicle circulation, staff recommends the ARC provide the following
direction to the applicant:
1. Provide a vehicle circulation plan that provides adequate and safe vehicle circulation
for compliance with the Parking and Driveway Standards.
a. Increase the common access way width to allow adequate backup space for
vehicles using all parking spaces (24-feet minimum).
b. Increase the driveway depth for lot 2 in order to allow vehicles to park in the
driveway without overlapping the common access way (18-feet, 5-inches
minimum).
c. Provide adequate circulation for the guest space on lot 3 (allowing a vehicle to
exit the site in a forward motion with no more than two maneuvers).
d. Reduce the depth of the guest spaces on lots 2 and 3 to discourage tandem
parking that will overlap into the common access way.
4.1.1 Lot 1 Driveway: As discussed in section 1.0 above, the Planning Commission
recommended the ARC consider one driveway accessing all parcels on the project site. The
project plans (Attachment 2) still include two driveways (one common access drive and a
second driveway accessing lot 1). The Engineering Division can support the dual driveway
design as compliant with Parking and Driveway standards.
4.2 Building Designs: Staff supports the overall design and detailing of the four residences. The
use of materials and detailing is consistent throughout all elevations providing four-sided
architecture and incorporating architectural characteristics (muted-tone color scheme, covered
entries, horizontal siding, composite roofing, brick accents) for compatibility with existing
ARC1 - 4
ARC 25-13 (323/353 Grand Avenue)
Page 5
houses in the neighborhood2. However, the scale and massing of the project conflict with the
recommendations of the Community Design Guidelines.
The project is classified as “infill development” in the Community Design Guidelines (Chapter
5.3), one of the goals of which is “to provide for infill projects of high architectural quality that
are compatible with existing development…and continue existing neighborhood patterns.” Staff
has compiled data on properties within 300 feet of the subject location (Attachment 4,
Neighborhood Study & Map) in order to understand the proposed projects compatibility with
the existing neighborhood. The data is based on a comparison of living space (square footage) to
lot size which is expressed as a percentage. Attachment 4 (Neighborhood Study & Map)
concludes with the following information shown in the below table:
Table 4.2 Neighborhood Study Conclusion
Average living space
to lot size ratio
Average
Home Size
Average
Lot Size
All residences within 300-feet 24% 1,774 sq.ft. 7,827 sq.ft.
Leroy Court Planned Unit Development only 42% 2,333 sq.ft. 5,697 sq.ft.
All residences excluding Leroy Court PUD 21% 1,680 sq.ft. 8,229 sq.ft.
Proposed Project 49% 2,550 sq.ft. 5,238 sq.ft.
Lot 1 44% 2,258 sq.ft. 5,166 sq.ft.
Lot 2 52% 2,866 sq.ft. 5,553 sq.ft.
Lot 3 51% 2,650 sq.ft. 5,202 sq.ft.
Lot 4 48% 2,425 sq.ft. 5,031 sq.ft.
The proposed project’s average home sizes are considerably larger than the average size of
residences within 300 feet of the project site, which is significant given the fact that the project
site’s recently approved four parcels are sub-standard3 and are also below the average lot size
for the neighborhood (i.e. larger homes on smaller lots). For comparison, if these homes were
located on lots in a higher density zone such as R-2 (Medium-Density Residential), a maximum
of four 3-bedroom residences could be constructed because density standards in higher density
zones are calculated based on lot sizes. In this instance, the design of larger homes on smaller
lots results in taller, “blockier,” buildings because the structures footprint needs to be smaller (in
order to meet the 40% coverage4 limitation) which results in more of a two-story stacked
structure as opposed to some of the further articulated neighboring structures which have larger
base footprints due to their conforming lot sizes.
Although the home sizes and designed articulation are somewhat similar to those of the Leroy
Court Planned Unit Development (directly west of the project site), the proposal to construct
larger homes on smaller lots presents a compatibility concern with the existing residences
fronting Grand Avenue, a significant corridor. The Community Design Guidelines state “when
2 Community Design Guidelines Chapter 5.3.B: Building Design. An infill residential structure should incorporate the
traditional architectural characteristics of existing houses in the neighborhood, including window and door
spacing, exterior materials, roof style and pitch, ornamentation and other details.
3 Minimum lot size in the R-1 zone is 6,000 square feet
4 Zoning Regulations Chapter 17.00 Coverage: Coverage. The area of a structure on or above the ground including
upper level projections and living areas, as well as covered or uncovered decks, balconies, porches and similar
architectural features expressed as a percentage of the total lot area. Uncovered decks, balconies, and porches
which are 30 inches or less from the ground shall not be included in the determination of coverage…”
ARC1 - 5
ARC 25-13 (323/353 Grand Avenue)
Page 6
new homes are developed adjacent to older ones, the height and bulk of the new construction
can have a negative impact on adjacent, smaller scale buildings”…therefore, “infill residential
development should be compatible in scale, siting, detailing, and overall character with
adjacent buildings and those in the immediate neighborhood.” For consistency with the
Community Design Guidelines, staff has added directional items for the ARC to consider
reducing the overall square footage and massing of the proposed residences.
Staff recommends the ARC provide the following direction to the applicant:
1. Lots 1 and 4: Reduce the overall square footage of the proposed residences (to
approximately 2,000 square feet) for compatibility with the scale of existing adjacent
residences fronting Grand Avenue and for lowered development intensity on these sub-
6,000 square foot parcels.
2. Lots 2 and 3: Reduce the overall square footage of the proposed residences (to
approximately 2,400 square feet) for compatibility with the scale of the existing adjacent
Leroy Court Planned Unit Development and for lowered development intensity on these
sub-6,000 square foot parcels.
3. The reduction in square footage/scale of the proposed residences should include the
elimination of accessory rooms (e.g. the “media rooms” shown on lots 1, 3, and 4 and
the “den” shown on lot 2) while maintaining similar building footprints and providing
reduced size upper floor areas.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the directional items provided
below.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Approve the project based on findings of consistency with the Community Design
Guidelines.
6.2. Deny the project based on findings of inconsistency with the Community Design Guidelines.
6.3 Continue the project to a date uncertain with the following directional items:
Planning Division
1. Provide a vehicle circulation plan that provides adequate and safe vehicle circulation for
compliance with the Parking and Driveway Standards.
a. Increase the common access way width to allow adequate backup space for
vehicles using all parking spaces (24-feet minimum).
b. Increase the driveway depth for lot 2 in order to allow vehicles to park in the
driveway without overlapping the common access way (18-feet, 5-inches
minimum).
c. Provide adequate circulation for the guest space on lot 3 (allowing a vehicle to
exit the site in a forward motion with no more than two maneuvers).
d. Reduce the depth of the guest spaces on lots 2 and 3 to discourage tandem
parking that will overlap into the common access way.
ARC1 - 6
ARC 25-13 (323/353 Grand Avenue)
Page 7
2. Lots 1 and 4: Reduce the overall square footage of the proposed residences (to
approximately 2,000 square feet) for compatibility with the scale of existing adjacent
residences fronting Grand Avenue and for lowered development intensity on these sub-
6,000 square foot parcels.
3. Lots 2 and 3: Reduce the overall square footage of the proposed residences (to
approximately 2,400 square feet) for compatibility with the scale of the existing adjacent
Leroy Court Planned Unit Development and for lowered development intensity on these
sub-6,000 square foot parcels.
4. The reduction in square footage/scale of the proposed residences should include the
elimination of accessory rooms (e.g. the “media rooms” shown on lots 1, 3, and 4 and
the “den” shown on lot 2) while maintaining similar building footprints and providing
reduced size upper floor areas.
Fire Department
5. Provide a monument sign positioned to be clearly visible from Grand avenue and
showing the address of each building.
7.0 ATTACHMENTS
1. Vicinity Map
2. Project Plans
3. Parking Layout Reviewed by Planning Commission (August 14, 2013)
4. Neighborhood Study and Map
5. Existing Site Plan
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
ARC1 - 7
PF
R-1
R-1
R-1
R-1
R-1R-1
R-1
R-1
R-1
R-1
R-1-PD R-1
R-1
R-1
R-1
R-1
GR
A
N
D
GR
A
V
E
S
McCOLLUM
HAYS
HOPE
LOOMIS
FREDERICKS
VICINITY MAP File No. 25-13323 & 353 Grand ¯
ARC1 - 8
Attachment 2
ARC1 - 9
Attachment 2
ARC1 - 10
Attachment 2
ARC1 - 11
Attachment 2
ARC1 - 12
Attachment 2
ARC1 - 13
Attachment 2
ARC1 - 14
Attachment 2
ARC1 - 15
Attachment 2
ARC1 - 16
Attachment 2
ARC1 - 17
Attachment 2
ARC1 - 18
Attachment 2
ARC1 - 19
Attachment 2
ARC1 - 20
Attachment 2
ARC1 - 21
Attachment 2
ARC1 - 22
Attachment 2
ARC1 - 23
Attachment 2
ARC1 - 24
Attachment 2
ARC1 - 25
Attachment 2
ARC1 - 26
Attachment 2
ARC1 - 27
Attachment 2
ARC1 - 28
Attachment 2
ARC1 - 29
Attachment 2
ARC1 - 30
Attachment 2
ARC1 - 31
ෘ
Attachment 2
ARC1 - 32
Fl
a
g
L
o
t
S
u
b
d
i
v
i
s
i
o
n
c
r
e
a
t
i
n
g
4
l
o
t
s
f
r
o
m
t
w
o
e
x
i
s
t
i
n
g
l
a
r
g
e
l
o
t
s
10
Pr
o
j
e
c
t
D
e
s
c
r
i
p
t
i
o
n
Attachment 3
ARC1 - 33
Source: City of SLO
Neighborhood Study
39 38
52
40
30
2927
5453
49 48 475150
5 6 7
43
46
45
15 16 17 37 36
23
32 33 34 35
24 312526
28
1 2 3 4
18 21 2220
19
14118
9 12
1310
42 4441
Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS,AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
0 250 500125 Feet
Public School
Subject Site Comparison Parcels
Gr
a
n
d
A
v
e
n
u
e
Figure 1
McCollum Street
Hope Street
Fredericks Street
AR
C
1
-
34
Attachment 4
Proposed
Project
Lot
Size
House Size % (house size/lot
size)
Lot 1 5166 2258 44%
Lot 2 5553 2866 52%
Lot 3 5202 2650 51%
Lot 4 5031 2425 48%
Map
REF #
Lot
Size
House
Size
% (house
size/lot size) Address
1 6670 2826 42% 1724 McCollum Street
2 6560 2806 43% 1744 McCollum Street
3 6560 2826 43% 1764 McCollum Street
4 6850 2807 41% 1784 McCollum Street
5 10243 1971 19% 1661 McCollum Street
6 10160 2088 21% 1677 McCollum Street
7 14460 2992 21% 1693 McCollum Street
8 6500 2538 PUD 39% 301 Leroy Court
9 5070 2438 PUD 48% 317 Leroy Court
10 5060 2022 PUD 40% 321 Leroy Court
11 7810 2438 PUD 31% 302 Leroy Court
12 5040 2438 PUD 48% 316 Leroy Court
13 5010 2022 PUD 40% 328 Leroy Court
14 9950 2886 29% 311 Grand Avenue
15 10220 1276 12% 1660 Fredericks Street
16 10910 1568 14% 1676 Fredericks Street
17 14360 not found 1692 Fredericks Street
18 9670 2369 24% 1706 Fredericks Street
19 4200 0 PUD 347 Leroy Court
20 5390 2438 PUD 45% 1720 Fredericks Street
21 10490 800 8% 1740 Fredericks Street
22 6970 934 13% 1760 Fredericks Street
23 8420 2134 25% 395 Grand Avenue
24 8990 2256 25% 1661 Fredericks Street
25 8910 1084 12% 1739 Fredericks Street
26 11760 1424 12% 433 Grand Avenue
27 8510 1440 17% 436 Grand Avenue
28 15070 1484 10% 470 Grand Avenue
29 10490 1728 16% 1866 Loomis Street
30 7510 736 10% 476 Grand Avenue
31 5990 1110 19% 430 Grand Avenue
32 6020 1312 22% 410 Grand Avenue
ARC1 - 35
Attachment 4
33 6010 not found 1843 Hope Street
34 6010 1326 22% 1861 Hope Street
35 6010 1056 18% 1881 Hope Street
36 10110 1490 15% 1890 Hope Street
37 6130 not found 1840 Hope Street
38 13750 2318 17% 1820 Hope Street
39 5810 1712 29% 1810 Hope Street
40 6280 1520 24% 346 Grand Avenue
41 6030 2380 39% 320 Grand Avenue
42 6920 2380 34% 1825 McCollum Street
43 8310 1645 20% 1861 McCollum Street
44 5990 1726 29% 1865 McCollum Street
45 9280 1570 17% 357 Graves Avenue
46 8130 1089 13% 1889 McCollum Street
47 6760 880 13% 1874 McCollum Street
48 6760 1364 20% 1860 McCollum Street
49 6750 1224 18% 1844 McCollum Street
50 5020 880 18% 292 Grand Avenue
51 5000 884 18% 254 Grand Avenue
52 4990 1048 21% 250 Grand Avenue
53 6000 not found 236 Grand Avenue
54 6760 1224 18% 1841 Hays Street
ARC1 - 36
Attachment 5
ARC1 - 37