HomeMy WebLinkAbout01-21-2015 ARC Item 3 - 2120 Santa Barbara Avenue
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of a mixed-use project with 3,000 square feet of commercial
space and 69 residential units located on the east side of Santa Barbara Avenue.
PROJECT ADDRESS: 2120 Santa Barbara Avenue BY: Phil Dunsmore, Senior Planner
FILE NUMBER: ARC-C 96-14 FROM: Phil Dunsmore, Senior
Planner
Phone Number: 781-7522
E-mail: pdunsmore@slocity.org
RECOMMENDATION: Continue the project to a date uncertain with direction to staff and the
applicant on items to be addressed in plans submitted for final approval.
SITE DATA
Applicant Covelop
Representative Steve Rigor, Arris Studios
Zoning C-S-H (Service-Commercial with
the Historical Preservation
overlay)
General Plan
Services and Manufacturing
Site Area 1.62 acres
Environmental
Status
Categorically exempt under Class
32, Infill Development, of the
CEQA Guidelines.
SUMMARY
The applicant has submitted plans (Attachment 2, reduced scale plans) for conceptual review of a
proposed mixed-use project. Staff has conducted an analysis of the project plans (Section 3.0)
including general recommendations on pertinent issues for the Architectural Review Commission
(ARC) to discuss with the purpose of providing feedback to the applicant prior to revising plans
and returning for final approval. This project will ultimately require the review of a Planning
Commission Use permit to allow a Mixed-Use project in the C-S zone in addition to review by
the Cultural Heritage Committee for consistency with the Railroad Historic District.
1.0 COMMISSION’S PURVIEW
The project is a new development on a site predominantly utilized for parking and storage
adjacent to Miner’s Hardware. The purpose of conceptual review before the ARC is to offer
feedback to the applicant as to whether the project design is headed in the right direction before
plans are revised and refined with the detail necessary for final review. The ARC’s role is to
Meeting Date: January 21, 2015
Item Number: 3
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ARC-C 96-14; 2120 Santa Barbara (The Junction – January 21, 2015)
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review the project in terms of its consistency with the Railroad District Plan and Community
Design Guidelines (CDG). Relevant excerpts from these documents are included or referenced
in the analysis where pertinent.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Site Size 1.62 acres
Present Use & Development Parking lot , accessory structures, and small retail buildings south
of Miner’s Hardware
Topography Generally level
Access Santa Barbara Avenue & Emily Street
Surrounding Use/Zoning North: C-S-H; Miner’s Hardware & nursery
East: C-S-H; service businesses & railroad tracks
West: C-S-H; Brooks Woodcraft, Rib Line, Pacific Energy
South: C-S-H & PF-H; SLO Motorsports, Stalwork, Fire Station 1
The project site is 1.63 acres and is located on Santa Barbara Street between Miner’s Hardware
and SLO Motorsports. The site is paved with asphalt, contains several accessory structures
utilized for storage, and contains a small retail space adjacent to Santa Barbara Street. The
former historic Southern Pacific Milling Warehouse was located on this site, but was demolished
in 1999. All remaining existing structures would be removed for the proposed project, none of
which meet the definition of a historic resource.
2.2 Project Description
The project is a mixed-use project consisting of 69 residential dwelling units with 3,000 square
feet of retail space on the ground floor adjacent to Santa Barbara Street. Residential dwellings
consist of 42 studio apartments and 27 one-bedroom apartments in a three-story configuration.
Some of the units would be above the retail space at Santa Barbara Street with the remainder of
the units towards the rear of the site surrounding an outdoor courtyard. 88 vehicle parking spaces
are provided along with 5 motorcycle spaces. A portion of the project bridges over the parking
area, connecting the residential units above the commercial building to the residential units
towards the rear of the site.
2.3 Project Statistics
Final approval of the project is contingent on Planning Commission Use Permit approval to
allow a Mixed-Use project in the C-S zone, and findings for consistency with both the Railroad
District Plan architectural guidelines and the Citywide Community Design Guidelines.
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Statistics
Item Proposed 1 Ordinance Standard2
Street Yard Not Indicated 15 feet
Max. Height of Structure(s) 35 feet 35 feet
Building Coverage (footprint) Not known 75%
Parking Spaces 84 88 + 5 Motorbike
Landscaping Not yet Shown Municipal Code Section 17.87
(Water-efficient landscape
standards, 12.38.090
(landscaped parking areas),
Grading Site previously graded (nearly
level), and partial asphalt
Refer to Municipal Code
15.04.040 and 16.20.040
(grading permit required)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
The purpose of conceptual review before the ARC is to offer feedback to the applicant as to
whether the project design is headed in the right direction before plans are further refined for
formal review. The project would return to the ARC for a comprehensive analysis at a later date
upon submittal of a complete application that responds to ARC direction and following review
by the CHC.
The primary review criteria for a development project at this location are the Railroad District
Plan Architectural Guidelines (Attachment 3). The Railroad District Plan supplements the
Community Design Guidelines and is specific to this district. The general design theme of the
district is referred to as “Railroad Vernacular” which is a blend of small and medium scale
residential and commercial buildings that were originally constructed to house railroad workers
and support railroad activities. The guidelines are designed to influence new construction to
complement the district, while not replicating historic buildings.
Exhibit 1: Image from Railroad District Plan showing examples of Railroad Vernacular.
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The project should also be reviewed for consistency with the Citywide Community Design
Guidelines, specifically chapters 3.1, Commercial Project Design Guidelines, and chapter 5.4
Multi-Family Housing Design.
At the conclusion of the report, staff has provided draft directional items as a starting point for
discussion of the project. The following paragraphs highlight key elements of the site and
building design of the project that the ARC should discuss and provide direction to staff and the
applicant.
3.1 Site Plan
The site plan orients the commercial portion of the project nearest Santa Barbara Street with a
three-story residential project extending to the rear of the site, surrounding a landscaped
courtyard. Although the street-yard setback is not specified, the commercial portion of the
building appears close to Santa Barbara Street similar to other buildings in the vicinity. The
project will ultimately need to comply with the setback standards for the C-S district which is 15
feet.
Staff’s Analysis: The site plan respects the Community Design Guidelines and character of the
neighborhood by proposing buildings close to the street and arranging parking in a reasonable
manner at the sides and rear of the site, somewhat concealed from street view1. The rear of the
site, facing Emily Street acts as an alley access to the property and provides access to parking and
service trucks such as trash and recycling. The courtyard adjacent to the residential dwellings
appears to be logically located to avoid significant noise impacts from both the railroad and
nearby streets. This focal point of the project will need to include appropriate site amenities and
landscaping to support the residential users of the site with adequate common outdoor space.
Although this is slightly different than a typical multi-family project as it is a “Mixed-Use
project” in a commercial zone, attention should be given to providing additional human scale and
individuality to the project. The sheer number of units and large scale of project makes this
difficult2.
Lastly, it is important to understand that the Emily Street Right of Way is also identified as a
location for bicycle access through this region. The bicycle path on Emily court may be a
required condition of approval for public improvements through this corridor.
1 Community Design Guidelines Chapter 3.1 c 2: “Buildings should generally be oriented parallel to streets and
should be placed as close to the street as required setbacks and consistent building placement permit.”
2 Community Design Guidelines Chapter 5.4 a 2 “Multi-family units should be clustered. A project of more than 10
units outside the Downtown should separate the units into structures of six or fewer units.”
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3.2 Building Design
Architectural Style
The project design is a contemporary interpretation of railroad vernacular design with concrete
bulkheads, brick veneer, shiplap and metal siding, warehouse styled windows, and angled roofs
that reflect a saw-tooth pattern. The project plans (page A 6.0) provide an analysis of the
project’s architectural treatment in comparison with the Railroad District Guidelines. However,
at this time, project details such as window detailing, color and material samples and material
specifications have not been finalized.
Staff’s Analysis: The project skin appears to be consistent with the spirit of the Railroad
District Guidelines3. Final plans will need to indicate the specifications of all colors, materials,
windows, and architectural details such as veneers, siding and other features. Windows facing
Santa Barbara Street at the ground level should be designed to complement the windows found
on traditional railroad vernacular style buildings with wood or steel mullions and dimensions that
relate to the pedestrian scale. The north elevation does not provide sufficient articulation and
variation in roof forms in relation to the proposed mass of the building.
Massing & Relief
The building design emphasizes simple rectilinear building forms and other features that are
supported by the Railroad district Plan
Staff’s Analysis:
The massing at Santa Barbara Street is appropriately scaled for the Railroad District4 The north
facing elevation of the project near the center of the site needs additional work to articulate the
massing and reduce the appearance of repetition. This could potentially be relieved by removing
a small portion of the third story residential units thereby providing additional relief to the upper
portion of the north elevation. Other options may include a change in exterior treatment or
building height to reduce the repetitive nature of the north elevation. This portion of the project
will be highly visible from southbound views on Santa Barbara Street and through the Miner’s
Hardware store parking lot.
Exhibit 2: Excerpt from the Railroad District Plan
illustrating shed roofs similar to the design of the buildings
in the Junction project fronting Santa Barbara Street.
3 Railroad District Plan Architectural Guidelines “ Simple, rectilinear building forms should predominate”
4 Railroad District Plan Architectural Guidelines “Simple gable, hipped, or Dutch hipped dormers can be used for
light or ventilation”
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Exhibit 3: The Junction proposed north elevation
-This elevation may need additional work to incorporate more variety in roof height and articulation. The bridge
portion of the project helps to break the mass of the building, but may need additional exterior treatment to
provide the human scale and design level necessary for a residential project.
The north elevation utilizes a good variety of materials and color, however the project appears
too repetitive and should include additional variation in building height and mass as viewed from
this angle.
Colors & Materials
As shown in exhibit 3 above, the project utilizes a combination of stucco, metal siding, hardie-
plank siding and brick to create a contemporary version of Railroad Vernacular architecture. No
color and material board has been submitted at this time, however the project renderings indicate
multiple colors with yellow, grey and reddish brown tones.
Staff’s Analysis:
Colors and materials are appropriate for the Railroad District and complement other buildings in
the vicinity. The Railroad District Plan discourages the use of stucco but allows plaster with a
smooth, hand finished appearance5.
3.3 Other Site Improvements:
a. Lighting: The applicant has not provided a lighting plan. Information will be
required with plans returning to the ARC on how parking pole lights and building
wall lights are consistent with the City’s Night Sky Preservation Ordinance and
complement the project.
b. Landscaping: The applicant’s plans do not provide landscaping details at this time.
5 Railroad District Plan Architectural Guidelines, Surface Treatment and Colors: “1. Brick is commonly used as an
exterior building material. 2. Plaster should have a smooth, hand-finished appearance. Stucco or heavily-trowled
finishes should be avoided.”
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The landscaping plan should incorporate predominantly native, drought-tolerant
species commonly seen in landscapes within the city, and consistent with previous
ARC approval for landscaping within the Railroad District. Landscaping will also
need to be designed to provide parking lot shade and enhancement to the building
façade.
c. Trash and Storage Areas: Preliminary plans show a trash/recycling enclosure in the
northern edge of the site, which would be shielded from views on Santa Barbara
Street while allowing access from Emily Street. Details of enclosures will need to be
included with the final project design.
d. Drainage/Grading: The site is located outside of a known flood zone and was
previously graded and paved for parking areas and buildings. Final architectural plans
will need to identify drainage requirements.
4.0 ENVIRONMENTAL REVIEW
As proposed the project will qualify for an exemption from CEQA in accordance with Section
15332, In-Fill Development Projects, of the CEQA Guidelines.
5.0 RECOMMENDATION
Continue the project to a date uncertain, and revise proposed plans based on direction provided
by the ARC regarding the following pertinent issues:
1. Submit complete plans with all of the required information on the City’s checklist for
final architectural approval. Provide a colors and material board and specifications for all
windows, lighting, colors, materials and other building features.
2. Meet the zoning regulations setback requirements by providing a minimum of 15 feet
between the building and the public right of way at Santa Barbara Street.
3. Revise the design of the north elevation to provide additional relief to the mass and roof
plane of the building thereby reducing the repetitive design of the north elevation.
4. Consider incorporating elements that add to the emphasis of ‘Railroad Vernacular”
architecture, further emphasizing the residential components of the project.
5. Where stucco is identified as an exterior treatment, utilize a smooth plaster as required by
the Railroad District Plan.
6. Provide a complete landscape plan that complements the building design, screens utility
features, and provides screening and shading for parking areas. Provide details and
landscape plans for the courtyard to create a useable outdoor open space area for
residential occupants.
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7. A sign program will be required either as a condition or as a part of the approval of final
plans. The sign program shall include information on the sizes, locations, colors,
materials, and types and illumination of signage proposed for the commercial portions of
the building and the overall site. Project signs shall be designed to be compatible with the
architecture of proposed buildings and to complement the Railroad District.
8. Include detailed information on pedestrian pathways, lighting, location of backflow
prevention devices, and screening of mechanical equipment.
9. Provide information on loading areas (i.e. indicate if truck loading areas are needed) and
refuse enclosures. Loading areas (including bays for individual buildings) and refuse
enclosures are to be screened from street and off-site views and are to be architecturally
integrated with the design of the project.
Comments from Utilities, Transportation, Engineering, Building, and Fire will be provided to
the applicant separately. These comments will include public improvement requirements, utility
connections, and other site features.
6.0 ATTACHMENTS
1. Vicinity (Land Use) map
2. Reduced-scale project plans
3. Railroad District Plan Architectural Guidelines
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C-S-S-H
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C-S-H
PF R-1
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R-1
C-N
C-N
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C-N
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ROUNDHOUSE
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BISHOP
VICINITY MAP File No. 96-142120 Santa Barbara ¯
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