HomeMy WebLinkAbout11-10-2014 PH2 PresentationPacific Courtyards (ARC 96-13)
Appeals of Architectural Review Commission's
design approval of a mixed-use project with 9
residential units & 8,000 square feet of offices.
City Council - November 10, 2014
1
Recommendation
Adopt a Resolution (Attachment 9) denying the
appeals, and upholding the Architectural Review
Commission's (ARC’s) action to approve the
mixed-use project at 1327 Osos Street, based on
findings, and subject to conditions.
2
Situation
The ARC approved the project on September 8th.
An appeal of the decision was filed by Alice Davis
on September 18th.
A second appeal was filed by Stewart and Diane
Jenkins on September 18th.
Appeals of ARC decisions are considered by the
City Council.
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Council’s Purview
Uphold or deny the appeals of ARC’s design approval
of the project.
If appeals upheld, then the Council will need to make
specific findings of inconsistency with the Historic
Preservation Program Guidelines and Community
Design Guidelines. Staff would return to City Council
with the appropriate findings to uphold the appeals
and deny the project.
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Davis Appeal
a.The project will negatively impact solar access to
1322 Morro Street.
b.The plan has insufficient parking.
c.Dead zones are created along the project’s
streetscapes, especially on Morro Street.
d.Fire safety is compromised by the design.
e.Presentation materials such as bird’s eye views
skew the visual impacts of the project.
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Jenkins’ Appeal
a.CHC’s recommendations for denial were
overlooked.
b.ARC ignored “requirements for proposed new
development within a Historic District to provide for
sizing, shaping, rhythm and styling of structures that
incorporate the best examples of historic styling.”
c.Removal of underground parking has floated
massing on top of ground floor garages which
removes human scale and ground floor living
spaces which is incompatible with other
development on Morro Street.
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Staff’s Presentation
Provide a brief project history.
Describe setting & project approved by the
ARC.
Address appeal points with overviews of
ARC meetings.
Provide recommendation.
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Project Review
CHC – November 25, 2013 – reviewed earlier design of project.
ARC – December 16, 2013 - conceptual architectural review.
Planning Commission – April 9, 2014 - recommended City Council
approve the zone change & tract map.
City Council – June 10, 2014 – approved zone change & tract map.
CHC – June 23, 2014 - review modified project design; recommended
denial of the project based on inconsistency with Historic Preservation
Program Guidelines & CDG.
ARC – September 8, 2014 - final design review (continued from
August 4, 2014 with 6 directional items).
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Vicinity Map
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Old Town Historical District
Old Town Historic
District
Site
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Mixed-Use Project
Two separate buildings
Podium oriented to Osos Street:
8,000 sq.ft. office on three levels
Ground level parking
5 townhomes & 1-bdrm. Unit (affordable)
Townhomes oriented to Morro Street.
3 townhomes – 2 levels of living over garages
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The proposed development plan
reflects the approved zoning
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Document Guidance on Context
Historic Preservation Program Guidelines
New structures in historic districts should be
architecturally compatible in terms of scale,
massing, rhythm, detailing, materials & siting
(3.2.1).
Don’t need to imitate or copy historic
structures(3.2.1).
Should not sharply contrast with, significantly block
public views of, or visually detract from, the historic
architectural character of historically designated
structures (3.2.2).
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Document Guidance on Context
Community Design Guidelines - 1.4 Goals
for Design Quality and Character & 3.B.1
Architectural Style.
Design with consideration of the site context in
terms of the best nearby examples of massing,
scale, and land uses when the site is located in a
notable area of the city (for example, Downtown,
Old Town).
The goal is to preserve not only the historic flavor of
the community but, equally important, its scale and
ambiance.
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12-16-13 ARC Conceptual Review –
Continue with direction:
Modify parking to be more
functional.
Provide additional horizontal
and vertical articulation to the
Osos Street elevation of the
project to create a building
massing and roof design that
is more compatible with
surrounding structures.
Simplify materials palette &
eliminate corrugated siding.
Improve the pedestrian
experience on both Morro and
Osos Streets.
Morro Street perspective
Osos Street streetscape
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8-4-14 ARC Final Review –
Continue with direction:
Modify the Osos Street
elevations of the project as
follows:
a. Simplify the design;
b. Play up the building entry;
c. Look at more offsets of the
third floor on the apartment
side to better transition the
building mass;
d. Consider the elimination of
the wood box on the left-
hand side; and
e. Provide less of a visual gap
in the third floor level.
12-16-13 Osos streetscape
8-4-14 Osos streetscape
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8-4-14 ARC Final Review –
Continue with direction:
Modify the Morro Street elevation of the project as follows:
a.Further refine the design of the roof decks to create a more seamless transition from gable forms.
b.Look at alternative locations for, or further reduce the sizes of, the roof decks to take into consideration privacy and overlook to adjacent neighbors.
c. Provide larger roof overhangs to the gable end.
d. Explore the idea of creating a yard area and more of a recess for the entry.
12-16-13 Morro perspective
8-4-14 Morro perspective
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9-8-14 ARC Final Review – Osos Street
1.Design simplified.
2.Greater setback made
adjacent to the Rio Bravo
Apartments.
3.Wood box removed.
4.Central gap eliminated.
5.Gray cementitious siding is
used for the wall surface
above the garage entry.
6.Large, vertical set of divided
window panes added on the
left-hand side.
8-4-14 Osos Elevation
9-8-14 Osos Elevation
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9-8-14 ARC Final Review - Morro Street
a.Further refine the design of the
roof decks to create a more
seamless transition from gable
forms;
1.Second and third levels
stepped back.
2.Shed roofs extend gable
form back to provide more
integrated transition.
3.Shingle material uses on
exterior of roof deck wall to
blend in with roof form.
d.Explore the idea of creating a
yard area and more of a recess
for the entry.
1.Fenced front yard created
for unit facing street.
Morro Street Bird’s Eye 8-4-14
Morro Street Bird’s Eye 9-8-14
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9-8-14 ARC Final Review
- Morro Street
b.Look at alternative locations for,
or further reduce the sizes of,
the roof decks to take into
consideration privacy and
overlook to adjacent neighbors.
1.Roof decks reduced in area.
2.Planter boxes at the perimeter
work to provide additional
screening to the benefit of both
residents and their adjacent
neighbors.
c.Provide larger roof overhangs to
the gable end.
1.Revised plans contracted the
walls about 1 foot which result
in a deeper overhang.
Morro Street Bird’s Eye 9-8-14
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Parking Required
Use Calculation Spaces Required
2-bedroom units 6 units x 2 spaces 12.0
3-bedroom units 2 unit x 2.5 spaces 5.0
1-bedroom unit 1 unit x 1.5 1.5
Guest (9 units) 1 space/5 units 1.8
Office 8,050 sf/300 26.8
TOTAL 47.1
Spaces Provided
34
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Parking Layouts
Plan reviewed by
ARC Dec. 2013
Current site plan –
eliminated 4 sets of
tandem spaces &
added 4 standard
spaces
Residential Pkg. – self-
contained
Guest & office parking – 28.6 required; 17
spaces provided
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Planning Commission’s Parking
Recommendation Supported 10% shared parking
reduction & automobile trip reduction program.
Use Calculation Spaces required Spaces provided
Guest (9 units)
1 space/5 units
1.8
Office 8,050/300 = 26.8 26.80
Total 28.60
10% shared 28.6 x 0.1 = 2.86 - 2.86
25.74
Extra Bicycle 1 car space for 5
extra bicycles
- 1.00
24.74 = 25 17; 8-space deficit
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Applicant’s Trip Reduction Program
(Transportation Demand Management
Plan (TDMP))
TDMP includes supportable programs to reduce vehicle
trips to the site.
Approved program – includes provision of: 1) an on-site
vehicle for workers to share; 2) car pool parking space;
3) common area shower facility; and 4) purchase of 8
bicycles for use by workers.
1.6 average vehicle ridership goal will be tracked
through annual survey & report to the City.
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Recommendation
Adopt a Resolution (Attachment 9) denying the
appeals, and upholding the Architectural Review
Commission's (ARC’s) action to approve the
mixed-use project at 1327 Osos Street, based on
findings, and subject to conditions.
25