HomeMy WebLinkAbout02-23-2015 CHC Item 2 - 2120 Santa Barbara Avenue
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: 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 96-14 FROM: Brian Leveille, Senior
Planner
Phone Number: 781-7522
E-mail: pdunsmore@slocity.org
RECOMMENDATION: Recommend the ARC find the project consistent with the Railroad
District Plan and approve the design of the project subject to directional items.
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 proposed project consists of a multi-story residential and commercial development within
the Railroad Historic District adjacent to Miner’s Hardware. The project requires review by the
CHC because it is a new building within a historic district. The project will also require Planning
Commission Review to allow residential and commercial uses (mixed-use project) within the
Service-Commercial Zone (C-S). The ARC conceptually reviewed the project on January 21,
2015, and provided directional items to refine the design. The plans submitted for CHC review
include the refinements recommended by the ARC. Following CHC and Planning Commission
review, the project will return for final ARC review.
1.0 COMMITTEE’S PURVIEW
The purpose of review before the CHC is to determine whether the project is consistent with the
Railroad District Plan. The Railroad District Plan provides specific design guidelines for new
Meeting Date: February 23, 2015
Item Number:2
PJD
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development which provide a greater level of direction than the citywide historic preservation
guidelines. Relevant excerpts from this document are included or referenced in the report
analysis.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Site Size 1.63 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 Avenue. The
former historic Southern Pacific Milling Warehouse was located on this site, but was demolished
in 1999. Remaining structures include two small non-historic retail buildings that are proposed to
be removed with the development
2.2 Project Description
The proposed mixed-use project consists of 69 residential dwelling units with 3,000 square feet
of retail space on the ground floor adjacent to Santa Barbara Avenue. Proposed 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 Avenue 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 Community Design Guidelines.
3.0 PROJECT ANALYSIS
The primary review criteria for a development project at this location are the Railroad District
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Plan Architectural Guidelines (Attachment 3). The Railroad District Plan supplements both the
Historic Preservation Program Guidelines and 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.
Figure 1: Image from Railroad District Plan showing examples of Railroad Vernacular.
At the conclusion of the report, staff has provided draft directional items for discussion of the
project and recommendation to the ARC. The following paragraphs highlight key elements of
the site and building design of the project that the CHC should discuss.
3.1 Site Plan
The site plan orients the commercial portion of the project nearest Santa Barbara Avenue 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 along Santa Barbara Avenue is consistent with the street yard setback pattern of other
buildings in the vicinity and appears to meet the requirements of the C-S zoning district.
Staff’s Analysis: The site plan respects the character of the neighborhood by proposing
buildings close to the street and arranging parking in at the sides and rear of the site, reducing the
prominence of the parking lot. 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. The Architectural Review Commission
will be reviewing landscaping and site amenities of the common outdoor space for the residential
units.
The Emily Street Right of Way is identified as a location for bicycle access through this region.
Currently, the Railroad Museum uses a portion of the Emily Street right-of-way for the storage
of rail cars and other items that are part of the railroad museum. Staff is currently working with
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the applicant to determine the appropriate level of public improvements on Emily Street. The
bicycle path on Emily court may be a required condition of approval for public improvements
through this corridor if easement rights can be obtained through a portion of the Union Pacific
Railroad right-of-way.
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 pattern1. As quoted in the Railroad District Plan “New buildings need not
include all of these elements nor be designed to be a replica of a historic building” and: “The
Cultural Heritage Committee will consider contemporary architectural styles which are
consistent with these guidelines and which complement the District’s historic character.” The
project plans (page A 8.0) provide an analysis of the project’s architectural treatment in
comparison with the Railroad District Guidelines.
Staff’s Analysis: The project exterior materials appear consistent with building forms called for
in the Railroad District Guidelines2. A combination of corrugated metal siding, standing seam
metal roofs, concrete, smooth plaster and vertical siding designed to appear like board and batt
complement the building design. Windows on the residential portion of the project invoke a
railroad warehouse style with metal awnings, divided light windows and appropriate scaling.
However, the storefront windows facing Santa Barbara Avenue on the commercial portion of the
project may need additional work. The large glazing and aluminum storefront system is designed
to serve a commercial tenant. This type of storefront system appears too contemporary for the
proposed building design. A taller bulkhead, divided light windows and separate transom
windows would help to tie the commercial storefront into the other elements of the project. Staff
has included a directional item for these windows for the CHC to consider
Massing & Articulation
The building design emphasizes simple rectilinear building forms and other features that are
supported by the Railroad district Plan. Since the conceptual ARC hearing, the building design
has been slightly modified with the addition of tower elements to break the mass of the building.
A mansard roof has also been added to the bridge portion of the building to add interest to the
roofline. The tower elements provide relief, however, as proposed, they exceed the allowed
building height by 2’ 6”. A slight reduction in the height of these features will allow the building
to comply with the 35-foot height limit while still adding sufficient articulation to break up the
mass of the building.
1 Railroad District Plan Architectural Guidelines “Simple gable, hipped, or Dutch hipped dormers can be used for
light or ventilation”
2 Railroad District Plan Architectural Guidelines “ Simple, rectilinear building forms should predominate”
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Staff’s Analysis:
The massing at Santa Barbara Avenue is appropriately scaled for the Railroad District. The north
facing elevation of the project near the center of the site was the focus of discussion at the ARC
hearing, however the applicants have since modified this elevation to add a standing seam metal
mansard roof to soften the roofline and provide variation in addition to providing the tower
features. This portion of the project will be highly visible from southbound views on Santa
Barbara Avenue and through the Miner’s Hardware store parking lot.
Figure 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.
Figure 3: The Junction proposed street elevation at Santa Barbara Street
Colors & Materials
As shown in Figure 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. Project plans provide a list of
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proposed materials and project details (Attachment 2).
Staff’s Analysis:
Proposed 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 appearance3. As proposed, the project includes a smooth
plaster finish on surfaces that do not have other materials such as metal siding.
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 address the Railroad District Plan guidelines and the City’s Night Sky
Preservation Ordinance requirements. The Railroad District Plan emphasizes the use
of lighting that complements the railroad theme. Examples of appropriate lighting are
currently installed in the parking area surrounding the railroad museum. Staff
recommends adding a directional item for project lighting.
b. Landscaping: A preliminary landscape plan has been provided in the project plans.
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. The preliminary landscape plan appears to be consistent with the Railroad
District.
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. The site is not within a sensitive
archeological zone and is exempt from an archeological assessment. However, as
with any development project, monitoring will be required as part of the construction
permit process and will be a condition of approval through the ARC.
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.
3 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-troweled
finishes should be avoided.”
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5.0 RECOMMENDATION
Find the project consistent with the Railroad District Plan and recommend the ARC approve the
project, subject to the following additional refinements:
1. Provide lighting fixtures and details that complement the Railroad District Plan.
2. Refine the window designs for the commercial portion of the building at the Santa
Barbara Avenue elevation. Consider the use of divided light windows, a taller bulkhead,
transom windows and other features that complement the Railroad District Plan.
3. Where stucco is identified as an exterior treatment, utilize a smooth plaster as required by
the Railroad District Plan.
4. Adjust the height of the tower features on the south elevation to comply with 35-foot
maximum height limit.
5. Address ARC directional items.
6.0 ATTACHMENTS
1. Vicinity (Land Use) map
2. Reduced-scale project plans
3. Railroad District Plan Architectural Guidelines
4. Draft CHC resolution
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Attachment 3
CULTURAL HERITAGE COMMITTEE
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE
RECOMMENDING APPROVAL TO THE ARCHITECTURAL REVIEW COMMISSION OF
A MIXED-USE PROJECT IN THE RAILROAD HISTORIC DISTRICT WITH 69
RESIDENTIAL UNITS AND 3,000 SQUARE FEET OF COMMERCIAL SPACE, C-S
ZONE,
2120 SANTA BARBARA AVENUE, ARC 96-14
WHEREAS, the applicant, Covelop, filed an application, for review of the
proposed mixed-use project in the Railroad Historic District; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street,
San Luis Obispo, California, on February 23, 2015, for the purpose of reviewing the
mixed-use project located at 2120 Santa Barbara Avenue; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the Cultural Heritage Committee has duly considered all evidence,
including the testimony of the applicants, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of
the City of San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Cultural Heritage
Committee makes the following findings:
1. As conditioned, the design theme of the project can be found consistent with the
Railroad District Architectural Guidelines because the project reflects design
elements suggested by the guidelines and does not attempt to mimic or copy historic
architecture.
2. The scale and massing of the building is compatible and complementary to nearby
structures and is within a suitable location adjacent to other commercial
development adjacent to the railroad.
3. The project is consistent with the General Plan Conservation and Open Space
Policy C/OS 3.3.5 to protect neighborhoods/districts having historical character.
4. As conditioned, the project is consistent with property development standards of the
Zoning Regulations.
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Attachment 4
Resolution No. [ ]
Page 2
Section 2. Environmental Review. The project meets the criteria for infill
exemption as specified in Class 32, Infill Development, of the CEQA Guidelines.
Section 3. Action. The Cultural Heritage Committee does hereby recommend
approval of the proposed mixed-use project (ARC 96-14) to the Architectural Review
Commission with incorporation of the following conditions:
Conditions
1. Provide lighting fixtures and details that complement the Railroad District Plan.
2. Refine the window designs for the commercial portion of the building at the Santa
Barbara Avenue elevation. Consider the use of divided light windows, a taller
bulkhead, transom windows and other features that complement the Railroad
District Plan.
3. Where stucco is identified as an exterior treatment, utilize a smooth plaster as
required by the Railroad District Plan.
4. Adjust the height of the tower features on the south elevation to comply with 35-
foot maximum height limit.
5. Address ARC directional items.
On motion by Committee Member , seconded by Committee Member ,
and on the following roll call vote
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 23th day of November, 2015.
Phil Dunsmore, Senior Planner
Community Development Department
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Attachment 4