HomeMy WebLinkAbout03-11-2015 Item 1 - 2120 Santa Barbara Avenue)
PLANNING COMMISSION 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 adjacent to Miner’s Hardware.
PROJECT ADDRESS: 2120 Santa Barbara Avenue BY: Phil Dunsmore, Senior Planner
FILE NUMBER: USE 0916-2015 FROM: Doug Davidson, Deputy
Director
Phone Number: 781-7177
E-mail: ddavidson@slocity.org
RECOMMENDATION: Adopt the attached Planning Commission resolution allowing
approval of the mixed-use project subject to findings and conditions.
.
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 the review of a mixed-
use project that will include 69 small residential units and 3,000 square feet of commercial space.
The Architectural Review Commission conceptually reviewed the project on January 21, 2015
and continued the item to follow Planning Commission’s action on the Use Permit. The Cultural
Heritage committee reviewed the project on February 23, 2015 and supported the design of the
project finding it consistent with the Railroad District Plan. This project requires the review of a
Planning Commission Use permit to allow a Mixed-Use project in the C-S zone.
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 the use permit is to review the project for
consistency with MC 17.08.072. This section of the Zoning Code provides standards for the
Meeting Date: March 11, 2015
Item Number: 1
PC-1 - 1
PJD
USE 0916 -2015; 2120 Santa Barbara (The Junction – March 11, 2015)
Page 2
design of mixed-use project to ensure compatibility between residential and commercial land
uses. If the Planning Commission approves the use permit, the project will return to the ARC for
a final review of design details and incorporation of code requirements.
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 existing structures would be removed for the proposed project. Project site will
share access with Miner’s hardware Santa Barbara Street.
2.2 Project Description
The project is a residential and commercial 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 43 studio apartments and 26 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. 90
vehicle parking spaces are provided along with ample long and short-term bicycle parking. 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
Statistics
Item Proposed 1 Ordinance Standard2
Street Yard 15 feet 15 feet
Max. Height of Structure(s) 35 feet 35 feet
Building Coverage (footprint) Not known 75%
Parking Spaces 90 1063
Bicycle Parking 29 16
Notes: 1. Applicant’s project plans 2. City Zoning Regulations 3. See parking, section 3.3
PC-1 - 2
USE 0916 -2015; 2120 Santa Barbara (The Junction – March 11, 2015)
Page 3
3.0 PROJECT ANALYSIS
The project is contingent on findings for consistency with MC 17.08.072 (Mixed-Use Projects).
The ARC’s future review will rely on the Railroad District Plan architectural guidelines and the
Citywide Community Design Guidelines and the review of a mixed-use parking reduction.
3.1 General Plan Policy
The General Plan encourages mixed-use projects where they can be found to be compatible with
existing development and with potential future development. In this location, mixed-use is a
logical fit with the Railroad District Plan and it’s traditional pattern of residential and
commercial uses.
Land Use Element policy 2.2.6 is specific to residential and commercial mixed-use:
“The City shall encourage mixed use projects, where appropriate and compatible with
existing and planned development on the site and with adjacent and nearby properties.
The City shall support the location of mixed use projects and community and
neighborhood commercial centers near major activity nodes and transportation
corridors / transit opportunities where appropriate. Where housing can be compatible
with offices or other businesses, mixed use projects should be encouraged.”
3.2 MC 17.08.072 A-E: Design Considerations, site layout and performance standards
The zoning code requires mixed-use projects be designed to achieve specific considerations1.
1 A. Design considerations. A mixed use project shall be designed to achieve the following objectives:
1. The design shall provide for internal compatibility between the different uses.
2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be
minimized to allow a compatible mix of residential and nonresidential uses on the same site.
3. The design of the mixed use project shall take into consideration potential impacts on adjacent properties and
shall include specific design features to minimize potential impacts.
4. The design of a mixed use project shall ensure that the residential units are of a residential character and that
privacy between residential units and between other uses on the site is maximized.
PC-1 - 3
USE 0916 -2015; 2120 Santa Barbara (The Junction – March 11, 2015)
Page 4
These considerations are in addition to the design criteria that will be reviewed by the ARC.
Furthermore, there are site layout and performance standards that must be achieved. The purpose
of the performance standards is to help ensure the compatibility between the residential and
commercial uses both within the project site and on adjacent properties.
Staff’s Analysis:
The Junction project is proposed to be a 3-story building with a unique design connecting the
front commercial and residential portion of the building to the rear residential portion of the
building with a second and third story bridge. The residential portion of the project is
complemented by a large outdoor courtyard with a pool, lawn area and seating in an area
shielded from prevailing wind, noise and overlook. The 3,000 square foot ground floor “retail”
space is designed to accommodate a coffee shop or uses that will complement Miner’s hardware.
The residential units are separated from the commercial area, utilizing both vertical and
horizontal (adequate setback) separation. In summary, the project vicinity is ideal for mixed-use
because of the location near other mixed-use projects and neighborhood serving retail,
restaurants and low-intensity commercial uses.
The project complies with the site layout and performance standards as specifically identified in
the following analysis:
Site Layout Standards
1. Location of units- Residential units are located above the commercial portion of the project
and on the ground floor in the rear of the site, separated from nearby commercial uses.
2. Loading areas- Due to the bridge design of the building and the small scale of the commercial
uses, the loading areas for the retail are appropriately separated from sensitive residential uses.
3. Refuse and recycling areas- Both the residential and commercial uses will utilize trash and
recycling facilities at the rear of the site. These facilities can be accessed from Emily Street at the
rear of the property, significantly reducing the potential of aesthetic and noise impacts.
Performance Standards
1. Lighting- The size, scale and location of the commercial project is not likely to create lighting
issues that would impact the residential units. Low intensity parking lot lighting designed to
complement the Railroad Historic District is proposed to serve the main parking area adjacent to
Miner’s hardware. A complete lighting plan will be required with final ARC drawings.
2. Noise- The vicinity is developed with low-intensity commercial uses and is conducive to a
mixed-use project. To the north, Miner’s hardware is predominantly a retail use open during
5. The design of the structures and site planning shall encourage integration of the street pedestrian environment
with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture.
6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding residential
neighborhood in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and
signage.
PC-1 - 4
USE 0916 -2015; 2120 Santa Barbara (The Junction – March 11, 2015)
Page 5
daytime hours. To the south, SLO motorsports is also predominantly a retail use open during
daytime hours. Other uses include warehousing between this site and the railroad, and a variety
of retail and service uses on Santa Barbara Street. The Railroad is near the site, however the
residential project can be designed to reduce interior noise exposure to within acceptable levels
similar to large mixed use projects recently developed south of Fire Station 1.
3. Hours of operation- Project conditions will require commercial uses within the project to be
open only between 8:00 am and 6:00 PM.
3.3 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. The
building design emphasizes simple rectilinear building forms and other features that are
supported by the Railroad district Plan. The ARC’s conceptual review provided comments to the
exterior treatment and asked that the commercial project provide entries facing Santa Barbara
Street and better pedestrian orientation to the residential project entries. In summary, the ARC
was receptive to the overall design theme.
3.4: MC 17.08.072 F: Requirements for Mixed-Use projects
1. Property Development Standards 2
Since the C-S zone is designed to accommodate service-commercial uses, the Zoning Code
allows for specific conditions of approval that can be designed to ensure project compatiblity.
Staff is proposing specific project conditions to ensure that future commercial uses are
compatible with the residential project. However, the size and design of the commercial spaces
are not conducive to land uses that could potentially conflict with the residential since they are
not likely to accommodate manufacturing, industrial or other nuisance oriented uses. Appropriate
land uses include various types of offices, retail uses including restaurants and various personal
and business services, and other light-industrial uses as consistent and appropriate for C-S zone
Uses such as vehicle services, and large and/or heavy manufacturing operations, would not be
permitted in the new development because of compatibility issues.
2 1. Property development standards. The approval of a Use Permit for a mixed use project may include:
a. Conditions of approval that require provisions and standards in addition to, or instead of the property
development standards of the applicable zoning district to ensure the compatibility of uses and surroundings; or
b. Less restrictive standards than required by the applicable zoning district, to the extent allowed by Use Permit
approval in other sections of these regulations, to make particular use combinations more feasible.
PC-1 - 5
USE 0916 -2015; 2120 Santa Barbara (The Junction – March 11, 2015)
Page 6
2. Mandatory Findings for Approval3
Mixed use projects require that the Planning Commission make specific findings regarding
General Plan and neighborhood compatibility, findings for health, safety and welfare, and
findings that the mix of uses provides greater benefits such as affordable housing and trip
reduction.
The project design facilitates the ability to make these findings due to the small size of the units
and the proximity to transit, workplaces, and bicycle connections. The units are a mixture of
studio and one-bedroom apartments ranging in size from 450 up to 880 square feet. The units are
affordable by design. The project will be a rental apartment project and there is no plan to
subdivide the property into an ownership condominium. The project is proposing ample bicycle
parking and the City is working with the applicant to develop a bicycle connection on Emily
Street northward to towards the Railroad Museum in order to complete a necessary connection.
However, this connection will require easements within the Union Pacific Railroad right-of-way.
3.5 Other Site Improvements:
a. Lighting: The applicant has not provided a lighting plan at this time. 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 while respecting the residential occupancy.
b. Landscaping: A landscaping plan providing for parking lot shade trees, common
area landscape and landscape at the street yard has been provided. The landscaping
plan incorporates predominantly native, drought-tolerant species commonly seen in
landscapes within the city, and consistent with previous ARC approval for
landscaping within 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. Parking: The parking plan provides for 90 vehicle parking spaces, 6 motorcycle
spaces, and 29 bicycle parking spaces (both long and short term). The project would
normally require 106 parking spaces, however the applicant is requesting a Mixed-
Use parking reduction of 20%. The parking reduction would reduce the requirement
to 85 spaces. The ARC will review and take action on the parking reduction.
e. Drainage/Grading: The site is located outside of a known flood zone and was
3 Mandatory findings for approval. The approval of a Use Permit for a mixed use project shall require that the
review authority first make all of the following findings, as applicable.
a. The projects mixed uses are consistent with the general plan and are compatible with their surroundings, with
neighboring uses, and with each other;
b. The project’s design protects the public health, safety, and welfare; and
c. The mixed uses provide greater public benefits than single-use development of the site. This finding must
enumerate those benefits, such as proximity of workplaces and housing, automobile trip reduction, provision of
affordable housing, or other benefits consistent with the purposes of this Section.
PC-1 - 6
USE 0916 -2015; 2120 Santa Barbara (The Junction – March 11, 2015)
Page 7
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
Adopt the attached Planning Commission resolution allowing approval of the mixed-use project
subject to findings and conditions.
Conditions from Utilities, Transportation, Engineering, Building, and Fire will be provided in
the future architectural review report. 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. Applicant letter
4. Planning Commission Resolution
PC-1 - 7
C-S-S-H
R-2
C-S-H
PF R-1
R-2
R-2
R-2
PF-HR-2
PF-H
R-2
R-2
R-2
C-S-H
R-2
R-2-S
O
R-2-S
R-2-S
R-1-PD
C-S-H
C-N
R-2
R-2
C-N-H-MU
R-2
C-S-S-H-MU
C-N
C-S-H-MU
R-1
C-N
C-N
C-N
C-S-H
C-N
C-N
R-2-S
R-2
C-NR-2
C-N
C-S-HPF
R-3R-3-H
R-2
R-2
M
C-N
PF
C-N
R-2-SR-2 C-R-S-H
B
R
O
A
D
HIGH
UPHAM
CH
O
R
R
O
EM
I
L
Y
ST
O
R
Y
SA
N
T
A
B
A
R
B
A
R
A
SOUTH
RA
C
H
E
L
ELLA
BRANCH
G
A
R
D
E
N
CHURC
H
SW
A
Z
E
Y
LA
W
T
O
N
ME
A
D
O
W
J
E
N
N
I
F
E
R
ROUNDHOUSE
FLORENCESANDERCOCK
BISHOP
VICINITY MAP File No. 96-142120 Santa Barbara ¯
ATTACHMENT 1
PC-1 - 8
Attachment 2
PC-1 - 9
Attachment 2
PC-1 - 10
Attachment 2
PC-1 - 11
Attachment 2
PC-1 - 12
Attachment 2
PC-1 - 13
Attachment 2
PC-1 - 14
Attachment 2
PC-1 - 15
Attachment 2
PC-1 - 16
Attachment 2
PC-1 - 17
Attachment 2
PC-1 - 18
Attachment 2
PC-1 - 19
Attachment 2
PC-1 - 20
Attachment 2
PC-1 - 21
Attachment 2
PC-1 - 22
Attachment 2
PC-1 - 23
Attachment 2
PC-1 - 24
Attachment 2
PC-1 - 25
Attachment 2
PC-1 - 26
Attachment 2
PC-1 - 27
Attachment 2
PC-1 - 28
Attachment 2
PC-1 - 29
Attachment 2
PC-1 - 30
Attachment 2
PC-1 - 31
Attachment 2
PC-1 - 32
Attachment 2
PC-1 - 33
Attachment 2
PC-1 - 34
Attachment 3
PC-1 - 35
Attachment 3
PC-1 - 36
RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A MIXED USE COMMERCIAL AND RESIDENTIAL
PROJECT INCLUDING A CATEGORICAL EXEMPTION FROM CEQA
AS REPRESENTED IN THE AGENDA REPORT AND ATTACHMENTS
DATED MARCH 11, 2015
(2120 Santa Barbara Street USE 0916-2015)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
March 11, 2015 for the purpose of considering application USE 0916-2015, a request to allow a
mixed use project with 69 residential units combined with a 3,000 square foot commercial space
at 2120 Santa Barbara Street; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings in support of the project approval that includes a mixed-use (residential and
commercial) project, consisting of 69 residential units and tenant space to allow up to 3,000
square feet of commercial floor area.
1. That the above recitals are true and correct and are incorporated herein by this reference.
2. That the project’s mixed uses are consistent with the General Plan and are compatible
with their surroundings, with neighboring uses, and with each other since the project has
appropriate setbacks from the roadway and incorporates design features that protect the
privacy and quality of the residential units.
3. That the project is consistent with Land Use Element Policy 2.2.6 “Housing and
Businesses”
because the project is nearby neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location can be compatible with the proposed and
existing commercial uses on-site and on adjacent properties.
4. That the mixed uses provide greater public benefits than single-use development of the
site since the project allows for affordable residential units within close proximity to
transit, retail services and uses, and typical workplaces. Maintaining a 24-hour presence
Attachment 4
PC-1 - 37
2120 Santa Barbara Street
The Junction Mixed Use Project March 11, 2015
on the site will ensure additional safety and security for the surrounding neighborhood
and commercial uses.
5. That since the proposed commercial tenant space is located close to Santa Barbara Street
and is designed to accommodate small retail uses, substantial conflicts between the
residential and commercial use are not anticipated.
6. That the project complies with all applicable provisions of the Zoning Regulations as
described within the property development standards for the Service- Commercial zone.
7. That the site is adequate for the project in terms of size, configuration, topography, and
other applicable features, and has appropriate access to public streets with adequate
capacity to accommodate the quantity and type of traffic expected to be generated by the
use.
8. That, as conditioned, the establishment, maintenance, or operation of the proposed
project will not, in the circumstances of the particular case, be detrimental to the health,
safety, or general welfare of persons residing or working in the vicinity of the proposed
use, or detrimental or injurious to property and improvements in the neighborhood or to
the general welfare of the City.
Section 2. Environmental Review. The project is categorically exempt from
environmental review under Section 15332 (In-Fill Development Projects) of the CEQA
Guidelines because the project is within City limits, consistent with applicable City policy,
surrounded by urban uses, and on a project site less than 5 acres in size served by required
utilities and public services.
Section 3. Action. The Planning Commission does hereby approve application USE
0916-2015, allowing a mixed use project at 2120 Santa Barbara Street subject to the following
conditions:
1. The proposed use shall operate consistent with the project description, approved plans,
and other supporting documentation submitted with this application unless otherwise
conditioned herein.
2. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines and the Mixed Use
project design standards (Zoning Regulations section 17.08.072). Specific attention shall
be given to the compatibility between the adjacent commercial uses and the residential
units to protect residences from glare, noise or odors. The Architectural Review
Commission shall be responsible for taking action on additional project conditions and
code requirements as applicable.
3. All parking spaces shall be available for residential tenants, employees and customers
free from restrictions. No parking spaces shall be individually labeled or allocated. All
Attachment 4
PC-1 - 38
2120 Santa Barbara Street
The Junction Mixed Use Project March 11, 2015
parking spaces shall be within a commonly managed area outside of individual
ownership. Approval of a parking reduction for mixed-use shall be reviewed by the
Architectural Review Commission.
4. All land uses shall comply with the Zoning Regulations C-S zone requirements. Hours of
operation for the commercial component of the project shall be limited to 8:00 AM to
6:00 PM to reduce residential and commercial conflicts and to support the proposed
parking reduction.
5. Commercial land uses as vehicle services, and large and/or heavy manufacturing
operations shall be prohibited.
6. Architectural plans shall be submitted to the City prior to scheduling a hearing before the
Architectural Review Commission. The revised plans shall address any comments from
staff including comments from the planning, building, public works, fire and utilities
departments. The revised plans shall also incorporate any design comments from the
Planning Commission.
7. A noise disclosure shall be provided to all residential and commercial tenants, including
owners and renters, to ensure acknowledgment of potential noise in excess of residential
standards, that may be generated from adjacent commercial businesses and the railroad
operations.
8. The Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, that includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit
review, to insure on-going compatibility of the uses on the project site, conditions of
approval may be added, deleted, or modified.
9. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
On motion by , seconded by and on the following roll call vote to wit:
AYES:
NOES: None
REFRAIN: None
ABSENT: None
Attachment 4
PC-1 - 39
2120 Santa Barbara Street
The Junction Mixed Use Project March 11, 2015
The foregoing resolution was passed and adopted this day of
_____________________________
Doug Davidson, Secretary
Planning Commission
Attachment 4
PC-1 - 40