HomeMy WebLinkAbout12-07-2015 ARC - Item 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Conceptual architectural review and preliminary feedback for a new 75 foot tall
mixed-use project that includes an 80 room hotel, 26,000 square feet of residential units, 20,000
square feet of retail/restaurant space and 33,000 square feet of office space.
PROJECT ADDRESS: 1101 Monterey Street BY: Rachel Cohen, Associate Planner (also 1101 Monterey, 1144 & 1166 Higuera) Phone Number: 805-781-7574 Email: rcohen@slocity.org FILE NUMBER: ARCH-2323-2015 FROM: Marcus Carloni, Associate Planner
RECOMMENDATION: Receive a presentation regarding the proposed project and provide
input and direction to questions posed by the applicant. No specific formal action is requested at
this time.
SITE DATA
Applicant Stone Park Capital and NKT
Commercial
Representative Mike Scott, RRM
Zoning C-R (Retail Commercial)
General Plan General Retail
Site Area 1.64 acres (71,344 s.f.)
Environmental
Status
Final plans for the proposed project
will likely require further
environmental analysis.
SUMMARY
The applicant has submitted plans for conceptual review of a project located at 1101 Monterey
and 1144 and 1166 Higuera Streets. The proposed project includes the construction of two new,
75 feet tall, mixed-use structures with approximately 20,000 square feet of retail/commercial
space, 45,000 square feet of hotel space (80 rooms), 26,000 square feet of residential space and
33,000 square feet of office space. The applicant is also proposing a 45 foot tall parking garage
(4 to 5 decks) and transit center that will be discussed in future hearings. The applicant is
proposing a Planned Development (PD) for the site to allow for more flexible development
parameters such as building height, design and public amenities.
Meeting Date: December 7, 2015
Item Number: 2
1 2
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to use the Community Design Guidelines (CDG) and the General Plan to
provide early design feedback on the proposed structure’s height, massing, scale and design as
well as site design/layout.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is zoned Retail Commercial (C-R) and consists of three lots within the
downtown core (Attachment 1, Vicinity Map). The site was developed with a gas station (#1)
(now demolished), and still includes the SGS Car Dealership (#2), and commercial space
with a large surface parking lot (#3) (refer to figure under Site Data). The project site is
bounded by Monterey Street to the north and Higuera Street to the south, Santa Rosa Street to
the west and Toro Street to the east (Attachment 1, Vicinity Map). The proposed site is
adjacent to varying building heights including the County Government Center (4 stories, >50
feet), San Luis Diagnostic Center (2 stories), and Bank of America (1.5 stories).
Table 1: Site Information
Site Size 124,000 s.f.
Present Use & Development Gas Station, Car Dealership, Commercial Space
Topography Flat
Access Monterey Street, Higuera Street, Santa Rosa Street and Toro
Street
Surrounding Use/Zoning North: C-R (Retail Commercial: San Luis Diagnostic Center,
Parking Lots, Training Center, The Mortgage & House Volvo Car
Dealership)
East: C-R (Retail Commercial: Petra Restaurant)
South: C-R & O (Retail Commercial & Office: Bank of America )
East: PF, O-PD (U.S. Highway 101, the City’s wastewater
treatment plant and a drive-in theater)
2.2 Project Description
A summary of significant project features includes the following (Attachment 2, Project
Plans):
1. A 75 foot (seven-story) hotel with:
a. 45,000 square feet (80 rooms) of hotel; and
b. Approximately 10,000 square feet of retail/restaurant space on the first floor.
2. A 75 foot (five-story) structure that includes:
a. 33,000 square feet of office space;
b. 26,000 square feet of residential space; and
c. Approximately 10,000 square feet of retail/restaurant space on the bottom
floor.
3. The applicant proposes a Planned Development (PD) for the site to allow for more
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flexible development parameters such as building height (75-foot tall request where
45-feet is the maximum height in the C-R zone), design and public amenities. The
Planning Commission will review a conceptual version of the PD in January 2016.
4. A 45 foot (4 to 5 deck) parking garage and transit center. (Note: At this time the
applicant is not seeking comments on this aspect of the project)
5. A private/public mid-block plaza that includes space for window shopping, outdoor
dining, benches, planters and other amenities.
3.0 APPLICANT QUESTIONS
The applicant has proposed the following questions for ARC discussion:
1. Is the proposed height, scale and massing generally consistent with the Downtown
Design Guidelines and compatible with the surrounding neighborhood?
2. The project will require an environmental document that analyses the aesthetic impacts
of the project including viewshed analysis, solar shading and a 3-D Model. Does the
ARC recommend any other items to help with evaluating the height?
3. The applicant has provided preliminary renderings that show various materials and
architectural features, such as transparent ground floors with smaller upper floor
windows, and variable roof heights that they are considering for the project (Attachment
2, Project Plans, Sheets A5-A7). Are these generally consistent with the Downtown
Design Guidelines? What would the ARC like to see on the fully articulated elevations?
4. Are there additional elements that should be included as part of the mid-block plaza?
4.0 EVALUATION/DISCUSSION
The Community Design Guidelines (CDG), Zoning Regulations, and General Plan are the
pertinent documents to conduct preliminary review of the proposed project. Key ARC discussion
items are identified below (Section 4.2).
4.1 Architectural Design
The proposed project is located within the downtown core and is subject to the Downtown
Design Guidelines within the CDG (Chapter 4). The CDG states that multi-story buildings
are desirable [in the Downtown] because they can provide opportunities for upper floor
offices and residential units, and can increase the numbers of potential customers for ground
floor retail uses, which assists in maintaining their viability.1 The proposed massing and
design appears to be in general compliance with the following areas of the Community
Design Guidelines (CDG) because the project:
1 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height, Scale.
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1. Sets back the upper floors (third to seventh) to provide a visual transition from
surrounding structures and more visual interest, maintain a street façade consistent
with the historic pattern of development along the sections of Santa Rosa, Monterey
and Higuera Streets and minimize visibility of the upper floors as seen from the
sidewalks along the building’s frontages2;
2. Provides setbacks to reduce the perceived mass and scale of the building and
maintaining the distinction between the ground floor and the upper floors3; and
3. Proposes articulation such as transparent (heavily glazed) ground floors with smaller
upper floor windows and variable roof heights4.
As noted in Section 2.1 above the proposed site is near structures with varying building
heights including the County Government Center (4 stories, >50 feet), San Luis Diagnostic
Center (2 stories), and Bank of America (1.5 stories). Additionally the project is adjacent to
the C-D zone which allows for a maximum height of 75 feet with the inclusion of several
policy objectives. The proposed approach of a Planned Development (PD) would allow
flexibility in height and set development parameters that are consistent with the C-D zone.
4.2 ARC Discussion Items
Staff recommends the ARC discuss and provide feedback about:
1. Height. Overall height of the proposed 75 foot tall structures in the context of the
site/neighborhood, Downtown core, and within the height allowed in the Zoning
Regulations for this zone. Proposal for a PD overlay and utilization of Downtown
zone performance standards to allow 75-foot height and development standard
flexibility.
2. Scale/Massing. The appropriateness of the general scale/massing/articulation of the
project at the subject location.
3. Design. The appropriateness of the architectural design at the subject location.
5.0 RECOMMENDATION
It is recommended that the ARC continue the project to a date uncertain with the following
directional items:
1. The ARC’s broad conceptual review of the subject project is based on conceptual
information and plans provided by the applicant. Upon full application submittal for
project entitlements and detailed review of final plans, the ARC may require additional
changes and or modifications to the project that were not previously known, specifically
addressed, or provided as directional items.
2 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B. Height, Scale.
3 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4 Tall Buildings, Articulated Roofs.
4 CDG: Chapter 4: Downtown Design Guidelines, Section 4.2.B.4 Height, Scale.
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6.0 ATTACHMENTS
1. Vicinity Map
2. Project Plans
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