HomeMy WebLinkAbout01-27-2016 PC Item 2 - 1101 Monterey (OTHR-2484-2016)Meeting Date: January 27, 2016
Item Number: 2
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual review and preliminary feedback for a Planned Development to allow building heights up to 75 feet for a mixed-use project that includes an 80-room hotel, 26,000 square feet of residential units, 20,000 square feet of retail/restaurant space, 33,000 square feet of office space and a 45-foot tall parking garage and transit center. PROJECT ADDRESS: 1101 Monterey Street BY: Rachel Cohen, Associate Planner (also 1144 & 1166 Higuera) Phone Number: 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: OTHR-2484-2015 FROM: Doug Davidson, Deputy Director
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, 33,000 square feet of office
space and a 45-foot tall parking garage (4 to 5 decks) and transit center. 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.
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1.0 COMMISSION’S PURVIEW
The project proposes the construction of mixed-use structures and a parking garage/transit center with a
Planned Development Overlay. The project requires review by the Planning Commission in regards to
the proposed Parking Garage/joint RTA and SLO City Transit Center and Planned Development
Overlay. The applicant has requested a conceptual review by the Planning Commission in order to
receive feedback and early direction regarding the project prior to completing the environmental review
and proceeding with detailed design plans.
2.0 BACKGROUND
On December 7, 2016 the ARC reviewed and discussed the proposed project and provided the
following comments:
• The 75-foot height request presents compatibility concerns with the neighborhood given the site
context. A height of 45 to 60 feet may be acceptable pending further detail and 3D views.
• Provide additional 3D views/massing modeling in order to better understand the relationship of
the project’s massing with the neighborhood. The view of the project from the Monterey Street
side is important.
• Consider alternate locations for the proposed plaza in order to address noise concerns from
Santa Rosa. Location along Monterey Street or Higuera Street may be more appropriate (while
maintaining solar access to the plaza).
• More detailed information about the parking structure is needed. The parking structure should
incorporate storefronts facing the street.
• Generally the architectural style is headed in the right direction.
3.0 PROJECT INFORMATION
3.1 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 and Attachment 2, General Plan Downtown Planning Area and
Core Map). The sites are developed with a gas station (#1) (now demolished), the SGS Automotive
services (#2), and a commercial space with a large surface parking lot (#3) (refer to figure under
Site Data above). 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. The proposed site is adjacent to
varying building heights including the Mortgage House (1.5 stories), County Government Center (4
stories, >50 feet), San Luis Diagnostic Center (2 stories), and Bank of America (1.5 stories).
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Table 1: Site Information
Site Size 71,344 s.f.
Present Use & Development Gas Station (demolished), 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, and The Mortgage House)
East: C-R (Retail Commercial: Petra Restaurant)
South: C-R & O (Retail Commercial & Office: Bank of America )
East: C-R (Retail Commercial: SGS Automotive services,
Apothecary Tattoo)
3.2 Project Description
A summary of significant project features includes the following (Attachment 3, Conceptual
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. A private/public mid-block plaza that includes space for outdoor dining, benches, planters
and other amenities.
4. A 45-foot (4 to 5 deck) parking garage and transit center.
5. A Planned Development (PD) to allow for more flexible development parameters such as a
maximum building height of 75 feet, design, and public amenities.
4.0 APPLICANT QUESTIONS
The applicant has proposed the following questions for PC discussion:
1. Is the proposed mix of uses consistent with the vision for this portion of Monterey Street to be a
continuation of the downtown core with an intensified mixed-use development rather than more
auto-centric uses?
2. Does the Commission support the concept of a parking structure and transit center at this
location?
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3. Provided that the applicant demonstrates full compliance with all of the required information
needed for buildings up to 75 feet included in Zoning Regulations Section 17.42.020 C. (height
regulations for the C-D zone), could building height of 75 feet be supported?
4. What other features or details would the Commission like to see included in the plaza design?
5. The project proposes to eliminate the multiple driveways on the site and only include a main
hotel entry driveway off of Monterey Street (as well as entrances into the parking garage).
Does the PC have comments and/or feedback on the proposed location of the main hotel
driveway entry?
5.0 PROJECT ANALYSIS
The Zoning Regulations and General Plan are the pertinent documents to conduct preliminary review
of the proposed project. Key PC discussion items are identified below.
5.1 Mix of Uses
The applicant is proposing a mixed-use project with two structures that include: a hotel, residential
units, office space, and retail/commercial space. The Retail Commercial (C-R) zone allows all of
these uses (Table 9, Zoning Regulations). The Land Use Element (LUE) specifies a variety of
policies related to types of uses within the Downtown Planning Area and the Downtown Core
including Tourist Commercial Uses, professional and governmental services, downtown
residential, and entertainment and cultural facilities (LUE 3.6, 3.8.5 and Chapter 4).
The Planning Commission should discuss if the proposed location and mix of uses are appropriate
at the proposed location in regards to the City’s General Plan and Zoning Regulations.
5.2 Parking Garage and Transit Center
The applicant is proposing to construct a 4-5 level parking garage that would also be a part of a
new regional transit center (Attachment 3, Project Plans, Sheet A3). These uses are allowed within
the C-R zone with a Use Permit from the Planning Commission. The parking garage and joint RTA
and SLO City transit center are consistent with the location proposed within the current Downtown
Concept Plan and with the LUE and the Circulation Element (CE) (LUE policies 8.2.2. and CE
3.2.8 1).
The applicant is proposing a private/public partnership for the parking garage. The garage would
provide spaces needed for the new mixed-use project and the additional spaces would then be
available for the City to maintain and manage. Additional public spaces in this location could
1 LUE 8.2.2. Upper Monterey: (a) The City shall investigate adding the Upper Monterey area to the Downtown Parking
District, thereby allowing in-lieu payment towards common parking facilities. (b) The City shall integrate a new Downtown
Transit Center in the Upper Monterey area and provide enhanced connectivity to the center from the Upper Monterey area.
CE 3.2.8. Regional Transit Center: The City shall work with other agencies to develop a regional transit center downtown.
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provide an opportunity for the City to consider creating a new parking district or expanding the
existing Downtown parking district.
The Planning Commission should discuss if the proposed location of the parking garage is
generally appropriate and possible in regards to the City’s General Plan and Zoning Regulations.
Designs for the parking garage and joint RTA and SLO City regional transit center are still being
developed. However, the applicant has met with SLOCOG, RTA and SLO Transit and determined
the proposed design on Sheet A3 (Attachment 3, Conceptual Project Plans) with office space
within the parking garage and a parallel bus parked design is the most feasible and supportable by
all agencies.
The Planning Commission should discuss if the proposed location of the Transit Center is
generally appropriate and what additional information the Commission would like to see with
future submittals.
5.3 Planned Development: Building Height and Amenities
The applicant is proposing a maximum building height of 75 feet where normally the maximum
height allowed within the C-R zone is 45 feet. The Zoning Regulations state that the purpose of the
Planned Development (PD) overlay zone is to provide for flexibility and may include the
adjustment of development standards, such as height (Section 17.50.020.E.). The applicant
proposes to meet the policy objectives outlined in the LUE for structures that are 50 to 75-foot tall
within the Downtown (LUE Chapter 4, Section 4.20.4) plus additional requirements consistent with
buildings over 50 feet within the C-D zone 2. The applicant is proposing to include the following
policy objectives:
1. Provide affordable and workforce housing; and
2. A pedestrian amenity of a private/public mid-block plaza along Santa Rosa.
The Planning Commission should discuss if the proposed development standards and policy
objectives are generally acceptable for the proposed structure height of 75 feet and if any, such as
the plaza, should be modified.
5.4 Circulation
The proposal includes the location of the main hotel entry driveway along Monterey Street. The
2 Zoning Regulations Section 17.42.020: The applicant has proposed to include the following as part of the PD [based upon
requirements for a building taller than 50 feet within the C-D zone]:
1. A minimum residential density unit value of 24 units per acre with an average floor area of 1,200 square feet or
less;
2. Meet Title 24 California Energy Efficiency Requirements by a minimum of 15%; or achieve at least a Silver rating
on the LEED-CS or NC checklist; or is designed to achieve a minimum value of 50 points on the SLO Green Build
Multi-Family GreenPoint Checklist;
3. No more than 33% of the site area at the storefront level will be used for private parking facilities; and
4. Lots conform to the minimum size and dimension requirements provided in the Subdivision Regulations.
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final submittal of the project would require a traffic impact study to analyze the project’s proposed
interior circulation and impact on the surrounding neighborhood circulation.
The applicant has requested PC discuss if the proposed location of the main hotel driveway entry
appears generally appropriate for the project.
5.5 PC Discussion Items
Staff recommends the PC discuss and provide feedback about:
1. Mix of Uses. The appropriateness of the proposed project’s mix of uses at the subject
location.
2. Parking Structure and Transit Center. The appropriateness of a parking garage and a transit
center at the subject location and what additional information the Commission would like to
see with future submittals.
3. Planned Development: Building Height and Amenities. 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. Should any performance standards
or amenities be modified?
4. Circulation. The appropriateness of the proposed location of the main hotel driveway entry
along Monterey Street.
6.0 ENVIRONMENTAL REVIEW
Should the applicant decide to submit formal applications for the project, staff will prepare an initial
study of environmental impact.
7.0 DISCLAIMER
The PC’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 PC may require additional changes and or modifications to the project that were not
previously known, specifically addressed, or provided as directional items.
8.0 ATTACHMENTS
1. Vicinity Map
2. General Plan Downtown Planning Area and Core Map
3. Conceptual Project Plans
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Land Use Element
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Figure 4
Legend
Downtown Core
Downtown Planning Area
Roads
Source: City of Sanu Luis Obispo, 2012
01,000500
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Downtown Planning Area and Core
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