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Home My WebLink AboutItem 4 - MOD-2004-2018 (1185 Monterey) Meeting Date: May 6, 2019 Item Number: 4 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING Development review of a modification to a previously‐approved project (ARCH‐4000‐2016; June 5, 2017)1 to allow a 21,776‐square foot, four‐story, 45‐foot tall building consisting of 2,558 square feet of retail space, and a 44‐room hotel with a rooftop lounge and bar and rooftop solar. The proposed project includes a request for a 20% shared parking reduction and a four‐level mechanical parking lift. Background: The previously‐approved project consisted of a four‐story, 45‐foot tall, mixed‐use project that included 2,464 square feet of retail, 13 residential units, a 30% mixed‐use parking reduction, tree removals, and modifications to off‐site street parking spaces on Monterey and Toro Street including re‐location of two 10‐hour metered spaces (no net loss of street parking). The entitled project includes demolition of the existing non‐historic building. General Location: The project site is located on an existing 0.28 acre (12,196‐square foot) lot with direct access off Monterey and Toro. Present Use: Fitness studio & parking lot Zoning: Retail Commercial (C‐R) General Plan: General Retail Surrounding Uses and Zoning: East: Auto dealership (C‐R) West: Office and private parking (C‐R) North: Offices and parking lot (C‐R) South: Tattoo parlor, auto detailing, aikido studio, private parking lot (C‐R) 1 Refer to ARC Agenda Report for ARCH-4000-2017, dated June 5, 2017, available here: http://opengov.slocity.org/weblink/1/doc/65294/Page1.aspx FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 1185 Monterey FILE NUMBER: MOD‐2004‐2018 APPLICANT: George Garcia, SLO Asset Mgmt. REPRESENTATIVE: George Garcia ____________________________________________________________________________________________________ For more information contact: (Shawna Scott) at 781‐7176 or sscott@slocity.org Figure 1: Subject Property Packet Page 82 MOD‐2004‐2018 1185 Monterey Street Page 2 2.0 PROPOSED DESIGN Architecture: Modern style Design details: Solid street‐facing balconies, rooftop trellis, recessed storefront, large windows, screened four‐level mechanical parking lift in the rear of the site, and permeable paving Materials: Smooth cement plaster, board formed concrete, metal panels and fascia, aluminum storefront, wood trellis Colors: Shades of white and grey For comparison, renderings of the previously‐approved project and proposed project are shown below (refer to Figures 2 and 3, respectively). 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the project in terms of its consistency with the Community Design Guidelines and applicable City Standards and 2) provide comments and recommendations to the Community Development Director. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS Highlighted Sections Discussion Items Chapter 3.1 – Commercial Project Design Guidelines §3.1.A.1 Design Objectives The project site is located in an area that is transitioning from lower profile buildings, such as the adjacent Mortgage House, Volvo dealership, and County offices to larger and taller structures including the Montoro building at the corner of Monterey and Toro and the new development under construction at the corner of Santa Rosa and Monterey. The ARC should consider and discuss how this project demonstrates sensitivity to the design context of this evolving area. §3.1.A.2 Design Objectives The proposed project incorporates variation in horizontal and vertical elements to create an interesting building shape and patterns of shade and shadow. Figure 2: Previously‐approved Project Figure 3: Proposed Project Packet Page 83 MOD‐2004‐2018 1185 Monterey Street Page 3 Highlighted Sections Discussion Items §3.1.B.1 and §3.1.B.2 Architectural Style and Neighborhood Compatibility The proposed modern architectural design is unique and creates a new identity for the site. As noted for §3.1.A.1 above, the ARC should discuss the project’s compatibility with the existing built environment, which is currently experiencing a transition in building styles, size, and height. Factors to consider include the proposed project’s modern design theme, scale and size, building setbacks and massing, and colors, textures, and materials. §3.1.B.3 Design Consistency The project demonstrates four‐sided architecture, and shows a consistent use of colors, materials, accents, and detailing. §3.1.B.4 Form and Mass The project incorporates pedestrian‐scale elements including a recessed storefront and planter boxes. The mass of the structures is articulated by wall off‐sets, street‐facing balconies, large windows, and accent details on each building face. The ARC should discuss if additional articulation or setbacks should be incorporated into the project design. §3.1.B.5 & §3.1.B.7 Rooflines and Parapets The project shows a flat roof design at varying heights for visual interest, with planter boxes along the perimeter of the integrated parapet. The ARC should discuss if any additional detailing is needed on the parapet. §3.1.B.8 Entries The project shows a recessed storefront entry with framed windows and doors. The second story balcony extends over the retail and lobby entrance, facing Monterey Street. §3.1.B.12 Colors The proposed colors include shades of white and grey. Lighter colors are present on buildings along Monterey Street, including shades of white, tan, and yellow. The darker greys proposed for the project provide contrast to the lighter shades, and corollate to changes in building surface planes. The ARC should discuss if these darker shades are compatible with the existing colors present in the surrounding area. §3.1.C.1 Neighboring Development As noted above, the ARC should consider neighboring development, including the architectural style, shape, and massing of neighboring structures, noting that this area is experiencing a transition in building types and styles. §3.1.C.5 Screening The applicant proposes to locate the mechanical parking lift in the rear of the property, to be screened by architectural mesh and greenery. The ARC should review and discuss if additional screening is necessary, based on the location of the proposed lift. Chapter 4 – Downtown Design Guidelines §4.2.B Height, scale The proposed project does not show a setback on the second or third levels; however, balconies are shown, which provide articulation within the center, Monterey Street‐facing portion of the building. The ARC should discuss if a more prominent setback is needed to foster compatibility and visual transitions based on the scale and height of surrounding development (existing and under construction). Packet Page 84 MOD‐2004‐2018 1185 Monterey Street Page 4 Highlighted Sections Discussion Items §4.2.C Façade Design The proposed project incorporates recessed storefront windows and doors, street‐facing solid balconies, and stepped flat rooflines. Wall surfaces show variation in depth, materials, and colors, which create interest. §4.2.D Materials and architectural details Proposed materials include smooth cement plaster, board formed concrete, metal panels and fascia, aluminum storefront, clear glass windows, and a roof‐top wood trellis. Use of these materials complement the modern style, and present a variation from the materials typically seen in the Downtown Core; however, this extent of Monterey Street north of Santa Rosa (outside the Downtown Core) is transitioning in style. Similar to discussion items noted above, the ARC should discuss how the use of these materials complement or provide interesting variation to those on surrounding buildings. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setbacks – Street Yard 0 feet 0 feet Setbacks – Side Yard 0 feet 0 feet Maximum Height of Structures 45 feet 54.5 feet (top of tower) 45 feet 55 feet (tower/screening) Max Building Coverage (footprint) 54.8% 100% Required Parking Spaces 44 (includes 15 surface spaces and 29 lift spaces)1 532 (43 with shared parking) Bicycle Parking 4 short‐term; 3 long‐term 4 short‐term; 3 long‐term Environmental Status Categorical Exemption from environmental review (Class 32 In‐Fill Development Projects) 1 Zoning Regulations Section 17.72.050 (Parking Reductions) allow consideration of a 20% Shared Parking Reduction. Based on a parking demand study conducted by Public Works, Transportation, a minimum of 43 spaces are required. 2 This is the base parking demand number prior to consideration of a shared parking reduction. 6.0 ACTION ALTERNATIVES 6.1 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.2 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy documents 7.0 ATTACHMENT 7.1 Project Plans Packet Page 85 ATTACHMENT 1Packet Page 86 ATTACHMENT 1Packet Page 87 ATTACHMENT 1Packet Page 88 ATTACHMENT 1Packet Page 89 ATTACHMENT 1Packet Page 90 ATTACHMENT 1Packet Page 91 ATTACHMENT 1Packet Page 92 ATTACHMENT 1Packet Page 93 ATTACHMENT 1Packet Page 94 ATTACHMENT 1Packet Page 95 ATTACHMENT 1Packet Page 96 ATTACHMENT 1Packet Page 97 ATTACHMENT 1Packet Page 98 ATTACHMENT 1Packet Page 99 ATTACHMENT 1Packet Page 100 Montorosa Project 1185 Monterey Street MOD-2004-2018 Review of a modification to a previously-approved project to allow a 21,776-square foot, four-story building consisting of ground-level retail, 44 hotel rooms, and rooftop uses. May 6, 2019 Applicant and Representative: George Garcia, SLO Asset Management Situation 2 ARC purview: ◼Review the project in terms of its consistency with the Community Design Guidelines and applicable City policies and standards; and ◼Provide comments and recommendations to the Community Development Director. Project Site 0.28 acre (12,196 square feet), C-R Zone 3 Project Site 4 Previous Project Approved by ARC June 5, 2017 5 Approved Project: ◼20,770 sf ◼Four stories (45 feet) ◼2,464 sf commercial ◼13 residential units ◼Rooftop deck ◼Ground-level parking ◼30% reduction ◼23 vehicle spaces Proposed Project 6 Proposed Project: ◼21,776 sf ◼45 feet tall ◼2,558-sf retail ◼44 hotel rooms ◼Rooftop uses Materials ◼Smooth cement plaster ◼Board formed concrete ◼Metal panels & fascia ◼Aluminum storefront ◼Wood trellis Proposed Project 7 Facing Toro Facing Monterey Proposed Project 8 Neighborhood Context 9 Site Neighborhood Context Monterey Street –View Towards Santa Rosa 10 Site Neighborhood Context Monterey Street –View Towards Johnson 11 Neighborhood Context 12 ARC Discussion Item #1: Compatibility of architectural style, height, and massing with existing built environment. 13 ARC Discussion Item #2: Are additional horizontal or vertical setbacks needed to provide sense of human scale and proportion? 14 ARC Discussion Item #3: Should additional articulation (windows, features, detailing) be incorporated into the design? 15 ARC Discussion Item #4: Do proposed darker shades and materials complement existing colors/materials present in the neighborhood? 16 Proposed Project: ◼21,776 sf ◼45 feet tall ◼2,558-sf retail ◼44 hotel rooms ◼Rooftop bar/lounge ◼Rooftop solar ARC Discussion Items 17 1.Compatibility of architectural style, height, and massing with existing built environment. 2.Are additional horizontal or vertical setbacks needed to provide sense of human scale and proportion? 3.Should additional articulation (windows, features, detailing) be incorporated into the design? 4.Do proposed darker shades and materials complement existing colors/materials present in the neighborhood? 18 Previously Approved Project Previously-approved Project 19 Comparison of Elevations 20 Facing Monterey Facing Toro Comparison of Elevations 21 Previously-approved Project 22 Previously-approved Project 23 Previously-approved Project 24 Thin brick Fiber cement panel Parapet Painted fascia Metal canopy Metal panel balconies Prefinished fiber cement panel Aluminum doors/windows Concrete base Metal spandrel panels Fiber cement panels Project Description Existing Street Parking 25 Project Description Existing Street Parking 26 Project Description Proposed Street Parking 27 Project Description Proposed Tree Removals 28 Ficus tree Project Description Proposed Tree Plantings 29 Onsite Parking 30% parking space reduction 30