HomeMy WebLinkAboutItem 4 - ARCH-0528-2019 (2550 Broad Street)Meeting Date: November 4, 2019
Item Number: 4
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes the remodel of an existing commercial structure, currently used for
general retail, to create an office building suitable for a medical office use. The project includes the
creation of additional internal square footage, removal of a kiosk structure, and the installation of
additional landscaping. The existing structure’s design includes a 1,343-square foot covered patio area
along the north and west sides of the building. The applicant proposes to enclose this covered patio
area by creating new exterior walls. The project would also update the aesthetics of the structure using
a variety of materials and colors include wood, gray and green smooth stucco, and black steel accents
on windows and entries.
General Location: The 15,813-square foot project
site is on the corner of Broad Street and Francis
Avenue with vehicle access from Francis Avenue. The
property is within the South Broad Street Area Plan.
The subject property has been the location of a
mattress store for over ten years, with adjacent
commercial uses that include vehicle services,
surface parking, and a convenience store, and some
residential properties to the north, off Caudill, and
one the west side of Broad Street.
Zoning: Retail Commercial within the South Broad
Street Area Plan (C-R-SF).
General Plan: General Retail
Surrounding Uses:
East: Vehicle Services
West: Broad Street ROW and Residential Uses
North: Surface Parking Lot
South: Francis Avenue ROW and Convenience Store
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 2550 Broad Street FILE NUMBER: ARCH-0528-2019
APPLICANT: SLO Q Properties REPRESENTATIVE: Ten Over Studio
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
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2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: Single-story commercial design, flat roof, large vertical windows designating entrance
Materials: Wood and stucco siding, steel detailing (entrance awning and windows)
Colors: Wood, grey & sage stucco, with black accent on windows
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of consistency with the Community Design
Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to
the Community Development Director.
South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
Section 4.2 (Applicability) of the plan states that, the primary focus of these development standards is
new construction, large additions and substantial remodels. The project does not meet the thresholds
provided for these categories, and therefore the development standards and guidelines provided in
the South Broad Street Area Plan will not be applied.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Figure 2: Rendering of project design and photo of existing structure as seen from Broad Street (West)
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4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed remodel must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles) and 3 (Commercial and Industrial Project Design).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.2.C & D– Attention to
detail & material selection
The ARC should discuss how the project achieves horizontal articulation and
how the external treatments provide durability and authenticity, as well as
beauty.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.A. Overall design
objectives for commercial
projects
The ARC should discuss how the project provides landscaping as a project
amenity (4), considers the need for signs and appropriate scale (6), and the
location of trash receptacles so they are inconspicuous (7).
§3.1.B.3 Design consistency
The ARC should discuss whether the project demonstrates a consistent use of
colors, materials, and detailing throughout all elevations.
§3.1.C.2. Building and
parking location (a.)
The ARC should discuss whether the project response to the vehicular nature
of the street and, for a project located on a major arterial, provides
landscaped setbacks between building and streets.
§3.1.C.2. Building and
parking location (i.)
The ARC should discuss how the visual impact of the parking lot is minimized
by providing adequate screening and parking lot landscaping.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Front Setback 32 feet 10 feet
Maximum Height of Structures 15 feet 45 feet
Max Building Coverage 28% 100%
Total # Parking Spaces 20 19**
Environmental Status
Categorically exempt from
environmental review under CEQA
Guidelines section 15303 (New
Construction or Conversion of Small
Structures)
*2019 Zoning Regulations, **Total parking required based on medical office use (1 space per 200 sf)
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6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Community Development Director for final action. This action may
include recommendations for conditions to address consistency with the Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of 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 ATTACHMENTS
7.1 Project Plans
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