Study Session for a New Mixed-Use Development at 389 First Street

Transcription

1 DATE: November 2, 2017 STUDY SESSION TO: FROM: SUBJECT: Planning Conunission Steve Golden, Senior Planner Study Session for a New Mixed-Use Development at 389 First Street RECOMMENDATION Provide design review input to the applicant PROJECT DESCRIPTION This is a design review study session for a new three-story mixed-use building consisting of 10 residential units, 2,900 sc1uare feet of commercial office at the first story, and one level of underground parking with a mechanical parking lift system. The purpose of this study session is to obtain early input from the Planning Commission for the applicant to consider in the completion of their plans for the design review approval process. The following table summarizes the projects technical details: G EN ERAL PLAN D ESIGNATION: Z ONING: P ARCEL SIZE: MATERIALS: Downtown Commercial Commercial Downtown/Multiple Family (CD/R3) 9,771 square feet Smooth texture sh1cco, architectural metal panels, wood siding, and aluminum clad wood windows Existing Proposed Allowed/Required F LOORAREA: 3,163 sq ft 23,990 sq ft SETBACKS: Front Rear Right side Left side 0 feet 81.5 feet 0 feet 0 feet 2 feet 2 feet 0 feet 0 feet 2 feet 2 feet 0 feet 0 feet H EIGHT : Roof deck Parapet wall Elevator tower 12 feet 37 feet 42 feet 46 feet, 7 inches 30 feet 42 feet 42 feet PARKING: 16 spaces 30 spaces 30 spaces

2 BACKGROUND General Plan The Citys General Plan provides goals and polices to guide new development in the City. The Land Use Element of the General Plan identifies overarching goals to allow for development intensification in a manner that is compatible with existing development and the local circulation system. The property is in the "Downtown" Special Planning Area which encourages higher density residential uses to enhance the village character and development supportive of the retail and commercial objectives of the Downtown area. TI1e project proposes 10 residential units including one below market rate unit consistent with policies in the Land Use and Housing Elements, which encourages residential development above the ground floor that includes affordable housing units. Design Review In order to approve a design review application, the Planning Commission must make the following findings per Section : The proposal meets the goals, policies and objectives of the general plan and any specific plan, design guidelines and ordinance design criteria adopted for the specific district or area. The proposal has architectural integrity and has an appropriate relationship with other structures in the immediate area in terms of height, bulk and design. Building mass is articulated to relate to the human scale, both horizontally and vertically. Building elevations have variation and depth, and avoid large blank wall surfaces. Residential or mixed-use residential projects incorporate elements that signal habitation, such as identifiable entrances, stairs, porches, bays and balconies. Exterior materials and finishes convey high quality, integrity, permanence and durability, and materials are used effectively to define building elements such as base, body, parapets, bays, arcades and structural elements. Materials, finishes, and colors have been used in a manner that serves to reduce the perceived appearance of height, bulk and mass, and are harmonious with other structures in the in1mediate area. Landscaping is generous and inviting, and landscape and hardscape features are designed to complement the building and parking areas, and to be integrated with the building architecture and the surrounding streetscape. Landscaping includes substantial street tree canopy, either in the public right-of-way or within the project frontage. Signage is designed to complement the building architecture in terms of style, materials, colors and proportions. Mechanical equipment is screened from public view and the screening is designed to be consistent with the building architecture in form, material and detailing. Planning Conunission Study Session 17-D First Street November 2, 2017 Page2

3 Service, trash and utility areas are screened from public view, or are enclosed in structures that are consistent with the building architecture in materials and detailing. Zoning Design Controls and Downtown Design Guidelines In addition to the general required Design Review findings for multiple-family and commercial zoning districts, the CD /R3 District includes specific design controls (Section ) and the Downtown Design Guidelines provide criteria and requirements for new projects. For reference, the CD /R3 Design Controls and applicable section of the Downtown Design Guidelines are attached (Attachments C and D). DISCUSSION The goal of the study session is for the Planning Commission to provide early input to the applicant and staff on the proposed development. In addition to providing feedback on how well the project complies with the General Plan and Zoning Code, the Commission should focus on the architecture and site design aspects of the project. The Commissions discussion should be based on the projects compliance with CD /R3 District Design Controls and the Downtown Design Guidelines. This application is currently being reviewed by staff and is subject to the Citys standard design review process. The process will include a comprehensive review by City staff and other applicable public agencies (i.e. Santa Clara County Fite), environmental review per the California Environmental Quality Act and public meetings before the Complete Streets Commission, Planning Comrnission and City Council. The installation of a public notice billboard and story poles will be required at least 20 days prior to the Planning Commissions public hearing to consider the project. PUBLIC CONTACT A public meeting notice with the front elevation of the project was posted on the property, and a public meeting notice was mailed to all property owners and tenants within 500 feet of the property. The mailed notice included a combined 17 4 property owners and tenants. Cc: Steve Johnson, 1 st Place Village LLC, Applicant Jeff Potts, SDG Architects, Project Architect Attachments: A. Application B. Area, Vicinity and Notification Maps C. CD/R3 Design Controls D. First Street District Downtown Design Guidelines Planning Commission Study Session 17-D First Street November 2, 2017 Page 3

4

5 A1"1TACHMENT A CITY OF LOS ALTOS GENERAL APPLICATION Type of Review Requested: (Cir eek all boxes t!tat apply) Permit # Ql (offi One-Story Design Review X Commercial/Multi-Family.,, Environmental Review Two-Story Design Review Sign Permit Rezonine:,., Variance Use Permit Rl-S Overlav Lot Line Adjustment Tenant Improvement General Plan/Code Amendment Y-.. Tentative Map/Division of Land Sidewalk Display Permit Appeal Historical Review Preliminary Project Review Other: Project Address/Location: -=3_B=-9...:....:f_f.;_R~S::...T...:... ::0..::..._T:...!,_R~E= ~T P roject Proposal/Use: 0fFt ~c.51 DEN T/ALCurrent Use of Property: I AssessorParcelNumber(s): ((ol <.o SiteArea: 9, 71 ( SF New Sq. Ft.: Z 5 1 t (o 2- Altered/Rebuilt Sq. Ft.:... 0"""--- Existing Sq. Ft. to Remain: Total Existing Sq. Ft.: 3...:..., _ DDO-+ Total Proposed Sq. Ft. (including basement):_..:; -=---~/~l:...!:*ld~l-- ZS 01"-7 Is the site fully accessible for City Staff inspection? _Y...:_.:..= f._s= Applicants Name: I sr flacf V ( kl AG: E - S E:AJE...r-=-Y)Yt)ShV) Telep hone No.: &so) f,(4-53] I Adclress:h-4..:::::e:...u..._..L...U...!...I.JU...W...,!...L-=:...~..1...JJJU,..J...l..l.JU...U...X:...J Mailing Address: 3B9 (Si EE. T City/State/Zip Code: LoS AL-TCG 9 <zf P roperty Owners Name: ,,c ~ Telephone No.:-----~::µ..,..,:; Address: ,...~,L Mailing Address: !.:-~-,,&: L:::;.z:._.,t:..- City/State/Zip Code:-----, Architect/Designers Name:.J E. F" F :Po--rTs / SD G- A.e.cH-1 tec:t S, NC.,. Telephone No.: (ql5) Co34- ]coo Address: Mailing Address: 330 l WA-L Nu I Bl / D j Su l TE. I 20 City/S tate/zip Cotl e:.. A Cl 4 5 I 7:> BR.. E NJ WOOD, C * I/your project includes complete or partial rle111olitio11 of 1111 existing residence or co111111ercial building, n demolition permit st be issued and fi11nletf prior to obtaining your b11ilrli11g permit. Please co11tact the Building Dirision for a de111olitio11 package. * (continued on back) 17-D-02 ana 17-SD-02

6

7 AREA MAP ATTACHMENT B CITY OF LOS ALTOS APPLICATION: 17-D-02 and 17-SD-02 APPLICANT: 1 st Place Village LLC SITE ADDRESS: 389 First Street Not to Scale

8 VICINITY MAP - 1""-""I ~ SCALE 1 : 6,000 I FEET I I 1,500 N A CITY OF LOS ALTOS APPLICATION: APPLICANT: SITE ADDRESS: 17-D-02 and 17-SD-02 1 st Place Village LLC 389 First Street

9 - -I 389 First Street 500-foot Notification Map I I ----~->,,,,,,,,,/ I "", r--- 7 f, v", I. < t=1_l-1 I I,_[ I_,, -- - J l~~ ---l. -- I 1---L i --,, 1 _L ~----J,... j I, _J,.,.,- - j ::=Ji..-- I! I! I f ~-..::... :_ ~-i L., I j.. 7-., -, ~ / I r, ,, ,..,... I,,,. I r ,.-n L 1 I ~ L~ I --,I~ o I ]...fr-j_i r-,.,j,,_.i ~ - -- LlJU.-1 i L -, ~ ~- I Q I,I~ 1~:..._.,~ r--i,=r,r I f- ~ F-,--, I f- ~ - ~,...2- Z L_,._._L (j) [_[_C I z ~ ~ I _J, L L (j).gi 0 --r- -~ <( --. _J ~r--1 - S- _,_ <( <( ~ -;;;..,..,.~ z --~ I. _ Cl) -J ~ >- -= r T I,..,,_,_ I-~-...d,,._,-,b ~::.::...-~ J ~ -=i:_-~ CUESTA DR -r=-=:;; ~ , ~ SCALE 1 : 3, FEET N A

10

11 Los Altos, CA Code of Ordinances ATTACHMENT C Design control (CD/R3). A. No structure shall be built or altered including exterior changes in color, materials, and signage in the CD/R3 District except upon approval of the city planner or as prescribed in Chapter of this title. B. Reduction of apparent size and bulk: 1. As a general principle, building surfaces should be relieved with a change of wall plane that provides strong shadow and visual interest. 2. Every building over seventy-five (75) feet wide should have its perceived height and bulk reduced by dividing the building mass into smaller-scale components by: i. A change of plane; ii. iii. iv. A projection or recess; Varying cornice or roof lines; Other similar means. 3. The proportions of building elements, especially those at ground level, should be kept close to human scale by using recesses, courtyards, entries, or outdoor spaces along the perimeter of the building to define the underlying fifty-foot front lot frontage. 4. Rooftop equipment shall be concealed from view and/or integrated within the architecture of the building. 5. Windows should be inset generously from the building wall to create shade and shadow detail; the minimum inset shall be three inches. C. The primary access for all buildings shall be directly to the street. D. Consideration should be given to the relationship of the project and its location in the downtown to the implementation of goals and objectives of the downtown urban design plan, revaluat ion of design approval shall consider one or more of the following factors: 1. The project location as an entry, edge, or core site; 2. The ability to contribute to the creation of open space on-site or in designated areas; 3. Enhancement of the pedestrian environment through the use of pathways, plantings, trees, paving, benches or other amenities; about:blank 10/24/2017

12 Los Altos, CA Code of Ordinances Page 2 of2 4. Building facade improvements including, paint, signage, service areas, windows and other features; 5. On-site or off-site parking improvements; 6. Public or private landscape improvements. E. Opaque, reflective, or dark tinted glass should not be used on the ground floor elevation. With the exception of ground floor residential units, sixty (60) percent of the ground floor elevation should be transparent window surface. F. Courtyards should be partially visible from the street or linked to the street by a clear circulation element such as an open passage or covered arcade. G. Rooftop mechanical, venting, and/or exhausting equipment must be within the height limit and screened architecturally from public view, including views from adjacent buildings located at the same level. (Ord. No , 2, ) about:blank 10/24/2017

13 City of Los Altos Downtown Des ign Guidelines FIRST STREET DISTRICT Owners of properties and businesses in th is district should review the guidelines for the Downtown Core District. X!h ile projects in th is district may be somewhat larger and less rerail-oriented than those in the downrown core, they are srill very much a part of the downtown village, and the village character and scale emphasis unde rlying those guidel ines wiu be expected of new buildings and changes ro existing properties in this district. 1l1e intent of these guidelines and che zoning standards established for this district are summarized in the sidebar ro the right. The primary differences between development in this district and rhe downtown core include: A wider range of uses is allowed. Required parking must be provided on-sire rather than in common parking district lors or structures. Setbacks are required along all street fronts, and in many cases ar the rear of parcels. A 50-foor building module applies, rather than the 25-foot module in the downtown core, except for lors located within the CRS Zoning Oimicr.* * Pending a Zoning Code change approvrtl by the City Council to extend the CRS zoning into the First Street District.. ATTACHMENT D INTENT FIRST STREET DISTRICT A. Promote the implementation of the Los Altos Downtown Design Plan. B. Support and enhance the downtown Los Altos village atmosphere. C. Allow latitude for creative design and architectural variety. D. Respect the scale and character of the area immediately surrounding the existing downtown pedestrian district. E. Establish a sense of entry into the downtown. F. Encourage historic preservation for those buildings listed on the citys historic resources inventory. G. Encourage the upgrading of bu ilding exteriors, signs, and parking lots. H. Provide for a full range of reta il, office, and service uses appropriate to downtown. I. Develop a landscaped strip along the back of properties that abut Foothill Expressway between West Edith Avenue and San Antonio Road. J. Improve the visual appeal and pedestrian orientation of the downtown. K. Encourage the use of solar, photo voltaic, and other energy conserving devices. Applicants should carefully review the Los Altos Zoning Ordinance provisions appropriate to their properties. Parcels covered by the design guidelines for the First Street District are located within three zoning districts with slightly different limitations and requirements. 5 Adopted December 8,

14 FIRST STREET DISTRICT City of Los Altos Downtown Design Guidelines PEDESTRIAN ENVIRONMENT The First Street D istrict is spread along First Srreer which is more vehicle-oriented than the remainder of Downtown Los Altos, and has more surface parking with limited landscaping than most o ther areas. Nevertheless, this district is very much a part of rhe downtown village. These guidelines are intended to allow larger bu ildings and o n-sire parking while do ing so in a manner chat reinforces Downtown Los Altos village scale and character Minimize the visual impact of parking A visual and physical separation between street ji-ont sidewalks and adjacent parking lots is expected. a) Underground or screened roof parking is encouraged on larger parcels. b) Provide a landscape buffer between street front sidewalks and any adjacent parking lot. Per the zoning code, the minimum width of this buffer must be 5 feet, unless less is allowed by a variance. When lesser widths are allowed for existing parking lot improvements, some buffering is stiji required. One approach to adding visual buffering by a low wall is shown below Provide pedestrian linkages between street front sidewalks and building entries Separate parking lots from pedestrian areas at buildings by landscaping (abo ve) or by pedestrian arcades (below). a) Building entries facing First Street are strongly encouraged. For larger buildings where entries are set back on a facade facing a parking lot, provide a strong sidewalk connection with landscaping on both sides from the street front to the entry Provide landscape buffers between parking lots and pedestrian areas at buildings a) Building fronts are expected to be as active and attractive as those in the Downtown Core District, and to be buffered from parked cars. Landscaping and, where appropriate, trees should be used to buffer pedestrian areas. Alternatively, arcades and p lanters at the building may be used for this purpose. Examples of these two approaches are shown to the left. 66 Adopted December 8, 2009

15 City of Los Altos Downtown Design Guidelines Provide special paving for parking lots immediately accessible from the street a) Parking areas which are adjacent to street front sidewajjcs and with perpendicular parking spaces directly accessible from the street drive lane are strongly discouraged. For existing parking areas like this that are being upgraded, provide a distinction on the paving color and texture between the parking surface and the adjacent sidewajjc and street paving Provide pedestrian walkways through large parking lots a) Dedicated walks through parking lots will improve pedestrian safety and enhance the shopping and business patronage experience. Walkways should be reinforced with edge landscaping and with textured and/or permeable paving where they cross parking drive aisles. One example is shown in the upper right of this page Provide pedestrian amenities. Amenities may include: Benches Fountains Planted areas Rain gardens and ocher rainwater infilrrarion features Special decorative paving Ported Aowers and plants Public art Waste receptacles Integrate ground floor residential uses with the streetscape a) Set structures back a minimum ofl0 feet from the street property line. Stairs and entry porches may encroach into this setback up to the property line. B) Soft landscaping is required for a minimum of 60% of the front setback area. See examples below and to the right. FIRST STREET DISTRI CT Example of a well designed pedestrian walkway through a parking Lot. Note: 7he buildi11g entry in the background would be out ef scale.. for downtown Los Altos. Provide pedestrian amenities. 5 Pro11ide ground floor residential setbark lr111dscaping. ~~ ~ December 8, 2009

16 FIRST STREET DISTRICT City of Los Allos Downtown Design Guidelines ARCHITECTURE Building uses and sizes will vary more in the First Srrter District than elsewhere in the downtown. The goal of these guidelines is to accommodate this wide diversity of size and use while maintaining a village scale and character rhar is complementary to the downtown core. The photographs shown on th is and the fo llowi ng page are examples of more vehicle-oriemed buildi ngs that include forms and details char are sensitive co village scale and character Design to a village scale and character This shopping complex has a village scale and character by vfrtue of treating adjacent uses as individual buildings. The scale, detailr and natural materialr used for this tower create an attractive focal point for the building without losing human scale. a) Avoid large box-like structures. b) Break larger buildings into smaller scale elements. c) Provide special design articulation and detail for building facades located adjacent to street frontages. d) Keep focal point elements small in scale. e) Utilize materials that are common in the downtown core. f) Avoid designs that appear to seek to be prominently seen from Foothill Expressway and/or San Antonio Road in favor of designs that focus on First Street, and are a part of the village environment. g) Provide substantial small scale details. h) Integrate landscaping into building facades in a manner similar to the Downtown Core District (See pages 28-29). Examples of larger parcel build ings that are designed co be consistent with a village character are shown on this and the adjacent page. ~ ] ::::: ~ L;:~:::.,:...,;;.:.;;...,.a-...,j!!E!IEl!iil Traditional building forms, architectural details, and integrated Landscaping assist in relating the parking lotji ontage to an overall vilhge scale and characte,: 68 Adopted December 8, 2009

17 City of Los Altos Downtown Design Guidelines ---- FIRST STREET DISTRICT Design structures to be compatible with adjacent existi ng buildings a) Buildings adjacent to the D owntown Core District should be designed in fo rm, material, and details similar to those nearby along Main and State Streets. b) Projects adjacent to existing residential neighborhoods should draw upon residential forms and details to create a smaller grain design fabric that is compatible with the residential buildings. Examples are shown below and to the right. 5 I t " f ~ ~ ::::: ~L...;.:. :::;~~~~~~ Adopted December 8,

18 FIRST STREET DISTRICT City of Los Altos Downtown Design Guidelines LANDSCAPE Substantial landscaping is expected in the First Street D istrict to ensure that the area becomes a visual part of che larger downtown village Provide substantial landscaping adjacent to residential neighborhoods landscape Foothill Expressway edges with shrubbery and trees Add substantial landscaping in all parking lots a) Provide landscaping equal to or greater than the requirements set forth in the Los Altos Zoning Code. Landscaping between facing parking rows is desfrable to break up large expanses of paving. b) Tree landscaping should be provided to create an orchard canopy effect in surface parking lots with more than one drive aisle. Utilize landscape fingers placed parallel to the parking spaces to break up expanses of parking lot paving. Space the islands with intervals not exceeding 6 parking spaces in length. c) Utilize hedges, trees, and other landscaping between facing parking spaces as shown in the example to the left Add street trees along all parcel street frontages 5.4 SIGNAGE 1l1e Downtown Core District signage guidelines apply to all signs in the First Street District. Ground signs and freestanding signs may also be allowed at the discretion of the ciry (See che guidelines on pages for rhese rv.ro sign types). 70 Adopted December 8, 2009