' -~~ - -. -- --.ft' -,,~, ''. PLANNING COMMISSION AGENDA REPORT Meeting Date: May 17, 2018 Subject: Prepared by: Initiated by: Study Session for New Mixed-Use Building at 999 Fremont Avenue Zachary Dahl, Planning Services Manager Gregg Bunker, Loyola Corners Estates LLC, Applicant Attachments: A. Application B. Area, Vicinity and Notification Maps C. Architectural Design Plans Recommendation: Provide architectural and site design review input to the applicant and staff Environmental Review: It is anticipated that this project will be categorically exempt from environmental review under Section 15332 of the California Environmental Quality Act because it is an in-fill development on a site that is under five-acre in size. A more detailed analysis will be conducted prior to formal Planning Commission review. Project Description: This is a design review study session for a new development proposal at 999 Fremont Avenue. The proposed project is a two-story, mixed-use building with 1,500 square feet of commercial space, three condominium units, and one level underground parking garage. The existing site includes an 1,100 square-foot one-story commercial building currently occupied with a coffee shop cafe. The following tables summarizes the project s technical details:
Subject: Study Session for New Mixed-Use Building at 999 Fremont Ave GENERAL PLAN DESIGNATION: ZONING: PARCEL SIZE: MATERIALS: Neighborhood Commercial CN (Commercial Neighborhood) 7,929 square feet (0.18 acres) Asphalt shingle roof, stucco and board and batten siding with natural stone veneer accents, metal frame windows and doors, and wood trim SETBACKS: Front (Fremont Ave) Rear (A Street) Exterior side (Miramonte Ave) HEIGHT: Midpoint of sloping roof Top of parapet wall Elevator tower Existing Proposed Required/Allowed 15 feet 13 feet 2 16 feet - - 25.5 feet 3 3 3 3 3 PARKING: 6 spaces 11 spaces 11 spaces Background General Plan The City s General Plan provides goals and polices for new development in the City of Los Altos, but does not identify Loyola Corners as a special planning area or have any specific goals or policies related to this commercial area. In general, the Land Use Element seeks to balance the desirability of commercial uses with their impact on adjoining residential land uses and plan for a compatible and harmonious arrangement of land uses. The Community Design and Historic Resources Element identifies Loyola Corners as a Neighborhood Commercial Center and includes a goal of maintaining and enhance the attractiveness of neighborhood centers and businesses. Specific policies include: Promote and retain individual design themes in each center that reflect the established smalltown character of the community; and Promote pedestrian-friendly site design, circulation, building orientation, parking, landscaping and site amenities (including pedestrian plazas where feasible). Loyola Corners Specific Plan The project is subject complying with the requirements, site standards and design guidelines outlined in the Loyola Corners Specific Plan. However, staff has not conducted an analysis of the project s compliance with the Specific Plan at this time. Design Review In order to preserve and protect the City s character and public safety, and enhance the aesthetic qualities and bicycle and pedestrian safety and functionality of its zone districts, design review May 17, 2018 Page 2
Subject: Study Session for New Mixed-Use Building at 999 Fremont Ave approval is required for all new development. Specifically, the Planning Commission must make the following findings: 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 immediate 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; and 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 In addition to the required design review findings, the CN District includes the specific design controls for all new development as follows: Scale. When the location of this district is to a larger region, a mixture of scales may be appropriate with some elements scaled for appreciation from the street and moving automobile and others for appreciation by pedestrians. 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. The proportions of building elements at a commercial/residential interface shall be designed to protect residential privacy (including but not limited to window placement), daylight, and environmental quality. May 17, 2018 Page 3
Subject: Study Session for New Mixed-Use Building at 999 Fremont Ave Rooftop mechanical equipment must be within the height limit and screened architecturally from public view. Firewalls. Consideration should be given to the aesthetic treatment of firewalls including increased side yard setback, contouring the firewall to the building, use of noncombustible roofing materials, and creative use of architectural features in the firewall. Discussion/Analysis The goal of this study session is for the Commission to provide early input to the applicant and staff on the proposed development. Since this is a preliminary review of the proposal, the Commission should focus on the architecture and site design aspects of the project. The development application for this project was submitted on April 10, 2018 and staff completed an initial review of the application on May 10, 2018, provided comments and deemed incomplete. The goal is that the architectural and site design feedback provided by the Commission at this study session will be addressed by the applicant while revising the project plans and materials to address staff s comments. After the application has been deemed complete, it will be scheduled for public meetings before the Complete Streets Commission, the Planning Commission and the City Council. When the application comes back to the Planning Commission for formal review and consideration, it will include all requirements outlined in the City s submittal requirements, which includes a density bonus report, photo renderings, technical reports (traffic and acoustical) and a 3D model. Story poles will also be installed on the project site. May 17, 2018 Page 4
ATTACHMENT A Type of Review Requested: (C!teck all boxes t!tat apply) CITY OF LOS ALTOS GENERAL APPLICATION Permit# HQB 1-~L\- One-Storv Desi2n Review X. Commercial/Multi-Familv Environmental Review Two-Story Desie:n Review Sign Permit Rezoning Variance )( Use Permit Rl-S Overlay Lot Line Adjustment Tenant Improvement General Plan/Code Amendment ~ Tentative Map/Division of Land Sidewalk Display Permit Appeal Historical Review Preliminary Project Review Other: P roject Address/Location: tf\ 9 t QQJ'r\Or-/ t- Av L Ai t o.s. P roject Proposal/Use: VY\\ XQU 0.r.S O. Current Use of Property: (J) ln,"' "Q. rl (:,\ <g_ \ --- Assessor Parcel Number (s): :\_~_c_,j_-_l_;s=:,. -_o_ q..:... 7_-, ---Site Area: 7 J 1 g New Sq. Ft.: l 1 J D~l) 0 Altered/Rebuilt Sq. Ft.: -{)-. Existing Sq. Ft. to Remain:-([)- ------ Total Existing Sq. Ft.: '\'t)o g,:) ~ ~ Total P roposed Sq. Ft. (including basement): I '/DcP 3 Is the site fully accessible for City Staff inspection? _ U_Q;_~--- - - ----- ---------- Applicant's Name: 'L I()\ r'),... D. t--.1.q,ft ~ ~ ~ I ',...,_ ~-.o ~ l.. _ c:.;, _~_~..;,...-~--~---'-~~...: ~.:.._ ' _ ~ \2>_\1--:: '-..)--::~::-----:,,~..:... L, /' _\... c--::--------- T elephone No.: 4b2-7gl... 111,S Email Address: (b r'l.<t GC:, (Q) Gri.e.5~ /3Ur1Ke ~.Coi~'-- M ailing Address: I C>.\Q(j Q.A,...--.~~ Ave ' C ity/state/zip Code: SA,--\ J D:l e, ' ~~ i; -s 1 2 / ± P roperty Owner's Name: lo'wo\~ <2.,or2-~~J: (2:~[,(') ~-o_s' L. L. ~ Telephone No.: 4C12 / ~ \~ [ 11-5 Email Address: (bq)c., ~G Q G Q,s~~ ~ u,h<.~ iz ' QVv-f\ Mailing Address: \ C\<c)S) C2,, ~ 1'0<lP r-1 AV L SR~.--\ J o,\ e, C ity/state/zip Code: 5 ~~:-...1 'f as ~ ~,:."-. J A r chitect/designer's Na me: I) ~H k ~ t'-l _ (o _ _~_-O_ t..:...:. \ +- f>------::-:----------:=---------- Telephone No.J Oi 2..~ ~ 2.,Sl-7 2-'3 1 E mail Add ress: b~q.j+ o. I(\(;\ I )Q,~~d f\bl I r\/(~/lo½p)c"dfy\ M ailing Address: 5~fu5 C!>vve.~s D kl v e_ C ity/state/zip Code: Ple_.,ox-S:Ard on,' CO'~ Djc( se,s * Ifyo11r project includes complete or partial de1110/itio11 of 1111 existing residence or commercial b11ildi11g, a de1110/itio11 permit 11111st be issued 11ml fi11aled prior to obtai11i11g your building permit. Please contact the Building Division for a de1110/itio11 package. * (continued on back) 18-D-02, 18-UP-04 and 18-SD-02
AREA MAP ATTACHMENT B CITY OF LOS ALTOS APPLICATION: 18-D-02, 18-UP-04 and 18-SD-02 APPLICANT: Loyola Corners Estates, LLC SITE ADDRESS: 999 Fremont Avenue Not to Scale
VICINITY MAP SCALE 1 : 6,000 F--l,......, I I I 500 0 500 1,000 1,500 FEET N A CITY OF LOS ALTOS APPLICATION: 18-0-02, 18-U P-04 and 18-SD-02 APPLICANT: Loyola Corners Estates, LLC SITE ADDRESS: 999 Fremont Avenue
999 Fremont Avenue 500-foot Notification Map I \ SCALE 1 : 3,000 200 0 200 400 600 FEET N A