HomeMy WebLinkAboutDRB 2016-08-02 #2
CITY OF
Community Development Department
MEMORANDUM
DATE: July 29, 2016
TO: Chair Kent and Design Review Board Members
FROM: Steve Stafford, Associate Planner
SUBJECT: [ED12-060; UP12-029; LLA12-003] Review of Final Details - Landscaping
and Outdoor Community Space Amenities
2nd and B Streets Housing Development Project
815 B St. (Formerly 809 B St., and 1212 and 1214 2nd St.)
APNS: 011-256-12, -14, -15 and -32
Background and Description
On August 5, 2014, the Design Review Board (Board) recommended approval of the proposed
site and building design for the 815 B St. project, subject to final review of details on the site
landscaping and amenities for the common ‘community spaces’ or “Terrace Deck” areas,
located on the 2nd and 4th floors.
On May 10, 2016, the Planning Commission conditionally approved the 41-unit, mixed-use
project (Environmental and Design Review Permit No. ED12-060, Use Permit No. UP12-0290
and a Lot Line Adjustment No. LLA12-003), subject to final review of landscaping and outdoor
amenity details by the Board. The project also must return to the Planning Commission for final
review of projection encroachments over the public Right-of-Way (ROW)/sidewalk along the B
St. frontage, as required by Mitigation Measure Aesthetics AES-1. The final landscape details
are as follows:
Site Landscaping
The project has been approved with two (2) engineered bioswale/infiltration raised landscape
planters to treat storm water run-off resulting from the new development on the site:
A 1,195 sq. ft. landscape planter is located on the 2nd floor/podium-level, along the
northern interior property boundary, adjacent to one of two community space or “Terrace
Deck” areas. A total of 245, one-gallon container size, plantings are proposed, in a
combination of the following species:
California Gray Rush (Juncus patens);
California Meadow Sedge (Carex pansa); and
Giant Cape Rush (Chondropetalum elephantinum).
A 550 sq. ft. landscape planter is located along the 2nd Street frontage, between the
public ROW/sidewalk and the understory parking garage, which is inset five feet (5’)
from the southern property line. A total of 101, one-gallon container size, plantings are
proposed, in a combination of the following species:
Dwarf Flax Lily (Dianella revolute ‘Little Rev’); and
Duet Phormium (Photinia ‘Duet’),
In addition, the 2nd Street raised planter is proposed to include 16, 5-gallon container size, vines
(Japanese Honeysuckle or Lonicera japonica), which are proposed to be trained on wire mesh
ventilation openings to the parking garage, sage in color, to create ‘green screen’ vertical
trellises.
CITY OF
Community Development Department
MEMORANDUM
The site is located within two Downtown mixed-use zoning districts; generally the eastern 1/3rd
of the site, along the B Street frontage, is located within the CSMU (Cross Street Mixed Use)
District, and the remaining 2/3rd of the site is located within the 2/3MUW (Second/Third Street
Mixed Use West) District. The project is required to provide 10% landscaping for those portions
of the site in the 2/3MUW District, including a 5’ landscaped setback along 2nd Street, or a total
of 1,377 sq. ft. of landscaping for the site. The project was approved to exceed this minimum
requirement and provide a total of 1,745 sq. ft. of on-site landscaping.
The project also proposes the following off-site landscape improvements:
At the recommendation of the City Arborist, the project proposed the following new
streetscape planting along both the 2nd and B Street ROW sidewalk:
Six (6) new Crimson Spire Oak trees (Quercus robur ‘Crimson Spire’) along the 2nd
Street sidewalk. The existing three (3) Ash street trees along the 2nd Street frontage
are proposed for removal due to their poor health; and
Two (2) new Flowering Pear trees (Pyrus calleryana) along the B Street sidewalk to
augment two existing Flowering Pear trees.
The new street trees are proposed 24”-box container size to provide advance maturity at
planting.
At the insistence of Planning staff, the project proposes to replace the existing Canary
Island Palm tree (Phoenix canariensis), located within a 12’-wide, “Right-of-
Way”/sanitary sewer easement, immediately northwest of the site, which provides
access from the rear parking lot of the adjacent parcel (1209 3rd Street; “Sunrise Home;
Interior Design & Home Furnishings”), through the Lone Palm apartment complex (840 C
St.), to C Street. A portion (12’ x 33’) of this easement has historically contained the
existing mature Canary Island Palm tree, from which the adjacent apartment complex is
named after and is in very poor health. Existing asphalt paving from the project site
encroaches into this easement and likely contributed to its current overall condition. As
with the proposed new street trees, the Canary Island Palm replacement tree is
proposed to be a 36”-box container size to provide advance maturity at planting.
Staff notes that, when the Board recommended approval of the project on August 5, 2014, it
included a 2’-wide raised landscape planter along most of the B Street frontage (in response to
the Board request that the project improve pedestrian character). However, during its review by
the Planning Commission, the project removed this additional landscaping planter in response
to the Planning Commission’s request for no building setback to be more consistent with the
existing building character along B Street, which also reflects a zero building setback.
Terrace Deck Amenities
The project has been approved with two (2) “Terrace Deck” areas, located on the 2nd and 4th
floors, totaling 2,265 sq. ft. of common ‘community’ space:
.
A 888 sq. ft. ““Terrace Deck” area located on the 2nd floor/podium-level, along the
northern interior property boundary, adjacent to one of the two infiltration raised
landscape planters; and
A 1,377 sq. ft. ““Terrace Deck” area located on the 4rd floor level roof deck along the B
Street frontage.
CITY OF
Community Development Department
MEMORANDUM
The project proposes to surface both these ““Terrace Deck” areas with sustainable-wood/Teak-
like floor planks with moveable, steel and teak wood furniture (48”-diameter circular
table/umbrella/chair sets and 48”-long benches) and 24”-square GFRC (Glass Fiber Reinforced
Concrete) landscape planters with faux plantings.
These common or ‘community’ spaces are in addition to the following other outdoor and indoor
areas also approved with the project:
A 500 sq. ft. ‘residential lobby’ at the pedestrian level with indoor furniture set up like a
living room with seating for informal meetings; and
Private outdoor decks and balconies for each residential unit, totaling 4,500 sq. ft.,
located along all of the building elevations with the exception of the west elevation
shared with Lone Palm apartment buildings.
The project provides a total of 7,265 sq. ft. of private and shared predominantly outdoor area. If
the project were 100% residential project, or located with a residentially-zoned district, it would
be required to provide a total of 4,100 sq. ft. of private and shared outdoor/indoor area.
However, since it is a mixed-use development and located within mixed-use zoning districts, the
project is only encouraged to provide minimum of 4,100 sq. ft. of private and shared
outdoor/indoor area.
Staff Discussion
Since the project complies with the minimum required landscape requirement, staff supports the
landscape details provided, pending the Board’s review of the proposed plant species, the
number of each species and their location.
When the Board reviewed the project on August 5, 2014, it requested ‘permanent’ amenities for
the common ‘community’ spaces. However, given that individual private outdoor area (decks or
balconies) have been approved for each residential unit due, in part, to the return of upper-story
balconies along B Street into the project’s final design, staff finds the two “Terrace Deck” areas,
located on the 2nd and 4th floors, succeed at providing areas for larger group use. Staff, though,
finds that the “Terrace Deck” on the 4th floor needs to provide additional furnishings due to its
large, 1,377 sq. ft. size.
Enc,- Select Revised Plan Sheets with Landscape and Outdoor Amenity Details