Title
Planning Board Architectural Design Study Session - PLN14-0517 - 712 Lincoln Avenue - Applicant: Simon Kwan for Kevin Lam. Design Review for a new, 7,200-square-foot two-story mixed-use building with 3,300-square-feet of ground floor retail and two residential units above
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong
Planner I
EXECUTIVE SUMMARY
Staff requests that the Planning Board hold a study session to review a new two-story mixed-use building at 712 Lincoln Avenue and provide suggestions for the proposed architectural design. This early discussion on the building architecture will give staff direction when working with the applicant. Staff will schedule a public hearing at a future date for Design Review approval once the revised plans are complete based on the comments received.
To provide a starting point for the Planning Board discussion, the architect has provided two options for the proposed building included as Exhibits 1 and 2. To further inform the Planning Board study session, this report provides background information detailing the existing conditions, the current proposal, a summary of the project requirements in the Zoning Ordinance, and key recommendations from the Webster Street Design Manual.
BACKGROUND
Existing Conditions
The project is located on the 700 block of Lincoln approximately 96 feet east of Webster Street. The site is a 20,000 square-foot parcel that contains an existing parking lot and four small, single-family residential buildings at the rear of the property. The parking lot was formerly operated by Pacific Car Rental. A single driveway provides access to the site from Lincoln Avenue. The surrounding properties include commercial businesses to the west and north, and existing residential homes located to the south and east of the property. The project site is located within the Webster Street C-C, Community Commercial zoning district.
Proposed Project
The proposed project consists of an approximately 7,000-square-foot two-story mixed-use building at the front of the property along Lincoln Avenue. The existing car-rental sales office will be demolished. The new mixed-use building will contain approximately 3,690 square feet of ground floor retail space and two residential units above totaling approximately 3,300 square feet.
Compliance with Development Standards
The proposed site plan places the new building on the Lincoln Avenue frontage with zero setback from the right-of-way. The zero setback configuration is consistent with the requirements of the Community Commercial zone, which emphasizes creating pedestrian-oriented sidewalk spaces by bringing storefronts up to the sidewalk. Parking for the site will be located behind the building, providing 16 vehicle spaces compliant with required parking in the C-C zone. The project also provides 23 bicycle parking spaces with eight short-term spaces, and 15 long-term spaces in two secure bike storage areas on the site. Existing residential homes at the rear of the lot will also receive improvements that include ancillary bike storage, reconfigured parking, and additional open space areas. The site maintains the single access driveway and provides new landscaping and irrigation improvements. Existing paved areas at the rear of the lot will be converted into common open space and a private yard for the existing residential units on the property.
Table 1 below summarizes project compliance with development standards in the C-C zoning district:
|
Table 1: Project Complies with C-C District Development Standards. |
|
|
Requirement: |
Proposed: |
Compliance: |
|
Maximum Building Height |
40 ft. |
30 ft. |
Complies |
|
Maximum FAR (3:1) |
60,000 sq. ft. |
7,340 sq. ft. |
Complies |
|
Front Yard Setback (Lincoln Ave) |
0 ft. |
0 ft. |
Complies |
|
Minimum Side Yard Setback |
0 ft. |
0 ft. |
Complies |
|
Minimum Side Yard Setback adjacent to residential |
5 ft. |
20 ft. |
Complies |
|
Minimum Rear Yard Setback adjacent to residential. |
5 ft. |
135 ft. |
Complies |
|
Parking |
16 spaces |
16 spaces |
Complies |
|
Bicycle Parking |
3 short term 10 long term |
8 short term 16 long term |
Complies |
|
Open Space |
NA |
2,688 sq. ft private 2,750 sq. ft. common |
Complies |
Architecture
The applicant provided two design options for the proposed building. Both options maintain generally the same interior floor area and space configuration and feature an L-shaped two-story building. The building appears on the front elevation as a rectangular building with two clearly defined levels and a roof parapet. The only difference between the two are their exterior facades, as follows:
Option A features recessed storefront entrances, a front façade that wraps around the corner of the building, and transom windows on the ground floor. The upper floor utilizes a combination of lap siding and stucco materials, with recessed horizontal windows, and a smooth stucco overhang. Three rectangular bay windows wrapped in wood siding define the upper level and they are aligned with three store front display windows on the ground floor. The entrances to the retail spaces feature double-doors. Casement windows are used throughout this design.
Option B features similar recessed storefronts with transom windows and sunshade elements, but the façade is characterized by four stucco columns separating space within the building into three distinct sections recessed between the columns. The space between the columns features wood siding on the upper floor and recessed double hung style windows. Single doors provide access to the storefront and residential units above.
Webster Street Design Manual
The property is subject to the guidelines in the Webster Street Design Manual. The Design Manual is intended to preserve and enhance Webster Street’s historically and architecturally significant buildings and promote new development that relates well to these buildings. In order to assist with the Planning Board study session, staff has provided a summary of the some key recommendations from the Webster Street Design Manual for integrating new buildings with the existing neighborhood buildings.
a. Maintain a continuous streetwall, do not setback unless for important street-oriented activities such as areas of intense outdoor activity (sidewalk café) or important pedestrian entrances.
b. Break up facades into smaller sections with design elements that mitigate the impact of wide buildings. Use vertical articulation of architectural elements to reference narrow adjacent building widths.
c. In order to best fit in with the character of the Webster Street District, look to the proportions, massing, rhythm, and materials of the District’s thematic buildings, while not necessarily mimicking historical architecture.
d. Also incorporate important compositional elements, such as cornices, belt courses and/or changes in materials, found on these thematic buildings which help give focus to the design. These elements can be treated in simplified form without the level of detail often found on the originals.
e. Carry through the horizontal lines from neighboring buildings in cornices, tops and bottoms of windows, storefronts and other horizontal elements. Also maintain the rhythm established by vertical elements such as the width of storefronts and the width and placement of upper floor windows.
f. Do not mix architectural styles on the same building.
g. Do not design buildings or storefronts in “corporate” or “franchise” styles, where chain store businesses use a particular building type, style or combination of architectural elements that is intended to be synonymous with that business.
ENVIRONMENTAL REVIEW
This project is anticipated to be categorically exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects.
RECOMMENDATION
Hold a Planning Board study session to provide comments on Design Review Application No. PLN14-0517 for a new two-story mixed use building at 712 Lincoln Avenue.
Respectfully submitted,
Henry Dong
Planner I
Exhibits:
1. Renderings and Design Notes
2. Project Plans containing Options A and B