HomeMy WebLinkAbout20130107_Site Plan Review
3890 La Cumbre Plaza Lane, Suite 200
SANTA BARBARA, CA 93105
T. 805.966.2802 • F. 805.966.3002
January 3, 2013
PROJECT 3355 and 3303 Via Lido
REGARDING Submittal Letter for Site Plan Review
Dear Mr. Jim Campbell,
DART development is pleased to submit this 24 unit townhouse project
located on the site across from the current City Hall building and bounded by
Via Lido, Via Oporto and Via Malaga for your review. The vision laid out in the
City’s Lido Village Concept Plan is that this parcel is to be part of a vibrant
gateway village in the heart of the peninsula. It is our goal to create a
residential community that supports this vision and breathes life into the idea
of contemporary living on the peninsula. We are aiming for a level of
architectural expression that creates a strong sense of place that will not only
attract new residents to our project but in its realization make the
neighborhood more attractive to further growth and redevelopment.
The subject parcel is made up of two properties. The first property is occupied
by a three story office building at 3355 Via Lido. It is zoned RM. Immediately
adjacent on Via Lido is the First Church of Christ Scientist property. It is
zoned PI. Together these properties are approximately 1.4 acres in total. It is
our understanding that this project will require a number of City approvals as
well as a Coastal Development Permit from the Coastal Commission. We
request a Local Coastal Program, Coastal Land Use Plan (CLUP) Amendment
to change to land use designation of the property at 3303 and 3315 Via Lido to
an RM (Multiple Unit Residential) land use designation and density as part of
this application. It is our hope and goal to work with you and your staff to
develop a project that meets the City’s vision for the area and for this parcel.
There are two issues relating to approval of this project that have surfaced to
date in our previous discussions and correspondence. The first is the number
of units and the second is the proposed height of the units.
Density: Our project proposes 24 townhomes on the subject site. The 3355 Via
Lido property is zoned RM which allows 20 units / acre. The Coastal Plan
3890 La Cumbre Plaza Lane, Suite 200
SANTA BARBARA, CA 93105
T. 805.966.2802 • F. 805.966.3002
allows for 29 units / acre for this parcel. The Church property is zoned PI and
must be rezoned. Together the site area would allow 23.91 units based on an
RM zoning of 20 units / acre. Recognizing that there may yet be revisions to
the site plan subsequent to the City’s review, we are proposing that the
General Plan Amendment required for the zone change create an anomaly
location allowing 24 units.
Height: The current site design for the proposed project includes 24
townhome units with flat roof and heights that vary between 32’ (top of roof
and roof deck), 35‘-4” (top of glass guardrail) and 39’ (top of architectural
feature and stairwell to the roof) measured from existing grade. The
architectural feature allows for a varied and interesting roofline as well as
providing access and privacy to the outdoor living areas on the roof. Please
refer to the sections included with the submittal. Pursuant to City Zoning
Code Section 20.30.060, flat roof residential structures within the RM zoning
district may not exceed 28 feet unless they obtain a discretionary approval for
increased height in conjunction with approval of a planned unit development
or certain other similar actions. In such cases, the height of flat roof
residential structures may be increased up to a maximum of 32 feet, with
limited exceptions for architectural features, dormers, elevator shafts and
enclosed stairwells. DART is concerned that such a limitation will require 8’
ceilings that are too low for the target market. We are be applying for a site
specific Zoning Code Amendment and General Plan Amendment to increase
the allowable height for the site to be processed concurrent with the
approvals already required for the parcel.
Findings: In evaluating the request for increased height, please consider that
the project we are proposing is providing additional project amenities beyond
those that are otherwise required.
1. Additional landscaped open space. The zoning code requires 1,800 SF.
The project provides 2,378 SF. A public focal point is planned for the
prominent intersection at Via Lido and Via Malaga.
2. Increased setback and open areas. The existing office building at 3355
Via Lido is set right at the property line at places. The majority of the existing
Church is also located immediately adjacent to the sidewalk. The proposed
development is a marked improvement over the existing condition and will
provide increased setbacks along Via Lido and open landscaped areas
including a public focal point at the Via Lido and Via Malaga intersection.
3890 La Cumbre Plaza Lane, Suite 200
SANTA BARBARA, CA 93105
T. 805.966.2802 • F. 805.966.3002
3. Enhancement and protection of public views. The existing 35’ high
office building and the existing church provide an unbroken façade along Via
Lido. There is no existing public view through the property. Across the street
on Via Lido, there is unrelieved 2 story development excepting briefly at the
3366 Via Lido parking lot and at the intersection at Via Malaga. The existing
buildings on the site are tired, old and unredeemed by architectural merit. The
proposed development will enhance public views with its lively modern
coastal architecture characterized by roof terraces, outdoor decks and
operable glass walls. The project organizes the massing into smaller buildings
along Via Lido, Via Malaga and Via Oporto allowing public access and views
through the site. Private outdoor roof decks provide each of the units along
Via Lido views of the bay.
4. The architectural design of the project provides visual interest through
the use of light and shadow, recessed planes, vertical elements, and varied
roof planes. The development is designed to provide animated façades with
units oriented to the views, outdoor decks that form recessed planes creating
interesting effects with light and shadow and a varied roof scape. The first
level is setback from the upper levels to provide shelter at the entrance and
interest in the massing. The increase in height will allow for varied and
appealing roof scapes from 32’ high to 39’ high measured from existing grade
with glass guardrails that extend to 35’-4” that are setback 10’ from the edge
of the townhomes at roof level. The guardrails are glass and setback from the
edge to lessen the perceived height of the buildings from the street. Please
refer to the renderings, elevations and sections included with the submittal.
5. The increased height will not result in undesirable or abrupt scale
changes or relationships being created between the proposed structure(s)
and existing adjacent developments or public spaces. Where appropriate, the
proposed structure(s) provides a gradual transition to taller or shorter
structures on abutting properties. Across Via Lido to the east, structures are
27’ high, To the west the City Hall site will allow 55’ high development. A
section has been provided to indicate how the proposed development will
effectively mediate between the two scales and provide the appropriate
transition between developments.
6. The structure will have no more floor area than could have been
achieved without the approval of the height increase. FAR allowed 91,162 SF.
FAR proposed 58,257 SF. The proposed development will occupy less area
and volume than a conforming building.
3890 La Cumbre Plaza Lane, Suite 200
SANTA BARBARA, CA 93105
T. 805.966.2802 • F. 805.966.3002
We value your advice and input and look to you for guidance as we make our
way through the approval process.
Best regards,
Sieglinde Pukke, AIA