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Home My WebLink About06-20-2016 ARC Minutes Minutes ARCHITECTURAL REVIEW COMMISSION Monday, June 20, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, June 20, 2016 at 5:01 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Greg Wynn. ROLL CALL Present: Commissioners Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn Absent: Commissioner Patricia Andreen Staff: Deputy Community Development Director Doug Davidson, Consultant Planner Shawna Scott, Assistant Planner Kyle Bell, Assistant Planner Walter Oetzell, and Recording Secretary Brad T. Opstad. CONSIDERATION OF MINUTES AMENDMENT: Page 2, insert new paragraph appropriately situated below “–-End of Public Comments---to read: “Commissioner Curtis expressed concerns regarding traffic impacts at Los Osos Valley Road and Calle Joaquin, including cumulative impacts; expressed concerns regarding visual impacts of the project on views of the mountains both to the West and to the North from Highway 101; and expressed concerns regarding the adequacy of water supply in the long-term, given drought conditions.” ACTION: UPON MOTION BY COMMISSIONER NEMCIK, SECONDED BY COMMISSIONER ROOT, the ARC Minutes of May 2, 2016 were approved as amended on the following 5:0:1:1 vote: AYES: Nemcik, Root, Soll, Ehdaie, Wynn NOES: None ABSTAIN: Curtis ABSENT: Andreen PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. Architectural Review Commission Minutes of June 20, 2016 Page 2 PUBLIC HEARINGS 1301 Calle Joaquin. ARCH-1098-2015; Continued review of a four-story, 114-unit extended stay hotel, associated hotel amenities, and Mitigated Negative Declaration of environmental review; C-T-SF zone; Intermountain Management, LLC, applicant. Deputy Director Davidson introduced Consultant Scott who presented re-introductory overview of hotel project and discussed Applicant’s response to three (3) directional items from ARC Hearing of May 2nd, 2016. Deputy Director Davidson informed that City Council approved 2015 Urban Water Management Plan at their most recent Hearing. Chair Wynn proposed that discussion on Condition #11 be held for final consideration at end of Commission Comment period. Project Architect Philip L. Stewart provided process-to-date information and additional explanation supplementing his response letter of May 17th. Tim Walters, Principal of RRM Design Group, broadened the commentary in discussing the constrained nature of the site from a floodplain and stormwater standpoint. PUBLIC COMMENTS Wendy Brown, San Luis Obispo, representing Board of Central Coast Grown (CCG), voiced approval of Staff’s recommendation for project except for the section regarding the project not returning to ARC; voiced that Commission has been very understanding of onsite conditions and agricultural constraints of the area. Victor Montgomery, San Luis Obispo, provided historical perspective of remaining four lots of property of which half was dedicated to open space and on which City Farm resides; sh ared that project’s process began with adoption of LUCE that identified space as available for hotel use and, because it complies with regulations without exceptions, should be approved. Steven Marx, San Luis Obispo, informed that CCG was not noticed about this project until shortly before October 5th ARC Hearing, so previous history of project is not relevant to CCG concerns. COMMISSION COMMENTS In response to Chair Wynn’s inquiry, Consultant Scott provided background on the creation of the four lots and the City Council’s eventual adoption of land use designation change to C-T. Consultant Scott verified for Commissioner Root that the Code height -restriction is 45-feet; verified for Vice-Chair Ehdaie that the project as currently proposed complies with zoning ordinances and is consistent with General Plan land use designation. Architectural Review Commission Minutes of June 20, 2016 Page 3 Chair Wynn requested and received commentary and discussion on each of the Directional Items responded to by Applicant, beginning with the window trim-bands and the color palette before placing more emphasis on the height and massing issue. Commissioner Nemcik re-stated her previous opinion that architect had made changes that ARC requested in May and that the altered project was compatible in scale with proximate existing structures. Commissioner Curtis reiterated his objections to project’s height based on viewshed obstructions and voiced a litany of further objections, including the Applicant’s once again not responding to Commission’s majority direction. Commissioner Soll pointed out that the reduction of height request and the Applicant’s continued non-compliance has recurred in each of the four ARC Hearings on this project. Commissioner Root indicated project was at aesthetic disadvantage, being first to arrive to area; commented favorably on the architect’s continued dedication to modifying its articulation; concurred with Commissioner Curtis on the traffic and water issues warranting an Environmental Impact Report. Vice-Chair Ehdaie voiced support for project in its consistency with Community Design Guidelines and its addition of community value. ACTION: UPON MOTION BY CHAIR WYNN, SECONDED BY COMMISSIONER ROOT, the Commission approved the Item with adoption of the Mitigated Negative Declaration and with Amendment to strike Condition #11, which had stated “Prior to issuance of construction permits, the applicant shall submit revised plans showing an overall reduction in height for review and approval by the City Community Development Director. The revised plans shall show: a.) No more than three stories; b.) Maximum height of the structure shall not exceed 35 feet above existing grade; c.) Vertical stepping shall be incorporated into the plans to provide visual articulation; and d.) Horizontal setbacks along the third floor shall be provided to minimize massing”, on the following 4:2:0:1 roll call vote: AYES: Wynn, Root, Nemcik, Ehdaie NOES: Curtis, Soll ABSTAIN: None ABSENT: Andreen 774 Caudill Street. ARCH-2628-2016; Review of a new four-story mixed-use project including ground floor commercial/retail space, and 36 residential units. The project is requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and includes a 3% mixed-use parking reduction and tandem parking, with a categorical exemption from environmental review; C-S-SF zone, Caudill Street Partners, applicant. Assistant Planner Bell provided Staff Presentation of mixed-use project review, specifically related to building’s design and its consistency with the South Broad Street Area Plan. Architectural Review Commission Minutes of June 20, 2016 Page 4 In response to Commissioner Curtis’ inquiry, Assistant Planner Bell indicated th at regulations do not identify a specific threshold percentage in either commercial or residential for what constitutes a mixed-use project, but does allow for the discretion of the reviewing Body to make determination. Commissioners asked questions pertaining to parking reductions, dedicated parking, and occupancy/tenancy. Applicant George Garcia discussed the fact that after presenting smaller versions of project over past few years, he has now achieved critical mass for it through partnerships with smaller onsite building owners, with the hope of meeting objectives of City Guidelines for affordable housing and infill development. PUBLIC COMMENTS Eric Meyer, San Luis Obispo, spoke in general favor for the continued increase in residential uses in the South Broad Area; cautioned against providing extensive square footage to commercial and retail uses. Rusée Parvin, San Luis Obispo, requested that landscaping plans include installing more appropriately sized large trees in 24” to 50” boxes instead of planting smaller trees. Dustin Pires, San Luis Obispo, voiced support for project as owner of business adjacent to proposed site. COMMISSION COMMENTS Commissioner Soll voiced agreement with Public Commenter regarding the installation of larger trees to balance out scale of project and stated that current direction of Tree Committee is for use of larger boxes for new development. Commissioner Curtis voiced that larger trees sometimes experience more difficulty becoming established. Chair Wynn shared that project has both benefit of time and the fact that the neighborhood is going to grow around this project in a fairly quick way. Commissioner Curtis questioned whether Finding #12 regarding the 20% mixed-use parking reduction was actually required. Applicant Garcia explained that a shared parking reduction served as a proactive condition to allow for potential restaurant use and providing a future tenant some flexibility. Deputy Director Davidson indicated that the Finding would be maintained in Resolution but with altered language so as to state it in a more positive fashion. Architectural Review Commission Minutes of June 20, 2016 Page 5 ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER SOLL, the Commission granted final approval of the Item with direction to 1.) Amend final line in Condition #29 to read “The compensatory street trees shall be 24” box or larger, and the applicant shall work with the City Arborist to identify if a larger box is possible in order to compensate for the loss of the existing tree canopy.” and 2.) Wordsmith Finding #12 to state it in a more affirmative way; on the following 6:0:0:1 roll call vote: AYES: Root, Soll, Nemcik, Curtis, Ehdaie, Wynn NOES: None ABSTAIN: None ABSENT: Andreen Chair Wynn called for a short recess. 2102 Broad Street. ARCH 2764-2016: Review of the modification of an approved addition to a single-family residence (ARCMI 29-12) with a new single-family residence 39 feet tall and three stories in height; CN zone; Samuel Clemons, applicant. Assistant Planner Oetzell provided the Staff Report with an emphasis on the four (4) Directional Items pertaining to the building height, materials and height of privacy walls, elimination of metal siding and transitional nature of the entry area. Commissioner Curtis inquired about adjacent parcel uses being predominantly commercial; Assistant Planner Oetzell detailed residential uses in proximity; Chair Wynn pointed out future site of tall apartment complex project across Santa Barbara Street; Deputy Director Davidson indicated that any perceived secondary dwelling unit is not allowed for on-site since project is proposed as single-family residence. Applicant Representative Keith Hall responded to questions pertaining to the two phases of construction and the locations of kitchen and entertainment area on the site plan before displaying PowerPoint slides addressing key height limit issues. PUBLIC COMMENTS Dustin Pires, San Luis Obispo, extended support of project in terms of height and materials; commented on new activity changing dynamic and context of neighborhood warranting variance in design guidelines to accommodate modern architecture complementing that which is more traditional. COMMISSION COMMENTS Chair Wynn discussed design constraints associated with non-conforming & smaller-than- average lots, the necessity of permanence for privacy walls on car wash side of structure, and substituting the phrase “substantially reduce” for “eliminate” in discussion of metal siding. Architectural Review Commission Minutes of June 20, 2016 Page 6 Commissioners Root, Soll, Curtis and Nemcik discussed their respective stances on the addition and height of third floor, the prominence of entryway, and the aesthetics of the separation wall. The Commission continued the item to a date uncertain. 2881 Broad Street. ARCH-2264-2015: Conceptual review of four new single-family dwellings; R-2-S zone; Dustin Pires, applicant. Assistant Planner Oetzell provided Staff Report, detailing a City Council-approved property exchange agreement and the Staff Recommendation’s twelve (12) Directional Items. Applicant Representatives, Dustin Pires and Eric Newton, presented the project, pointing out that it had undergone multiple iterations, prior to discussing each Directional Item. In response to Vice-Chair Ehdaie’s inquiry, Applicant Pires noted that the tightly constrained property had been subdivided in such a manner in order to meet technical drainage and grading plans. Commissioner Root and Vice-Chair Ehdaie asked questions of Applicant pertaining to street yards and driveways. PUBLIC COMMENTS Loretta Ramseyer, Rusée Parvin, David Helmholz, Robert Elke, Mary Gibbs and Laurah Lee Waldorf, San Luis Obispo, spoke as residents of Stoneridge community with concerns relating to vehicular traffic access onto Broad Street, the need for solid red curbs to limit parking in neighborhood, the project failing to reflect the design guidelines to which neighborhood was subject, and not being properly notified about the project. Eric Newton, San Luis Obispo, addressed Stoneridge community comments; informed that Perkins is a non-conforming street. Rodessa Newton, San Luis Obispo, indicated primary goal of project is to meet City’s infill housing needs; opined that project’s intention is not to mimic Stoneridge’s existing Mediterranean design. ACTION: UPON MOTION BY COMMISSIONER CURTIS, SECONDED BY VICE-CHAIR EHDAIE, the Commission continued Hearing past 9:00 p.m., on the following 6:0:0:1 vote: AYES: Curtis, Ehdaie, Nemcik, Soll, Root, Wynn NOES: None ABSTAIN: None ABSENT: Andreen Chair Wynn allowed the Applicant to respond to Public Comment. Applicant Pires discussed the widening of Perkins and the development of a right-hand turn lane on Stoneridge Drive being part of land exchange agreement; commented on existing No Parking signs and number of contextual differences between project and Stoneridge neighborhood. Architectural Review Commission Minutes of June 20, 2016 Page 7 COMMISSION DISCUSSION Vice-Chair Ehdaie shared concern about paved driveways per Directional Item #3; Commissioner Curtis indicated monotonous design warranted variety in site plan per Directional Item #11; Commissioner Soll called attention to Perkins being a substandard right-of-way per Directional Item #5. Commissioner Root and Chair Wynn concurred in their estimation of Other Yard setbacks being half of what code requires and each voiced lack of support for project as proposed. Commissioner Nemcik stated that adherence to Community Design Guidelines would suggest making the site plan’s garages consistently subordinate to living spaces. Chair Wynn assessed that each of the twelve (12) Directional Items were all on track for Applicant to follow, specifically citing #3 as their primary focal point. The Commission continued the item to a date uncertain. Agenda Forecast: July 11th: Long-Bonetti Ranch at Tank Farm Road and South Higuera, recently reviewed by the Cultural Heritage Committee; Ford/VW dealership’s significant remodel and expansion on Los Osos Valley Road July 18th: The Creamery’s remodel at 570 Higuera; 71 Palomar Discussion ensued regarding the conversion to Action Minutes and the City Clerk Office’s audio recordings of Commission proceedings as additional & alternative original material resource. Deputy Director Davidson informed Commission about the movement to Action Minutes for Advisory Body meetings being consistent with City Council proceedings. ADJOURNMENT The meeting was adjourned at 9:33 p.m. Approved by Architectural Review Commission: XX/XX/2016