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HomeMy WebLinkAbout09-16-2014 C5 Portola Fountain Public Art Design ModificationsCity of San Luis Obispo, Council Agenda Report, Meeting Date, Item Number FROM: Katie Lichtig, City Manager Prepared By: Shelly Stanwyck, Director of Parks and Recreation Melissa C. Mudgett, Recreation and Public Art Program Manager SUBJECT: APPROVAL OF DESIGN MODIFICATIONS TO PLANNED PUBLIC ART LOCATED AT THE PORTOLA FOUNTAIN AT THE INTERSECTION OF HIGUERA AND MARSH STREETS, SPECIFICATION NO. 90455 RECOMMENDATION As recommended by the Architectural Review Commission, approve the public art design modifications for the Portola Fountain project to be located at the intersection of Higuera and Marsh Streets, Specification No. 90455. DISCUSSION Background In August 1967, the San Luis Obispo Monday Club (a non-profit civic organization with a long history of community service) built the Portola Fountain as part of a City beautification project. While appropriate at the time, the fountain has since become dated in design, minimized by the amount of activity surrounding it, and now functions as a gateway to the City (as shown in the Downtown Concept Plan) making it a prime candidate and location for a substantial piece of public art. A vicinity map is provided as Attachment 1. For almost a decade now, the fountain basin has been in need of significant repairs and no longer functions as a water fountain. A request for qualifications (RFQ) for a public art project at the fountain was released in October 2008. In 2009, an Art Jury reviewed over 150 proposals and recommended a single public art design for this location, titled “Qishi-Souhi”. This public art piece, a 36-foot tall kinetic sculpture, was to be located within the fountain basin. The conceptual art design was supported by the Architectural Review Commission at its May 17, 2010 meeting (Attachment 2). On June 2, 2010, the City Council approved the public art design and awarded a contract to the artists (Jeffrey Laudensager and Deane Sabeck) in the amount of $125,000 (Attachment 3). Since 2010 the project design has been subject to the City’s building and planning review process to ensure conformity with building code and satisfy various safety requirements. This location has also received various intersection improvements during this time which have resulted in additional safety concerns due to the new pedestrian walkway and increased public access to the site. In response to the current environment and in an effort to meet City building conditions, the artists have proposed public art design modifications for the project as discussed in further detail in the report. Sept. 16, 2014 C5 C5 - 1 Public Art Design Modifications, Higuera/Marsh St, Specification No. 90455 Page 2 EVALUATION Intersection Modifications The Capital Improvement Project for Mid-Higuera Widening was approved as part of the approved 2009-11 Financial Plan. In 2011 to 2012, various intersection improvements were constructed at the intersection of Marsh and Higuera streets to add sidewalks across the island where the fountain is located, construct curb ramps, update the traffic signals and reconstruct the street surfacing. Figure 1 below is intended to provide examples of pre and post construction improvements which have added an accessible pedestrian walkway around the Portola fountain base (proposed placement of the art piece) now allowing for safe and accessible intersection crossing. These intersection improvements, while needed, have increased the need for safety measures in the public art piece to ensure adequate pedestrian and vehicle clearance from the art piece while the kinetic pieces are in motion. Figure 1: Intersection Improvements Pre-Construction (October 2011) Post Construction (2014) Proposed Public Art Modifications The original public art design was a 36-foot tall kinetic sculpture with three dynamic moving pieces, each ranging from 16 to 17 feet long. The kinetic sculpture was to sit on top of a dichroic glass sculpture in which the water from the fountain would undulate over, falling into the water basin below. C5 - 2 Public Art Design Modifications, Higuera/Marsh St, Specification No. 90455 Page 3 City team representatives from the Parks and Recreation public art program and Community Development Review staff continue to work collaboratively with the artists to address various project conditions and recommend enhancements to the public art piece that are consistent with site conditions. In response to public safety concerns, the artist has proposed minor modifications to the overall piece size, shape of the kinetic pieces, enhancements to the structural base which provide for pedestrian and vehicle safety enhancements as well as to improve the aesthetics of the piece given the changes to the site. Due to an advanced state of deterioration of the fountain basin, it no longer functions as a viable water fountain. In addition, staff does not recommend undertaking the costly repairs needed to make the fountain fully waterproof to support a fountain function. Given the current prolonged drought in the State of California and the City’s longstanding water conservation efforts, a water fountain at our gateway is not an environmental or fiscally sustainable endeavor. With water conservation an upmost priority for our community, higher than anticipated repair costs and ongoing water and maintenance costs, both staff and the artists are recommending elimination of the water feature component for this project. The fountain basin will instead be filled in with dirt and low-maintenance, drought tolerant plants will be planted around the base of the art piece. Consistent with the City’s Public Art Policy criteria, the project modifications have been proposed in response to the Architectural Review Commission (ARC) 2010 evaluation of the proposal (Attachment 2), specifically addressing ARC Conditions 3, 5 and 8 which express concerns about the projects’ massive scale (height), pedestrian/vehicular safety and the structural base. As proposed, the project remains consistent with the public art guidelines. The four proposed project modifications and potential benefits are listed below; Proposed Modification Benefit •Reduced Cost of Repairs •Compliant with Water Conservation Efforts •Reduced Cost of Water/Ongoing Maintenance Elimination of Glass/Water Feature Response to Water Conservation •Compliant with California Building Code (CBC) •Improved Pedestrian, Vehicle Safety and Traffic Flow due to lessoned impact (overarching) on lanes of travel Modified Structural Base Response to ARC Condition 8 •Compliant with California Building Code (CBC) •Improved Pedestrian, Vehicle Safety and Traffic Flow due to lessoned impact (overarching) on lanes of travel Decrease in Scale (Height) to 30 ft. Response to ARC Condition 3 •Improved Pedestrian, Vehicle Safety and Traffic Flow due to lessoned impact (overarching) on lanes of travel •Visual Aesthetic Improvements to Site Modified (Decreased) Scale of Kinetic Pieces to 7-9 feet & Rounded Shape Response to ARC Condition 3 & 5 C5 - 3 Public Art Design Modifications, Higuera/Marsh St, Specification No. 90455 Page 4 A rendering comparison of the proposed project modifications is provided in Figure 2. The modified public art design has been renamed “Olas Portola”; meaning waves. Further design details have been provided as Attachment 4. Figure 2 - Comparison Public Art Guidelines Proposed public art pieces must receive Advisory Body review and input to ensure compliance with approved historical criteria and public art guidelines. On August 4, 2014, staff presented to the ARC the proposed design modifications as consistent with the City’s Public Art Policy supported by ARC’s original evaluation. The ARC concurred with staff’s conclusions that the proposed modifications are justified and consistent with the City’s Public Art Policy criteria, thereby recommending City Council approval of the project modifications (Attachment 5). Figure 3 below details the City’s public art process and timeline from the beginning of the original public art design approval in 2009 through to a final installation and dedication of the project anticipated in 2015. C5 - 4 Public Art Design Modifications, Higuera/Marsh St, Specification No. 90455 Page 5 Figure 3 – Public Art Timeline CONCURRENCES These proposed public art modifications for Olas Portola has received the review and concurrence of the ARC advisory body. These modifications have also received the mutual support and concurrence of the Community Development and Public Works Departments. FISCAL IMPACT There is no fiscal impact associated with Council’s approval of proposed public art modifications as presented. Funding in the amount of $125,000 was approved as part of the 2009-11 Financial Plan. Currently $62,500 remains in the project account which is sufficient to support completion of this project. ALTERNATIVE Deny project design modifications. The City Council could choose to deny the proposed project modifications and direct staff to proceed with the project as originally designed. Staff does not recommend this option as the original design does not meet all of the safety conditions as set forth by the ARC and the Building and Planning Departments. ATTACHMENTS 1) Vicinity Map 2) ARC Agenda Report & Conditions May 17, 2010 3) Council Agenda Report June 2, 2010 4) Olas Portola Design Modifications 5) ARC Meeting Minutes August 4, 2014 g:\everyone\public art\current projects\marsh@higuera fountain - quishi soushi\reports\council\approval of design modifications\ecar portola fountain public art design mods 90455.docx Art Jury & ARC Review 2009-2010 Council Approval & Award of Contract 2010 Building & Planning Reviews 2011-2013 Proposed Modifications to Meet Conditions 2014 Council Approval of Proposed Modifications 2014 Building & Planning Reviews Permitting Fabrication 2014-15 Installation of Public Art 2015 C5 - 5 C5 - 6 C5 - 7 C5 - 8 C5 - 9 C5 - 10 C5 - 11 C5 - 12 C5 - 13 C5 - 14 FROM: Betsy Kiser, Director of Parks and Recreation Prepared By: Shannon Bates, Public Art Coordinator SUBJECT: APPROVAL OF PUBLIC ART FOR THE PORTOLA FOUNTAIN RECOMMENDATION 1. As recommended by the Public Art Jury and the Architectural Review Commission (ARC), approve the public art piece entitled QUISHI / SHOUSHI for the Portola Fountain at the intersection of Marsh and Higuera streets. 2. Authorize the City Manager to execute an agreement with the artist for $125,000 for completion of the project. DISCUSSION Background In August of 1967, the San Luis Obispo Monday Club (a non-profit civic organization with a long history of community service) began discussions regarding the club's participation in a City beautification project and in October 1967 the club agreed to spearhead the project to create a fountain at the entrance to the City (Marsh and Higuera Streets intersection). The fountain later became the Monday Club’s civic project for the year. With $900, preliminary plans, some donated plants and lots of donated labor (over 200 off-duty hours donated by City of SLO firefighters), the Monday Club, in collaboration with the City of San Luis Obispo successfully completed the fountain beautification project for this major City gateway. While appropriate at the time, the fountain has since become dated in design and minimized by the amount of activity surrounding it, making it a prime candidate and location for a substantial piece of public art. As such, it was first identified for the City’s public art program in 2003-05 Financial Plan and allocated $40,000. It soon became apparent that additional funding was needed in order to acquire an art piece that was adequate for the site (as well as continuing to function as a water feature). As part of the 2007-09 Financial Plan, Council approved specific projects for public art funding and one of these projects was to increase the funding for the Portola Fountain public art project. An additional $90,000 was allocated bringing the total available for this project to $130,000. In October, 2008 a request for qualifications (RFQ) was released, resulting in the selection of a piece of artwork by a public art jury Public Art Jury Review One hundred fifty-three (153) artists responded to the RFQ. A public art jury consisting of Thomas Brajkovich (Architect), Jed Joyce (Artist), Ali Semon (Frame Works), Jack Beisek (Arts Council member), Nancy Hillenburg (Monday Club) and John Dokulil (artist) convened on C5 - 15 Approval of Public Art for the Portola Fountain Page 2 several occasions to review the artists’ qualifications. The jury eventually invited six artists to present a proposal in front of the jury. To evaluate each proposal the jury used the following Guidelines for Public Art (see Attachment 2 for Guidelines): 1. Artistic excellence. 2. Appropriateness of scale, form, material, content and design relative to the environment. 3. Relationship to the social, cultural and historical identity of the building. 4. Appropriateness of materials relative to structural and surface integrity, protection against theft, vandalism, public safety and weathering. 5. Ease of maintenance. 6. Appropriateness of proposed method of installation of artwork, and safety and structural factors involved in installation. After presentations by each of the artists and much discussion/deliberation; the jury unanimously selected the piece QUISHI / SHOUSHI by San Diego artist Jeffrey Laundenslager. The jury felt the piece: “made a substantial statement”, “added a unique piece to the City’s public art collection”, and “had a broad appeal.” Project Description QUISHI / SHOUSHI is a 35-foot tall kinetic sculpture that expresses simplicity, complexity and the power of nature. The movement of the wind becomes visible through the elegant motion of sculptural forms that while appearing massive, “dance” in the wind with a weightless elegance. Each of the three kinetic elements, ranging from 16 to 17 feet long, will sit on top of a dichroic glass sculpture in which the water from the fountain will undulate over, falling into the water basin below. With regard to construction materials, the sculpture will be constructed using stainless steel and titanium as well as a kiln cast glass (dichroic glass) for the water feature. An engineered footing will anchor the piece to the inside of the existing fountain basin. Lighting will consist of LED lights inside the glass sculpture as well as lights positioned to illuminate the kinetic elements at night (see Attachment 3 for photos of proposed artwork). ARC Review On May 17, 2010, artist Jeffrey Laudenslager, presented QUISHI / SHOUSHI to the ARC for discussion and approval. Using the Guidelines for Public Art, the ARC found that the artwork meets the criteria for public art and recommended its approval to the City Council (see Attachment 4 for ARC Resolution). CONCURRENCES The Public Art Jury, and the ARC reviewed QUISHI / SHOUSHI and recommends that the piece be approved for the Portola Fountain at the intersection of Marsh and Higuera streets. C5 - 16 Approval of Public Art for the Portola Fountain Page 3 FISCAL IMPACT $130,000.00 is available for this project. $125,000 has been allocated for the art piece, with the remaining funds held in reserve for finalist’s stipends, the identification plaque and the dedication ceremony. The following table outlines the funding sources for the recommended project: Project Funding In-Lieu 2003-05 GF 2007-09 GF Project Total Portola Fountain $42,000 $40,000 $48,000 $130,000 ALTERNATIVES The Council could reject the piece and direct staff to reissue the RFQ. This is not recommended based upon the concurrences identified above. ATTACHMENTS 1. Vicinity Map 2. Guidelines for Public Art 3. Photos of proposed artwork 4. ARC Resolution T:\Council Agenda Reports\Parks & Recreation CAR\Public Art\Portola Fountain CAR.doc C5 - 17 C5 - 18 C5 - 19 C5 - 20 C5 - 21 DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES August 4, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle McCovey-Good Absent: None Staff: Senior Planner Pam Ricci, Assistant Planner Walter Oetzell, Supervising Civil Engineer Hal Hannula, Parks and Recreation Public Art Manager Melissa Mudgett, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. The Consent Item for 163 Suburban Road was the first item considered. MINUTES: The minutes of July 21, 2014, were approved as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. CONSENT ITEM: 1. 163 Suburban Road. ARC 39-14; Adopt a resolution approving two industrial buildings for a brewery and for manufacturing and storage uses, each with a caretaker residence; M-SP zone; Earthwood Lane Properties, LLC, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the Draft Resolution approving the construction of two new industrial buildings with caretaker dwellings. On motion by Commr. Curtis, seconded by Commr. Andreen, to adopt the Resolution as presented with one amendment: delete the last sentence in Section 2, Public Works, Condition #8: “The accessible path between buildings shall not rely on the accessible parking space loading zone.” C5 - 22 Draft ARC Minutes August 4, 2014 Page 2 AYES: Commrs. Curtis, Andreen, Ehdaie, McCovey-Good, Nemcik, Root, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. INFORMATIONAL UPDATE: 1. Staff update on proposed modification to planned public art at the Portola Fountain located at Higuera and Marsh Street intersection. (Melissa Mudgett) Commr. Root recused himself for this item. Commr Wynn stated that the base looks different and asked if it is a different metal. Public Art Manager Mudgett stated it is a less reflective finish than the original piece. Commr. Wynn requested that the material and finish be clarified by the artist. The Commissioners agreed with the staff’s conclusion that the previous findings made by the ARC with the earlier review of the project were not affected by the changes, and that the project would not require further review by the ARC. PUBLIC HEARINGS: 1. 2207 San Luis Drive. ARCMI 77-14; Review of a new single-family residence on a sensitive site; R-1-S zone; Mr. and Mrs. Mark A. Anelli, applicants. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending continued consideration of the application to a future date with direction on potential design changes that would make the project more consistent with the City’s Community Design Guidelines. Applicant Mark Anelli, stated that a precedent has been set for two-story, flat-roofed contemporary homes in this neighborhood. He noted that a home will be built on the west side of his home so his house will not block the view of the hillside in the future. He described a diagonal wire line trellis system that will cover one large wall which will be seen only from the very end of the cul-de-sac. PUBLIC COMMENTS: There were no comments from the public. C5 - 23 Draft ARC Minutes August 4, 2014 Page 3 COMMISSION COMMENTS: Commr. Andreen compared the west elevation of the house with the Mission wall facing Chorro and decided that there is a peacefulness to having one unarticulated element when the design is dramatic. She commended the design and stated that it is compatible with the new Spanish style home in this neighborhood. Commr. Wynn stated that the wall on the “west side” of the residence is a bit massive, but that the design fits the envelope, has good order and symmetry, and will not block the view of the steep hillside. He added that the one wall of concern will be covered with plants and the other wall will have another home adjacent to it. He suggested that the proposed green screen on the east wall is fine but should be more “orthogonal”, consistent with the rest of the elements of the house. He noted that the Commission needs a better understanding of the locations of specific colors and textures and where they terminate. Commr. Nemcik stated that more variation in the gray colors would bring the mass down. Commr. Root stated that he sees an opportunity to create an asymmetric square to the left of the doors on the largest field of the house. He agreed that the green screen should be horizontal and vertical, not diamond shapes. Commr. McCovey-Good suggested adding to the resolution a requirement that there be more variation in the grays to help reduce the massing. Commr. Wynn agreed that a decrease in massing could occur by modifying the color palette and that this could be handled at the staff level. Senior Planner Ricci suggested a new Condition 1 stating that the applicant shall submit revised elevations with specific callouts on the colors and where they terminate their edges. She added that the other Conditions would remain in the resolution. There were no further comments made from the Commission. On a motion by Commr. Nemcik, seconded by Commr. Ehdaie, to approve the resolution with the following new Condition #1: “The applicant shall submit revised elevations showing colors and materials, and their logical termination points to th e approval of the Community Development Director. An updated colors and material board shall also be submitted with consideration for a more varied color palette.” AYES: Commrs. Nemcik, Ehdaie, Andreen, Curtis, McCovey-Good, Root, and Wynn NOES: None RECUSED: None ABSENT: None C5 - 24 Draft ARC Minutes August 4, 2014 Page 4 The motion passed on a 7:0 vote. 2. 1327 Osos Street. ARC 96-13; Review of plans for a mixed-use project with nine (9) condominium units and 8,000-square feet of office space in the Old Town Historic District, including a request for an approximately 30% parking reduction through a shared parking reduction and automobile trip reduction program; R-3-H zone; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending continuation of the project with direction to the applicant and staff on pertinent issues. She noted that letters were received from Allan Cooper who stated he is supportive of the staff position, and from Joseph Abrams, a member of Save Our Downtown, who recommended denial of the project. She stated that letters were submitted at this meeting from Stewart Jenkins and Diane Jenkins who included paper copies of her PowerPoint presentation. Carol Florence, Principal Planner, Oasis Associations, pointed out that the scale model has been expanded to include the immediate neighbors. Jonathan Watts, Architect, Cunningham Group, stated that the project is pedestrian- oriented, has more bike parking than required, and is focused on the future. He stated that the shared parking, which will have no assigned spaces, will allow others to park when the residents are away during the day. Principal Planner Florence stated that the applicant will work with SLO Regional Rideshare to satisfy concerns about parking, and showers, a car pool space and bicycles will be provided. Architect Watts stated that the roof decks are important living spaces and that second floors always overlook ground floors, even in single-family home neighborhoods. He added that the decks are not enormous and have not used the entire roof. He stated that contrast is needed to avoid demeaning the church by mimicking its design but it is important to maintain the rhythm of the street. He noted that the roof height is consistent with the height of the church and that the width of the building features and spaces fronting the street match the elements of the church, thereby keeping the rhythm. He added that the gable in Condition 4 is not in keeping with updated Craftsman style and the solid wall next to the door adds privacy for that residence. PUBLIC COMMENTS: Diane Jenkins, SLO, neighbor to the project, stated that Morro Street is known as Bicycle Boulevard. She pointed out that most of the buildings on the applicant’s presentation board are not in Old Town, which is a quaint area that harkens back to simpler times with its many Victorian homes, and where even the nonconforming structures, except one apartment building on Morro Street, are similar in design. She stated that this project is a wrong fit for this neighborhood but that she loves infill and supported the 2009 design because it was more alive and did not feel as big. She C5 - 25 Draft ARC Minutes August 4, 2014 Page 5 added that the Morro Street entrance for this design is just a stairwell and most of the living is on top of the roof, isolated from the neighborhood. She stated that when you get to Old Town, you expect to see an old town. Stewart Jenkins, SLO, stated that he wished the applicant had started with contacting neighbors to discuss a plan that would fit the neighborhood. He also pointed out that many of the homes pictured on the applicant’s board are not in Old Town. He referred to Thomas Jefferson who made buildings look large inside but small outside. He added that the 2009 project design provided for human activity on the ground level and noted that when you walk around Old Town, there are some residences with living units over garages but they are all at the back of the properties, which gives a feel of community to the neighborhood that this plan does not do. He described the Rio Bravo Apartments as having an old, classical rhythm, and the church as being like a Mozart symphony, but stated that this project design is a thrust plate of cliffs and a dead zone of parking which does not match Morro Street or Osos Street and does not have a classical rhythm. He supported denial of the project and sending it back to the drawing board. Pete Peterson, SLO, stated that lack of parking has always been a problem which results in parking in driveways and on the street. He added that for the building next door, this project will make a bad parking problem worse. He noted that the 30% reduction is enough and losing eight more spaces is bad. He stated that the design for the Osos Street side is untenable. He noted that, on the Morro Street side, umbrellas, etc., placed on the fourth-story decks will push the height up to forty feet or more. He suggested that the design would be somewhat better if stepped back and if the siding from one street wrapped to the other street. Senior Planner Ricci noted that the reduction of eight parking spaces is not in addition to the 30% reduction. James Lopes, SLO, Save Our Downtown, pointed out that the Cultural Heritage Committee concluded that the current design does not meet the Guidelines. He agreed with the CHC recommendation to deny the project but noted that it is preferable if the Commission can work with the applicant on a redesign, especially on the Osos Street frontage. He stated he would like the office building to have more building frontage rather than parking frontage. He suggested that the garage entrance be reduced by half and made one way since there is another entrance. He also suggested moving the transformer. He stated that, overall the design is boxy, out of character with its historic context, and out of scale with the apartment building and the eave lines on the church. He added that it is a stretch to say it is consistent with the roof line of the church’s main sanctuary. He opposed the contemporary design and noted that in urban design, you normally look at multiple buildings in the neighborhood, not just one (in this case, the church) and that the design should be contextually referenced with any use of modern style being light and not like the box shape, which stands out as overwhelming, especially to the apartment building and the street. He stated he is willing to see a continuance and, if there is an eight space parking deficiency, then the office building should be reduced by 2400 square feet. C5 - 26 Draft ARC Minutes August 4, 2014 Page 6 David Drake, SLO, stated that the City will have many more buildings of contemporary design if this is approved. He added that the massing is about getting money out of the building. He agreed that the design is not musical but is a disruption on both streets. He suggested that the Osos Street ground level be more approachable and that there be less verticality on Morro. He supported denying the project. Rachael Drake, SLO, stated that she does not see any changes to the Osos side design as discussed at the Cultural Heritage Committee meeting. She noted that the original design was more in the context of the neighborhood, and that the orange pop out looks like a VCR. She added that the church totally vanishes. Brian Starr, SLO, stated that the Guidelines caution against mimicry. He noted he prefers a design in contrast to the church, allowing it to remain iconic. He supported the design and added that it is consistent with what is nearby but different in style. Marianne Bernstein, SLO, supported not mimicking the church and stated she is excited about the project and the colors which will bring vibrancy to the downtown. She added that she is disappointed that the red was removed from the color palette. Alice Davis, SLO, stated that the orange box, which looks like a cage, will become the focal point and detract from the church’s beauty. She noted that streets are not just made of structural things, but that buildings have personality and evoke feelings. She added that the many details of the church are very calming and not busy. She described the new Morro Street entrance as looking very uptown and classy but noted that the color of the awning does not fit with all the other colors on buildings and awnings and that together form a beautiful string of pearls. There were no further comments from the public. COMMISSION COMMENTS: Commr. Curtis noted that there were several comments from the public about parking. He asked if the Commission has any discretion on parking. Senior Planner Ricci stated that the ARC is charged with acting on requested parking reductions. She noted that the Planning Commission did not act on parking because they thought the design might change further and was best handled by the ARC at final design review. In response to a comment by Commr. Wynn, the architect stated that this will be an office building, not a medical building, and that the applicant is willing to restrict the use. Commr. Curtis stated that it makes more sense to have two spaces set aside for car pool drivers rather than allocate a space to accommodate a shared on-site auto. C5 - 27 Draft ARC Minutes August 4, 2014 Page 7 Commr. Root noted that in the not too distance future, fewer people will own vehicles and there is a need to encourage shared vehicles in project design. Commr. McCovey-Good concurred with Commr. Root’s statement. Commr. Wynn noted that the overall massing has changed from the original 2008-09 design which had roughly 2½ stories of living space over underground parking. He added that the half-story living space is now open deck living space over the top of three full stories which is a detriment to the scale of the project. He noted that important buildings have usually been sited on corners, not mid-block, and they are bigger with a significant presence to them. He added that the main floor of the church was lifted up to emphasize its importance. He noted that this building, equally tall, starts at grade level. He added that the Railroad Square project works contextually and is consistent with the Guidelines which he does not see with this project because it is so disparate in style, with organizing lines of rhythm hard to find. He stated that ultimately this project comes down to the idea of life on the street mentioned by several public speakers which seems to be lost here. He added that he did not want to repeat the mistake of l etting Apple close off a portion of a block on Morro which created a dead zone. Commr. Ehdaie stated that this is a great design on a difficult parcel and that, in terms of massing and architectural style, it is fine not to have the same pattern as the church. She added that she feels the design can be improved and that she cares about the living space, especially on Morro Street because it is a cozy, friendly street. She stated that underground parking would help with vibrancy and friendliness. She noted that it is very important to use high quality materials on the awnings so the color does not fade and become an eyesore, and the same is true for all the detailing, including light fixtures. Commr. Curtis stated that it is unfortunate that the underground parking was eliminated as it would help reduce overall massing, and improve life at the street level and compatibility with neighbors. He noted that the residential design has improved, especially on Morro Street, but some refinement is still needed. He stated that he agrees the roof decks add to the appearance of bulk and mass and they need to be pulled back a bit which would also reduce intrusion into the privacy of surrounding lots. He agreed that it is better to differentiate general architectural style from an historic structure so as not to detract from it. He stated that he likes the façade facing the church because it is more austere and focuses attention on the detailed nuances of the church. He agreed that the orange box on Osos Street is too dominating and stated he does not see any value in having the breezeway which, if eliminated on the upper level, would make the design a little more compatible. He supported the ground level office use and the window pattern because it adds to the rhythm that is consistent with the church. He stated that he does not see any advantage to having the higher portions, mainly being parapet, on Osos at the corner toward the church. He stated that some simplification would be advantageous. C5 - 28 Draft ARC Minutes August 4, 2014 Page 8 Commr. Andreen stated that she is comfortable with the statements made by Commr. Curtis and that she likes the design more and more as she understands it better, but she does not see justification for the orange box. She suggested a more vertical element in that area which would be more harmonious and in balance with the church. She noted that she understands why Diane and Stew Jenkins are upset but she hopes that may change in time. She stated that this project will move the City toward the future of car sharing and use of bikes. She applauded the architects for an excellent design and stated she liked what Commr. Wynn said. Commr. Root suggested extending the roof overhangs on Morro Street and stated that he likes the idea of the fenced yard and changing the decks to have more respect for neighbors. He stated he is wrestling with the Osos side and observed that the church is not symmetrical but the elements of each mass are symmetrical and rhythmic, which is also true of this project but maybe has not been played up enough. He added that he likes the tall windows with the steel surround and Commr. Curtis’s idea of moving the massing of the third level inward to create more symmetry. He stated that he is not so concerned with the massing but that harmony and rhythm are important. He suggested playing up the entry on Morro Street by recessing it a little. Senior Planner Ricci stated that the recommendation would be to continue to a date uncertain with the following noted: 1) parking has general support as presented in Condition 24 with a 10% shared reduction and a trip reduction plan which justifies having eight fewer parking spaces; 2) in Condition 4 remove a and b but keep c and d; 3) provide larger roof overhangs and create a different entry statement by recessing the door and/or providing a yard space; 4) simplify the Osos Street elevation, playing up some elements and remove the orange box. Commr. Wynn stated that there could be an alternative that reduces the square footage. Commr. Ehdaie suggested consideration for underground parking but the other Commissioners noted that it is too expensive and is what stopped the previous project. Commr. Root suggested adding to Condition 4.d to “further reduce size or alter location and take into consideration privacy.” Commr. Wynn stated that it is critical to consider life on the street and that it is of concern, having the parking and transformer so prominent. He added that the first level does not have the sense he is used to seeing in the City. Commr. Ehdaie stated that she has seen projects with the garages on the first level on Marsh Street and in the Railroad District, and she approves of the design and does not think there is any alternative. Commr. Curtis summarized his suggestions by noting that some transition is needed by the building on Osos, that the brown element should be moved more toward the church, C5 - 29 Draft ARC Minutes August 4, 2014 Page 9 the breezeway should be eliminated on the upper floor, something should be changed about transitioning from two to three stories, and the orange box is a problem. He suggested simplifying the elevation on Osos Street. He added that it is not a large building so it is best not to have too much variation. Commr. Wynn noted that the affordable unit is half the size of other units and separated from everything else. He asked the architects to consider adding a little more to that unit and think more about a sense of inclusion. Commr. Curtis added that the outdoor space for that unit should be a little more usable. Senior Planner Ricci suggested stating “provide more parity with the design of the affordable unit.” Commr. Wynn commended the architects on the model but noted that this project is missing respect for the pedestrian level which the church shows with its setback. He added that even the apartment building on the corner shows this respect but that this project has been pushed to the maximum without that respect. He stated that it worries him that the project was denied by the CHC. He stated that he knows he is on the opposite side of saying that this massing is appropriate for continuing and he wants to reduce the overall mass so it would not be necessary to reduce parking. Commr. Ehdaie stated that she sees the concern about the massing, but noted that this project is close to Mitchell Park and the residents can use open spaces nearby. She added that maximizing the envelope provides more housing and retail for the City. Commr. Wynn stated he agrees about the residents using open spaces nearby but is concerned about those walking by. Senior Planner Ricci suggested this statement: “Building elevations shall be fully dimensioned and show compliance with side yard setback requirements.” On motion by Commr. Wynn, seconded by Commr. Ehdaie to continue this meeting past 9:00 p.m. AYES: Commrs. Wynn, Ehdaie, Andreen, Curtis, McCovey-Good, Nemcik, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. There were no further comments made from the Commission. C5 - 30 Draft ARC Minutes August 4, 2014 Page 10 On a motion by Commr. Curtis, seconded by Commr. Root to continue the project to a date uncertain with the following directional items: 1. Parking as provided in the project was generally supported by the ARC. The ARC agreed to the condition that the applicant shall submit a revised Transportation Demand Management Plan to the approval of the Public Works and Community Development Directors that includes supportable programs that will reduce vehicle trips to the site. 2. Modify the Morro Street elevation of the project as follows: a. Further refine the design of the roof decks to create a more seamless transition from gable forms; and b. Look at alternative locations for, or further reduce the sizes of, the roof decks to take into consideration privacy and overlook to adjacent neighbors. c. Provide larger roof overhangs to the gable end; and d. Explore the idea of creating a yard area and more of a recess for the entry. 3. Modify the Osos Street elevations of the project as follows: a. Simplify the design; b. Play up the building entry; c. Look at more offsets of the third floor on the apartment side to better transition the building mass; d. Consider the elimination of the wood box on the left-hand side; and e. Provide less of a visual gap in the third floor level. 4. Building elevations shall be fully dimensioned and show compliance with side yard setback requirements. 5. Provide more parity for the affordable housing unit in terms of its design and associated amenities. 6. Look at ways to reduce the visual prominence of the PG&E transformer in the Osos street yard. AYES: Commrs. Curtis, Root, Andreen, Ehdaie, McCovey-Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast by Senior Planner Ricici:  August 18, 2014: Relocation of business at 313 South Street to a site on Broad Street, Digital West, and review of standard conditions.  September 8, 2014: Appeal filed on Johnson Avenue project by Robert Mueller, conceptual review on Wells Fargo building across from CVS; proposal on Caudill for four residential and four work/live units. C5 - 31 Draft ARC Minutes August 4, 2014 Page 11  September 15, 2014: proposal to further develop Miner’s south parking lot; hotel next to Pappy McGregor’s; revised design of 460 Marsh Street; and nine units on Rockview. 4. Commission: a. Commr. Wynn will be absent from the August 18, 2014, meeting. b. Commrs. Curtis and Nemcik absent from all September meetings. ADJOURNMENT: The meeting adjourned at 9:30 p.m. Respectfully submitted by, Diane Clement Recording Secretary C5 - 32