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HomeMy WebLinkAbout02-02-2015 ARC Draft Minutes of 01-12-2015DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES January 12, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, Vice-Chair Greg Wynn, and Chairperson – Position Vacant Absent: None Staff: Community Development Deputy Director Doug Davidson, Senior Planner Phil Dunsmore, Planning Technician Kyle Bell, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of December 15, 2014, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1101 Monterey Street. ARCH-0150-2014; Review of two new one-story 5,000 square-foot commercial buildings including a request for an exception to allow a sign type not identified in the Sign Regulations, with a categorical exemption from environmental review; C-R zone; PEDP, Inc., applicant. (Kyle Bell) Planning Technician Bell presented the staff report, recommending adoption of the Draft Resolution which approves the project, based on findings and subject to conditions. PUBLIC COMMENTS: James Lopes, SLO, stated he is really happy with this project and noted it is great to see an applicant work with the Community Design Guidelines. He asked if this project could be designed to have a second story for offices at some time in the future when a parking garage is built nearby. He supported using the space between the two buildings on the Santa Rosa frontage as a pedestrian plaza and requested that the architects show how a window space could be converted into a recessed alcove entrance that would meet the design guidelines in case uses of the buildings should change. Draft ARC Minutes January 12, 2015 Page 2 Elizabeth Thyne, SLO, stated that she is concerned about pedestrian safety at the mid- block car entrance on Santa Rosa. David Brodie, SLO, stated that Santa Rosa is an automobile road that people do not walk along so there would not be any pedestrians walking to the plaza. He added that thought needs to be given as to the type of tenants wanted in this project. Russell Brown, SLO, noted the importance of enhancing pedestrian activity between the buildings because the City is on record to support increased pedestrian flow and decreased vehicular travel. He added that the gateway could be an inviting entrance but not if cars are going in and out there. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Root stated he supports the project and really appreciates the style and architecture with its combination of brick and metal. He noted that the design has gone a long way toward addressing the context of being in the downtown. He added that he also appreciates the windows and awnings but agreed with comments about enhancing the archway area as a pedestrian plaza. Commr. Nemcik stated she is in complete support of the project and that it follows the design guidelines well. Commr. Andreen stated that she likes the project very much. She noted that the pedestrian issue reminds her of parking garages because it calls for restraint and caution on the part of pedestrians and drivers. She added that there will be a lot of walkers on this block. She asked if a mirror would help so drivers could see pedestrians coming. Commr. Curtis stated that his initial reaction to this project was disappointment that the buildings were not two stories and more prominent but the applicant's explanation of the drainage issues resolved that to a large degree. He noted that his main suggestion would be in regard to inclusion of a larger pedestrian area between the two buildings and perhaps enlargement of the footprint of the buildings to create a smaller area more appropriate for outdoor dining. He added that the applicant could request a variance of the parking requirement that would eliminate the need for parking between the two buildings since subterranean parking is not possible and, in the long term, the City is studying this area for shared off-site parking. He noted that the parking on the Monterey Street side could be double-loaded to reduce the loss of parking. He stated that these changes would improve the site plan, making it more in conformance with the downtown site criteria and more suitable in design for the site. He added that he is happy with the brick and the detailing. Draft ARC Minutes January 12, 2015 Page 3 Commr. Ehdaie stated that she will not support the project because, although it is beautiful, it under-utilizes the site with only 30% of the space for buildings and 70% for parking. She added that the project should have a higher density with either housing or retail that would promote walkability. Commr. Wynn stated that although he is underwhelmed by the project, he supports it. He noted that everything in gray on the site plan may become two-story at some point. He stated that the architects did a stellar job but he is hoping that there will be some discussion after this hearing about two-story buildings since the Architectural Review Commission and the Save Our Downtown group both support that. He noted that he has heard concern about the pedestrian access and asked for consideration of closing off the Santa Rosa vehicular entrance and a t-shaped parking lot with, perhaps, secondary patterning in the paving. Commr. Nemcik noted that the medical building across Monterey Street from the project has an attendant who helps drivers to safely exit that parking lot which indicates that there is an issue with pedestrians and cars at this location. Applicant Florence responded that the architects and the City considered relocation of the drain pipes running under the property that are big enough to drive cars through but it is a timing issue. She noted that phasing the project was explored but that building codes could change and underpinnings designed for a future second story would possibly be out-of-date. She added that she wanted some attention to Condition 30 requiring potential minor site revisions to allow for portions of Marsh and Higuera to become two-way streets sometime in the future but that there are no details on that change. Commr. Wynn questioned staff about Condition 25 requiring street trees every 25 feet rather than the usual 35 feet. Planning Technician Bell stated he will follow up on this. Commr. Nemcik suggested changing the “25 linear feet” in Condition 25 to “per City standard.” This was accepted by the other Commissioners. Commr. Wynn asked if the Commissioners were concerned about the metal bulkheads. Senior Planner Dunsmore noted that the guidelines are not specific about the bulkhead material and a precedent for metal has been set with other buildings. There were no further comments made from the Commission. On motion by Commr Nemcik, seconded by Commr. Root to approve the Draft Resolution which approves the project, based on findings, and subject to conditions with the first sentence of Condition 25 to read as follows: “15-gallon street trees shall be required per City Standard.” AYES: Commrs. Andreen, Nemcik, Root, and Wynn Draft ARC Minutes January 12, 2015 Page 4 NOES: Commrs. Curtis and Ehdaie RECUSED: None ABSENT: None The motion passed on a 4:2 vote. COMMENT AND DISCUSSION: 2. Staff: a. Community Development Deputy Director Davidson presented an update on Improvements to Standard Conditions. b. Agenda Forecast • January 21, 2015 (Wednesday): 2120 Santa Barbara Avenue—mixed-use project conceptual review, Homeless Services Center at 40 Prado Road, 323 Grand Avenue--four new single-family residences. • February 2 and 9, 2015, are regular meetings with a special meeting possible on Wednesday, February 18, 2015. 3. Commission: a. The Commission discussed whether future meetings should be longer or more frequent. Commr. Curtis suggested longer meetings, perhaps starting at 4 p.m. but not going later than 10 p.m. Others indicated that starting at 4 p.m. was not possible due to their schedules. Commr. Andreen suggested having coffee available for longer meetings. There was consensus to set time guidelines for items in the agenda. Commr. Curtis noted that the Chair could state those time estimates for applicant presentations and public speaking. b. There was a consensus to have Vice-Chair Wynn draft, share among the Commissioners for input and approval, and send a letter officially thanking former Chair Michelle McCovey-Good for her service. ADJOURNMENT: The meeting adjourned at 7:00 p.m. Respectfully submitted by, Diane Clement Recording Secretary