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HomeMy WebLinkAbout03-02-2015 ARC Draft Minutes of 02-18-15DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES Wednesday, February 18, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, 1 Position Vacant, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: None Staff: Senior Planner Phil Dunsmore, Associate Planner Marcus Carloni, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of February 2, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 667 Marsh Street. ARC 122-14; Review of a four-story mixed-use project with a categorical exemption from CEQA; C-D zone; MFI Limited, applicant. (Marcus Carloni) Phil Dunsmore, Senior Planner, noted that staff would be recommending continuance, rather than the recommendation made in the published staff report, due to contingencies in other aspects of the project. Marcus Carloni, Associate Planner, presented the staff report, recommending continuation of the project to a date after when the plan line setback has been considered by the Planning Commission/City Council and presented a PowerPoint. Commr. Andreen inquired whether the Commission should evaluate the impact of the project upon the visibility/viability of neighboring businesses; Senior Planner Dunsmore stated that the Community Design Guidelines do not govern the issue, and that the issue is likely outside the ARC’s purview. Commr. Andreen inquired as to what the Community Design Guidelines require with regard to awnings; Associate Planner Carloni stated that the Guidelines say that upper and lower story awnings “shall be coordinated.” Draft ARC Minutes February 18, 2015 Page 2 Commr. Curtis inquired about the lack of a specific parking proposal, and whether the parking would be returned for ARC review; Associate Planner Carloni stated that the applicant has indicated difficulty in coordinating a parking plan with neighboring property owners since existing parking lot striping crosses property lines and the applicant has provided a potential parking plan that complies with City requirements. Mr. Carloni stated that the project location is within the parking in-lieu fee district and the regulations do not require parking to be provided on-site. Stephen Peck, Peck Planning and Development, provided a presentation. Scott Martin and Lenny Grant, RRM Design Group, provided a presentation. They discussed the project’s constraints due to a contentious private easement agreement and detailed the evolution of the project’s design. PUBLIC COMMENTS: Allan Cooper, Broad Street, SLO, noted that the Council has directed the ARC to follow the City’s Downtown Guidelines; opined that the project is not wholly compatible with existing downtown architecture. He recommended the ARC consider staff’s provided discussion topics and felt the glass corner element should be removed, the projecting eaves should be shortened, and the design should incorporate further step backs. Elizabeth Thyne, SLO, representing Save Our Downtown, opined that the building is not harmonious in its proposed location, in that it is box-shaped. Representing the Mass Transportation Committee, she inquired about the fate of the existing bus stop. Dixie Cliff, Dana Street, SLO, voiced support for increased setback for the upper floors, opined that the lighter color of the fourth story emphasizes the height. Sarah McEre, SLO, stated that the building is appealing architecturally, but should be shorter; would fit better on the outskirts of town. James Lopes, SLO, member of Save Our Downtown, stated that height limits are intended to be maximums, not goals; opined that the building needs more horizontal articulation and obstructs views that should be protected. Christine Limmenbach, SLO, owner of the adjacent block of buildings (Mountain Air Sports, Sumo Sushi, and etc.), noted that existing buildings at the site are Spanish revival style; felt the center should have a more unified plan; stated that the owners want to create a plaza that matches the downtown conceptual plan; asked that a more complete plan be brought before the ARC. Bruce Fraser, architect hired by Ursine Partners, stated that the project can be designed to mitigate potential negative impacts; that easement agreements necessary for project completion are private agreements, outside the ARC’s purview. Luis Rustia, representing Wells Fargo, owner of 665 Marsh Street, noted that significant business is generated at the site; that the project will negatively impact their parking. Draft ARC Minutes February 18, 2015 Page 3 Mark Corella, Oceano, representing Wells Fargo, summarized the banking activities that take place at the site and stated that parking for customers is already too limited. Diane Hanna, attorney representing Wells Fargo, stated that in-lieu fees will not solve the parking deficit for the project; clarified that Wells Fargo is not necessarily otherwise opposed to the development of the project site. She stated that, contrary to the project plans, the bank is only around 24 feet tall and only has around 80 parking spaces. Rick Rodewald, attorney for applicant, stated that the access easement provides no limitations in the form of proportional parking rights; no prohibition on residential uses. John Grady, SLO, noted that there appears to be little public support for the project; that it would be more appropriate outside the downtown area. Josh Haring, co-owner of The Mountain Air store, concurred that parking and height are issues; stated that 667 Marsh is already the address of his store’s building and the project should receive a different address. Wayne Patterson, SLO, representing The Mountain Air, stated that the project will have significant economic impact, including issues related to parking; that his store was given the opportunity to comment, but that other tenants appear to not have been contacted until a week and a half before the hearing. Roy Odgen stated that no meetings have occurred between the applicants and neighboring stakeholders since early 2014; reiterated that the shopping center is intended to be unified; opined that the proposed building is not harmonious. John Belsher, SLO, opined that the bank will be successful despite reduced parking; reiterated that the Council desires the development of residential space downtown. William Vega stated that he is planning to move to SLO; that the City needs to encourage the development of businesses and housing that will retain valuable citizens. Ryan Petetit, stated that the site can be viewed as an opportunity to drive the growth of downtown, consistent with the LUCE. There were no further comments from the public. Associate Planner Carloni, in response to public comment, responded that the bus stop is intended to remain; noted that the address of the project will change as the development process progresses, clarified discussion regarding parking, and clarified the project’s size relationship to the recently-approved Garden Street Terraces project. Draft ARC Minutes February 18, 2015 Page 4 COMMISSION COMMENTS: Chair Wynn stated that the ARC should focus on the building design, rather than the private easement agreement, which will be returned for further review. Commr. Andreen asked, and Staff confirmed, that the third and fourth stories are intended to be residential; staff noted that the second story would be optional residential or office. Building height discussion: Commr. Root stated that he is not necessarily opposed to the height. Commr. Nemcik stated that she is not in favor of the height; Commr. Andreen concurred. Commr. Curtis concurred; stated that providing more of a “notch” at the corner could aid in the preservation of views. Vice-Chair Ehdaie concurred. Chair Wynn concurred and stated that the height-to-mass ratio of the building is not appropriate. Overall design: Commr. Andreen voiced support for the overall aesthetic, but stated that it is not harmonious in its proposed location, particularly with regard to the windows. Commr. Curtis concurred; Commr. Root concurred. Commr. Nemcik stated that the windows are harmonious with the building but not the site or surroundings. Chair Wynn concurred that the building is aesthetically pleasing but not wholly supported by the current Community Design Guidelines. Vice-Chair Ehdaie stated that she desired a change in the overall design. Awnings: Chair Wynn suggested that fabric awnings might be preferable; Commr. Andreen stated that the Community Design Guidelines might not support the awnings as proposed. Commr. Curtis stated that he had no opposition to the awnings; Commr. Nemcik and Vice-Chair Ehdaie concurred. Commr. Root stated that further articulation of the awnings would help tie the building in with downtown. Signs: The Commission concurred that, with a continuance of this item, the discussion of signage will be dealt with at a later date. Various: Commr. Root opined that building-forward design is the contemporary norm; that the building would benefit from greater setback and more finesse in architectural articulation, noted that other corners have been evaluated differently. Commr. Nemcik reiterated that the mass and height could be reduced to minimize the impact at the corner. Vice-Chair Ehdaie noted her desire for more information about how the development would interact with future development in the vicinity. Chair Wynn opined that the ARC is caught between being asked to maximize value, then minimize impacts; stated that conceptual review is a valuable tool to minimize delays when a project is proposed. Lenny Grant inquired whether the ARC would support four stories if the massing was handled differently. Chair Wynn stated that four stories can be appropriate in downtown, Draft ARC Minutes February 18, 2015 Page 5 but not at a site this size; stated that more housing units could be achieved if the proposed units were smaller; Commrs. Andreen and Curtis concurred. There were no further comments from the Commission. On motion by Commr. Curtis, seconded by Commr. Andreen, to continue the item to a date uncertain, to allow staff to respond to input and resolve other pending project considerations. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Wynn NOES: None RECUSED: None ABSENT: 1 Position Vacant The motion passed on a 6:0 vote. RECESS The Commission recessed at 7:35 p.m.; reconvened at 7:45 p.m. 2. 1128 Morro Street. ARCH-0549-2014; Conceptual review of request to construct a four-story hotel addition over the existing parking lot at the rear of the Granada Hotel; C-D-H zone; Lunacy Club, LLC, applicant. (Phil Dunsmore) Phil Dunsmore, Senior Planner, presented the staff report, recommending continuation of the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final design approval. Kimberly Walker, co-owner of the existing hotel, and Jeff Bague, Puglisi Architects, offered a presentation and summarized the project. Commr. Andreen asked for clarification about the physical connection between the two buildings; valet parking. Commr. Root inquired about the size of the existing courtyard. Commr. Nemcik asked for confirmation that the CHC reviewed the same plan presented to the ARC. Chair Wynn inquired whether other options were considered for the glass elevator housing. Vice-Chair Ehdaie asked for confirmation that bike racks would be provided. PUBLIC COMMENTS: Elizabeth Thyne, SLO, representing Save our Downtown, spoke in support of the project. Dominic Tartaglia, SLO representing the Downtown Association, spoke in support of the project; noted that it would have a positive economic impact. Draft ARC Minutes February 18, 2015 Page 6 Jeff McKeegan, SLO, owner of Marshalls Jewelers, spoke in support of the project. Charlie Fruit, SLO, spoke in support of the project. There were no further comments from the public. COMMISSION COMMENTS: Commr. Andreen noted that she had no specific concerns. Commr. Curtis concurred with the CHC’s comments; stated that the roofline could be more harmonious with the existing site. Commr. Root stated that the structural elements of the roof could be reconsidered for greater harmony. Nemcik stated her support for the elevator tower and roof styling as presented; Ehdaie concurred. There were no further comments from the Commission. On a motion by Commr. Curtis, seconded by Commr. Root, to continue the item to the soonest available date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final design approval. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Wynn NOES: None RECUSED: None ABSENT: 1 Position Vacant The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming projects. 4. Commission: Commr. Root inquired whether efforts have been made to codify the City’s desire for street-level visual access for storefronts; Senior Planner Dunsmore stated that the issue is likely to be addressed when the Community Design Guidelines are revised. Chair Wynn noted that the City Council approved the Monterey Street Hotel project 3-2 on February 17, 2015; summarized modifications to the entitlement; stated that Ordinance 1130 may be reworded in the near future. Wynn summarized recent ARC member applicant interviews. Draft ARC Minutes February 18, 2015 Page 7 Chair Wynn inquired about work being done on a building at Broad and Marsh Streets; Dunsmore stated that the work was approved by staff. Wynn noted the low-quality signage installed at Coldwell Banker and other buildings; that it conflicts with the City’s desire for high-quality signage; noted the excessive LED lighting being emitted by a cell phone store at Foothill Boulevard and Chorro Street. Commr. Andreen noted her recent observation that it is valuable and meaningful for ARC members to attend Council meetings. The Commission directed staff to schedule a Council agenda item asking Council for direction to agendize the ARC’s reconsideration of the language of Ordinance 1130. ADJOURNMENT: The meeting adjourned at 8:55 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary