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HomeMy WebLinkAbout04-13-2015 CHC Item 1 - 1128 Morro Street (ARCH-0549-2015)Meeting Date: April 13, 2015 Item Number: 1 CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Review of an 11,281 square foot hotel addition (23 new guest rooms) located within the Downtown Historic District. PROJECT ADDRESS: 1128 Morro Street BY: Kyle Bell, Assistant Planner Via: Phil Dunsmore, Senior Planner FILE NUMBER: ARCH-0549-2014 FROM: Brian Leveille, Senior Planner RECOMMENDATION Recommend the Architectural Review Commission adopt the draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Lunacy Club, LLC Representative Jeff Bague, Puglisi Architecture Historic Status None Submittal Date March 16, 2015 Complete Date March 30, 2015 Zoning C-D-H General Plan General Retail Site Area ~12,000 square feet Environmental Status Exempt from CEQA under Section 15332, In-fill Development Projects. SUMMARY The City has received an architectural review application for an addition to the Granada Hotel & Bistro located in Downtown San Luis Obispo. The project concept was reviewed by the CHC on January 26, 2015 and the Committee suggested directional items to the Architectural Review Commission (Attachment 5). The ARC reviewed the project concept and input from the Cultural Heritage Committee on February 18, 2015, and provided additional feedback (Attachment 6) to be incorporated in the formal submittal. The applicant has now submitted plans for final review. Following CHC review the project will be forwarded to the Architectural Review Commission (ARC) for consideration of final project approval. CHC1 - 1 PROJECT INFORMATION Site Information/Setting The site is currently developed with a hotel, restaurant/bar, and ground-level parking. The property is bounded by Heritage Oaks Bank to the south, a parking lot to the east, Morro Street to the west, and a mix of restaurant and retail uses to the north. The subject property and all adjacent properties are within the Historic Downtown-Commercial (C-D-H) zoning district (Attachment 2, Vicinity Map). Other nearby development includes a mixture of retail, restaurants, parking lots, and office buildings. The project site is visible from the Court Street Promenade, and Higuera and Marsh Streets. Project Description The existing two-story, 9,455 square foot hotel supports 15 guest rooms and a restaurant/bar. The project proposes to construct an 11,281 square foot addition to the existing Granada Hotel & Bistro. The addition is proposed at the back (eastern) section of the parcel and will replace the existing outdoor surface parking. The proposed four-story addition includes 23 new guest rooms the expanded hotel would incorporate a total of 38 guest rooms. Because the property is located within the Commercial Downtown (C-D) zone, the net loss of onsite parking spaces can be offset with payment of in-lieu fees and the additional parking requirement for the proposed bed and breakfast rooms can also be met through payment of in- lieu fees. EVALUATION Historic Preservation Program Guidelines Policy 3.2.1 indicates that new structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing character, including massing, rhythm, signature architectural elements, exterior materials, siting, and setbacks. New structures are not required to copy or imitate historic structures. The Downtown Historic District has common site features and characteristics including: • Zero setbacks • Recessed front entries • Flat or low pitched roof, often with a parapet • Wide entablature or projecting cornices that often include classical architectural details • In multi-story structures, upper windows are vertically oriented and symmetrically arranged to be taller than wide • Rectilinear or “boxy” forms • Contrasting bulkheads along base of street façade • Use of awnings, historic signs, second-story overhangs and canopies • Masonry or smooth stucco wall siding CHC1 - 2 At the January 26, 2015 meeting, the CHC found the project to be conceptually consistent with the Historic Preservation Guidelines and supported the overall design of the project. The CHC recommended the following directional items to be incorporated into plans submitted for final approval: Directional Item #1: Explore design alternatives to integrate the stair and elevator towers into the structure. Directional Item #2: The revised project shall include the use of architectural finish materials and architectural elements consistent with the prevailing architectural character of the district. The building does not need to imitate a historic structure, but should include materials and architectural details consistent and complementary with nearby buildings and the prevailing architecture of the downtown as called for in the Community Design Guidelines for the Downtown. Directional Item #3: Plans submitted for final review shall include all details, cut sheets, dimensions, and specifications as determined by staff to be necessary for CHC review and final ARC review to ensure all materials, windows, and finishes are authentic and of a high quality suitable for development in the downtown area. Applicant’s Response: The applicant team has reconsidered the original rooftop design and has made minor modification to better integrate the stairs and the elevator towers into the building. The applicant has made the following changes to the proposed project: • The elevator tower has been reduced to a maximum height of 60 feet. • The top of the building has been simplified and consolidated to reduce the complexity of the profile. • The area around the elevator tower has been leveled to a uniform height. • The lower roof parapet at the south/east edge now runs across the face of the building until it reaches the elevator lobby to further reduce the visual height a the stair element. • The finish material of the solid parapet has been changed to the same horizontal finish material as the fourth floor. • The glass around the elevator lobby has been reduced. • The stair towers have been reduced to their minimum heights. • The rooftop trellis has been attached to the stair tower to integrate the two elements. • The sizes of windows on each floor were reduced. • Enclosed private outdoor spaces were added for the 1st floor units. CHC1 - 3 Staff’s Evaluation: Staff has found the modification to design of the building consistent with all three directional items established by the CHC on January 26, 2015. Directional item #1: The revised design of the stair and elevator towers provides better integration between the rooftop elements by connecting the rooftop trellis to the stairs tower, and reducing the height of each of the towers to a uniform height (Attachment 3 sheets 4 & 5, & Attachment 4 sheets 5 & 6). Directional Item #2: The architectural finish materials and architectural elements are compatible with the prevailing architectural character of the historic district and nearby buildings. The proposed project incorporates similar materials and finishes found throughout the district including; cement fiber board siding, flat roofs with cornice coping details, and windows and doors with divided lights. The form and massing of the addition is also consistent with nearby downtown development. Directional Item #3: The applicant has provided all detailed sheets necessary for final CHC review including details of proposed materials, windows, and finishes that are of a high quality suitable for development in the downtown area. The project proposes the use of parapets, vertical elements, reduced window sizes for the upper floors, and a simplified massing that is setback from the public right of way consistent with the rhythm of downtown development and the Community Design Guidelines for Downtown Development. ALTERNATIVES 1. Continue the item with direction to the applicant and staff on pertinent issues. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Previous conceptual project plans 4. Reduced scale project plans 5. Minutes from January 26th CHC meeting 6. Minutes from February 18th ARC meeting CHC1 - 4 RESOLUTION NO. XXXX-14 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE, RECOMMENDING THE ARCHITECTURAL REVIEW COMMISSION APPROVE PLANS TO CONSTRUCT A FOUR-STORY HOTEL ADDITION BEHIND THE GRANADA HOTEL IN THE DOWNTOWN HISTORIC DISTRICT, C-D-H ZONE, AT 1128 MORRO STREET, ARCH-0549-2014 WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 13, 2015, pursuant to a proceeding instituted under ARCH-0549-2014,; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings 1. The proposed project is consistent with the City’s Historic Preservation Program Guideline 3.2.1 since the building materials, style, character, and form of the new structures within the project will promote the architectural character, style, form, and materials of the Downtown Historic District and will complement the architectural character of the surrounding buildings and area. 2. The project’s design is consistent with the design principles contained in Section 4.0.19 of the Land Use Element since the building fits within the context and scale of nearby existing development and the addition is setback from the street maintaining the existing building’s street presence consistent with the historic pattern of development; and, does not obstruct views from, or sunlight to, publicly-owned gathering places. Section 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project site is surrounded by urban uses and is consistent with the general plan land use designation. The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Section 3. Action. The Cultural Heritage Committee hereby recommends approval of the project, subject to the following conditions: CHC1 - 5 Conditions 1. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the ARC. A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. 3. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 4. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 5. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment are to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 6. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 7. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining the light to the object of interest. 8. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Department may CHC1 - 6 approve proposed signs if found consistent with applicable sections of the sign regulations and provided signs are in keeping with the character and context of the building. The Community Development Director may refer signage to the ARC if signs appear to be excessive in size or out of character with the project. On motion by Committee member, , seconded by Committee member, , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 13th day of April 2015. _____________________________ Brian Leveille, Secretary Cultural Heritage Committee CHC1 - 7 O O C-D C-D-H C-D O C-D-H C-D C-D-H C-D-H C-D C-D-H O C-D C-D O C-D-H C-D-H-PD C-D C-D-H C-D-H O R-3-HC-D M O R R O O S O S MARSH HIGUE R A PACIF I C MONTE R E Y VICINITY MAP File No. 0549-20141128 MORRO ST ¯ CHC1 - 8 CHC1 - 9 CHC1 - 10 CHC1 - 11 CHC1 - 12 CHC1 - 13 CHC1 - 14 CHC1 - 15 CHC1 - 16 CHC1 - 17 CHC1 - 18 CHC1 - 19 SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES January 26, 2015 ROLL CALL: Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Victoria Wood, Vice-Chair Jaime Hill, and Chair Bob Pavlik Absent: Committee Member Patti Taylor Staff: Senior Planner Phil Dunsmore, Senior Planner Brian Leveille, Assistant Planner Erik Berg-Johansen, Assistant Planner Walter Oetzell, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of December 15, 2015, were approved as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARING ITEMS: 1. 2881 Broad Street. HIST-0554-2014; Review historic status of a potentially contributing historic property; R-2-S zone; Dustin Pires, applicant. (Erik Berg- Johansen) Assistant Planner Erik Berg-Johansen presented the staff report, recommending review of the historic significance of the property and recommending the City Council add the property to the contributing list of historic resources. Eric Newsom, representing the applicant, stated he disagrees with the staff interpretation of the Historic Sites/Structures Report on the house. He added that the report referred to the house as a poor example of brick Craftsman style that is only potentially eligible for the Contributing List of Historic Resources. He stated that it is not economically feasible to move it and noted that engineers and insurance companies would not touch it because it is in such bad shape. He called it a hazard and stated the area does not warrant a structure like this with modern development going on all around it. He requested that it be designated as a non-contributing property. Dustin Pires, applicant, discussed the poor condition of the property and noted the difficulty of developing the property if the structure is designated as contributing due to its location at the center of the lot. CHC1 - 20 CHC Minutes January 26, 2015 Page 2 PUBLIC COMMENTS: Paula Carr, SLO, supported the inclusion of the property as a Contributing Historic Resource and stated that she does not think the consultant's report went far enough. She noted that the larger historic context is the highway itself and the area surrounding it just outside city limits, which she called the “noxious zone” where things were dumped and businesses not appropriate in the City were located, such as the slaughterhouse, the brickyard, a roadhouse, Crystal Springs Water, and the poultry industry. She added that the transition from family farms to more corporate farming started in the 1920s when the county was interested in growing the local poultry industry. She noted that Cal Poly was involved in this effort, there was a local poultry association, and the Grange was located across the street from this house. She stated that it is not the building’s fault that all the surrounding historic structures have been lost and there is a need to try to keep the invisible history in the City’s memory. She added that the house was built with bricks made across the street and there was a huge interrelated mix of families and corporate links at that time. She stated that just today she found an historic photo of chickens running around outside this building. She noted that this is another local building with clinker bricks from that brickyard. She requested consultation with the Grange and the Farm Bureau because there is more to know about this house. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Hill stated that she feels this is not an example of a unique Craftsman building and that the house is being held hostage because the brickyard was lost. She thanked Paula Carr for her comments but she does not think this house “talks” about the poultry industry. She added that if it is determined not to be historic, she hopes the applicant will incorporate the brickwork into the project. Comm. Member Platt stated he does not support staff’s recommendation that the house is eligible for the contributing list, noting that the house is not worth saving because it is dilapidated. He added that if the house is demolished, there should be some kind of recognition for the family, their Swedish heritage, and the style. He stated he does not favor having it be designated a Contributing Resource. Comm. Member Brajkovich noted that the house is in an historical setting, one of the only left in the area, but also noted there are not very many brick buildings in the City. He added that he has restored old brick buildings, including one worse than this. He noted that while it might be financially infeasible to fully restore the home, it could be possible. He supported the staff recommendation. Comm. Member Baer stated that this is a tough decision and while the house is unique, especially the clinker bricks, there are very few historic structures left in that corridor. She thanked Paula Carr for the reference to civic memory. She added that she knows it can be restored and thinks the Yoakum family was important in the community. She supported the staff recommendation. CHC1 - 21 CHC Minutes January 26, 2015 Page 3 Comm. Member Wood stated that while she is frequently the one who wants to save an old building, this one is in incredible disrepair, and she would like to see something better at that location. She added that she does not feel the building is unique and she does not recommend it be on the Contributing List. Comm. Member Pavlik stated the preparers of the consultant report did miss some things about the context and associations with this particular property. He added that the idea of a discontinuous district for buildings that have bricks from the brickyard should perhaps be considered but that the Committee's purview is narrow—to make a determination if this property should be listed as a contributing property. He noted that things embodied in these properties that sometimes transcend time, place, and ownership are reflective of local history. He added that he thought the Frank Campbell Mitchell House across the street from Mitchell Park on Osos Street was handled well when it was redeveloped and restored. He noted that while the condition of the property is poor, the integrity and the physical nature of the historic elements are all there because it is on its original site with its original materials. He stated there is enough information in the report to list the house as a contributing property. There were no further comments made from the Committee. On motion by Committee Member Platt, seconded by Committee Member Wood, to decline to recommend addition of this property to the Contributing List of Historic Resources. AYES: Committee Members Hill, Platt, and Wood NOES: Committee Members Baer, Brajkovich, and Pavlik RECUSED: None ABSENT: Committee Member Taylor The motion failed on a 3:3 vote, resulting in no action. Comm. Member Hill asked if the Committee could hear this item again when Comm. Member Taylor is here, in order to expedite the process for the applicant. Comm. Member Pavlik stated the item will go on to City Council with the vote just taken. At the request of Senior Planner Dunsmore, a five-minute break was taken to consult legal counsel, after which he stated that action from the CHC in the form of a recommendation is required in order to move the item on to Council, and that a 3:3 vote is a “no action”. He recommended a motion to continue the item to the next meeting on February 23, 2015, or to another date. At this point Comm. Member Pavlik made a motion to add the property to the Contributing List and stated that his motion was in response to a resident of an adjacent property who told him, during the five-minute break, that she wanted to see something done with the property due to problems with transients occupying it. He noted that the 1991 historic resource surveys were done quickly with hurried judgment calls made on CHC1 - 22 CHC Minutes January 26, 2015 Page 4 style. He stated this is really about the history, architecture, and events, and there are probably other unidentified properties in the City with historic value similar to this one. Comm. Member Baer stated she seconded the motion because if this house was in any other part of town, it would be right up there with houses that have met the criteria and, on the flip side, the location also makes it significant. On motion by Comm. Member Pavlik, seconded by Comm. Member Baer, to recommend the City Council add the property to the Contributing List of Historic Resources. AYES: Committee Members Baer, Brajkovich, and Pavlik NOES: Committee Members Hill, Platt, and Wood RECUSED: None ABSENT: Committee Member Taylor The motion failed on a 3:3 vote, resulting in no action. On motion by Comm. Member Hill, seconded by Comm. Member Wood, to continue the item to the next meeting on February 23, 2015. AYES: Committee Members Brajkovich, Hill, Pavlik, Platt, and Wood NOES: Committee Member Baer RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 5:1 vote. 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. (Erik Berg-Johansen) Assistant Planner Berg-Johansen presented the staff report, recommending that the conceptual review directional items be forwarded to the Architectural Review Commission (ARC) for incorporation into the formal project submittal. Kimberly Walker, an owner of the Granada Hotel and Bistro, stated that not being able to offer certain amenities puts the hotel in the bed-and-breakfast category. She noted that the addition is located in the center of the block adjacent to three parking lots that will likely be developed with 50-foot tall buildings. She added that the band across the fourth floor ties it in with the bricks of the original hotel. Jeff Bague, architect, stated that the downtown is made up of short buildings next to tall buildings. He stated he used materials to make the original building stand out and chose the 12-inch tall siding system as a band instead of using fake brick. CHC1 - 23 CHC Minutes January 26, 2015 Page 5 PUBLIC COMMENTS: Elizabeth Thyne, SLO, supported the project and stated that it is one of the best plans to come before the City in a long time. David Brodie, SLO, stated he is pleased the addition is isolated in the back and does not impose on the historical nature of the front building nor make the already dark Morro Street darker. In reference to color, he stated that black-and-white, the strongest contrast you can ask for, requires care in order that it not become dominant. He added that all City commissions need to focus on colors and, if colors are wrong, design does not matter and, unless a building is significant, such as a church or government building, it should not overwhelm the rest of the town. Landy Fike, SLO, supported the project. She stated it continues the vibrancy of the Granada Hotel and looks in-scale in the video presented. Amy Kardel supported the project, stating she likes how it steps back and gradually goes up, and she also liked the greenery in the narrow space between the structures. Assistant Planner Berg-Johansen clarified that the applicant had proposed colors for the building and it would not be black-and-white. Dixie Cliff, SLO, supported the project, and stated she was excited to see quality investment downtown that uses local materials and the rhythm speaks to the warehouse vernacular style. She added she likes having housing downtown, even hotel housing. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Wood stated she likes the building but has a problem with the height. Comm. Member Baer stated she thinks the warehouse vernacular is appropriate and agrees there are different building heights downtown but has a problem with the 65-foot height. She asked if there are plans for those parking lots to have 4-5 story buildings. Senior Planner Dunsmore stated that the General Plan promotes infill, the City is planning more parking structures, many parking lots will eventually disappear in the downtown core, and there will be valet parking for hotel guests in parking structures. Comm. Member Brajkovich stated that the project fits into the fabric of downtown and, if the parking lots are ever built on, it would not result in one-story projects. He added that the scale needs a little more articulation and consideration of the context is important. He expressed concern about overshadowing and shading the front building. He called it a great addition that just needs some tweaking. Comm. Member Hill asked staff to clarify what the allowed heights are in the downtown. CHC1 - 24 CHC Minutes January 26, 2015 Page 6 Senior Planner Dunsmore listed the heights and stated staff would have to look at the towers to see if they meet the guidelines. Comm. Member Hill stated she was glad not to see a four-story faux brick building. She encouraged further refinement and noted that there is not have enough information about the materials and asked for clarification that windows are not mirrored. She stated the design would be better if it integrated the elevator shaft and stairwell. Comm. Member Platt stated it is wonderfully proportioned but suggested making the corners, elevator towers and stairwells less blocky. He stated it is a good addition and good use of space that is not in contrast with the downtown or old town. Comm. Member Pavlik stated the height issue is something that needs to be further evaluated and worked out. He added that it is a lot of building on a small piece of la nd which is very impressive. He agreed with Comm. Member Hill about the materials. There were no further comments made from the Committee. On motion by Committee Member Hill, seconded by Committee Member Baer, to forward the recommended conceptual review directional items to the Architectural Review Commission for incorporation into the formal project submittal with the following changes: Directional Item 1 to read “Explore design alternatives to integrate the stair and elevator towers into the structure”; Directional Item 2 to read “The revised project shall include the use of architectural finish materials and architectural elements consistent with the prevailing architectural character of the district. The building does not need to imitate a historic structure, but should include materials and architectural details consistent and complementary with nearby buildings and the prevailing architecture of the downtown as called for in the Community Design Guidelines for the Downtown;” and Directional Item 3 to remain as presented in the Resolution. AYES: Committee Members Baer, Brajkovich, Hill, Pavlik, Platt, and Wood NOES: None RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 6:0 vote. 3. 1921 Santa Barbara Avenue. ARCH-0521-2014; Review of four proposed live/work units and commercial space within the Railroad Historic District; C-S-H zone; Garcia Family Trust, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the draft resolution finding the project consistent with the Historical Preservation Ordinance and with the Railroad District Plan, and forwarding a recommendation to the Architectural Review Commission to approve the project. Assistant Planner Oetzell noted that last minute communications were received; he passed out copies to the Committee Members and also distributed revised plans. CHC1 - 25 CHC Minutes January 26, 2015 Page 7 PUBLIC COMMENTS: Leslie Terry, SLO, stated that she read the historic guidelines and learned that the project does not follow the guidelines for compatibility with historically designated structures, such as the nearby Master-Listed Chapek home and her home which is the Bittick house, and the adjacent Del Monte Cafe which is on the Contributing List. She described the project as a gigantic thing next to residential historic homes that looks down into backyards. She noted that the height of a pitched roof home cannot be compared to a flat-roofed building. She stated that an industrial look is being encouraged for this project next to the adjacent Del Monte Cafe which is not industrial in style. She supported a smooth architectural transition to the Railroad District. She stated that the Conservation and Open Space Element requires acknowledgment of human scale but this project will be taller than her home and will look down into her backyard. She added that she is shocked at the look and called it out of character but noted her biggest concern is size. Julie Watts, SLO, stated her family, including two children, recently moved to the Chapek residence and they spend a great deal of time in their back yard but this project will encroach upon their enjoyment because much of their view of the railroad tracks, the trains, and the Jennifer Street bridge will be taken away. She expressed concern about loss of natural light for her property and about noise from the live/work units. She stated that the aesthetics of the building do not match the neighborhood. John Grady, SLO, stated that he has lived on Morro Street across from Railroad Square for 2.5 years and he considers the neighborhood a special, unique area. He expressed concern about the contemporary, modern design; the massive size, scale, and height; and the potential for noise from the balconies. He stated the colors and materials look better now. He added that his understanding is that the structure will abut the property line of 875 Upham and will rise 30 feet up, in addition to coming within ten feet of 843 Upham where it will rise to 20 feet and then 30 feet. He noted the loss of daylight and views for these homes as well as for homes across the street. He expressed concern about noise and loss of privacy and gave the example of the loud noise he hears from a second-story balcony on a residence designed by Mr. Garcia near his house. He stated that this structure needs to be two stories, not three, and further set back. Carrie Collins, SLO, stated her family owns the Del Monte Café and she lives in a home nearby. She expressed concern about losing the skyline view for her home and the cafe, and losing light and privacy. She added that she is having a baby in July and is concerned about noise from the project intruding upon the baby's nursery. She stated that the project needs to be set back further as it is too close to residential properties. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Platt stated he thinks the building is ugly but it can be helped. He stated there is a flaw in the Railroad District guidelines. He applauded elimination of the CHC1 - 26 CHC Minutes January 26, 2015 Page 8 roof decks. He called the public testimony from nearby residents gut-wrenching and difficult to ignore. He wondered if a mural could be painted on the project's cafe side. Comm. Member Wood thanked the architect for materials that are gentler than last time. She noted that this neighborhood is a difficult area with old houses that look tall due to tall attics. She stated her biggest concern is the height next to small older homes. She added that she does not know what the City can do about the setbacks because the lots in the area are mostly small and oddly shaped. She noted the need for more continuity in building sizes around the Del Monte Cafe where the buildings are smaller but get bigger and more commercial going south on Santa Barbara Avenue. Comm. Member Baer stated she is very conflicted because this area is truly a transitional area with large buildings and cute little houses and nothing in between. She added that Mr. Garcia did an incredible job but she agrees with the neighbors' comments. She added she has a problem with the height, and feels bad about the view and sunlight loss but she has no answers. Comm. Member Brajkovich stated the project is an attractive building and it is hard to design a unique infill project when there is a need to get as much as possible from a property. He added that he likes the setback element from the Del Monte Café but he did not see a view of how it would look coming up Santa Barbara Avenue. He stated he thinks it will have a looming effect which he would not like if he lived there. He noted the look of the area is changing and the property next door might get built upon because it has the same zoning. He called this building precedent-setting and questioned whether the City is ready for that. Comm. Member Platt stated that if this is the kind of look that will be emulated toward Broad Street, the end result will be something more industrial than railroad, and may end up neither and, as far as ushering in a whole new type of architecture, he does not think it is a good predecessor. Comm. Member Hill stated she is torn between what the community wants to see and the need for redevelopment. She added that the height and mass are more appropriate issues than adherence to guidelines. She noted that roof decks are like an extra story but are not relevant here since the decks and the circular staircases are gone. She added that perhaps the massing is doing a disservice and the same height without the flat roofs would be better, along with making the project look less industrial and more railroad in design. Comm. Member Pavlik noted the Committee's purview and reviewed the issue of this being a transitional neighborhood with residential very close to commercial. He noted that the elevation of this property is higher than the residences on Upham, Chorro, and even Morro Streets because the land falls away in that direction. Senior Planner Dunsmore noted that a lot of comments at this meeting are actually in the purview of the ARC. He added that the Committee must consider both neighborhood compatibility and the commercial zoning along Santa Barbara Avenue. CHC1 - 27 CHC Minutes January 26, 2015 Page 9 Comm. Member Hill stated that the project could be found consistent with the Railroad District plan but that it may have impacts on the Master-Listed homes. She added that the context for the Master-Listed homes is the real issue. Comm. Member Pavlik stated that the ARC would have to take up the impacts of shadow, glare, etc. He agreed the project does appear to be consistent with the Railroad District plan but there are other considerations. Comm. Member Brajkovich suggested wording to recommend exploring a reduction of scale to respect the neighbors. Comm. Member Pavlik suggested stating the project is consistent but there is a concern and then passing it on to the ARC. Comm. Member Hill asked what it would mean in relation to CEQA, if the Committee finds a project consistent but with potential impacts to adjacent and nearby historic resources. Senior Planner Dunsmore stated that the CHC may find the project consistent with the Architectural Guidelines while suggesting to staff that the building may impact historic structures in the adjacent residential neighborhood. There were no further comments made from the Committee. On motion by Committee Member Hill, seconded by Committee Member Baer, recommending adoption of the draft resolution finding the project consistent with the Historical Preservation Ordinance and with the Railroad District Plan but noting needed evaluation of potentially-significant impacts on adjacent neighboring historic properties in terms of massing, scale, and materials. AYES: Committee Members Platt, Hill, Pavlik, Baer NOES: Committee Members Brajkovich and Wood RECUSED: None ABSENT: Committee Member Taylor The motion passed on a 4:2 vote. COMMENT AND DISCUSSION: 4. Staff a. Agenda Forecast for February 23, 2015: 2881 Broad Street, and a major mixed-use project in Miner’s parking area. b. California Preservation Foundation annual conference April 29-May 2, 2015; the City could support sending 1-2 Committee Members. ADJOURNMENT: The meeting was adjourned at 8:57 p.m. CHC1 - 28 CHC Minutes January 26, 2015 Page 10 Respectfully submitted by, Diane Clement Recording Secretary Approved by the Cultural Heritage Committee on February 23, 2015. Laurie Thomas Administrative Assistant III CHC1 - 29 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.” 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 CHC1 - 30 ARC Minutes February 18, 2015 Page 2 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 detaile d 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. 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. CHC1 - 31 ARC Minutes February 18, 2015 Page 3 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. 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. CHC1 - 32 ARC Minutes February 18, 2015 Page 4 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, 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. CHC1 - 33 ARC Minutes February 18, 2015 Page 5 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. 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. CHC1 - 34 ARC Minutes February 18, 2015 Page 6 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. 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. CHC1 - 35 ARC Minutes February 18, 2015 Page 7 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 Approved by the Architectural Review Commission on March 2, 2015. Laurie Thomas Administrative Assistant III CHC1 - 36