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HomeMy WebLinkAbout04-20-2015 ARC Draft Minutes of 04-06-2015DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 6, 2015 OATH OF OFFICE: Swearing in re-appointed Commissioner Ken Curtis and new Commissioner Angela Soll. City Clerk Mejia administered the Oath of Office to Commissioners Curtis and Soll. Commissioner Soll was seated. ROLL CALL: Present: Commrs. Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn. Absent: None. Staff: Associate Planner Marcus Carloni and Recording Secretary Erica Inderlied. ELECTION: Election of Chairperson and Vice-Chairperson On motion by Commr. Andreen, seconded by Commr. Curtis, to appoint Vice-Chair Ehdaie to continue serving as Vice-Chair and Chair Wynn to continue serving as Chair. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of March 2, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 323 and 353 Grand Avenue. ARC 25-13; Continued review of four new single- family residences on four existing parcels with a categorical exemption from CEQA; R-1 zone; Ryan Petetit/John Belsher, applicants. Draft ARC Minutes April 6, 2015 Page 2 Marcus Carloni, Associate Planner, presented the staff report, recommending that the Commission adopt a resolution approving the project based on findings and subject to conditions which he outlined. In response to inquiry from Commr. Curtis, Associate Planner Carloni clarified that the revised parking layout includes the same number of guest parking spaces as the previous submittal; clarified that owners will likely share maintenance responsibility for the common-access driveway; clarified that Condition 1, limiting the number of bedrooms allowed in each home, is being implemented to restrict the number of bedrooms on the lot to ensure additional bedrooms are not added in the future; the document will be recorded on property title. In response to inquiry from Chair Wynn, Associate Planner Carloni clarified that the standard agreement would allow additional bedrooms if the lots were rezoned or made larger in the future, consistent with City standards. In response to Commr. Root, Associate Planner Carloni clarified that Condition 7.b. is intended to govern landscaping in the front yard, while Condition 7.c. is intended to govern landscaping along the access way to provide screening of parking spaces. Jenny Emrick and John Belsher, PB Companies, applicant, presented a PowerPoint and summarized the changes that have been made to the proposed project since its last hearing. In response to inquiry from Commr. Soll, Associate Planner Carloni clarified that the parking is designed to meet or exceed the 24-foot minimum backup depth for a vehicle, allowing vehicles to exit/circulate if all parking spaces are occupied. PUBLIC COMMENTS: Linda White, SLO, distributed written comment from Ken Schwartz; requested further reduction in project size and asked for increased compatibility with the older neighborhood; noted a recent Tribune article regarding the lack of local workforce housing; opined that the project would be better suited to a high-density zone. Carolyn Smith, Residents for Quality Neighborhoods, SLO, noted the group's goal of preserving R-1 and R-2 neighborhoods; commented that the Police Department has historically received high numbers of noise complaints in areas with residences similar to those proposed; opined that the proposed parking layout is insufficient. Rebecca Keisler, SLO, commented that the R-1 character of the neighborhood is deteriorating; opined that substandard lots lead to substandard conditions; urged the Commission to promote housing affordable to the workforce instead. There were no further comments from the public. In response to public comment, Associate Planner Carloni clarified that the Commission's purview is design, rather than density; noted that reducing the size of the Draft ARC Minutes April 6, 2015 Page 3 structures would not necessarily limit the number of bedrooms or occupants therein because there is not a specific bedroom limitation in the R-1 zone. In response to public comment, John Belsher stated that issues related to lot size and density have already been vetted by the Planning Commission; noted that the original project concept included three lots, each with a 5-bedroom primary unit with a secondary unit, for 6 units total. COMMISSION COMMENTS: Commr. Soll noted recent site visits; opined that the proposed parking appears problematic; noted concern about lack of apparent compatibility with surrounding properties. In response to inquiry from Commr. Andreen, Associate Planner Carloni clarified that no exceptions are requested from the ARC. Commr. Andreen commented that potential impacts upon neighbors is an ongoing concern, but noted no apparent grounds for disapproving the project, in consideration of the Planning Commission's approval and the applicant's compliance with the ARC's previous direction. Commr. Curtis spoke in support of the architectural style; thanked applicants for their compliance; noted that presumed occupancy of the buildings cannot be a factor in the Commission's deliberation; commented that the project does not conform to Community Design Guideline 5.3 A., regarding the compatibility of infill development. Commr. Root opined that issues about student behavior will persist and are not the Commission's purview; noted support for the project. Commrs. Nemcik and Ehdaie concurred. Chair Wynn noted support for the project; opined that upscaling of neighborhoods over time is inevitable; commented that, while neighborhood impacts are a concern, the Community Design Guidelines have been complied with. In response to inquiry from Chair Wynn, Associate Planner Carloni stated that bicycle parking will be provided inside the proposed garages but additional short term bike parking spaces could be conditioned. There were no further comments from the Commission. On motion by Commr. Andreen, seconded by Commr. Nemcik, to adopt a resolution approving the project based on findings and subject to conditions contained in the staff report, with the following additional condition: 12. Plans submitted for a building permit shall include a minimum of five short- term bicycle parking spaces, subject to approval by the Community Development Director. Draft ARC Minutes April 6, 2015 Page 4 Condition shall be inserted immediately following Condition 11, and all following conditions renumbered. AYES: Commrs. Andreen, Ehdaie, Nemcik, Root, Wynn NOES: Commrs. Curtis, Soll RECUSED: None ABSENT: None The motion passed on a 5:2 vote. 2. 11321 Los Osos Valley Road. ARCH-0902-2015; Upgrade the planting and site elements including signage; R-3 zone; CI Investors, LLC, applicant. Commr. Root announced his recusal and left the meeting at 6:13 p.m. Marcus Carloni, Associate Planner, presented the staff report, recommending that the Commission adopt a resolution approving the proposed sign package, including three freestanding entry signs (one with illumination) exceeding the allowed sign area, decorative entry walls, and approving the landscape plan, based on findings and subject to conditions of approval which he outlined. In response to inquiry from Commr. Curtis, Associate Planner Carloni clarified that, had the request included only landscaping, it would have been reviewed at staff level. Commr. Curtis noted skepticism about the applicant’s claim of 50% reduction in water use, considering the inclusion of tropical species. In response inquiry from Commr. Curtis, Associate Planner Carloni clarified that staff recommends approval of the sign illumination due to the project's commercial surroundings; noted that reclaimed landscaping water is supplied by the City Water Reclamation Facility and that supply pipes already exist in the right-of-way. David Farmer, landscape architect, and Debbie Irish, Irish Hills Hamlet apartments manager, presented a PowerPoint, summarizing the rationale for sign replacement and landscape refreshment, including a 50% reduction in lawn areas and the delivery of a water management program. Farmer noted his intent to provide interesting landscaping enabling delineation of different areas within the complex; stated that many of the proposed plantings are Australian and South African species that can withstand dry conditions. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: In response to inquiry from Commr. Soll, David Farmer clarified that, while watering needs will differ among "neighborhood nodes," nearly all species will be drought tolerant. Draft ARC Minutes April 6, 2015 Page 5 In response to inquiry from Commr. Curtis, David Farmer clarified that all of the proposed landscaping, except the vegetable garden, will utilize reclaimed water, which is not currently used. In response to inquiry from Chair Wynn, David Farmer clarified that plantings will be installed behind and adjacent to the proposed monument signs and trash enclosure areas; noted willingness to screen the trash enclosure from overlook by neighboring homes by way of installing a trellis. In response to inquiry from Commr. Nemcik, David Farmer stated that the asymmetrical sign planned for the corner of Royal Way can be made to feel more balanced with the inclusion of plantings at right. There were no further comments from the Commission. On motion by Vice-Chair Ehdaie, seconded by Commr. Curtis, to adopt a resolution approving the proposed sign package, including three freestanding entry signs (one with illumination) exceeding the allowed sign area, decorative entry walls, and approving the landscape plan, based on findings and subject to conditions of approval contained in the staff report, with the following additional condition: 8. Future site upgrades shall consider including a trellis over the trash enclosures to screen the enclosure from overlook by neighboring and on- site residences. Condition shall be inserted immediately following Condition 7, and all following conditions renumbered. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Soll, and Wynn NOES: None RECUSED: Commr. Root ABSENT: None The motion carried on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Vice-Chair Ehdaie left the meeting at 6:51 p.m. Associate Planner Carloni summarized upcoming agenda items. Vice-Chair Ehdaie returned at 6:56 p.m. Draft ARC Minutes April 6, 2015 Page 6 4. Commission: Commr. Curtis noted his anticipated absence from the April 20th and May 4th meetings. Commr. Andreen left the meeting at 7:04 p.m. Commr. Soll noted her anticipated absence from the May 4th meeting. Chair Wynn welcomed incoming Commissioner Soll. ADJOURNMENT: The meeting adjourned at 7:05 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary