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HomeMy WebLinkAbout03-17-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 17, 2014 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony Palazzo, 1 Position Vacant, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey -Good Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Marcus Carloni, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of March 3, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 3099 and 3049 Broad Street. ARC -C 11 -14; conceptual review of a mixed -used project with eight residential units, 7,000- square feet commercial, and parking reductions; C -S -S zone; Paul Abbot, applicant. (Marcus Carloni) Associate Planner Carloni 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 approval. Scott Martin, RRM Design Group, applicant representative, noted that this location is a gateway to the Broad Street corridor and the proposed mixed -use project is an opportunity for smart growth and infill development that could encourage walking, biking, and use of public transit. He stated that the two tall sections on the front elevation are designed to anchor the building and be visible markers for wayfinding. He added that the buildings are set back on all sides, that almost all units have windows on three sides, and that the design is aesthetically in line with the industrial railroad theme. He mentioned that the vehicular and pedestrian paths will be well articulated. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Ehdaie expressed concern about the amount of parking spaces in the project. ARC Minutes March 17, 2014 Page 2 Associate Planner Carloni responded that stated that the request for a 30% parking reduction in addition to the tandem parking creates concerns that the parking provided is not sufficient to serve the multiple uses in the project. Commr. Ehdaie supported staff's direction to add articulation to the right elevation. Commr. Hopkins stated that he likes the front elevation as presented and agrees that the design follows the area plan and harkens back to Railroad Square. Commr. Palazzo asked whether space has been provided for venting and a parapet to screen mechanical equipment to potentially accommodate restaurants on the commercial level. Paul Abbott, applicant, stated that he does not necessarily agree this is an ideal location for a restaurant, but noted that mechanical equipment could be screened in either the brick or elevator chases. Mr. Martin disclosed that proposed buildings are taller than the currently - allowed 35 -feet maximum and that a request for a variance will be necessary. Senior Planner Ricci noted that if future C -R zoning is adopted, the maximum height allowance will be 45 feet. Associate Planner Carloni stated that the maximum height is calculated from the average natural grade. He also expressed concern that wayfinding signage on the pedestrian pathways be included to keep pedestrians off the vehicle ramp. Commr. Curtis stated that he would prefer separate access for pedestrians. Commr. Palazzo noted that, because the ramp is 18 feet wide, it is not really a problem if pedestrians walk on the ramp. Commr. Curtis stated he had some concerns about shared parking as identified in the staff report and whether it is appropriate to count tandem spaces in the total for an entitlement for mixed -use parking reduction. He suggested exploring the possibility of shared parking on the Alano property. He stated he will look at this carefully later and, if parking is not adequate, parking will overflow onto adjoining properties. Commr. Wynn stated he is very concerned that there is not enough parking although he appreciates the desire to promote other modes besides vehicles. He noted that when the tandem parking is removed from consideration, the project seems way under parked and that there is probably no incentive for Alano Club to share parking since they have already secured access through this property. He stated that, unlike downtown, he does not consider this area walkable yet. Mr. Martin noted that the choice was made to provide storage as opposed to maximizing parking. ARC Minutes March 17, 2014 Page 3 Commr. Palazzo asked if the storage space makes the property more marketable. Leonard Grant, RRM Design Group, stated that the design with tandem parking and storage results in more square footage and a few more units. He noted that the applicant is asking for direction on how to adjust that. Senior Planner Ricci stated that tandem parking works for the residential units and maybe storage could go above the parking spaces. She noted that an almost identical issue came up with another project and the conclusion was that you cannot have both tandem parking and the 30% reduction. Commr. Wynn stated he likes the tandem parking for the residential units but those spaces cannot be counted for the reduction. He noted that in a single - family home, garages may be half - filled with possessions, but residents also have a driveway and street parking available. He stated he is not flexible on the 16 parking spots needed for the eight residential units. Commr. McCovey -Good stated that parking is more critical than storage. Discussion of the Front Elevation: The Commission reached consensus that the elevation was appropriate as designed with the use of authentic materials. Discussion of the Rear Elevation: Commr. Ehdaie, Commr. Hopkins, Commr. Palazzo, and Commr. McCovey -Good supported the design of the rear elevation as presented. Commr. Curtis stated he would like more articulation because it is four stories tall. Commr. Wynn supported the wall height, but suggested that materials be varied. Discussion of Right Elevation: Commr. Wynn noted that this elevation will be visibly prominent and that the corner has been well designed. He stated that the first section of wall toward Broad Street should have more articulation and that pushing it back five feet would fulfill the applicant's promise of windows for residential units although it would reduce the square footage. Commr. Palazzo stated that he approves of this elevation as presented. Mr. Martin stated that the brick and stucco sections will not be in the same plane. Commr. Hopkins stated he would like a little more articulation but agrees with the applicant about the potential for new building next door affecting the view from this side and the expense involved in altering the design. ARC Minutes March 17, 2014 Page 4 Commr. Ehdaie stated that air and light provided by windows on this side would be important forfuture residents. She also supported articulation on the bottom level, especially if development on the adjacent property includes an alley on this side. Commr. Curtis agreed with Commr. Ehdaie and added that more windows will help with marketability and articulation. He noted that there may not be development on the adjoining lot for many years and, if this building is in place when development does occur, then the design of this building will have to be considered. Discussion of Building Height: Commr. Wynn stated that, if a variance is granted to match the soon -to -be new zoning height of 45 feet, the residential ceiling height could be increased to more than the current eight feet. Commr. Palazzo stated that a height of 45 feet is appropriate here. Associate Planner Carloni stated that staff does not have a big concern with the height, but getting a variance is difficult. He noted that the Planning Commission would review a request for variance. Commr. Curtis stressed that variance findings are difficult to make. Senior Planner Ricci stated that it might be helpful to clarify in the plans the amount of the roof plane that exceeds 35 feet. She added the Planning Commission has approved taller buildings when they accommodate residential uses on upper floors. There were no further comments made from the Commission. On motion by Commr. Palazzo, seconded by Commr. Hopkins, to continue the project to a date uncertain with the directional items in the staff report, including an amendment to Item #3 that states: "Include a sheet in plans for final review that clarifies pedestrian circulation proposals. " In addition the following directional items were included: 1. Pedestrian access: no major concern; handle with signage. Applicant needs to provide clarification to indicate how this will be handled. 2. 30% parking reduction: potentially explore sharing parking with the Alano Club property and /or do not request reduction for the residential component; tandem parking supported for the residential uses but should not be factored into parking reductions. 3. Front elevation: no additional articulation needed; use authentic materials. 4. Rear elevation: explore different materials and color changes. 5. Right side elevation: add articulation and /or changes to materials for residential Unit 7 near the front. 6. Modify plane of material change (from brick to stucco) on right and left side elevations to terminate brick material at logical point of wall plane change. 7. Left side elevation: acceptable as presented ARC Minutes March 17, 2014 Page 5 AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey -Good, Palazzo, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 6:0 vote COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Senior Planner Ricci gave an agenda forecast of upcoming projects. 3. Commission: a. Commr. Curtis will miss the meetings in May. b. Commr. Palazzo commented about the visibility of ducts on a building remodel at Johnson and Monterey; he stated that the ducts are not screened. Associate Planner Carloni stated that staff is aware and the project has not been finaled yet. c. Commr. Hopkins complimented the Marsh Street Commons project. Commr. Wynn noted that the exterior lights on Marsh Street Commons are not shielded. Associate Planner Carloni stated that people have a hard time complying with the City's lighting ordinance. ADJOURNMENT: The meeting adjourned at 7:00 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on April 7, 2014. Lautie Thomas Administrative Assistant