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HomeMy WebLinkAbout07-21-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 21, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey -Good Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Assistant Planner Walter Oetzell, Principal Transportation . Manager Peggy Mandeville, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of July 7, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. City -Wide. GPI /ER 15 -12; Review of design - related references in the General Plan Land Use and Circulation Elements Update and aesthetics section of the Environmental Impact Report (EIR); City of San Luis Obispo — Community Development Dept., applicant. (Brian Leveille) Associate Planner Leveille presented the staff report, recommending discussion of the Draft Environmental Impact Report (DEIR) impact evaluation for aesthetics and providing comments for inclusion and response as part of the LUCE EIR. PUBLIC COMMENTS: Eric Meyer, TF LUCE chair, stated that comments should be aimed at making changes to the Community Design Guidelines. There were no further comments made from the public. ARC Minutes July 21, 2014 Page 2 COMMISSION COMMENTS: Commr. Wynn stated that Mr. Meyer is correct in noting that the Land Use Element EIR does not prevent Commission modifications to the Community Design Guidelines although modifications must be approved by the City Council. Commr. Curtis stated that he hopes City- adopted thresholds of significance are included in the EIR because it makes the EIR more defensible. He stated that he has an overall sense that the Draft EIR greatly understates the impacts on scenic and visual resources by not describing them as Class 1 impacts, which creates a weakness making it easier to legally challenge. He stated that it is the responsibility of the EIR to address this cumulatively. He noted that he is also bothered by the lack of measurement of visual impacts and gave the commercial development allowed on Los Osos Valley Road as an example. He stated that if someone saw before and after photos, they would say there has been a significant view impairment impact diminishing the quality of the view. He noted that both the foreground and background of a view should be considered. Commr. Andreen stated that she supports Commr. Curtis's statement in general and that it is appropriate for this Commission to express these concerns. She noted that she is not comfortable with the Class 3 impact designation and would prefer more elastic language that would give the City the tools to address potential loss of view sheds along more than just the scenic roadways. Principal Transportation Planner Mandeville asked the Commission to keep in mind that there was environmental analysis on the General Plan and that the Draft EIR is just about changes. She noted that most empty sites in the City already have plans for development. Associate Planner Leveille stated that if the ARC does not make a comment as a commission via a motion, then individual Commissioners can make comments through the process provided. He noted that the Draft EIR is programmatic and only a review of broad policy objectives. Senior Planner Ricci cautioned the Commission about making a leap from class 3 to class 1 impacts. She noted that there would be changes to the Land Use Map only for the areas studied, such as Calle Joaquin, as part of the EIR process. Commr. Ehdaie noted that this is a programmatic EIR. Mr. Meyer stated that the Specific Plans, not the EIR, is where the details will be studied. Commr. Root supported Commr. Curtis's comments about measuring impacts and Commr. Andreen's comments about broadening of the scope. He proposed narrowing the Commission's suggestions to just those two issues. ARC Minutes July 21, 2014 Page 3 There were no further comments made from the Commission. On motion by Commr. Ehdaie seconded by Commr. Andreen to approve the language of the Draft EIR as presented with the recommendation that measurement tools and analysis be developed that assess impacts on aesthetic resources, and that the EIR conclusion that cumulative impacts to visual resources are insi nificant Class III may be understating overall aesthetic impacts to scenic resources. AYES: Commrs. Ehdaie, Andreen, Curtis, McCovey -Good, Nemcik, Root, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. 163 Suburban Road. ARC 39 -14; Review of two industrial buildings for a brewery and for manufacturing and storage uses, each with a caretaker residence; M -SP zone; Earthwood Lane Properties, LLC, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending continued consideration of the application to a future date with direction on potential design changes that would ensure adequate parking for likely future uses of the site, reduce uniform and continuous wall planes, facilitation solid waste collection, and refine project signage. PUBLIC COMMENTS: Scott Martin, architect with RRM Design Group, stated the intent is for only industrial use but there may be other uses. He noted this project is on two parcels, that the design is focused on the internal elevations and the street view, and there will be a brewery and tasting room. He stated that he was hoping to come to agreement with potential conditions at this meeting and he would rather not continue the project. Senior Planner Ricci responded that staff was not prepared with a resolution so it will be continued. Mr. Martin noted that there will be 24 on -site parking spaces including two spaces in a caretaker's garage, and that maneuverability for trash trucks complies with code and has been approved by the trash company. Senior Planner Ricci asked if the approval by the trash company was in writing. Pat Blote, RRM Design Group, stated it was verified via email but that written approval could be provided. Max Montgomery, property owner and future owner of the brewery, stated that the tasting room will accommodate a maximum of 49 individuals. Mr. Blote added that this brewery will be similar to the Tap It Brewery where the experience has been that the parking spaces are vacated after regular business hours, leaving plenty of space for brewery guests. ARC Minutes July 21, 2014 Page 4 There were no further comments from the public. COMMISSION COMMENTS: Senior Planner Ricci stated that the design of the trash enclosure was unresolved and that she was happy to hear of written approval by the garbage company. She stated that the concern is with the potential difficulty in backing out of the parking spaces closest to the enclosure. Mr. Martin responded that the actual structure is three feet back from the swing of the gates when they are open. Mr. Blote stated that locating the trash enclosure closer to the street is not compatible with the brewery and would also inhibit tenants backing up and maneuvering. Commr. Curtis stated he is happy with the design, especially when compared with the surrounding buildings. He stated he has concerns with the adequacy of parking but maybe that is more of an issue for the property owners because the design more than meets the parking standards. He noted that the stucco -look appearance is off - putting but, since buildings on adjacent lots can be built up to the walls, maybe this is not a big issue. Commr. Wynn stated that the example shown for the patterned blocks, a small church in Arroyo Grande, won a design award. He noted that color patterning allows the breakup of the monotony of the walls and stated he is in favor of accepting it as an innovative use. He supported the location of the trash enclosure as presented. He noted that while the project may be a little "under- parked," the parking has been maximized. Commr. Root stated that he agrees with comments made by other Commissioners and that he likes the material selections, especially the weathering steel and glass mulch. He suggested that the trash enclosure doors be the same weathering steel, possibly with an overhead beam for latching, and that powered doors be used. Commr. Nemcik agreed that the projecting sign at the west end of Building 1 should be lowered in height and noted that some of the other signage might be redundant. Mr. Martin noted that the sign areas are just placeholders, depending on actual tenants. Senior Planner Ricci stated that projecting signs are not normally allowed but staff feels that they would be preferred, if coordinated, for this project. Commr. Wynn stated that the one sign is too high but that blade signs are fine as long as they are placed so cars and trash trucks cannot hit them. Commr. McCovey -Good stated that her office faces Tap It Brewery where the parking lot is tiny, about ten spaces, and there has been no problem with parking. ARC Minutes July 21, 2014 Page 5 Commr. Ehdaie stated that this is a great project and her only concern is the wall that is blank. She suggested windows or recesses in the wall for more articulation. She stated that she approves the parking and trash enclosure, and agrees with Commr. Root. Senior Planner Ricci stated that while there is no resolution of approval tonight, generally there are not a lot of issues, and approval could possibly become a consent item at the beginning of the next meeting. Commr. Curtis stated that the main concern is the sign height for the one sign. There were no further comments made from the Commission. On a motion by Commr. Wynn, seconded by Commr. Curtis, to continue this project to a date certain August 4 2014 and place it on the agenda as a consent item with direction to clarify the project sign proposals and revise the trash enclosure design (materials and hardware) to coordinate with aroiect buildinas. AYES: Commrs. Wynn, Curtis, Ehdaie, McCovey -Good, Nemcik, Root, and Andreen NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 3. 3810 Broad Street. ARC -S 42 -14; Review of update to existing monument signs (enlarge, add panel); C -C zone; Marigold Center, LLC, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of the draft resolution approving the proposed shopping center identification signs, based on findings, and subject to conditions of approval. PUBLIC COMMENTS: Ron Hill, Yesco Sign Company, noted that the three major tenants are contractually guaranteed a certain square footage on the monument signs so the signs will be taller to add the fourth major tenant while keeping the minimum square footage for the current major tenants. Commr. Root noted corrosion problems on the trusses of the current signs. Mr. Hill responded that those will be painted if the Commission wants that. James Lopes, SLO, Chair of Save Our Downtown, stated that a sign approaching the size of a small billboard is not needed since everyone knows the center. He suggested that the signs not be allowed to expand in size and that there are many monument signs around the city that are smaller. He stated that this project is out of synch now and questioned whether it should be allowed to be even more out of synch in the future. ARC Minutes July 21, 2014 Page 6 I There were no further comments from the public. COMMISSION COMMENTS: Senior Planner Ricci stated that Assistant Planner Oetzell worked with the applicant to get more openness to the top of the sign and to add a framework around it. She noted that LED lighting just for the letters is preferred to the present internally illuminated cabinets. Commr. Curtis stated that the overall design is fine, but noted that the pilasters are thicker than the present ones and he prefers that slenderness. He asked if there was any structural reason for the thickness. Mr. Hill responded that this was added as a design piece to make a solid bottom and that the sign could be made with two posts as it is now. Commr. Andreen supported the design in consideration of the obligations to tenants. Commr. Wynn stated that while he will vote in favor of this signage, there is a need to spend less time on signage and that centers are named too much. There were no further comments made from the Commission. On a motion by Commr. Andreen seconded lqy Commr. Nemcik to adopt the draft resolution approving the proposed shopping center identification signs. AYES: Commrs. Andreen, Nemcik, Curtis, Ehdaie, McCovey -Good, Root, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 4. 590 Marsh Street. ARC -C 81 -14; Conceptual architectural review of a revised mixed -use project; C -D zone; Randy Alonzo, PB Companies, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending that the item be continued to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. She noted that five letters had been received about this project, mostly from Save Our Downtown members, and a sixth letter was received at the meeting and distributed this evening. Commr. Andreen stated that Mayor Marx also wrote a letter expressing concern about historic context. ARC Minutes July 21, 2014 Page 7 Randy Alonzo, PB Companies, stated that the project is being modified and changes have already been made that would satisfy comments that will be expressed tonight. He noted that the City needs housing, especially downtown, that will help retain talent here since millennial techies have lots of opportunities in other areas. He stated that he has been getting inquiries from millennials working for businesses like Rosetta and Mind Body and that the project across the street sold out before construction began. He stated that he is paying attention to comments and that schematic floor plans reflecting comments about having the verticality in the center and terracing outward from that are being designed. He stated that he wants to use green screens and rooftop terraces and gardens. Steve Rigor, architect, stated that having a generator to power the car lift in case of a loss of power has not been explored, that the goal is to use the lifts for residents and employees, and that there is a need to reduce the number of lifts due to expense. He noted that providing onsite parking rather than paying in lieu fees to the City is a sales advantage. PUBLIC COMMENTS: James Lopes, SLO, Chair of Save Our Downtown, stated that although the site is not in the historic district, it is adjacent to historic structures. He stated that the project needs to be totally redone to meet Community Guidelines by reducing the height to less than 50 feet and by having a design that is historically related to adjacent structures such as the Jack House. He referred the Commissioners to the letter he submitted. Adam Hill, SLO County, stated there is a need to create more opportunities for people to live downtown because there is a real housing shortage for younger workers and probably more so for retired boomers who do not want to live in big houses but do want to be in the mix of things. He commended the City for its ability to continue to evolve and noted the importance of having the downtown filled with people of every age. Dave Hannings, SLO, stated that it is annoying to study these projects and then come to the meeting and hear that it will be changed. He noted that his neighborhood will be torn up for at least ten years due to various construction projects. He stated that he is happy with the idea of green walls but that the current design is ugly, horrible and inappropriate and, unlike the initially approved project, has no dignity and no presence. Joel Snyder, SLO, architect but here as a resident, stated that projects like this are different and exciting, and what people moving here will be looking for. He noted that people get used to the parking lifts with one use. Scott Martin, RRM Group, supported the architects and encouraged comments. He stated that the "wedding cake" description scares him. There were no further comments from the public. ARC Minutes July 21, 2014 Page 8 COMMISSION COMMENTS: Commr. Andreen stated she had a visceral reaction when she saw the drawing —dark, like a hospital, and much, much bigger looking than the previous project approved in 2008. She added that the pedestrian level of the prior project was easier to relate to because the rhythm was similar to other downtown buildings. She stated that she loves modern buildings but not this one, and she thinks that some of the targeted techies will see this project as a misfit. She noted that she understands the project is designed to break up the view of the building but that there should be a more rhythmic, calmer design next to Jack House and this edgy design would look attractive in another location. She stated that she loves the roof garden and housing downtown but would prefer a more horizontal emphasis on a more human scale that provides harmony but not conformity. Commr. Curtis stated that he shares some of the same concerns. He noted that the ARC has seen the rethinking of a number of projects in the last few years including the one across the street which is substantially smaller than the original approved proposal. He stated that ultimately the City has to end up with a downtown that has compatibility with a sensible progression from one project to another. He stated that this project has the overall appearance of being too large, too bulky, lacking in coherence, and too varied in design. He added that more regularity in appearance would make it more compatible with the Marsh Street Commons building and other buildings on Nipomo Street, and it is a little bit too high in relation to its context and setting and the need to harmonize with the adjacent structures. He noted that the vertical elements sticking out are jarring. He complimented the mix of residential units with the commercial at street level and the idea of trying out the parking solution. He noted the need for some acknowledgement of the corner at Marsh and Nipomo, maybe by creating a public area there and carrying it up vertically with a notch out, and maybe with an outdoor dining area which would give more variation and acknowledgement to the public and more public sidewalk at the ground level. Commr. Ehdaie stated that this is a great innovative and modern project with a unique design that speaks to the techie people. She noted that the building is tall and does not blend in but she likes the selection of materials and her only concern is the planters. Commr. McCovey -Good agreed with the need to define a rhythm but stated she is fine with the materials and scale. She noted the need to pay attention to the elevation in relation to the Jack House. Commr. Wynn agreed that there is high demand for downtown housing but noted it does not all have to be all in one building and can be better distributed. He stated that this building feels too big. He pointed out that downtown buildings all have a contrasting band just above the first story and /or awnings at that height and that this identifier for the downtown needs to be part of all buildings. He suggested Seattle as an example of a city that maintains this while still having edgy design. He asked that the architects explore the idea that an elevation change happens where the programmatic shift ARC Minutes July 21, 2014 Page 9 happens to reflect on the outside what is happening on the inside. He noted that the stair tower breaks this up. He stated that he wants to see something more horizontal and he is especially concerned with the southwestern wall and other walls that appear quite blank. He requested that the elevation presentation include one or two buildings adjacent to the project in all directions to show context for the building. He stated that the first floor should be all retail to encourage pedestrian traffic to continue beyond Nipomo Street. Commr. Nemcik agreed with Commr. Wynn about seeing elevations in context. She stated that this building looks really massive and that the attempt to break up that mass seems to have gotten out -of -hand. She noted that she likes the modern look, which could definitely fit downtown, and the roof gardens and green screens. Commr. Root stated that the issue is the target for compatibility. He noted that St. Patrick's Church in San Francisco, overlooking the Yerba Buena Gardens with modern buildings all around, is a good example. He stated that rhythm on the exterior helps with compatibility and that he is not concerned with massing. He noted that shading studies will tell more about the appropriateness of the height. He stated that he appreciates the innovative parking system, but noted that, at some point we have to stop designing for cars, or at least for big cars. Commr. Wynn stated that a shading study must be done no matter the height because in the guidelines it says buildings cannot shade public spaces, including the Jack House. He asked for clarification about how shading is measured. There were no further comments made from the Commission. On a motion by Commr. Wynn, seconded by Commr. Ehdaie, to approve staff recommendations for items to be addressed in plans submitted for final approval and including the following additions: 1) Add to Item # 5: Submit a solar shading study to assess whether the new building significantly impacts solar access to the Jack House Gardens. 2 With plans submitted for final architectural review, include expanded streetsca a elevations alon_q both Marsh and Ni omo Streets showinq the relative scale of -nearby structures. 3 With plans submitted for final architectural review, provide photographs of adjacent properties and expanded sectional views that show the site in relationship to nearby properties. AYES: Commrs. Wynn, Andreen, Curtis, Ehdaie, McCovey -Good, Nemcik, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. ARC Minutes July 21, 2014 Page 10 COMMENT AND DISCUSSION: 5. Staff: a. Agenda Forecast 1) August 4, 2014: Pacific Courtyards, new contemporary house on San Luis Drive at the very end of the street, new affordable housing project for Housing Authority on Humbert, informational item about the Portola Fountain at Marsh and Higuera 2) August 18, 2014 new hotel on east side of North Monterey next to Pappy McGregors, McCarthy Tank and Steel moving a building 3) September 8, 2014 and 15th, back to back meetings due to Labor Day. 4) September 8, 2014: Conceptual review of new building across from CVS on corner of Broad and Marsh, Caudill Street modification on a small lot, east side of Broad four residential units and six work /live. 5) September 15, 2014: Miner's mixed use project on Santa Barbara called Emily Street, residential project on Rockview. 6. Commission: Commr. Wynn will be absent from the August 18, 2014, meeting. Commrs. Curtis and Nemcik will be absent from the September, 2014, meeting. ADJOURNMENT: The meeting adjourned at 9:00 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on August 4, 2014. Laurie Thomas Administrative Assistant III