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HomeMy WebLinkAbout08-04-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES August 4, 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, Assistant Planner Walter Oetzell, Supervising Civil Engineer Hal Hannula, Parks and Recreation Public Art Manager Melissa Mudgett, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. The Consent Item for 163 Suburban Road was the first item considered. MINUTES: The minutes of July 21, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. CONSENT ITEM: 1. 163 Suburban Road. ARC 39 -14; Adopt a resolution approving 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 adoption of the Draft Resolution approving the construction of two new industrial buildings with caretaker dwellings. On motion by Commr. Curtis, seconded by Commr. Andreen to adopt the Resolution as presented with one amendment: delete the last sentence in Section 2 Public Works, Condition #8: "The accessible path between buildings shall not rely on the accessible parking space loading zone.' ARC Minutes August 4, 2014 Page 2 AYES: Commrs. Curtis, Andreen, Ehdaie, McCovey -Good, Nemcik, Root, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. INFORMATIONAL UPDATE: 1. Staff update on proposed modification to planned public art at the Portola Fountain located at Higuera and Marsh Street intersection. (Melissa Mudgett) Commr. Root recused himself for this item. Commr Wynn stated that the base looks different and asked if it is a different metal. Public Art Manager Mudgett stated it is a less reflective finish than the original piece. Commr. Wynn requested that the material and finish be clarified by the artist. The Commissioners agreed with the staff's conclusion that the previous findings made by the ARC with the earlier review of the project were not affected by the changes, and that the project would not require further review by the ARC. PUBLIC HEARINGS: 1. 2207 San Luis Drive. ARCMI 77 -14; Review of a new single - family residence on a sensitive site; R -1 -S zone; Mr. and Mrs. Mark A. Anelli, applicants. (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 make the project more consistent with the City's Community Design Guidelines. Applicant Mark Anelli, stated that a precedent has been set for two - story, flat- roofed contemporary homes in this neighborhood. He noted that a home will be built on the west side of his home so his house will not block the view of the hillside in the future. He described a diagonal wire line trellis system that will cover one large wall which will be seen only from the very end of the cul -de -sac. PUBLIC COMMENTS: There were no comments from the public. ARC Minutes August 4, 2014 Page 3 COMMISSION COMMENTS: Commr. Andreen compared the west elevation of the house with the Mission wall facing Chorro and decided that there is a peacefulness to having one unarticulated element when the design is dramatic. She commended the design and stated that it is compatible with the new Spanish style home in this neighborhood. Commr. Wynn stated that the wall on the "west side" of the residence is a bit massive, but that the design fits the envelope, has good order and symmetry, and will not block the view of the steep hillside. He added that the one wall of concern will be covered with plants and the other wall will have another home adjacent to it. He suggested that the proposed green screen on the east wall is fine but should be more "orthogonal ", consistent with the rest of the elements of the house. He noted that the Commission needs a better understanding of the locations of specific colors and textures and where they terminate. Commr. Nemcik stated that more variation in the gray colors would bring the mass down. Commr. Root stated that he sees an opportunity to create an asymmetric square to the left of the doors on the largest field of the house. He agreed that the green screen should be horizontal and vertical, not diamond shapes. Commr. McCovey -Good suggested adding to the resolution a requirement that there be more variation in the grays to help reduce the massing. Commr. Wynn agreed that a decrease in massing could occur by modifying the color palette and that this could be handled at the staff level. Senior Planner Ricci suggested a new Condition 1 stating that the applicant shall submit revised elevations with specific callouts on the colors and where they terminate their edges. She added that the other Conditions would remain in the resolution. There were no further comments made from the Commission. On a motion by Commr. Nemcik, seconded by Commr. Ehdaie, to approve the resolution with the following new Condition #1: "The applicant shall submit revised elevations showinq colors and- materials and their to ical termination points to the approval of the Community Development Director. An updated colors and material board shall also be submitted with consideration for a more varied color palette." AYES: Commrs. Nemcik, Ehdaie, Andreen, Curtis, McCovey -Good, Root, and Wynn NOES: None RECUSED: None ABSENT: None ARC Minutes August 4, 2014 Page 4 The motion passed on a 7:0 vote. 2. 1327 Osos Street. ARC 96 -13; Review of plans for a mixed -use project with nine (9) condominium units and 8,000- square feet of office space in the Old Town Historic District, including a request for an approximately 30% parking reduction through a shared parking reduction and automobile trip reduction program; R -3 -H zone; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending continuation of the project with direction to the applicant and staff on pertinent issues. She noted that letters were received from Allan Cooper who stated he is supportive of the staff position, and from Joseph Abrams, a member of Save Our Downtown, who recommended denial of the project. She stated that letters were submitted at this meeting from Stewart Jenkins and Diane Jenkins who included paper copies of her PowerPoint presentation. Carol Florence, Principal Planner, Oasis Associations, pointed out that the scale model has been expanded to include the immediate neighbors. Jonathan Watts, Architect, Cunningham Group, stated that the project is pedestrian - oriented, has more bike parking than required, and is focused on the future. He stated that the shared parking, which will have no assigned spaces, will allow others to park when the residents are away during the day. Principal Planner Florence stated that the applicant will work with SLO Regional Rideshare to satisfy concerns about parking, and showers, a car pool space and bicycles will be provided. Architect Watts stated that the roof decks are important living spaces and that second floors always overlook ground floors, even in single - family home neighborhoods. He added that the decks are not enormous and have not used the entire roof. He stated that contrast is needed to avoid demeaning the church by mimicking its design but it is important to maintain the rhythm of the street. He noted that the roof height is consistent with the height of the church and that the width of the building features and spaces fronting the street match the elements of the church, thereby keeping the rhythm. He added that the gable in Condition 4 is not in keeping with updated Craftsman style and the solid wall next to the door adds privacy for that residence. PUBLIC COMMENTS: Diane Jenkins, SLO, neighbor to the project, stated that Morro Street is known as Bicycle Boulevard. She pointed out that most of the buildings on the applicant's presentation board are not in Old Town, which is a quaint area that harkens back to simpler times with its many Victorian homes, and where even the nonconforming structures, except one apartment building on Morro Street, are similar in design. She stated that this project is a wrong fit for this neighborhood but that she loves infill and supported the 2009 design because it was more alive and did not feel as big. She ARC Minutes August 4, 2014 Page 5 added that the Morro Street entrance for this design is just a stairwell and most of the living is on top of the roof, isolated from the neighborhood. She stated that when you get to Old Town, you expect to see an old town. Stewart Jenkins, SLO, stated that he wished the applicant had started with contacting neighbors to discuss a plan that would fit the neighborhood. He also pointed out that many of the homes pictured on the applicant's board are not in Old Town. He referred to Thomas Jefferson who made buildings look large inside but small outside. He added that the 2009 project design provided for human activity on the ground level and noted that when you walk around Old Town, there are some residences with living units over garages but they are all at the back of the properties, which gives a feel of community to the neighborhood that this plan does not do. He described the Rio Bravo Apartments as having an old, classical rhythm, and the church as being like a Mozart symphony, but stated that this project design is a thrust plate of cliffs and a dead zone of parking which does not match Morro Street or Osos Street and does not have a classical rhythm. He supported denial of the project and sending it back to the drawing board. Pete Peterson, SLO, stated that lack of parking has always been a problem which results in parking in driveways and on the street. He added that for the building next door, this project will make a bad parking problem worse. He noted that the 30% reduction is enough and losing eight more spaces is bad. He stated that the design for the Osos Street side is untenable. He noted that, on the Morro Street side, umbrellas, etc., placed on the fourth -story decks will push the height up to forty feet or more. He suggested that the design would be somewhat better if stepped back and if the siding from one street wrapped to the other street. Senior Planner Ricci noted that the reduction of eight parking spaces is not in addition to the 30% reduction. James Lopes, SLO, Save Our Downtown, pointed out that the Cultural Heritage Committee concluded that the current design does not meet the Guidelines. He agreed with the CHC recommendation to deny the project but noted that it is preferable if the Commission can work with the applicant on a redesign, especially on the Osos Street frontage. He stated he would like the office building to have more building frontage rather than parking frontage. He suggested that the garage entrance be reduced by half and made one way since there is another entrance. He also suggested moving the transformer. He stated that, overall the design is boxy, out of character with its historic context, and out of scale with the apartment building and the eave lines on the church. He added that it is a stretch to say it is consistent with the roof line of the church's main sanctuary. He opposed the contemporary design and noted that in urban design, you normally look at multiple buildings in the neighborhood, not just one (in this case, the church) and that the design should be contextually referenced with any use of modern style being light and not like the box shape, which stands out as overwhelming, especially to the apartment building and the street. He stated he is willing to see a continuance and, if there is an eight space parking deficiency, then the office building should be reduced by 2400 square feet. ARC Minutes August 4, 2014 Page 6 David Drake, SLO, stated that the City will have many more buildings of contemporary design if this is approved. He added that the massing is about getting money out of the building. He agreed that the design is not musical but is a disruption on both streets. He suggested that the Osos Street ground level be more approachable and that there be less verticality on Morro. He supported denying the project. Rachael Drake, SLO, stated that she does not see any changes to the Osos side design as discussed at the Cultural Heritage Committee meeting. She noted that the original design was more in the context of the neighborhood, and that the orange pop out looks like a VCR. She added that the church totally vanishes. Brian Starr, SLO, stated that the Guidelines caution against mimicry. He noted he prefers a design in contrast to the church, allowing it to remain iconic. He supported the design and added that it is consistent with what is nearby but different in style. Marianne Bernstein, SLO, supported not mimicking the church and stated she is excited about the project and the colors which will bring vibrancy to the downtown. She added that she is disappointed that the red was removed from the color palette. Alice Davis, SLO, stated that the orange box, which looks like a cage, will become the focal point and detract from the church's beauty. She noted that streets are not just made of structural things, but that buildings have personality and evoke feelings. She added that the many details of the church are very calming and not busy. She described the new Morro Street entrance as looking very uptown and classy but noted that the color of the awning does not fit with all the other colors on buildings and awnings and that together form a beautiful string of pearls. There were no further comments from the public. COMMISSION COMMENTS: Commr. Curtis noted that there were several comments from the public about parking. He asked if the Commission has any discretion on parking. Senior Planner Ricci stated that the ARC is charged with acting on requested parking reductions. She noted that the Planning Commission did not act on parking because they thought the design might change further and was best handled by the ARC at final design review. In response to a comment by Commr. Wynn, the architect stated that this will be an office building, not a medical building, and that the applicant is willing to restrict the use. Commr. Curtis stated that it makes more sense to have two spaces set aside for car pool drivers rather than allocate a space to accommodate a shared on -site auto. ARC Minutes August 4, 2014 Page 7 Commr. Root noted that in the not too distance future, fewer people will own vehicles and there is a need to encourage shared vehicles in project design. Commr. McCovey -Good concurred with Commr. Root's statement. Commr. Wynn noted that the overall massing has changed from the original 2008 -09 design which had roughly 2Y2 stories of living space over underground parking. He added that the half -story living space is now open deck living space over the top of three full stories which is a detriment to the scale of the project. He noted that important buildings have usually been sited on corners, not mid - block, and they are bigger with a significant presence to them. He added that the main floor of the church was lifted up to emphasize its importance. He noted that this building, equally tall, starts at grade level. He added that the Railroad Square project works contextually and is consistent with the Guidelines which he does not see with this project because it is so disparate in style, with organizing lines of rhythm hard to find. He stated that ultimately this project comes down to the idea of life on the street mentioned by several public speakers which seems to be lost here. He added that he did not want to repeat the mistake of letting Apple close off a portion of a block on Morro which created a dead zone. Commr. Ehdaie stated that this is a great design on a difficult parcel and that, in terms of massing and architectural style, it is fine not to have the same pattern as the church. She added that she feels the design can be improved and that she cares about the living space, especially on Morro Street because it is a cozy, friendly street. She stated that underground parking would help with vibrancy and friendliness. She noted that it is very important to use high quality materials on the awnings so the color does not fade and become an eyesore, and the same is true for all the detailing, including light fixtures. Commr. Curtis stated that it is unfortunate that the underground parking was eliminated as it would help reduce overall massing, and improve life at the street level and compatibility with neighbors. He noted that the residential design has improved, especially on Morro Street, but some refinement is still needed. He stated that he agrees the roof decks add to the appearance of bulk and mass and they need to be pulled back a bit which would also reduce intrusion into the privacy of surrounding lots. He agreed that it is better to differentiate general architectural style from an historic structure so as not to detract from it. He stated that he likes the fagade facing the church because it is more austere and focuses attention on the detailed nuances of the church. He agreed that the orange box on Osos Street is too dominating and stated he does not see any value in having the breezeway which, if eliminated on the upper level, would make the design a little more compatible. He supported the ground level office use and the window pattern because it adds to the rhythm that is consistent with the church. He stated that he does not see any advantage to having the higher portions, mainly being parapet, on Osos at the corner toward the church. He stated that some simplification would be advantageous. ARC Minutes August 4, 2014 Page 8 Commr. Andreen stated that she is comfortable with the statements made by Commr. Curtis and that she likes the design more and more as she understands it better, but she does not see justification for the orange box. She suggested a more vertical element in that area which would be more harmonious and in balance with the church. She noted that she understands why Diane and Stew Jenkins are upset but she hopes that may change in time. She stated that this project will move the City toward the future of car sharing and use of bikes. She applauded the architects for an excellent design and stated she liked what Commr. Wynn said. Commr. Root suggested extending the roof overhangs on Morro Street and stated that he likes the idea of the fenced yard and changing the decks to have more respect for neighbors. He stated he is wrestling with the Osos side and observed that the church is not symmetrical but the elements of each mass are symmetrical and rhythmic, which is also true of this project but maybe has not been played up enough. He added that he likes the tall windows with the steel surround and Commr. Curtis's idea of moving the massing of the third level inward to create more symmetry. He stated that he is not so concerned with the massing but that harmony and rhythm are important. He suggested playing up the entry on Morro Street by recessing it a little. Senior Planner Ricci stated that the recommendation would be to continue to a date uncertain with the following noted: 1) parking has general support as presented in Condition 24 with a 10% shared reduction and a trip reduction plan which justifies having eight fewer parking spaces; 2) in Condition 4 remove a and b but keep c and d; 3) provide larger roof overhangs and create a different entry statement by recessing the door and /or providing a yard space; 4) simplify the Osos Street elevation, playing up some elements and remove the orange box. Commr. Wynn stated that there could be an alternative that reduces the square footage Commr. Ehdaie suggested consideration for underground parking but the other Commissioners noted that it is too expensive and is what stopped the previous project. Commr. Root suggested adding to Condition 4.d to "further reduce size or alter location and take into consideration privacy." Commr. Wynn stated that it is critical to consider life on the street and that it is of concern, having the parking and transformer so prominent. He added that the first level does not have the sense he is used to seeing in the City. Commr. Ehdaie stated that she has seen projects with the garages on the first level on Marsh Street and in the Railroad District, and she approves of the design and does not think there is any alternative. Commr. Curtis summarized his suggestions by noting that some transition is needed by the building on Osos, that the brown element should be moved more toward the church, ARC Minutes August 4, 2014 Page 9 the breezeway should be eliminated on the upper floor, something should be changed about transitioning from two to three stories, and the orange box is a problem. He suggested simplifying the elevation on Osos Street. He added that it is not a large building so it is best not to have too much variation. Commr. Wynn noted that the affordable unit is half the size of other units and separated from everything else. He asked the architects to consider adding a little more to that unit and think more about a sense of inclusion. Commr. Curtis added that the outdoor space for that unit should be a little more usable. Senior Planner Ricci suggested stating "provide more parity with the design of the affordable unit." Commr. Wynn commended the architects on the model but noted that this project is missing respect for the pedestrian level which the church shows with its setback. He added that even the apartment building on the corner shows this respect but that this project has been pushed to the maximum without that respect. He stated that it worries him that the project was denied by the CHC. He stated that he knows he is on the opposite side of saying that this massing is appropriate for continuing and he wants to reduce the overall mass so it would not be necessary to reduce parking. Commr. Ehdaie stated that she sees the concern about the massing, but noted that this project is close to Mitchell Park and the residents can use open spaces nearby. She added that maximizing the envelope provides more housing and retail for the City. Commr. Wynn stated he agrees about the residents using open spaces nearby but is concerned about those walking by. Senior Planner Ricci suggested this statement: "Building elevations shall be fully dimensioned and show compliance with side yard setback requirements." On motion by Commr. Wynn, seconded by Commr. Ehdaie to continue this - meeting past 9:00 p.m. AYES: Commrs. Wynn, Ehdaie, Andreen, Curtis, McCovey -Good, Nemcik, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. There were no further comments made from the Commission. ARC Minutes August 4, 2014 Page 10 On a motion by Commr. Curtis seconded by Commr. Root to continue the project -to a date uncertain with the following directional items: 1. Parking as provided in the proLect was generally supported by the ARC. The ARC agreed to the condition that the applicant shall submit a revised Transportation Demand Management Plan to the approval of the Public Works and Community Development Directors that includes supportable programs that will reduce vehicle trips to the site. 2. Modify the Morro Street elevation of the project as follows: a. Further refine the design of the roof decks to create a more seamless transition from gable forms; and b. Look at alternative locations for, or further reduce the sizes of. the roof decks to take into consideration privacy and overlook to adjacent neighbors. c. Provide larger roof overhangs to the able end: and d. Explore the idea of creating a yard area and more of a recess for the ent . 3. Modify the Osos Street elevations of the project as follows: a. Simplify the design: b. Play up the building entry; c. Look at more offsets of the third floor on the apartment side to better transition the building mass; d. Consider the elimination of the wood box on the left -hand side; and e. Provide less of a visual gap in the third floor level. 4. Building elevations shall be fully dimensioned and show compliance with side,yard setback requirements. 5. Provide more parity for the affordable housing unit in terms of its design and associated amenities. 6. Look at ways to reduce the visual prominence of the PG &E transformer in the Osos street yard. AYES: Commrs. Curtis, Root, Andreen, Ehdaie, McCovey -Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: Staff: a. Agenda Forecast by Senior Planner Ricci: August 18, 2014: Relocation of business at 313 South Street to a site on Broad Street, Digital West, and review of standard conditions. ARC Minutes August 4, 2014 Page 11 • September 8, 2014: Appeal filed on Johnson Avenue project by Robert Mueller, conceptual review on Wells Fargo building across from CVS; proposal on Caudill for four residential and four work /live units. • September 15, 2014: proposal to further develop Miner's south parking lot; hotel next to Pappy McGregor's; revised design of 460 Marsh Street; and nine units on Rockview. 4. Commission: a. Commr. Wynn will be absent from the August 18, 2014, meeting. b. Commrs. Curtis and Nemcik absent from all September meetings. ADJOURNMENT: The meeting adjourned at 9:30 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on August 18, 2014. Lauri Thomas Administrative Assistant III