Loading...
HomeMy WebLinkAbout09-08-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 8, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Suzan Ehdaie, Allen Root, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey -Good Absent: Commissioners Ken Curtis and Amy Nemcik Staff: Senior Planner Pam Ricci, Contract Planner Rachel Cohen, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of August 18, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 774 Caudill Street. ARC 101 -14; Review of a new mixed -use project consisting of four residential units and six work /live units located on the north side of Caudill Street between Victoria Avenue and Broad Street with a categorical exemption from environmental review; M zone; Caudill Street Partners, applicant. (Rachel Cohen) Contract Planner Cohen presented the staff report, recommending adoption of the Draft Resolution which approves the project, based on findings, and subject to conditions. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Ehdaie questioned about how the contemporary design blends in with an adjacent house that may be listed as historic. ARC Minutes September 8, 2014 Page 2 George Garcia, Garcia Architecture and Design, representing the applicant, pointed out the eclectic nature of the neighborhood in both uses and architecture. Contract Planner Cohen clarified that the neighborhood may include several historic homes, but that the area was not designated as an historic district. Commr. Wynn stated that this is an exciting project, and there will be more of this relatively dense workforce housing in the future. There were no further comments made from the Commission. On motion by Commr. Wynn, seconded by Commr. Root, to adopt the Draft Resolution which approves the project, based on findings, and subject to conditions. AYES: Commrs. Wynn, Root, Andreen, Ehdaie, and McCovey -Good NOES: None RECUSED: None ABSENT: Commrs. Curtis and Nemcik The motion passed on a 5:0 vote. 2. 1321 and 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 a parking reduction through a shared parking reduction and automobile trip- reduction program; R -3 -H and O -H zone; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, covering in detail the changes made to the project to respond to previous ARC direction, and recommending adoption of the Draft Resolution which grants final approval to the project, based on findings, and subject to conditions. She noted the letters from the public received. Carol Florence, applicant representative, noted that the applicant team concurred with the project conditions. She mentioned the efforts made by the applicant to work with City staff to refine the Transportation Demand Management Plan. Jonathan Watts, project architect, described the various changes to respond to the ARC's directional items. He noted that the Osos Street elevation had been simplified and the wood box eliminated, resulting in a more contiguous building. He explained that the elongated eaves on the Morro Street elevation would be 18 inches and that roof wells had been provided to screen equipment. BLIC COMMENTS: Stew Jenkins, SLO, stated that the revised project is not as ugly as it once was, but that he is still opposed to this project because it does not solve some of the neighborhood ARC Minutes September 8, 2014 Page 3 problems. He noted that the bank of garages adjacent to his home creates a dead zone without human activity and expressed concern about the glare of security lighting being visible and intrusive through adjacent windows and in backyards. He stated that the mass and size of this project violates the historic district development requirements because there are no other three -story buildings in the neighborhood and only a few properties with a garage right on the street and those few have their living space on the ground floor. He stated that in addition to consistency, the City should be looking for a transition in mass and size; instead, this project presents a massive wall on Morro Street that separates the downtown from the neighborhood. He noted that the architects' drawing of Morro Street shows grass on his property in place of his driveway. He added that only natural starlight and street lights should be seen at night, not parties on fourth floor decks. He urged denial of the project and suggested the architects consult the neighbors before redesigning the project. Buzz Kalkowski, SLO, stated that the redesign on Osos Street is somewhat improved but he finds some difficulties with the Morro Street side. He noted that the Cultural Heritage Committee did not recommend approval. He pointed out that birds -eye and perspective drawings can distort how the project will actually look in relation to the neighboring homes and that it is important to view the project from the street or pedestrian level. He added that the rooftop open spaces will become party platforms if the residences become second home purchases because buyers would likely turn them into vacation or student rentals. He expressed concern about the type of lighting that will be used on the decks. He asserted that there will not be enough parking and that tandem parking rarely works because the moving of cars is disruptive and requires two drivers plus space to maneuver the cars. Diane Jenkins, SLO, stated that the 2008 -09 project design, approved by the CHC and the neighborhood, was complementary to the neighborhood with living quarters on the ground floor, but the proposed design is problematic with the living areas on the upper floors and a bank of solid garage doors on the ground floor next to her home. She stated that this is the wrong project for this 28 -block neighborhood of single bungalows. She noted that the construction of the two apartment buildings in the neighborhood resulted in a decision to protect the historic downtown. Pete Peterson, SLO, neighbor, stated that the architects have done a good job of improving the project design but there are still two problems: the mass of a four -story complex, including the roof decks, next to one -story homes; and the reduced parking, which will impact the neighborhood because cars will be parked on the streets and some will end up being towed. He stated that cutting the mass will also solve the parking problem. There were no further comments from the public. ARC Minutes September 8, 2014 Page 4 COMMISSION COMMENTS: Commr. Wynn stated that the applicant has done a good job of fixing up the project to the point where he can support it because it now fits in the neighborhood. He noted that some further revisions are needed. Commr. Andreen stated that the project has achieved a certain elegance that will fit on the street and is compatible with the church. She added that it will bring people downtown to live, will add feet to the street, and is better than a parking lot. Commrs. Wynn and McCovey -Good stated they have no problem with the parking plan. Senior Planner Ricci noted that an annual parking report is required and, if goals are not met, the approach to parking will need to be revisited. Commr. Wynn stated that the small awning over the door facing Morro Street needs architectural projection to give it more mass and that this could be done by moving the awning up to the second level window and making it wider. Commr. Root agreed. Commr. Andreen noted that she looked at the bright yellow color proposed for the awning at other locations downtown, such as Jamba Juice, and found that it does blend in well with the surroundings. Commr. McCovey -Good stated that a more traditional entry doorway would be better for this Morro Street elevation. Senior Planner Ricci suggested this wording which was acceptable to the Commissioners: "Replace the shed awning with a shed roof similar to others in the neighborhood. " Commr. Wynn stated that the details of this condition could be worked out at the staff level. Senior Planner Ricci addressed concerns about lighting by referring to Condition 10 of the Draft Resolution which requires exterior lighting to be completely shielded. She noted that the City's lighting ordinances are stringent and lighting on the roof decks will need to be integral to the walls and not shine onto other properties. Commr. Wynn expressed concern about the possibility of a queue of cars blocking the sidewalk at the garage entrance and asked if the security gate could be moved further into the building. He also suggested painting the sidewalls of the garage entrance white to keep this area from being too dark and stated he would like to prevent these walls from being cluttered with signage, mailboxes, etc. He opposed creative painting on the PG &E transformer box. He also expressed concern about each vertical portion of the windows to the left of the garage entrance having a different appearance with the top section clear glass, the middle spandrel glass painted on the reverse, and the bottom ARC Minutes September 8, 2014 Page 5 section possibly etched or obscure glass. He stated they should all look the same if possible and noted that if the glass is clear on the bottom level, the parked cars and sprinklers, etc., could be seen from the street. Commr. Ehdaie questioned whether it was important to screen or obscure the view of the garage interior and stated that the glass, top to bottom, should have a consistent appearance. Commr. Root asked if there could be a screen in front of the vertical windows to the left of the garage entrance. Commr. Wynn suggested fritted glass with a pattern that varies from heavy at the bottom to light at the top. Senior Planner Ricci suggested this wording: "variegated fritted glazing shall be used on the left hand side of the Osos Street elevation." Commr. Root stated that continuity is important for this elevation facing Osos Street so the other large window should be treated the same. Commr. Wynn asked if the transformer box could be moved away from the front of the window on Osos Street. The architect stated that this is a possibility. Senior Planner Ricci suggested that Condition 11 be changed to read: "Applicant shall maximize planting around the PG &E transformer cabinet, and work with PG &E to explore the possibility of moving the transformer closer to the south property line to the review of the Community Development Director." The Commissioners indicated that the changes made to the affordable housing unit were acceptable and that the last sentence of Condition 6 requiring the pre -cast bulkhead to extend across the base of the windows to the left of the garage entrance be deleted. There were no further comments made from the Commission. On a motion by Commr. Wynn.-seconded b Commr. Ehdaie to approve the Draft Resolution granting final approval to the project, based on findings, and subject to conditions with the following Chan es: 1 Condition 4 to require a small shed roof similar to those in the neighborhood; 2 Condition 6 to require variegated, fritted windows to the left of the ara a entrance: 3 Condition 11 to require the applicant to maximize planting around the PG &E transformer cabinet, and work with PG &E to explore the possibility of moving the transformer closer to the south property line to the review of the Community Development Director. ARC Minutes September 8, 2014 Page 6 AYES: Commrs. Wynn, Ehdaie, Andreen, McCovey -Good, and Root NOES: None RECUSED: None ABSENT: Commrs. Curtis and Nemcik The motion passed on a 5:0 vote COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast by Senior Planner Ricci • September 15, 2014, meeting will be in the Council Chamber -1845 Monterey Street, new hotel behind Pappy McGregor's, and another small project. • October 6, 2014 — brownstone project in the back parking lot of the Bank of America building, 7 units; Laguna Village identification signs for new stores; 9 -unit residential condo project on Rockview. Senior Planner Ricci will be absent. • October 20, 2014 -- conceptual plans for the Miner's parking lot development; residential care facility in the old KSBY building on Hill Street; CalTrans offices on S. Higuera. • November 3, 2014 — Long - Bonetti Ranch; modified version of mixed use project next to Wells Fargo. 4. Commission: • Commr. Wynn may be absent from October 6, 2014, meeting. • Commr. McCovey -Good observed that the windows for the Big Five store in the Marigold Center are covered with images on the glass. Senior Planner Ricci will talk to Enforcement to find out if the images are temporary. • Commr. Ehdaie complimented the design of Scout Coffee on Garden Street. ADJOURNMENT: The meeting adjourned at 7:15 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on October 6, 2014. LaLwfe Thomas Administrative Assistant III