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HomeMy WebLinkAbout09-15-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 15, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Allen Root, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey -Good Absent: Commissioner Amy Nemcik Staff: Senior Planner Pam Ricci, Associate Planner Marcus Carloni, Contract Planner Rachel Cohen, Supervising Civil Engineer Hal Hannula, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 460 Marsh Street. ARC 142 -14; Review of a new four -unit multi - family residential project within the Downtown planning area with a categorical exemption from environmental review; C -R zone; 460 Marsh Street LLC, 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. Jim Duffy, project representative, mentioned that the previously- approved project that included retention of the small house used as an office was cost - prohibitive to build. He noted that the contemporary architecture was selected for the new project since the goal was no longer to mimic the Craftsman style of the existing house. He asked for some flexibility in the selection of final siding materials. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Vice -Chair Wynn stated that deleting the roof deck and rear stairwell is not detrimental to the overall project. ARC Minutes September 15, 2014 Page 2 Commr. Curtis stated the design is cohesive and the project is in compliance with the design guidelines. Commr. Andreen noted that a letter was received from Allan Cooper stating that the project might not be compatible with the neighborhood. She added that this block of Marsh is eclectic in design and this is an attractive project which she could approve. Commr. Ehdaie stated that the project is a great design, but she had some reservations with the lack of articulation on the north elevation. She added that she would prefer to see the windows more evenly distributed. There were no further comments made from the Commission. On motion -by Commr. Wynn, seconded by Commr. Curtis to approve adoption of the Draft Resolution which approves the project, based on findings and subject to conditions, including the following: 1. Changing the last sentence of Condition 1 to begin: "Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or the Architectural Review Commission, as deemed appropriate. The applicant has flexibility in the final siding selection to the review and approval of the Community Development Director." 2. Add a new condition to read: "The applicant may eliminate the roof deck and rear stairwell if desired. Details of changes to accommodate these modified plans shall be to the review and approval of the Community Development Director'-' AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Root, and Wynn NOES: None RECUSED: None ABSENT: Commr. Nemcik The motion passed on a 6:0 vote. 2. 1845 Monterey Street. ARC 143 -13; Design review of a new 102 -unit multi -story hotel building with adoption of a Mitigated Negative Declaration of Environmental Impact; C -T -S zone; West Coast Asset Management, applicant. (Marcus Carloni) Associate Planner Carloni presented the staff report, recommending adoption of the Draft Resolution which approves the project, based on findings, and subject to conditions. George Garcia, applicant representative, noted that the goal was to create an upscale luxury hotel and that the 1865 structure provided design inspiration for the proposed wood elements in the new hotel. ARC Minutes September 15, 2014 Page 3 PUBLIC COMMENTS: Bob Lucas, SLO, stated he filed the appeal on behalf of his neighbors in the San Luis Drive neighborhood which is 95% owner - occupied. He noted that letters have been sent challenging the proposal and detailing concerns. He stated that the design of the hotel will negatively affect the neighborhood which is protected by Ordinance 1130, passed in 1989. He noted the Ordinance states that openings facing the creek and the neighborhood, such as windows, doors, balconies, etc., shall be minimized but this hotel project proposes 27 openings, including doors and balconies, and the parking configuration requires further openings from which he felt sounds of parking will be amplified. He added that the Ordinance also calls for buffering of noise but felt the size of the proposed buildings make this impossible. He felt that with 102 rooms and 102 cars, this hotel cannot comply with the spirit of the Ordinance. He noted that the MND in its summary of factors needing mitigation did not mention noise at all, and that this oversight called other elements of judgment in the MND into question. Carson Britz, SLO, who lives in the San Luis Drive neighborhood, stated this is a good project that the community needs but there are serious flaws. He felt the drawings show the hotel towering over the trees and the neighborhood with the parking area open toward the creek which he felt did not comply with Ordinance 1130 because parking should be in the interior of the building to prevent noise and emissions pollution. He stated that the building is too big and constitutes an extreme invasion of privacy. He called for removal of all balconies facing the creek and a reduction in the size, mass, and glazing. He noted that this project will establish the norm for the future. Angela Soll, SLO, who lives in the San Luis Drive neighborhood, stated that, after the project was proposed, she walked Monterey Street several times and concluded the proposed hotel does not follow the historical perspective of this gateway to downtown which includes numerous older buildings that should set a precedent for the design of the hotel. She discussed statistics related to the percentage of hotel rooms along upper Monterey Street. She added that she is concerned about the balconies facing the creek and felt there are no other balconies on the other hotels but there are a few patios. Hilliard Wood, SLO, who lives in the San Luis Drive neighborhood, felt that because the Monterey Street hotels are on a small earthen bluff, the hotel is essentially a massive five -story structure overhanging his neighborhood. He noted that vegetation does not attenuate noise, just the view. He stated the staff report does not adequately characterize how this design is not consistent with the criteria of Ordinance 1130. He noted that the applicant has not minimized the balconies and a rectangular structure would have 25% of its balconies on each side but this one has 60% of the balconies overlooking the creek, so the 29% mentioned by Mr. Garcia is a fallacious figure. He felt that the open parking will amplify noise and there is no attenuation. Steve Hansen, SLO, who lives in the San Luis Drive neighborhood, felt that the land, that comprises this neighborhood, formed by a tributary of San Luis Creek, traps noise. He added that Pappy McGregor's restaurant is not a good neighbor and that not enough consideration has been given to how drought and climate change has affected the ARC Minutes September 15, 2014 Page 4 creek. He stated that the San Luis Drive area is a quiet neighborhood and the residents have a right to quiet which is important to health. He felt the balconies facing the creek would include parties with kegs. He also noted that wildlife in the creek is endangered by more and more people. Ron Tilley, SLO, who lives in the San Luis Drive neighborhood, noted the proposed hotel is a full story taller than the structure to the north and about 1.5 stories above the one to the south. He stated the environmental report does not address use and enjoyment of the individual properties and felt other motels have minimized openings facing the creek. He added that the prevailing wind blows toward the San Luis neighborhood and the report minimizes the effect of removing non - native vegetation. Wendy Lucas, SLO, who lives in the San Luis Drive neighborhood, noted that Plan 2035 calls for more hotels and consolidation of lots which she felt will make larger hotels possible which will have significant impact on neighborhoods, in addition to the precedence it sets... especially the issues of creekside balconies. She stated she understands the City requirements for lighting restrictions in regard to the Night Sky Preservation Ordinance but is concerned about the light from the balconies streaming out of the rooms. She stated that she will not be able to sit on her front porch without the significant visual and auditory impact of this hotel, including light from the balconies. She noted that she has considered calling 911 about the noise from Pappy McGregor's. She asked that the height of the hotel be reduced, as well as elimination of creekside balconies. R. Michael DeVitt, SLO, who lives in the San Luis Drive neighborhood, stated that the balconies at the Quality Suites are about 18" wide with small windows. He stated that he is concerned about the precedent that would be established in violating the mandatory direction to minimize openings facing the creek. Gene Goldschmidt, SLO, who lives in the San Luis Drive neighborhood, stated he lives within earshot of this hotel and wants the Commission to consider all that will happen in his backyard. He added that he just wants to live peacefully and quietly in his park like setting and that the animals need to remain. Brigid Moore, SLO, who lives in the San Luis Drive neighborhood, expressed concern about the balconies and the two levels of open parking facing her back yard. She noted that Ordinance 1130 says noise - generating parking should be on the interior of the site. She requested that the parking garage be enclosed. There were no further comments from the public. COMMISSION COMMENTS: Commr. Andreen stated that this will be a wonderful hotel with an elegant design that would meet a need in the City but the balconies should be minimized because they are large enough to allow people to congregate and the hotel's large terrace accommodates just 49 people. She added that the balconies could be smaller, similar to Juliette ARC Minutes September 15, 2014 Page 5 balconies on European hotels. She stated that the parking does not meet the requirements in Ordinance 1130 related to buffering noise and she would like to continue approval until the appeal is resolved. Commr. Curtis stated that, while he likes the architectural elements and elegant style, he thinks this project is inappropriate for this site. He stated that he gives credibility to the public comments from the San Luis neighborhood, believes that the project is inconsistent with Ordinance 1130, and could not approve it in its present form. He added that he does not agree with the staff report about health, safety and welfare because the two -level open garage will amplify and focus noise toward a wide swath of the neighborhood and there will be light pollution on the side facing the creek that will affect the neighborhood and the biological resources in the creek. He stated that he disagrees with the finding that it is compatible in scale and siting, does not think the building openings have been minimized nor that vegetation along the creek will attenuate noise. He added that there will also be visual impacts on San Luis Drive and the street further up the hillside. He stated he would like to see it redesigned. Senior Planner Ricci stated that the two main issues are the openings on the creek side, including the size of the balconies and, secondarily, the windows on the creek side; and the noise emanating from the parking structure, which is not completely closed. She noted that this project has been through rigorous review because of its location and the adoption of Ordinance 1130 in 1989, and that the applicant is not proposing any changes to the creek corridor and has provided additional setbacks beyond what is required by Ordinance 1130. Architect Garcia stated his company had a couple of meetings with the neighbors and the same issues came up— balconies, openings, noise. He added that after a meeting last Wednesday, he hired a noise consultant to look at potential hotel noise and existing noise from the restaurant and other hotels and the conclusion was that the neighbors will benefit from the hotel being set back well beyond requirements and that noise from the proposed balconies will not exceed City standards. He noted that they do not plan to have exterior lights on the balconies. He added that, while no study of noise from the parking areas were done, he would be happy to mitigate potential noise by treating the driving surface, applying acoustic baffles to the walls, and acoustic panels on the ceilings. Associate Planner Carloni stated that the project was reviewed and approved by the Natural Resources Manager and the City Biologist. He added that Ordinance 1130 established a substantial setback from the creek but did not specifically reduce the maximum height limitation. He noted that staff considered the balconies facing the creek to be minimized since they are not designed for large gatherings and are minimized from potentially larger balconies which could have been much larger in depth or included a rooftop pool deck. Commr. Root stated while he really appreciates the general design, attention to detail, and the strong aesthetics, he cannot vote for approval because he felt issues still remained. He added that he likes the proposed sound attenuation, the buildings being ARC Minutes September 15, 2014 Page 6 well back from the required setbacks, and the project being designed within the regulations. He noted that natural vegetation could mitigate overlook issues, and that overlook and noise generation are the two issues that are problems. Commr. Wynn stated that Ordinance 1130 granted special protection to this neighborhood in recognition of the quality of the neighborhood and that he understands the staff recommendation which is based on the applicant complying with regular standards and the additional standards of Ordinance 1130. He noted that, ultimately, the Commission will never be the final decision - making body for this project but can give direction about what is right and what needs fixing. He stated he is recommending continuation but that this project is moving in the right direction and the architect has done an amazing job, trying to design within Ordinance 1130 requirements. He added that the issue is about minimization and that it was not intended that there be a blank wall facing the San Luis neighborhood. He stated that the applicant should go back to figure that out, but, in the end, this is a well- designed project that will be allowed. He noted that he wants staff to consider sound attenuation, including garage closure; balcony alternatives; visual concerns that have to do with the headlight wall; and identification of non - native plantings that may be removed. Commr. Ehdaie stated she appreciates that the architect and his team worked with the neighbors who are the stakeholders. She noted that the hotel adds value to the community and suggested that the architect meet again with the neighborhood and the neighboring restaurants and hotels to obtain feedback about noise, the creek and any other sticking points. She agreed that the project is going in the right direction. Commr. McCovey -Good stated that this is a well- designed project and there are really only those two items that seem subjective. Senior Planner Ricci suggested that the project be continued to a date uncertain and that the applicant be directed to deal with garage noise, principally on the east side; the balconies; a taller wall for screening headlights; and identify plantings to be removed. Commr. Wynn expressed concern about dealing with the two -way driveway. Supervising Civil Engineer Hannula suggested that if something is written tonight about the driveway, it should be open -ended to allow flexibility. Commr. Wynn supported keeping the south entrance driveway. Commr. Andreen suggested information is needed from the noise consultant about the garage. Commr. Root stated that he really appreciates the horizontal slats on the balconies because they help to screen the view and that he could not understand the logic in wanting to eliminate one of the driveways. There were no further comments made from the Commission. ARC Minutes September 15, 2014 Page 7 On a motion by Vice -Chair Wynn seconded by Commr. Root. to continue to a date uncertain with the following directional items 6:0 : 1. Provide additional noise analysis and information related to the parking garage and other hotel noise - generating activities. 2. Provide additional information on lighting, especially on the east side of the project. 3. Look at ways to further minimize impacts to neighbors from the proposed balconies, including the possibility of reducing the number and /or size of balconies, and explore balcony screening alternatives such as taller guard railings. 4. Provide a detail of a taller screening wall and associated landscaping for the uncovered parking area. 5. Include information on plantings in the creek setback area to be removed and any replacement plantings. 6. Provide an update on Public Works Condition #23 related to driveways off of Monterey Street. AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Root, and Wynn NOES: None RECUSED: None ABSENT: Commr. Nemcik The motion passed on a 6:0 vote COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast by Senior Planner Ricci: • Appeal of a ARC decision concerning the a second floor addition at 1335 Johnson Avenue was denied by the City Council on September 2, 2014. • October 6, 2014 - -7 brownstones in the back of the Bank of America parking lot on Marsh Street; 9 -unit project on Rockview; and signage for Laguna Village. • October 20, 2014 — residential care facility in the old KSBY building on Hill Street; conceptual review for 69 residential units and 2,000 sf of commercial on the southern portion of the Miner's property; and remodel for Cal Trans offices in the former moving van place at 2885 S. Higuera. • November 3, 2014 -- Long - Bonetti revised plans for the west side of their property; Quicky Carwash at the old Denny's building on Calle Joaquin; and conceptual review of a mixed use project at Broad and Marsh, just north of Wells Fargo Bank. ARC Minutes September 15, 2014 Page 8 4. Commission: a. Commr. Wynn noted that he would be absent from the October 6, 2014 meeting. b. After staff's mention that new signage was proposed for the Laguna Village shopping center, Commr. Root mentioned that the identification signs could use an update. He mentioned how the landscaping for the Costco shopping center was very attractive and well maintained. c. Commr. Andreen agreed with Chairperson McCovey -Good that the Big 5 signage needed enforcement follow -up. d. Vice -Chair Wynn mentioned his recent visit to downtown Napa after the earthquake and the need for San Luis Obispo to remain vigilant in its efforts to strengthen the City's Unreinforced Masonry buildings. ADJOURNMENT: The meeting adjourned at 8:20 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on October 6, 2014. Laurie Thomas Administrative Assistant III