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HomeMy WebLinkAbout11-03-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 3, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, and Vice -Chair Greg Wynn Absent: Chairperson Michelle McCovey -Good Staff: Senior Planner Pam Ricci, Associate Planner Marcus Carloni, Assistant Planner Walter Oetzell, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. The hearing for 805 Morrison preceded the hearing for 120 Tank Farm Road, 3825 and 3897 S. Higuera Street, MINUTES: The minutes of October 20, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 805 Morrison Street. ARC 21 -14; Review of a wireless telecommunications facility consisting of an equipment shelter, standby generator, and camouflaged monopole with 12 antennae with a categorical exemption from environmental review; M zone; GTE Mobilenet/Verizon Wireless, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending adoption of a resolution approving the application based on findings and subject to conditions. Tricia Knight, representing the applicant, noted that the nearby trees that will screen this facility are 90 -120 feet in height. Photo - simulations were not prepared to depict views of the site from a train. She stated that the tower was the minimum height necessary to clear building and tree "clutter" and provide for the desired coverage. She believes that construction of one facility at the proposed height in an industrial district is preferable to the need to install multiple facilities which might otherwise be placed in residential districts. She provided photos of a tower in the South County that is similarly camouflaged as a eucalyptus tree. In response to a question from Commissioner Andreen regarding the feasibility of a more naturalistic three - masted design in place of a thicker monopole, she stated that either design would be acceptable. She added that ARC Minutes November 3, 2014 Page 2 branches would be replaced and maintained as necessary, and that the maintenance cycle is typically 15 years. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Commr. Andreen supported the resolution as presented. Commr. Wynn stated that the location seems appropriate. He added that he struggles with whether these towers need to be dressed up as trees or not. Commr. Root stated that he is in favor of the staff report statement about honesty in materials, and he would vote for the least obtrusive tower possible to save the applicant money rather than dress it up as a living thing but, if these towers are going to be faux, he likes the tree masts best. In response to a question from Commr. Curtis about City guidelines for telecommunications towers, Assistant Planner Oetzell stated that the Zoning Ordinances require that they should minimize impacts on views. Senior Planner Ricci added that this is more sensitive in areas where there is a high volume of traffic but the Commission could specify just a pole with equipment. Commr. Wynn expressed concern that the monopole will be very tall and, therefore, very visible. He added that he favors the triple mast option. Commr. Andreen agreed with Commr. Wynn. Commr. Curtis stated that he is reluctantly going along with the three - pronged eucalyptus. He added that he would prefer the zoning administrator not be so specific in approving a height in order to leave some latitude to the Commission, just as is done with other types of structures. There were no further comments made from the Commission. On a motion by Commr. Ehdaie, seconded by Commr. Curtis, recommending ado tion of a resolution approving the application based on findings, and subject to conditions. AYES: Commrs. Nemcik, Wynn, Ehdaie, Curtis, Andreen NOES: Commr. Root RECUSED: None ABSENT: Commr. McCovey -Good The motion passed on a 5:1 vote ARC Minutes November 3, 2014 Page 3 2. 120 Tank Farm Road, 3825 and 3897 S. Higuera Street. ARCH - 0029 -2014; Conceptual architectural review of a project located at the Long Bonetti Ranch property including modifications and rebuilding of historic structures and the addition of four new buildings (including four residential units) located among the existing historic structures, totaling 42,000 square feet; M -SP zone; PB Companies, 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. Randy Alonzo, representing the applicant, stated that the project is using multiple architects to help make it a public space that is an eclectic reflection of the community and the natural diversity that occurs on old ranches over time. Mark Woolpert stated that the applicant is looking to do something iconic that will last several lifetimes. Jim Dummit stated that the historical context alone makes this property significant. He noted the importance of "connecting the dots" and how this creates excitement and more public support in reference to the restoration of sites along the former railroad line that ran from the Harford Pier at Port San Luis to the City and brought both goods and people to this area. Lief McKay, RRM Design, stated that the project has evolved to become a cluster of buildings that creates a variety of quasi - private or public outdoor "rooms" that disperse activity. He described the entry from the parking lot as leading to the first and biggest "room" where there will be some sort of farm relic, such as an old truck, that will serve as a stage and focal point. Mr. Alonzo stated that the stairs cascading outward will create a virtual amphitheater showcasing the barn as a backdrop. Scott Martin, architect, RRM Design Group, stated that the project will be all about people and pedestrians with the parking completely hidden by both historic and new architecture. He noted that Buildings 7 and 2 will serve as screens for the wind that blows through the Los Osos Valley, the theme will be bucolic local ranch with an authentic ranch architecture, and the emphasis will be on historic preservation including putting the fountain at the forefront and having a farm area visible from the corner. He added that the historic structures will blend into the new buildings as you move away from the corner into the project. He noted that there has been a lot of growth on this side of town so the timing is perfect for a unique gathering spot that anchors this area. Bill Isaman, Isaman Design, stated that the market hall, Building 7, will be the anchor that draws people into the courtyard, blocks the wind, houses restaurants, and serves other functions. He noted that it is designed to allow natural sunlight inside. ARC Minutes November 3, 2014 Page 4 Mr. Alonzo asked the Commission to consider the quality of the places they are creating instead of the specific guidelines. He added that the glass and height will allow people going by to see inside and want to come inside, and limiting the glass and height might limit the quality of the project. He referred to it as a destination for the community that can reflect the diversity within the community. PUBLIC COMMENTS: Anne Wyatt, SLO, stated that, as a neighbor to the project, she congratulates the design team on this wonderful project. She added that she likes the eclectic mix, all the glass, the frontage on Higuera and Tank Farm with the garden, and putting the parking behind the project, but that without a 3D rendering, she cannot speak to the height of Building 7 although she understands it may dwarf the barn. She noted that she has questions about pedestrian and bicycle circulation into the project which could be a real benefit with all the current and planned housing in the area. She stated she prefers the more modern style over trying to make new buildings look old. Mr. Alonzo noted that the applicant is working with the Bike Coalition, There were no further comments made from the public. COMMISSION COMMENTS: Associate Planner Carloni stated that 3D rendering and recent changes helps the project appear more compatible especially with the reclaimed wood siding. He noted that staff would like more perspectives from the roads. He stated that the variance needing to exceed the 35 -foot height restriction would be difficult to support but there are opportunities for architectural features to exceed the maximum height. Commr. Andreen stated that she likes the project and finds the design exciting, but she is concerned about the size of the market building dwarfing the barn. She added that it would help if one could be moved forward and the other back. She stated she likes the simple roof lines, the glazing, the look of the farmhouse, and the overall layout. Commr. Root stated that the birds -eye views are really helpful. He noted that his concern is with reuse and rebuilding of historical structures, and he understands there is ambiguity in the guidelines in how to do that. He added that making a rebuilt historical building a workable retail space means it runs counter to the Historic Preservation Program Guidelines. He expressed concern about dwarfing the barn although he has seen projects where the historic building was nestled in the midst of taller buildings. He noted that his only concern about the height of the building is in setting a precedent. He agreed with Commr. Andreen that the roof with cupolas is perfect and stated that the design of Building 5, that does not emulate the historic structures, is a good, strong idea. ARC Minutes November 3, 2014 Page 5 Commr. Nemcik stated that the project is going in the right direction and that using multiple architects to get this eclectic design is really great. Commr. Ehdaie stated that this is a beautiful project and she likes the design of all the buildings, and she does not see Building 7 overshadowing the barn. She added that she likes contemporary design, not false creation of historic buildings, and she wants more clarity about bicycles and pedestrians in the next design review. Commr. Curtis stated that he likes the overall concept, which is suitable and appropriate, and he will be interested in hearing the comments of the Cultural Heritage Committee. He noted that historic buildings this deteriorated present a difficult problem, but he would like as much of the old materials as possible preserved during demolition and reused in the project. He added that he would like the existing buildings documented with photographs that would become part of exhibits in the new buildings. He stated he would like the applicant to consider the possibility of relocating the granary building to where Building 5 is to preserve the assemblage of historic buildings. He noted that Building 5 could be moved to the center with a simplified footprint and design. He added that, overall, the exterior spaces are very good but that Building 7's dominance could be solved with a redesign to comply with the maximum height requirement. He suggested that the design of the new buildings could be a bit more modern with use of materials common to farm structures so as to differentiate from the historic buildings. Commr. Wynn stated that the opportunity for a public market is great but that he is worried Building 7 is too big and too tall. He added that he is concerned with little tweaks such as the water tower that is not really a water tower, and noted that when doing a reconstruction, the guidelines say it will be what it was originally or else it is a new building. He added that the video shows the owner agrees about not trying to fake it. He stated he does not like the 45- degree shifts for the building entries, does not support moving buildings, with the exception of the granary, and he preferred more internal and private stairs for the four residential units. He concluded by stating that, overall, this project is moving in a really strong direction. The Commission spent time reviewing the list of directional items and modified the list as necessary. Commr. Wynn summarized the hearing by stating that the Commission thinks the project is moving in a strong, positive direction. There were no further comments made from the Commission. COMMENT AND DISCUSSION: 3.. 2015 -2017 Budget Goals Discussion: Pam Ricci, Senior Planner, provided a staff presentation regarding the City's 2015 -2017 Financial Plan review process and provided an overview on the status of the ARC's 2013 -2015 budget goals and ARC Minutes November 3, 2014 Page 6 work program items. The Commission reviewed the goals from the previous budget cycle and instructed staff on desired changes as follows: • Goal 1: Downtown Concept Plan: • Commr. Curtis suggested more action words: "Implement the Downtown Concept Plan a. Prepare preliminary plans to enlarge and improve Mission Plaza to the Broad Street dogleg." • Commr. Andreen stated she initially opposes the creation of a pedestrian plaza in front of Government Center on Monterey Street because of adverse impacts to vehicle traffic (1.c.). She noted there is sufficient space currently in this area for public gatherings. • Item 1.c. was deleted. • Goal 2: Gateway Projects: o Commrs Wynn and Root suggested eliminating this goal. • New Goal: • Commr. Andreen stated that she wants a goal about aesthetic protection of scenic resources because it was one of the mitigations from the LUCE EIR that the Commission should develop guidelines for. • Commr. Root stated it would be important to hire a consultant to do this work. • Wording for this new goal: Scenic resources: Review existing visual resource inventory and provide recommendations for additional database. Provide additional guidance for use of data base in the analysis of projects. • Goal 3: Alternative Transportation Incentives: • Commr. Curtis stated that this needs stronger language. • Commr. Wynn suggested deleting "encourage" and end the sentence after "improvements." • The new wording would be "Use in -lieu parking fees and other transportation revenue sources to implement continuous bicycle linkages throughout the City." • Goal 4: Downtown Beautification & Maintenance. o The Commissioners agreed to remove this goal. • New Goal: • Commr. Wynn suggested a new goal to create Concept Plans for the Upper Monterey and Mid - Higuera areas similar to the Vision document that is about 20 years old. • Commr. Ehdaie pointed out the importance of including Marsh Street because it has retail shops but is not as lively as Higuera and is not really considered part of downtown. She added that focusing on Marsh could make the City more vibrant. • Commrs. Wynn and Root suggested adding a section of Marsh up to Nipomo to the Mid - Higuera area for a new Concept Plan. • Commr. Wynn stated that there could be consideration for expanding the in- lieu parking fees to this area. ARC Minutes November 3, 2014 Page 7 o Wording for this goal: "Lock at creating Concept Plans for the Upper Monterey and Mid- Niguera /Marsh area north to Niporno. '' 4. Staff: Agenda Forecast by Senior Planner Ricci • November 17, 2014: Discussion of Goals, Quickie Car Wash, final approval for a commercial development proposal for the old Shell Station on North Monterey, and the Bluebird Salon. • December 1, 2014: Meeting to be in Council Chambers, PB Properties proposal for four large houses near Cal Poly, new medical office building on the south side of French Hospital next to Pacific Medical, and a new mixed -use project at 581 Higuera Street behind Fosters Freeze. • December 15, 2014: Miner's project and the homeless shelter at 40 Prado Road. • November 10, 2014, City Council: Two appeals will be heard on the Pacific Courtyards proposal. • December 10, 2014, Planning Commission: Appeal of a Use Permit for the Monterey Street Hotel project. 5. Commission: ADJOURNMENT: The meeting adjourned at 9:39 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on November 17, 2014- LaurA Thomas Administrative Assistant III