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HomeMy WebLinkAbout12-01-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 1, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey- Good Absent: Commissioner Allen Root Staff: Senior Planner Pam Ricci, Associate Planner Rachel Cohen, Contract Planner Jaime Hill and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. The vote to continue public hearing #3, 1911 Johnson Avenue, ARCH - 0240 -2014 was taken before public hearings #1 and #2. MINUTES: The minutes of November 17, 2014, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1299 Orcutt Road. ARCH - 0224 -2014; Conceptual review of the home building designs of the West Creek Project in the Orcutt Specific Plan area; C /OS -SP /R- 2/R-4-SP zones; Robbins Reed, Inc., applicant. (Jaime Hill) Contract Planner Hill presented the staff report, recommending continuation of the project to a date uncertain and the provision of preliminary comments to the applicant and staff regarding the overall project design. PUBLIC COMMENTS: Charles Braff of Robins:Reed introduced the project team and their vision for the site. Debbie Rudd, of RRM Design explained the design process the applicant had gone through, and their desire to get input from the ARC at this stage of project development. Scott Martin, project architect with RRM Design, explained the constraints of the site and walked the commissioners through the project layout and architectural details. ARC Minutes December 1, 2014 Page 2 COMMISSION COMMENTS: Commr. Wynn stated that he does not want the applicant to assume he is giving final approval to the site plan at this hearing because the applicant needs to provide more information on the details of the plan. He noted that he is happy with the realignment of "A" Street and stated that the linkages seem appropriate. He raised the question of whether some of the multi - family parking should be covered carports, perhaps with solar panels like those in place at local school parking lots. Commr. Curtis stated that it is premature to comment on the site planning since the Commission does not have detailed information and he is reluctant to give consent to the site plan only to have a tentative map come back to the Commission with no opportunity for changes. He added that he would like to have the chance to review the map before it goes to the Planning Commission. He stated that another concern is that the community room appears to be hidden behind two of the multi - family unit buildings and does not occupy as prominent a location as it should. He added that he is unclear if it serves all the housing or only the multi - family units. He stated that there should be more covered parking for the multi - family units. He noted that "balanced site grading" does not make it clear whether there is export or import of materials. He stated that it is important to have Public Works approve the access road and the intersection. Commr. Andreen stated that the placement of "A" Street makes sense. She added that the project is going in the right direction but the Commission needs to see more information about connections and details. Commr. Ehdaie stated she likes the site plan but needs more information about access between the multi - family units and the single family homes on the other side of the creek. She added that she does not see paths between the buildings for the multi- family units. Commr. Wynn stated that Commr. Ehdaie was referring to the need for safe pedestrian pathways from building to building in the multi - family section. Commr. Nemcik stated that the grading on the north side is fine and there is no need for covered parking there. She added that she would rather see solar panels on the roofs of the buildings. Commr. McCovey Good stated that the project is going in a good direction and she likes the street realignment, the parkways, and the pedestrian access through the site. She supported covered parking at least along Orcutt Road. Commr. Wynn stated that he wanted to encourage access between the adjacent development projects including pedestrian paths, and supported the direction of the building design. He added that the elevations look like something new to this area that fits the targeted demographic even though they are not Craftsman, California Bungalow, or California Mission. He noted that while the materials are not yet known, the project is ARC Minutes December 1, 2014 Page 3 moving in a strong direction that feels cohesive and workable and maintains cost effectiveness for the target market. He strongly suggested that there be a third design option for the larger single family homes because it will make a huge difference in the street elevation. Commr. Andreen stated she would feel more comfortable if there was one design for the Traditional homes that looked like a simplified bungalow to show some fidelity to the Orcutt Area Specific Plan. She added that the different designs could be tied together with materials and colors. She noted that doing this would save trouble in the long run. Commr. Wynn stated that doing that might water down the project and he prefers to stay with the style presented. Commr. Curtis pointed out, in reference to the recent chastisement of the Commission for the appearance of not adhering to guidelines, that the OASP "strongly encourages" the use of Craftsman, California Bungalow, and California Mission styles in order not to put a strait jacket on creativity. He added that he feels somewhat uncomfortable moving to a shed -roof modern design because the OASP does not specify that style. He stated it is somewhat difficult to pull off a shed -roof design, especially at the lower end of the economic spectrum, and he worries that it will not be durable enough to be desirable in 5 -10 years. He noted that he could see a modern design that respects the three styles referenced in the OASP but the shed roofs are a little problematical. He also noted that there are fairly strong policies in the OASP and in the City guidelines about not having a long row of garages which is what is presented here with the single family homes. He suggested that some of the homes have side entry garages. Commr. Wynn suggested requiring that some of the garages be tandem parking. Commr. Curtis added that shared driveways would be a way to reduce overall pavement which, along with changing the row of garages, would make this less of a suburban type development. Commr. Ehdaie stated she supports the modern contemporary design as long as durable materials are used and, in the next review, she wants to see a color board. Commr. Nemcik supported the style but agreed with Commr. Curtis on the driveways and garages. She complimented the parkway elevations that do not have garages in the front and stated that she appreciates that this property is like a puzzle. Commr. McCovey -Good stated she also likes the modern architectural style as long as high quality materials are used, even though it is not expressly in keeping with the OASP. She added that when the project comes back for a second review, she wants to see all four sides of the structures. She agreed with the need to minimize the front - loaded garages. ARC Minutes December 1, 2014 Page 4 Commr. Wynn asked if staff knows what proportion of the required number of units in the Orcutt Area will be in this development. He expressed concern about the lack of variety in designs included in the OASP. Contract Planner Hill noted that, in addition to highlighting the three specific styles, the OASP talks about details and features, many of which are incorporated in this project. Commr. Andreen again emphasized the need for a third more traditional style that adheres to the GASP. Commr. Curtis stated that although he appreciates the articulation in the present design, it may be too much articulation and would benefit from some simplification. He noted the need for a balance between articulation and sameness. Commr. Wynn stated that the Commission does not have enough information on amenities and solar access so discussion should be deferred to the next review. Commr. McCovey -Good stated that the Commission should address the location of the dog park and the blocking of the road that services the larger single family homes. Commr. Wynn stated that, without benefit of topography and more information, he is still a little unclear on this and on the connectivity between this and the adjacent projects. Commr. McCovey -Good supported the cul -de -sac if it dead -ends into a park. Commr. Ehdaie asked for the staff recommendation about this. Contract Planner Hill stated that there is a required connection up to the next property where about nine units may be built and the future access may be a private road, but that the road by the single - family homes is not required to be a connecting road to Azure Street in the other adjacent development. She noted that the applicant prefers to block traffic on this road, but staff generally advocates for roads with through - circulation. Senior Planner Ricci suggested asking for more information about adjacent properties, "A" Street, circulation, the tentative map, lot design and grading, at the next review. Commr. McCovey -Good stated that this information would be needed before the Commission could provide feedback for these site features. Commr. Curtis stated he prefers connectivity between streets rather than cul -de -sacs. Commr. Wynn noted that, at a minimum, there should be pedestrian access where the cul -de -sac ends. Commr. McCovey -Good summarized the recommendations of the Commission, as mentioned above, including providing a site plan with topography, retaining walls, parks, and realignment of the road. She noted there was a split in support of the covered ARC Minutes December 1, 2014 Page 5 parking so it is not a requirement and item 5 on the list can be deleted. She added that the pedestrian linkages looked maximized. Commr. Wynn wondered if there could be a pedestrian bridge through the single - family units, possibly between houses 10 and 11 that would provide a path between the single and multifamily sections. Commr. Ehdaie agreed with Commr. Wynn about the need for this pathway. Commr. McCovey -Good continued her summary of recommendations. She noted the need for a third elevation option for the Traditional single family residences and the need to restrict, as much as possible, the front - loading garages. She stated that she has trouble with limiting her thoughts based on the Commission being given a lashing on one project. Commr. Ehdaie stated the Commissioners represent the community so it is okay to make comments about the design. She noted that the OASP says "strongly encouraged" so it is not being explicit which makes a modern contemporary design acceptable. Commr. McCovey -Good added that the Commission is a pretty well- versed group and the Commissioners should not second -guess themselves. Contract Planner Hill suggested that it is helpful for those not present if the Commission articulates the rationale for its recommendations. Commr. Curtis stated the job of the Commission is to apply the OASP and the guidelines and if Commissioners disagree with those, they should send a recommendation to the City Council to amend the guidelines. Commr. Wynn agreed and stated that this should be done as a separate action. Commr. Curtis stated that the Commission should do this in order to allow the type of design presented with this project. Commr. Wynn agreed but stated it would be best to not be so specific to allow flexibility in style. Commr. Ehdaie stated that she strongly agrees that the Commission needs to apply the Community Design Guidelines. Senior Planner Ricci directed the discussion back to the recommendations and noted that some components, such as site grading, fit into #7 while incorporation of a third style would be in #8 as well as the garage issue. She added that #5, about the carports, will be deleted. ARC Minutes December 1, 2014 Page 6 Commr. Wynn suggested rewording #1 to note that this project must come back for a second conceptual review. Commr. Curtis strongly supported this change to #1. The applicant stated that on the single - family lots, one of the reasons shared driveways were not used was to avoid having retaining walls between every two houses. She asked for the Commission's preference about the garages. Commr. Andreen suggested a mix of shared driveways with retaining walls and front - loaded garages. Commr. McCovey -Good supported the front - loaded garages, not the retaining walls. Commr. Wynn, agreed with Commr. McCovey -Good and suggested looking at a tandem garage when designing a third floor plan. There were no further comments made from the Commission. On motion by Commr. Wynn, seconded by Commr. Andreen, to continue the conceptual review for this protect to a date uncertain with the following directional items: 1. The applicant shall return to the ARC with modified plans for a second conceptual review prior to the Planning Commission's review of the Vesting Tentative Map 2. Provide additional information required with a VTM, including more grading details such as cut and fill uantities: retaining,_ and topographic maps. 3. Explore the possibility of adding a pedestrian linkage between the traditional single- family homes and multi-family units across the creek, and showing pedestrian connections between the multi - family buildings. 4. Work with the adjacent property owners regarding the proposed locations of street and pedestrian linkages. 5. Clarify parking proposals throughout the ro'ect. 6. With final ARC review, provide enlaraed street views with locations of any on- street parking and frontage improvements (curb, gutter and sidewalk). 7. Provide a digital model of the project to better understand the massing of structures and relationship to topography. 8. Incorporate a third model type for the traditional single - family products. 9. Explore different solutions to minimize the number of garage doors facing the street with the traditional single-family roducts such as rear ara es side - loaded garages and combined driveways. The ARC supported using retaining walls to accommodate some combined driveways. The ARC suggested that some tandem parking may be supported to minimize the width of driveways. ARC Minutes December 1, 2014 Page 7 AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. 2. 581 Higuera Street. ARCH - 0300 -2014; Conceptual review of a new, four -story mixed -use project with approximately 13,000 square feet of retail space and 24 residential units; C -D zone; PB Companies, applicant. (Rachel Cohen) Associate Planner Cohen 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, PB Properties, introduced the project team and explained how this site fits into the larger overall project plan. Ryan Petetit, PB Properties, described the overall design motivations for the three planned buildings. Joel Snyder, architect, explained the simple, elegant proportions and materials proposed with the subject building. He asked for guidance from the ARC regarding the fourth floor design. PUBLIC COMMENTS: Ron Batterson, SLO, architect and chair of the Jack House for the last 15 years, stated he was speaking as an individual because he has concerns about the access to the subterranean parking which will require a shear wall right on the property line where there is a stand of redwoods planted by descendants of the Jack House people. He added that the redwoods could not be saved if this wall is built. He noted that he hopes there are alternative ways to access the underground parking. Ken Schwartz, SLO, stated that he is reminding the Commission that it has a responsibility to look at all the public sides of a building and what is missing in the applicant's presentation is the perspective from the Jack House. He stated that he objects strongly to developers who do not show the whole picture in a comprehensive way. He added that the access to the underground parking will result in ramifications for the character of the Jack House public space. Victoria Wood, SLO, stated she is a co -owner of the Kaetzel House across Marsh Street from the Jack House. She agreed that the Commission needs to look at this project in total. She stated she is concerned about the scale and mass being too large on lower Higuera and Marsh Streets. ARC Minutes December 1, 2014 Page 8 Cinda Fox, SLO, stated she is concerned about the scale of the project, specifically the four -story height. She added that she loves the scale of the two -story Marsh Street Commons and the downtown. She noted that this overall project will dwarf the Marsh Street Commons and the Jack House so that the neighborhood will not feel intimate anymore. She added that her neighbors in the Marsh Street Commons share her concerns. There were no further comments from the public. COMMISSION COMMENTS: Commr. Wynn stated that the building is one story too tall. He noted that other buildings reaching those heights have more of a street presence, and with the size goes the height. He listed several downtown buildings as examples, including the courthouse building. He supported the modern design of the first three stories and noted that this design is similar to one in Seattle. Commr. Curtis agreed with Commr. Wynn and stated that the Commission is obligated to make decisions based on the guidelines and this building is taller and more bulky than existing standards allow. He stated that he is hearing that people like the scale and character of the City as it is. He noted that the guidelines also call for modulating the upper floor heights and there are mechanisms the developer could use that would minimize the verticality at the street frontage. Commr. Ehdaie agreed with Commrs. Wynn and Curtis. She stated she wants to see a reduced height more in keeping with the existing buildings of the neighborhood. Commr. Andreen agreed with the other Commissioners but stated that she hopes the loft look can be retained without chopping it up too much. Commr. Wynn stated that the fourth level represents four units of living space and to justify the height for that does not make sense. He asked if the extra height for four additional units was necessary Commr. Nemcik also agreed and stated that she wonders if bringing it down to 50 feet would help and that this could probably be done without taking out a floor. She added that the whole thing is too massive. Commr. McCovey -Good stated she is not opposed to the height, that the project has a nice pedestrian feel and most people will not notice the fourth floor. She added that, if the fourth floor is removed, she hopes it stays in the same footprint. Commr. Wynn stated that the project would be stronger without the contemporary component. He described the building as being contemporary with a brick skin and 16- foot lintels that gets more contemporary toward the inside of the site. He added that this ARC Minutes December 1, 2014 Page 9 building has two fronts and both need to be reduced and, if height is added, he would add it to the very center of the building. Commr. Andreen stated that the contemporary center section breaks up the design and is interesting and enlivening. Commr. Curtis stated that the first three floors with the brick shell work well and he prefers that to the modern elements added to the top. He added that he senses that the fourth floor was not thought through as it lacks detail. Commr. Ehdaie stated that she is not too sure about the fourth floor and prefers the building without the contemporary feature of the fourth floor. She would like to see the height and massing reduced. Commr. Andreen stated the windows fit the style because it is the loft look, the windows enhance the interior space, and the lantern effect will be nice at night. Commr. Curtis agreed with Commr. Andreen. Commr. Nemcik stated she likes the windows but wonders about the practicality of them because they are a part of residential units. She added that she is having some issues with the look of the project and described it as feeling odd or forced because it is a new building made to look old. Commr. Wynn stated that while he has the same concern about privacy with every unit having floor -to- ceiling windows, he is OK with the windows. He noted that new buildings are made to look old all the time because the City requires California bungalow or Mission style. Commr. Ehdaie questioned whether this style of window is appropriate for a city of this size. She added that she has seen this loft style in bigger cities where the purpose of the large windows is to see the urban view which is not available in San Luis Obispo. Senior Planner Ricci stated there are loft buildings without views in big cities so she is not sure this is a reason not to have the windows. Commr. Curtis stated that he sees the large windows as a continuation of the basic form of a masonry brick building and it is compatible with other buildings and designed to harmonize with the downtown area. Senior Planner Ricci summarized and noted that #2 would be stricken and replaced with a statement to keep the building height to 50 feet or less and consider eliminating the fourth floor. Commr. Wynn stated it should just say eliminate the fourth floor and the other Commissioners agreed. ARC Minutes December 1, 2014 Page 10 Senior Planner Ricci noted that #3 would not be required if the building is under 50 feet. Commr. Wynn noted that the Jack House is on south side so it will not be shaded. For #4, Commr. Wynn stated that "fourth floor" should be changed to "highest floor" and otherwise leave #4 intact. Senior Planner Ricci restated that the Commission is OK with the windows on the upper floors. Commr. Wynn stated that bulkheads make the downtown unique so he supports keeping them. He noted that they could be added or subtracted as needed for tenants. Senior Planner Ricci suggested this wording: "Bulkheads shall be provided for sections with windows facing Higuera Street." On motion by Commr. Andreen,seconded b� Commr. Wynn, to continue the meeting past 9_p.m. - -- - - -- --- - -- AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. Commr. McCovey -Good suggested adding a 12th item and Senior Planner Ricci suggested this wording: "Provide expanded streetscape views and views from the Jack House property." Commr. Wynn stated that the applicant can expect to hear a demand for a physical model from a group of residents and this has always been true for large projects in the downtown core. Commr. Curtis requested an overall concept plan for the three properties, the pedestrian connection and the parking. Senior Planner Ricci responded that the plan is to come back separately for the other two buildings and then come in with a comprehensive plan for all three projects. Commr. Curtis, noting the impacts on the Jack House and the redwood trees, asked the applicant to explore alternative locations for the driveway to the subterranean parking. Commr. Ehdaie asked if this project is subject to a CEQA review. ARC Minutes December 1, 2014 Page 11 Senior Planner Ricci responded that an initial study has not been done and this project is considered an infill development. Commr. Ehdaie asked if there are any levels of review that pertain to the Commission, such as aesthetics. Senior Planner Ricci stated that for buildings under 50 feet, the Commission would make a decision on aesthetics. She added that the Commission will need to look at the redwood trees in detail as it is an impact on a biological resource. In response to a request from the applicant to clarify the intent of the Commission's comments on the top floor, Commr. McCovey -Good stated that there should be details on the plans of the highest level. Commr. Wynn stated that was also his intent and if there is a roof deck or terrace, or a penthouse elevator that goes to that level, or even potential bathrooms that are relatively small, those things should relate to the brick piece. Commr. Ehdaie suggested changing "historical" to "predominant" in #4. The change was made. There were no further comments made from the Commission. On a motion by Commr. Andreen, seconded by Commr. Curtis. to continue to a date uncertain with the followinq directional items: 1. Submit complete plans with all of the required information on the City's checklist for final architectural approval. 2. Keep the building height to 50 feet or under and eliminate the fourth floor. 3. Include details on the design of the highest level to determine that it will look integral with the rest of the building by drawing upon the predominant elements of the structure and including compatible finish materials, colors, window treatments, and roof lines. 4. Include bulkheads along all storefront windows that front along Hi uera Street. Storefronts that open as doors do not require bulkheads. . 5. Submit a sign program that includes information on the sizes, locations, colors, materials, and types and illumination of signage proposed for this building and the overall site. Project signs shall be designed to be compatible with the architecture of proposed building. If a single a application for final architectural review is pursued for the larger project, then a comprehensive sign program that includes this site plus .other adjoining sites shall be submitted. Si_ cnay a design may be tailored for individual buildin s but site directional signs and tenant directo signs should have a coordinated design., 6. Include detailed information on pedestrian pathways, wall and site lighting, location of backflow prevention devices, and screening of mechanical equipment. 7. Provide details and locations of trash and recycling, enclosures. Enclosures shall be ARC Minutes December 1, 2014 Page 12 screened from street and off -site views and architecturally ntegrated with the design of the project. 8. Provide a detailed parking calculation of the proposed subterranean parking for the larger mixed -use project, as well as site plans that include the parking layout and dimensions. 9. The applicant is encouraged to provide public art within the project rather than Paying the public art in -lieu fee. 10. Provide expanded streetscape views of the project and show how the proposed structure relates to the Jack House property including views of the project from the Jack House property. 11. Provide an overall concept plan for the whole project that includes: the subterranean parking, the location of the driveway into the underground parking, the relationship of the _project with the redwood trees that border the Jack House property and the sub'ect site and show all pedestrian access. AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote 3. 1911 Johnson Avenue. ARCH - 0240 -2014; Review of plans to construct a new four -story medical office building including a two -level parking garage consistent with the approved Master Plan for the French Hospital Medical Center site, a building height variance, and reaffirmation of a previously- approved Mitigated Negative Declaration of Environmental Impact; O -S zone; SLOPHA, Inc., applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending continuation to a date certain of December 15, 2014, to allow applicant to provide additional supplemental information. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no comments made from the Commission. The following motion was done before consideration of the above two hearing items. On a motion by Commr. Curtis, seconded by Commr. Ehdaie, to continue the hearing to a date certain of December 15 2014 to allow applicant to provide additional supplemental information. ARC Minutes December 1, 2014 Page 13 AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4. Staff: a. Agenda Forecast: December 15, 2014, at 4 p.m.: Miner's property proposal, new medical office building at French Hospital, homeless services center on Prado Road, Pacific Courtyards joint meeting with Cultural Heritage Committee 5. Commission: Given the late hour, there were no specific communications to report. ADJOURNMENT: The meeting adjourned at 9:30 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on January 12, 2015. La`60 Thomas Administrative Assistant III