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HomeMy WebLinkAbout12-15-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 15, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Allen Root, and Chairperson Michelle McCovey -Good Absent: Vice -Chair Greg Wynn Staff: Senior Planner Pam Ricci, Senior Planner Phil Dunsmore, Senior Planner Brian Leveille, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of December 1, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1327 Osos Street. ARC 96 -13; Review of revised plans for a mixed -use project with nine condominium units and 8,000 square feet of office space in the Old Town Historic District; R -3 -H, O -H zone; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending adoption of the Draft Resolution which recommends that the City grant final design approval to the project, based on findings and subject to conditions. PUBLIC COMMENTS: There were no comments made from the public because public comments were made at the Cultural Heritage Committee meeting immediately preceding this meeting on the same date, December 15, 2014, with the Architectural Review Commissioners in the audience. COMMISSION COMMENTS: Commr. Andreen stated that this is a difficult building on an odd lot in a neighborhood with mixed styles. She added that the ARC did not disregard the recommendation of the CHC, but felt the previous design was compatible, especially on Osos Street where a lot of work was done to make it compatible with the church. She stated that she still thinks the previous design was compatible but if the current design satisfies the ARC Minutes December 15, 2014 Page 2 neighbors, is economically feasible, and can be tweaked to reduce the mass on Morro Street, she accepts it because of the need to provide more housing downtown. She added that she does not love the new building and thinks there should be more room for a clean, crisp contemporary design that respects the neighbors. Commr. Curtis stated that his understanding is that the ARC is providing a recommendation to the City Council which is not typical of the ARC. Senior Planner Ricci stated that is correct. Commr. Curtis stated he found the new design to be not as positive as the first one, primarily in regard to the subterranean parking in the first design, which helped the scale, height, and bulk. . He noted that he agrees with Commr. Andreen about the design and that the prior plan was more sympathetic to and focused on the details of the church. He added that the colors for the new building are a little too heavy and not consistent with the lightness and detailing on the church. He noted that he has expressed misgivings from the very beginning about the mass and scale of this project and is willing to consider some modifications to the massing on the Morro Street side. He added that he finds the marriage of faux Italianate and faux Craftsman to be a bit awkward in the overall project but has no suggestion to overcome that. Commr. Root stated that the items on the table are the decks, the massing on Morro Street, and the massing overall. He noted that it is tricky to do a mixed -use project in a residential neighborhood and there is an economic component that enters into the viability of a project. He observed that in this most recent design, it looks like there is a considerable amount of roof between the edge of the roofs and the decks. He added that there is a precedent for roof decks on Islay Street. He stated that the design previously approved by the Commission did a fine job of honoring the church while not calling attention to itself but that the skin that has been proposed has details that directly address the guidelines so it is an easier fit and more people will like it. He stated he is in favor of approving what has been presented. On motion by Commr. Andreen to recommend adoption of the Draft Resolution which recommends that the City rant final design approval to the ro'ect based on findings and subject to conditions, including consideration for reduction of the mass on the Morro Street side, if appropriate, and directing the applicant to use a lighter-palette. Commr. Nemcik complimented the architect and stated she is fine with the Osos Street side but has issues with the Craftsman style on the Morro Street side. She added that, while the applicant is trying to match the houses, this style is not appropriate for the size and scale of the project, and it looks clumsy, especially the cantilevered portion, which looks like it is waiting to be pushed back down. She added that this style does not go with the bungalows on the street nor do the roof decks, which she supports, go with the pitched roofs. ARC Minutes December 15, 2014 Page 3 Commr. Ehdaie stated that she does not find this project compatible with the neighborhood and the church on the Osos Street side and she is not in support of the Italianate style. She added that she would like to see the project promote walkability so she would prefer underground parking. She noted that walkability is in the design guidelines. She supported reducing the Morro Street side to two stories, thereby reducing the mass and scale and making it more compatible with the neighborhood. Chair McCovey -Good sought a second for the motion and then a modification to the motion. Commr. Andreen stated that what the Commission has here is an attempt to appease the concerns of the Morro Street neighbors. She added that she shares the view that the building looks awkward because bungalows typically look grounded but she does not want the applicant to have to do a redesign. Commr. Curtis supported modification of the architectural style on Morro Street as well, and suggested that a style more compatible with the scale and massing of the building be used. He added that the Craftsman style does not match this scale and mass and this design would probably not be recognized as Craftsman. Commr. Andreen stated that the style looks like the shingle style of homes along New England beaches which are tall and chunky, so it is a recognizable style, but the question is whether it looks like San Luis Obispo. She added that what the neighborhood wants is something that looks familiar and blends in more. Commr. Curtis stated he would favor a motion that affirms the recommendations of the CHC and that does not attempt to substitute the judgments of the Architectural Review Commissioners. Commr. Andreen stated she would second a motion as suggested by Commr. Curtis and called it a wise approach. She withdrew her motion. On motion by Commr. Ehdaie to support the Cultural Heritage Committee recommendation to the Architectural Review Commission supporting a reduction of the massing on the Morro Street elevation, recommending the use of the same design style on both streets, reducing the massing and scale on Osos Street, and having it compatible in terms of color and shading on both streets. Commr. Andreen stated she still preferred a motion as stated by Commr. Curtis. Commr. Ehdaie withdrew her motion. On motion by Commr. Andreen to accept the recommendation of the Cultural Heritage Committee recommending that consideration be given to reducing the mass on the Morro Street side and consider additional building setbacks, and eliminate the roof decks. ARC Minutes December 15, 2014 Page 4 NOTE: Commr. Andreen did not call for elimination of roof decks although it was in the CHC recommendation. Commr. Curtis stated that his preference would be that the actual motion includes reference to affirming the CHC recommendation rather than all the details. Senior Planner Ricci reminded the Commission that the ARC has the more lengthy resolution that goes forward to the City Council and suggested it could be modified by adding a condition saying the project shall be consistent with the CHC recommendation and the applicant shall make further reductions to the scale along Morro Street. Commr. Andreen stated she wanted to include a comment about consideration of lightening the palette on Osos Street. She added that otherwise Senior Planner Ricci is correct in stating the wording she would like in her motion. Senior Planner Ricci stated that reference to glazing in Condition 5, second sentence, should be removed. Commr. Curtis stated that, to reflect his concern, there should be a condition stating that the ARC hereby affirms the recommendation of the CHC and further recommends this to the City Council. Senior Planner Ricci stated it would be good to have a separate condition about the CHC recommendation. She also suggested that Condition 3 state that the color -board presented at the meeting was supported for the Morro Street but the Osos Street side shall have a lighter palette to be compatible with the church. She added a reference to the porch setback being consistent with the neighborhood pattern and architectural style and important to the design of the project. Commr. Root stated he is fine with the motion as stated if something can be added that addresses Commr. Nemcik's architectural concerns about massing and bungalow style. He stated he was thinking about houses that line the shore in Long Beach that are Craftsman and massive so he thinks this can be done. He added he is fine with the two different styles but thinks a further tweak is needed. Commr. McCovey -Good stated the project would be ok if it dropped one story so it is an issue of the massing. Senior Planner Ricci stated that she is concerned about dictating the style. Commr. McCovey -Good suggested a general statement about massing and style on Morro Street side. Senior Planner Ricci suggested wording that affirms the CHC recommendation to reduce the scale of the Morro Street elevation and further refine the massing to better reflect the selected architectural style. At this point Commr. Root seconded the motion. ARC Minutes December 15, 2014 Page 5 Commr. Ehdaie stated she would not support the motion because she is not in support of the architectural design on Osos Street because it is not compatible with the neighborhood but she does support the CHC recommendation and the motion wording about the colors. Commr. McCovey -Good stated she was not comfortable in making the applicant change the massing. There were no further comments made from the Commission. On motion by Commr. Andreen, seconded by Commr. Root to recommend the City Council approve the promect with a reduction to massing on the Morro Street side of the building and the suqqestion to utilize a lighter color palette on the Osos Street side of the project. AYES: Commrs. Andreen, Curtis, Nemcik, and Root NOES: Commrs. Ehdaie and McCovey -Good RECUSED: None ABSENT: Commr. Wynn The motion passed on a 4:2 vote. 2. 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, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending adoption of the Draft Resolution which grants final approval to the project, based on findings, including findings supporting approval of a building height variance, and subject to conditions. PUBLIC COMMENTS: Bob Canepa, SLO, stated that he lives near the easternmost entrance to the hospital complex and that this project comes within 55 feet of his property. He noted that the French Hospital owners have never come to the neighborhood for comments. He added that this is a gigantic structure behind his house with a large number of windows and the trees will take many years before privacy is at least enhanced. He stated that he is hoping all the planned vegetation is appropriately large in size. He noted that, as the hospital has grown, so has traffic and the number of patients and, with the construction of the Pavilion changing the traffic pattern in the parking lot, cars are going by at relatively high speeds in the early morning which affects the safety of his driveway. He noted that a speed bump in the entry way, removed for parking lot repaving, has never been put back. He stated that he wants speed bumps on the north and south ARC Minutes December 15, 2014 Page 6 side of his driveway because people are speeding in both directions. He added that the photos shown by the applicant minimize the height of the hospital and he requested the Commissioners go to the site and look for themselves. Randy Walter, SLO, stated he lives on Ella Street in a two -story house adjacent to the parking garage. He expressed concern about the parking garage being open toward the homes so that car lights and garage lighting will be visible. He noted that the top of the second story garage will be at the same level as his bedroom. He suggested planting big trees and added that he knows the hospital has to grow but that no one has contacted the neighbors to show consideration for their concerns. Brian Starr, architect, stated that the applicant is happy to work with the neighbors and plant more trees. He added that access to the top level parking will be up a ramp about 42" high and that cars will go down about 6 -7 feet to the lower level. He stated that the parking will have walls about four feet high for both levels so lights from cars should be totally screened. There were no further comments from the public. COMMISSION COMMENTS: Commr. Curtis asked the architect about the possibility of putting up an open grill screen as a decorative feature between the two levels of parking to screen lighting and noise and that would make the parking structure look like a building. Mr. Starr replied that he thinks landscaping can be used to achieve what Commr. Curtis is suggesting. Commr. McCovey -Good questioned about traffic, is there anything in the resolution that addresses the traffic on Ella Street. Commr. McCovey -Good suggested adding language to Condition 11 about placement of vegetation to help buffer the two neighbors. Commr. Curtis asked about including a condition about harmonizing the new building with the existing structures. He stated he is concerned about individual piecemeal projects which are improvements but do not provide a sense of an overall direction. He suggested integrating pavement materials, lighting, etc., on all the buildings that would direct pedestrians. Senior Planner Ricci stated that there is a bike trail is being constructed from Lizzie /Johnson intersection through the project. She noted that people walk along bike paths. She agreed about the need for pedestrian improvements but noted that there are multiple properties within the hospital complex which makes it difficult. ARC Minutes December 15, 2014 Page 7 Commr. Curtis acknowledged the dilemma that multiple ownership creates when it comes to harmonizing the buildings. He questioned how someone coming to the complex would know where the best parking is for their destination within the assemblage of buildings and, once parked, how would they know how to get to the appropriate entrance. Senior Planner Ricci responded that, as each project is developed, improvements are made and there is better signage now due to some wayfinding improvements. Commr. Curtis agreed but noted that the coherence of the whole is a little elusive. Commr. McCovey -Good asked if there was support to include encouragement to blend the architectural styles with existing buildings. Commr. Curtis stated he would like to see that in the resolution in addition to integrating the site amenities such as exterior lighting and routes to the buildings. Senior Planner Ricci stated it would be almost better to have this as a separate motion in the minutes. She noted that Condition 8 talks about lighting. Commr. McCovey -Good suggested adding that the walls on the parking structure would block car lights from flooding into the residences. Senior Planner Ricci suggested this wording: "Vehicle lights in the parking structure shall be screened by the structure walls." Commr. Curtis asked if it is possible to put planters on the upper level parking surface to break up the view of a barren parking lot visible from the upper floors. He suggested that would be required if it was a surface lot. Senior Planner Ricci stated that she thinks the idea is to make the parking disappear and that neither Sierra Vista or Mind -Body parking lots have plants. She added that it gets complicated to plumb for water and then to maintain the plants and that the main thing to add is fast - growing larger trees and plantings to screen the lot from the residences. Commr. Nemcik stated that something about the traffic and speed bumps should be included. Commr. Curtis stated that the speed bumps are not on this parcel and must be dealt with piecemeal. Senior Planner Ricci stated that maybe the applicant team can have further discussion with the neighbors. There were no further comments made from the Commission. ARC Minutes December 15, 2014 Page 8 On a motion by Commr. Ehdaie seconded by Commr. Nemcik to adopt the Draft Resolution grantinq final approval to the project, based on findings, including findings supporting approval of a building height variance and sub'ect to amended conditions as noted. AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey -Good, Nemcik, and Root NOES: None RECUSED: None ABSENT: Commr. Wynn The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast • January 12, 2014 — the project on the Miner's property, the Thompkins commercial project at Santa Rosa and Monterey. • WEDNESDAY, January 21, 2014 — four large homes off Grand near Cal Poly, the cafe lofts across from Railroad Square, the Homeless Service Center at 40 Prado Road. 4. Commission: Chair McCovey -Good presented a proclamation to Senior Planner Ricci for her service on behalf of city residents and staff. ADJOURNMENT: The meeting adjourned at 8:10 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on January 12, 2015. ,� ,V�� a� Laude Thomas Administrative Assistant III