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HomeMy WebLinkAbout12-15-2014 CHC MinutesSAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES December 15, 2014 ROLL CALL: Present: Committee Members Sandy Baer, Thom Brajkovich, Hugh Platt, Patti Taylor, Victoria Wood, and Vice -Chair Jaime Hill Absent: Chair Bob Pavlik Staff: Senior Planner Phil Dunsmore, Senior Planner Pam Ricci, Associate Planner Brian Leveille, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of November 24, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARING ITEMS: 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 zones; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending adoption of the Draft Resolution which recommends that the Architectural Review Commission recommend to the City Council that they grant final design approval to the project, based on findings. PUBLIC COMMENTS: Charles Braff representing the applicant discussed the merits of the project and the changes that have been incorporated to enhance neighborhood compatibility. Architect Thom Jess, Arris Studio Architects presented the design of the project, expressing how the project has responded to community input. Stew Jenkins, SLO, stated he is very impressed with the responsiveness of the applicant who has done things to mitigate problems for immediate neighbors, and with this plan that captures elements of the Old Town. He noted that his one concern is that the rooftop decks have no place in the Old Town. Pete Petersen, SLO, stated that he likes this design but still is not happy about the rooftop decks although he noted that the impacts of the decks have been mitigated by CHC Minutes December 15, 2014 Page 2 setting them further back from the edge of the roofs. He noted that it has been a long, arduous process but it has worked and he approves of the way the project looks now. David Brodie, SLO, stated he is still uncomfortable with a podium building in this neighborhood. He noted that good trees can hide bad architecture. He added that there is a need to be careful with the tones of colors and that the City has been remiss in accepting dark colors because dark buildings stand out, and here the tones of the darker colors are important on both streets. He noted that the verticality should be downplayed to make it more compatible with the neighborhood and that verticality is emphasized with this design in the one two -story window on Morro Street and the big protruding section on Osos Street. He stated that the overall texture is a good improvement and suggested putting limits on the construction of structures on the roof decks. He noted that these drawings are much more detailed than previous ones and that it is easy for architects to overcome some questions with less detailed drawings. James Lopes, SLO, founding member of the Old Town Association, stated he is still concerned about this project even though this architect has made great strides in paying attention to the guidelines. He added that he agrees with Mr. Jenkins about the process and importance of conforming to the historic guidelines as well as the Community Design Guidelines. He stated that three stories due to the podium parking leads to mass that is out of scale with the neighborhood while a two -story building might be more appropriate. He suggested setting the building back more on Osos Street and noted that there is an overlook so high that tall trees will not solve it. He added that on Morro Street the building is even more out of scale with adjacent single -story residences and this could be solved by taking off one floor and reducing the size of the residential units. He noted that the Osos Street side does not have a front door facing Osos. He stated he is very pleased with the architect's response and the owner's adaptation to the City Council's decision, and he hopes for changes to make the project conform even better. Diane Duenow, SLO, stated that the changes, for the most part, are pleasing and she believes the system works. She added that she would like to see the CHC become a commission. She noted that the massing is still too imposing for the neighborhood, but he appreciates the details that have been changed. He stated that when everyone works together for everyone's benefit and for the historic preservation, it can work. In response to public comments, architect Thom Jess stated that there is no proposal to remove the street trees along Osos, the residential unit on Osos has already been reduced to two bedrooms, and everything on the ground floor has to be accessible without steps so, since the office section is 18 -24" lower than the street, there would have to be a 24 -foot ramp. Senior Planner Ricci noted that some correspondence about the project was received. Viceh -Chair Hill acknowledged that there were two letters from Liz Stein and Mary Ann Bernstein. Senior Planner Ricci stated that Liz Stein had commented on the preference for the earlier architectural style, some concerns about parking and tree removals. Senior Planner Ricci stated that Thom Jess was correct in saying that the street trees will remain but diseased pines further from the street will be removed along with trees interfering with overhead utility lines. She added that there is a mitigation measure that CHC Minutes December 15, 2014 Page 3 the trees be preserved on adjacent sites, the applicant will submit a tree preservation agreement to the Community Development Director that will be secured by a bond, and Condition 15 in the ARC Resolution provides compensatory planning for tree removals. She noted that, in addition to the roof decks, there is a second floor courtyard that provides some private and shared common space which allow the project to meet the open space requirement shown on the approved tentative tract map. She stated that the letter from Mary Ann Bernstein was in support of the previous design with its contemporary architecture and brighter colors. There were no further comments made from the public. COMMITTEE COMMENTS: Comm. Member Platt stated the plan is quite nice and the Italianate influence echoes other architecture in the area. He added that he appreciates what the architect has done and he is in favor of this plan. Comm. Member Taylor complimented the architect's ability to adapt and the applicant's perseverance. She expressed concern about the massing on Morro Street because three stories is a lot to encounter when walking down this street of one -story residences. She stated she is in favor of moving this on and would support it with the consideration mentioned. Comm. Member Brajkovich expressed some concern about the Morro Street colors but said he understands why they are needed. He added that the street elevations meet the Community Design Guidelines, , and that even though the project is massive, at least it steps back. He stated that he approves the decks, knows that they help meet the requirement for open space, and he likes that they have been set back so they are probably not visible from the street. He added that he likes the porch, that the trees are going to stay, and the use of brick on Osos Street. He noted that he understands the juxtaposition of the commercial and residential portions, and does not think they have to be the same style. He stated he will recommend approval. Comm. Member Baer stated that she concurs and noted that this is the third time around for her in reviewing the project. She commended the applicant for incredible responsiveness, and stated it is heartening to see the community so involved and see the City Council respect the CHC decision. She added that she will support approval. Comm. Member Wood stated she did not see the original project that had underground parking and she thinks that buildings in the downtown core should have underground parking so they are not huge. She added that she likes the way the Osos side looks now and she approves the scale on that side but that the Morro Street side looks bizarre and out of proportion. She stated she would prefer that the two sides be blended and, overall, the project is too large for her. Comm. Member Hill complimented the applicant and neighbors for working together but stated she still has concerns about massing and how the project fits in with this area. She noted that there is a new three -story building being built behind the parsonage CHC Minutes December 15, 2014 Page 4 three blocks away and it is enormous, looming over the houses around it, so she has concerns about what this project will do to the streetscape. She also noted that the Planning Commission upheld the appeal on the Monterey Hotel because the Commissioners did not want to see buildings on a commercial site looming over a residential neighborhood across the creek from the hotel. She added that this project is not across a creek but adjacent to residences. She noted that the Planning Commission said that just because minimum requirements have been met does not make the hotel consistent with the guidelines. She stated that this neighborhood deserves the same protections that another neighborhood was just granted. She stated that the Morro Street elevation needs to be taken down to a lower height and the roof decks need to be removed as both are incompatible with the historic district guidelines. She added that she is not as concerned about Osos Street. She noted that the City needs housing and some of these units are up to 1700 square feet, which is larger than downtown bungalows, so this building is being built out more than it needs to be. She added that there are scale, massing, and neighborhood issues which are noted right in the City Council's actions about proportion and scale. There were no further comments made from the Committee. On motion by Committee Member Platt, seconded by Committee Member Brajkovich, to adopt the draft resolution which recommends that the Architectural Review Commission recommend to the City Council that they grant final design approval to the project, based on findings. AYES: Committee Members Baer, Brajkovich, and Platt NOES: Committee Members Wood, Hill, and Taylor RECUSED: None ABSENT: Committee Member Pavlik The motion failed on a 3:3 vote, Comm. Member Taylor stated that the three -story massing on Morro Street be reviewed. Comm. Member Baer stated that she does not remember much discussion about massing with the first review of a project for this site although that design was the same height. Comm. Member Brajkovich stated that the project meets the design standards and housing is needed downtown. He noted the need to come up with a compromise. Comm. Member Baer again stated she does not remember suggesting a smaller building the first time. Comm. Member Hill noted that mass and proportion was in the packet. Comm. Member Platt stated that mass has been alleviated on the Osos Street side and he thinks the massing is not detrimental on the Morro Street frontage. CHC Minutes December 15, 2014 Page 5 On motion by Comm. Member Hill, seconded by Comm. Member Taylor, to recommend that the Architectural Review Commission consider lowering the elevation on the Morro Street side and eliminate the roof decks as inconsistent with the historic district and incompatible with the neighborhood. Senior Planner Ricci stated that if the roof decks were recommended for elimination and, if that means the open space requirement is not met, the City Council would make a decision on the open space requirement and the ARC would also make a recommendation. Comm. Member Baer stated she has been in two old Spanish -style homes in the historic district that have roof decks on top of a second story although those decks do not overlook anything. Comm. Member Wood stated she would agree with Comm. Member Hill's motion if the roof decks were not recommended for removal because they are appropriate for infill. Comm. Members Taylor and Baer agreed. Comm. Member Hill rejected that amendment to her motion and withdrew the motion.. On motion by Comm. Member Brajkovich, seconded by Comm. Member Baer, to recommend the ARC approve the project with a reduction to the massing of the residenctial structures facing Morro Street. AYES: Committee Members Baer, Brajkovich, Platt, and Wood NOES: Committee Members Hill and Taylor RECUSED: None ABSENT: Committee Member Pavlik The motion passed on a 4:2 vote. 2. 1921 Santa Barbara Avenue. ARCH - 0521 -2014; Review of four proposed live /work units and commercial space within the Railroad Historic District; C -S -H- zone; Garcia Family Trust, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending that direction be provided to the applicant to modify the project for consistency with the Railroad District Plan Architectural Guidelines and continue the item to a date uncertain. PUBLIC COMMENTS: The project applicant, George Garcia, provided an overview of the project to the CHC. John Grady, Morro St, SLO stated objections to the project due to architectural incompatibility. He stated how the project is out of proportion with the district and expressed concern about compatibility with single family residences on Upham along with potential privacy, visual and aesthetics concerns. CHC Minutes December 15, 2014 Page 6 Matt Sansons, SLO expressed support for the project and summarized the positive attributes. CHC member Patti Taylor read a note that was received from Upham St resident Debbie Collins (owner of Del Monte Cafe) objecting to the project design. COMMITTEE COMMENTS: Committee member Taylor expressed concern that project will alter context of neighborhood and would result in the loss of historic significance of nearby structures. Committee member Brajkovich commented on the positive aspect of architectural juxtaposition. Committee member Baer noted how the project is too large and does not fit. She also mentioned the potential for noise impacts as a result of roof decks. Committee member Wood commented on the lack of balance with the neighborhood and excessive height of the proposed structure Committee member Hill offered specific comments to the project design and asked whether zoning is appropriate for the location. She noted that the front elevation would be ok if it was lowered in scale. On motion by Committee Member Hill, seconded by Committee Member Baer, the CHC motioned to continue the item to a date uncertain with specific direction to modify the project for compatibility with the Railroad District Plan; following discussion, the motion maker retracted the motion. On a motion by Committee Member Taylor, seconded by Committee Member Wood, the CHC voted to continue the item to a date uncertain with direction to modify the project as noted in the staff report, with additional comments to eliminate roof decks. AYES: Committee Members Baer, Brajkovich, Hill, Platt, Taylor, and Wood NOES: None RECUSED: None ABSENT: Comm. Member Pavlik The motion passed/ on a 6:0 vote. COMMENT AND DISCUSSION: 3. Staff a. Staff introduced Brian Leveille as the new CHC liaison. 4. Committee CHC Minutes December 15, 2014 Page 7 ADJOURNMENT: The meeting was adjourned at 8:15 p.m. Respectfully submitted by, Diane Clement Recording Secretary and Phil Dunsmore Senior Planner Approved by the Cultural Heritage Committee on January 26, 2015- Laurie homas Administrative Assistant III