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HomeMy WebLinkAbout08-03-2015 ARC Draft Minutes of 07-13-15DRAFT SAN LUIS OBISPO JOINT MINUTES ARCHITECTURAL REVIEW COMMISSION & CULTURAL HERITAGE COMMITTEE July 13, 2015 ROLL CALL: Architectural Review Commission: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: Commissioner Angela Soll Cultural Heritage Committee: Present: Committee Members Sandy Baer, Craig Kincaid, James Papp, Chair Jaime Hill Absent: Vice-Chair Brajkovich Staff: Senior Planner Phil Dunsmore, Senior Planner Brian Leveille, Associate Planner Rachel Cohen, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: None. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments from the public. AGENDA ITEMS: 1. Public meeting to review the conceptual architectural design of a new mixed-use project that includes three, four-story structures with approximately 21,322 square feet of retail space and 48 residential units located at 570, 578, 590 Marsh Street and 581 Higuera Street (ARCH-0609-2014). This is a public meeting to conduct design review and provide direction to the applicant. No action on the project will be taken at this meeting. This item will be scheduled for review at a future public hearing. Draft ARC-CHC Joint Minutes July 13, 2015 Page 2 Rachel Cohen, Associate Planner, presented the staff report, recommending continuation of the project to a date uncertain before the Architectural Review Commission, with direction to staff and the applicant on items to be addressed in plans submitted for formal review. In response to inquiry from Committee Member Papp, Associate Planner Cohen clarified that the plans show the removal of the existing walnut tree at the corner of the Jack House property and that further review and a determination by the City Arborist regarding the health of the tree and possibility of removal would be required. In response to inquiry from Committee Member Baer and Commissioner Curtis, Senior Planner Dunsmore clarified that the project had been brought for review prior to completion of a traffic study in order to vet other key issues, and that in-lieu fees are an option under the Municipal Code since the project site is located in the Downtown Parking District area, should an underground parking facility prove infeasible. In response to inquiry from Committee Member Papp, Associate Planner Cohen confirmed that the applicant did not reduce the height of the proposed building by one story as directed by the Architectural Review Commission at a previous meeting. Ryan Petetit, applicant representative, summarized the history of the project and its constraints; described the vision for the site as a downtown neighborhood providing needed housing and vitality for the area. Erik Justesen, applicant representative, commented on the relative rarity of the availability of enough land in the downtown area to build a project of this size; noted the opportunity to build a project that honors the historical and contemporary contexts of the area. John Belsher, owner and applicant, summarized project history and public outreach; noted the City Council’s goal of creating more housing units downtown; commented on the economic factors that drive project design elements such as building height and pedestrian amenities. Mr. Belsher read into the record comment from neighbor Nancy Grant in support of the project. In response to inquiry from the Commission, Mr. Belsher clarified that engineering and flood protection planning for the proposed parking structure was under development, and that the walnut tree, if the City Arborist determines that it needs to be removed, would be replaced and mitigated with additional plantings as required. Randy Alonzo, applicant representative, made a presentation; summarized public and advisory body feedback incorporated into the project to date; commented on the ways in which the project aligns with the City’s Downtown Conceptual Plan and Community Design Guidelines. Draft ARC-CHC Joint Minutes July 13, 2015 Page 3 PUBLIC COMMENTS: Jennifer Isbell, SLO, spoke in support of the project as an affordable option for people wishing to live downtown. Penny Rappa, SLO, commented on the need for balance among uses downtown; noted concern about the apparent informality of the Downtown Conceptual Plan and whether the proposed project is the appropriate type of infill project for the location. Bob Spector, neighboring property owner, thanked the project applicants for their outreach efforts; spoke in support of the project in general; noted concern about the proposed building height and insufficiency of economic rationale for the height. James Lopes, Save our Downtown, SLO, commented that the historically-styled buildings should be adjacent on Marsh Street adjacent to the Jack House rather than on Higuera; noted concern that the proposed project materials do not honor the historical character of the Jack House. Pierre Rademaker, SLO, noted the project’s ability to implement aspects of the Downtown Concept Plan with midblock crossings and pedestrian amenities; noted that early downtown neighborhoods were components of mixed uses; stated that the combining of parcels and removal of curb cuts will create more on-street parking. Mike Manchak, Economic Vitality Corporation President, commented on the importance of thriving businesses and workforce housing for the health of the community. Adam Hill, SLO, noted on State and County policies for the creation of a variety of housing in urban centers; commented on the importance of providing workforce housing for employees of technology-oriented companies. Kathi Settle, Jack House Committee Member, SLO, noted concern about elements of the proposed project including its contemporary styling, minimal setbacks, landscape impacts, building height; opined that the project does not conform to Community Design Guidelines protecting views. Victoria Wood, SLO, nearby property owner, noted concern about the overall size of the project and potential negative impacts upon historical resources; spoke in support of the construction of underground parking to serve the project. Jeff Eckles, Homebuilders’ Association of the Central Coast, spoke in support of the project; commented on the importance of the creation of a progressive and vibrant downtown. Lisen Bonnier, San Luis Obispo County Agricultural Liaison Advisory Board, commented on the negative impacts of urban sprawl; spoke in support of the project as an infill opportunity providing affordable housing. Draft ARC-CHC Joint Minutes July 13, 2015 Page 4 Tyler Ikeda, SLO, spoke in support of the project; commented on the importance of creating businesses that remain in the city. Emily Sullivan, SLO, spoke in support of the project; commented on the importance of creating a space for entrepreneurial enterprises and creating housing for business owners. Lauren Ferrara, SLO, commented on the progressive nature of San Luis Obispo; spoke in support of the project. Russell Sheppel, SLO, spoke in support of the project and its contemporary styling; commented on the difficulty of finding housing in San Luis Obispo for people of all ages. William Vega, SLO, spoke in support of the project; commented on the value of attracting and retaining a variety of residents and businesses. Brianna Ruland, SLO, spoke in support of creating density and new businesses downtown; commented that adequate consideration appeared to have been given to the Jack House. Farid Shahid, SLO, spoke in support of the project based on its pedestrian and bicycle amenities and provision of affordable housing. Jim Duffy, project applicant, SLO, commented on the desirability of being able to locate a business downtown; noted that the development of density in downtown areas is a key planning principle for the protection of open spaces outside downtown areas. Chuck Larson, SLO, spoke in support of the proposed four-story design; noted the importance of preserving the affordability of the project by creating density. There were no further comments from the public. The Commission and Committee recessed at 7:54 p.m. and reconvened at 8:04 p.m. with all members present. COMMISSION & COMMITTEE COMMENTS: Cultural Heritage Committee: Committee Member Papp noted for the record his professional connections with applicant representative John Belsher, as well as with proponents of the Jack House; clarified that no financial conflicts exist. Mr. Papp noted concern about the impacts of project height upon the neighboring Jack House property and other historical resources; stated that views from the gardens are explicitly protected by the Community Design Guidelines; noted concern about Draft ARC-CHC Joint Minutes July 13, 2015 Page 5 architectural compatibility, visual height transition and the avoidance of monolithic building faces as required by Community Design Guidelines, and the need for sufficient environmental review. Committee Member Baer concurred with Committee Member Papp, noting concern about protection of the Jack House and garden, while recognizing that infill development should be encouraged. Committee Member Kincaid commented that the proximity of 570 Marsh Street to the Jack House in particular was a concern, rather than the project as a whole; suggested that 570 Marsh be designed in a more historically-sensitive style, and that the forthcoming shade study include year-round conditions; requested that the Margaret Kaetzel monument in the Jack House gardens receive special protection. Chair Hill commented on the need for a view study from the vantage point of the Jack House gardens and enclosure of upper-story decks for improved acoustics and aesthetics; noted that proposed project setbacks are generous given the downtown location; spoke in support of the proposed pedestrian access and amenities; suggested that the architectural design be made simpler on the Marsh Street building, with an emphasis on high-quality materials. On Motion by Committee Member Papp to provide direction to the applicant that the Jack House gardens shall be protected from shade created by the project as required by Community Design Guideline 4.3.B.2; that surrounding sidewalks be protected from shade created by the project as required by Community Design Guideline 4.2.B.3, that the project height be consistent with surroundings; that the project incorporate historical character from it surroundings; that staff conduct review for CEQA compliance in accordance with Public Resource Code provisions relating to historical resources; that the project be heard by the Cultural Heritage Committee again prior to it being forwarded to the Architectural Review Commission for approval. Motion failed for lack of a second. On motion by Chair Hill, seconded by Committee Member Baer, to provide the following direction to staff and the applicants: 1. Submit all materials required as part of a complete application and comply with all standard application submittal items (solar shading, dimensions, callouts, project phasing etc.) and development standards and regulations applying to the project. 2. Evaluate potential impacts to cultural resources, including the potential effects to the historical significance of the Master List Jack House property. 3. Provide a solar/shading study for the overall project and specifically focusing on the adjacent Jack House Gardens area during at different day times and all seasons. The Jack House gardens and outdoor areas used for events shall not Draft ARC-CHC Joint Minutes July 13, 2015 Page 6 be affected by building shadows during any times the garden areas may be in use. 4. Provide a study/analysis of any potential impacts from the project and related construction focused on the redwood trees along the Jack House property and include evaluation of the California Black Oak (age, condition, preservation recommendations) and protection measures if applicable. 5. Show on plans the preservation of the Kaetzel monument located within the Jack House Gardens. 6. Include high quality, long lasting material as part of the project and replace the wood finish at 570 Higuera to incorporate monumental materials called for in the Community Design Guidelines for the downtown such as masonry, stone or smooth plaster exterior finishes. 7. Provide a balcony/deck design which provides residential privacy and which screens from public view personal belongings which may be stored in these areas. 8. Evaluate internal site bicycle circulation as well as potential bicycle circulation in relation to the surrounding roads and access (e.g. most cyclists will access the site from Higuera or Nipomo Streets). 9. Provide clear setback measurements at all floor levels including dimensions to awnings or other architectural features. AYES: Committee Members Baer, Hill, and Kincaid NOES: Committee Member Papp RECUSED: None ABSENT: Vice-Chair Brajkovich The motion passed on a 3:1 vote. There were no further comments from the Committee. On motion by Chair Wynn, seconded by Commr. Andreen, to continue the meeting past 9:00 p.m. The motion passed on a 10:0 vote. Architectural Review Commission: Commr. Root spoke in support of the proposed signage and outdoor seating, and conducting a shade study; noted concern about the durability of wood siding for large surface areas and acoustic impacts upon bedrooms facing Nipomo Street; suggested enhanced color variety and additional articulation creating more shadow lines, the use of smaller, more vertically-oriented windows, and the reduction of height where possible Draft ARC-CHC Joint Minutes July 13, 2015 Page 7 without hindering building function; commented on the importance of encouraging projects such as this while respecting historical resources. Commr. Andreen spoke in support of utilizing architectural restraint in order to allow four stories with reduced visual impact; noted concern about the lack of solar access from the narrow interior paseo and the impact of the project upon the Jack House gardens; suggested that the window program be generally simplified and emulate the designs proposed for 570 Marsh Street. Commr. Curtis spoke in support of the pedestrian paseo and plaza and the use of brick; noted concern regarding the use of wood siding downtown and the overall height of the project; commented that the height effects could be reduced via increased setbacks; suggested that ground-floor building notches be added to widen and increase solar access from the paseo and plaza, and that stone be utilized rather than wood; requested that the project be returned to the CHC prior to being heard by the ARC. Mr. Curtis spoke in support of utilizing vertically-oriented window designs with greater transparency at ground level; commented that underground parking may not be desirable in that it will increase the building’s rental cost. Commr. Nemcik spoke in support of mixed uses and high-density, affordable housing; noted concern about the height of the Higuera Street building; commented that four stories should be achievable within 50 feet of building height. Vice-Chair Ehdaie spoke in support of the creation of workforce housing and the addition of more residential units and improved bicycle amenities; noted concern regarding overall project height; suggested the addition of landscaping and increased setbacks to ease the transition between the Jack House property and 570 Marsh Street. Chair Wynn spoke in support of the evaluation of a shade study including measurements during the Jack House’s busy season, a view study from the Jack House gardens, the creation of deed-restricted or otherwise enforced onsite parking, and the use of long-lasting materials suitable for large buildings; noted concern about extended horizontal articulation and the narrowness of the paseo; suggested that 570 Marsh Street be contemporarily styled and reduced to three stories, that the windows of 581 Higuera Street be designed to complement the downtown historic district; noted that a massing model even as far as nine blocks would be useful for evaluation; inquired as to whether the roof decks would be a public amenity around the restaurant pad. There were no further comments from the Commission. ADJOURNMENT: The meeting adjourned at 9:30 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary