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HomeMy WebLinkAbout11-16-2015 ARC Draft Minutes of 10-05-15DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 5, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: Commissioner Ken Curtis Staff: Community Development Director Michael Codron, Interim Community Development Liaison Marcus Carloni, Associate Planner Rachel Cohen, Assistant Planner Walter Oetzell, City Consultant Shawna Scott, and Recording Secretary Sarah Reinhart ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of August 17, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: Community Development Director Codron shared his background in working with City of San Luis Obispo; encouraged feedback and shared his desire to provide advisory body members with quality reports, clear recommendations, and overall support; noted looking forward to implementing changes that will help improve letter correspondence management. Chair Wynn welcomed the new Interim-Community Development staff liaison Carloni. There were no further comments made from the public. PUBLIC HEARINGS: 1. 1301 Calle Joaquin. ARCH-1098-2015; Review of a four-story, 114-unit extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of environmental review; C-T-SF zone; Intermountain Management LLC and Myhre Group Architects, applicant. Commr. Soll stated she visited the farm and met with Central Coast Grown Board President Marx. Commr. Andreen stated that he spoke with President Marx regarding the project prior to the hearing. Draft ARC Minutes October 5, 2015 Page 2 City Consultant Scott presented the staff report, recommending the Architectural Review Commission to adopt the draft Resolution, approving the project, based on findings, and subject to conditions, and to adopt the Mitigated Negative Declaration. Staff recommended that the Architectural Review Commission continue with the review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and staff’s subsequent review. Staff recommended that this continuance be placed on the Architectural Review Commission’s consent agenda on a date to be determined and appropriately noticed. In response Commr. Andreen’s inquiry, City Consultant Scott clarified that the Commission had discretionary authority to raise issues and direct staff for revisions or analysis regarding the mitigated declaration; explained that the Commission could vote to continue the project and request additional information; noting that approving this project would include approving the mitigated negative declaration. Ms. Scott also confirmed that the Commission had final approval, with the exception of an appeal, whereas it would be reviewed by the City Council. In response to Commr. Root’s inquiry, Ms. Scott explained that a shading study had been submitted by the applicant; clarified that the parking plan did not identify the Calle Joaquin access to the San Luis Ranch as an option; indicated that the traffic plan addressed traffic issues at the intersection of Los Osos Valley Road. Commr. Root inquired whether there are plans for development in the adjacent and surrounding parcels. Assistant Planner Cohen responded stating there is a proposal for a dealership to the north of this project; noted that there are no plans in the southern lot; stated that the lot nearest to Alfano Motors is owned by Mr. Alfano, and there is no knowledge of future development. In response to Commr. Root, Assistant Planner Cohen clarified that the median landscape would be coordinated with Cal Trans. In response to Commr. Nemcik’s inquiry, Ms. Scott explained that the adjacent lots were in the Tourist Commercial Zone, with the exception of the lots zoned Open Space/ Conservation. In response to inquiry from Chair Wynn, Ms. Scott clarified that City Farm is operating under the Open Space/Conservation zone. In response to inquiry from Commr. Ehdaie, Ms, Scott, noted that an EIR was completed as part of the LUCE update where they looked at the full development (of the Special Focus Area), and considered communal traffic impacts of the parcels. In response to inquiry from Commr. Ehdaie, Community Development Director Codron explained that there is a Calle Joaquin Agricultural Master Plan; clarified that the area is intended to be in perpetuity as a long-term farm; noted that the farm currently has a 20- year term lease with an option to extend [with Central Coast Grown]; pointed out that Draft ARC Minutes October 5, 2015 Page 3 the City’s Master Plan will eventually incorporate the San Luis Ranch property as part of the Agricultural Open Space. Community Development Director Codron also explained that Central Coast Grown manages the property on behalf of the City for a dollar a year and, in exchange, they run a program that is consistent with the Master Plan. In response to inquiry from Commr. Soll, Ms. Scott stated that the zoning code in this area establishes a 45-foot height limit, noting that the height limit is 75 feet in the downtown area and given discretionary review. APPLICANT: Applicant representatives Philip Stewart and Robert Camacho, from Myhre Group Architects, and Chris Dufor, from RRM Design Group, provided a detailed overview of the project and reviewed the updated site plans and design elements including the front patio. They stated that the hotel would be in keeping with the design elements of the area; pointed out that they implemented and addressed feedback from the previous Architectural Review Commission review and demonstrated continued willingness to comply with staff recommendations. The applicant representatives answered Commissioners’ questions regarding the flood plan, landscape, pedestrian, and bike paths. They indicated that it would take 10-15 years for the trees in the landscape to mature; clarified that some of the grass will be drought resistant but the majority will be medium water usage; specified that the grass will be part of a biofiltration system. Commr. Andreen requested to see site plan renderings that most closely resembled the final outcome from Calle Joaquin and 101 freeways; inquired about the type of tree specimens that would be used to scale down the size of the building. The Applicant clarified that that the renderings did not show all of the trees and landscape; explained that they had not finalized which trees would be used. Chair. Wynn inquired about the landscape plan and the size and location of the trees. The applicant noted, after receiving instructions from Senior Planner, Phil Dunsmore, direction was provided for planting the trees. In response to Commr. Andreen inquiries, the applicant indicated that the trees would eventually reach 50 feet in height, over the next 10-15 years, and that the trees would be large enough to screen in the building. In response to Chair Wynn, the applicant stated that utilizing larger trees may be an option depending on the tree specimen to try and scale down the building. The applicant responded to Commr. Ehdaie’s inquiries noting that, due to the narrowness and size of the lot, the building was scaled down. The applicant explained that there will be sidewalks on all four sides of the project that will connect to the public sidewalks and confirmed access to long-term bike storage. Draft ARC Minutes October 5, 2015 Page 4 Consultant Scott clarified that there is a long-term plan for a bike lane on Calle Joaquin. Chair Wynn recommended adding a condition for the garbage company to review the garbage location. In response to Commr. Wynn’s inquiries, the applicant clarified that the windows will be cohesive, adding that there is a possibility to further add articulation to the two large green walls by adding windows. PUBLIC COMMENTS: Wendy Brown, San Luis Obispo, Treasurer of Central Coast Grown and City Farm tenant, voiced opposition to the project; expressed feelings of exclusion from the previous hearing because City Farm was not notified of the project; shared concerns over the scale of the building masking the agricultural area; opined that the trees and landscaping will not disguise the massive building; recognized that the applicants tried to make changes according to the Commission’s recommendations but felt this would have been more effective had City Farm been able to testify at the 2014 hearing; urged the Commission to limit the adjacent buildings to City Farm to a two-story building, and advised against adding large trees that might shade the agricultural areas; shared concerns over the shading study; and stated that the project needs to be further reviewed by the City Council or the Planning Commission. Nikki Andersen, San Luis Obispo, City Farm Manager and Educator, voiced opposition to the project; stated that it is important to preserve the agricultural heritage of the city; shared concerns with the lack of transparency and community engagement in regard to this project; noted that City Farm has not been open to the public due to the adjacent construction; opined that the project is not consistent with the City which supports long- term agricultural heritage; expressed concerns with the building damaging the visibility of the surrounding area, noting it would alter the feeling of City Farm and potentially give the wrong message to students visiting the farm. Matthew Bowling, Arroyo Grande, Principle of Organic Farm, voiced opposition to the project; stated that he has a small farm near the project and everything his farm grows needs to be sold; pointed out the short-term effects regarding traffic, noise, and dust which can negatively affect their organic produce; expressed frustration with people constantly crossing his property; stated that he may have to build a fence; noted that he would like to farm long-term in the area; voiced concerns regarding the hotel damaging the area; explained the importance of support to the farming community; explained that his farm feeds 19 schools in the area and he would like to continue to farm in a safe place without a large hotel in such close proximity. Steven Marx, San Luis Obispo, Board President of Central Coast Grown, voiced opposition to the project; provided renderings of what the hotel would look like from City Farm; pointed out that the building is largely out of scale with the area; expressed concerns regarding the farm workers, farmers, students, and the whole community, relating to this piece of land as a food source and having to be subjugated to be in the Draft ARC Minutes October 5, 2015 Page 5 shadow of a massing building; stated that Matt Bowling has been resilient and resourceful, regarding farming and managing the on-going issues of this project. Mr. Marx pointed out that there is a 20-year long lease between Central Coast Grown and the City; noted that the City’s General Plan states that it should “preserve the signature agricultural entrance to the southern portion of the city;” expressed disappointment in the lack of notification on behalf of the City, which has allowed this project to continue without the input from City Farm; stated that the Architectural Review Commission did not give adequate consideration to the issues stated in the Community Design Guidelines; expressed appreciation to the Commissioner that visited the site; noted that the Commission would benefit from their input; explained that construction of this building would be in violation of the General plan; opined that the building will be visually distracting and it would overshadow the eucalyptus groves; stated that the project is in violation of the Calle Joaquin Agricultural Master plan; pointed out statements made by Chair Wynn at the previous hearing, stating that the community will have concerns about the development of a large building. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Wynn inquired about the General Plan, the Land Use and Circulation Element, the Master Plan, the San Joaquin Plan, and if any other prior documents limit the proposal. Ms. Scott clarified that there are no documents that would limit the approval of this building; noting that the Commission has discretionary review of the design and the negative declaration. In response to inquiries from Chair Wynn regarding City noticing responsibilities, Interim Community Development Liaison Carloni explained that the notifications of public hearings are sent to adjacent neighbors, tenants, and registered businesses within a 300-foot radius of the project site; stated that a notice is also displayed at the property and published in the newspaper. Planner Cohen pointed out that City Farm was added to the City’s noticing list after it was acknowledged that they did not receive a hearing notice for the conceptual review hearing; stated that they were notified of the current hearing, and they will continue to receive notices of all public hearings within 300 feet. In response to inquiry by Commr. Ehdaie, Assistant Planner Cohen pointed out that City Farm owners became aware of the previous hearing after reading the newspaper. In response to inquiry by Commr. Root, Ms. Scott explained that the “Right to Farm Letter” is a mitigation measure which provides the hotel ownership to be aware of their neighbor’s right to farm and is meant to assist in land-use conflicts. Draft ARC Minutes October 5, 2015 Page 6 Commr. Andreen identified that, under the California Environmental Quality Act, the mitigated negative declaration requires to look if the mitigation is sufficient to reduce the impact to less than significant; asked what “significant” meant in this context and what measures or documents the Commission had to reach that conclusion. Ms. Scott clarified that the conclusion must be based on substantial evidence in the records, review of the plans, renderings, simulation, public testimony, and staff presentations. In response to inquiry by Commr. Nemcik, Ms. Scott explained that there is no specific solar study requirement from the California Environmental Quality Act; noted that staff looked to see if shading would result in conversion or if it would impair the agricultural area; pointed out that the applicant submitted a solar study; stated that staff also looked at greater lengths of shading based on sun angle; concluded that, based on the placement of this structure, there is adequate distance between the structure and the farm. Chair Wynn concurred with Ms. Scott’s findings on the project not physically overshadowing the adjacent area; noted that the tall trees on the western boundary would, in fact, overshadow the agricultural land. Ms. Scott clarified that standard dust control measures are required; indicated that mitigated measures could be modified to further mitigate the impact of dust getting on the produce. Commr. Andreen, voiced concerns that the language from the Land Use and Circulation Element had not been adequately considered; noted that it was unfortunate that City Farm was not involved earlier in the process; affirmed that the aesthetic impacts are significant and did not feel comfortable making a decision based on the evidence that was provided. Commr. Nemcik, concurred with Commr. Andreen, on the lack of imagery necessary to make a finding. Commr. Soll stated that, after visiting the site, the view from the ground provides a different perspective; voiced concerns over the size of the building and the Commission’s ability to mitigate; expressed concerns regarding neighborhood compatibility; opined that this project does not meet Community Design Guidelines. Chair Wynn pointed out that this project is allowable in the zone. Commr. Root expressed feeling too overwhelmed to make a decision without clear findings; noted being lost in the same language; noted direct conflict between the screening of the hotel by the trees and the additional shading this would create to the farming land; stated not feeling comfortable making a decision without further input. In response to Commr. Soll’s inquiry, Chair Wynn explained that, during the first hearing, he stated that people would be nervous about a tall, long building being developed, but noted that the applicant modified the original design; noted that the current building is substantially better than the one on the initial concept review; noted that his current concerns have to do with the aesthetic and the negative declaration and Draft ARC Minutes October 5, 2015 Page 7 pointed out that the current building meets design guidelines but, given the new information that wasn’t available during the first hearing, it changes the review. Commr. Root concurred that all of the issues that were brought up at the previous hearing were addressed; voiced concerns regarding the large walls lacking articulation; expressed concerns against using colors and shades that match the surrounding geography, advised toward using compatible colors but not mimic the surroundings; stated that, architecturally, the building is consistent with the surrounding area. Commr. Ehdale indicated that the design and the architectural style of the current building is better than the first one presented and compatible with the design guidelines; voiced concerns that City Farm was not notified and were not a part of the design process; stressed the importance of stakeholders being involved and providing feedback. Also, noted concerns with compatibility with the adjacent parcels and the neighborhood. Chair Wynn expressed that he would like to continue this project to a date uncertain to allow staff the opportunity to provide additional aesthetic visualizations that meet the California Environmental Quality Act requirements to show that the aesthetic impacts have been mitigated to a less-than-significance level. Staff could also be looking at additional measures for additional dust control that can be tied to crop production times of the adjacent neighbor, shading, and specificity in the landscaping plan; explained in the interest of transparency that the farm also provided their site plan to be aware of production times and location. Commr. Soll stated that the building looks better but the scale and mass issues from the 2014 hearing were not addressed; expressed concerns with moving forward without addressing the mass and scale issues, and neighborhood compatibility based on the design guidelines. Commr. Andreen concurred with the scale and mass issues and suggested the building should transition down on the side of the farm; noting that, if the farm is to succeed, the building should transition down. Chair Wynn advised staff to clarify the location for the trash enclosure and explain conditions 3 and 16. Commr. Andreen inquired about the explanation of ARC1-82 – Evaluation of Environmental Impacts. Interim Community Development Liaison Carloni, clarified that the evaluation of environmental impact page is referencing the land use and circulation elements and the open space elements. Ms. Scott explained that, sometimes, there are quantifiable thresholds that must be identified when reviewing environmental impacts such as air quality and sometimes Draft ARC Minutes October 5, 2015 Page 8 [thresholds are] more subjective and based on evidence like aesthetics unless there is something in place such as an ordinance to help mitigate impacts. The Commission discussed issues with height requirements, dust impacts on crops, and site constraints of having a long, narrow lot. Chair Wynn stated that the visual studies will help understand the scale and mass; reiterated that, ultimately, everyone will be nervous about a building that is very big and very long. Commr. Root stated not being concerned with visualization because the building will only be visible for a few seconds from the road but noted concerns with the neighborhood compatibility. Commr. Andreen advised that the building should be modified in a way that lessens the long view. The applicant clarified that the color palate will not mimic surrounding areas, but it is intended to be compatible; offered to show a simulated video of the view obstruction from the 101 freeway. Ms. Scott pointed out that, for a quarter mile traveling northbound, views from Cerro San Luis and the Morros will be blocked. Chair Wynn advised that further visual analysis be done by a professional. Community Development Director Codron stated that views are not protected from one property to the next; explained that this parcel is not in the vista although the 101 highway is a scenic highway; explained further review is recommended regarding environmental review and what the threshold is. Commr. Andreen explained that one of the design guidelines, regarding open space areas and areas where the public congregates, is to protect views of the public; stated that open space areas where the public gathers applies to a place like City Farm; noted that open space area has a higher view protection. On motion by Commr. Andreen, seconded by Commr. Root to continue to a date uncertain and ask that the applicant work with staff and neighbors to achieve the following recommendations: including more visuals and before and after renderings; include additional measures for dust control; review shading during alternative times including shading of landscaping; provide more specificity of landscape, including tree size and planted sizes; requested that City Farm provide their site plans to the applicant; find measures to better address neighborhood compatibility in terms of scale; evaluate potential transition down on the vertical articulation stepping down toward the farm side of the building; review trash enclosure location with San Luis Garbage; provide clarification on condition 3 regarding hand-troweled versus sand finish appearance, potentially allowing a sprayed-on finish above 30 feet where it will be less Draft ARC Minutes October 5, 2015 Page 9 visible; include language considering articulation in openings, based on findings and subject to conditions. AYES: Commrs. Nemcik, Soll, Ehdaie, and Wynn NOES: None RECUSED: None ABSENT: Commr. Cutis The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast Marcus Carloni provided an agenda forecast of upcoming projects. 3. Commission: Commr. Andreen, suggested that additional training is needed to better understand the mitigated declaration and the California Environmental Quality Act. ADJOURNMENT: The meeting adjourned at 7:30 p.m. Respectfully submitted by, Sarah Reinhart Recording Secretary