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HomeMy WebLinkAboutDraft Minutes of 02-01-2016 Architectural Review Commission Minutes DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES February 1, 2016 ROLL CALL Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Chair Greg Wynn, and Vice-Chair Suzan Ehdaie Staff: Deputy Community Development Director Doug Davidson, Contract Planner John Rickenbach, and Recording Secretary Brad T. Opstad CALL TO ORDER Chair Wynn called meeting to order at 5:01 P.M. Chair Wynn introduced Deputy Community Development Director Davidson and Recording Secretary Opstad, providing brief introductions. ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. MINUTES MOTION BY COMMISSIONER CURTIS, SECOND BY COMMISSIONER NEMCIK, CARRIED 7-0, to approve the Minutes of the Architectural Review Commission meeting of November 16, 2015 as amended: 1) Page 3, amend the Motion to add: “…with the intent of getting the parties to find a solution that compromises their concerns.” 2) Page 6, amend paragraph 6 to add: “traffic congestion and Airport safety issues;” after “flooding in the area”; and delete: “advised against having an overpass on Dalidio Drive and stated that an overcrossing would be a better option.” MOTION BY COMMISSIONER ANDREEN, SECOND BY COMMISSIONER ROOT, CARRIED 7-0, to approve the Minutes of the Architectural Review Commission and Cultural Heritage Committee joint meeting of December 7, 2015 , as amended: Page 4, paragraph 4 under ARC Comments to change: “and” to “but” between “height” and “suggested”; add: “, one on Monterey and second on Higuera;” after “two separate buildings”; and add: “vacation” between “or” and “rentals”. Draft ARC Minutes February 1, 2016 Page 2 PUBLIC COMMENTS ON NON-AGENDA ITEMS There were no comments made from the public. PUBLIC HEARINGS 1. 175 Venture Drive & 173 Buckley Road. ARCH-2634-2016 (PR 0090-2015); Preliminary review of the Draft Design Guidelines for the development project (“Avila Ranch”) on a 150-acre site along Buckley Road. Project includes 720 Residential units, 15,000-square feet of retail space, 16 acres of park space, and 55 acres of open space; BP-SP, M-SP, and C/OS-SP zones; Avila Ranch LLC, applicant. (Marcus Carloni) Contract Planner John Rickenbach presented an in-depth overview of the Avila Ranch Development Plan for the purpose of receiving Commission feedback on aspects of its design. Mr. Rickenbach emphasized that there is no formal action required at this time and explained that Staff has commenced preparation of an Environmental Impact Report for future public review and input. RRM Design Architect, Scott Martin, moderated the Applicant presentation with PowerPoint. COMMISSION QUESTIONS In response to Commissioner Root’s inquiries, Project Manager Stephen Peck stated that, as of last year, the Buckley Road extension from Earthwood is currently proceeding through the right-of-way acquisition process with Caltrans, the intent being to deliver that facility as soon as possible so as to be designed and ready by Phase II (185 units into the project); indicated that along with other components coalescing, the project has a preliminary agreement with County for alignment. Mr. Peck shared that, with Trader Joe’s, Starbuck’s, etc. already proximal, the projected use of commercial space would be neighborhood -serving and convenience-oriented as opposed to “destination” (office space for residents, transit/activity/town center hub, i.e.). In response to Commissioner Nemcik’s inquiries, Architect Martin indicated that there was not enough distinguishing between “Classic Bungalow” and “Late Craftsman” in San Luis Obispo architectural vernacular to pull them into separate neighborhoods, so considered them cohesive and combined them together. Project Manager Peck defined “pocket park” as being a park of less than one acre, then pointed out there were 73 total acres of parks and open space designed into the Plan’s framework. In response to Commissioner Soll’s inquiries, Project Manager Peck discussed the Tank Farm Creek feature as integral to the project, the refurbishment of which becomes a timing issue dependent on what occurs with the adjacent Chevron parcel. Mr. Peck, stated that a project of this scale is required to perform a water supply assessment; the Draft ARC Minutes February 1, 2016 Page 3 City currently possesses 9,900 acre feet of contracted water , with current usage at 4,900 acre feet (hence, 100% coverage), and a City fortunate enough to draw on multiple sources, demonstrating that at complete project build-out of land use element, there will be more than adequate water supply. In response to Commissioner Andreen’s inquiries, Project Manager Peck stated the project envisions contracted maintenance will be performed by a community facilities district, a less unwieldy and less expensive alternative to a homeowners association (HOA) for maintaining planned Class I bikeways and the creek corridor. Architect Martin concurred with Commissioner Andreen’s assessment that the fencing within the multi- tract/multi-style community should be regulated to prevent it from becoming chaotic; and suggested that the intent throughout the fencing design guidelines be cohesive and consistent. Commissioner Curtis requested that larger -size site plans be provided to the Airport Land Use Commission (ALUC) when they review it. Project Manager Peck stated that they met with the Airport Land Use Commission on April 15, 2015 to determine what a conforming land use plan might look like and, after performing a policy-by-policy & density-by-density special conformity analysis, emerged from meeting with support, encouragement and the clear int ent to not make Plan subject to override. In response to Mr. Curtis’ second inquiry, Contract Planner Rickenbach opined that the degree to which plan works into the Airport Area-Specific Plan is challenging because it does not specifically address the level of detail required for a project of this magnitude , but it may be amended to accommodate plan language and design guidelines will be added as an appendix to relate specifically to this area. In response to Mr. Curtis’ third inquiry, Mr. Rickenbach stated that wetland areas on site have been identified and monitored toward mitigation ; the map indicates that green areas are identified for preservation and enhancement while blue areas represent “to be replenished and relocated” on site; added that the Environmental Impact Report process will take place, leading to further analysis and determinations. In response to Mr. Curtis’ fourth inquiry, Mr. Peck confirmed that the entire site is under contract with Avila Ranch, LLC. In response to Chair Wynn’s inquiries, Project Manager Peck informed that the Reservation Area represented on the site plan near Buckley Road has a section of compatibility with Airport Land Use Plan, noting the recommendation for an unobstructed area for benefit of potential takeoff/landings on east -west runway #725; Architect Martin added that the style of each dwelling does not currently dictate lot size or orientation. Draft ARC Minutes February 1, 2016 Page 4 In response to Commissioner Root’s inquiry, Project Man ager Peck pointed out a specific natural wet area where Chevron’s water tends to accumulate, the precise contouring for which will follow in civil drawings, but for now is recommended by project biologist as a viable replacement area. PUBLIC COMMENTS Carolyn Smith, San Luis Obispo, voiced concerns about further traffic impacts in the Laguna Lake area and effects of the drought. She urged the Commission to consider “smart growth” measures. Paul Rys, San Luis Obispo, suggested the project name be altered to reduce public misconception that this project is located in Avila Beach and questioned the consistency of the development with the Land Use and Circulation Elements (LUCE), particularly as it relates to low-income housing and bicycle pathways. He requested statistics proposed for “owner-occupied” and “rentals” within the project. Kayla Plourde, San Luis Obispo, shared concerns about traffic impacts on Buckley Road and requested an impact study. COMMISSION COMMENTS Vice-Chair Ehdaie requested a larger-scale Circulation Plan from the Applicants that would display expanded zones of bicycle/pedestrian walkability between different site areas and adjacent parcels. Chair Wynn questioned whether, in this early conceptual phase, it is premature to be discussing style patterns as they pertain to consideration of lot sizes; pondered the guideline concerned with each unit taking fullest advantage of solar access and reflected on whether sufficient options were being pursued across the entire site to create a Green development. Mr. Wynn commented that 15,000 square feet of commercial zone seems small for the projected population and that more amenities provided on site would contribute to reduction in trip counts . Commissioner Curtis countered that, given interior location of the commercial use area and it being more likely to serve residents as opposed to the City in general, it is difficult to justify investment. Commissioner Soll opined that the commercial zone should be considered in a more expansive configuration. Commissioner Nemcik commented on the questions appearing to lean on architectural style concerns and resultant style implementation in the proposed 60%/40% mix. Chair Wynn endorsed the development plan containing more flexibility per future unit design amendments, noting that the project is ten years away from completion. Commissioner Curtis concurred with Commissioner Nemcik, and then opined that site design is a more critical consideration in beginning stages. Commissioner Root commented that, because project has a more extensive lifespan and timeline attached, it is more prudent to leave room to evolve and adapt to market and styles. Draft ARC Minutes February 1, 2016 Page 5 Commissioner Andreen commended the Applicant on the attractiveness of the proposal and, though she believes 60%/40% mix to be somewhat arbitrary, appreciates the intent of maintaining a predominant aesthetic in certain areas while incorporating a diverse- style mix throughout the community. She also applauded the Applicant for working hard to not have streets garage-dominated. Commissioner Curtis questioned if specific architectural styles were of a general representation and wondered if the names applied to them in the Plan were historically accurate. Mr. Curtis commented that the City is getting to the point of too much fragmentation in sources of design guidelines that consolidating them in Specific Plan is warranted. Mr. Curtis requested clearer Site and Lot Layout Plans complete with dimensions and variations on household size assumptions. In response to Vice-Chair Ehdaie’s inquiry, Architect Martin confirmed that the high - density areas, R-4 and R-3, while developed in uniformity, would be constructed in one of the five architectural styles. Commissioner Root suggested re-thinking the R-4 clustering in terms of more attention to isolating it more from industrial zone neighbor’s uses; commented that of the five architectural styles, “Mid-Century Modern” was the least related to the others; and opined that adding a third note in the continuity of fences would be a considered enhancement. Commissioner Curtis recommended that more parks be distributed closer to individual pods given the limited play area on small lots. Vice-Chair Ehdaie added the implementation of recreational facilities in conjunction with parks. In response to Chair Wynn’s request for consensus, Deputy Community De velopment Director Davidson, recognized the proceedings were to serve as an introduction to the project and explained that the feedback has provided general, high-level direction. There was agreement on the adequate range and appropriateness of architectural styles and concurrence on design continuum for Neighborhoods 1 -3; the Commission was uncertain as to 60%/40% di stribution of architectural styles assigned as ratio but agreed that diversity mix, even plan -variety superseding style-variety, was agreeable; agreed that uniform architectural style in Neighborhoods 4 & 7 is ideal; leaned toward unifying, contemporary agrarian theme for Neighborhood 6; and indicated the Commission had already provided format and content guidance with its Comments. Chair Wynn commented that consensus of Commission is that Applicants are headi ng generally in right direction; requested Applicant provide a typifying streetscape in its next packet. Draft ARC Minutes February 1, 2016 Page 6 COMMISSION AND STAFF DISCUSSION Staff: 1) Agenda Forecast The Commission’s next meeting, rescheduled to accommodate President’s Day, is next Monday, February 8, 2016, to discuss “The Yard” project in South Broad Street Corridor. March meetings are scheduled for Monday the 7 th and Monday the 21st at which the following will be slated: City’s Wayfinding Sign Program; Loomis/Buena Vista project; appeal on 128 Chorro returning from November 16, 2015 ARC; and new building proposal for parking lot behind Spike’s in Creamery. 2) Report Deputy Community Development Director Davidson provided update on the Shell station site, Monterey and Santa Rosa, at its presentation to Planning Commission on Wednesday, January 27 2016. The Planning Commission was very receptive across board, referring several times to ARC’s direction of 45 -60 additional height allowance and considering it a good site for higher building with mix of uses and an affordable housing component. It is still in the conceptual stage and will be presented to City Council on Tuesday, February 16, 2016. Deputy Community Development Director Davidson confirmed protocol for how Staff accommodates Commission absences and recusals. Commission: The Laurel Lane shopping center remodel and its origins as a grander conceptual project that was eventually dropped, was discussed. ADJOURNMENT Chair W ynn adjourned the meeting at 7:10 P.M. Respectfully submitted by, Brad T. Opstad Recording Secretary