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HomeMy WebLinkAbout05-02-16 Draft Minutes ARC 3-21-16 Architectural Review Commission Minutes DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 21, 2016 ROLL CALL Present: Commissioners Allen Root, Patricia Andreen, Amy Nemcik, Angela Soll, and Vice-Chair Suzan Ehdaie Absent: Commissioner Ken Curtis and Chair Greg Wynn Staff: Deputy Community Development Director Doug Davidson, Assistant Planner Kyle Bell, Associate Planner Marcus Carloni, and Recording Secretary Brad T. Opstad CALL TO ORDER Vice Chair Ehdaie called the meeting to order at 5:00 p.m. CONSIDERATION OF MINUTES Commissioner Nemcik proposed the following amendment to the Architectural Review Commission Meeting Minutes of October 19, 2015: 1) Insertion on Page 6, fifth paragraph: “are a good idea but does not believe they would…” Commissioner Andreen proposed the following amendment to the Architectural Review Commission Meeting Minutes of February 8, 2015: 1) Page 4, fifth paragraph, first sentence revised to read: “Commissioner Andreen shared her belief that 20% approximately 30% reduction in parking gets ahead of habits and realities of community-living;” ACTION: MOTION BY COMMISSIONER ANDREEN, SECOND BY COMMISSIONER ROOT to approve both sets of the Minutes, as amended, passed unanimously 5:0. PUBLIC COMMENTS ON NON-AGENDA ITEMS None. Draft Minutes Architectural Review Commission Meeting of March 21, 2016 Page 2 PUBLIC HEARINGS 1. 2223 Monterey Street. ARCH-2363-2015; Review of hotel project with 55 rooms and a recreational vehicle park with 23 RV/Airstream trailer spaces with associated parking and site improvements on the Master List Historic Motel Inn property. Project includes a 10% parking reduction request and a Mitigated Negative Declaration of Environmental Impact which will be reviewed by the Planning Commission; C-T-S zone; Motel Inn, L.P., applicant. Deputy Director Davidson introduced Associate Planner Carloni to provide the Staff Report presentation of the Motel Inn project. Applicant Representative, Damian Davis of Studio Design Group Architects, commended Staff for their explanation of project’s evolution; explained design feature decision to shift seven hotel doors towards, and six doors away from, creekside. COMMISSION DISCUSSION In response to Commissioner Andreen’s inquiries, Associate Planner Carloni indicated he was unaware of any plans for screens on entrance doors for ventilation; indicated that doors were strictly planned to be oriented differently and would not substantially impact traffic flow from the walkway; recognized that entrances per Ordinance 1130 considerations were a functional issue for Planning Commission (PC) than design issue in ARC purview but reminded that Staff was looking for feedback to inform PC’s decision. In response to Commissioner Root’s inquiry, Associate Planner Carloni stated that the discrepancy between Planning Division’s Condition 4 of Resolution and the Project Statistics Table per Maximum Height of Structure will be updated to match th e “as conditioned with project.” In response to Commissioner Root’s second inquiry, Applicant Representative Davis indicated that Public Art question had not been addressed, that Applicant would pay the in-lieu fees and would also remain open to further consideration. PUBLIC COMMENTS Vice Chair Ehdaie mentioned that one piece of correspondence had been received by Staff from David and Sandy Garth, residents on San Luis Drive, in support of the project. Cliff Branch, San Luis Obispo, shared views that the site has been vacant for an inordinate amount of time, voicing support of the proposed project. Draft Minutes Architectural Review Commission Meeting of March 21, 2016 Page 3 COMMISSION DISCUSSION In response to Commissioner Root and Commissioner Nemcik’s inquiries, Associate Planner Carloni displayed PowerPoint site plan comparisons which incorporate new creek views and indicate different side-loaded entrances for guests; pointed out that side entrances still exist in the new plan and half of them have been shifted toward creek. Commissioner Andreen initially opined that because additional openings had been newly created, the project was no longer in technical compliance with the ordinance that protects adjacent creek neighbors from noise, none of the properly noticed neighbors were on hand to voice concerns, voiced that she could support design change. Commissioner Root suggested that any potential noise concerns are driven less by the orientation of the doorways than by the number of occupied rooms; indicated he was pleased with the new iteration. In response to Commissioner Nemcik’s inquiry, Applicant Representative Davis established that the placement of entrances on different building faces was important as guest and unit privacy was compromised in the plans calling for side-by-side doors ten (10) feet apart. Commissioner Andreen motioned to approve the Cultural Heritage Committee’s finding of consistency with the historic preservation of the project, the recommendation to the Planning Commission that they adopt the Mitigated Negative Declaration and adopt the ordinance that the project is consistent with Community Design Guidelines and Ordinance 1130. Commissioner Soll recommended the addition of highlighted consideration, per ARC concern, of both the balcony attached to Suites 41 & 42 and the RV site’s picnic tables; Commissioner Andreen accepted recommendation as part of the Motion. ACTION: MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER SOLL, the Commission approved the Cultural Heritage Committee’s finding of consistency with historic preservation; approved making the recommendation to the Planning Commission that they adopt the Mitigated Negative Declaration, Ordinance 1130 and the ordinance indicating project is consistent with Community Design Guidelines; approved the additional recommendation to Planning Commission to place emphasis on consideration of both the balcony attached to suites 41 & 42 and recreational vehicle site’s picnic tables. Motion passed 5:0:0:2 on the following roll call vote: AYES: Andreen, Soll, Root, Nemcik, Ehdaie NOES: None RECUSED: None ABSENT: Curtis, Wynn Draft Minutes Architectural Review Commission Meeting of March 21, 2016 Page 4 2. 408 Prado Road. ARCH-2663-2016; Conceptual architectural review of 36 affordable housing units on Lot 108 within Serra Meadows; R -3-SP zone; San Luis Obispo Non-Profit, applicant. Assistant Planner Bell provided an overview of staff’s recommendation and indicated ARC’s purview was to review project for consistency with the Community Design Guidelines in the Margarita Area Specific Plan; provided PowerPoint slides displaying a contextual map of the project, documentation of the project description, and an outline of five (5) directional items of potential concern as they pertain to guideline compliance, reduced setbacks, maximum height of structures and design details for parking facilities. Scott Smith, Executive Director of Housing Authority of San Luis Obispo (HASLO) provided updates on other HASLO projects that had previously appeared in front of Commission and introduced Architect Scott Martin to make presentation. Project Architect Scott Martin, RRM Design Group, provided documentation guiding the workforce housing project; showed graphics of the site plan and discussed request for slight height increase for lowest building on hill; disclosed project is requesting more density than what is allowed in Airport Land Use Plan. COMMISSION DISCUSSION Commissioner Andreen shared concern that the R-3 development may not effectively function as part of Serra Meadows if impenetrable to neighbors; Architect Martin indicated Applicant would seek as many pedestrian penetrations into the site as possible. In response to Commissioner Nemcik’s inquiry, Architect Martin explained that side yard exceptions are being requested due to a need for deepened footing where dramatic grading has occurred; Planner Bell responded that the request, within af fordable incentive allowances, is for a five (5) foot reduction providing for a ten (10) foot yard all around property along street front. In response to Commissioner Root’s inquiries, Architect Martin suggested a bus stop internal to and on western edge of site and mentioned that a major pedestrian connection would be walking distance down Violet; endorsed the interior street concept as a better alternative to placing a parking lot next to residential homes; confirmed that the 12% grade of driveway is steep, but that 15% is maximum for emergency services , so maintained that project envisions same corner to be primary access. In response to Acting Chair Ehdaie’s inquiries, Architect Martin responded that project’s idea of prominently framing primary entry with buildings that provide community space and public functions would serve as a de facto neighborhood meeting spot identifier; detailed goal of creating senses of ownership through delicate balance in and resident progression through public, semi-public and private spaces. Draft Minutes Architectural Review Commission Meeting of March 21, 2016 Page 5 In response to Commissioner Soll’s inquiries, Architect Martin pointed out that residential access points are through front doors; indicated project is heavily considering solar possibilities, stated that parking area allows for two-way traffic and both plazas are intended for community gathering spaces. In response to Commissioner Andreen’s inquiry, Architect Martin shared that Applicant has planned for open parking; fielded Commissioner Andreen’s encouragement to research storage space outside units as valid feedback while pointing out area on site plan that shows potential for bicycle parking. In response to Commissioner Nemcik’s inquiry, Architect Martin noted that Applicant has considered pavers and colored concrete for parking paving differentiation material, but remains open to suggestion. In response to Commissioner Andreen’s inquiry, Architect Martin responded that the anticipation is for residential children to feed regional park system and linear parks along Margarita, envisioning site as a natural setting and as part of a developing neighborhood as opposed to a stand-alone project implementing a controlled, over- articulated recreational area. Commissioner Andreen opined that kids require hard surface in safe environment beyond the parking area. In response to Acting Chair Ehdaie’s inquiry regarding the breaking down of parking into smaller lots embedded with the buildings, Architect Martin reported that the alternative was the park-along-street concept; indicated that breaking up parking means more circulation, more asphalt, less landscape, and less building. PUBLIC COMMENTS Robert DeVries, San Luis Obispo, commented as a pilot that site is directly under departure area for northern air traffic and, being at highest elevation, will be in receipt of most noise, so suggested increased building insulation; reported that there is no designated place for children to play in area and the park pictured in presentation is a clearance area high in grass and under PG&E high-tension wires. Cliff Branch, San Luis Obispo, spoke as longtime developer in the County and disclosed he has family with non-refundable deposit invested in property proximal to project site; informed that 12% slope is in straight line with Aster that wi ll need to be carved out of area; voiced concern that with a 10-foot setback and three-story building, attention is needed to view angles on homes yet to be built; commented that the most prominent site in area is scheduled for highest-density housing which generates multiple issues. Annie Shanks, San Luis Obispo, spoke as resident of Serra Meadows; voiced struggle with concept of affordable housing and its relationship to structure planned for top of hill, three stories seeming inordinately high for the site; questioned whether “affordable housing” indicated homes for sale or for rent and wondered if residents within woul d be part of Serra Meadows HOA. Draft Minutes Architectural Review Commission Meeting of March 21, 2016 Page 6 COMMISSION DISCUSSION HASLO Executive Director Smith stated that the units are planned as rentals, citing that it is much more difficult to market housing for sale to the $35K-$45K annual income range. Acting Chair Ehdaie and Commissioner Andreen requested qualification on Public Comment’s HOA question; HASLO Executive Director Smith stated that HASLO would retain ownership and management of HOA membership via the functioning of an employee who will live onsite and report on it to HASLO directly. Deputy Director Davidson informed that the affordable housing parking requirement and the zoning ordinance for affordable housing are written as basically one space per two- bedroom unit; suggested Commission discuss each of the five (5) Directio nal Items in roundtable fashion along with additional comments not already broached. Commissioner Soll spoke favorably on the courtyard area and commented that further landscaping would be important to reduce massing of building from perspective of neighborhood below. Commissioner Nemcik suggested Applicant consider angled parking and one -way directional as means of not having to request exception. Per maximum height of structures as it relates to building design, Commissioner Andreen indicated she would reject request for additional three (3) feet out of hand but it would still be more important to consider how added dimension would impact appearance from neighborhood’s perspective; Assistant Planner Bell responded to Acting Chair Ehdaie’s question by stating th at these types of exception requests are different from standard exceptions insofar as they work as incentives in affordable housing scenarios. Assistant Planner Bell explained that the building requesting the three feet is the same as the adjacent one in terms of style and layout but its measurements are altered from maximum height based on where it’s located on slope; Commissioners Root, Nemcik and Ehdaie indicated they would favor granting this exception ; Vice Chair Ehdaie indicated support of the height exception, while reminding the Applicant that increasing the setback as much as possible to alleviate the overlook issue would be optimal. Per the proposed parking lot for compliance with site planning: Commissioner Root shared opinion that the use of alternative paving, surrounding landscaping and circulation warrants the design in this direction while insisting on criteria of planters every six spaces would not make it work as well; Commissioner Nemcik shared belief that insufficient parking issue needs to be addressed; Commissioner Andreen indicated that it is more important to maximize parking and the strict enforcement of every sixth planter rule would infringe on it; Commissioner Soll commended alternative paving; Draft Minutes Architectural Review Commission Meeting of March 21, 2016 Page 7 Acting Chair Ehdaie shared opinion that the parking design works in terms of balance between maximizing affordable housing with its allowable parking. Commissioner Andreen voiced strong endorsement for Applicant to place more emphasis on consideration of children living in neighborhoods that support young families and make provisions for places for them to play safely. AGENDA FORECAST Deputy Director Davidson provided the schedule itinerary for April: April 4th: Oath of Office for the re-appointed Commissioner Nemcik; Election of Chair and Vice-Chair; BMW dealership re-location to Calle Joaquin; re-design of four (4) single-family residences at 323 Grand; back deck of SLO Brew’s new location on Higuera April 18th: 71 Palomar; two commercial-industrial buildings on Via Esteban and at 179 Cross ADJOURNMENT Vice Chair Ehdaie adjourned the meeting at 7:10 p.m. Respectfully submitted by, Brad T. Opstad Recording Secretary