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HomeMy WebLinkAbout02-08-2016 ARC Minutes- Architectural Review Cornmission Minutes }33 i SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION SPECIAL MEETING MINUTES February 8, 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, Assistant Planner Kyle Bell, Housing Programs Manager Tyler Corey, and Recording Secretary Brad T. Opstad CALL TO ORDER Chair Wynn called meeting to order at 5:00 PM. PUBLIC COMMENTS ON NON -AGENDA ITEMS There were no comments made from the public. PUBLIC HEARINGS 1. 2450 Victoria Avenue. ARCH -1430-2015; Review of the development of 25 live/work units and 18 residential units throughout eight new buildings, with a Trip Reduction Plan to reduce parking up to 21%, which also includes the extension of Victoria Avenue and a parking reduction with a categorical exemption review; C -R -SF zone; PC Opportunity 3, LLC, applicant. (Kyle Bell) Deputy Director Davidson introduced the item and provided background information. Assistant Planner Kyle Bell presented the staff report, outlined the significant project features and summarized key issues for Commission discussion. He reported that the Staff recommendation was to approve the project design subject to Findings and Conditions in consistency with the South Broad Street Area Plan (SBSAP) and the Community Design Guidelines. Architect Thom Jess, representing the Applicant, presented an in-depth overview of the project and responded to Commission questions, as follows. COMMISSION QUESTIONS In response to Commissioner Root's inquiries, Architect Jess indicated metal from existing structures will be recycled; indicated that height -limits constrain any plan for ARC Special Meeting Minutes February 8, 2016 Page 2 trellis -shade structure on roof decks, but umbrellas would be permissible; indicated no discussions on public art had been forthcoming, but Applicant is willing to incorporate; and define the painted "Parking Tee" from Condition #19 of the draft resolution, while commenting on the responsibility of their maintenance if applied., Planner Bell also indicated that Residential utilizes more bike racks than Commercial, that for 40 -bicycles there is typically a 10% reduction allowed outside Broad Street Corridor Plan, and that bicycling is appropriate amenity for this site as office -style uses in the live -work arrangement will be in close proximity to other alternative transportation modes. Commissioner Root suggested enlarging front doors in live -work units for easier accommodation of various products and encouraged contacting ARTS Obispo about the public art installation possibility. In response to Commissioner Nemcik's inquiries, Architect Jess indicated that the location for both trash enclosures works mutually for trash company and site insofar as they are held back beyond setback in service streets and are in otherwise unusable pinchpoints; indicated that guests to back -area residences will use pedestrian paths from street in which it would be easy to install address signage. In response to Commissioner Soll's inquiry, Planner Bell projected an Operating Code Requirement slide that showed that live -work office space, dedicated to such with up to two employees, couldn't function strictly, for example, as a bedroom. In response to Commissioner Curtis' inquiries, Planner Bell indicated that occupied -site conditions would be enforced, either through City review of Conditions, Covenants & Restrictions (CCRs), or for code enforcements, compliance inspections, Homeowner Association (HOA) and City cooperative self-management; informed that on-site parking based on number of bedrooms and number of spaces allotted are less for larger units than for purely residential; informed that street parking is not a requirement of City standards and the goal for the Broad Street Area Corridor plan is to promote alternative modes of transportation; informed that number of live -work employees above requisite two would require approval of administrative use permits. In response to Vice -Chair Ehdaie's inquiries regarding Building H, Planner Bell clarified that it will house one live -work and eight residential units and that floor plan repeats on second and third floors; expounded on those Community Design Guidelines which pertained to corridors leading Staff and Applicant to revise design and add the architectural enhancement features, one on each floor of Building H, accessing four units. In response to Chair Wynn's inquiries, Architect Jess shared that he's had past experience with lowered roof garden separation walls and has experienced no security issues with them; informed that the windows without frames are 2 -inch recessed; confirmed that material changes occurred on the inside corner rather than outside corner; stated that in handling train noise level along back edge of site, requirements dictate that it is simpler to deal with peak -intermittent train noise than it is consistent highway noise and that modern thermally -isolated windows work really well acoustically. ARC Special Meeting Minutes February 8, 2016 Page 3 Chair Wynn and Architect Jess discussed garage doorframes' rhythmic pattern and how distinct breaks occur architecturally in this design on buildings G and H. In response to Commissioner Curtis' inquiries regarding his concerns for HOA's not having sufficient guidance in monitoring and reporting on Trip Reduction Plan (TRP) and this TRP not possessing substantive detail toward that end, Planner Bell stated that Commission may add to that condition, as it sees fit, for reporting on different Trip Reduction programs and to whom to report. Planner Bell shared that Staff had also recommended adding to Section 3 Condition 3 an establishment of RideShare program prior to occupancy. Architect Jess added that the benefit of using commercial car services is their vehicle maintenance and expertise in managing software reservations. Planner Bell added that the site's shared vehicle would be available, when not in use, 24 hours a day. In response to Commissioner Andreen's inquiry, Architect Jess indicated that the number of parking spaces reduced through ridesharing programs came from a reputable independent traffic & parking analysis study commissioned by SLO Fun Ride; opined that part of HOA monitoring of parking availability in a periodic performance- based review is to see if plans such as space reduction are serving its function appropriately but still meeting residents' needs and, if not, then modifications could be proposed. In response to Chair Wynn's inquiry regarding whether there was opportunity for exterior windows to be affixed on the end units, Architect Jess indicated such windows were rendered on elevations, if not specifically on the site plan, and that said windows were reason behind shifting locations of stairs to interior side in original drawings. In response to Vice -Chair Edhaie's inquiries, Architect Jess stated that lighting plans were in night -sky compliance and would be submitted as part of Application. Planner Bell stated that signage design would fall under separate review, either at Staff level or when elevated to Director. Chair Wynn shared that lighting is covered under Condition #6. In response to Commissioner Soll's inquiry, the permanent parking spot for the onsite resident vehicle has not been selected but will ultimately be one that is most convenient. In response to Commissioner Andreen's inquiry, Planner Bell pointed to the Unit Data chart that shows that Unit 4 in Building H has been designated as Affordable Housing. PUBLIC COMMENT Bill Byars, San Luis Obispo, member of the focus group for Broad Street General Plan, voiced approval of the proposed development. Russ Kimmell, San Luis Obispo, who owns property on Francis and Victoria, shared concern about impacts on parking and traffic. He suggested parking for employees of ARC Special Meeting Minutes February 8, 2016 Page 4 live -work spaces be provided at the nearby vacant lot and proposed stop signs for the uncontrolled intersection of Victoria and Francis. Sam Matthews, San Luis Obispo, shared that on -street parking is impacted by neighboring auto -related businesses that store their trucks and project vehicles on the side of the street. He agreed with the previous speaker's suggestion for stop signs on Victoria and Francis. COMMISSION COMMENTS Commissioner Andreen shared her belief that approximately 30% reduction in parking gets ahead of habits and realities of community -living; is particularly concerned about the live -works because their demand on parking, with potential clerical support and customers arriving and departing, would exceed what has been accommodated; espoused belief that bicycles would help this situation, but still thinks people in community still view bicycling as a hobby; opined that if there were more affordable units, perhaps its residents would be types that would forego a car, but people that can afford to buy in this community can afford to buy a car and will use it. Commissioner Curtis expressed that design vocabulary is appropriate for area and consistent with South Broad Street Design Guidelines; recommended softening garaged alleyways with small landscaped trees or other features; proposed that common open space use area is not conveniently located to serve all of development, suggesting options for best relocation and other creative design measures; espoused belief that TRP is too vague and contains glaring omissions pertaining to both what is monitored and what measures would be undertaken if monitoring proves insufficient parking. Commissioner Soll concurred with other Commissioners regarding support for the installation of solar energy collectors and art along the backside of project; espoused belief that TRP is a little enthusiastic and greatly unrealistic, that crowding for spaces would most likely ensue; opined that project blends well with neighboring projects. Commissioner Root expressed pleasure with Victoria Avenue's extension complementing neighborhood circulation dramatically and, while understanding of public sensitivity to boxy nature of architecture, noted that it fits given site requirements; complemented the colors, materials, the created shadow lines, and how project contributes greatly to how neighborhood is developing. Commissioner Root assumed use permits would be required for live -work units, which would be effective tool for providing traffic relief through allowable uses; Chair Wynn sought clarity on occupancy license being of some planning level review requirement and Planner Bell responded that in zones within Broad Street Corridor Plan, no use permit is required but business license is, which would serve as double-check on what businesses are operating within units. Commissioner Root opined that City is in a positive transition mode in which it is attempting to not design for automobiles and there will be awkwardness along the way, but it would be negative gain if City were saddled with extraneous parking lots; shared ARC Special Meeting Minutes February 8, 2016 Page 5 that monitoring of TRP is important, but important as well is ensuring it performs as designed. Commissioner Root is in favor of project overall moving forward. Commissioner Nemcik commented that the architecture is designed well and is appropriate for area; shared concerns about parking as they related to the way Bay Area residents utilize transportation services because no parking exists, suggesting that perhaps behavior in SLO would change if this were the same case locally; alternatively suggested that if the bank of buildings located near corner bocce court were shifted, perhaps alleyway opens up to become additional or employee parking for live -work units. Vice -Chair Ehdaie concurred with other Commissioners regarding the beauty of design on project; performed some preliminary calculations per Staff report's Parking Analysis table and noted that a higher percentage decrease occurs in two-bedroom flats versus two-bedroom live -work, suggesting that the three guest parking spaces should become five spaces to accommodate live -work customers and/or employees; reported that, in frequenting SLO Natural Foods on Victoria, ample street -parking exists currently for future guests of this high-density project; indicated she is in favor of project overall moving forward. Chair Wynn expressed similar comments regarding appropriateness of architectural style, stating that it matches a lot of other projects within this development area, formerly of metal and stucco boxes and now capturing its own articulated and consistent vibe; indicated that while it is always difficult to maximize housing within a given site for a community starved for it, it is important to strive for smaller units; strongly approved of live -work units, stating that his sense of them are that, despite allowances for two employees, they will function primarily as individual owner -proprietor operations for those who don't have a lot of customer activities, need a smaller footprint and don't require a spot downtown; voiced appreciation for comments regarding the monitoring of TRP since in this project it is the prototype for data acquisition; suggested monitoring plan be worked on with Staff toward creating some type of guideline or template document for this and future projects. Deputy Director Davidson indicated that an option to returning TRP to Commission would be to amend Section 3 Condition 3 of Resolution through including language stemming from Commission comments as worked out at Staff level with Applicant. Chair Wynn solicited opinion from Commission on where each stood on 10% vs. 20% parking reduction; Commissioner Curtis reiterated his suggestions for dealing with parking shortfall and voiced approval of Staff approach to amend TRP for future review. Chair Wynn clarified, toward proposal for Staff, the Final Approval pending trip monitoring revisions. Chair Wynn commented that California Building Code is very strict and any discussions regarding solar shading would fall under the purview of Building Department, adding ARC Special Meeting Minutes February 8, 2016 Page 6 that Applicant had discussed some implementation of solar shading devices on west face of project. Chair Wynn added "Applicant shall explore with Staff to provide Public Art..." language as further Condition of Approval. Commissioner Root made a motion to adopt the Draft Resolution approving the project, with changes in wording in Condition 3 that enhance TRP monitoring, and to add a condition that encourages the Applicant to explore on-site Public Art opportunities; Commissioner Soil seconded the motion. Commissioner Curtis stated that Finding #9 reads negatively and suggested it be re- written as an affirmative statement. Discussion ensued. Deputy Director Davidson recommended eliminating Finding #9 if the Commission were amenable to Finding #8 standing in its stead. Commissioner Root and Commissioner Soil agreed with this alteration and amended the Motion to include it. On motion by Commissioner Root, seconded by Commissioner Soil, and on the following roll call vote, the Commission adopted a Resolution approving the development of 25 Live/Work Units and 18 Residential Units throughout eight new building with a 21% parking reduction, which also includes the extension of Victoria Avenue, as represented in the Staff Report and Attachments dated February 8, 2016, as amended (changes in wording in Condition 3 and striking Finding 9 and adding a condition pertaining to Public Art opportunity exploration), on the following roll call vote: AYES: Root, Soil, Curtis, Nemcik, Ehdaie, Wynn NOES: Andreen (on ground of Parking) REFRAIN: None ABSENT: None COMMISSION AND STAFF DISCUSSION Chair Wynn inquired whether it was possible to contact Public Works about stop signs or calming on Victoria Avenue; Deputy Director Davidson indicated Staff would consult Transportation Operations Manager Jake Hudson per Broad Street Plan traffic monitoring improvements. Commissioner Root inquired about the Project Statistics table, section 2.4 of Agenda Report under Maximum Building Coverage, and wondered about how to achieve the Standard 75% building envelope footprint and still have sufficient real estate available for parking. Commissioner Curtis questioned the validity of allowing for additive reductions from Applicants, citing this project's basing one on surplus bicycle spaces and another based on TRP; Chair Wynn responded by stating that zoning code typically allows for this type of mixed-use reduction set-up. Commissioner Curtis commented that, because the ARC Special Meeting Minutes February 8, 2016 Page 7 authority to make findings sits with Commission rather than Staff, he prefers a stylistic change in the Staff Reports to better reflect that in the Public Record. Chair Wynn invited Staff to begin recognizing when Commission has not seen perspectives that indicate a termination of materials so that Commission might request Applicant to help explain methodology. Deputy Director Davidson commented on the intellectual struggles that all Advisory Bodies are experiencing per alternative transportation during this period of transition; suggested that some policy guidance and the foreknowledge that LUCE is propelling City forward through its alternative transportation goals of multimodal emphasis and infrastructure investment might help. Commissioner Andreen commended Mr. Davidson for his commentary and voiced her own singular trepidations. Chair Wynn requested of Staff to ask Applicant to provide additional documents or graphics during application process which show most proximal bike path and distances to various access points; Commissioner Curtis added that these graphics should also indicate how alternative transportation is resident -convenient to given site and are both feasible and inexpensive. Commissioner Root stressed importance of attaining a contextual feel for where alternative transportation modes occur; requested axonometric views of bigger buildings to supplement provided elevations which might make it easier to discern massing and wall projections. Deputy Director Davidson supplied Agenda Forecast: March 7 with projects involving Motel Inn, Loomis/Buena Vista hillside and 128 Chorro appeal & March 21 with projects involving Creamery parking lot, wayfinding signs and 848 Via Esteban. ADJOURNMENT MOTION BY COMMISSIONER SOLL, SECOND BY COMMISSIONER ROOT, CARRIED 7-0, to adjourn meeting. Chair Wynn adjourned the meeting at 6:49 p.m. Respectfully submitted by, Brad T. Opstad Recording Secretary Appr ve by the Architectural Review Commission on March 21, 2016 Joh au l Maier, CMC Assistant City Clerk 'X