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Home My WebLink About05-02-2016 ARC Minutes Minutes Architectural Review Commission Regular Meeting Monday, May 2, 2016 CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on Monday, May 2, 2016 at 5:04 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Vice-Chair Suzan Ehdaie. ROLL CALL Present: Commissioners Allen Root, Amy Nemcik, Ken Curtis, Patricia Andreen, Angela Soll and Vice-Chair Suzan Ehdaie Absent Chair Greg Wynn Staff Present: Deputy Community Development Director Doug Davidson, Contract Planner Shawna Scott, Assistant Planner Kyle Bell, Associate Planner Marcus Carloni, and Recording Secretary Brad T. Opstad CONSIDERATION OF MINUTES ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECOND BY COMMISSIONER SOLL, the Minutes of March 21, 2016 were approved, as amended (Page 6, sixth paragraph, first sentence to read: “Per maximum height of structures as it relates to building design, Commissioner Andreen indicated she would not reject request for additional three (3) feet out of hand, but…” on the following 5:0:1:1 vote: AYES: Andreen, Soll, Root, Nemcik, Ehdaie NOES: None ABSTAIN: Curtis ABSENT: Wynn PUBLIC COMMENT ON NON-AGENDA ITEMS None. By consensus, the Commission re-ordered the Public Hearing Items such that Item 3 would precede Item 2. Architectural Review Commission Minutes of May 2, 2016 Page 2 PUBLIC HEARINGS 1) 1301 Calle Joaquin. ARCH-1098-2015; Continued review of a four-story, 114-unit extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of environmental review. Consulting Planner Shawna Scott provided background on this project, noting that this is the third presentation to the ARC of the project, and summarized the Staff Report and Recommendations. Deputy Director Davidson indicated that Staff wished to provide an option to the ARC to consider a request for a sign exception in the future. Philip Stewart, Myhre Group Architects, representing the Applicant, provided an overview of the status of directional items provided by the ARC to the Applicant on July 7, 2014. In addition, he showed two animation-video simulations. Commission questions followed regarding changes to the project plans. Planner Scott indicated that the Applicant was still requesting four stories. PUBLIC COMMENT San Luis Obispo residents Mila Vujovich-LaBarre, Steven Marx (representing Central Coast Grown), and Carolyn Smith voiced objections citing concerns regarding negative impacts to water resources and traffic; and visual impacts of the hotel on various locations of the City Farm, especially those nearest the freeway. ---End of Public Comments--- Commission discussion and feedback to Staff followed. Commissioner Curtis expressed concerns regarding traffic impacts at Los Osos Valley Road & Calle Joaquin, including cumulative impacts; expressed concerns regarding visual impacts of the project on views of the mountains both to the West and to the North from Highway 101; and expressed concerns regarding the adequacy of water supply in the long-term, given drought conditions. Commissioner Andreen expressed difficulty in reconciling neighborhood compatibility as defined in Finding #3 of the draft Resolution. Commissioner Curtis stated that he is not convinced the proposed project would preserve the ability of City Farm to conduct productive agriculture. Commissioner Nemcik suggested that the signage plan return to ARC for further consideration. Commissioner Soll voiced concerns relating to neighborhood compatibility with City. Vice-Chair Ehdaie indicated support of project. A motion was made and seconded to not approve the project and send it back to the Applicant with directions for further revisions. Discussion ensued. Commissioners Root Architectural Review Commission Minutes of May 2, 2016 Page 3 and Curtis discussed the options between outright denial of the project and their preference for reinforcing directions to the Applicant for revisions to the project. Commissioner Curtis proposed the item be continued. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER CURTIS, the Commission rejected the adoption of the resolution to approve the new 114-unit hotel, including adoption of Mitigated Negative Declaration, and provided the following direction to the Applicant, on a 4:2:1 roll call vote: 1. Reduce the height of the structure and provide additional vertical and horizontal stepping to: provide more visibility of distant ridgelines and hills as seen from offsite locations; minimize the boxy shape of the structure; and, increase the project’s compatibility with the size, scale, height, and massing of proximate existing structures and agricultural operations on Calle Joaquin Road and Los Osos Valley Road (please note some Commissioners’ comments included a request to lower the structure to three stories and/or approximately 30 feet in height). 2. Provide more visual articulation by adding definition around windows, such as lintels to create more shadow lines. 3. Provide a more unified exterior wall color scheme, and minimize the use of colors to provide visual articulation. AYES: Andreen, Curtis, Soll, Root NOES: Nemcik, Ehdaie ABSENT: Wynn 2) 2245 Higuera Street. ARCH-2734-2016; Review of a new mixed use building comprised of commercial and office space with two residential units, which includes a request for a street yard setback exception and a 30% mixed-use parking reduction, with a categorical exemption from environmental review; C-S-MU zone; 245 Higuera, LLC, applicant. Assistant Planner Bell passed around a materials board and provided the Staff Report. Applicant Representative Joel Snyder, Ten Over Studio, shared the firm’s vision for implementation of the Mid-Higuera Enhancement Plan (MHEP) and responded to Commission questions about parking, the consistency of corrugated metal siding appearance, and the application of a variance in this zone. PUBLIC COMMENT Shad Perlich, San Luis Obispo, owner of Traditional Tattoo (adjacent business to north of project), voiced support of project but shared concern about ensuring the preservation of his business during construction. ---End of Public Comment--- Architectural Review Commission Minutes of May 2, 2016 Page 4 In response to Commissioner Andreen’s inquiry, Deputy Director Davidson indicated that Commission could apply a condition for requiring existing businesses open during construction signage, but would not really need to because normal inspection processes would cover that once permits are issued. Commission discussion ensued with a focus on the configuration of the roof and angled walls, the space between the project’s side entrance and the entrance of Traditional Tattoo, the length of the carport wall, and signage. Staff confirmed that signage will be submitted for Staff review and any exceptions requested per sign regulations will be presented to the ARC at a later date. Commissioner Andreen commented that the project is exactly what was envisioned in the MHEP and suggesting signage that reflects the “edgy” style of the building. ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY COMMISSIONER CURTIS, the Commission adopted a Resolution approving the development of the new mixed-use building, including commercial, office and residential, including a 30% shared/mixed-use parking reduction, with a categorical exemption from environmental review, subject to Resolution Findings, on the following 6:0:1 roll call vote: AYES: Soll, Curtis, Andreen, Root, Nemcik, Ehdaie NOES: None ABSENT: Wynn Acting Chair Ehdaie called for short recess. 3) Neighborhood Compatibility Study Session. GENP-1876-2015; Study session to review progress and provide feedback on implementation of General Plan Land Use Element Program 2.13 regarding neighborhood compatibility (new homes proposed to be within existing neighborhoods). Associate Planner Carloni provided the Staff Report and update on the study session process. PUBLIC COMMENT Sandra Rowley, San Luis Obispo, expressed disappointment there had been only one workshop, which she was unable to attend, and urged Staff to develop more outreach in another neighborhood. ---End of Public Comment--- Commission discussion ensued. Deputy Director Davidson summarized the primary points of feedback: Architectural Review Commission Minutes of May 2, 2016 Page 5 1. Request to hold an additional workshop in another neighborhood; 2. Consideration of a design threshold; 3. Consideration of overlay districts; 4. Consideration of the Floor Area Ratio (FAR) as approach; 5.Limitations on size of residence’s second story to be smaller than the footprint; 6. Consideration of the policy or standard about any new development being tied to a percentage of the average structure; 7.Development of “Goal Approach” with policies and bullets listed; 8.Development of Commissioner Curtis’ idea about Specifics (overlay, FAR, second- floor setback, reduction in size) as accompanied by a set of guidelines; 9. Reinforcement of the overall premise of being more specific both in text and the reliance on graphics telling more of the story than extensive paragraphs. Agenda Forecast: May 16th: Project at 2881 Broad Street; small commercial-industrial project on corner of Via Esteban & Sacramento June 6th: Five (5) residential-units project at 135 Ferrini; large mixed-use project in Broad Street Area on Caudill; request by Crown Castle to replace existing traffic signals and light poles in the right-of-way with wireless facilities ADJOURNMENT Acting Chair Ehdaie adjourned the Meeting at 8:18 p.m. Respectfully Submitted, Brad T. Opstad Recording Secretary APPROVED BY THE COMMISSION 06/20/2016