Loading...
HomeMy WebLinkAbout08-15-2016 ARC MinutesMinutes Ise ARCHITECTURAL REVIEW COMMISSION Monday, August 15, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, August 15th, 2016 at 5:01 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Acting Chair Suzan Ehdaie. ROLL CALL Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, and Vice - Chair Suzan Ehdaie Absent: Chair Greg Wynn Staff: Deputy Director of Development Review Doug Davidson, Associate Planner Rachel Cohen, Planning Technician Januar Saptono, and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON NON -AGENDA ITEMS None. CONSIDERATION OF MINUTES Consideration of Minutes for the ARC Re ular Meetine of July 11 2016: ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of July 11th, 2016 were approved as written, on the following 3:0:2:1 vote: AYES: Andreen, Soll, Ehdaie NOES: None ABSTAIN: Nemcik, Root ABSENT: Wynn PUBLIC HEARINGS 1. Simon Regulations Update Study Session. OTHR-3466-2016: Discussion of recommendations on issue areas which should be addressed in draft regulations and guidelines as part of the Sign Regulations Update project; Discussion of this item is not subject to CEQA; Citywide; Community Development Department, applicant. Deputy Director Davidson introduced Vivian Kahn, FAICP, Associate Principal with Dyett & Bhatia, Urban and Regional Planners, to conduct the Study Session. Vivian Kahn provided PowerPoint presentation on the scoping and progress of the City's sign regulations and requested Commission feedback on fourteen (14) distinct policy issues. Noted that questions were raised through stakeholder meetings. PUBLIC COMMENT James Lopes, San Luis Obispo, addressed sign issues, particularly as they apply to multi -tenant properties such as sign spinners, roof and window signs, and digital signs. COMMISSION DISCUSSION Deputy Director Davidson indicated that the 14 key issue areas are summarized in agenda report; requested that Commission provide feedback toward specifically prompting further staff exploration. Commissioner Andreen suggested that comments by Commissioners be separated by each specific issue. Vivian Kahn led the input -gathering discussion by highlighting types, applicability, and purposes of signage, noted that those types of signage could be considered for exclusion. NO FORMAL ACTION TAKEN. The Commission provided feedback to Staff. 2. 560 Hi cera Street. ARCH -3020-2016; Review of a mixed-use project including 18 residential units and a commercial space within the Downtown Commercial zone, with a categorical exemption from environmental review; C -D zone; Creekside Loft, LP, applicant. Associate Planner Cohen provided the project description and analysis of the mixed-use project in the downtown commercial zone. APPLICANT PRESENTATION Nancy Hubbard, Project Manager for the Applicant, showed an aerial photo of project's neighborhood for the footprint perspective of the site's flag lot along the creek; discussed neighbor's concerns. Steve Rigor, Principal at Arris Studio Architects, displayed PowerPoint slides and discussed the project's exterior. COMMISSION DISCUSSION Commissioner Andreen inquired whether steel in Creamery was visible from either Higuera or Dana Street. Minutes — Architectural Review Commission for August 15, 2016 Page 2 Commissioner Root expressed concerns about adequate parking, inquired if it was under current regulations. In response to Commissioner Root, Associate Planner Cohen discussed the proposed parking structure at Nipomo & Palm. Commissioner Root inquired about a repeated pattern of perforated corten steel on the circulation towers and trash chute. In response, Commissioner Root and Applicant Damien Mavis stressed that the corten steel would be a preferred option over the terra cotta brick tiles. Commissioner Root inquired about the stair towers extending up above the third level; Commissioner Nemcik inquired about Public Art requirements throughout City; Acting Chair Ehdaie inquired about energy efficiency techniques or approaches on the project; Commissioner Andreen inquired about the corten steel elements in relationship to building structure and the guidelines that stipulate how they should appear as part of the structure. PUBLIC COMMENT Steve Snyder, San Luis Obispo, shared concerns concerning the project's size and height, indicating that it is out of character with the neighborhood. Mark Johnson, San Luis Obispo, encouraged tabling this item discussion until a simultaneous review of the Nipomo Street four-story parking structure could be heard; urged downscaling the project to two stories and the elimination of the balconies on the creekside. Ursula Bishop, San Luis Obispo, expressed recollection that at a previous ARC Meeting, this item was to be included along with Lofts at Nipomo; opined that hearing those items together would be more prudent. Dixie Cliff, San Luis Obispo, read a letter from an absent member of Save Our Downtown regarding the non -functionality of fourth floor towers, stated that the letter urged the continuance of the creek walk. Farid Shahid, San Luis Obispo, spoke in support of the project and the City's need to attract young professionals with adequate housing. Donna Duerk, San Luis Obispo, spoke as a longtime resident of Dana Street, expressed concerns about a four-story building which is shading her fruit trees, corrupting her solar panels, and invading in her privacy if future tenants were to live there. Mary Mitchell, San Luis Obispo, owner of and businessperson in the Soda Water Works Building on corner of Nipomo and Dana Streets, spoke in objection to the project due to its massing and scale and its being situated on an infill flag lot abutted by low -impact homes. Damien Mavis, San Luis Obispo, discussed the General Plan Policy Housing Element Goal, Downtown Community Guidelines, and transitional zoning as addendum to the applicant presentation. Minutes — Architectural Review Commission for August 15, 2016 Page 3 Angel Torres, San Luis Obispo, spoke as owner of a small business addressed at 560 Higuera, urged support of the project. Steve Delmartini, San Luis Obispo, spoke in general support of infill housing. Associate Planner Cohen responded to the public comment question about dedicated parking at the existing commercial building in front of the flag lot. COMMISSION DELIBERATION AND DISCUSSION Commissioner Root asked a clarification concerning in -lieu fees. Associate Planner Cohen responded that the Downtown parking calculation does not differentiate between commercial and residential in terms of fees, but the rates exacted are different. Commissioner Nemcik commented on the parking calculation of twelve (12) required spaces for eighteen (18) residential units. Commissioner Andreen cited the project's stark and jarring incompatibility with the neighborhood; indicated that the vertical elements accentuated by metal are troubling and that the exterior elevation should be reduced. Commissioner Nemcik clarified her preferences regarding materials and colors and the fagade's non -symmetrical rhythm; inquired about the scale of the steel's perforations. Commissioner Root opined that the project meets the majority of requirements in terms of both setbacks and not requesting exceptions, stated that the Commission is tasked with adhering to specific guidelines In response to Commissioner Root's inquiry, Associate Planner Cohen clarified the current parking scenario on the pending Creamery project that had been before ARC on July 18tH Commissioner Soll commented on project being a creative concept on a problematic site; cited her experience with City Neighborhood Compatibility workshops to express project's lack of harmony with existing surroundings that would most likely set a negative precedent if approved. Commissioner Andreen discussed compatibility issue in terms of the Downtown Guideline's conceptualization of its buildings' horizontal elements which reinforce Downtown's traditional pattern. Acting Chair Ehdaie stated that the project meets all the requirements in the Community Design Guidelines; opined that the underground parking could mitigate height issues; commented that the project is a positive addition to the Downtown. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER ROOT, requested that the Applicant modify the project and return it to Commission for Review on a date uncertain with the following amendments: A.) Reduce the Minutes — Architectural Review Commission for August 15, 2016 Page 4 amount of corten steel used on the fagade of the project; B.) Incorporate horizontal elements, particularly on the vertical towers as shown within the Downtown Design Guidelines; C.) Provide a holistic parking calculation for the Creamery, Lofts at Nipomo & South Town Eighteen; D.) Provide better transition between height of the project and The Creamery; on the following 4:1:0:1 vote: AYES: Andreen, Root, Nemcik, Soll NOES: Ehdaie ABSTAIN: None ABSENT: Wynn Acting Chair Ehdaie called for and provided a short recess. 3. 1259 Laurel Lane. ARCH -2862-2016; Review of a mixed-use project including 18 residential units and a commercial space, with a categorical exemption from environmental review; GN zone; Laurel Lane Investment, LLC, applicant. Planning Technician Saptono provided the staff report on the three-story mixed-use project. In regards to the rooftop deck, Commissioner Andreen inquired whether the rooftop deck was part of a requirement for open space. APPLICANT PRESENTATION Joel Snyder, Vice -President of Ten Over Studios, discussed the infill project's contextuality with the neighborhood and the revised language on Condition No. 34 regarding the rooftop deck. COMMISSION DISCUSSION Commissioner Andreen requested parking location and designation details; Commissioner Soll inquired about location of trash enclosures; Commissioner Nemcik inquired about pathways to residences from parking areas. PUBLIC COMMENT Elizabeth Thyne, San Luis Obispo, spoke as resident adjacent to the project; noted the improvement in the proposed plan from a prior proposal; stated that there is a lack of relationship between the current project and the Laurel Lane neighborhood; spoke on privacy impacts and regulations pertaining to the walls between the parking lots and off-site residences. Dorothy Graves, San Luis Obispo, spoke as resident who lives near the project; stated that there is a potential capacity for 164 people on proposed square -footage of the rooftop deck. Sandra Rowley, San Luis Obispo, distributed recent photos of the parking situation along Laurel Lane and Southwood. Minutes — Architectural Review Commission for August 15, 2016 Page 5 Elisabeth Roberts, San Luis Obispo, spoke as resident who lives near the project; shared safety concerns about the rooftop deck. Laura Krueger, San Luis Obispo, spoke as neighborhood resident in support of project; commented about the high density housing with proximity to the recreational amenities, greenspace; opined that eclectic neighborhoods are an asset to Community. Deputy Director Davidson responded to the public comment question by referring to Resolution Condition No. 6 which requires a 6 -foot fence or wall along parking boundary. COMMISSION DELIBERATION AND DISCUSSION Commissioner Andreen inquired whether a loading zone was designed into the project. Commissioner Soll inquired about landscaping plans and any City Ordinances regarding breaking up sections of parking spaces with trees. Commission discussion ensued regarding the rooftop decks in terms of codes regarding railings for the drop-offs, performance restrictions and hours of operation, noise ordinances and Complaint -Driven Code Enforcement, its value and necessity as an outdoor -use amenity, its square -footage of usable area on a building of this immense size, and the breaking down of it into sections to limit number of occupants congregating. On a Motion by Commissioner Andreen, Seconded by Commissioner Root, the Commission voted unanimously to conduct the Hearing past 9 PM. Commissioner Soll inquired whether a modified rooftop deck proposal could return to the ARC as a future agenda item. Standing Chair Ehdaie allowed for Public Commenter Rowley to point out other gathering areas planned for site. Commissioner Root commented favorably on the mix of materials and the attention to a detailed layout, opined that the exterior requires a finer level of articulation. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER NEMCIK, to approve the development of a new three story mixed-use project including ground floor commercial/retail space, 18 residential units and a 30% shared/mixed-use parking reduction, with a categorical exemption from environmental review, with the following amended and/or new conditions: A.) Reduce the size of the roof deck to approximately a 750 square -feet total and include both railings of a non -climbable nature and self -latching doors to the area; B.) Add "two trees per island in the parking lot" language to Condition No. 8; C.) Condition No. 34 to be renumbered to 37 and read "...CBC Table 503 or as approved by the Chief Building Official."; D.) Add a Condition to include a loading area for residents; and E.) Add a Condition for more articulation and relief on the exterior elevations, including but not limited to such things as accents, eyebrows, cornice bands, awnings, and lintels; on the following 4:1:0:1 vote: Minutes — Architectural Review Commission for August 15, 2016 Page 6 AYES: Andreen, Nemcik, Root, Ehdaie NOES: Soll ABSTAIN: None ABSENT: Wynn COMMENT & DISCUSSION Deputy Director Davidson provided the Agenda Forecast: September 12th: Agenda TBA September 19th: Bishop Street Studios as primary item and e-mails regarding other Items forthcoming. Informal discussion concerning the resignation and positive legacy of Commissioner Curtis ensued. ADJOURNMENT The meeting was adjourned by Vice -Chair Ehdaie at 9:27 p.m. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 10/17/2016 Minutes — Architectural Review Commission for August 15, 2016 Page 7