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HomeMy WebLinkAbout09-19-2016 ARC Joint with CHC Special Meeting MinutesMinutes c ipi y ARCHITECTURAL REVIEW COMMISSION Monday, September 19, 2016 Special Joint Meeting of the Architectural Review Commission Cultural Heritage Committee CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, September 19th, 2016 at 5:07 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by ARC Chair Greg Wynn. ROLL CALL Present: (ARC) Commissioners Patricia Andreen (5:09), Amy Nemcik, Allen Root, Angela Soll, Vice- Chair Suzan Ehdaie, and Chair Greg Wynn; (CHC) Committee Members Sandy Baer, James Papp, Leah Walthert, and Vice -Chair Thom Brajkovich Absent: (CHC) Committee Members Craig Kincaid, Shannon Larrabee, and Chair Jaime Hill Staff: Principal Planner Tyler Corey, Senior Planner Brian Leveille, Assistant City Attorney Jon Ansolabehere, Associate Planner Rachel Cohen, Recreation and Public Art Manager Melissa Mudgett, and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON NON -AGENDA ITEMS None. PUBLIC HEARINGS 1. 1600 Bishop Street. ARCH -3336-2016: Review of the rehabilitation and adaptive reuse of the Sunny Acres building for 13 residential units, a community room and office as part of an affordable housing residential care facility. The project also includes the construction of three new residential structures that contain an additional 21 units. Environmental review includes a Mitigated Negative Declaration of Environmental Impact; R-1, R -2 -SF & C/OS zones; Transitions Mental Health Association (TMHA) & Housing Authority of the City of San Luis Obispo (HASLO), applicant. Principal Planner Corey presented an overview of the evening's proceedings, given the unique circumstances of the joint Advisory Body Hearing. Chair Wynn provided an overview of the Advisory Bodies' respective purviews. Planner Cohen provided the staff report on the rehabilitation and adaptive reuse project with PowerPoint slides of the General Plan Elements and the discussion and analysis of the Community Design Guidelines. Planner Cohen passed a color and materials board among Commissioners and Committee Members. COMMITTEE DISCUSSION Chair Wynn invited CHC Members to participate first in questions and commentary. In response to CHC Vice -Chair Brajkovich's inquiry, Senior Planner Leveille stipulated that the Historical Preservation Ordinance does not make this project subject to Committee Review, but because the building has been found to be potentially eligible for Master Listing, the Community Development Director has requested that CHC provide input. Committee Member Papp inquired about the ownership of the property surrounding the structure. APPLICANT PRESENTATION Jill Bolster -White, Executive Director of Transitions -Mental Health Association (TMHA) spoke about her commitment to TMHA's mission of family support, community education, employment and housing; provided a PowerPoint presentation, noting the Association's successes, the project site's location, and their partnership with HASLO on the philanthropic endeavor. Scott Smith, Executive Director of HASLO, spoke on the organization's support of the Bishop Street Studios project as its co -developer, highlighting the long waiting list for permanent affordable housing, and the unique challenges presented to those with disabilities in terms of housing discrimination. Joel Snyder, Architect, Ten Over Studio, reflected on the General Plan's reinforcement for project's continued use as a transitional care medical facility; discussed project's existing condition, its proposed scale, visual impact, and neighborhood compatibility; showed a video of the project's proposed rendering. Committee Member Papp inquired about relocation of the entry staircase; CHC Vice -Chair Brajkovich inquired about the non -reinforced masonry mitigation's effect on the existing building; Commissioner Andreen inquired about the landscape selections; Commissioner Root inquired about the potential creation of a photo archive of the existing building's current interior graffiti. Minutes — ARC & CHC Special Joint Meeting for September 19, 2016 Page 2 Chair Wynn inquired about rough vs. smooth stucco; glazing of the arched -top opening windows; the intent for window material per Condition 45; and about accessibility of an on-site manager's unit. Chair Wynn and Vice -Chair Ehdaie both made inquiries about pedestrian access and circulation. PUBLIC COMMENT David Booker, San Luis Obispo, spoke as HASLO Commissioner; encouraged support to Oroceed with Bishop Street Studios. Elie Axelroth, San Luis Obispo, spoke about the need for specific types of basic amenities for citizens with mental health issues and stated that TMHA regularly provides in their role as vital asset to community. Jerry Rioux, San Luis Obispo, SLO County Housing Trust Fund, stated that he supports the approval of the Bishop Street Studios project. Pam Zweifel, San Luis Obispo, spoke as Vice -President of National Alliance on Mental Illness of SLO County; informed that entirety of membership supports the very special and innovative proposal. Dave Romero, San Luis Obispo, indicated that this location is an ideal site for the project. Erica Flores Battodano, San Luis Obispo, expressed support of the Bishop Street Studios' re- purposing project. Edith Kahn, San Luis Obispo, spoke as neighbor of Bishop Street Studios and retired Director of Access Support Network; commented favorably about the TMHA's past domicile preservation efforts. Wendy Brown, San Luis Obispo, spoke about the underserved population and TMHA's stellar neighbor outreach program. Patty & Pete Pepper, San Luis Obispo, shared the rostrum; spoke favorably about the facilitation of TMHA, adding that the project is a valuable to an underserved population in the community. J.T. Haas, San Luis Obispo, spoke as a longtime volunteer with the TMHA and current President of its Board in advocacy of its latest sustainable housing conversion project; cited TMHA's Mission Statement. Michael Draze, San Luis Obispo, provided a brief background of the original building and his personal involvement with the first historic survey of it and its subsequent salvaging efforts. Chuck Crotser, San Luis Obispo, discussed the proposed use of the property and his support of the project and discussed the windows as its character -defining architectural element. Minutes — ARC & CHC Special Joint Meeting for September 19, 2016 Page 3 Deb Linden, San Luis Obispo, TMHA; urged approval of Bishop Street Studios as an enriching and transformative upgrade to an "attractive nuisance" in a blighted area. Frank Ricceri, San Luis Obispo, TMHA, spoke about the existing building's brick facade. Cindy Johnson, San Luis Obispo, TMHA, expressed support to the goals of the project for the City's mentally ill population. C.M. Florence, San Luis Obispo, urged the Commission to uphold Staff s recommendation; documented own personal history with the project's properties. Bob Vessely, San Luis Obispo, discussed the County's 1986 plan to demolish the original Sunny Acres building, which prompted lobbying efforts; shared support to the Applicant's adaptive reuse proposal. Peter Kardel, San Luis Obispo, spoke on the first-rate job TMHA did restoring the property proximal to his business on Nipomo Street. Darryl Elliott, San Luis Obispo, National Alliance for Mental Illness of SLO County and TMHA, spoke about the major component of recovery being environment and housing. Steve Delmartini, San Luis Obispo, spoke as an advocate for City housing and supporter of the infill housing project, as it relates with the number of City goals and policies that this development meets. Joel Diringer, San Luis Obispo, spoke as a longtime Johnson Avenue neighbor; shared a story about the building's bricks being offered up for sale during a time of potential demolition and how exciting that a necessary Use for a building has been found. Marti Reed, San Luis Obispo, spoke as a Commissioner of the Housing Authority, indicating favor for the project. Biz Steinberg, San Luis Obispo, Community Action Partnership of SLO County; stressed that the City Council has valued affordable housing as one of its primary goals and that this site has been a center of collaborative community goodwill for many years. Anne Wyatt, San Luis Obispo, expressed support to the proposed project and noted that Flora Street is part of Bicycle Master Plan as a bike route. Brad Rudd, San Luis Obispo, spoke as a licensed mental health professional sharing exuberance for the noble purpose of a repurposing project. Mila Vujovich LaBarre, San Luis Obispo, spoke as a candidate for the City Council and applauded team efforts of the Housing Authority and TMHA. Minutes — ARC & CHC Special Joint Meeting for September 19, 2016 Page 4 COMMISSION DELIBERATION AND DISCUSSION Vice -Chair Brajkovich commented that the windows to be replaced should be true divided light windows. Committee Member Papp commented on and inquired about the architect's intention of whether three-dimensional or snap -in; suggested replacing the word "subordinate" with the word "differentiated" in Finding 43 to further clarify the Secretary of Interior Standards. Committee Member Walthert spoke about the existing building and suggested alternate forms for brick elements of the lower buildings. Chair Wynn instituted a five-minute recess; the Cultural Heritage Commission vacated the dais. Vice -Chair Ehdaie inquired about the pedestrian circulation, bike connectivity, and any intentions for future access points per the site plan. Chair Wynn monitored the ARC discussion on the CHC's list of talking points and potential development of Conditions per the window treatment, the differentiation and coordination between existing and new buildings, and creating an archival exhibit to preserve the historical aesthetic of the structure. ACTION: UPON MOTION BY CHAIR WYNN, SECONDED BY COMMISSIONER SOLL, the Architectural Review Commission adopted the Draft Resolution which approves the project and the Mitigated Negative Declaration, based on findings and subject to the following amended conditions; on the following 6:0:0:0 vote: AYES: Wynn, Soll, Andreen, Nemcik, Root, Ehdaie NOES: None ABSTAIN: None ABSENT: None A.) Finding #1: exchange the word "subordinate" with "differentiated" to now read: The proposed construction of the three new residential structures is consistent with Secretary of Interior Standards for new construction on historic properties since the new construction is ate differentiated to and compatible with the scale, size, massing and architectural features of the Sunny Acres building. B.) Condition #5 to be modified with added underlined language: Replacement windows shall not introduce incompatible materials or configurations which would be incompatible with the architectural style and fenestration of the Sunny Acres building. The replacement windows shall include three dimensional muntins and be compatible and complementary with the existing windows in terms of color and finish so the historic architectural character of the building is not detrimentally affected, subject to the approval of the Community Development Director. Minutes — ARC & CHC Special Joint Meeting for September 19, 2016 Page 5 C.) Condition #6 to be modified with added underlined language: Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. "i lie brick used on the new structures shall have varied, non -monochromatic coloring consistent with the existing Sunny Acres building D.) New Condition #7: The project shall soften the hard sides of buildings B & C adjacent to the stairs by including design elements (such as landscaping, public art, etc.) that breaks up the large expanses of blank walls, to the satisfaction of the Community Development Director. E.) New Condition #8: The applicant shall photo document the current interior and exterior condition of the Sunny Acres building, to the approval of the Community Development Director. Chair Wynn instituted a five-minute recess. BUSINESS ITEMS 2. Citywide. ARCH -3824-2016: Review of public art designs and locations proposed for the 2016 Utility Box Art project to paint city -owned utility boxes; Public Right -of -Way; City of San Luis Obispo Parks and Recreation Department, applicant. Manager Mudgett presented a background on the Downtown Beautification Project pilot program, and its ultimate expansion as an ongoing program, in addition to providing PowerPoint slides of the proposed designs and their respective locations. PUBLIC COMMENT None. COMMISSION DELIBERATION AND DISCUSSION Commissioner Nemcik inquired about the method in which three-dimensional and folded designs would be applied to the protruding battery back-up units. Commissioner Soll shared that it had been a great experience to have participated on the Box Art Selection Jury; Commissioner Andreen commented favorably on the project's variety. ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER ANDREEN, the Architectural Review Commission approved the artwork designs and traffic signal locations for the 2016 Utility Box Art project as consistent with the adopted Guidelines for Minutes — ARC & CHC Special Joint Meeting for September 19, 2016 Page 6 Public Art; on the following 6:0:0:0 vote AYES: Root, Andreen, Ehdaie, Nemcik, Soll, Wynn NOES: None ABSTAIN: None ABSENT: None COMMENT & DISCUSSION Principal Planner Corey provided the Agenda Forecast: October 311: Poly Performance expansion project @ 870 Industrial; Discovery SLO exterior alterations@ 1144 Chorro; Mixed-use project @ 1042 Olive; Leadership SLO's Demonstration Garden October 17': SouthTown 18 and Lofts @ Nipomo Hearing in tandem; General Plan Program 2.13 implementation for Neighborhood Compatibility Workshop; Advisory Body goal time Chair Wynn discussed City Council Subcommittee interviews for vacant Advisory Body seats occurring on Thursday, September 22"d; sought volunteer to substitute for him on panel; Vice - Chair Ehdaie volunteered. Chair Wynn requested certain correspondence received in packets be sent digitally. Commissioner Andreen announced her vacating of the Architecture Review Commission seat in order to relocate to Riverside. ADJOURNMENT The meeting was adjourned at 8:25 p.m. APPROVED BY THE CULTURAL HERITAGE COMMITTEE: 11/28/2016 Minutes — ARC & CHC Special Joint Meeting for September 19, 2016 Page 7