Loading...
HomeMy WebLinkAbout10-03-2016 ARC MinutesMinutes ARCHITECTURAL REVIEW COMMISSION Monday, October 3, 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, October 3rd, 2016 at 5:02 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Greg Wynn. ROLL CALL Present: Commissioners Amy Nemcik, Allen Root, Angela Soll, Vice -Chair Suzan Ehdaie, and Chair Greg Wynn Absent: None Staff: Community Development Deputy Director Doug Davidson, Associate Planner Rebecca Gershow, Assistant Planner Kyle Bell, Planning Technician Kyle Van Leeuwen, and Recording Secretary Brad T. Opstad Chair Wynn noted the two remaining Commission seat vacancies and informed that a recommendation had been forwarded to City Council for deliberation on at least one of the replacements. PUBLIC COMMENT ON NON -AGENDA ITEMS Donald Hedrick, San Luis Obispo, discussed degradation of a tourist -destination starting with a lack of sensitivity by developers to the City's historic value. PRESENTATIONS Pl. Leadership SLO Water Wise Demonstration Garden Presentation of a drought -tolerant demonstration garden designed and installed on Morro Street by volunteers from Leadership SLO Class 24. City Associate Planner Gershow represented Leadership SLO Class #24 from 2015 in presenting the Demonstration Garden legacy project across from the Utilities Department on Morro Street. Chair Wynn provided suggestions for informational signage for the project. PUBLIC HEARINGS 1. 870 Industrial Way. ARCH -3144-2016: Review of a new two story industrial building that includes 30,275 square -feet of industrial/warehousing space and a 10% parking reduction to accommodate the expansion of the existing business, with a categorical exemption from environmental review; M -S zone; Dave Schlossberg, applicant. Associate Planner Bell presented the staff report, previewing the two-story industrial building expansion and provided PowerPoint presentation with project description, contextual map, and design renderings. Commissioner Root inquired about the performance history of the bicycle parking spaces provided for projects, which proposes them toward parking reduction requests. Chair Wynn referenced Condition #24 and inquired about the proposed use of existing private water well; inquired about the noise generation from within the facility as it pertains to a roll -up door on an installation room as opened toward neighboring residences. Commissioner Soll requested viewing of the landscape plan in ensuring that the requisite number of trees would be planted in the parking area. APPLICANT PRESENTATION Thom Jess, Arris Studio Architects, and Dave Schlossberg, owner of Poly Performance, Inc., discussed the vacant portion of the current business site devoted to its proposed expansion. Commissioner Root inquired whether there would be any mechanized communication system, such as a conveyor, between the operation's two buildings. In response to Chair Wynn's inquiry, Director Davidson suggested that the conflict over whether or not an elevator was a Condition of Approval would be best handled by adding the words "or as approved by the Chief Building Official" to Code Requirement #2. PUBLIC COMMENT Donald Hedrick, San Luis Obispo, spoke as a resident neighboring project site; indicated that the Commercial -Industrial Zone in development has created a streetscape in which there is insufficient lighting; spoke in favor of the project. COMMISSION DELIBERATION AND DISCUSSION In response to Chair Wynn's inquiry, Associate Planner Bell pointed out that the examples existed of access to private wells being used for landscape watering specifically; indicated that reclaimed water would have been required, had it been more immediately available to the site. Minutes — Architectural Review Commission for October 3, 2016 Page 2 Chair Wynn and Commissioners Root, Soll & Nemcik spoke in the support of encouraging Applicant to consider further articulation to the long, flat walls. Owner Schlossberg discussed having employed high, unadorned windows for allowing increased natural light. ACTION: UPON MOTION BY VICE -CHAIR EHDAIE, SECONDED BY COMMISSIONER NEMCIK, the Architectural Review Commission adopted the Draft Resolution which approves the project, with the following amendments: A.) Code Requirement #2 to read: "Elevator access shall be provided to the second floor offices in accordance with CBC 11-B-206.2.3 or as approved by the Chief Building Official." B.) Condition #8 to read: "Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. The Applicant is encouraged to provide additional articulation along the elevations of the building. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features." on the following 5:0:0:0 vote: AYES: Ehdaie, Nemcik, Root, Soll, Wynn NOES: None ABSTAIN: None ABSENT: None 2. 1144 Chorro Street. ARCH -3773-2016: Review of modifications to a previously approved remodel of an existing commercial structure (ARCH -1376-2015) which includes a request for a marquee sign and other exceptions from the Sign Regulations, with a categorical exemption from environmental review; C -D -H zone; Discovery San Luis Obispo, applicant. Associate Planner Bell provided staff report on the proposed modifications to the commercial storefront; displayed PowerPoint slides which included background of the project review process by both the Cultural Heritage Committee and the Architectural Review Commission; presented two (2) Discussion Items pertaining to the proposed sign package modifications. Chair Wynn suggested referring to the multiple signs in proposal by numbers to mitigate confusion in discussion. APPLICANT PRESENTATION Jeremy Pemberton, Managing Partner of Discovery, and Scott Martin, RRM Design Group, discussed the operational design of the of the project and the inclusion of the functional marquee sign in the proposal. Minutes — Architectural Review Commission for October 3, 2016 Page 3 PUBLIC COMMENT David Brodie, San Luis Obispo, discussed how providing exceptions for the marquee signage can only lead to unwelcome precedents being set; informed that Save Our Downtown supports Staff s recommendation to reduce number of signs in conformance with Sign Regulations. Camille Small, San Luis Obispo, advocated for the citizenry to be able to hold on to that "degree of special" that SLO possesses; voiced that she considers it audacious to compare proposed marquee sign to that of the iconic Fremont Theatre. COMMISSION DELIBERATION AND DISCUSSION Commissioner Nemcik commented favorably on the laser cutout of corten metal panel and less favorably on the backlit faux -marquee element. Commissioner Root suggested making the bowling ball & music notes logo more discrete; commented on scale of raised letters of word "Discovery" and suggested its reduction by 30%. Commissioner Soll commented that proposed signage does create a modicum of clutter when considered cumulatively. Vice -Chair Ehdaie inquired whether marquee sign was allowed under Community Design Guidelines or Land Use Ordinance. Chair Wynn voiced disagreement with Public Comment that approving marquee sign would grant special privilege to Applicant; commented that extension of the marquee's underside could create an integrated solidity which would aesthetically enhance the streetscape; proposed Conditioning the LED lighting of the illuminated backdrop of faux -marquee to be dimmable. Applicant Representative Martin displayed a PowerPoint slide of another of the Applicant's Discovery venues with an alternatively -scaled "Discovery" sign. The Commissioners voiced varying opinions on the appropriate dimensions for the marquee's projection. ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER SOLL, the Architectural Review Commission adopted the Draft Resolution which approves the project, with the following amendments: A.) Finding #5 to read: "The proposed marquee sign is consistent with the intent and purpose of the Sign Regulations and will not result in visual clutter or constitute a grant of special privilege toward the property or those in the vicinity, because the sign is of a superior design specific to the concert venue which is typical of other theater -like uses and is architecturally compatible with affected structures and the character of surrounding development. The marquee sign in this location is appropriate because it identifies a separate concert venue, one that sells tickets and is located on a downtown side street." Minutes — Architectural Review Commission for October 3, 2016 Page 4 B.) Condition #4 to read: "Plans submitted for a building permit shall eliminate the Raised Logo sign over the entrance of the business along the Chorro Street elevation, and may be replaced with two pedestrian scale signs at the main entry, to the satisfaction of the Community Development Director. C.) Condition #5 to read: "Tenant signage shall be limited to a maximum of six signs for all types of signs, including pedestrian scale logo signs, sandwich -board signs or larger window signs (excluding the Marquee sign)." D.) Condition #6 to read: Plans submitted for a building permit shall limit the projection of the Marquee sign to be no more than six feet and six inches over the width of the public sidewalk; the underside of the Marquee sign shall be solid and substantially integrated with the building to the ceiling of the recessed entry, to the satisfaction of the Community Development Director and Chief Building Official. E.) Newly crafted Condition #7 to read: "The Raised Letter sign (Discovery) shall be reduced in size to 75% of what has been proposed with the submitted project plans dated August 31, 2016, approximately 66 square feet." F.) Condition #8, formerly Condition #7, to read: "Plans submitted for a sign permit shall call out the colors and materials of signage and shall clearly indicate which portions of the signs do/do not illuminate. All proposed exterior illumination including signage and the transom window panels shall be designed to be dimmable with appropriate colors consistent with Chapter 17.23 of the Zoning Regulations (Night Sky Preservation), to the satisfaction of the Community Development Director. The portion of the marquee sign that is the marquee shall not be internally illuminated or resemble an illumination style such as a cabinet sign which is prohibited downtown. G.) With newly crafted and inserted Conditions, Condition #9 is the former Condition #8, and so forth. on the following 5:0:0:0 vote: AYES: Root, Soll, Nemcik, Ehdaie, Wynn NOES: None ABSTAIN: None ABSENT: None Chair Wynn instituted five-minute recess. 3. 1042 Olive Street. ARCH -2946-2016: Architectural review of a new four story mixed-use building including ground floor commercial/retail space, and 17 extended stay hotel rooms, including a request for a mixed use and shared parking reduction of 25%, with a categorical exemption from environmental review; C -T zone; Garcia Family Trust, applicant. Director Davidson introduced Technician Van Leeuwen who provided Staff Report on the proposed development on the vacant site. Commissioner Nemcik inquired about the relocation of the trash enclosure. In response to Vice -Chair Ehdaie's inquiry, Director Davidson clarified that the parking statistics, Minutes — Architectural Review Commission for October 3, 2016 Page 5 in which the provisioned number of spaces exceed what is allowed, build in a flexibility for future Uses that might require more parking. Chair Wynn inquired about the potential offset for vertical -height tree growth outside of the parking area. . APPLICANT PRESENTATION George Garcia, project architect, provided clarification on the trash enclosure being located in an area to better accommodate trash company loaders; discussed background of design process and displayed PowerPoint renderings of the project. Commissioner Root inquired about the intended user market for the extended -stay concept. Commissioner Soll inquired about the street trees on the site. Vice -Chair Ehdaie inquired about the building access for overnight occupants; inquired about the vertical living wall elements for controlled landscaping and their maintenance. Chair Wynn inquired about the easement between the site and the neighboring Taco Bell parcel; inquired about how to not value -engineer the green living wall, integral to the articulation, out of the project. PUBLIC COMMENT David Brodie, San Luis Obispo, indicated that Staff is misrepresenting the project as a hotel; shared concern that design does not fit in the prevailing context of existing neighborhood. Camille Small, San Luis Obispo, cited general principles of the "explicit" Community Guidelines and indicated this building is inconsistent with the scale of the existing neighborhood context. Gita Patel, San Luis Obispo, spoke as proprietor of neighboring Ramada Olive Tree Inn; shared concerns that the project downgrades the existing businesses. Matt Sansome, spoke in enthusiastic support about further development promoting growth in the manner in which this project is being proposed with its modern elements. COMMISSION DELIBERATION AND DISCUSSION Commissioner Root noted that the project is not requesting any exceptions; favored both the expanded Use of the front -planted area and further building articulation in order to enliven its facades. Commissioner Soll voiced support for paying stricter attention to Community Guidelines; indicated there is a lack of transition between project and its existing surroundings. Minutes — Architectural Review Commission for October 3, 2016 Page 6 Commissioner Nemcik concurred with Commissioner Soll and indicated that, while architecturally elegant, the scale and massing are too oversized for the area's context. Vice -Chair Ehdaie voiced that the design might not befit the current area, but did allow that future developments might point to this project as being an anchor toward inspiration. Chair Wynn indicated that the scale of, and degree of articulation on, the project are both appropriate according to Community Guidelines; voiced own struggle with what project should specifically emulate in surrounding neighborhood; indicated this project could commence a trend and become a landmark to which future proposals aspire; requested some consensus and direction from Commission. ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY CHAIR WYNN, the Architectural Review Commission adopted the Draft Resolution which approves the project, with the following amendments: A.) Condition #5 to read: "The applicant shall submit building plans that include a trash enclosure that shall be designed and finished with high quality materials to match the architecture of the project buildings; which shall be fully screened from upper stories with a trellis or other horizontal cover; the design of the enclosure is subject to the Community Design Guidelines, to the satisfaction of the Community Development Director. B.) Condition #6 to read: "Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Materials shall be consistent with the color and material board submitted with Architectural Review application. The ARC recommends that the applicant modify the proposed color palate to include additional and/or more muted colors" C.) Condition #7 added to read "The ARC recommends that the applicant explore the possibility of incorporating a public art installation to the proposed development." D.) Condition #13 added to read "The final landscaping plan shall incorporate additional landscaping, including tree types that provide full canopies near the street frontage parking spaces and a landscaped island in the front parking area to break up the line of parking." E.) Vice -Chair Ehdaie and Commissioners Nemcik & Soll provided recommendations for new, additional Conditions pertaining to 1.) Increased transitional landscaping in 5 -to -7 - foot area in front of property; 2.) Encouragement of Public Art inception over paying in - lieu fees; 3.) Possibility of canopied trees installed within parking islands; and 4.) Encouragement for re -visiting color palette scheme to satisfaction of CDD; both motion - maker Root and seconding Wynn concurred. on the following 3:2:0:0 vote: AYES: Root, Wynn, Ehdaie NOES: Nemcik, Soll ABSTAIN: None ABSENT: None Minutes — Architectural Review Commission for October 3, 2016 Page 7 COMMENT & DISCUSSION Director Davidson provided the Agenda Forecast: October 17t1: Southtown 18 response to ARC direction; 2017-19 City Budget process goal - setting. November: Broad Street Collection, south of Crossroads @ Broad & Orcutt (3229 Broad Street); 399 Foothill mixed-use project; French Hospital Master Plan modification Director Davidson informed that City Council would announce former Commissioner Ken Curtis' replacement on or about October 181h; informed that December 19th is potential date for a last -of - year ARC convening; speculated on further open dates for future meetings during holiday season and first -of -new -year. Commissioner Nemcik inquired about the possible reasons for projects requested by ARC to be viewed in tandem, Southtown 18 & The Lofts @ Nipomo, would not be occurring; Director Davidson informed of Cultural Heritage Committee's having returned the latter back to Applicant for complete revisions. Informal discussion ensued on the Ikahn project at Taft & Kentucky Streets and State Assembly Bill 1069 dealing with second dwellings on properties which has implications on City Ordinance. ADJOURNMENT The meeting was adjourned at 8:11 p.m. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 11/07/2016 Minutes — Architectural Review Commission for October 3, 2016 Page 8