HomeMy WebLinkAbout11-17-14City of San Luis Obispo, Agenda, Architectural Review Commission
ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
November 17, 2014 Monday 5:00 p.m.
ROLL CALL:Commrs. Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik,
Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle
McCovey-Good
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of November 3, 2014. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and city of residence. Comments are limited to five minutes per person. Items
raised at this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk’s office, or on the City’s website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
1.1460 Calle Joaquin.ARCH-0047-2014; Review of the conversion of a restaurant
building into a car wash; Auzco Development, LLC, applicant. (Walter Oetzell)
2.742 Marsh Street.ARCMI 128-14; Review of façade improvements to a
commercial structure within the Historic Downtown District; C-D-H zone; Ariel
Shannon, applicant.(Continued to a date uncertain)(Rachel Cohen)
Architectural Review Commission
Page 2
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
COMMENT & DISCUSSION
3.Staff
a. Agenda Forecast
b. Goal Setting for 2015-2017 Financial Plan – updated ARC goals
4.Commission
ADJOURNMENT
Presenting Planners: Walter Oetzell and Rachel Cohen
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
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Address 1460 Calle Joaquin
Applicant AuzCo Development, LLC
Representative George Garcia, AIA
garcia architecture+design
Property Owner AuzCo Development, LLC
General Plan Tourist Commercial
Zoning Tourist-Commercial (C-T)
Environmental
Status
Categorically Exempt
(CEQA Guidelines §15301: Minor
alteration of existing structures)
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Site Dimensions
(approx.)
Area: 0.75 acres
Width: about 240 feet
Depth: about 160 feet
Street Frontage: 240 feet
Present Use &
Development
Commercial (Vacant)
Topography Elevation: Min. 110 feet; Max. 113 ft.
Slope: Flat
Natural Features: None. Creek bank and riparian vegetation adjacent to the
site at eastern and southern edges
Access From Calle Joaquin
Surrounding Use /
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South and East: Open Space, Prefumo Creek
West: Tourist Commercial (C-T); Gas station
North: Service-Commercial (C-S); Auto-related and motel
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Figure 1: West Elevation (left) and Pay Kiosk (right)
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of proposed façade improvements to a commercial structure within the
Downtown Historic District with a categorical exemption from environmental review.
PROJECT ADDRESS: 742 Marsh Street BY:Rachel Cohen, Contract Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER:ARC MI 128-14 FROM:Pam Ricci, Senior Planner
RECOMMENDATION
Continue to a date uncertain until City Council has taken action on the delisting the subject
commercial structure.
SITE DATA
Applicant/
Representative
Ariel Shannon
Historic Status Contributing
Zoning C-D-H (Historic Downtown
Commercial)
General Plan General Retail
Site Area ~3,966 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15301, Existing Facilities,
Class 1, of the CEQA Guidelines
Meeting Date: November 17, 2014
Item Number: 2
ARC2 - 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT:2015-2017 Architectural Review Commission Goal-Setting and the Financial
Plan/Budget Process.
FROM:Pam Ricci, Senior Planner
Phone Number: 781-7168; E-mail: pricci@slocity.org
RECOMMENDATION:
Review updated draft 2015-2017 Architectural Review Commission goals, take public testimony,
and identify any further desired refinements.
BACKGROUND
Situation
At the ARC’s last meeting on November 3, 2014, the Commission reviewed the budget goals
that they approved two years ago and recommended new goals for the 2015-2017 Financial Plan.
Attached is the updated list of budget goals.
The ARC should review the updated goals and determine whether the Commission wants to
make any further refinements to them. Advisory body goal recommendations are due by
November 18, 2014.
The ARC will receive a consolidated listing of all recommended advisory body goals by
November 21, 2014. This provides an opportunity to review what other advisory bodies see as
high community priorities. The goals will again be placed on the 12-1-14 agenda for the ARC’s
final consideration as an opportunity to make any further revisions based on the review of the
consolidated goals if the Commission so chooses. Final changes are due by December 15, 2014.
The Council will receive the final report with all advisory body recommendations before they
begin the goal-setting process. The ARC’s goals will be forwarded to the City Council for their
review at the Community Forum on January 13, 2015, and the January 24th Goal Setting
Workshop.
Attachments:
Attachment 1: 2015-17 Draft ARC Budget Goals
Meeting Date: November 17, 2014
Item Number: 3b
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ARC3b - 1
Attachment 1
2015-2017 ARCHITECTURAL REVIEW COMMISSION Budget Goals
(Discussed by ARC on November 3, 2014):
The Architectural Review Commission (ARC) requests Council consideration of the
following budget goals in priority order:
1.Downtown Concept Plan: Implement the Downtown Concept Plan with focus on
the following:
a. Prepare preliminary plans to enlarge and improve Mission Plaza to the Broad
Street dogleg.
b. Prepare preliminary plans to extend and improve facilities along the downtown
creek-walk.
Why it’s important: Mission Plaza is the heart and soul of downtown and a premier
gathering spot for concerts and other special events. It is popular with tourists and
locals alike with its location adjacent to the historic Mission and creek walk area.
Keeping it vital and looking at ways to expand it has been a long-term goal.
How to Make it Happen: Use part of the Council authorized $100,000 for a Mission
Plaza Master Plan as part of the 2013-14 Mid-Year Budget review to further
explore ways to prepare the desired plans.
2.Alternative Transportation Incentives:
Use in-lieu parking fees and other transportation revenue sources to implement
continuous bicycle linkages throughout the city.
3.Community Design Guidelines Update:Prepare updates to the document
including:
a. Augment and enhance the existing criteria for infill residential development to
prevent out of scale and non-compatible development.
b. Update CDG for neighborhood compatibility to address transitions between
neighborhood commercial development and adjacent residential neighborhoods
(LUCE §3.5.7.9)
c. Strengthen and more clearly define guidelines for storefronts and windows in
commercial areas to prevent the installation of dark film and interior signs and
displays that obstruct views into stores.
d. Compatible development in historic zones.
e. Include more images and reference photos to highlight guideline language.
f. Review existing visual resource inventory and provide recommendations for
additional database improvements. Provide guidelines for use of data base in
the analysis of projects as well as additional guidance for the protection of
views and vistas (LUCE §15.1.2).
ARC3b - 2
2015-17 Draft ARC Budget Goals
Page 2
Why it’s important: The Community Design Guidelines (CDG) is the key document
utilized in the evaluation of design projects. While much more comprehensive and
detailed than past City design documents, it has been 12 years since the basic
version of the CDG was originally adopted. There have been some amendments
and additions since 2002, but the document could use updating, additional
graphics, and expanded topics.
How to Make it Happen: Request new funding in the next budget cycle to hire a
consultant to assist with the needed CDG updates.
4. Area Concept Plans:
Create concept plans to look at possible extension of in-lieu parking fees, improved
bicycle and pedestrian improvements, and form-based zoning for other areas of
the city, such as:
a. Upper Monterey Street from Santa Rosa to Grand Avenue.
b. Mid Higuera plan area including Marsh Street north to Nipomo.
ARC3b - 3
DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
November 3, 2014
ROLL CALL:
Present:Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy
Nemcik, Allen Root, and Vice-Chair Greg Wynn
Absent:Chairperson Michelle McCovey-Good
Staff:Senior Planner Pam Ricci, Associate Planner Marcus Carloni, Assistant
Planner Walter Oetzell, and Recording Secretary Diane Clement
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as amended. The hearing for 805 Morrison preceded the
hearing for 120 Tank Farm Road, 3825 and 3897 S. Higuera Street.
MINUTES:
The minutes of October 20, 2014, were approved as amended.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1.805 Morrison Street.ARC 21-14; Review of a wireless telecommunications facility
consisting of an equipment shelter, standby generator, and camouflaged monopole
with 12 antennae with a categorical exemption from environmental review; M zone;
GTE Mobilenet/Verizon Wireless, applicant. (Walter Oetzell)
Assistant Planner Oetzell presented the staff report, recommending adoption of a
resolution approving the application based on findings, and subject to conditions.
Tricia Knight, representing the applicant, noted that the nearby trees that will screen this
facility are 90-120 feet in height. Photo-simulations were not prepared to depict views of
the site from a train. She stated that the tower was the minimum height necessary to
clear building and tree "clutter" and provide for the desired coverage. She believes that
construction of one facility at the proposed height in an industrial district is preferable to
the need to install multiple facilities which might otherwise be placed in residential
districts. She provided photos of a tower in the South County that is similarly
camouflaged as a eucalyptus tree. In response to a question from Commissioner
Draft ARC Minutes
November 3, 2014
Page 2
Andreen regarding the feasibility of a more naturalistic 3-masted design in place of a
thicker monopole, she stated that either design would be acceptable. She added that
branches would be replaced and maintained as necessary, and that the maintenance
cycle is typically 15 years.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Commr. Andreen supported the resolution as presented.
Commr. Wynn stated that the location seems appropriate. He added that he struggles
with whether these towers need to be dressed up as trees or not.
Commr. Root stated that he is in favor of the staff report statement about honesty in
materials and he would vote for the least obtrusive tower possible to save the applicant
money rather than dress it up as a living thing but, if these towers are going to be faux,
he likes the tree masts best.
In response to a question from Commr. Curtis about City guidelines for
telecommunications towers, Assistant Planner Oetzell stated that the Zoning
Ordinances require that they should minimize impacts on views. Senior Planner Ricci
added that this is more sensitive in areas where there is a high volume of traffic but the
Commission could specify just a pole with equipment.
Commr. Wynn expressed concern that the monopole will be very tall and therefore very
visible. He added that he favors the triple mast option. Commr. Andreen agreed with
Commr. Wynn.
Commr. Curtis stated that he is reluctantly going along with the three-pronged
eucalyptus. He added that he would prefer the zoning administrator not be so specific
in approving a height in order to leave some latitude to the Commission, just as is done
with other types of structures.
There were no further comments made from the Commission.
On a motion by Commr. Ehdaie, seconded by Commr. Curtis, recommending adoption
of a resolution approving the application based on findings, and subject to conditions.
AYES:Commrs. Nemcik, Wynn, Ehdaie, Curtis, Andreen
NOES:Commr. Root
RECUSED:None
ABSENT:McCovey-Good
Draft ARC Minutes
November 3, 2014
Page 3
The motion passed on a 5:1 vote.
2. 120 Tank Farm Road, 3825 and 3897 S. Higuera Street.ARCH-0029-2014;
Conceptual architectural review of a project located at the Long Bonetti Ranch
property including modifications and rebuilding of historic structures and the
addition of four new buildings (including four residential units) located among the
existing historic structures, totaling 42,000 square feet; M-SP zone; PB Companies,
applicant. (Marcus Carloni)
Associate Planner Carloni presented the staff report, recommending continuation of the
project to a date uncertain with direction to staff and the applicant on items to be
addressed in plans submitted for final approval.
Randy Alonzo, representing the applicant, stated that the project is using multiple
architects to help make it a public space that is an eclectic reflection of the community
and the natural diversity that occurs on old ranches over time.
Mark Woolpert stated that the applicant is looking to do something iconic that will last
several lifetimes.
Jim Dummit stated that the historical context alone makes this property significant. He
noted the importance of “connecting the dots” and how this creates excitement and
more public support in reference to the restoration of sites along the former railroad line
that ran from the Harford Pier at Port San Luis to the City and brought both goods and
people to this area.
Lief McKay, RRM Design, stated that the project has evolved to become a cluster of
buildings that creates a variety of quasi-private or public outdoor “rooms” that disperse
activity. He described the entry from the parking lot as leading to the first and biggest
“room” where there will be some sort of farm relic, such as an old truck, that will serve
as a stage and focal point.
Mr. Alonzo stated that the stairs cascading outward will create a virtual amphitheater
showcasing the barn as a backdrop.
Scott Martin, architect, RRM Design Group, stated that the project will be all about
people and pedestrians with the parking completely hidden by both historic and new
architecture. He noted that Buildings 7 and 2 will serve as screens for the wind that
blows through the Los Osos Valley, the theme will be bucolic local ranch with an
authentic ranch architecture, and the emphasis will be on historic preservation including
putting the fountain at the forefront and having a farm area visible from the corner. He
added that the historic structures will blend into the new buildings as you move away
from the corner into the project. He noted that there has been a lot of growth on this
side of town so the timing is perfect for a unique gathering spot that anchor this area.
Draft ARC Minutes
November 3, 2014
Page 4
Bill Isaman, Isaman Design, stated that the market hall, Building 7, will be the anchor
that draws people into the courtyard, block the wind, and house restaurants and serve
other functions. He noted that it is designed to allow natural sunlight inside.
Mr. Alonzo asked the Commission to consider the quality of the places they are creating
instead of the specific guidelines. He added that the glass and height will allow people
going by to see inside and want to come inside, and limiting the glass and height might
limit the quality of the project. He referred to it as a destination for the community that
can reflect the diversity within the community.
PUBLIC COMMENTS:
Anne Wyatt, SLO, stated that as a neighbor to the project, she congratulates the design
team on this wonderful project. She added that she likes the eclectic mix, all the glass,
the frontage on Higuera and Tank Farm with the garden, and putting the parking behind
the project, but that without a 3D rendering, she cannot speak to the height of Building 7
although she understands it may dwarf the barn. She noted that she has questions
about pedestrian and bicycle circulation into the project which could be a real benefit
with all the current and planned housing in the area. She stated she prefers the more
modern style over trying to make new buildings look old.
Mr Alonzo noted that the applicant is working with the Bike Coalition.
There were no further comments made from the public.
COMMISSION COMMENTS:
Associate Planner Carloni stated that 3D rendering and recent changes helps the
project appear more compatible, especially with the reclaimed wood siding. He noted
that staff would like more perspectives from the roads. He stated that the variance
needed to exceed the 35-foot height restriction would be difficult to support but there are
opportunities for architectural features to exceed the maximum height.
Commr. Andreen stated that she likes the project and finds the design exciting, but she
is concerned about the size of the market building dwarfing the barn. She added that it
would help if one could be moved forward and the other back. She stated she likes the
simple roof lines, the glazing, the look of the farmhouse, and the overall layout.
Commr.Root stated that the birds-eye views are really helpful. He noted that his
concern is with reuse and rebuilding of historical structures, and he understands there is
ambiguity in the guidelines in how to do that. He added that making a rebuilt historical
building a workable retail space means it flies in the face of what the project is about.
He expressed concern about dwarfing the barn although he has seen projects where
the historic building was nestled in the midst of taller buildings. He noted that his only
concern about the height of the building is in setting a precedent. He agreed with
Draft ARC Minutes
November 3, 2014
Page 5
Commr. Andreen that the roof with cupolas is perfect and stated that the design of
Building 5 that does not emulate the historic structures, is a good, strong idea.
Commr. Nemcik stated that the project is going in the right direction and that using
multiple architects to get this eclectic design is really great.
Commr. Ehdaie stated that this is a beautiful project and she likes the design of all the
buildings, and she does not see Building 7 overshadowing the barn. She added that
she likes contemporary design, not false creation of historic buildings, and she wants
more clarity about bicycles and pedestrians in the next design review.
Commr. Curtis stated that he likes the overall concept, which is suitable and
appropriate, and he will be interested in hearing the comments of the Cultural Heritage
Committee. He noted that historic buildings this deteriorated present a difficult problem
but he would like as much of the old materials as possible preserved during demolition
and reused in the project. He added that he would like the existing buildings
documented with photographs that would become part of exhibits in the new buildings.
He stated he would like the applicant to consider the possibility of relocating the granary
building to where Building 5 is to preserve the assemblage of historic buildings. He
noted that Building 5 could be moved to the center with a simplified footprint and design.
He added that, overall, the exterior spaces are very good but that Building 7's
dominance could be solved with a redesign to comply with the maximum height
requirement. He suggested that the design of the new buildings could be a bit more
modern with use of materials common to farm structures so as to differentiate from the
historic buildings.
Commr. Wynn stated that the opportunity for a public market is great but that he is
worried Building 7 is too big and too tall. He added that he is concerned with little
tweaks such as the water tower that is not really a water tower, and noted that when
doing a reconstruction, the guidelines say it will be what it was originally or else it is a
new building. He added that the video shows the owner agrees about not trying to fake
it. He stated he does not like the 45-degree shifts for the building entries, does not
support moving buildings, with the exception of the granary, and he preferred more
internal and private stairs for the four residential units. He concluded by stating that,
overall, this project is moving in a really strong direction.
The Commission spent time reviewing the list of directional items and modified the list
as necessary.
Commr. Wynn summarized the hearing by stating that the Commission thinks the
project is moving in a strong, positive direction.
There were no further comments made from the Commission.
Draft ARC Minutes
November 3, 2014
Page 6
COMMENT AND DISCUSSION:
3.2015-2017 Budget Goals Discussion:Pam Ricci, Senior Planner, provided a
staff presentation regarding the City’s 2015-2017 Financial Plan review process and
provided an overview on the status of the ARC’s 2013-2015 budget goals and work
program items. The Commission reviewed the goals from the previous budget
cycle and instructed staff on desired changes as follows:
x Goal 1: Downtown Concept Plan:
o Commr. Curtis suggested more action words: “Implement the Downtown
Concept Plan a. Prepare preliminary plans to enlarge and improve Mission
Plaza to the Broad Street dogleg.”
o Commr. Andreen stated she opposes the creation of a pedestrian plaza in
front of Government Center on Monterey Street because of adverse impacts
to vehicle traffic (1.c.). She noted there is sufficient space currently in this
area for public gatherings.
o Item 1.c. was deleted.
x Goal 2: Gateway Projects:
o Commrs Wynn and Root suggested eliminating this goal.
x New Goal:
o Commr. Andreen stated that she wants a goal about aesthetic protection of
scenic resources because it was one of the mitigations from the LUCE EIR
that the Commission should develop guidelines for.
o Commr. Root stated it would be important to hire a consultant to do this
work.
o Wording for this new goal: Scenic resources: Review existing visual
resource inventory and provide recommendations for additional database.
Provide additional guidance for use of data base in the analysis of projects.
x Goal 3: Alternative Transportation Incentives:
o Commr. Curtis stated that this needs stronger language.
o Commr. Wynn suggested deleting “encourage” and end the sentence after
“improvements.”
o The new wording would be “Use in-lieu parking fees and other
transportation revenue sources to implement continuous bicycle linkages
throughout the City.”
x Goal 4: Downtown Beautification & Maintenance.
o The Commissioners agreed to remove this goal.
x New Goal:
o Commr. Wynn suggested a new goal to create Concept Plans for the Upper
Monterey and Mid-Higuera areas similar to the Vision document that is
about 20 years old.
o Commr. Ehdaie pointed out the importance of including Marsh Street
because it has retail shops but is not as lively as Higuera and is not really
considered part of downtown. She added that focusing on Marsh could
make the City more vibrant.
Draft ARC Minutes
November 3, 2014
Page 7
o Commrs. Wynn and Root suggested adding a section of Marsh up to
Nipomo to the Mid-Higuera area for a new Concept Plan.
o Commr. Wynn stated that there could be consideration for expanding the in-
lieu parking fees to this area.
o Wording for this goal: “Look at creating Concept Plans for the Upper
Monterey and Mid-Higuera/Marsh area north to Nipomo.”
4.Staff: Agenda Forecast by Senior Planner Ricci
x November 17, 2014: Discussion of Goals, Quickie Car Wash, final approval for
a commercial development proposal for the old Shell Station on North
Monterey, and the Bluebird Salon.
x December 1, 2014: meeting to be in Council Chambers, PB properties
proposal for four large houses near Cal Poly, new medical office building on the
south side of French Hospital next to Pacific Medical, and a new mixed use
project at 581 Higuera St behind Fosters Freeze.
x December 15, 2014: Miner's project, and the homeless shelter at 40 Prado
Road.
x November 10, 2014, City Council: Two appeals will be heard on the Pacific
Courtyards proposal.
x December 10, 2014, Planning Commission: Appeal of a Use Permit for the
Monterey Hotel project.
5. Commission:
ADJOURNMENT:The meeting adjourned at 9:39 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary