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Home My WebLink About05-18-2015 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 18, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice -Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: None Staff: Senior Planner Phil Dunsmore, Associate Planner Rachel Cohen, Assistant Planner Walter Oetzell, and Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of May 4, 2015, were approved as amended. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 1135 Santa Rosa Street. ARCH - 0846 -2015; Review of the remodeling of an existing commercial building, including the addition of two dwellings on the third floor; C -D zone; 33 Tons, LLC, applicant. Senior Planner Dunsmore noted public comment that had been received and distributed to Commissioners prior to the meeting. Chair Wynn noted correspondence received directly from Dean Miller. Walter Oetzell, Assistant Planner, presented the staff report, recommending that the Commission adopt a resolution granting final approval to the project, based on findings and subject to conditions which he outlined. Bryan Ridley, project architect, SLO, summarized the history of the site and project, noting a desire to work with staff to refine design details such as signage and landscaping, and responded to Commission inquiries. UBLIC COMMENTS: David Brodie, SLO, commented on the high visibility of the building's location; stated that its design lacks any characteristics tailored to fit the San Luis Obispo area. ARC Minutes May 18, 2015 Page 2 Dixie Cliff, SLO, noted the importance of constructing and retaining noteworthy works of architecture and San Luis Obispo; opined that the proposed design would benefit from emulating architectural details of neighboring buildings. Jim Duenow, SLO, spoke in opposition to the proposed design; noted the tall, planar faces and generic feel of the design. Frances Gibbs, SLO, inquired as to the applicant's plan for maintaining wood features proposed for the exterior of the building; noted similar features in the area that appear to be deteriorating. There were no further comments from the public. COMMISSION COMMENTS: Commr. Andreen spoke in opposition to the design as presented; noted concerns relating to generic styling, lack of harmony with surrounding buildings and downtown context, lack of fagade articulation, and lack of pedestrian context. Commr. Curtis spoke in opposition to the design as presented; noted concerns relating to upper -story massing, the lack of integration with street frontage, lack of traditional design elements, lack of vertical articulation, and the non - conformity of wood siding with Community Design Guidelines. Commr. Nemcik spoke in opposition to the design as presented; noted concerns about lack of pedestrian context, lack of conspicuous entryways, and the lack of delineation between commercial and residential spaces; expressed approval of the building's massing. Commr. Root spoke in opposition to the design as presented; noted concerns about the height of the site wall, wood siding, general lack of articulation on all sides, lack of pedestrian access, lack of downtown context, and about the need to attenuate residential noise intrusion amplified by third -story overhangs. Commr. Soll spoke in opposition to the design as presented; noted concerns about pedestrian access, lack of conspicuous entryways, lack of integration with street frontage, and lack of neighborhood and downtown context. Vice -Chair Ehdaie spoke in opposition to the project in its proposed location; noted the landmark, focal nature of the site; noted concern about the lack of downtown context, lack of delineation between commercial and residential uses, and lack of visual access into commercial uses; spoke in support of contemporary styling. Chair Wynn spoke in opposition to the design as presented; noted concern about lack of conformity to Community Design Guidelines requiring "small -town scale" and avoidance of "boxy" styling; lack of downtown context; lack of articulation on all sides; lack of ARC Minutes May 18, 2015 Page 3 transparency and visual access into commercial uses; lack of pedestrian scale, and the height of the site wall. There were no further comments from the Commission. On motion by Commr. Andreen, seconded by Commr. Root, to continue the project to a date uncertain, and encourage the applicant to return for conceptual review of a substantially redesigned proposal addressing the following: • Incorporate pedestrian scale • Relate to the downtown context • Avoid the use of boxy forms • Reconsider the scale and mass of the building • Consider the use of traditional design elements with commercial /residential delineation • Incorporate a third -story setback to reduce apparent mass • Decrease height of site wall at parking area • Address maintenance of wood siding or incorporate an alternate material ® Incorporate street - oriented, more accentuated pedestrian entrances • Increased transparency at lower floor • Address potential of acoustic bounce from third -story overhang ■ Address design integrity in conformity with Community Design Guideline 3.1.A.3 AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote The Commission recessed at 6:08 p.m. and reconvened at 6:14 p.m. with all members present. 2. 3000 Calle Malva. ARCH - 0592 -2014; Continued review of 18 single - family home designs and approval of concept designs for future homes with an approved addendum of environmental impact; R -1 zone; Margarita Ranch SLO, LLC, applicant. Rachel Cohen, Associate Planner, presented the staff report, recommending that the Commission adopt a resolution approving the project, based on findings and subject to conditions which she outlined. Staff noted the Commission's previous review of the project and distributed a revised resolution incorporating conditions resulting from the Commission's previous direction. ARC Minutes May 18, 2015 Page 4 Dennis Moresco and Frances Gibbs, applicant representatives, summarized the project; noted a desire to comply with the Commission's direction. In response to inquiry from Commr. Soll, Staff commented that not all of the lots have lawns, and landscaping consists largely of drought - tolerate plant species, and that project conditions have been included that establish the elimination of the lawn and conservation of irrigation. PUBLIC COMMENTS: Daryl Boothe, neighboring property owner, noted concern about negative impacts to views from the structure proposed for construction on corner Lot 6 and the ability to access paths to the open space. Beatriz Boothe - Fosse, neighboring property owner, noted concern about privacy relating to overlook, and about drainage from natural springs along the western development boundary. Bonnie Wollam, SLO, neighboring property owner, noted concern about overlook from the structure proposed for construction on Lot 6. Debbie Johnson, neighboring property owner, noted concern about overlook from Lot 6 and drainage impacts upon the Chumash Village development. Kenneth Scott, neighboring property owner, SLO, commented that a one -story structure would be more appropriate in the Lot 6 location. There were no further comments from the public. COMMISSION COMMENTS: Commr. Curtis noted concern about the maintenance of the drainage area, between the fence and the retaining wall, at the bottom of the slope behind the western row of lots. Commr. Andreen noted concern that insufficient features have been incorporated to promote "neighbor interaction" as required by Margarita Area Specific Plan 2.1.4.C. throughout the development. Chair Wynn spoke in support of the project. There were no further comments from the Commission. On motion by Vice -Chair Ehdaie, seconded by Commr. Root, to adopt a resolution approving the project, based on findings and subject to conditions contained in staff's report, with the following revisions: ARC Minutes May 18, 2015 Page 5 a. Add the following Finding: Finding #5: Design of the previously approved subdivision warrants an adjustment to 11 lots within the Planned Development where garages are not recessed in accordance with Section 2.2.5 of the Margarita Area Specific Plan. b. Add the following Finding: The lot width and overall design of the previously approved subdivision severely limits the opportunities for house designs that include front porches that extend in front of garages, therefore an adjustment to the requirements of the specific plan is warranted. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming agenda items. 4. Commission: Commr. Root noted concern about the predicament posed by ultra- modern styles being presented for approval, in that they are unlikely to stand the test of time. ADJOURNMENT: The meeting adjourned at 7:35 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Architectural Review Commission on June 1, 2015. J ' J Laurid Thomas Administrative Assistant III