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HomeMy WebLinkAbout06-01-2015 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 1, 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 Marcus Carloni, and City Clerk Anthony Mejia ACCEPTANCE OF THE AGENDA: The agenda was accepted as proposed. MINUTES: The minutes of May 18, 2015, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments from the public. PUBLIC HEARINGS: 1. 279 Bridge Street. ARCH - 0286 -2014; Design review of three shell buildings (including a caretaker quarters) totaling approximately 24,000 square feet, with associated site improvements. Project includes a creek setback exception request for addition of a pre- fabricated bridge across Meadow Creek. Project also includes review of an environmental determination which incorporates measures to reduce potential impacts to a less- than - significant level; M zone; Devin Gallagher, applicant. Associate Planner Carloni presented the staff report, recommending that the Commission continue review of the building designs and site layout to a date uncertain with direction to the applicant on project revisions, grant approval for the proposed creek - crossing bridge, and adopt the Mitigated Negative Declaration, based on findings and subject to conditions which he outlined. Mr. Carloni clarified that the environmental document was being presented for adoption prior to approval of project uses in order to commence the approval process for the bridge, allowing site access. Commrs. Nemcik, Commr. Soll and Vice -Chair Edhaie commented on potential concerns relating to the building's roll -up doors, particularly those facing residential uses. Devin Gallagher, Applicant, New Zealand, summarized the history of the project; noted constraints relating to the creek. Jim Duffy, project architect, SLO, made a presentation; summarized the vision for the project site as a neighborhood destination with high - quality architecture. ARC Minutes June 1, 2015 Page 2 John Knight, project planner, summarized project constraints and potential mitigations, particularly relating to noise impact upon neighboring residences. PUBLIC COMMENTS: Judy Nielsen, neighboring resident, SLO, inquired as to the purpose of discussing the disposition of loading docks and bay doors at a time when future building uses are undetermined. Seth McCormick and Justin Slade, neighboring property owners, SLO, commented on the impact this project and their project, which is under construction, would have on each other; spoke in support of the project's architectural styling; spoke in opposition to the site layout, particularly relating to the proximity of Building A to their residential uses. Fred Kessler, nearby resident, SLO, spoke in opposition to the project; noted concern about obstruction of access to open space and the impact of noise and light pollution upon residential uses. Gina Cindrich, nearby resident, SLO, spoke in support of the project's architectural styling; noted concern about obstruction of views and public access to open space, and negative noise impacts upon residential uses. There were no further comments from the public. COMMISSION COMMENTS: In response to concern from Commr. Curtis regarding the ability to limit future uses, Associate Planner Carloni commented that future conditions or a recorded agreement may be applied to the project, and that the Mitigated Negative Declaration may be amended if needed. Chair Wynn and Commr. Root spoke in opposition to limiting uses by deed restriction. Commissioner Curtis stated that the environmental document is inadequate in that it does not address the impacts of all uses allowed by the site's zoning, and in that the limited set of uses proposed by the applicant would not be binding on future owners. Curtis spoke in support of the approach of a recorded agreement that would be discoverable by prospective owners via a title search. On motion by Commr. Root, seconded by Commr. Nemcik, to adopt a resolution granting approval for the proposed creek - crossing bridge, and adopting the project's Mitigated Negative Declaration. AYES: Commrs. Andreen, Ehdaie, Nemcik, Root, Soll, and Wynn NOES: Commr. Curtis RECUSED: None ABSENT: None ARC Minutes June 1, 2015 Page 3 The motion passed on a 6:1 vote. Commr. Root spoke in support of the architectural styling in general; noted concern about the proposed wood siding; spoke in support of relocating the roll -up doors and trash enclosure, and ensuring open space access for the public. Commr. Nemcik spoke in support of the proposed location of the roll -up doors, so long as sound impacts are adequately mitigated, and enclosing refuse areas; spoke in opposition to clustering of buildings. Commr. Curtis spoke in support of the project's architectural styling, moving building A farther away from residential uses, and the size of the caretakers' quarters; noted no objection to the proposed location of the roll -up doors; noted concern about offset of any vegetation removed from the creek. Commr. Andreen felt the roll -up doors and trash enclosures need to be relocated and spoke in support of redesigning to protect views and privacy. Commr. Soil spoke in support of the project's architectural styling, minimizing all impacts to neighboring residential uses, and relocating building A to protect views; noted no objection to the proposed location of the roll -up doors. Vice -Chair Ehdaie spoke in support of the project's architectural styling, moving building A farther away from neighboring residences, and enhancing connections between residential uses and open space areas. Chair Wynn spoke in support of the project as presented; commented that attenuation of sound and uses was unnecessary due to the site's zoning and other intensive uses in the area. On motion by Commr. Andreen, seconded by Commr. Curtis, to continue the project's design review to a date uncertain, with the following direction to the applicant: 1. Relocate Building A to be further from adjacent residential uses in order to preserve views from the 215 Bridge Street project and providing additional buffering from the proposed commercial building. 2. Relocate loadings docks and trash enclosures as far away as possible from adjacent residential uses. Loading docks should be provided on the north side of the proposed buildings or between clustered buildings to buffer noise from adjacent residential uses. 3. Revise the site plan to include one parking lot tree per every six parking spaces in any row, and at the ends of each row of parking spaces per parking and driveway standards. AYES: Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Soil, and Wynn NOES: None ARC Minutes June 1, 2015 Page 4 RECUSED: None ABSENT: None The motion carried on a 7:0 vote. The Commission recessed at 7:35 p.m. and reconvened at 7:45 p.m. with all members present. 2. 2120 Santa Barbara Avenue. ARCH - 0917 -2015; Review of a mixed -use project with 69 multi - family units and 3,000 square feet of retail space; C -S -H zone; Covelop Management, Inc., applicant. Chair Wynn announced his recusal due to a professional conflict of interest and left the meeting. Phil Dunsmore, Senior Planner, presented the staff report, recommending approval of the project design based on findings and subject to conditions which he outlined. Steve Rigor, project architect, summarized the history of the project and revisions to the proposal in response to recent direction from the Planning Commission and Cultural Heritage Committee. PUBLIC COMMENTS: Glen Matteson, San Luis Obispo Railroad Museum, commented that applicants and staff have taken steps to address the Museum's concern about the impact of the project upon their neighboring property, particularly relating to access. There were no further comments from the public. COMMISSION COMMENTS: Commrs. Andreen and Soll spoke in support of the project design. Commr. Curtis noted concern about the lack of vertical articulation of the project's north elevation and the mansard roof; noted desire to see taller tower components as in previous iterations of the design, better - incorporated roof lines and improved pedestrian context. Commr. Root noted support for the design overall; noted desire for further vertical articulation. Commr. Nemcik noted desire for taller tower components as in previous iterations of the design, as well as improved horizontal articulation of tower locations. Vice -Chair Ehdaie concurred; spoke in support of the project in general. There were no further comments from the Commission. ARC Minutes June 1, 2015 Page 5 On motion by Commr. Andreen, seconded by Commr. Nemcik, to adopt a resolution approving the design of the project, based on findings and subject to conditions contained in staff's report, with the following revisions: A. Greater horizontal articulation shall be applied to the easternmost buildi tower, such that it resembles the towers on the west end of the project._ AYES: Commrs. Andreen, Ehdaie, Nemcik, Root, Soll NOES: Commr. Curtis RECUSED: Commr. Wynn ABSENT: None The motion passed on a 5:1 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming agenda items; noting a joint Architectural Review Commission — Cultural Heritage Committee design workshop to be held June 10 -11, 2015. 4. Commission: The Commission discussed a potential change to its July 2015 schedule. ADJOURNMENT: The meeting adjourned at 8:45 p.m. Respectfully submitted by, Erica Inderlied Recording Secretary Approved by the Architectural Review Commission on June 15, 2015. Laurie homas Administrative Assistant III