HomeMy WebLinkAbout11-16-2015 ARC MinutesSAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
November 16, 2015
ROLL CALL
Present: Commissioners *Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root,
Angela Soll, and Chairperson Greg Wynn
*Arrived at 6:05 p.m.
Absent: Vice-Chair Suzan Ehdaie
Staff: Interim Community Development Liaison Marcus Carloni, Associate
Planner Rachel Cohen, Assistant Planner Walter Oetzell, Planning
Technician Kyle Van Leeuwen, Consultant John Rickenbach, and
Recording Secretary Sarah Reinhart
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
MINUTES
The minutes of October 5, 2015 were approved as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS
There were no further comments made from the public.
PUBLIC HEARINGS
Commissioner Andreen recused herself from this item because she resides near the
subject property.
Commissioner Soll stated she spoke with the applicant and the appellant prior to the
hearing.
1. 128 Chorro Street. APPL-1974-2015; Review of an appeal of the Director’s approval
of a Guest Quarters permit (GUST-1645-2015); R-1 zone; Holly and Tony Garcia,
applicants; Jon Hanlon, appellant.
Planning Technician Kyle Van Leeuwen presented the staff report, recommending a
resolution of the City of San Luis Obispo Architectural Review Commission denying the
appeal and upholding the Community Development Director’s action to approve a guest
quarters in the low-density residential zone, as represented in the agenda report and
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November 16, 2015
Page 2
attachments dated November 16, 2015 (128 Chorro Street, File No. GUST-1645-2015),
based on findings and subject to conditions, which he outlined.
In response to inquiries by Commissioner Nemcik, Planning Technician Van Leeuwen,
stated that the Cultural Heritage Committee would not be reviewing this project; noted
that a covenant agreement (for the guest quarters to be utilized as a bedroom only in
connection with an owner occupied residence) would be in place.
Planning Technician Van Leeuwen answered Commission inquiries, regarding
architectural compatibility, zoning code limitations, historic use of the accessory
structure, owner occupancy requirements, size of garage, and parking space
requirements.
PUBLIC COMMENTS
Chair Wynn acknowledged correspondence received from the Public.
Appellant, Jon Hanlon, San Luis Obispo, neighbor to the subject property, urged the
Commission to uphold the appeal if noise mitigation efforts are not addressed; voiced
concerns with the space changing from a non-occupied to an occupied space in a
structure that has little to no setbacks from the property line, citing a previous
application from 1981 in which the City acknowledged that setbacks were an issue.
Mr. Hanlon shared concerns over his property value diminishing; objected to operable
windows and skylights on the eastside of the proposed and existing structures;
requested the Commission ensure that the conditions in the staff report meet zoning
regulations and standards; requisitioned that all of the Director’s findings be included in
the final resolution, indicating that they are not included in the draft resolution.
Applicant, Antonio Garcia, San Luis Obispo, stated he poses minimal impact to
neighbors as a part-time resident, owning his home for 40 years without contention with
his neighbors; clarified the intent of the project is to remove an unpermitted addition to a
secondary structure, restore the garage portion of the structure to its original use, and to
create a 322-square foot addition in the R-1 zone intended to be used as guest-living
quarters for short term visitors not as a rental unit; expressed willingness to comply with
all zoning regulations and abide by conditions and covenants; indicated this would be
an improvement to his home and the neighborhood; asserted willingness to
accommodate the appellant by not installing operable windows facing east; maintained
the skylights would be operable and needed for ventilation.
Mr. Garcia stated the staff recommendations addressed the appellants concerns;
clarified that the 1981 proposal was not denied due to setback issues.
There were no further comments made from the public.
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November 16, 2015
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COMMISSION COMMENTS
Chair Wynn suggested interchanging the placement of the guest quarters and single car
garage to create a satisfactory layout for the appellant and applicant.
Interim community Development Liaison Carloni reminded the Commission of its ability
to continue the project to a date uncertain.
The appellant expressed interest in finding an amicable solution but maintained
opposition toward operable windows and skylights facing his property due to potential
shading issues and the obstruction of his current view.
Chair Wynn expressed agreement with the appellant’s concerns and advised against
skylights and windows facing east.
In response to inquiry by Commissioner Nemcik, Chair Wynn clarified that current
standards indicate tandem parking cannot be used for garage conversion.
In response to inquiry by Commissioner Root, Interim Community Development Liaison
Carloni clarified the depth of parking space is 18.4 feet.
Commissioner Curtis voiced agreement with Chair Wynn’s statement; noted being
unpersuaded by evidence in the staff report in regard to the original use of the two car
garage; spoke in favor of continuing the project in light of there being no additional
parking requirements.
Planner Technician Van Leeuwen clarified that the parking condition was removed from
the final resolution because a new tandem parking scenario was not being proposed
and the condition was not necessary.
Commissioner Soll acknowledged having prior meetings with both the applicant and
appellant.
There were no further comments made from the Commission.
On motion by Chair. Wynn, seconded by Commissioner Soll to continue to a date
uncertain with the intent of getting the parties to find a solution that compromises their
concerns.
AYES: Commissioners Root, Nemcik, Wynn, Curtis, Soll
NOES: None
RECUSED: Commissioner Andreen
ABSENT: Vice-Chair Ehdaie
The motion passed on a 5:0 vote.
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November 16, 2015
Page 4
2. 1035 Madonna Road. ARCH-2287-2015; Preliminary review of the Draft Design
Guidelines for the San Luis Ranch Specific Plan project, requesting conceptual direction
to the project design; Dalidio and Laguna zones; San Luis Ranch, LLC, applicant.
Contract Planner, John Rickenbach presented the staff report, recommending that the
Architectural Review Commission provide input and direction on site layout, land usage,
architectural styles and mixes.
Planner Rickenbach answered Commissioner’s inquiries regarding land usage, access
ways to Madonna Avenue, and circulation towards Madonna Plaza.
Applicant Representative, Marshall Ochylski, from Coastal Community Builders stated
the project would be a mix-use neighborhood that incorporates agriculture as the main-
focus; expressed interest in receiving feedback from the Commission and the
community.
Property Owner Gary Grossman expressed optimism that the project will meet the
housing needs of San Luis Obispo.
Architect, Scott Martin from RRM Design Group, provided an overview of the San Luis
Ranch Specific Plan project; stated key goals of the project including maintaining and
promoting San Luis Obispo’s agricultural heritage, outdoor recreation, diverse housing,
and multimodal transportation; indicated a desire to integrate this project with the
Community at large; stated that the mix-use development would offer unique housing
options for the workforce, noting this would be a smaller, denser community that would
help meet housing element goals and general plan policy goals; requested direction and
feedback.
In response to inquiry by Commissioner Andreen, Mr. Martin stated that there will be a
mix of parking including alley loaded garages, and tandem parking but indicated the
details are under development; noted this will not be a car-centric development.
Mr. Martin answered Commission inquiries, regarding open space, bicycle connectivity
and sustainability; noted that the project is still in the early stages and the vision of the
project is to include open spaces, trails, bike paths, and offer sustainability.
In response to inquiry by Commissioner Soll, Mr. Ochylski stated that extensive
research was done to implement concepts and elements in the development that would
fit best with the City of San Luis Obispo.
In response to Chair Wynn’s inquiry, Mr. Grossman stated that the project would be
developed over time, noting it could take an estimated eight to nine years to develop.
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November 16, 2015
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PUBLIC COMMENTS
Theodora Jones, San Luis Obispo, voiced concerns with the creek potentially flooding
during the heavy rain seasons; suggested maintaining green open space between the
creek and the housing development; stated that high winds prevent people from biking
west or north and advised the developers to consider the direction of the wind into their
design; voiced concerns regarding the eucalyptus trees in the area and the birds in the
area; expressed concern over potential parking and traffic issues; suggested requiring
covenants, conditions, and restrictions to avoid overnight on-street parking, and
narrowing the street to help mitigate excess cars per housing unit, encouraging
residents to utilize public transit.
Caroline Smith, San Luis Obispo, expressed concerns with the potential compromise of
quality of life and privacy as a result of this project; recommended to consider lots of a
larger size, opining that the lots should be similar to traditional sized yards; voiced
concerns regarding traffic and the lack of water resources in the area.
Mila Vijovich-LaBarre, San Luis Obispo, former president of Save San Luis Obispo,
voiced environmental, economic, and safety concerns; particularly noting she would like
to know who would be financially responsible in the event of an airplane accident in the
area; spoke in support of preserving the natural habitat of plants and animals in the
area; opined the development is too large and not consistent with neighborhood
character; suggested adding connectivity to Laguna Lake, in addition to a bike trail;
recommended implementing one-way streets to help mitigate traffic, noted off-street
parking needs; voiced intent to contact Mr. Grossman and Cal Poly President
Armstrong to recommend alternative planning solutions.
Lenny Grant, member of the design team, stated that he has been a volunteer for many
years with housing organizations advocating for affordable housing; voiced support for
this project, stating that Mr. Grossman has been available to listen to concerns from the
community; noted being intimately familiar with the neighborhood; opined that there is a
need for this type of development, further describing the history of homes that have
become unaffordable for the workforce to own when homes are built on large lots;
indicated that this project would be affordable by design and would help mitigate the
housing needs of the community.
Mayson Wells, San Luis Obispo, shared concerns regarding potential traffic and
flooding issues near the creek; stated that the Prado overpass will need to be built due
to the density of the project; voiced support for a pedestrian access bridge to Laguna
Lake Park.
In response to inquiry by Commissioner Andreen, Mr. Ochylski clarified that fifty acres
will be used for agricultural land.
There were no further comments from the public.
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November 16, 2015
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COMMISSION COMMENTS
Commissioner Andreen stated that she holds no opposition to the dense housing
project, considering that flooding, water, and traffic issues are addressed; opined that
the architectural mix is wonderful, highlighting the contemporary design; encouraged
that the applicant moves forward with the project.
Commissioner Root expressed concerns with the lack of private space, stating that the
public outdoor amenities need to be sufficient to meet the demands of the residents;
explained the importance of preserving the groves and wild life; added that the attached
townhomes have a wide variety of architectural styles and recommended a more
cohesive look; suggested paying close attention to the level of articulation and detail of
the architecture. Voiced support to the housing project as long as flooding, traffic, and
water issues are addressed.
Commissioner Nemcik voiced support to the project, including the idea of making this
into a community neighborhood by incorporating outdoor space and elements such as
porches and walk paths; expressed gratitude to the public for their comments and
stated that the issues that were brought forward including wind, traffic, water, parking,
and airport safety were important issues to consider; stated that there is a need for
smaller houses on smaller lots, noting that she has no concerns with density; indicated
support to the idea of adding pedestrian access to Laguna Lake Park.
Commissioner Soll discussed the importance of preserving the Eucalyptus trees;
concurred with Commissioner Andreen, that the modern/contemporary design appears
top heavy; commented that homes that lack yards will encourage people to use the
open space; expressed support for the direction of the project.
Commissioner Root, echoed Commissioners sentiments regarding the
modern/contemporary style home being too modern and suggested it should be revised.
Commissioner Curtis opined that the proposed site is not an ideal location for housing
due to many factors, including the possibility of flooding in the area and traffic
congestion and Airport safety issues; recommended that the agricultural land be limited
to direct agriculture production; stated that a street should separate the agricultural land
from the housing development; shared concerns that consumers might find a dense
housing community and having homes so close together to be unappealing;
recommended switching a portion of the commercial area to be converted to apartment
style housing in order to allow larger lot sizes for the single family homes, noting that the
adjacent shopping center on Madonna Plaza already provides many shopping needs to
the community; stated that the public comments need to be carefully considered,
including protecting the eucalyptus groves, potential flooding issues, and concerns with
circulation; indicated that connectivity to Madonna Road will be a significant issue;
explained that traffic signals on Madonna Road need to be evaluated and indicated
being in favor of having a pedestrian crossing for direct access to Laguna lake Park.
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November 16, 2015
Page 7
Chair Wynn, expressed gratitude to the public for sharing their concerns; added that the
specific plan allows for mix-used opportunities, such as allowing a business on the
lower level and housing on the upper levels of a building; suggested to leave the mix of
housing as is; stated that people like the sense of ownership from having a detached
home; stated that he would like to see an authentic design, recommending greater
articulation on allsides of the proposed townhomes (ARC-31-35); recommended more
four-sided architecture and the use of authentic materials; advised increasing roof pitch
in some areas; indicated that the design of the contemporary home did not fit in with the
agrarian theme; advised meeting storage requirements and adding storage wherever
possible; voiced concerns with the development looking “too perfect”; stated that he
would like to examine a variety of architectural styles; inquired to staff and the applicant
to review height measurements, noting the 50 foot height limit ; shared concerns with
how the NG-2 zone would appear from Madonna Road; shared concerns about how the
commercial structures would look from the adjacent residential property and maybe a
road could act as a buffer between the residential and commercial; expressed support
to the comments made by the public and the Commission.
Commissioner Soll, expressed support to the idea of making the commercial area a
mix-use space, including residential use.
Commissioner Andreen noted that having a separation between the homes might make
people feel that they have more space; suggested the builder survey different products
to find out what sells.
There were no further comments made from the Commission.
No action was required.
3. 224 Tank Farm Road. ARCH-1407-2015; Review of the construction of a new
55-foot tall Verizon Wireless telecommunications facility disguised as a water
tower, with a categorical exemption from environmental review; C-S-SP zone, Verizon
Wireless, applicant.
Assistant Planner Oetzell presented the staff report, recommending a resolution of the
Architectural Review Commission of the City of San Luis Obispo, approving a new
wireless telecommunications facility located at 224 Tank Farm Road, including a
categorical exemption from environmental review, dated November 16, 2015 (C-S-SP
ZONE; ARCH-1407-2015).
Aaron Anderson, Applicant Representative, requested the removal of the following
condition, noting that this area would not be seen by the public:
4. Landscaping. Landscaping using a combination of shrubs and ground cover shall
be provided around the edges of the facility to improve its appearance and to soften
its visual impact. The landscaping shall be carefully designed to be an integral part
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November 16, 2015
Page 8
of the overall site landscaping program, employing the same planter area design
and using similar and compatible plantings used throughout the site.
PUBLIC COMMENTS
There were no comments from the public.
COMMISSION COMMENTS
In response to inquiry by Commissioner Nemcik, Planner Oetzell clarified that the color
of the tank structure on the top of the tower is proposed to match the existing building
and the tower support structure would be the color of weathered metal.
In response to inquiry by Commissioner Curtis, Mr. Anderson stated that the equipment
on the ground would be concealed.
In response to inquiry by Chair Wynn, Mr. Anderson stated that he could move the
ladder on the water tower to the opposite side and away from the fence.
The Commission discussed the color of the water tower, concluding that the coloring of
the tower structure should have a weathered metal appearance.
There were no further comments made from the Commission.
On motion by Commissioner Root, seconded by Commissioner Andreen to approve a
wireless telecommunications facility, without the following condition:
4. Landscaping. Landscaping using a combination of shrubs and ground cover
shall be provided around the edges of the facility to improve its appearance and
to soften its visual impact. The landscaping shall be carefully designed to be an
integral part of the overall site landscaping program, employing the same planter
area design and using similar and compatible plantings used throughout the site.
AYES: Commissioners Andreen, Root, Nemcik, Wynn, Curtis, Soll
NOES: None
RECUSED: None
ABSENT: Vice-Chair Ehdaie
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
1. Staff:
a. Agenda Forecast
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November 16, 2015
Page 9
The Commission agreed to cancel the meeting on December 21,, 2015 and
scheduled meetings on January 11th, February 1st, and February 8th of 2016.
Commissioner Andreen recommended the opportunity for someone to join the Tree
Committee; stated that the Tree Committee had been a good experience, noting a
desire to transition out due to a lack of time to prepare for meetings.
Marcus Carloni provided an agenda forecast of upcoming events.
2. Commission:
Commissioner Root, commented that Cal Tran’s Master Plan would probably not allow
an interchange on Dalidio Drive, suggesting it would likely be an overpass.
In response to inquiry by Commissioner Root, Marcus Carloni noted that the project on
Broad Street, which has been stalled for three years, has an application for review.
Commissioner Wynn, commented on the Public Works’ bright yellow LED lights in
downtown, sharing concerns with the appearance of bright lights, and the impact to the
downtown area.
Commissioner Root, suggested addressing the proliferation of LED’s
The Commission discussed night sky lighting and the visual impact of bright lights.
Chair Wynn recommended changing the use of watts to lumens.
Commissioner Wynn noted that cutting into roads harms views and sets a bad
precedent.
ADJOURNMENT: The meeting adjourned at 8:33 p.m.
Respectfully submitted by,
Sarah Reinhart
Recording Secretary
Approved by the Architectural Review Commission on 02/01/2016