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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 ARC Minutes 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. ARC Minutes November 16, 2015 Page 3 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. ARC Minutes 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. ARC Minutes November 16, 2015 Page 5 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. ARC Minutes November 16, 2015 Page 6 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. ARC Minutes 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 ARC Minutes 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 ARC Minutes 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