HomeMy WebLinkAbout12-07-15 CHC-ARC Joint Meeting MinutesDRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION (ARC)
CULTURAL HERITAGE COMMITTEE (CHC)
JOINT MEETING MINUTES
December 7, 2015
ROLL CALL:
Present: ARC Members: Commissioners Patricia Andreen, Ken Curtis, Allen Root,
Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn.
CHC Members: Commissioners Sandy Baer, Shannon Larrabee, James
Papp, Leah Walthert, Vice-Chair Thom Brajkovich, and Chair Jaime Hill.
Absent: ARC Commissioner Amy Nemcik and CHC Committee Member Craig
Kincaid.
Staff: Senior Planner Brian Leveille, Interim Community Development Liaison
Marcus Carloni, Associate Planner Rachel Cohen, and Recording Secretary
Sarah Reinhart.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
Maryann Stansfield, Atascadero, spoke on behalf of the Leadership SLO graduating
class. Stated that the class completed a “SLO Legacy Project” dealing with water
conservation and was looking forward to presenting the project in the spring of 2016.
There were no further comments made from the public.
PUBLIC HEARING ITEMS:
1. 1009 Monterey Street. ARCH-2339-2015; Conceptual architectural review and
preliminary feedback for a new mixed-use project that includes a five-story, 60-foot
tall structure with approximately 5,400 square feet of retail space, 49,400 square
feet of office space, 10,600 square feet of residential space (21 units), 7,300 square
feet of common area, and 2,500 square feet of restaurant space; C-D-H zone; Rossi
King Organization, applicant.
Applicant Representative Rob Rossi provided an overview of the history of the building,
and reviewed the plans for the proposed project which include expanding retail, office,
and residential space; pointed out that the marquee of the Fremont Theater would
remain visible.
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 2 of 11
Planning Consultant Shawna Scott, presented the staff report and reviewed the scope
of the project, including the design, architectural compatibility, and preservation of the
Fremont Theater, direction to staff and the applicant on items to be addressed in plans
submitted for formal review.
Committee Member Papp inquired about the height of the project; the applicant clarified
that the County Building is 68 feet tall and the proposed building would be 60 feet tall.
In response to inquiry by Committee Member Papp regarding the legal implications of
removing the existing buildings, Senior Planner Leveille, explained that a full historic
evaluation would be done to ensure consistency with the historic preservation
guidelines.
Commissioner Andreen inquired about the visibility impacts to the marquee; Consultant
Scott noted not having exact renderings at this time.
PUBLIC COMMENTS:
Allan Cooper, San Luis Obispo, suggested eliminating the glass enclosure feature,
increasing setbacks in order to protect views of the Fremont Theater, and
recommended a lighter brick color be used; recommended creating an outdoor square;
and voiced concern over the fate of the Ficus trees on Monterrey Street.
Chuck Crotser, San Luis Obispo, spoke in support of the project, noting it meets City
objectives; appreciated the inclusion of housing. Indicated he would like to see the
views of the Fremont Theater preserved; stated supporting the removal of the adjacent
buildings.
David Brodie, San Luis Obispo, expressed the importance of protecting the iconic view
of the Fremont Theater, it is a community building and should be protected; opined that
the height, size and level of design of the proposed project would overwhelm the
Fremont Theater.
James Lopes, San Luis Obispo, stated that the County Government Center should
remain prominent, noting that the proposed building height of 60 feet is very close to the
height of the County building. Shared concerns over the architecture not being
compatible with the exterior of the historic, plastered buildings; recommended that the
Fremont Theater sign remain up against the sky.
Michael Boudreau, San Luis Obispo, spoke in support of the project; stated that with
less land available it makes sense for buildings to become taller and allow for more
affordable housing.
Chris Richardson, San Luis Obispo, spoke in support of the project, stated the
importance of adding variations in the design to maintain the charm downtown; stated
that the office space is needed in the area to help accommodate the growing demands.
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 3 of 11
Cheryl Mclean, San Luis Obispo, voiced opposition to the project, not liking the design
and size of the building.
Elizabeth Abrahams, San Luis Obispo, spoke in opposition to the project, noted
concerns over the façade of the Fremont Theater becoming undermined; shared
discontent with the direction the City has taken, not maintaining the charm and
walkability in the downtown area.
Camille Small, San Luis Obispo, spoke in opposition to the project, asked for
commercial uses to be limited; noting concerns over the project potentially diminishing
the unique and special qualities of San Luis Obispo.
Susan Pyburn, San Luis Obispo, suggested that the scale of the historic building should
be maintained; stated concerns with the affordability of the proposed housing; inquired
as to the intended demographics for the housing component.
Joeseph Abrams, San Luis Obispo, stated that he hoped the applicant’s good design
and track record are reflected in the final outcome of the project.
Marilyn Forselles, San Luis Obispo, spoke in opposition to the project, opined that big
developers do not have the same values as the residents of San Luis Obispo.
There were no further comments made from the public.
CHC COMMENTS:
Committee Member Papp affirmed supporting the removal of the buildings; indicated the
proposed project has too many design elements that do not respect the art deco
aspects of the Fremont Theater. Stated that the new building does not need to
necessarily be art deco, but it should honor, not obstruct, the historic elements of the
Fremont Theater.
Committee Member Brajkovich expressed having mixed feelings over the proposed
height of the building; noted the importance of preserving the historical feel of the
Fremont Theater and using architecture that would complement it; voiced concerns over
parking issues; suggested the Plaza idea be developed more, appreciated the
suggestion of using lighter colors and stepping the building back to help preserve the
presence of the Fremont Theater.
Chair Hill voiced concerns with the placement of the paseo, noting she would prefer the
building be shifted closer to the Ferry Building; suggested making the alley feature
interesting and opening up the paseo with a larger space at Higuera Street; advised for
the use of materials that are durable and able to endure a long period of time;
suggested eliminating glass in the residential balconies, and simplify the design so it
becomes a backdrop to the Fremont Theater; recommended adding bike racks instead
of parking.
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 4 of 11
Committee Member Papp, inquired about parking requirements; Senior Planner Leveille
explained that City policies are in place to guide this type of development, subject to
reduced parking requirements for this zone.
The Commission discussed the tradeoffs for increasing the height limit of the building
and allowing public access to the roof and the paseo; concluding that the public spaces
should add value to the community.
Following the discussion, Chair Hill summarized the comments of the Commission:
stating that the building should not overshadow existing buildings; the design should be
sensitive as it relates to the Fremont Theater and reiterated concerns with the current
design of the paseo; noted that with alterations, the 60-foot height could be appropriate,
considering the scale and mass for the area.
Committee Member Papp clarified that issues surrounding the level of density and
parking in downtown are not in the purview of the Cultural Heritage Commission.
There were no further comments made from the CHC Committee.
ARC COMMENTS
Chair Wynn, requested to see accurate renderings in order to best assess the size of
the building in relation to the downtown area.
Commissioner Andreen pointed out that the CHC comments were very helpful; noted
she would like the paseo to be of value to the Community; stated that the design of the
building needed to be refined; shared concerns over the lack of parking for the residents
of the building; spoke in support of preserving the views of the sky behind the marquee
of the Fremont Theater.
Commissioner Root voiced that he did not have any concerns regarding the paseo;
stated that the articulation of the building would need to be re-designed; point out the
Bradbury building in Los Angeles as a good example of the use of glass and steel, and
noted the proposed design could be improved; suggested adding an opaque treatment
to the balcony; suggested setting back the building along Monterey.
Commissioner Curtis stated it would be beneficial to have a second conceptual review
hearing; noted no objection to the height but suggested modifying and reducing the
massing; recommended gradually stepping the massing back from Monterrey Street
and articulating it as if it were two separate buildings, one on Monterey and second on
Higuera; stated that the paseo could be useful at Higuera Street; noted that the glass
looked too stark for the design; stated not having an objection to the brick exterior but
would like to see a lighter feeling in the upper levels; concerned that lack of parking
could attract residents that would only use the housing units as a weekend homes or
vacation rentals.
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 5 of 11
Commissioner Soll thanked the public for their feedback, recommended re-designing
the building with a more cohesive look; noted concerns regarding the lack of parking
being proposed, but supported the idea of adding a paseo.
Vice-Chair Edhaie suggested having another conceptual review; agreed with previous
comments regarding the design being too complicated; suggested adding bicycle racks;
stated that the paseo would add value to the people living and working in the area;
noted supporting the uses and indicated this project would be beneficial to the
community.
Commissioner Wynn explained that the purpose of the meeting was to provide the
applicant with directions during the pre-conceptual phase of the project; affirmed
wanting the process to be transparent; stated he would support adding the paseo after
some refinement; suggested it should be useful to the community opined that the paseo
should not be single loaded; indicated not having issues with the glass elevator or the
brick; suggested that if there is original brick that it gets re-used and preserved;
concurred with Commissioner Curtis’ concerns that the lack of parking could attract
weekend residents or that the units might be turned into air bnb’s; noted not having an
issue with the restaurant being on the same level as the housing; recommended the
applicant provide renderings demonstrating site-lines and projections on a 9 block
radius.
Applicant, Rob Rossi of Rossi King Organization, affirmed that changes would be made
to the project; noted having considered changing the placement of the paseo but
decided against it because the current design allows for more light to come through;
noted that the paseo would be an enjoyable space that would include a food court and a
market place; explained having ideas for parking, including the use of shared cars and
also including a bicycle parking area; noted that a driveway is needed to service the
Fremont Theater.
In response to Committee Member Papp’s inquiry regarding shading requirements,
Consultant Shawna Scott stated that a shading analysis would be included.
Pre-Conceptual Review only. No action was taken.
2. 1101 Monterey Street. ARCH 2323-2015; Conceptual architectural review and
preliminary feedback for a new 75-foot tall mixed-use project that includes an 80
room hotel, 26,000 square feet of residential units, 20,000 square feet of
retail/restaurant space, and 33,000 square feet of office space; C-R zone; Stone
Park Capital, applicant.
Applicant Representative, Andrew Firestone, provided an overview of the project which
seeks to connect the downtown to upper Monterey; noting that this project would best
utilize the property and help energize the area.
Applicant Representative, Pam Ricci, Planner, reviewed the history of the project site
including zoning regulations and allowed uses; pointed out that past project proposals in
the area have been auto dominated because of parking requirements, but this plan
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 6 of 11
would reinvigorate the site; noted that the project is consistent with downtown
guidelines. Representative Ricci shared the scope of the project which includes a 75-
foot hotel, a 75-foot structure intended for residential, office and restaurant use, and
indicated the intent for a Planned Development was to allow for a 75-foot tall buildings
where 45-feet is the maximum height in the C-R- zone; affirmed that this project would
serve many needs in the community.
Applicant Representative, Scott Martin, reviewed the details of the project and
requested feedback on the main aspects of the development; stated that the project
would fit in well with the overall downtown area.
In response to Commissioner Andreen’s inquiry regarding the proposed Transit Center;
Representative Ricci clarified that there is ongoing dialogue with the regional transit
authority and the location has been vetted but noted no commitment has been made.
Planner Rachel Cohen, presented the staff report, provided an overview of the project,
recommended the ARC provide feedback to the applicant.
Planner Cohen addressed Commissioners’ questions regarding shading requirements,
the possibility of adding a pedestrian bridge, and the size and position of the parking
garage; noted that adding a pedestrian bridge was discussed and could be a possibility
in the future; clarified that the parking garage would be 4-5 levels; indicated that
subterranean parking would not be possible due to drainage issues.
Commissioner Curtis commented that it would make sense to do a re-zoning of the
CBD, with clear design guidelines; Planner Cohen explained that it was staff’s
recommendation that a Planned Development was the best process for the site, but
indicated that it would be reassessed by the Planning Commission.
PUBLIC COMMENTS:
Allan Cooper, San Luis Obispo, stated that it was his opinion that the SLO Chamber of
Commerce does not represent the interest of the people who live in San Luis Obispo,
and noted that residents do not want large tall buildings; stated that the project does not
adhere to the General Plan; indicated supporting the mix uses but would like the
building height reduced to 45 feet.
Pam Orth, San Luis Obispo, Monterey Heights resident, spoke in opposition to the
project, noted concerns over shading and obstruction of the views to the mountains;
pointed out the large amount of vacant commercial spaces in downtown, many business
and restaurants do not remain in operation for very long.
William Cochran, San Luis Obispo, spoke in opposition to the project, noted concerns
over the height of the proposed building; believed the City is at a crossroads in terms of
the direction it could take; urged the Commission not approve the project.
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 7 of 11
Mike Manchar, San Luis Obispo, stated he could not endorse the project; however was
concerned with the vitality of the local community; and that there is a need for improved
infrastructure and workforce housing.
Elizabeth Thyne, San Luis Obispo, spoke in opposition to the project, did not want to be
overshadowed by tall buildings; stated this building does not fit in with the City; shared
concerns over the wind due to the height of the project; and that the location was good
for a bus depot.
Chuck Crotser, San Luis Obispo, spoke in support of the project; it would help make
downtown more robust, and is compatible with the downtown area.
David Brodie, San Luis Obispo, designer with over 60 years of experience, stated
concerns with losing views of the Hills; believes Santa Rosa Street is a barrier and
people won’t go to the other side; suggested an environmental study should be
conducted to ensure the project site is not toxic and/or hazardous.
Camille Small, San Luis Obispo, spoke against the project, noted concerns with the
height.
Genevieve Czech, San Luis Obispo, voiced concerns over the project becoming
housing for Cal Poly students and not workforce housing; shared concerns over the size
and scale of the proposed building and suggested learning from Florence Italy, a city
that never constructed a building taller than the cathedral.
Pete Rodgers, San Luis Obispo, suggested this was the best location for the transit
center.
Dr. Steve Hanson, San Luis Obispo, voiced concerns over draught and climate issues;
asked for a building moratorium until water issues are resolved; warned against over
building.
Todd Smith, San Luis Obispo, spoke in support of the project, stated the project
enhances the downtown and maximizes the space; commented that infill development
is critical and parking is needed; indicated that young professionals in the area need
places to live.
Kyle Wiens, San Luis Obispo, owner of iFixit, spoke in support of the project, stated that
a transit center is needed, and noted that employees of iFixit would like to be able to live
and work in downtown.
Bob Lucas, San Luis Obispo, commended the City for having an open process; voiced
concerns over this qualifying as a plan development given the low amount of square
footage being dedicated for housing; stated that if details are overlooked the height,
massing, and scale of this project would be too big and not the right project for the
community.
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 8 of 11
Chris Richardson, San Luis Obispo, spoke in support of the project, noted that the
height makes sense for the area; stated that this could make it possible for Cal Poly
grads to stay, work and live in the area post graduation; pointed out that despite
different perspectives everyone loves this community and wants to see it succeed.
Sheryl Flores, San Luis Obispo, stressed the need for workforce and affordable housing
and voiced support for the project.
Charlene Rosales, San Luis Obispo Chamber of Commerce, stated that the Chamber
does not take positions, but noted that they advocate for thoughtful planning, sustaining
economic vitality, supporting appropriate infill, adding pedestrian amenities, protecting
corridors; supported redevelopment and mixed used, higher density housing. Stated
that many elements of this project align with the Chamber’s policy position. Clarified that
she was not necessary advocating for or against the height increase.
Diane Duenow, San Luis Obispo, stated that SLO Chamber of Commerce did not
represent her interests either; ; spoke in opposition to the project, concerned about the
impact the proposed project would have on the views of the hills and the small town
charm of the City.
Wendy Lucas, San Luis Obispo, voiced opposition to the project; noted it would have
negative impacts in the City; concerned with the acoustic impacts of the project; urged
not to allow height limits to change.
Paul Rys, San Luis Obispo, voiced opposition to the project; stated concerns over the
height, and lack of water resources; concerned with traffic and noise issues related to
being near Santa Rosa Street; commented that Santa Rosa Street is one of the loudest
streets; noted there would not be a substantial public benefit by allowing this project to
move forward; referred to the project as the Monterey Monster, and urged for it to be
scaled down.
Andrew Follick, San Luis Obispo, spoke in support of the project and would meet a lot of
community needs.
There were no further comments made from the public.
Motion by Committee Member Andreen, seconded by Committee Member Ehdaie,
carried 6:0 to extend the meeting past 9:00 p.m.
AYES: Committee Members Andreen, Curtis, Ehdaie, Root, Soll, and Wynn.
NOES: None.
RECUSED: None.
ABSENT: Committee Member Nemcik.
COMMISSIONER / COMMITTEE MEMBER COMMENTS:
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 9 of 11
Commissioner Curtis, stated he could not support a seven floor building; suggested
changing the mix of uses and reducing the amount of retail space and housing; felt this
location would not be ideal for housing due to the large amounts of traffic and noise
level, noting this would be especially true if it becomes a transit center; shared concerns
over lack of demand for retail space noting that Santa Rosa is a substantial barrier for
people; suggested adding facilities for pedestrians to the parking garage in order to
make it more visually appealing; recommended fine tuning the massing and location.
Commissioner Andreen, stated that if the project yields good services and amenities
people would be willing to cross Santa Rosa St. and patron there; voiced concerns over
the height of the project; noted she would like to see nice pedestrian amenities in the
ground level of the parking structure, as proposed by Commissioner Curtis; suggested
scaling back on other uses but maintaining the housing element; stated that this project
would add a key component to downtown and felt it could help that section of downtown
blossom.
Commissioner Root, commented that the project seemed exciting and ambitious; stated
that the issues that were brought forth had to be scrutinized; recommended the housing
units be oriented away from the street in order to increase livability; stated that the plaza
had to be re-thought to take into consideration wind, and noise issues; stated having
mixed feelings about the height of the project; recommended a massing study; pointed
out that the demographics in San Luis Obispo are changing and noted that some people
want to work and live in downtown; stated that after some adjustments this could be a
good project.
Commissioner Soll, voiced concerns over the height of the building being too tall;
endorsed the idea of adding retail space to the floor level of the parking garage;
concurred with comments made by Commissioner Curtis regarding the location being
too loud; suggested changing the location of the plaza to help shield the noise from
Santa Rosa Street; advised against building to accommodate tourists and not for the
people living in that neighborhood; suggested incorporating a market; pointed out that
this project would be precedent setting.
Vice-Chair Edhaie, commended the applicant for proposing a high density project; did
not have an issue with the height as long as it accommodates workforce and affordable
housing; the scale and massing to be a good fit; but voiced concerns over the parking
structure being too bulky; recommended re-orienting the location of the plaza to the
inner sides of the parcel; but wanting to see the project move forward.
Commissioner Curtis recommended that the parking structure be concurrent with the
development itself.
Commissioner Wynn, stated that a 75-foot building should not be on the corner;
recommended starting at the third floor and scaling back towards the middle of the
parcel in order to help the building appear smaller and to limit shadows; concurred with
the recommendations to add programming to the side of the parking structure; believes
the paseo should be on the Santa Rosa Street due to the location of the sun; suggested
the applicant look at how other plazas have mitigated the noise by using waterfalls or
other materials; recommended including a market or other access to food; stated
changing the zone would be the best option; recommended closing a portion of Higuera
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 10 of 11
Street to be used only by public transportation and emergency vehicles if there is a
transit center at this location; stated not being in favor of midway crossings; suggested
the height of the project be comparable to the County Building, around 60 feet voiced
support for the design of the project.
Commissioner Root stated that the barrier between Santa Rosa Street and the
downtown area could be softened with an enhanced pedestrian crossing.
There were no further comments made from the Committee.
Applicant Representative Andrew Firestone expressed appreciation for the feedback
and input.
No action was taken.
COMMENT AND DISCUSSION:
3. Staff
Staff:
1. Agenda Forecast
a. Staff provided a brief forecast regarding future ARC hearing items which
include:
i. Review of “The Yard” project at 2450 Victoria Ave (23 live/work
units and 20 residential units among 8 new buildings).
ii. Review of 2390 Loomis Street project (ARC design review
recommendation to the City Council on a single-family residence
under appeal).
iii. Review of Motel Inn project
Commission:
1. The ARC commented on the recently installed illuminated entrance portal at the
Toyota dealership on Los Osos Valley Road.
ADJOURNMENT: The meeting was adjourned at 9:40 p.m.
Respectfully submitted by,
Sarah Reinhart
Recording Secretary
Approved by the Architectural Review Commission on 02/01/2016
Approved by the Cultural Heritage Committee on 02/22/2016
Draft ARC and CHC Joint Meeting Minutes
December 7, 2015
Page 11 of 11