Architectural Review Committee Meeting

MINUTES ARCHITECTURAL REVIEW COMMITTEE Wednesday, September 4, 2013 AFTERNOON SESSION 4:00 pm - 5:30 pm EVENING SESSION 7:00 pm – 11: 00 pm FEW MEMORIAL HALL OF RECORDS, COUNCIL CHAMBERS 580 PACIFIC STREET MONTEREY, CALIFORNIA Members Present: Jacoubowsky, Latasa, Dawson, Kimzey, Silva Members Absent: Freeman, Sullivan Staff Members Present: Senior Associate Planner Christine Hopper, Principal Planner Kimberly Cole, Recording Secretary Halabi CALL TO ORDER Vice Chair Latasa called the meeting to order at 4:00 pm. CONSENT ITEMS Committee Member Dawson made a motion to continue the consent items to the September 18, 2013 meeting. Committee Member Jacoubowsky seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Jacoubowsky, and carried by the following vote, the Architectural Review Committee continued the CONSENT ITEMS: AYES: 4 MEMBERS: Jacoubowsky, Sullivan, Freeman, Latasa NOES: 0 MEMBERS: None ABSENT: 1 MEMBERS: Dawson ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None Approval of Minutes 1. August 21, 2013 ACTION: Continued to the September 18, 2013 meeting. Committee Member Silva said the minutes need to be altered to reflect he recused himself from item # 4. Committee Member Latasa said Committee Member Freeman is listed twice on the “members present” column and neglects to list his presence. He also said there is a discrepancy in item #1 of the minutes and should reflect he seconded the motion. Committee Member Kimzey said it is reflected that Sullivan voted both for the motion and against the motion in item #3 and does not reflect his vote in favor of the motion. He requested that additional discussion regarding mitigation measures for item # 4 be added to the minutes and his name be spelled correctly on page 7. He also requested confirmation  Architectural Review Committee Minutes Wednesday, September 4, 2013 on the seconder for item #8. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC APPEARANCE 2. Consider 479 - 491 Alvarado Street; Final Architectural Review 12-224 for Installation of Sidewalk Seating Area in the Public Right-of-Way; Applicant Justin Pauly; Owner City of Monterey; C-2 Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving Final Architectural Review 12-224 with amended Conditions of Approval Staff Presentation/Committee Member Questions: Kimberly Cole presented the Agenda Report and answered Committee Members' questions. Applicant: Justin Pauly said the application addresses Committee Members’ concerns and suggestions from the last Architectural Review Meeting. He said the issues of transient use of the proposed bench at night can be alleviated through the design of the bench without the requirement of removal. In response to Committee Member Jacoubowsky’s suggestion, Mr. Pauly said a hinge that locks the bench is not an ideal solution and said incorporating a crossbar and armrest detail would effectively prevent transient use. Public Comment: None. Committee Member Comments: Committee Member Jacoubowsky said the bench is aesthetically pleasing and adds to the overall outdoor seating design. He is not in support of requiring the removal of the bench nightly. Committee Member Dawson said he would like to see dark furniture in the outdoor seating area. Committee Member Kimzey said the use of the bench for transient use at night is a serious issue that must be addressed. He said he supports the idea of a hinge/locking bench. Committee Member Silva concurred. In response to Committee Member Kimzey’s concern with the inconsistency of the of the outdoor seating’s protrusion into the roadway down Alvarado Street, Ms. Cole said Alvarado Street significantly narrows by Cibo and Starbucks and the additional outdoor seating applications do not protrude into the road bed. Committee Member Kimzey suggested adding a provision in the Conditions of Approval that would require the proposal meet outdoor seating standards should they be adopted. He also requested staff develop a standard. 2  Architectural Review Committee Minutes Wednesday, September 4, 2013 In response to Committee Member Kimzey’s comment, Committee Member Silva said there are currently no standards and the proposal should be considered based on the current conditions. He said if a standard were developed he would prefer consistency within each given block, in place of consistency throughout Alvarado Street. Committee Member Silva made a motion to adopt a Resolution approving Final Architectural Review 12-224 with amended Conditions of Approval as follows: Special Condition: 6. The bench shall be redesigned to be removed each night. That the bench be removed from the outdoor seating design. Committee Member Jacoubowsky seconded the motion. On a motion by Committee Member Silva, seconded by Committee Member Jacoubowsky, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving Final Architectural Review 12-224 with amended Conditions of Approval AYES: 5 MEMBERS: Latasa, Dawson, Jacoubowsky, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Sullivan, Freeman ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None The afternoon session adjourned at 4:57 pm. RECONVENE ***Evening Session Agenda*** 7:00 - 11:00 p.m. Vice Chair Latasa called the meeting to order at 7:00 pm. CONTINUED PUBLIC COMMENTS None. PUBLIC APPEARANCE 3. Consider Recommendation to City Council to Adopt a Mitigated Negative Declaration and Adopt the Downtown Specific Plan ACTION: Adopted a Resolution recommending that the City Council adopt the aesthetic section of the Mitigated Negative Declaration and adopt Chapter 5 of the Downtown Specific Plan with amendments. Staff Presentation/Committee Member Questions: Kimberly Cole presented the Agenda Report and answered Committee Members' questions. Public Comment: None. 3 Architectural Review Committee Minutes Wednesday, September 4, 2013 Committee Member Comments: Committee Member Silva said the guidelines should remain prescriptive not proscriptive. He said in the downtown core the open usable space is the public space. He said an open space requirement would result in unused areas. Committee Member Latasa said an open space requirement should be considered by the Planning Commission. Committee Member Jacoubowsky concurred. In response to Committee Member Silva suggestion to alter the Standard S.2.3 to read “shall consider,” Ms. Cole said she would recommend eliminating the Standard S.2.3 as a whole. Committee Member Latasa concurred. Committee Member Latasa made a motion to eliminate Standard S.2.3 from Chapter 5 Design Guidelines of the Downtown Specific Plan. Committee Member Dawson seconded the motion. Committee Member Kimzey expressed concern eliminating Standard S.2.3 because doing so would remove any requirement to achieve the objective. In response to Committee Member Latsa’s question, Ms. Cole said the Planning Commission subcommittee strongly supported an open space standard. Committee Member Latasa retracted his motion to remain consistent with the Planning Commission subcommittee. Committee Member Dawson made a motion to strike Standard S.2.3 from the Downtown Specific Plan. Committee Member Silva seconded the motion. On a motion by Committee Member Latasa, seconded by Committee Member Jacoubowsky, and carried by the following vote, the Architectural Review Committee struck Standard S.2.3 from the Downtown Specific Plan. AYES: 3 MEMBERS: Dawson, Jacoubowsky, Silva NOES: 2 MEMBERS: Kimzey, Latasa ABSENT: 2 MEMBERS: Sullivan, Freeman ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None Committee Member Silva made a motion to include “public sidewalk or plaza” (Alvarado District only) in G. 2.16. Committee Member Dawson seconded the motion On a motion by Committee Member Latasa, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee included “public sidewalk or plaza” (Alvarado District only) in G. 2.16 in the Downtown Specific Plan. AYES: 5 MEMBERS: Latasa, Jacoubowsky, Dawson, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Sullivan, Freeman ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 4 Architectural Review Committee Minutes Wednesday, September 4, 2013 Committee Member Silva said he is not in support of Standard S.2.7.6 to require businesses to turnover their private property to the City at night. Committee Member Dawson said Standard S.2.7.6 is unnecessary due to high quantities of available parking at night. Committee Member Kimzey expressed concerned with the inconsistency of the parking standards and guidelines. He said the Downtown Specific plan must address parking in a way that ensures ample parking for the future. Committee Member Silva made a motion to strike Standard S.2.7.6 from the Downtown Specific Plan. Committee Member Dawson seconded the motion. On a motion by Committee Member Silva, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee struck Standard S.2.7.6 . AYES: 5 MEMBERS: Latasa, Jacoubowsky, Dawson, Silva, Kimzey NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Freeman, Sullivan ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None Committee Member Kimzey expressed concern with the Downtown Specific Plan parking strategy and Standards S.2.7.1 and S.2.7.2 as they deliberately reduce the available parking. Committee Member Jacoubowsky requested the image on Page 73 be replaced with a more appropriate example. Committee Member Silva suggested “scale” be replaced with “composition” in Objective O.3.7. Committee Member Silva made a motion to modify Standard S.3.2 to read “To quality as a TPP, the project must comply with the definition contained in the California Environmental Quality Act” and eliminating Standard S.3.3. Committee Member Dawson seconded the motion. On a motion by Committee Member Silva, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee modified Standard S.3.2 to read “To quality as a TPP, the project must comply with the definition contained in the California Environmental Quality Act” and eliminating Standard S.3.3. AYES: 5 MEMBERS: Latasa, Dawson, Kimzey, Silva, Jacoubowsky NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Freeman, Sullivan ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 5 Architectural Review Committee Minutes Wednesday, September 4, 2013 Committee Member Silva made a motion to alter Guideline G.3.5 by removing “human scale” adding language that reads “the pedestrian experience by incorporating:” Committee Member Dawson seconded the motion. On a motion by Committee Member Silva, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee altered Guideline G.3.5 by removing “human scale” adding language that reads “the pedestrian experience by incorporating:” AYES: 5 MEMBERS: Latasa, Jacoubowsky, Dawson, Chimzey, Silva NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Sullivan, Freeman ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: Committee Member Silva made a motion to strike Guideline G.3.15. Committee Member Dawson seconded the motion. On a motion by Committee Member Silva, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee struck Guideline G.3.15. Committee Member Dawson seconded the motion. AYES: 5 MEMBERS: Latasa, Jacoubowsky, Kimzey, Dawson, Silva NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Freeman, Sullivan ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: Committee Member Jacoubowsky said G.3.14 is unnecessary because storefront would nearly always be located on the street level. In response to Ms. Hopper’s comments, Committee Member Silva suggested adding language to highlight the true intention of Standard G.3.14 which is to create a transparent storefront. Committee Member Jacoubowsky said he is not in support of including numerous illustrative examples of design elements because he wants to ensure unique applications. Committee Member Silva requested that “without being garish” be removed from O.4.1 for simplicity and to decrease subjectivity. Committee Member Latasa concurred. Committee Member Silva suggested combining G.5.4 and G.5.5. Committee Member Dawson said the language in this guideline is misleading. In response to Committee Member Dawson’s comment, Committee Member Silva said 6 Architectural Review Committee Minutes Wednesday, September 4, 2013 G.5.4 and G.5.5 should accurately reflect the intention that projects should utilize high quality materials, but should allow the details to be determined by the applicant. Committee Member Jacoubowsky concurred. Committee Member Silva suggested G.5.5 be struck from the Downtown Specific Plan. Committee Member Latasa concurred. Committee Member Silva said he is not in favor of G.5.6 due to its proscriptive nature. In response to Committee Member Silva’s comment, Committee Member Dawson said that G.5.6 only states featureless surfaces are inappropriate but are not prohibited. Committee Member Kimzey and Committee Member Latasa said they are in favor of maintaining G.5.6. Ms. Hopper clarified that section of the Downtown Specific Plan discussing lighting will be replaced by the Downtown Lighting Design Guidelines once adopted. Committee Member Silva said photometrics should be required. In response to Committee Member Silva’s comment, Ms. Cole said they are currently unable to require this due to the lack of standards. Committee Member Latasa said in general he is in support of the prohibition of internally illuminated signs. Committee Member Jacoubowsky said internal illumination can be done tastefully and said he is not in support of absolute ban on internally illuminated signs. Committee Member Silva concurred. Committee Member Dawson said approving internally illuminated signs without seeing the degree of illumination is problematic. Committee Member Latasa suggested adding qualifying language to Standard S.7.1 to allow exceptions for well designed internally illuminated signs. Committee Member Silva concurred. Committee Member Kimzey said a blanket ban should remain and there are numerous alternative lighting options available to applicants. The committee was in consensus that Standard S.7.1 should remain as prohibiting internally illuminated signs. Ms. Hopper said the City Forester plans on creating a Street Tree Master plan for the City. Committee Member Silva suggested the trees be uniform down Alvarado Street to create a unifying theme. Committee Member Kimzey expressed concern with the standard requiring tree planting on Alvarado. Committee Member Silva said the plan should include greater specifics on the type of tree grate and said a standard should be developed to create greater continuity down Alvarado Street. 7 Architectural Review Committee Minutes Wednesday, September 4, 2013 In response to Committee Member Silvas’ comments, Ms. Cole said staff can come back to the Committee with specifications for a standard tree grate. Committee Member Kimzey said the motion to City Council must reflect that the ARC reviewed and provided suggestion on only Chapter 5 of the Downtown Specific Plan. Committee Member Kimzey made a motion to adopt a Resolution recommending that the City Council adopt the aesthetic section of the Mitigated Negative Declaration and adopt Chapter 5 of the Downtown Specific Plan with the following amendments:  G.2.1 Within the Alvarado District locate buildings at the back of sidewalk. Locating a small space for outdoor seating use or a recessed entry at the sidewalk edge is appropriate. Locating an entire building front behind the established storefront line is discouraged inappropriate.  G.2.8 Take advantage of a sloped site by creating a basement of parking when feasible.  G.2.18: (clean up font/type)  G.2.16: Usable open space may be composed of one or more of the following elements: • A courtyard • A patio • A landscaped front yard (Pearl and Pierce Districts only) • Balconies • Public sidewalk or plaza (Alvarado District only)  S.2.3: New development projects shall provide usable open space.  Sketch (Page 70) – Improve font/type  S.2.4: Fire sprinkler risers, back flow preventers, trash areas, and other utilities shall be located inside a building or completely screened from public view.  S.2.7.6: Mandate that new non-residential parking be available to the public during nonbusiness hours.  Page 73: Replace photo  O.3.7: The building design includes façade components that help establish traditional building composition scale.  S.3.2: To qualify as a TPP, the project must be 15% more energy efficient than Title 24.  S.3.3: To qualify as a TPP, the project (building and landscape) are designed to achieve 25% less water usage than the average household in the region.  S.3.2: To qualify as a TPP, the project must comply with the definition contained in the California Environmental Quality Act.  G.3.5: Provide a human scale Enhance the pedestrian experience by incorporating:  G.3.7: Provide a well balanced solid-to-void ratio that holds the interest of the pedestrian.  G.3.14: Locate storefronts at street level. Encourage maximum transparency at street level in the Alvarado District.  G.3.15: Reflect traditional building modules.  O.4.1: The building color reflects the architectural style of the building without being garish.  G.5.5: Use modular masonry units detailed to give a sense of scale. Lap siding, wood, or a similar material is also appropriate.  Page 125: (Add a statement that the tree grate specifications need to adopted by the City). 8 Architectural Review Committee Minutes Wednesday, September 4, 2013 Committee Member Silva seconded the motion. On a motion by Committee Member Kimzey, seconded by Committee Member Silva, and carried by the following vote, the Architectural Review Committee adopted a Resolution recommending that the City Council adopt the aesthetic section of the Mitigated Negative Declaration and adopt Chapter 5 of the Downtown Specific Plan with amendments. AYES: 5 MEMBERS: Latasa, Jacoubowsky, Dawson, Silva, Kimzey NOES: 0 MEMBERS: None ABSENT: 2 MEMBERS: Sullivan, Freeman ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None COMMITTEE MEMBER COMMENTS None. INFORMATIONAL REPORTS & STAFF COMMENTS Ms. Cole notified the Committee that there has been significant public concern about the newly adopted sign guidelines and the item might return to the ARC for additional discussion. ADJOURNMENT The meeting adjourned at 10:00 PM. Respectfully Submitted, Approved, Chair Architectural Review Committee 9