Architectural Review Committee Meeting

MINUTES ARCHITECTURAL REVIEW COMMITTEE Wednesday, May 6, 2015 AFTERNOON SESSION ONLY 4:00 pm – 7:00 pm COUNCIL CHAMBERS 580 PACIFIC STREET MONTEREY, CALIFORNIA Members Present: Freeman, Kimzey, Abma, Dawson, Latasa, Searle, Silva Members Absent: None Staff Members Present: Principal Planner Cole, Chief of Planning, Engineering and Environmental Compliance Rerig, Community Services Director Bui-Burton, Recording Secretary Leinen CALL TO ORDER Chair Freeman called the meeting to order at 4:01 pm. CONSENT ITEMS Committee Member Searle made a motion to approve the Consent Items. Committee Member Dawson seconded the motion. On a motion by Committee Member Searle, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee approved the CONSENT ITEMS: AYES: 4 MEMBERS: Latasa, Dawson, Searle, Silva NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 3 MEMBERS: Freeman, Kimzey, Abma (abstain from Minutes only) RECUSED: 0 MEMBERS: None Approval of Minutes 1. April 15, 2015 ACTION: Approved as submitted (with Freeman, Kimzey and Abma abstaining due to absence from the April 15, 2015 meeting). Other Consent Items 2. Consider 49 Alta Mesa Circle; AR Permit 15-070 for Preliminary and Final Architectural Review of a Two-Story Addition; Applicant John Moore; Owner Tom and Monica Casas; R-E-20-D1 Zoning District; Exempt from CEQA ACTION: Adopted a Resolution approving Preliminary and Final Architectural Review with Conditions of Approval. ***End of Consent Agenda***  Architectural Review Committee Minutes Wednesday, May 6, 2015 PUBLIC COMMENTS None. PUBLIC APPEARANCE 3. Consider 1 Portola Plaza (Monterey Conference Center); AR Permit 15-172 for Final Architectural Review for Monterey Conference Center Renovation; Property Owners/Applicants City of Monterey; Visitor Accommodation Facility (VAF) Zoning District; Exempt from CEQA ACTION: Continued the project to the May 20, 2015 ARC meeting with direction to the applicant to reconsider the stone wall along Portola Plaza, the parapet facing Pacific Street, the type of stone material used, the street tree selection, and future sign program placement location. Staff Presentation/Committee Member Questions Chair Freeman gave a brief overview of the Conference Center project to date. Kimberly Cole presented the Agenda Report and answered Committee Members’ questions. Ms. Cole also introduced Michael Duncan of Skidmore, Owings & Merrill (SOM) and Gary Strang of GLS Landscape/Architecture. Chair Freeman called a brief recess at 4:13 due to technical difficulties. The meeting reconvened at 4:21 pm. Mr. Duncan and Mr. Strang presented to the ARC and answered Committee Members’ questions. Mr. Duncan gave an overview of revisions to the Conference Center design since Preliminary Architectural Review, which include mesh screening on the front façade, extended stone along the Del Monte Avenue façade, a marquee over the entrance, use of limestone instead of Monterey shale, an added layer of clerestory windows in the Steinbeck Room, eye-level placement and lighting of the mural on Pacific Street, wood screens on the mezzanine, three wood-framed skylights, and small pin lights sandwiched between the shutters for a glowing lantern effect. Mr. Duncan also showed the ARC the different materials proposed for the project, including Indiana limestone, wood screen between glass layers, perforated metal screen, roofing material, granite flooring, wood for soffits and skylights, and heavy laminated wood beams. Mr. Strang said the two main areas of focus for landscaping are the street areas and Jeffer’s Plaza. Mr. Strang said Del Monte Avenue needs sidewalk repair and replacement trees. He also said the proposed plantings for Del Monte Avenue will be simple shrubs, trailing ground cover, and taller sycamore trees for screening. Mr. Strang said low plantings for framing of the mural and taller shrubs to shield mechanical components are proposed for Pacific Street, along with a reconfigured curb to accommodate the new loading dock. Regarding Jeffer’s Plaza, Mr. Strang said the waterproofing and paving would be repaired and drought tolerant plants with interest and texture would be added. In response to Committee Member comments, Mr. Duncan said he researched local granite and golden granite is available but it leaches and could oxidize. He also said the 2 Architectural Review Committee Minutes Wednesday, May 6, 2015 concern with Monterey shale is chipping, flaking, and lack of stability in a large wall. Mr. Duncan said he also looked into a quarry in King City. Aaron Jensen, SOM, said he spoke with the quarry in King City, but their stone is seldom used as a veneer, especially on walls as large as those at the Conference Center. Mr. Jensen also said a stone that will not deteriorate over time with pedestrian use and wear and tear is necessary. Kim Bui Burton, Community Services Director, said when Colton Hall was originally built, the Monterey shale was covered up and over time the covering was taken off. Ms. Bui- Burton said the City is having issues with environmental damage now because the shale is so soft and a recent historic structure report recommended re-plastering the shale to protect it. Mr. Duncan said a sincere effort was made, without success, to find local stone material, but they can possibly continue the search. He also said they will do their best to keep materials local, particularly on highly visible elements. Ms. Cole provided staff’s analysis on the project. Public Comments None. Committee Member Comments Committee Member Searle said he loves the building, the massing, and the windows, but has concerns with the proposed sycamore trees being messy and hiding the building’s architecture. He also said he does not like the guard rail with vertical pickets and rails, and preferred the previous, more transparent design. Committee Member Searle said the issue of placement of temporary banners has not been discussed, and he hopes it can be carefully added into the plans. Committee Member Latasa said he loves the planters and placement of the mural, but has a few concerns. He said his first concern is the loss of character and gold color with the new stone. He said his second concern is the replacement of stone on the front of the building with perforated metal panels. Committee Member Latasa said his final concern is the lack of articulation of the parapet on Pacific Street. Committee Member Silva said an exceptional job has been done with the project and that he likes the wood-trimmed skylights inside. He also said his biggest concern with the Pacific Street elevation is the parapet appearing to be the backside of the building because a successful urban building should not have a backside. Committee Member Silva said he would like the stone used in the project to be, at the very least, regional and from California. He also said building signage should be toned down, and suggested using the metal screens in front to hang vertical banners. Seeing Mr. Duncan’s request to speak, Chair Freeman allowed Mr. Duncan to address the Committee. Mr. Duncan said there is a larger idea for temporary signage that he will present to the ARC at the next meeting. In regards to large scale digital signage, Mr. Duncan said it is probably too expensive, but the spirit of the idea can be reproduced. Committee Member Dawson said he would not vote against the design as it is, but the design would be much better if the stone was not so plain and had more color. He also said he likes the building, the clerestory windows, and the spectacular view from inside the ballroom. 3 Architectural Review Committee Minutes Wednesday, May 6, 2015 Committee Member Abma said she likes the stone on Del Monte Avenue and how it wraps around. She also said the only thing she is hung up on is the screens on the front of the building because they do not relate as well to the second floor as the previous stone did. She also said the screen furthest to the left feels like it is extra. Vice Chair Kimzey said a terrific job has been done with the interior of the building. He said, though, that he struggles with the project because the ARC’s job is to review all aspects dealing with the outside appearance, and the proposal does not meet the vision of the Downtown Specific Plan in that it does not embrace colonial heritage and historic architecture or preserve the downtown area. Vice Chair Kimzey said the metal screens exaggerate the starkly modern look of the building and do not add to the aesthetics. He also said he echoes the concerns of the ARC regarding the change from Monterey shale to limestone and the concerns regarding the Pacific Street elevation. Vice Chair Kimzey said he will vote against the proposal. Chair Freeman she liked the previous gold stone façade and that it anchored the building more. She said the silver screens have caused the building to cool off. Chair Freeman also said she loves how stone has been wrapped around the corner and taken up Del Monte Street to give a bigger, stronger feel. Committee Member Dawson asked if decisions on some aspects of the project could be held off to a later date. Ms. Cole said the ARC could ask the applicant if they are willing to accept conditions that the ARC would like to add or if they would prefer to continue the item. Chair Freeman asked the applicant if he is willing to consider revising the issues of stone versus the metal screen, the parapet, and banner signage. Mr. Duncan said yes, and added that there is a powerful banner idea that he would like to bring before the ARC. He also said he can provide studies regarding the columns and walls to explain the process leading to the proposed design. Mr. Duncan said the Pacific Street elevation is a little more difficult as there are not as many elements to adjust, but that they will come up with something. Ms. Cole said the ARC could make a motion to approve Final Architectural Review with direction to return for the three items identified, or could continue the item with direction. Committee Member Dawson said the issue of trees is also unresolved. Committee Member Searle said he would not feel comfortable approving the project with direction on the four items and thinks the project should be looked at as a complete package. Committee Member Abma concurred. Committee Member Latasa made a motion to continue the project to the May 20, 2015 ARC meeting with direction to the applicant to reconsider the stone wall along Portola Plaza, the parapet facing Pacific Street, the type of stone material used, and the street tree selection. Committee Member Silva requested adding the sign program to the motion. Committee Member Latasa agreed and added future sign program placement location to the motion. Committee Member Dawson seconded the motion. Vice Chair Kimzey said he will vote against the project because the ARC is not dealing with the largest issue, the overall architectural impression of the building, although he agrees with the details. 4  Architectural Review Committee Minutes Wednesday, May 6, 2015 On a motion by Committee Member Latasa, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee Continued the project to the May 20, 2015 ARC meeting with direction to the applicant to reconsider the stone wall along Portola Plaza, the parapet facing Pacific Street, the type of stone material used, the street tree selection, and future sign program placement location: AYES: 6 MEMBERS: Latasa, Freeman, Dawson, Searle, Silva, Abma NOES: 1 MEMBERS: Kimzey ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None STUDY SESSION 4. Receive Report on Future Configuration of Portola Plaza ACTION: Received report on the future configuration of Portola Plaza and provided comments on the design. Staff Presentation/Committee Member Questions Chip Rerig presented the Agenda Report and answered Committee Members’ questions. Mr. Rerig re-introduced Mr. Duncan and Mr. Strang. Mr. Duncan and Mr. Strang presented to the ARC and answered Committee Members’ questions. Mr. Duncan said Portola Plaza is important because it is in the heart of Monterey and serves as a connector between the downtown and the waterfront. Mr. Duncan also said differentiation between Custom House Plaza and Portola Plaza could be created and that it will be clear where pedestrians can walk and where automobiles can drive. Mr. Duncan also said challenges include the re-grading and paving of one third of the Plaza and determining the edge of the project. Mr. Stang explained the proposed layout of Portola Plaza and said they are really looking for the ARC’s feedback as the design is still in flux. He also said the proposed design will include a central artistic feature, movable furniture, subtle changes in paving, and bollards. Mr. Stang showed the ARC images of various configurations of the Plaza including tents, cars, tour buses, fire trucks, and semi-trailer loading. He also said they would like to keep the Plaza as open as possible. Mr. Strang said the tile in the plaza will be replaced with concrete unipavers and that trees and flagpoles will help line the space. Public Comments Jim Greer, managing owner of Portola Hotel said he has been involved in project since it began in the 1970’s and is pleased with the cooperation received from all parties involved. Mr. Greer said he has concerns with the proposed bollards and trees detracting from the appearance of Conference Center and hotel. He also said the design team has been very responsive and the hotel is pleased and looking forward to the final project. Bob Cowdrey, Monterey Conference Center General Manager, said he is glad there will be a solution for the Plaza that will create a balance that is both pedestrian friendly and efficient for the Conference Center. Regarding truck unloading, Mr. Cowdrey said he has spoken to all trucking companies involved and their main concern is safety, and the proposed configuration will be a great solution. In response to Vice Chair Kimzey’s 5 Architectural Review Committee Minutes Wednesday, May 6, 2015 question, Mr. Cowdrey said currently the unloading area is shared with the drive lane and is un-programmable. He also said there is no loading dock at the Conference Center, so regardless of configuration, unloading will be visible to the public. Committee Member Comments Committee Member Silva said he feels nervous driving over nice paving materials and wonders if those unfamiliar with the Plaza would feel the same way. He also said he is confused by the stripes proposed and suggested they are linear from Del Monte Avenue to Custom House Plaza. Committee Member Silva said it is unfortunate that there is not more architectural landscape in the area, and suggested integrating planters to provide greenery. Committee Member Dawson suggested replacing the bollards with pots in front of the statue and adding a ramp leading to the circle to ensure that cars drive in the appropriate area. He also said people need to be navigated towards the circle so they do not drive down Alvarado Mall. Committee Member Dawson also said the bollards may get in the way of a longer vehicles, and that the Plaza may be utilized as a turnaround if Alvarado Street becomes a two way street. Committee Member Searle said he has concerns about the pedestrian seating area and cars driving into the mall. He also said if there was an oval in the Plaza instead of a circle there would be a strong connection between the Plaza and the loge level of the Conference Center. Committee Member Searle said the proposed position of the trees bothers him because they will block the Plaza, and he suggested placing one monumental item, such as a Monterey Pine, in the middle of the circle. He also said the bollards are necessary to designate the circle for drivers. Committee Member Latasa said the annual car show is a major Conference Center function and the whole area will be used for the event. He also said he likes Committee Member Silva’s idea of placing a planter along the building and Committee Member Searle’s idea of having an oval in the Plaza that will relate to the oval in the atrium above. Committee Member Latasa said he would like to see more greenery and likes the idea of a planter or fountain in the center of the Plaza. He also said he is encouraged by the whole idea of redoing the Plaza, and with the great designers he is confident the Plaza will be great. Committee Member Abma said more greenery would be nice and that a tree could serve as a focal point to direct people to look and drive in a certain direction. She also said it will be nice to define the walking surface to determine where cars should be and where pedestrians should be. Committee Member Abma said the reconfigured Plaza will be successful for events like farmers markets and spill out from conferences. Vice Chair Kimzey asked that the bus turn around issue be looked into further because it is a safety issue to have busses backing up in a pedestrian area. Chair Freeman said she loves the proposed truck loading and unloading zone, the removed trellis, the repetition of circles, and the increased display possibilities. Chair Freeman suggested that cars enter the garage on Del Monte Street and exit from the other entrance, turning on Alvarado Street to prevent the confusion of cars having to drive in the circle bollard area. Chair Freeman thanked Mr. Duncan and Mr. Strang for their presentation. 6  Architectural Review Committee Minutes Wednesday, May 6, 2015 COMMITTEE MEMBER COMMENTS None. INFORMATIONAL REPORTS & STAFF COMMENTS 5. Planning Office Update  Update received  Chair Freeman requested that an ARC study session be held regarding parking and access to the Wharf Marketplace to bring more traffic into the shopping area. Ms. Cole said the two options for this issue would be for the business owner to propose a change to the City, or to see if the City would fund a project. She also said one planning effort under way that may address the issue is the Waterfront Master Plan, which could be an avenue for the ARC to provide comments on the issue.  Ms. Cole said the ARC Agenda for the 20th of May will be a potentially large one with the Conference Center item. ADJOURNMENT There being no further business, the meeting adjourned at 6:59 pm. Respectfully Submitted, Approved, Christine Hopper Chair Senior Planner Architectural Review Committee 7