HomeMy WebLinkAbout08-05-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
August 5, 2013 Monday 5:00 p.m.
ROLL CALL: Commrs. Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of July 15, 2013. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and city of residence. Comments are limited to five minutes per person. Items
raised at this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in
written correspondence delivered to the City of San Luis Obispo at, or prior to, the
public hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk's office, or on the City's website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
1. 1404 Chorro Street. ARC 76-12; Review of four -unit condominium project; R-4-H
zone; Koru Trust, applicant. (Continued from July 15, 2013, ARC meeting)
(Brian Leveille)
COMMENT & DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planner. Brian Leveille
city of Meeting Date: August 5, 2013
Item Number: I
SUBJECT: Continued review of proposal to construct four detached condominium units on a
vacant lot at the southeast corner of Pismo and Chorro Streets.
PROJECT ADDRESS: 1404 Chorro Street BY: Brian Leveille, Associate Planner (781-7166)'
E-mail: beveille@slocity.org
FILE NUMBER: ARC 76-12 FROM: Pain Ricci, Senior Plannen,
RECOMMENDATION: Adopt the draft resolution (Attachment 1) which grants final approval
to the project, based on findings, and subject to conditions.
SITE DATA
Applicant ( Devin Gallager
Representative I Jeff Schneidereit, Architect
Zoning
R-4 (High -Density Residential)
General Plan
High Density Residential
Site Area
16,500 square feet (.38 acres)
Environmental
Exempt from environmental
Status
review under Class 32 (Section
15332), Infill Development
Projects.
SUMMARY AND BACKGROUND
The applicant is proposing a four unit residential project on the vacant site. The project is similar
to a previously proposed four unit residential project approved by the ARC in 2008. Please see
the attached ARC Staff report to review previously provided project information and analysis
(ARC Staff Report, Attachment 3).
CHC Review
The applicant's proposal to develop the subject property was reviewed by the Cultural Heritage
Committee since it is new construction within the Old Town Historic District. The CHC
reviewed the proposed project on September 24, 2012, and December 17, 2012, The CHC
recommended approval of the project subject to recommended conditions of approval.
ARC Review
On July 15, 2013, the ARC reviewed the proposed project for conformance with Community
Design Guidelines and evaluated the applicant's responses to CHC recommended conditions of
approval (Attachment 3, ARC Staff Report). On a 6:0 vote, the ARC continued the item to
August 5, 2013, with several directional items (7-15-13 draft minutes, in packet).
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 2
1.0 COMMISSION DIRECTION
The Commission continued the item with the following direction:
Refine the colors board (roof tiles); modify windows to be inset and use a high -quality material
(no vinyl); provide details of the metal screens for the podium openings, railings, lighting, and
the gabion wall; and include site sections showing the relationship of the site to adjacent
properties with dimensions of key interior spaces.
2.0 EVALUATION
Refine the colors board (roof tiles)
Staff Anal The applicant has provided clay roof tile samples which will be provided at the
meeting. The applicant is proposing a clay tile blend with 2 piece tile at the edges and S-tile in
the field. The ARC should discuss whether 2-piece clay tile should be required for roofing in the
entire project. The strategy of using 2-piece tile at the edges of buildings and S-tile for the
remainder was used at the Irish Hills Shopping Center. This can be an effective approach for
upper level rooflines which are viewed from an angle at the street level. The color and materials
board has also been updated to show more detail and reflect updated plans including revised
windows and callouts for wrought iron railings.
Modify windows to be inset and use a high -quality material (no vinyl);
Staff Analysis: Plans have been changed from almond colored vinyl windows to fiberglass with a
darker color designated as "brownstone". A window sample will be provided at the meeting. The
inclusion of fiberglass windows is an improvement over the previously proposed vinyl and is a
more durable higher quality material. Fiberglass typically can be used in windows with thinner
pieces and can have an aesthetic that looks closer to wood versus vinyl which can have a more
plastic and heavy appearance. The applicant also has modified all windows to be recessed. The
elevations shown do not include the interior elevations. Staff has included a condition of
approval (Condition #3) requiring all windows to be inset, including on the interior elevations.
Provide details of the metal screens for the podium openings, railings, lighting, and the gabion
wall
Staff Analysis: The applicant has provided a sample and clarified that all railings will be wrought
iron. The grates for the openings in the podium will also consist of wrought iron and be inset.
The applicant has indicated that the wrought iron will be custom built and that the final style will
be determined by the owner. For lighting, pendant chandeliers are shown on updated elevations
under the porches. The glass surrounding the lighting source will need to have some level of
opacity or a cut off fixture may have to be installed to shield the light source (bulbs) and ensure
the lighting complies with the Night Sky Preservation Ordinance. Wall lighting is proposed to be
recessed and not visible from the street.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 3
The applicant is obtaining final information from soils analysis to determine the needed height of
the gabion wall and has indicated the details will be available at the time of the meeting. Plans
indicate the gabion wall height is to be minimized and that the stucco retaining walls may be
extended if necessary. The appearance of the retaining wall could vary significantly based on the
size and type of rocks encountered during grading operations. The ARC could determine the
stucco wall is more appropriate and eliminate the gabion wall proposal. A more rectilinear
designed stucco wall would be more consistent with previous CHC recommendations instead of
the previously proposed curving wall.
Include site sections showing the relationship of the site to adjacent properties with
dimensions of key interior spaces.
Staff Analysis: The applicant has included updated plan sheets with three sections provided. The
sections extend through the site to adjacent properties and show the relation of existing grade and
proposed improvements including plate heights and setback dimensions.
3.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval.
4.0 ALTERNATIVES
4.1. Continue the project with direction to the applicant and staff on pertinent issues.
4.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
5.0 ATTACHMENTS
1. Draft Resolution
2. Updated elevations and sections
3. ARC Report, July 15, 2013 (without attachments)
4. Reduced size project plans (previously submitted set)
Included in Commission member portfolio: project plans
Attachment 1
RESOLUTION NO. ####-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL
FOR A FOUR UNIT RESIDENTIAL PROJECT AT
AT 1404 CHORRO STREET (R-4-H ZONE; ARC 76-12)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing for the purpose of considering project plans for final approval in the
Council Hearing Room, 990 Palm Street, San Luis Obispo, California, on August 5, 2013 and
July 15, 2013, pursuant to an application filed by Devin Gallagher, applicant, for the purpose of
considering ARC 76-12, a proposal to construct four residential units and associated site
improvements at 1404 Chorro Street; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room, 990 Palm Street, San Luis Obispo,
California, on September 24, 2012, and December 17, 2012, and recommended approval of the
proposed project subject to modifications; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by the staff at said hearings.
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARC 76-12), based on the following findings:
1. As conditioned, the project's design is appropriate and will be compatible with
surrounding development.
2. As conditioned, the project design is consistent with the City's Community Design
Guidelines for Residential Projects.
3. As conditioned, the project has been found consistent with Historic Preservation
Guidelines for new projects in Historic Districts by the Cultural Heritage Committee.
4. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site's High -
Density Residential Zoning designation, and the project is consistent with relevant
Zoning and development regulations and will be subject to conformance with all
applicable building, fire, and safety codes.
Resolution No. ARC -####-13
1404 Chorro Street, ARC 76-12
Page 2
5. The project is categorically exempt under Class 32 (Section 15332), Existing Facilities,
of the CEQA Guidelines since the project meets the following criteria:
a. The project is consistent with its general plan designation and applicable general plan
policies.
b. The project site is within City limits on a project site of no more than five acres and is
substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
1. Final project design and construction drawings shall be in substantial compliance with the
project plans as amended and approved by the ARC. A separate full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2. Reference should be made in the
margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. The color board for the project presented at the meeting was supported by the
Architectural Review Commission. Plans shall clearly note that all stucco surfaces are
not a sprayed -on product and should have a smooth troweled appearance to the
satisfaction of the Community Development Director. A sample of the finish shall be
submitted prior to issuance of a building permit. Any modifications to the approved
palette shall be reviewed and approved by the Community Development Director prior to
issuance of a building permit. Building colors shall be shown on the building elevations
approved as part of working drawings.
3. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. All
windows shall be inset and higher quality fiberglass reviewed by the ARC on August 5,
2013. Plans shall include the materials and dimensions of all lintels, sills, surrounds
recesses and other related window features.
4. All window details on plans submitted for construction permit approvals shall include
inset window details and higher quality fiberglass reviewed by the ARC on August 5,
2013.
5. The locations of all wall -mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall -mounted lighting shall
complement building architecture. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures, and cut -sheets shall be separately
Resolution No. ARC-####-13
1404 Chorro Street, ARC 76-12
Page 3
submitted for the project file of the proposed lighting fixtures. The selected fixture(s)
shall be shielded to insure that light is directed downward consistent with the
requirements of the City's Night Sky Preservation standards contained in Chapter 17.23
of the Zoning Regulations. Details of all exterior light fixtures, including any service
area lights, need to be included as part of plans. A note shall be included on plans that
"Lenses of exterior wall -mounted lights may be modified or shielding devices added after
installation if the Community Development Director determines that they emit excessive
glare."
6. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. The legend for the landscaping plan
shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
The surfaces and finishes of hardscapes shall be included on the landscaping plan.
7. The site shall be maintained in a neat and orderly manner at all times. All landscaping
shall be maintained in accordance with the approved landscape plan.
8. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as
determined by the Utilities Director, the back flow preventer and double check assembly
shall be located in the street yard and screened using a combination of paint color,
landscaping, and if deemed appropriate by the Community Development Director, a low
wall. The size and configuration of such equipment shall be subject to review and
approval by the Utilities and Community Development Directors.
9. An OSHA permit is required based on proposed excavation greater than 5'.
10. Plans submitted for construction approval shall demonstrate that operations during
grading and construction will not result in slope instability on the adjacent property
including the area along the Pismo Street frontage adjacent to 1415 Mono Street (Vista
Grande Apartments) to the satisfaction of the Chief Building Official. A geotechnical
report prepared for the property in December 2003 shall be updated to reflect the revised
project proposal and any changing conditions in slope stability. The Geotechnical Report
shall contain specific analysis and recommendations to ensure that project construction
will not result in adverse impacts to the slope stability, existing site improvements, or
structures of the adjacent property to the east. Plans submitted for construction approval
shall incorporate all recommendations of the geotechnical report.
11. The project shall require the preparation of a Water Pollution Control Plan by a licensed
Civil Engineer.
Resolution No. ARC-####-13
1444 Chorro Street, ARC 76--12
Page 4
12. The building plan shall show and note all parking and drive aisle improvements per the
parking and driveway standards. The plan shall include all space and bay dimensions,
clearances, pavement materials, and drainage in accordance with the parking and
driveway standards.
13. The building plan submittal shall include a complete site utility plan. The plan shall
show all utilities to be abandoned, upgrades, and/or relocated. The plan shall show and
note all work within the public right-of-way for reference.
14. During construction, in the event that subsurface cultural or historic material is
discovered on the property, all activities shall cease in the affected area until the area is
surveyed by an archeologist/historian approved by the City. At that time a subsurface
testing program shall be initiated in order to determine the presence or absence of any
historic or pre -historic materials on the site. Under the direction of the
archaeologist/historian, a mitigation plan shall be developed and approved by the
environmental coordinator.
15. Sight visibility for motorists exiting the site onto Chorro Street from the parking garage
shall be evaluated by the City Traffic Engineer to determine the amount of on -street
parking to be removed.
16. To improve sight visibility at the Pismo/Chorro intersection, the curbline along the
project's Pismo Street frontage shall be extended into the existing no parking lane
thereby increasing the width of the sidewalk area near the intersection. As part of the
encroachment permit application for this work, the applicant shall submit sight visibility
analysis to determine how much on -street parking can be restored along the project's
Pismo Street frontage.
17. An automatic garage door opener shall be provided for all garages and enclosed parking
areas.
18. The building plan submittal shall show compliance with the Parking and Driveway
Standards for maneuverability into and out of each covered parking space to the
satisfaction of the Community Development Director. The drive aisle may need to be
widened and/or garage door openings increased to allow for all vehicles to enter the
spaces in one maneuver and be capable of exiting to the street in a forward direction in
not more than two maneuvers.
19. Address Numbers: Approved address numbers shall be placed on all new buildings in such
a position to be plainly visible and legible from the street fronting the property. Numbers
shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. Provide
a monument sign at project entrance with address numbers for each building plainly
visible in addition to addresses on each building.
Resolution No. ARC -####-13
1404 Chorro Street, ARC 76-12
Page 5
20. Fire Department Access to Equipment: Rooms or areas containing controls for air -
handling systems, automatic fire -protection systems, or other diction, suppression or
control elements shall be identified for use by the fire department and shall be located in
the same area. A sign shall be provided on the door to the room or area stating "Fire
Sprinkler Riser" and "Fire Alarm Control Panel".
21. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room with a key to the room.
22. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13 fire
sprinkler system will be required for this project for the garage and an NFPA 13D
system for each residence. Shop Drawings and Specifications shall be submitted for
review and approval prior to installation. Maintenance agreements of the fire sprinkler
system shall be included in the CC&R's of this project.
23. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 14 of the CFC.
24. The utility plan and/or architectural site plan shall show the location of all utility
company meters and appurtenances for reference. The plan shall include the location of
the required backflow preventer for the fire sprinkler service.
25. The utility plan shall clearly show and note that all wire utilities shall be underground.
The plan shall show all existing overhead wiring for reference. The plan shall show and
note any existing or proposed Public Utility Easements (PUE's) for reference. Building
vertical and horizontal clearances from the existing overhead wiring shall be approved to
the satisfaction of the PG&E.
26. A construction staging plan shall be submitted to the City for review and approval prior
to encroachment permit issuance for work or construction staging within the public right-
of-way.
On motion by Commissioner , seconded by Commissioner , and on
the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 5"' day of August, 2013.
Pam Ricci, Secretary
Architectural Review Commission
Attachment 2
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Attachment 3
city Of Meeting Date: July 15, 2013
All luis OBI P4 Item Number: 2
ARCHITECTURAL REVIEW COMMISSION AGENDA RE, PORT
SUBJECT: Review of proposal to construct four detached condominium units on a vacant lot at
the southeast corner of Pismo and Chorro Streets.
PROJECT ADDRESS: 1404 Chorro Street BY: Brian Leveille, Associate Planner (781-7166)).�/_
E-mail. bleveille@slooity.org
FILE NUMBER: ARC 76-12 FROM: Pam Ricci, Senior Planner �
RECOMMENDATION: Adopt the Dram Resolution (Attachment 6) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
Devin Gallager
Representative
Jeff Schneidereit, Architect
Zoning
R-4 (High -Density Residential)
General Plan
High Density Residential
Site Area
16,500 square feet (.38 acres)
Environmental
Exempt from environmental
Status
review under Class 32 (Section
15332), Infill Development
Projects.
SUMMARY AND BACKGROUND
The applicant's proposal to develop the subject property was reviewed by the Cultural heritage
Committee since it is new construction within the Old Town Historic District. The CHC has
recommended approval of the project subject to recommended conditions of approval. The CHC
reviewed the proposed project on September 24, 2012, and December 17, 2012 (Attachments 4
& 5, CHC Reports and follow up). The ARC's review should focus on the projects conformance
with Community Design Guidelines and evaluate the applicant's responses to CHC
recommended conditions of approval.
The ARC previously reviewed and approved a similar 4-unit residential project on this site on
September 15, 2008. The project was never constructed and its architectural approval has
expired. The applicant is now proposing a revised project design which is similar in scope and
site layout, but modifies the project architecture to an extent that the revised architecture requires
review by the CHC and ARC.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 2
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The ARC's role is to review the project in terms of its consistency with the Community Design
Guidelines (CDG) for residential project design and recommended conditions from the Cultural
Heritage Committee.
2.0 PROJECT SITE INFORMATION
This property is within the Old Town Historic District and is adjacent to a Master List historic
property known as the Norton House at 850 Buchon. The adjacent property to the east includes
multi -family development zoned R--4-11. Properties to the south are within the R-2-H district,
while properties to the north (closer to downtown) are zoned Office.
The property slopes steeply up from Chorro and Pismo Street and then immediately levels off to
a gently sloping plateau. The site is vacant and planted with several small pine trees and a palm
tree. The southern part of the property is utilized as an extended yard and landscape area for the
residence at 850 Buchon Street. An easement is currently in place to allow the landscape area to
remain with development of the proposed project. At the edge of the property line adjacent to
Chorro Street, a historic rock retaining wall extends along the frontage between the project site
and Buchon Street. Adjacent development to the east includes 17 multi -family units.
2.1 Site Information/Setting
Site Size
16,500 s.f. (.38 acres)
Present Use & Development
Parcel is vacant and unimproved
Topography
Steeply sloping at perimeters along streets, then levels toward
interior of lot
Access
Currently no vehicular access
Surrounding Use/Zoning
North: Office (0) across Pismo Street
South: Medium -Density residential with Historic Overlay ( )
East: High -Density Residential with Historic Overlay (R-4-H T�
West: High -Density Residential with Historic Overlay (R-4-H)
2.2 Project Description
The proposed development would include 4 new detached 2-bedroom dwelling units that range
in size from 2,253 square feet up to 2,590 square feet in a 2-story layout. Parking is provided in
a shared basement level with two -car garages for each unit. An elevator provides access from the
garage up to a central courtyard that allows access to the landscaped common areas. A stairwell
is also located off the driveway and Chorro Street sidewalk. The existing historic rock wall will
remain in place along the property frontage.
The design of the project is Spanish/Mission style. Exterior materials include 2-piece clay
mission tile roofing, copper gutters, stained wood beams, trellises, and doors, and tile vents.
Stucco is proposed with an off-white color for the main body of the residential units and a beige-
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 3
sand color for the basement -garage level. Outdoor decks allow for views to the west and north.
Site retaining walls include stucco retaining walls along Chorro Street and a stepped gabion rock
retaining wall along Pismo Street. The area between the retaining walls and the base of the
podium is designed with vegetation to provide screening and soften the appearance of the
podium structure.
2.3 Project Statistics
Statistics
Item
Proposed'
Ordinance Standard Z
Street Yard setback
15 feet
15 feet
Interior yard setbacks (east, Unit 2)
19 feet
6.8 feet
6.5 feet
Interior yard setbacks (east, Unit 4)
9 feet
6.5 feet
Interior yard setback (south, Unit 3)
11.5 feet
5 feet
Max. Height of Structures (Unit 1,
highest building)
26.7 feet
35 feet
Coverage
50%
609/6
Parking Spaces
8 spaces,
8 spaces (4-units, 2 bedrooms
each)
Bicycle parking
2 per unit (provided in storage
area within garages)
2 per unit, interior storage or
lockers
Notes: 1. Applicant's project plans submitted 4-18-13
2, City Zoning Regulations
3.0 PROJECT ANALYSIS
3.1 Cultural Heritage Committee Recommendation — Historic Preservation Guidelines
The Cultural Heritage Committee recommended final architectural review approval by the ARC
based on submitted plans including the following modifications and submittal information
discussed below:
1) Greater variation in roof angles and planes:
Staff Analysis: The applicant has not responded to this directional item. In a previous submittal
to the CHC, the applicant notes the intent of the project design is to create a historically accurate
Spanish/Colonial style project (Attachment 3 - Applicant response letter to CHC). The
applicant's position is that having variation in roof angles and planes is not consistent with other
Spanish Colonial/Eclectic style houses in the district. The December 12, 2012, CHC staff report
notes that the project is not directly comparable to the scale or context of other Spanish/Mission
style buildings in the District. Staff had recommended that the project design incorporate
additional roof treatment to enhance the architectural quality of the project, reduce its apparent
mass, and enhance its visual interest for a project site in this prominent location. The CHC
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 4
concluded that the directional item still needed to be addressed, and that plans provided for final
architectural review approval should include these modifications.
_ARC Discussion point: The ARC should discuss whether additional roof articulation needs to
be provided with more variation in roof planes and angles as recommended by the CHC. The
ARC could elect to provide direction on needed revisions to be provided on plans submitted for
construction approval, or continue the item for further review.
2) Provide roof eave details including materials, dimensions, colors, and outrigger
dimensions forARC review.
Staff Analysis: The applicant has included details on Sheet 7 of project plans. The plan sheet
provides various exterior details along with dimensions. The details include information on
decorative tiles, chimney caps, gable vent tiles, and other exterior features.
3) Provide balcony railing details for ARC review.
Staff Analysis. The applicant provided a detail on Sheet 7 of project plans which shows a stucco
pilaster with a wrought iron railing. The railings appear to conform to the CHC's prior direction
from the September 2012, review which called for a more open railing design.
4) Increased wall offsets to provide additional horizontal articulation;
Staff Analysis: Similar to the discussion on Item #1 on rooflines, the applicant maintains that
Spanish Colonial/Eclectic style houses in the district have very few wall offsets and that
horizontal articulation is sufficiently provided with variation in wainscoting (response #4,
Attachment 3).
ARC Discussion point: The ARC should discuss whether increased wall offsets need to be
incorporated into the project to provide additional horizontal articulation as recommended by the
CHC. The ARC could elect to provide direction on needed revisions to be provided on plans
submitted for construction approval, or continue the item for further review.
5) Landscape plans reviewed by the Architectural Review Commission shall be prepared
by a licensed Landscape Architecture professional with emphasis on effective
screening of the podium structure. The plan shall focus on the articulation of the
corner element and Chorro Street wall to de-emphasize the podium.
Staff AnalysiK. The landscape plan has been modified and now includes more tree and shrub
plantings and plantings designed to cover the bank and grow along walls of the podium. The
applicant has stated the plan was prepared under the direction of a licensed landscape
architecture professional. Staff believes the number and variety of planting should effectively
screen and deemphasize the podium walls.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 5
6) The retaining walls should be modified to de-emphasize the height of the podium and
include rectilinear and terraced forms similar to the styles found in the
neighborhood, providing ample space for landscaping.
Staff Analysis: The applicant has removed the previously proposed curving walls with stone
veneer and revised plans to include a stepped gabion wall along Pismo Street. The gabion wall is
designed to use rock material found onsite during earthwork and provides a rectilinear form and
terracing to reduce the apparent wall height along the street. Staff believes the gabion wall design
is an effective way to make use of site material and that it achieves a more organic aesthetic than
the previously long curving wall.
7) Attention to fenestration — windows more in proportion to wall surfaces with some
divided lights and arch forms and details of sills and surrounds. Details on window
models, dimensions, and materials shall be provided for ARC review.
Staff Analysis: The applicant's window design provides for deep set windows and an unadorned
style without sill details or divided lights. The proportion of windows to wall surfaces on some
elevations appears out of balance, but the applicant has stated that this is a more historically
accurate representation. Windows are called out as "almond" vinyl and a detail is shown on
Sheet 7 of project plans.
ARC Discussion point: The ARC should discuss the proposed window design and whether
revisions are needed by providing more proportional windows along with more details such as
divided lights as recommended by the CHC. The ARC could elect to provide direction on needed
revisions to be provided on plans submitted for construction approval, or continue the item for
further review.
8) Details of architectural features such as chimney flues, downspouts, and columns
shall be provided for ARC review.
Staff Analysis: Various details were provided on Sheet 7 of project plans including chimney
flues, porch and cave details, and cave details showing round copper gutters.
3.2 Community Design Guidelines
Chapter 5 — Residential Project Design
The following applicable guidelines from Chapter 5, Residential Project Design, are
highlighted followed by staff's analysis of the project's design consistency with the cited
guidelines.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 6
• 5.2.F. Exterior Finish Materials.
Staff Analysis: The above guideline states that buildings should have "four-sided"
architecture with all elevations utilizing the same materials, design details and window
treatment, and that facade details should not only be limited to the elevation facing the street.
The project's architectural treatment on elevations which do not face Chorro and Pismo
Streets is not reflected on the southeast and northeast elevations which face interior property
lines. The windows on these elevations do not include any inset or similar detail that is
shown on the Chorro and Pismo Street elevations. Staff has included recommended
Condition No. 3 which requires inset windows on upper floors visible from adjacent
properties similar to the inset window details provided on the street facing elevations.
■ 5.2.H. Garages and Carports.
• 5.4.B. Parking and Driveways.
Staff Analysis: The project design includes parking in a podium style configuration which is
accessed at the ground level from Chorro Street. The above guideline states that multi -family
projects should avoid the common problem of projects which appear garage and driveway
dominated. The proposed podium parking configuration is very similar to the previously
approved project on the site and is a solution that works with the unique constraints of the
site given its sloping topography. Although the podium and entrance will be visible from
around the site, the design responds to the steep topography by providing the parking below
grade. This design achieves a reduction in the overall massing of the project and responds to
the CDG guidelines cited above to screen parking and reduce the amount of grading that
would be needed if each unit had its own individual driveway and garage.
■ 5.3A. Infill Development
Staff Analysis: The project is within the Old Town Historic District which terminates on the
other side of Pismo Street. Surrounding properties were developed in different eras and include a
variety of architectural styles including, Spanish/Colonial Eclectic, Victorian, and Craftsman.
The apartment building to the east and the old City Fire station at Pismo and Garden Streets
exhibit a Spanish/Mission style. With the exception of the Clark/Norton House located to the
east of the project site, the project site is located adjacent to non-contributing buildings which do
not exhibit architectural styles common in the Old Town Historic District.
The building heights of the proposed residential units range from 20-27 feet from average natural
grade, which is well below the maximum height requirement of 35 feet in the R-4 zone. Since
the project is designed to fit into the site, rather that constructing the project on top of the slope,
the apparent mass and visual impact is reduced. The proposed project will complement
development in the immediate vicinity and the proposed Spanish style architecture will be
compatible with surrounding development.
ARC 76-12; 1404 Chorro Street
Cielo del Obispo
Page 7
■ 5.4.C.3. Balconies, porches, and patios.
Staff Analysis: The Community Design Guidelines encourage the use of balconies, porches, and
patios for practical and aesthetic value since these elements can help break up large wall masses,
and provide offset floor setbacks and add human scale to structures. The project makes extensive
use of long covered porches on the first floors of residential units facing Chorro and Pismo
Streets. The interior of the project also provides covered porches. Although the exterior
elevations facing the southeast and northeast do not provide balconies or porches, this may be a
desirable feature to maintain privacy and minimize overlook into private yard areas of adjacent
properties.
4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval.
5.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
6.0 ATTACHMENTS
1. Vicinity Map
2. Reduced size project plans
3. Applicant response letter to CHC, October 24, 2012
4. September 24, 2012, CHC Staff Report & follow up
5. December 17, 2012, CHC Staff Report & resolution
6. Draft Resolution
Included in Commission member portfolio: project plans
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DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
July 15, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Steven Hopkins, Anthony Palazzo, Greg
Wynn, Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Suzan Ehdaie
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Assistant
Planner Marcus Carloni, and Recording Secretary Donre Wright
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of July 1, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 3601 Sacramento Drive. ARC 65-13; Review of parking lot expansion to provide
additional parking for UPS; M-S zone; United Parcel Service, Inc., applicant.
(Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report, recommending the
adoption of the Draft Resolution which approves the project, based on findings, and
subject to conditions which he outlined.
Commr. Wynn questioned the trees shown along Sacramento Drive adjacent to the
entries, because of the requirement that no plantings should be over three feet in this
area. Mr. Carloni stated that the requirement is only for low shrubbery and not specific
to trees.
Commr. Wynn questioned if there was still intention for a drive around facility and raised
a concern with the dimension of the backup area behind the main building because it
appeared to be only twenty feet. Mr. Carloni responded that the current access around
the building would be maintained and that the back-up area standard is 23 feet. Mr.
Draft ARC Minutes
July 15, 2013
Page 2
Carloni noted that it was felt that the back-up area could still be provided with the minor
encroachment but that staff would continue to work with the applicant on the parking
design in the area where it is constricted.
Commr. Wynn questioned if there is proposed new lighting on the public access side of
the building for nighttime. Mr. Carloni answered that there is nothing proposed on the
new plan and would have to defer the question to the applicant.
Commr, Wynn questioned if the fuel loading dock and the bio-swale retention plan was
in the ARC's purview. He expressed concern regarding spill containment getting into
the bio-swale. Mr. Carloni stated that the Fire Marshal reviewed the application and
completed a site inspection which proved compliant and did not condition the project
any further. Commr. Wynn clarified that his question was more from a water quality
standpoint. Mr. Carloni answered that if there was an issue, it would be covered
through the Building permit submittal as a code requirement.
Commr. Curtis questioned if the 1:1 ratio is the usual replacement standard for trees.
Mr. Carloni responded that the City Arborist determined the ratio per the site review and
the proposal is complaint with standards. He also questioned if inspections would be
made to make sure the new plantings are surviving. Ms. Ricci stated that the
landscaping is inspected at the end of the construction process, but that later
inspections would only be made if there was a concern from the public.
Commr. Covey -Good questioned what the minimum amount of spaces is for parking
onsite. Mr. Carloni answered approximately 19 and noted that the calculation is based
on a wholesale distribution type of use and proposed parking is well above the minimum
requirement. Ms. Ricci stated that, since this is a unique operation with a large fleet and
with the amount of employees, the current parking standards do not reflect the
operation's needs.
Jerry Michael, project representative, from RRM Design Group, thanked the
Commission for their thoughtful questions. He stated that there are over 100
employees at UPS and the purpose for the parking lot is to accommodate the trucks
and cars that are now forced to park on Sacramento Drive adjacent to the project site.
He explained that the lone planter in the center of the parking lot was to make up for the
fact that there are usually planter islands in commercial parking lots. However, he
noted that they were worried that the trees would be destroyed from the trucks possibly
backing into them. He stated that the City Arborist had asked to try to get close to a one
to one ratio, so they are meeting the standard that the City Arborist had asked for. He
added that the existing lighting on the site is not part of this project, but that the new
lighting proposed for the parking spaces meets both the UPS and City's lighting
standards.
Michael Jern, an employee from UPS stated that there are 102 employees during the
morning shift; however, it is more of a priority at night because of the overlap, for the
need of additional parking spaces.
Draft ARC Minutes
July 15, 2013
Page 3
Mr. Michael commented that their team discovered the proposed railing on top of the
wall to not be a code requirement, and that condition #4 does not clarify that they do not
need to add the railing.
Commr. Wynn questioned the slope of the new parking lot. Mr. Michael answered five
percent from the cross gutter.
Chairperson Duffy questioned if the applicant is proposing to eliminate the street
parking in front of the property. Mr. Michael answered that the street parking would be
maintained.
Commr. McCovey-Good commented that the code does not require the lighting on the
customer side to conform to standards and asked if the applicant would consider
changing out the lights to better conform to the standards. Mr. Jern commented that
they could consider changing them out.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Ms. Ricci commented on the safety issue of the cars backing into the wall and that it is a
code issue, and it will be addressed in the plan check. She thought it could be handled
by making a few of the spaces wider. Commr. Wynn questioned for clarification that it
could be worked out at the review level and not made a condition. Ms. Ricci answered
yes.
Commr. Curtis agreed that the unique characteristics of the use warranted providing
less parking lot landscaping and was okay with the 1:1 ratio for compensatory planting
for trees removed since the available locations for new planting were limited.
Commr. Wynn suggested that the lone planter in the middle of the parking lot be
removed.
There were no further comments made from the Commission.
On motion by Commr. Palazzao, seconded by Commr. Wynn, to adopt the draft
resolution granting final approval to the project as recommended with the following
modifications to Condition No. 2: add a new sentence which reads: "The lone planter in
the center of the parking lot on the south side of the building may be removed at the
discretion of the applicant. Add the words "if required" to the beginning of Condition No.
4.
AYES: Commrs. Palazzo, Wynn, Curtis, Hopkins, McCovey-Good, and Duffy
Draft ARC Minutes
July 15, 2013
Page 4
NOES:
None
RECUSED:
None
ABSENT:
Commr. Ehdaie
The motion passed on a 6:0 vote.
The Commission took a recess at 5:50 p.m.
The Commission resumed at 5:55 p.m.
2. 1404 Chorro St. ARC 76-12; Review of four -unit condominium project in the Old
Town District; R-4-H zone, Koru Trust, applicant. (Brian Leveille)
Brian Leveille, Associate Planner, presented the staff report, recommending the
adoption of the Draft Resolution which grants final approval to the project based on
findings and subject to conditions which he outlined.
Commr. Curtis questioned if the grade of the project site matched the adjacent property
to the east and if a retaining wall was needed. Mr. Leveille answered that there is a
landscape easement on the project site for the adjacent property and that there does
not appear to be much of a grade differential that would require a retaining wall.
Chairperson Duffy questioned the CHC direction regarding the design of the retaining
wall along Pismo Street and if the gabion wall was preferred. Mr. Leveille answered
that the CHC's direction was to have a more rectilinear wall instead of having a curving
retaining wall, but the CHC did not specifically require a gabion wall or see the details of
this solution. Mr. Leveille clarified that the proposed inset windows were vinyl and that
the roofing would be two-piece clay at the edges and the remainder of the roof would be
an S-tile, which is similar to the Irish Hills Shopping Center buildings.
Commr. Hopkins questioned if the walls would have a smooth plaster finish. Mr.
Leveille answered yes.
Commr. Curtis questioned if the exterior walls of the upper levels are pure white or a
muted white. Mr. Leveille answered that it appears whiter on the screen, but that it
would be a muted white.
Jeff Schneidereit, project architect and representative, explained the evolution of the
project design indicating that the intent was to be more in keeping with the Spanish
styles seen in San Luis Obispo. He noted how the current project included more
porches and roof articulation than the previous version. He emphasized the importance
of the central courtyard as a project common area and clarified that the project was well
under the maximum allowed density and parking was provided underground. He added
that the site buildings themselves retained site soil eliminating the need for property line
retaining walls.
Draft ARC Minutes
July 15, 2013
Page 5
Commr. Hopkins asked Mr. Schneidereit to describe the landscape that will be used to
camouflage the podium. Mr. Schneidereit showed the variety of plant materials
proposed on the landscaping plan including trees, shrubs, and trailing vines that would
provide podium screening.
Commr. Wynn questioned the material proposed to screen the garage openings. Mr.
Schneidereit answered it would be wrought iron.
Commr. Palazzo questioned if the roof tiles were clay two-piece or an S-tile. Mr.
Schneidereit answered it is intended to use the two-piece clay where it is visible on the
edges and then continue with the use of the S-tiles. Commr. Palazzo questioned if the
wrought iron railing on the final design per owner was actual wrought iron or metal
tubing. Mr. Schneidereit answered that it was wrought iron.
Commr. Curtis questioned how many parking spaces would be provided by each unit
and if there was any guest parking provided.
Mr. Schneidereit answered that two parking spaces per unit were provided and that
there is no requirement for guest parking.
PUBLIC COMMENTS:
Carlyn Christianson, San Luis Obispo, expressed concern about the stability of the
Pismo Street slope and its potential impact on the Vista Grande development including
the pool. She supported staff's proposed Condition No. 9 requiring an update to the
geotechnical report and that project grading incorporate the report's recommendations.
David Dawson, San Luis Obispo, expressed concern about the project looming and
affecting their privacy. He took issue with the project not including guest parking
because there is already not enough parking on the street in the area.
Blake Irving, San Luis Obispo, expressed concern with the size of the proposed
development and its potential impact on the soil and planting in the landscape
easement between the properties
There were no further comments from the public.
Mr. Leveille clarified that the site is zoned R-4 and that the project is well below the
maximum allowed density.
Chairperson Duffy questioned if there was a parking reduction request. Mr. Leveille
answered no.
Commr. Curtis asked which decision -making body would review the airspace
subdivision. Mr. Leveille responded that the four -unit subdivision is a minor subdivision
that is handled by the Hearing Officer at the Director's subdivision hearing
Draft ARC Minutes
July 15, 2013
Page 6
COMMISSION COMMENTS:
Commr. Wynn expressed concerns with the project massing and thought it was a large
project for the neighborhood. He added that he would like to see more details on the
windows and other building elements.
Chairperson Duffy felt comfortable with the level of details that were included in the
plans.
Commr. Curtis expressed concern with the lack of off-street parking for guests in the
project, but understood the restrictions to adding extra parking because of the slope
stability.
Mr. Gallagher commented that the street parking is not heavily utilized at night, and that
day parking is more frequent. He noted that there is a parking garage a block away. He
also stated that there have been numerous geological studies done over the past ten
years and was quite comfortable that if the recommendations of these studies were
followed that the site would be secure.
Commr. Hopkins liked the project scale and thought it was a nice fit.
Commr. Curtis was comfortable that the project is consistent with the Community
Design Guidelines and the landscaping plan does conceal the podium as much as
possible.
Vice -Chair McCovey-Good was comfortable with the massing. Chairperson Duffy
agreed.
Commr. Wynn liked the gabion wall. Commr. Curtis agreed.
There were no further comments made from the Commission.
On a motion by Commr. Wynn, seconded by Commr. Palazzo, to continue the project to
a date certain, August 5, 2013, with direction to: refine the colors board (roof tiles).
modify windows to be inset and usea hi h- uali material no vinyl): provide details of
the metal screens for the podium openings, railings, lighting, and the abion wall: and
include site sections showing the relationship of the site to adjacent properties with
dimensions of key interior spaces
AYES: Commrs. Wynn, Palazzo, Curtis, Hopkins, McCovey-Good, Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion carried on a 6:0 vote.
Draft ARC Minutes
July 15, 2013
Page 7
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas
4. Commission:
Commr. Wynn suggested that the language on the agenda be updated to properly
instruct speakers to state their City of residence, rather than their street address.
He also suggested that the first page of the resolution be printed on a different color
page to be easier to locate in the packet.
Commr. Hopkins mentioned that the historic house at the corner of Palm and
Nipomo had recently been painted and looks beautiful.
ADJOURNMENT: The meeting adjourned at 8:05 p.m.
Respectfully submitted by,
Donre Wright
Recording Secretary