HomeMy WebLinkAbout10-21-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
October 21, 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 September 16, 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. 862 Aerovista Place. ARC 105-13; Review of two new commercial buildings
totaling 37,000 square feet on an undeveloped property; BP-SP zone; Volny
Investment Company, applicant. (Marcus Carloni)
COMMENT & DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planners: Marcus Carloni
city of Meeting Date: Oct. 21, 2013
San WIS OBI PO Item number: 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of two new commercial buildings totaling 37,230 square feet with
associated site improvements.
PROJECT ADDRESS: 862 Aerovista BY: Marcus Carloni, Assistant Planner .�,
Phone Number: (805) 781-7176
e-mail: mearloni@slocity.org
FILE NUMBER: ARC 105-13 FROM: Pam Ricci, Senior Planne4�:F-
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions,
SITE DATA
Applicant
Volny Investment Company
Representative
Steven D. Pults, AIA & Associates
Zoning
BP (Business Park Zone)
General Plan
Business Park
Site Area
110,573 square feet (2.5 acres)
Environmental
Categorically exempt from
Status
environmental review under
Sections 15332 (In -Fill
Development Projects) and
15333 (Small Habitat Restoration
Projects) of the CEQA Guidelines.
SUMMARY
The project includes development of a vacant property with two buildings totaling 37,230 square
feet (Building A: 9,830 sq.ft. single -story, Building B: 27,400 sq.ft two-story). The project's
proposed contemporary design is compatible with the design and scale of existing neighboring
structures and is consistent with the Airport Area Specific Plan (AASP) Design Guidelines with
the exception of the following; 1) the lack of outdoor pedestrian amenities for Building A [see
section 3.1], and 2) providing parking aisles which are parallel to the proposed buildings rather
than perpendicular [see section 3.1]. Additionally, staff is looking to the ARC to provide
feedback on the wall proportions of the secondary entrance facade for both buildings [see section
ARC 105-13 (862 Aerovista Place)
Page 2
3.2].
1.0 COMMISSION'S PURVIEW
The ARC's role is to review the project in terms of its consistency with the design guidelines for
the Airport Area Specific Plan.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is located near the northwest corner of Aerovista Place and Broad Street
within the Airport Area Specific Plan (AASP). Properties to the north are within County
jurisdiction and are developed with a mix of service commercial uses and offices. The parcel
immediately to the west is vacant, the parcel immediately to the east recently had plans
approved by the ARC to construct a two-story 37,000 square -foot office building, and
properties to the south across Aerovista Place are developed with multi -tenant office
buildings.
Site Size
110,573 s.f. (2.5 Acres)
Present Use & Development
Vacant
Topography
Gently sloped
Access
One driveway from Aerovista Place.
Surrounding Use/Zoning
North: Auto Body repair use, County Land
South: Various office uses incl. Regional Water Board, zoned
Business Park (BP)
East: Approved Office Project, zoned Business Park (BP)
West: Vacant, zoned Business Park (BP)
2.2 Project Description
The project proposes the development of a vacant site with new buildings and associated site
work to include the following (Attachment 3, Project Plans):
1. Two buildings utilizing contemporary architecture finished with plaster, metal siding,
metal awnings, and window glazing.
a. (Building A) 9,830 square -foot, 22-foot tall, single -story building fronting
Aerovista Place.
b. (Building B) 27,400 square -foot, 32-foot tall, two-story building at the rear of
the property.
2. 135 parking spaces central to the property (between the two buildings).
3. Pedestrian walkways delineated by concrete paving.
4. Landscaping (Attachment 3, Project Plans, Sheet L1) and minor wetland restoration
(Attachment 3, Project Plans, Sheet C-1, Callout 18).
ARC 105-13 (862 Aerovista Place)
Page 3
2.3 Project Statistics
Item
Proposed'
Ordinance Standard 2
Street Yard setback (Buildings)
15 feet 7± inches3
16 feet
Interior yard setback (Parking Lots)
10 feet
5 feet
Interior yard setback (Buildings)
10 feet (minimum)
0 feet
Max. Height of Structure(s)
32 feet maximum
45 feet
Coverage (buildings & paving)
65.8%
80%
Parking Spaces
1 per 276 sq. ft. =135 spaces
1 per 300 sq. ft.
Landscaping
25%
20% minimum
Notes: 1. Applicant's project plans submitted 7/15/2013
2. City Zoning Regulations
3. Condition of approval #4 ensures a 16 foot minimum setback will be provided.
3.0 PROJECT ANALYSIS
3.1 Site Plan: The proposed buildings are placed at the front and rear setbacks of the subject
property (Attachment 3, Project Plans,). Consistent with the Airport Area Specific Plan
(AASP) Design Guidelines, the proposed buildings will be separated by a central parking
areal accommodating 135 parking spaces and parking lot landscaping. The smaller single -
story building (Building A) parallels its longest fagade to Aerovista Place2 and fronts directly
on the landscaped setback area between the street and the building.3 Building A proposes a
pedestrian entrance from the off -site pedestrian circulation system (sidewalk)4 as well as a
pedestrian entrance from the central parking lot. Pedestrian routes are delineated by concrete
paving, landscaping, and light bollards.
Additionally, the project includes outdoor pedestrian use areas adjacent to Building B which
include bench seating and landscaping, consistent with the AASP Design Guidelines.
However, this amenity is not provided for Building A. The site plan, with some adjustments,
to landscaping could accommodate an outdoor use area near the northwest corner of the
building. Condition of approval #5 ensures plans submitted for a building permit will
provide outdoor pedestrian amenities for Building A consistent with Goal 5.35 of the AASP
Design Guidelines.
1 AASP Goal 5. 1, Guideline B: Parking should be located behind or along the sides of buildings.
2 AASP Goal 5. 1, Standard 5.1.1: Principal buildings shall be oriented parallel to the street.
3 AASP Goal 5.1 Guidline A: Buildings are encouraged to front directly on the landscaped setback adjacent to the
street right-of-way rather than locating parking between the street and building.
a AASP Goal 5. 1, Guidelines C., The main entrance to any building with frontage on theprimary street serving the
project should be oriented toward the primary street.
5 AASP Goal 5.3: Attractive and comfortable outdoor pedestrian use areas near or adjacent to buildings.
ARC 105-13 (862 Aerovista Place)
Page 4
The central parking area includes parking aisles oriented parallel to the buildings rather than
perpendicular. The AASP Design Guidelines include a standard for parking to be
perpendicular to buildings6 to avoid pedestrians walking between cars. The applicant
proposes an 8.5-foot wide (minimum) pedestrian route through the central parking area
connecting Building A to Building B. Staff finds the proposed pedestrian route to sufficiently
meet the intent of the Design Guidelines by providing a safe and delineated pedestrian path
through the parking area.
3.2 Building Design: As stated in section 2.2 above, the two buildings will be a
contemporary design finished with a consistent use of plaster, metal siding, metal awnings,
and window glazing on all sides of the building? (Attachment 3, Project Plans, Sheet T-2).
The proposed design is compatible with the design and scale of neighboring structures on
Fiero Lane, Aerovista Place, and Broad Street which consist of one and two story rectilinear
structures.8 The design also includes varied heights between buildings9 with the smaller (22-
foot tall) single -story building (Building A) fronting Aerovista Place and the taller (32-foot
tall) two-story building (Building B) at the rear of the property.
Consistent with the AASP Design Guidelines, the design includes multi -planed surfaces and
significant horizontal and vertical articulation to provide visual interest and maintain a sense
of scale.10 The rooflines of both buildings vary in height" with Building B, in particular,
providing a stepped roofline from one to two stories. Additionally, both buildings pprovide
pedestrian scale awnings and pedestrian paths to highlight the main entrances, 2 with
Building A also providing a formal pedestrian entrance stair from the Aerovista Place
sidewalk framed by landscaping and bollard lighting.13
Staff is supportive of the design for both buildings with a minor exception; the lower half of
the secondary entrance fagade (south elevations) appears out of proportion with the upper
6 AASP Goal 5.4, Standard 5.4.2: Where parking layout exceeds two rows in depth (i.e., one double -loaded parking
bay), parking lot aisles shall be oriented perpendicular to the building(s) (i.e., aligned in direction ofpedestrian
movement) to increase pedestrian safety.
RASP Goal 5.14, Guideline A: Within a given architectural design, the exterior appearance of a building should
receive a consistent treatment of material and colors on all sides, although the proportion of materials may
vary.
B AASP Goal 5.9: Buildings whose architectural character will contribute to the establishment of the Airport Area
as an attractive, high quality business center,
9 AASP Goal 5.11, Guideline B: Building heights should be varied both within and between sites to provide visual
interest and to mitigate the scale of the buildings. Lower building heights should be used near entrances, plazas
and other gathering places to maintain human scale.
io AASP Goal 5.10, Guideline A: Bold offsets and articulations of the wall plane should be used to: reduce the
apparent overall building mass; create a play of shadow; provide visual interest; and maintain a sense of scale.
u AASP Goal 5.11, Guideline C: Rooflines should be varied to add character and interest to buildings. Roof forms
that reference rural, agricultural buildingprototypes are preferred over flat roofs.
iz AASP Goal 5.10, Guideline B: Facades that face public streets shall be articulated to give human scale, reduce
the apparent mass of large buildings, to add visual interest and avoid the uniform, impersonal appearance
typical of many large industrial and office type buildings.
13 AASP Goal 5.12, Guideline D:Building entries should be clearly defined and highly visible
ARC 105-13 (862 Aerovista Place)
Page 5
half of the fagade (see images below). Staff suggests that this concern with wall proportions
be addressed by raising the height of the base of the wall projections (shown in white in the
images below) to align with the height of the base of the central canopy. This would also
provide the opportunity for additional window glazing, Staff is looking to the ARC to provide
feedback on this concern.
4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval/code requirements.
ARC 105-13 (862 Aerovista Place)
Page 6
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 Design Guidelines.
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced size project plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Attachment 1
RESOLUTION NO. ####-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION GRANTING ARCHITECTURAL REVIEW APPROVAL FOR TWO
COMMERCIAL BUILDINGS TOTALING 37,320 SQUARE FEET WITH ASSOCIATED
SITE IMPROVEMENTS AND ADOPTION OF A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW UNDER SECTIONS 15332 AND 15333 OF THE
CEQA GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED OCTOBER 21, 2013
862 AEROVISTA PLACE (B-P ZONE; ARC105-13)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on October 21, 2013, pursuant to a proceeding instituted under ARC 105-13,
Volny Investment Company, applicant; 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.
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
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 105-13), based on the following findings:
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 Business Park
Zoning designation, and will be subject to conformance with all applicable building, fire, and
safety codes.
2. The proposed use conforms to the General Plan, Airport Area Specific Plan, Airport Land
Use Plan, and meets Zoning Regulations requirements for the Business Park Zone.
As conditioned, the project design maintains consistency with the City's Community Design
Guidelines and Chapter 5 (Community Design) of the Airport Area Specific Plan through its
placement of buildings, parking, and pedestrian amenities that is compatible with the design
and scale of neighboring structures, and by providing significant articulation, varied structure
heights/roof heights, and framed entries in project buildings, .
4. The project is categorically exempt under Section 15332 (In -Fill Development Projects) of
the CEQA Guidelines because the project is within City limits, consistent with applicable
City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by
required utilities and public services. The project is also categorically exempt under section
15333 (Small Habitat Restoration Projects) because the project site is less than 5 acres, does
not include hazardous materials nor produce a significant adverse impact on endangered,
rare, or threatened species, and the wetland enhancement project will be carried out
principally with hand labor and not mechanized equipment.
Resolution No. ARC-####-13
862 Aerovista Place, ARC 105-13
Page 2
SECTION 2. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Department
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. As indicated by the applicant, wetland restoration shall be carried out principally with hand
labor and not mechanized equipment.
3. Final wetland design/construction, including retaining wall placement, slope banks, and earth
moving in the vicinity of the wetland shall be to the satisfaction of the Natural Resources
Manager and any applicable State and Federal resource agencies.
4. Proposed Building A minimally encroaches on the minimum street yard setback from the
Aerovista Place property line. Plans submitted for a building permit shall include a minimum
16-foot street yard setback.
5. Plans submitted for a building permit shall provide outdoor pedestrian amenities for Building
A consistent with Goal 5.3 of the AASP Design Guidelines, to the satisfaction of the
Community Development Director.
6. Plans submitted for a building permit shall include detail drawings, including finish
materials, for all proposed fencing and retaining walls. Retaining wall design/finish material
shall incorporate uneven textures and the color shall be compatible with the adjacent natural
soil color, to the satisfaction of the Community Development Director. The proposed
retaining wall adjacent to the wetland shall be obscured by ground and/or climbing/hanging
plants, to the satisfaction of the Community Development Director.
7. The proposed pedestrian path through the parking lot shall be delineated by an alternate color
from the adjacent parking lot pavement, to the satisfaction of the Community Development
Director.
8. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings. Plans shall clearly note that
all stucco surfaces are not a sprayed -on product and have a smooth hand -finish (steel -
troweled) to the satisfaction of the Community Development Director.
Resolution No. ARC-####-13
862 Aerovista Place, ARC 105-13
Page 3
9. Details of new windows and storefronts shall be shown on plans submitted for a building
permit and shall include the type of glazing and materials for the frames and mullions, their
dimensions, and colors.
10. A comprehensive sign program for the project shall be developed to the review and approval
of the Community Development Director. The sign program shall include information on the
sizes, locations, colors, materials, and types and illumination of signage proposed for the
building and the overall site. Project signs shall be designed to be compatible with the
architecture of proposed buildings and to complement the site's setting. Signs shall utilize
more innovative and attractive solutions such as raised, backlit metal letters, halo lighting or
external lighting rather than plastic cabinet signs or channel letters with internal illumination.
The Director may approve signage if he finds that the proposal conforms to the sign
regulations, and is in keeping with the design characteristics of the building. The Director
may refer signage to the ARC if it seems excessive or out of character with the building.
11. Site furniture shown on ARC approved plans shall be installed/located in the outdoor use
area prior to occupancy.
12. 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
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."
13. Parking lot lighting shall not exceed a height of 21 feet from the adjacent grade to the bottom
of the fixture.
14. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of proposed condensers and other mechanical equipment to be
placed on the roof to confirm that parapets and other roof features will adequately screen
them. A line -of -sight diagram may be needed to confirm that proposed screening will be
adequate.
15. 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.
16. 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
Resolution No. ARC-####-13
862 Aerovista Place, ARC 105-13
Page 4
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.
Public Works — Engineering
17. The architectural site plan, civil plans, and landscape plans shall all agree with the building
plan submittal. The plans shall be consistent with the conditions of approval, Airport Area
Specific plan requirements, and City Engineering Standards.
18. The building plan submittal shall show and label all existing public and private easement for
reference. The plan shall show all existing and proposed utilities or improvements located
within the easements. The location of the adjoining Septic Leach Field Easement or revised
location was not clear from City records available at the time of this review. Encroachments
into easements and/or relocation of easement improvements may require the approval of the
respective grantee(s).
19. The final drainage report shall show compliance with the Waterway Management Plan
Drainage Design Manual for pre vs. post runoff. The design and analysis shall clarify that
the post development runoff will not exceed the pre -development for all storm events
including the 100-year storm.
20. The final drainage report and plans shall show compliance with City Engineering Standard
1010.B for water quality treatment. The report and plans shall show compliance with the
City's Interim Low Impact Development Standards for a Tier 3 project. The proposed LEED
site improvements could be included in the report and analysis for reference.
21. The building plan submittal shall include an Operation and Maintenance Manual for the
stormwater system. A separate Private Stormwater Conveyance Agreement shall be recorded
prior to final inspection approvals of the stormwater system.
22. The project soils report shall include a specific review of the building pad construction and
foundation design as it relates to the proposed wetland retention area, slope banks, retaining
walls, vegetated swales, open detention basins, and sub -surface detention/infiltration basin
improvements.
23. The building plan submittal shall include a complete erosion control plan and SWPPP
submittal in accordance with City Standards and Ordinances and RWQCB Permit
requirements. The grading and erosion control plans shall include reference to the state
issued WDID number.
Resolution No. ARC-####-13
862 Aerovista Place, ARC 105-13
Page 5
24. The building plan submittal shall include all details, signage, and striping for the parking lot
improvements including directional pavement marking/signing and access controls at the
entrance driveway. The driveway approach width and striping plan could consider a single
entrance lane and two exit lanes to provide for dedicated left and right exit movements. The
final street tree locations and planting plan shall consider line of sight distances at the
proposed entrance driveway.
Public Works — Transportation
25. The project shall comply with the Airport Area Specific Plan. The Specific Plan calls for
direct pedestrian access to be provided from the street to the main entrance. Additionally, the
Specific Plan requires employers with 25 or more employees to develop trip reduction
program.
26. Long and short-term bicycle parking shall be provided in accordance with Table 6.5 of the
Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the rear
tire resting at floor level. Peak racks (Peakracks.com) or inverted "U" racks can be used for
short term bicycle parking. Inverted "U" racks used for short-term parking shall comply with
City Engineering Standard 7930 and the City's Community Design Guidelines which
identify minimum clearances from other features. Short-term bicycle racks shall be placed in
visible locations near public entries. Details of the short and long-term bicycle parking shall
be provided on the project's construction plans including rack design, location, clearances
and circulation for users in compliance with manufacturers' standards.
27. The building plan submittal shall include the final details for the "street type" entrance. The
plan shall include details for street drainage, plantings, and an accessible path per ADA and
City Engineering Standards. The right-in/right-out vehicle controls shown with the ARC
submittal is not a project condition of approval. If proposed, the applicant shall clarify the
intent and expectations for circulation to and from these buildings.
Utilities Department
28. Please verify whether a separate water meter is proposed for landscape irrigation to the site.
29. The project site is within the City's Water Reuse Master Plan area, however the City's
recycled water distribution system may not be extended to the site for a few years. Applicant
shall consider designing to the standards described in the City's Procedures for Recycled
Water Use so that recycled water may be used for irrigation of the site's landscape when it is
available in the future.
30. Applicant shall contact Tom Martin, General Manager of San Luis Garbage Company (SLG),
and obtain in writing that the proposed trash enclosure meets the SLG requirements. Tom
Martin can be contacted at 805-543-0875.
Resolution No. ARC-####-13
862 Aerovista Place, ARC 105-13
Page 6
31. The landscape and irrigation plans shall be in compliance with the City's Municipal Code
Chapter 17.87 and Engineering Standards. The requirements can be found online at:
htt]2://www.slocity.orutilities/download/en 5tandardsnewland. df
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 21" day of October, 2013.
Pam Ricci, Secretary
Architectural Review Commission
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SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
September 16, 2013
ROLL CALL:
Present: Commissioners Anthony Palazzo, Greg Wynn, Vice -Chair Michelle
McCovey-Good, and Chairperson Jim Duffy.
Absent: Commissioners Hopkins, Ehdaie, and Curtis.
Staff: Senior Planner Pam Ricci, Planning Technician Rachel Cohen, and
Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of September 9, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
PUBLIC HEARINGS:
460 Marsh Street. ARC-109-13; Review of a new three-story residential building
and a remodel of existing structure; C-R zone; Michael Hodge, applicant. (Rachel
Cohen)
Planning Technician Rachel Cohen presented the staff report recommending that the
Commission adopt the Draft Resolution which grants final approval of the project, based
on findings and subject to conditions which she outlined.
Thom Jess, project representative, explained the overall project design noting that the
existing house, now used as an office, was preserved because of its street presence
and character. He clarified that the stucco surfaces on the addition would be eliminated
and the stained wood shingles would be the main body surface material. He went over
the revised plans distributed to the Commission at the meeting which responded to the
directional items included in the staff report. He emphasized that the project as
modified had four-sided architecture and was well under the allowed building height.
Draft ARC Minutes
September 16, 2013
Page 2
Mike Hodge, applicant, explained that the intermediate gable that extended over the
roof of the existing house would probably need to be eliminated for the project to comply
with flood zone requirements. Thom Jess went over the changes to the building
architecture to comply with the flood zone requirements.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Wynn had concerns that project parking with the proposed reductions would
not fully meet the demands of the residents and office tenant.
Commr. Palazzo pointed out that the shared garage design would guarantee that the
area was reserved for parking rather than used for storage as often occurs with
individual garages for units.
Commr. Wynn noted that there was usually street parking available in the vicinity of the
site.
Vice -Chair McCovey-Good mentioned that, without the intermediate gable roof, the new
building looked less integrated with the existing house. She suggested that the
architect and staff continue to refine the details of the design to have the two buildings
visually tied together.
On motion by Commr. Wynn, seconded by Commr. Palazzo to adopt the draft
resolution granting final approval to the prodect as recommended based on the revised
plans reviewed by the Commission at the meeting, and with the following modifications
1. Add a reference_ in the second "Whereas" statement: "a revised plan package
preparedby the applicant that included specific responses to directional items
ointed out in the staff report."
2. Modify Condition No. 3 to read: "The exterior walls shall be the finish shingles and
the roofing shall be the high -profile asphalt shingles."
3. Delete Conditions No. 4 & 6.
AYES:
Commrs. Wynn, Palazzo, McCovey-Good, and Duffy
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Curtis, Ehdaie, and Hopkins.
The motion passed on a 4:0 vote.
Draft ARC Minutes
September 16, 2013
Page 3
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast
Pam Ricci provided a forecast for upcoming agendas. She noted that the October
7tn meeting would likely be cancelled.
3. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 6:03 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary