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HomeMy WebLinkAbout05-15-2000 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 15, 2000 - 5:00 p.m. ROLL CALL: Present: Commissioners Mark Chandler, Zeljka Howard, Mark Rawson, Chairperson Charles Stevenson, Rob Schultz, Jennifer Metz and Jim Lopes Absent: Commr. Chandler Staff: Associate Planner Peggy Mandeville PROJECTS: _____________________________________________________________________ 1014 Palm Street. ARC 49-00; Review of a proposed second floor addition to an existing historic building; O-H zone; George O'Neill, applicant. Pam Ricci Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission grant schematic approval to the project with direction, which she outlined. The public hearing was opened. Tom Martin, applicant's representative, described the project and Commr. Lopes asked about using divided lights downstairs. Applicant said that he had considered it, but thought that it looked too busy. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes said that the applicant took a sensitive approach to the project and he agreed with the Cultural Heritage Committee conditions. He also wants divided lights downstairs, and he could support a height exception given the fact that the project is compatible in scale with the neighborhood. Commrs. Metz, Schultz and Rawson agreed that this is a nice project. Commr. Howard commented that she would like to see the stairs removed. Commr. Stevenson said that this is a great approach to save the building. Commr. Rawson stated that the design is appropriate due to the character of the existing building, and that he would like to explore the idea of divided lights and have the applicant bring back an elevation. Minutes - ARC Meeting May 15, 2000 Page 2 On motion by Commr. Rawson and seconded by Commr. Schultz, the ARC granted schematic approval of the project with the following direction: 1. The applicant shall explore the use of divided lights by submitting a building elevation with and without divided lights. AYES: Commrs. Howard, Rawson, Stevenson, Schultz, Metz and Lopes NOES: None ABSENT: Commr. Chandler The motion passed. 2. 1015 Nipomo Street. MOD 62-98; Modification to an approved ARC application to change courtyard pavement materials from brick to red concrete; C-C-H-PD zone; Mary Mitchell-Leitcher, applicant. John Shoals Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission deny the project and direct the applicant to install the brick courtyard as shown on the approved ARC plans, based on findings, and subject to conditions and code requirements, which she outlined. Tim Woodle, applicant's representative, described the requested revisions. The Public Hearing was opened. The Public Hearing was closed. COMMISSION COMMENTS Commrs. Metz, Schultz, Rawson and Howard supported the staff recommendation which denies the modification. Commr. Schultz stated he would also consider the use of a combination of brick and concrete as an alternative. Commr. Metz said that brick might work well in narrower areas. Commr. Lopes said that he would like to agree with staff's recommendations, but he has a concern with the evenness of the bricks. Commr. Stevenson commented that he has seen good examples of stamped concrete so he would not rule out that alternative, but it could be expensive. Minutes - ARC Meeting May 15, 2000 Page 3 The Public Hearing was re-opened. Tim Woodle asked for a continuance so that applicant could look at the Commission's suggestions. The Public Hearing was closed. On motion by Commr. Lopes and seconded by Commr. Howard, the Architectural Review Commission continued consideration of the project to a date uncertain, to allow applicant an opportunity to provide more specific alternatives to the brick paving. AYES: Commrs. Howard, Rawson, Schultz, Chandler, Metz and Lopes. NOES: None ABSENT: Commr. Chandler The motion passed. 3. 3550 Broad Street. ARC 204-99; Review of a proposed 150,000 square foot commercial building; C-S zone; Broad Street LLC, applicant. Whitney McIlvaine Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission approve the Negative Declaration with mitigation measures, and grant final approval to the project, based on findings, and subject to conditions and code requirements, which she outlined. The Public Hearing was opened. Applicant's representatives, Burt Caldwell and Mike Peachy, described the project and the architecture and noted that the applicant had made an effort to soften the building's appearance. Commr. Lopes asked questions about the building height and the history of the project, and said that he feels uncomfortable knowing that the project is a fiber optic utility building. He asked whether portions of the building could be lower and whether it would be feasible to recess the building into the ground. Commr. Caldwell described a need for room height. Mr. Peachy said that due to the floodplain there is a need to stay above ground. Commr. Metz questioned why there were two kinds of cultured stone used in the project, and also the scale of the stone, and Mr. Peachy responded that one is for the Minutes - ARC Meeting May 15, 2000 Page 4 building and one is for the landscape. Commr. Stevenson asked if applicant had a response to PG&E's requirement that no large trees be planted in the easement. A representative with Firma, project landscape architect, replied that this issue may be negotiable, if the applicant complies with regulations and uses large shrubs. Commr. Stevenson asked where the applicant is tying in to the fiber optic cable line and the response was at the Railroad and Level 3 building next door. Peter Evans, 205 South Street, San Luis Obispo, viewed sample poles and felt that they blocked views to the east. Rob Strong, applicant's representative, addressed the building setback in relationship to what is allowable. Mark Fleming said that this type of business is fast growing and there is a need for it, since this is the wave of the future. The Public Hearing was closed. COMMISSION COMMENTS Commr. Howard stated that she agrees with the staff recommendation and that this is a nice design given the tremendous challenge. Commr. Schultz indicated that he agrees with the staff recommendation, although he would like more information on the visual and aesthetics impacts of this project, perhaps some sort of visual simulation. Other issues of concern are parking and the setback, which should be kept at 50 to 150 feet. Commr. Metz said that she preferred one cultured stone treatment, perhaps ledge stone. She said that it is unfortunate that PG&E is restricting plant materials within their easement and encouraged the applicant to negotiate with PG&E. She said that she prefers more trees along Broad Street and that accent trees should be increased in number larger than 15 gallon. Commr. Metz did state, however, that the trees may block the mountain views, perhaps not with view corridors. She feels that pittisporum is too small for this project, and the turf in front will look nice, but will not be used by people, and therefore she prefers plants that require less water rather than turf in this area. Commr. Metz stated that the colors are nicely chosen, and she would like more pervious surfaces. She suggested that backflow devices should be screened and irrigation heads should be buried. Minutes - ARC Meeting May 15, 2000 Page 5 Commr. Lopes said that the Scenic Roadway policies are directive. Section 1 of the Negative Declaration notes a potentially significant impact with mitigation. Commr. Lopes suggested that the project should be continued and applicant should have an independent person prepare a visual analysis. He also would like to see a traffic study for this project and feels that the project scale is large enough to have a growth inducing impact. Commr. Stevenson said that he has the same concerns as Commr. Lopes regarding the construction of large buildings for fiber optics. He questions how that will impact our community. He felt that the architect had done a fine job, but perhaps the project may be more appropriate away from the city's main roadway corridor. Commr. Stevenson suggested that the City should be looking at where these buildings should be located and would like to see additional visual and graphic analyses and follow-up with PG&E. Growth inducing impacts should be addressed. He said that the City needs to be careful where we allow these uses. The Commissioners discussed architectural vs. use issue. Commr. Howard said that form follows function, and Commr. Lopes said that environmental review needs to address growth inducing impacts of fiber optic uses. On motion by Commr. Lopes and seconded by Commr. Schultz, the ARC continued consideration of the project to a date uncertain, with the following direction to staff and the applicant: 1. Provide a visual analysis prepared by an expert in the field to address and reduce potential visual impacts to a level of insignificance. 2. Discuss the planting restriction with PG&E, and provide the Commission any revisions to the landscape plan within the PG&E easement. 3. Address the cumulative impacts this project and similar ones may have on the main streets of the city. 4. Complete the unfinished sentence in the initial study. AYES: Commrs. Stevenson, Schultz and Lopes NOES: Commrs. Howard and Metz ABSTAINED: Commr. Rawson ABSENT: Commr. Chandler The motion passed. Minutes - ARC Meeting May 15, 2000 Page 6 4. 950 High Street. ARC 14-00; Review of a new bus shelter standards in the Railroad Historic district; C-S-S-H zone; City of San Luis Obispo, applicant. Michael Codron On motion by Commr. Lopes and seconded by Commr. Schultz, the ARC continued this project without discussion to the June 5, 2000 meeting of the Architectural Review Commission. AYES: Commrs. Howard, Stevenson, Schultz, Metz and Lopes NOES: Commrs. None ABSENT: Commrs. Chandler and Rawson The motion passed. 5. Edna-Islay Area (southwest corner of Fuller Road and Larkspur Street). ARC 14-00; Architectural review of house designs and site improvements for a new 46 unit residential subdivision with possible fence height, and building height and setback exceptions; Hertel & Sons, Inc., applicant. Peggy Mandeville Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission grant final approval to the project without exceptions, based on findings, and subject to conditions and code requirements, which she outlined. The Public Hearing was opened. Bob Fowler, applicant's representative, passed out revised conditions proposed by the applicant. Commr. Lopes asked about draining the corner to Fuller Road instead of Larkspur Street. Commr. Schultz asked about the height of fencing between houses, and Mr. Fowler replied 5 feet. Commr. Stevenson said that he appreciated seeing the streetscape detail. Jerry Goost, 973 Goldenrod, San Luis Obispo, stated that customer service items have not been taken care of, the wrought iron is rusting and that the project needs a fence higher than 5 feet. Minutes - ARC Meeting May 15, 2000 Page 7 Ray Blair, 4300 Broad, San Luis Obispo, said that this is a nice project, but he has a concern that water may come onto his property. Brian Conroy, applicant's representative, described the architectural details of the project. The Public Hearing was closed. COMMISSION COMMENTS Commr. Howard commented that the design and layout was nice. She also said that garages always face the street, form follows function, and when the garage door is open everyone sees the junk in the garage. Commr. Metz said she would like to see more difference between Plans 2 and 3 and that she liked the interlocking paver idea. Commr. Schultz said a motion for approval should contain the addition of 6 foot solid fences, windows be included in all garage doors, Pad 12 lowered to the maximum extent feasible and still provide adequate drainage, and reduce the height of the walls on lots 12 and 8. It was also suggested that the applicant explore fence locations, stepping them back. Commr. Metz said that she didn't like the design of Plan 2. She commented that the 6 foot fence should be required and that all garage doors should be the same, with regular 2-car garages. Commr. Stevenson agreed with the other comments. Commr. Lopes said that he would opt for extending the house toward the street. Commr. Stevenson said that he didn't see any advantage to making big changes now, since we are in the last part of this phase. On motion by Commr. Schultz and seconded by Commr. Lopes, the ARC granted approval of the project, based on the following findings and subject to the following conditions and code requirements: Findings 1. The proposed designs are appropriate at the proposed location and will be compatible with the surrounding land uses because they are architecturally compatible with existing homes in the Edna-Islay neighborhood. Minutes - ARC Meeting May 15, 2000 Page 8 2. As conditioned, the project’s design is appropriate for the Low Density Residential zone, and will contribute to the quality of life in San Luis Obispo consistent with the goals contained in the City’s Architectural Review Guidelines. 3. A Negative Declaration with mitigation measures adopted by the Council August 17, 1999 for the residential subdivision. The California Environmental Quality Act (CEQA) does not require further study of the residential development. Conditions 1. The project shall be in substantial conformance with the ARC approved plans. Any substantial exterior changes to the building designs will require additional architectural review. 2. All applicable conditions of approvals of the City Council approval of the tentative map for Tract 2289 shall remain in effect. 3. Final project design shall comply with all requirements of the Edna-Islay Specific Plan. 4. The house designs shall comply with all R-1 development standards, including setbacks, building heights and lot coverage, with the following exceptions: a. The street front building setback for Lots 7, 8, and 40 shall be 10 feet along Fuller Road and Goldenrod Lane. b. Street yard fencing along Fuller Road shall be set back a minimum 3 feet from the Fuller Road property line and stepped back (retaining wall separated from fence) to allow a maximum 6-foot height. c. Six-foot high fence for Lot 12, five feet behind Fuller Road property line. 5. In order to provide more variation in the home designs, a fourth design shall be created or changes be made to one or both of the two story designs to make them less similar. Additionally, to reduce the visual impact of the garages, some of the home designs shall contain side loaded garages or garages that are recessed from the remainder of the dwelling. 6. An additional siding material (such as cultured stone) shall be incorporated into the home designs to provide visual interest and more of a distinction between the home designs. 7. All garage doors shall include window panels. rd 8. The paving in front of the 3 parking stall shall be constructed of an alternative pervious paving material. Alternative paving materials include, but are not limited to: Minutes - ARC Meeting May 15, 2000 Page 9 eco-block, interlocking pavers, cobblestone or other material determined to be of equivalent performance, strength, quality and durability. 9. Wrought iron fencing shall be used along the lot lines abutting the creek. 10. Operable gates shall be located within backyard fences that abut a street or the bikepath. 11. Six-foot high solid fences shall be constructed between residential properties. 12. The building pad for Lot 12 shall be lowered to the maximum extent feasible to reduce the retaining wall height along Fuller Road. Solid fencing shall be used to screen the rear yard. 13. Fencing on Fuller Road and Larkspur Street shall not be located or designed in such a way that the development appears to turn its back to the street. 14. The design of the pedestrian bridge shall be reviewed and approved by the Community Development Director. Code Requirements 1. It is necessary to be certain that all City facilities fall within proposed easements or property deeded to the City. All-weather access (12’ min. width) shall be provided to every sewer manhole that is not in a paved street. 2. A water allocation is required, due to the additional demand on the City’s water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City’s Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project’s Water Impact Fees, at a rate of $150 per bathroom retrofitted. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. 3. Water and wastewater mains will be required to be extended along the tract frontage on Fuller Road, as well as in each of the streets within the tract. A portion of the cost to provide these facilities may be reimbursable to the applicant by other property owners sharing frontage along these improvements. 4. All fire sprinkler systems shall be designed to the Edna Saddle Pressure Zone (elev. 340’), though the tract will initially be served from the Terrace Hill Pressure Zone (elev. 415’). All fire hydrant flow calculations shall be based on the lower pressure zone, as well. 5. The existing sewer lift station at the intersection of Larkspur and Fuller shall be removed and the gravity sewer connected to the gravity sewer system extension in Minutes - ARC Meeting May 15, 2000 Page 10 Fuller Road. All landscaping in and around the temporary lift station site shall be restored to match surrounding landscaping. Sewerage of the tract is dependent on the transfer of the County Airport Lift Station to the City, or the construction of a new lift station in the same vicinity. AYES: Commrs. Howard, Stevenson, Schultz, Metz and Lopes NOES: None ABSTAINED: Commr. Rawson ABSENT: Commr. Chandler The motion passed on a 5:1:1 vote. Minutes - ARC Meeting May 15, 2000 Page 11 6. Staff. Ann Slate requested input from the Commission on Arnold Jonas' replacement and the issues a new director will face. The Public Hearing was opened. The Public Hearing was closed. COMMISSION COMMENTS The meeting adjourned at 9:20 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, June 5, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Peggy Mandeville Recording Secretary