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HomeMy WebLinkAbout07-17-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION July 17, 2000 - 5:00 p.m. Council Hearing Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commissioners Zeljka Howard, Chairperson Charles Stevenson, Mark Chandler, Rob Schultz, Jennifer Metz, and Jim Lopes ABSENT: Mark Rawson STAFF: Associate Planners Whitney McIlvaine and John Shoals PUBLIC COMMENT: Commissioner Stevenson requested that several items be placed on future agendas for commission discussion, including: 1. Note taker (steno clerk) is needed to record minutes to enable staff to better follow the meeting and participate as needed. This is done at other committee meetings and should also be provided at the ARC; 2. Timing of staff reports. Staff reports should be available at the time the public notice is available for the public; 3. Page numbering of ARC agendas. As requested, we want pages numbered sequentially in a location that won’t create confusion for other review bodies; 4. CEQA training for ARC Commissioners; 5. Review of procedures for mitigated negative declarations; and 6. Suggested policies for appropriate size and location of fiber optic switching buildings in San Luis Obispo city limits. ARC Minutes July 17, 2000 Page 2 PROJECTS: 1. 2855 McMillan Avenue. ARC and ER 20-00; Review of a 6,400 sq. ft. industrial building, including shop area, showrooms, storage, office and caretaker’s apartment, and environmental review; M zone; Mike Leicester, applicant. Pam Ricci Whitney McIlvaine, Associate Planner, presented the staff report recommending the Commission continue to a date uncertain to allow the applicant and his representative the opportunity to meet with the adjacent property owner and work out the terms and conditions regarding the use of the existing reciprocal ingress and egress easement on the north side of the property. The public hearing was opened. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes asked about the location and purpose of the project. On motion by Commr. Lopes and seconded by Commr. Metz, the ARC continued this item to a date uncertain to allow the applicant and the adjacent property owner to work out a dispute regarding an access easement that affects project design and site planning. AYES: Commrs. Chandler, Metz, Howard, Lopes, Schultz and Stevenson NOES: ABSENT: Commr. Rawson The motion passed. ARC Minutes July 17, 2000 Page 3 2. a. 3975 S. Higuera. ARC 83-00; Review of a new commercial building; C-S zone; T.K. Development, applicant. Whitney McIlvaine b. 102 Suburban Road. ARC 100-00; Review of a new commercial building; C-S zone; T.K. Development, applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report recommending the Commission grant final approval by separate motions to both projects, based on findings, and with conditions, which she outlined. The public hearing was opened. Lauren Luker, on behalf of the applicant, explained that the object of the project is to achieve continuity of the commercial center with colors and materials. Randy Rea said that it is acceptable to lose the rear doors as recommended by staff and that there are many options to create space for any required internal fire suppression equipment or a delivery corridor. He said the applicant was in agreement with the conditions as received. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes said that the Food 4 Less store is a bare bones, big box style architecture and that he would prefer something different with these buildings. He noted that each storefront could have a different treatment, and felt that the project doesn’t present itself well to the street. Commr. Lopes said that the buildings could have more windows at the rear and recommended a 5-foot wall around the patio for wind protection. Both patios would be subject to traffic noise and he would prefer to see a trellis support beneath the metal awnings. He also felt that the buildings should be reoriented toward the street. He stated that he would like a continuance. Commr. Metz suggested posts for the awnings with vines, including plantings at the front of the buildings and landscaping in the patio areas. She also suggested elimination of the windows at the lower storefronts. Commr. Schultz said that he would eliminate the back doors and would like masonry wainscoting to replace the lower windows at the storefront. He said that he liked the trellis posts and was pleased with the continuity of the design. Commr. Howard said that she does not want to see Marigold II, and that there is no ARC Minutes July 17, 2000 Page 4 point in bringing the back of the building closer to pedestrians. She said that she felt that continuity is not necessarily good and the existing building is nothing to brag about. She felt that the project did not require back doors, but the windows at the rear could be retained. Commr. Chandler said that the masonry needs to be softened with landscaping and suggested adding more trellising at the rear on the blank wall. He liked the parapet design and suggested using something to provide a wind break for patios other than just a block wall. Commr. Stevenson said that the design elements complement the building scale from the parking lot side, but that the rear elevation needed more articulation. The suggested that the patio may need some orientation toward the street, and a 5-foot block wall to help screen the patio from the wind. Commr. Metz said that the trash enclosure should be better screened. On motion by Commr. Lopes and seconded by Commr. Metz, the ARC granted final approval to project No. ARC 83-0, 3975 South Higuera Street, based on findings and subject to conditions, as noted in the follow-up letter to the applicant. Findings 1. The project is exempt from environmental review under CEQA Section 15322 (Infill Development). 2. As conditioned, the project’s design is appropriate for the Service Commercial zone and will be compatible with surrounding development. Conditions 1. The applicant shall submit a final landscaping plan for review and approval by the Community Development Director to include planting adjacent to the rear masonry wall to include trellises or planters with shrubs, trees, or vines to achieve 50% screening of the wall surface. It shall also include planting in the expanded parking area in front of pad D, and new planting at the entrance to center and along the South Higuera frontage of lot 4 where existing landscaping has deteriorated or not filled in. 2. Where, in the opinion of the City Arborist, existing trees are seriously damaged or removed as a result of the proposed construction, the applicant shall replace such trees at a ratio of two to one with a species and size as recommended by the City Arborist. 3. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including ARC Minutes July 17, 2000 Page 5 fixtures, standard and base, shall not be higher than 20 feet above the finished grade approved as part of this permit. Lighting levels measured at the finished grade directly beneath the fixture shall not exceed 10 foot-candles. Individual wall- mounted fixtures that direct light downward only should be used beneath the open gable trusses above storefront entries. Such fixtures shall be subject to review and approval by the Community Development Director. There should be no lighting at all at the rear of the buildings. Avoid fluorescent lighting and use a fixture with broader spectrum lighting beneath the awnings. 4. Building height, including any roof mounted mechanical equipment, shall not exceed 20 feet from average finish grade beneath each building footprint. 5. On the rear building elevations, eliminate all doors; support the metal gable trusses with trellis columns on which vines are trained to grow; and add windows at the rear elevation of each tenant space which are proportionate and similar in design to the windows on the front elevations for review and approval by the Director. 6. Add trellises under the awnings as well as under the canopies on the rear elevations. 7. Use a course of masonry at the base of the front elevations instead of the lower windows proposed in the plans submitted with the application. 8. Provide landscaping planters at the front of the building. 9. Screen the trash enclosure doors. Code Requirements 1. Street trees shall be planted in accordance with City standards, to the satisfaction of the City Arborist. 2. Traffic impact fees shall be paid prior to the issuance of building permits. 3. Water and wastewater impact fees shall be paid prior to the issuance of building permits. Both the Water and the Wastewater Impact Fees are based on the size of the water meter serving each parcel. 4. An accessible path of travel between all buildings on the site is required. 5. “Van accessible” parking stalls shall be provided. 6. 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 ARC Minutes July 17, 2000 Page 6 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. 7. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and Wastewater Impact Fees are based on the size of the water meter(s) installed to serve the project. 8. Appropriate backflow prevention will be necessary on any connection to the City water system if the property includes an active well, or otherwise utilizes well water. If well water is proposed for use on this property, additional requirements may apply. The location of backflow prevention devices is subject to approval by the Community Development Director. 9. Depending on the proposed uses at the site, industrial waste/wastewater pretreatment requirements may apply. The project shall be coordinated with the City’s Industrial Waste Coordinator, Dale Karnes, who can be reached at 781-7425. 10. The required fire flow shall be determined using Appendix III-A of the California Fire Code. 11. Existing fire hydrants are adequate for the proposed development. 12. Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment shall be approved by the Fire Department prior to installation. 13. Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the California Fire Code. 14. Front entry walkways that have vehicle overhang shall be capable of providing a minimum of 4 feet clear width. 15. Parking lot design must be consistent with City Parking and Driveway standards. 16. The applicant must provide motorcycle parking and both short- and long-term bicycle parking consistent with the Zoning Regulations. The location of bicycle racks shall be consistent with criteria stipulated by the San Luis Obispo Bicycle Transportation Plan (1993). 17. The project must comply with inclusionary housing requirements. 18. The project must comply with the California Fire Code to the satisfaction of the City Fire Chief. On motion by Commr. Lopes and seconded by Commr. Metz, the ARC granted final approval to project No. ARC 100-0, 102 Suburban Road, based on findings and subject ARC Minutes July 17, 2000 Page 7 to conditions, as noted in the follow-up letter to the applicant. Findings 1. The project is exempt from environmental review under CEQA Section 15322 (Infill Development). 2. As conditioned, the project’s design is appropriate for the Service Commercial zone and will be compatible with surrounding development. Conditions 1. The applicant shall submit a final landscaping plan for review and approval by the Community Development Director. It shall include new planting along the South Higuera frontage and the Suburban Road frontage of lot 1 where existing landscaping has deteriorated or not filled in. It shall also include planting adjacent to the rear masonry wall to include trellises or planters with shrubs, trees, or vines to achieve 50% screening of the wall surface. 2. Where, in the opinion of the City Arborist, existing trees are seriously damaged or removed as a result of the proposed construction, the applicant shall replace such trees at a ratio of two to one with a species and size as recommended by the City Arborist. 3. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including fixtures, standard and base, shall not be higher than 20 feet above the finished grade approved as part of this permit. Lighting levels measured at the finished grade directly beneath the fixture shall not exceed 10 foot-candles. Individual wall- mounted fixtures that direct light downward only should be used beneath the open gable trusses above storefront entries. Such fixtures shall be subject to review and approval by the Community Development Director. There should be no lighting at all at the rear of the buildings. Avoid fluorescent lighting and use a fixture with broader spectrum lighting beneath the awnings. 4. Building height, including any roof mounted mechanical equipment, shall not exceed 20 feet from average finish grade beneath each building footprint. 5. On the rear building elevations, eliminate all doors; support the metal gable trusses with trellis columns on which vines are trained to grow; and add windows at the rear elevation of each tenant space which are proportionate and similar in design to the windows on the front elevations for review and approval by the Director. 6. Add trellises under the awnings as well as under the canopies on the rear elevations. ARC Minutes July 17, 2000 Page 8 7. Use a course of masonry at the base of the front elevations instead of the lower windows proposed in the plans submitted with the application. 8. Provide landscaping planters at the front of the building and within the patio areas. 9. Provide a 5-foot tall windscreen for the patio area using any of the following: masonry, fencing, landscaped trellises, or a transparent material. Code Requirements 1. Street trees shall be planted in accordance with City standards, to the satisfaction of the City Arborist. 2. Traffic impact fees shall be paid prior to the issuance of building permits. 3. Water and wastewater impact fees shall be paid prior to the issuance of building permits. Both the Water and the Wastewater Impact Fees are based on the size of the water meter serving each parcel. 4. An accessible path of travel between all buildings on the site is required. 5. “Van accessible” parking stalls shall be provided. 6. 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. 7. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and Wastewater Impact Fees are based on the size of the water meter(s) installed to serve the project. 8. Appropriate backflow prevention will be necessary on any connection to the City water system if the property includes an active well, or otherwise utilizes well water. If well water is proposed for use on this property, additional requirements may apply. The location of backflow prevention devices is subject to approval by the Community Development Director. 9. Depending on the proposed uses at the site, industrial waste/wastewater pretreatment requirements may apply. The project shall be coordinated with the City’s Industrial Waste Coordinator, Dale Karnes, who can be reached at 781-7425. 10. The required fire flow shall be determined using Appendix III-A of the California Fire Code. ARC Minutes July 17, 2000 Page 9 11. Existing fire hydrants are adequate for the proposed development. 12. Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment shall be approved by the Fire Department prior to installation. 13. Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the California Fire Code. 14. Front entry walkways that have vehicle overhang shall be capable of providing a minimum of 4 feet clear width. 15. Parking lot design must be consistent with City Parking and Driveway standards. 16. The applicant must provide motorcycle parking and both short- and long-term bicycle parking consistent with the Zoning Regulations. The location of bicycle racks shall be consistent with criteria stipulated by the San Luis Obispo Bicycle Transportation Plan (1993). 17. The project must comply with inclusionary housing requirements. The project must comply with the California Fire Code to the satisfaction of the City Fire Chief. AYES: Commrs. Lopes, Howard, Chandler, Schultz and Metz NOES: ABSENT: Commr. Rawson The motion passed. 3. 4499 Spanish Oaks Drive. ARC 26-00; Review of home designs and site development on 53 single family lots in Tract 1750-6; R-1-SP zone; R. W. Hertel, applicant. John Shoals Commr. Schultz noted that he would refrain from participation in the discussion of this item because he owned property in the near vicinity of this site. John Shoals, Associate Planner, presented the staff report recommending the Commission grant final approval to: six home designs, reduced street yards for certain lots, building colors and materials, landscaping, drainage, noise wall and fencing based on findings and subject to conditions. He also recommended the ARC provide ARC Minutes July 17, 2000 Page 10 directions on one home design (plan 605), including exceptions to building height and street yard for certain lots. The public hearing was opened. Bob Flower of R. W. Hertel discussed his July 11, 2000 letter in response to the ARC’s concerns. He clarified the building total areas, including garages, and explained the process in re-designing the 605 plan, and the proposed 5-foot high wrought-iron fencing along Spanish Oaks Drive five feet back from the street line. He clarified that the drainage was addressed with the subdivision and that the California Regional Water Quality Board (CRWQB) and the Army Corp of Engineers and California Department of Fish & Game have approved the drainage plans. The public hearing was closed. COMMISSION COMMENTS Commr. Stevenson asked for clarification on building heights on the upslope lots and how that would be verified. John Shoals explained that building height will be verified based on the topography of each individual lot. Commr. Lopes asked for clarification on the location and design of the sound wall and fencing along Spanish Oaks Drive. Commr. Chandler indicated that he felt comfortable with some street yard exceptions, but not the building height exceptions. He liked the changes made to the home designs and the concept landscape plan. Commr. Howard commended the architect on the design changes. She was comfortable with the modifications and could support exceptions to street yards and building height. She said that she felt the varied street yards enhance the street appearance, and she did not want to see flat roofs to comply with the maximum building height of 25 feet. Commr. Metz was concerned with landscaping on the 2-to-1 slopes along Spanish Oaks Drive. She was specifically concerned with the selection of plant materials and wanted assurances that the plants would not be removed by the individual homeowners and would be properly maintained. She said that she felt that the 5-foot fencing should be installed at the top of the 2-to-1 slope. Bob Fowler suggested adding language to the CCR’s to assure planting of the materials and proper maintenance. ARC Minutes July 17, 2000 Page 11 Carol Florence of Oasis Landscaping answered Commr. Metz’s questions on plant materials and locations. Commr. Lopes suggested placing a landscape easement with fencing at the top of the lots because he is concerned with individual lot ownership and an inconsistent level maintenance. He was in agreement with building setbacks, but the building height exception should not be granted. Commr. Lopes asked the applicant how he felt about an easement and the homeowners maintaining the landscaping along Spanish Oaks Drive. Bob Fowler said that he prefers to have the homeowners maintain landscaping since it is on individual lots. Carol Florence suggested having landscaping on Spanish Oaks installed early at the same time as the Orcutt Road landscaping so that it will be established and difficult for homeowners to remove. Commr. Stevenson commended the architect on the project changes, but said that he still had concerns with the fencing and landscaping at the double-frontage lots on Spanish Oaks Drive. He wanted to make sure that landscaping screens the rear of the homes and future rear yard decks. He suggested incorporating shrubs and other plant materials to screen the foundations and lower level of the homes. He felt the subdivision would be adequately screened with the additional landscaping, i.e., trees and shrubs, along Orcutt Road, the creek and various locations throughout the development. Drainage was properly addressed, and he felt that the building height exception with a 1-to-2-foot variation (up to 27 feet) was acceptable. He suggested that the developer’s landscape architect, Oasis, prepare a conceptual plan for the rear yards of the double-frontage lots backing up to Spanish Oaks Drive and that they come up with a plant palette of acceptable plant materials for the rear yards of lots along the creek, the permanent open space parcel (Islay Hill) and along Spanish Oaks Drive. He also wanted to make sure that the noise barrier be screened and transition into the natural landscape and hillside. Commr. Lopes asked for clarification on window treatments and expressed concerns with detailing and treatments on side elevations. Randy Rhea of APS Architects indicated that the windows will have a build-up (2x6) stucco trim. Commr. Lopes wanted to see additional detailing and window treatments on side elevations that are visible from Orcutt Road, especially the 604 plan. Bob Fowler agreed to look into additional treatments on side elevations. ARC Minutes July 17, 2000 Page 12 Commrs. Lopes and Stevenson wanted to make sure that the noise barrier along Orcutt Road was screened from view and transitioned into the natural topography and vegetation. Carol Florence and applicant agreed that the wall could be designed to “die out” into the natural topography rather than being stepped up to 6 feet. Commr. Chandler asked for clarification on the street yards for lots 39 to 45. He wanted to know how many buildings were set back 10 feet. Associate Planner Shoals stated that one or two were 10 feet back from property lines, and most are between 12 to 18 feet, which is an average of about 14 feet. Commr. Lopes made a motion to approve the project, with modifications, based on the following findings and subject to following conditions: General 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. 2. The proposed building designs and locations, as amended by the ARC, comply with the special areas of concerns and requirements established under the Edna-Islay Specific Plan, adopted February of 1982. 3. The proposed use is exempt from environmental review because the City of San Luis Obispo City Council adopted an environmental impact report in 1982, and the California Environmental Quality Act (CEQA) does not require further study of the residential development. Building Height Exception Findings 4. The property that will be shaded by the excepted development will not be developed or will not be deprived of reasonable solar exposure, considering the topography and zoning. 5. The exception is of a minor nature, involving an insignificant portion of total available solar exposure. The exception is for a small portion of the roof structure at the center of the house. 6. No significant fire protection, emergency access, privacy or security impacts are likely to result from the exception. The height exception is situated in a location that will not create a significant adverse impact on public safety. ARC Minutes July 17, 2000 Page 13 Street Yard Exception Findings 7. The reduced street yards for Lots 2,3, 5-22 and 27-31 are for the front entry and a small portion of the living area. Granting the street yard exceptions allows the project to be developed with varied street setbacks and also accommodates the 604 plan which places an entry porch in close proximity to the sidewalk and de- emphasizes the automobile by recessing the garage. 8. The street yard exceptions will not adversely affect the health, safety and welfare of persons living or working at the site or in the vicinity. The exception applies to the entry porch and a small portion of living area, which is not in a location that will obstruct traffic visibility or negatively impact the street’s appearance. 9. In accordance with City Council Resolution No. 6873 (1990 series), all buildings on Lots 39 through 46 are located within the designated building envelopes established as part of the subdivision map for Tract 1750, Unit 6. 10. The street yard exceptions are consistent with the hillside development standards contained in the Edna-Islay Specific Plan and the City’s General Plan. The reduced street yards will minimize grading of visible driveways and encroachment on the lower slopes of Islay Hill. Conditions 1. The project shall be in substantial conformance with the ARC approved plans dated June 21, 2000. Any substantial exterior changes to the site and building designs will require additional architectural review. 2. All applicable conditions of approvals of the City Council approval of the tentative map for Tract 1750 shall remain in effect, those conditions are incorporated herein, reference. 3. Final project design shall comply with all requirements of the Edna-Islay Specific Plan, including noise barriers with landscaping along Tank Farm and Orcutt Roads and fencing with turtle barriers along the open space area, the creek and the turtle movement corridors. 4. Excluding those lots granted exceptions for building height and street yard, the house designs on all other lots shall comply with all R-1 development standards. 5. The building height exceptions are limited to Lots 39 through 46. If necessary, the houses (plan 605) on these lots may exceed the maximum building height (25 feet) by one to two feet, depending on the grade of the individual lot. Final building height shall be based on site-specific information and detailed grading for individual lots, and verified by the Community Development Director prior to issuance of building permits. ARC Minutes July 17, 2000 Page 14 6. A final landscape plan consistent with the approved landscape concept plan shall be submitted to the Community Development staff for approval prior to issuance of building permits. The landscaping shall be installed and maintained in accordance with the approved plan. 7. The developer shall submit a landscape concept plan for all lots adjoining the permanent open space parcel (base of Islay Hill) and the creek area to the Community Development staff for approval. The landscape concept plan shall include a palette of plant materials to be used by the property owners with rear yards adjacent to these sensitive areas. Plant materials shall be reflective of the different settings in the area. 8. The developer shall submit a landscape concept plan showing fencing and landscaping along the double frontage lots on Spanish Oaks Drive to the Community Development staff for approval. The plan shall show wrought-iron fencing at the top of the 2-to-1 slope and multi-layered landscaping (between the fencing and street) to screen the rear of the houses, including foundations and decks. The developer shall install the fencing and landscaping, and record a landscape maintenance easement over this area with the requirement that the homeowner’s association maintain landscaping in this highly visible area. The developer shall also prepare a palette of plant materials to be used by the property owners with rear yards adjacent to this sensitive area. 9. The landscape screening along Orcutt Road and on the sloped area of the double- frontage lots on Spanish Oaks Drive shall be installed prior to the construction of any houses on the Huckleberry Lane and Populus Avenue. rd 10. 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: eco-block, interlocking pavers, cobblestone or other material determined to be of equivalent performance, strength, quality and durability. 11. Water meters shall be manifolded in pairs, as much as possible. The applicant should be aware of any retrofit and fee requirements. The Utilities Department will have additional comments following the submittal of improvement plans. 12. Windows on side elevations of plans facing Orcutt Road shall include additional treatments and detailing consistent with the front of the house. AYES: Commrs. Howard, Stevenson, Chandler, Metz and Lopes NOES: ABSENT: Commr. Rawson ABSTAINED: Commr. Schultz The motion passed. ARC Minutes July 17, 2000 Page 15 The meeting adjourned at 8:10 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, August 7, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted, Recording Secretaries