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HomeMy WebLinkAbout09-05-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION September 5, 2000 - 5:00 p.m. Council Hearing Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commissioners Mark Rawson, Chairperson Charles Stevenson, Mark Chandler, Rob Schultz, Jennifer Metz, Jim Lopes and one vacancy ABSENT: None STAFF: Associate Planners Peggy Mandeville and Whitney McIlvaine MINUTES: Minutes of June 19, 2000 were approved as written. On motion by Commr. Stevenson, and seconded by Commr. Chandler, the agenda order was revised as follows: item #5 taken as #1, item #3 taken as #2, item #1 taken as #3, item #4 remains #4, and item #2 taken as #5. PROJECTS: 1. 100 Cross Street. ARC/MOD 61-00; Request to modify the ARC approval to delete the requirement for an entry on the Tank Farm Road elevation; C-S zone; Weyrich Development, applicant. (Continued from August 21, 2000) Whitney McIlvaine Commr. Rawson returned. Whitney McIlvaine, Associate Planner, presented the staff report, recommending that the Commission approve the modification, based on findings and subject to conditions which she outlined. Steve Pultz, project architect, said that the more they looked at the project, the less sense it made to them to provide an entrance on the Tank Farm Road elevation. He said that it will never be a major entry; it may be a fire exit. He said that they didn’t want to call emphasis to this as an entry from Tank Farm Road, since you can’t get in the building from there. He said that the building will look as nice if it is landscaped as it would if there was an entry feature. Commr. Metz asked if there was a landscaping plan. The public hearing was opened. No members of the public provided testimony, therefore the public hearing was closed. COMMISSION COMMENTS ARC Minutes September 5, 2000 Page 2 Commr. Chandler said that he thought a formal entrance had been identified when this project first came before the Commission. He said that he liked the new proposal without the entry. Commr. Rawson agreed with Commr. Chandler and supported the staff recommendation. Commr. Schultz said that he appreciated the reconfiguration of the parking lot. Commr. Lopes agreed and pointed out that sidewalk access to Tank Farm is east of the building. Commr. Metz suggested elimination of the sidewalk across the front elevation. She said that the project would have a colorful frontage. Mr. Pultz said that the applicant would like flexibility to walk there as a fire exit. Commr. Chandler said that the building with the grounds landscaped as planned will be a nice stroll around the building. On motion by Commr. Rawson, and seconded by Commr. Lopes, the ARC approved the modification to the previous ARC action and deleted condition 13, which required an entrance on the Tank Farm Road building elevation, based on the following finding and subject to the following condition: Finding: 1. Since there is no vehicular access from Tank Farm Road and no public lobby planned for this side of the building, a prominent entry feature on the Tank farm Road elevation would be misleading for people coming to the site. Condition: 1. Explore extending the on-site walkway at the western end of the Tank Farm Road building elevation out to the Tank farm Road sidewalk. Commr. Lopes asked for a condition to extend the sidewalk from the northwest corner of the building to Tank Farm. Explore adding a sidewalk and the possibility of the elimination of the sidewalk across the Tank Farm elevations. ARC Minutes September 5, 2000 Page 3 AYES: Commrs. Rawson, Lopes, Metz, Schultz, Chandler and Stevenson NOES: None ABSENT: None The motion passed. 2. 1468 Foothill Boulevard. ARC 192-99; Review of four new structures proposed for apartments and group housing, and reduced street yard from 15 feet to 12.5 feet; R- 3 zone; APS Architects, applicant. John Shoals Commr. Rawson refrained from participation in this item due to a potential conflict of interest. Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, with modifications, based on findings, and subject to conditions. The public hearing was opened. Mark Rawson, 44 Higuera, the project architect, concurred with the recommendations in the staff report and is happy to accommodate items brought up at last ARC meeting. Commr. Schultz asked about pushing the building back from the street. Commr. Lopes asked for reasoning behind the street setback exception request. The public hearing was closed. Commr. Metz said that it was a great project and she supported the staff recommendation. Commr. Lopes said that he liked the project. He said he liked the approach to easement drive and would like a similar approach for Foothill. Commr. Schultz commented that he had concerns with the common area and thinks we will be okay with 12 feet. On motion by Commr. Lopes, and by seconded by Commr. Schultz, the ARC moved to grant final approval to the project, pursuant to the staff recommendation with the following modifications to not grant the Foothill Boulevard street setback, and to eliminate findings 4, 5 and 6 and to add Condition 11 to modify the site plan to eliminate parking space #26 and adjust the building footprints and walkways to comply with the ARC Minutes September 5, 2000 Page 4 15 foot setback. There was a discussion regarding the setback from the curb. The public hearing was re-opened. Mark Rawson said that the applicant is trying to accommodate an additional six parking spaces on-site for the Newman Center. He said that this is not required, but they want to help out. Commr. Schultz noted that he had seen the site and the curb was painted red. He said that the other properties up to the Newman Center which is across the street all have the same setbacks. He asked how far this building will be set back, not from where the easement is. Mr. Rawson responded 12 feet back from the edge of the red curb. Commr. Schultz said that it looks like 10 feet and it will still be further forward than the existing Building E, which is a frat house. He asked if it will be the same setback as Building E or will it still be closer to the street than Building E. Mr. Rawson said that he believed that the plan is accurate, and looked to be about a 20- foot setback for that existing building. Commr. Lopes asked about the 12.5 feet setback for Building A. Mr. Rawson replied that they are trying to accommodate the existing elm tree and provide enough space between Buildings A and B using a 12.5 foot setback for landscaping and balance. Mr. Rawson said that the applicant could accommodate 15 feet. The public hearing was closed. Commr. Chandler said that he liked the project and was comfortable with the staff report. Commr. Stevenson said that he liked the idea of eliminating the one parking space and accommodating the set back, which would keep less paving away from the dripline of the tree. There was a discussion of the number of parking spaces provided and also the length of setback. On motion by Commr. Lopes, and seconded by Commr. Schultz, the ARC granted final approval to the project, based on findings and subject to conditions, as amended to ARC Minutes September 5, 2000 Page 5 include the following modifications to not grant the Foothill Boulevard street setback, and to eliminate findings 4, 5 and 6 and to add Condition 11 to modify the site plan to eliminate parking space #26 and adjust the building footprints and walkways to comply with the 15 foot setback.) Applicant was encouraged to explore alternative parking solutions to provide parking for the project and the Newman Center obligations. A new Condition #12 was added as follows: 12. Setback adjacent to Building "D" to be 12 feet from edge of easement. AYES: Commrs. Lopes, Schultz, Metz, Chandler and Stevenson. NOES: None ABSENT: None REFRAIN: Commr. Rawson The motion passed. 3. 11955 Los Osos Valley Road. ARC 87-00; Study session to review plans for a 127-unit residential development consisting of attached and detached units; Jet- Ski Land Development, applicant. Peggy Mandeville Peggy, Mandeville, Associate Planner, presented the staff report, recommending the ARC provide staff and the applicant with comments and/or direction on the proposed site and architectural design and continue review of this item to a date uncertain. Dick Komorowski, project applicant, Doug Nelson and Nick Dutch of Main Street Architects, applicant's representatives, described the project stating that said this is a wonderful site and they are creating a neighborhood using design concepts that make good streetscapes using a blend of Monterey and Craftsman styles. They are concerned with pedestrian links and dealing with cars, which they would like to keep at the rear of residences or in alleyways. They are considering covered parking. Period lighting may be utilized. The public hearing was opened. No members of the public provided testimony; therefore the public hearing was closed. COMMISSION COMMENTS Commr. Lopes suggested more 2-bedroom duplex units along the south side and reducing the number of driveway cuts. He asked about detached garages. Commr. Schultz suggested a landscaped median at the entry to the project. He asked ARC Minutes September 5, 2000 Page 6 about the R-1 plan 3 and felt that the laundry and closet portion o the structure projected out and didn’t fit in. Commr. Rawson suggested intermixing different unit designs in the duplexes and moving some garages to “O” setback and asked about making the most of the open space. He thought this was a great start to the project. Commr. Stevenson asked about the use of materials in Craftsman designs such as shingle or lap siding. Commr. Chandler said that since this is a sensitive site and a rural gateway into the city, the project needs an extensive landscape buffer from Los Osos Valley Road, perhaps 40 feet. Commr. Stevenson asked about the possibility of providing granny flats over the garages. Commr. Metz asked about access from Los Osos Valley Road to the apartments and said she would like to see the cul de sacs connect to the DeVaul Ranch north property. She liked the idea of including granny units and suggested including permeable surfaces Commr. Lopes wanted to maximize density and affordable housing as much as possible. He wanted to explore the idea of extending streets to DeVaul Ranch north and consider a future access point to the adjoining commercial property. He liked the idea of a median at the project entry. He felt that veneers other than river rock would work. He asked about the side and front doors and said that the door may look like the front but may not be. He asked that plans show structures and improvements off-site. He wanted to see more modifications with colors. He felt that the setback from Los Osos Valley Road is not really there and suggested checking the building setback. He asked what was happening along the southerly property line and suggested the idea of placing a window at this location. He suggested that the applicant move the street and eliminate parking to provide more landscaping and design the street for a 25 mph speed limit on curves. He also suggested bulbouts with decorative paving, an option for granny flats over garages, a buffer from Froom Ranch, pervious surfaces and a median at the entry. He suggested that applicant look where people walk. He suggested combining chimneys in the middle of buildings and smaller units and a 10 to 15 foot setback for R-1 units along main street. Commr. Lopes also suggested that applicant look at wind and sun orientations. He thought that putting the units closer to the street would allow more privacy, and suggested more of a mix of materials and siding. Commr. Stevenson thought that this was a terrific project and a true representation of San Luis Obispo. He liked the alley approach for parking with a green space in the middle. He also liked the single family approach with a studio above the garage. ARC Minutes September 5, 2000 Page 7 The Commission then thanked the applicant for their efforts in the study session and continued the item for further review to a date uncertain. 4. 1000 Olive Street. ARC 75-00; Review of motel expansion to add 15 new rooms, parking, and related improvements to the Olive Tree Inn; C-T zone; Kirit Patel, applicant. Pam Ricci Peggy Mandeville, Associate Planner, presented the staff report, recommending the Commission grant final approval to the project, based on findings and subject to conditions which she outlined. The Commission had questions about parking and signage, driveway widths and the color board. Commr. Metz asked about what was happening under 5 units. Commr. Stevenson inquired about access to the trash enclosure and arrangement for parking off-site. The public hearing opened. There were no public comments. The public hearing closed. COMMISSION COMMENTS: Commr. Lopes expressed concern about the storage building and the opportunity for noise buffering. He was also concerned about the architecture and felt that the elevation on the top right used two different approaches to the architecture (north elevation). He felt that there was an opportunity to embellish and liked the vents shown on the color board. Commr. Metz said that she thought the driveway should be narrowed. She asked about landscaping along the swimming pool. She commented that the parking spaces by the shed and landscaping will address noise concerns. She said that there needs to be landscaping at the back of the vacant lot on-site to buffer the vacant lot. She asked about the wall sign and wants 26’ and not 48’. She also echoed Commr. Lopes’ concerns regarding architecture. Commr. Chandler thought the colors were very bland and asked about other color choices. He liked the idea of adding additional landscaping at the pool area. ARC Minutes September 5, 2000 Page 8 Sarah Weston, project representative, said that they could use black metal railing and that the color board was not Ramada corporate colors. Commr. Rawson said that the base colors were nice and suggested the addition of more variety of color, perhaps different buildings unifying the color scheme but have some predominant color on one building. He felt that the applicant was not proposing much landscaping and asked about the setback next to the vacant lot. He thought the architectural theme should be carried throughout the project. Commr. Schultz agreed with the other Commissioners’ comments and said that the signage must comply with city ordinances. Commr. Lopes said that he would prefer a monument sign with both businesses and felt that a 16’ high sign was not appropriate. Commr. Stevenson shared similar concerns and said he liked the idea of making a dormer with gable ends and that a radius vent was more compatible. He suggested increasing landscaping closer to Lincoln. Commr. Metz liked the idea of landscaping within the adjacent easement and eliminating 2 parallel parking spaces. On motion by Commr. Lopes and seconded by Commr. Schultz, the ARC granted final approval to the project, based on findings and subject to conditions and code requirements, as noted in the follow-up letter to the applicant. AYES: Commrs. Rawson, Metz, Chandler, Schultz, Lopes and Stevenson NOES: None ABSENT: None The motion passed. 5. 3000 Augusta Street (AKA 3001-3045 Johnson Avenue) ARC 113-00; Review of a 32-unit senior housing addition; R-4 zone; American Baptist Homes West, applicant. John Shoals On motion by Commr. Schultz, and seconded by Commr. Chandler, this matter was continued without discussion to September 20, 2000. AYES: Commrs. Chandler, Metz, Lopes, Schultz, Rawson and Stevenson. ARC Minutes September 5, 2000 Page 9 NOES: None ABSENT: None The motion passed. COMMENT AND DISCUSSION Staff provided the Commission with an agenda update. After it was determined that there would not be a quorum for the next ARC meeting September 18 (due to commissioner attendance at the annual American Planning Association state conference), the Commission directed staff to change the meeting date to Wednesday, September 20th. Chair Stevenson provided the Commission with an update of the Mayor’s quarterly meeting; and notified the Commission of the upcoming Council meeting on the Copeland’s project, RWQCB approval of the City’s reclaimed water project, plans for a joint CHC and ARC meeting, the City’s upcoming goal setting process for the City budget, a recent presentation he attended on the City’s Downtown Association, upcoming UC Davis extension courses available to Commissioners, and a Planners Advisory Service publication called “Saving Face” addressing who jurisdictions are addressing corporate architecture. The meeting adjourned at 8:55 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Wednesday, September 20, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted, Recording Secretaries