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HomeMy WebLinkAbout11-20-2000 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 20, 2000 - 5:00 p.m. ROLL CALL: Present: Commissioners Jennifer Metz, Michael Boudreau, Jim Lopes, Mark Chandler, Rob Schultz, and Chairperson Charles Stevenson Absent: Commissioner Mark Rawson Staff: Associate Planner Pam Ricci and Planning Technician Michael Codron MINUTES: The minutes of October 2, 2000, were approved. PROJECTS: 1. 1855 Prefumo Canyon Road. ARC 171-00; Review of project entry landscaping, riparian re-vegetation and screening plan, and fire management plan; R-1-S zone; Richard Loughhead, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to conditions. The public hearing was opened. Donna Godfrey, 1750 Prefumo Canyon Road, questioned why the people in the mobile home park received post cards in the mail, but the condominiums across the street did not. Pam Ricci responded that she would look into it. Ms. Godfrey expressed concerns with the location of the project entry, traffic generation and emergency access. Carol Florence, Oasis Landscape Architecture, indicated that she agreed with the recommendation included in the staff report. She explained, in response to Ms. Godfrey’s concerns, that there was one main entry to the project, and that it was engineered for the proper sight distance consistent with mitigation measures included in the EIR. She also noted there was a secondary access for emergency access further to the west. She explained that there would be a three-year maintenance plan for landscaping. Finally, she gave a summary of how plant materials were selected. The public hearing was closed. ARC Minutes November 20, 2000 Page 2 COMMISSION COMMENTS Commr. Boudreau discussed the screening capabilities of the proposed plants and whether they would be maintained in the future. Commr. Metz expressed concern about the long-term maintenance of the common area landscaping. She agreed with staff’s suggestion of consolidating the entry planter. She felt that the smaller sizes of plants shown on the plan were appropriate, as they would become established more quickly. Commr. Stevenson clarified that maintenance of common area landscaping had been addressed by project C.C.&Rs and that the issues of traffic were evaluated in the EIR. Commr. Lopes suggested adding 5-gallon size coffeeberry, toyon, and coyote brush shrubs in the vicinity of Lots 11 and 12 to provide more effective screening. Commr. Schultz stated that he had a problem with granting final approval of plans without the maintenance details. Commr. Lopes felt that the fixture for the lighting standards should have more of a downlight. Commr. Boudreau indicated that he supported staff’s recommendation to approve plans subject to conditions. Commr. Chandler expressed his concerns about the dramatic fall of elevation from Prefumo Canyon street level, and the ability to effectively screen development. Commr. Metz confirmed that it was a preferred strategy to use smaller-sized plants in re-vegetation projects. Commr. Stevenson agreed that smaller plants would be better in this context. He agreed that lighting should be shielded. He felt that details of the landscape maintenance plan could be deferred to staff. On motion by Commr. Boudreau, seconded by Commr. Chandler, the ARC granted final approval of the project, based on findings and subject to conditions, as outlined in the meeting follow-up letter. ARC Minutes November 20, 2000 Page 3 AYES: Commrs. Boudreau, Chandler, Stevenson, and Lopes NOES: Commrs. Schultz, Metz ABSENT: Commr. Rawson The motion passed. 2. 1740 McCollum Street. ARC 133-00; Review of four new single-family homes; R-1 zone; Patrick and Allison Aurignac, applicant. Michael Codron Michael Codron, Planning Technician, presented the staff report recommending the Commission approve the home designs and allow at 13’-9” setback along Grand Avenue, based on findings, and subject to recommended conditions and code requirements. The public hearing was opened. Ernie Kim, representative for the project, discussed the pad elevation. He discussed ways to reduce the proposed cuts for building pads. . that these homes would become student housing if their size was reduced. Ernie Kim expressed his concern that these homes would become student housing if their size was reduced. Hamish Marshall, representative for the project, provided an overview of the project. Hamish Marshall discussed concerns he had with two conditions. He proposed an alternative to Condition #1 to address retaining wall height. He felt that Condition #7 was unnecessary because siding on all elevations of the homes would increase the amount of maintenance homeowners would have to do and would not be much of a benefit. Sharon Dobson, Alta Vista Neighborhood Association, expressed support for the project and talked about the size of the proposed homes. Patrick Aurignac, applicant, conveyed to the Commission that he had extensive discussions regarding the project design during meetings with the neighborhood. The public hearing was closed. ARC Minutes November 20, 2000 Page 4 STAFF COMMENTS Ron Whisenand, Development Review Manager, discussed past ARC direction with regard to siding and the exterior of homes. Michael Codron discussed issues regarding access and traffic on Grand Avenue. Michael Codron talked about shifting the building pads and lot lines away from Grand Avenue to make the corner lot larger. He said this would be one way to provide for additional setback on Grand. COMMISSION COMMENTS Commr. Stevenson questioned the height of the building pads relative to the street. He questioned the size of the homes in relation to the size of the lots. There was a discussion held regarding this issue. Commr. Lopes shared his concern regarding the appearances of homes and consistent elevations on the side and rear. He agreed with reducing the height of the retaining wall and felt that less of a footprint on the lots was needed. He felt these houses should be similar to other houses in the neighborhood. There was a continued discussion regarding the size and color scheme of the houses. Commr. Chandler was concerned about the Grand Avenue street setback. Commr. Stevenson agreed with the idea of building larger homes to decrease the likelihood of student housing. He liked the design approach of the lots. Commr. Metz felt the houses were too large. She also discussed the types of trees that should be retained, and felt more individuality is called for with regard to landscaping. Commr. Lopes made a motion to continue the item, with the applicant to come back with revised floor plans to show a maximum 30 percent footprint on each lot and a minimum dimension of 20 feet in the back yard. The motion failed, due to the lack of a second. Commr. Chandler made a motion to approve the project based on staff’s recommended findings and conditions, but not granting the requested street yard exception (13’ 9” setback on Grand Avenue). The motion failed, due to the lack of a second. On motion by Commr. Chandler, seconded by Commr. Boudreau, the ARC granted final approval to the project, including an exception for a 17-foot street yard on Grand Avenue, based on findings and subject to conditions and code requirements, as outlined in the staff report. ARC Minutes November 20, 2000 Page 5 AYES: Commrs. Chandler, Boudreau, Stevenson, Schultz NOES: Commrs. Metz, Lopes ABSENT: Commr. Rawson The motion passed. 3. 999 Monterey Street and 847 & 877 Palm Street. ARC 152-00; Study Session to conceptually review the Court Street and Chinatown Historical District development plans (no action on the project to be taken at this hearing); C-C-H- PD zone; Chinatown/Court Street Partnership, LLC, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report recommending the Commission provide preliminary comments to the applicant and staff on overall site planning and conceptual building design. The Public Hearing was opened. Joe Sconga, Calthorpe & Associates, applicant, discussed the public meetings that took place regarding the project prior to submittal of a formal application to the City. He expressed a desire to keep an urban look to the project, with the massing of proposed buildings stepped back from the street. He indicated that the design attempted to keep a storefront edge to this project. He felt that the elevated walkway through the Court Street portion of the project encouraged more pedestrian activity through levels and would also create more street frontage. He added that the walkway would provide more accessible entries to second story buildings. Glen Wood, APS Architects, indicated that south-facing units would be good for restaurants. The public hearing was closed. STAFF COMMENTS In response to discussion of the number and sizes of residential units in the project, Pam Ricci mentioned that a benefit to the larger sized residential units was the likelihood of less transitory tenants. The parking needs of the residential units were also discussed. ARC Minutes November 20, 2000 Page 6 COMMISSION COMMENTS Court Street Site: Commr. Chandler discussed project aesthetics, indicating that he was pleased with the overall appearance. He commented on the design defining individual units. Commr. Stevenson expressed concern with the elevated walkway, questioning whether a ground level walkway might be preferred. Commr. Stevenson discussed the possibility of more storefront openings on Court Street. He believed that, if this was more of a shopping street, people would be more likely to use this walkway. He expressed his desire to see more storefront entries to the buildings on Osos Street. Commr. Lopes thought 3-4 storefront entries per block were needed. He discussed the street edge of the project and thought it would be nice to see more alcoves and recesses. He then talked about the features on Court and Higuera Street. A discussion was held regarding the elevator tower and the feeling that it looked out of scale. Commr. Stevenson discussed his concerns about the stairwell on Monterey. He felt it broke up the flow for pedestrians. There was a discussion about moving the stairs and the elevator . Commr. Lopes felt that more commercial entrances were needed on Monterey Street to draw people in. He then spoke about the pedestrian streets with regard to street furniture, seating walls, and benches. Monterey Street Site: There was a discussion regarding the overstatement of cornices. Palm Street Site: Commr. Lopes discussed opportunities for walkways to provide for open views of San Luis Mountain. He felt that the project should have more of a buffer with the Kinko’s parking lot and encouraged the incorporation of more smaller liner shops. Commr. Boudreau liked the narrowness of the walkway. He thought it created a unique space. Commr. Stevenson discussed additional parking demand of the residential units. Commr. Metz felt that the residential units could be smaller. ARC Minutes November 20, 2000 Page 7 Commr. Chandler liked the mix of sizes for the residential units. Commr. Lopes discussed the odd-shaped rooftop units and patios. He expressed his concern about the Morro Street elevation and the entry at the stairway. Commr. Stevenson would like to see another entry to space 204 provided from Morro. Commr. Lopes felt that a seating area near the bridge at the second level would be a good idea. He thought the elevations on Morro Street might be visually scaled down through the addition of more bays and balconies. He suggested a more consistent height to the bulkheads proposed along Morro Street. He thought that the pedestrian entry along Palm Street should be made more visually interesting. Commr. Boudreau complimented the applicants on the project. The study session was concluded. COMMENT AND DISCUSSION: Ron Whisenand provided the Commission with an agenda forecast. Commr. Stevenson discussed the memo regarding Council goals. Ron Whisenand asked the ARC whether they thought it was beneficial to have an administrative assistant present at meetings to take minutes. Commr. Stevenson discussed Memo to Advisory Body Chairs from Mayor Settle re: 2001-03 financial plan. Commr. Stevenson brought up instituting a letter of recognition for outstanding projects (i.e., good design, effort, etc.) Commr. Metz left the meeting at 8:30 p.m. The meeting adjourned at 8:50 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, November 4, 2000, at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Recording Secretary