Loading...
HomeMy WebLinkAbout02-05-2001 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES February 5, 2001 - 5:00 p.m. ROLL CALL: Present: Commissioners Jennifer Metz, Michael Boudreau, Jim Lopes, Rob Schultz, Mark Chandler, Mark Rawson and Chairperson Charles Stevenson Absent: Commr. Rawson arrived after the discussion of Item No. 1. Staff: Development Review Manager Ron Whisenand and Associate Planners Michael Codron, Peggy Mandeville and Pam Ricci PROJECTS: 1. 501 Foothill. ARC 136-00; Review of house designs for three new homes and a garage for the existing home; R-2 zone; R. H. Porter, 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, as noted. The public hearing was opened. Mike Peachey concurred with the staff's recommendation and explained that the negatives outweigh positives of adding the access from the upper floors of the new houses to rear yard areas. Commr. Metz said that Residence #3 looks top-heavy. Mike Peachey explained that the extended mass is set back far enough so that the building image will not look as unwieldy as shown in the front elevation view. Commr. Lopes asked about what the wall projections were intended to be. Mike Peachey explained that the projections were similar to dormers. Pam Ricci clarified that the architect's intent was to have bay windows here. In response to questions from Commissioners Metz and Lopes, Pam Ricci noted that the approved parcel map required that a minimum of 10 feet be retained between structures on adjacent lots, and that final lot lines and the siting of buildings would need to be consistent with this. The public hearing was closed. ARC Minutes February 5, 2001 Page 2 On motion by Commr. Lopes, seconded by Commr. Boudreau, the ARC granted the project final approval with conditions, as outlined in the meeting follow-up letter. AYES: Commrs. Lopes, Schultz, Boudreau, Metz, Stevenson NOES: None ABSENT: Commr. Rawson The motion passed. 2. 860 Pacific Street. ARC 28-99; Review of changes to expansion plans for the Marsh Street Parking Structure; O zone; City of San Luis Obispo, applicant. John Shoals Commr. Rawson left the hearing due to a potential conflict of interest with this item. Michael Codron, Associate Planner, presented the staff report recommending the Commission approve the proposed modifications based on findings and find that the artwork proposed meets the City of San Luis Obispo Public Art Guidelines. The public hearing was opened. Fred Sweeney, project architect, described changes to the garage design, including elimination of the pedestrian bridge and changes to the overall structural system. He further described the impact of the changes relative to each elevation of the structure. The changes include relocation and reorientation of the elevators, and elimination of the screen element at the building wall. Eugene Judd, 665 Leff Street, said that he had significant concerns about the garage design. He stated that the massing and pedestrian orientation of the structure does not fit the town. He urged the ARC to follow the recommendation of the Cultural Heritage Committee. Mr. Judd testified that the revised garage design is unsafe. He described how pedestrians would move around the garage in the revised design. With the elimination of the bridge, he said that more pedestrians will be on the street and the design brings pedestrians to the wrong place. He stated that the traffic light mid-block is not warranted. He felt that the Marsh Street garage entrance should be closed completely and described the operational changes necessary to the surrounding streets. Jane Shey, 544 Pacific #210, stated that as a pedestrian and cyclist she finds the Marsh Street entrance to be very daunting, and said that she has to be very careful in this area. ARC Minutes February 5, 2001 Page 3 Stan Ryan said that the scale of the building doesn't match the scale of the surrounding streets. He said that with the existing garage, the addition will add to the massing of the structure. He felt that alternative locations for the garage were better. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes asked for clarification from the project architect on several areas of the revised design. He stated that he would like to see a walkway defined through the bottom level of the garage that would take pedestrians to the sidewalk area that runs along the Marsh Street entrance. Commr. Lopes stated that he would prefer that the Morro Street entrance to the structure face Morro Street. He stated that the windows in the elevator could face San Luis Mountain. He went on to discuss signing, and felt that visibility of the entrance to users is important. He stated that the entries and exits would work better if the arch, as shown on previous drawings of the structure, is repeated. Commr. Chandler stated that he was troubled by the massing of the structure and felt that additional setback for the upper levels of the structure could be helpful. Commr. Boudreau asked if the City had abandoned the bridge concept over Marsh Street. He felt that given the constraints, the design of the structure was commendable. He noted that he liked the current configuration of the Morro Street entrance and suggested that natural light in lobby spaces should be enhanced as much as possible. Commr. Schultz stated that the proposed changes do not change the overall project or prior approval. He stated that he supports bulb-outs at the Marsh and Morro Street intersection. Commr. Stevenson asked if the CHC had reviewed the initial project and if so would they have had a different recommendation. He asked for clarification of design elements on the Morro Street Elevation. He felt that a vertical orientation for the windows on Pacific Street would help the structure relate better to the adjacent structures. Commr. Stevenson questioned the font style for the signing and suggested that the signage should return to the ARC for final approval. ARC Minutes February 5, 2001 Page 4 Prior to a motion, the public hearing was briefly reopened to allow Eugene Judd to further describe how access to the structure could be redesigned to eliminate the Marsh Street entrance with operational changes to adjacent streets. On a motion by Commr. Boudreau, seconded by Commr. Schultz, the ARC approved the modifications to the design of the Marsh Street Parking Garage expansion, with project signage to return to the ARC for review at a later date, based on findings and subject to conditions of approval as follows: Findings: 1. The revised garage design is in substantial compliance with the previously original design that was approved by the ARC in October 1999. 2. The multi-level parking garage is consistent with the General Plan and the Downtown Physical Concept Plan, which shows the site developed with a parking structure. 3. The proposed use is appropriate at the proposed location and will be compatible with surrounding uses with implementation of the conditions of approval and the mitigation measures contained in the FEIR and EIRS. Conditions: 1. All applicable City Council approved mitigation measures contained in the Final EIR and EIRS shall be included as conditions of approval, and are incorporated herein by reference. 2. Final project design and construction drawings shall be in substantial compliance with the project plans as amended and approved by the ARC. 3. All applicable conditions from the previous approval shall apply to the revised garage design. 4. Architectural embellishments such as scoring and other decorative treatments shall be incorporated into the Morro Street Elevation. 5. Sidewalk bulb-outs shall be provided at the southern and western corners of the Morro Street and Marsh Street intersection. 6. A pedestrian way shall be delineated from the Pacific Street entrance of the structure leading pedestrians to the Marsh Street alley and the Downtown Center. ARC Minutes February 5, 2001 Page 5 7. The lobby windows on Morro Street, facing the Post Office shall be enlarged to allow for more natural light penetration. 8. Windows facing Morro Street should be vertically oriented to be more consistent with the architectural character of surrounding structures. 9. If the budget allows, an ornamental arched form above the sheer panel shall be incorporated into the Morro Street elevations. 10. The automobile entrance/exit on the Morro Street and Pacific Street elevations shall be designed with a slight arch, as shown on the original project plans. AYES: Commrs. Chandler, Boudreau, Stevenson, Schultz, and Lopes NOES: Commr. Metz ABSENT: Commr. Rawson The motion passed. The Commission went on to discuss the proposed public art for the garage. Alan Riggles, the artist, presented a mock-up of the artwork and discussed the concept for three medallions that would be located over pedestrian entrances to the structure on Pacific Street and on Morro Street. He discussed how the medallions would be mounted and maintenance of the artwork. Ann Riem spoke and urged the Commission to approve the proposed artwork. COMMISSION COMMENTS Commr. Lopes expressed concerns over the proposed artwork. He felt that the existing ceramic medallions on the parking structure would be more appropriate. He stated that the materials did not seem compatible with the materials used in the structure. Commr. Stevenson agreed with Commr. Lopes and stated that the artwork is not compatible with the building design and that it appeared somewhat medieval. He stated that the artwork would contrast with the more pastoral mural that was previously approved for the project. He felt that the medallions were not integrated well with the building. Commr. Schultz asked about the selection criteria for the artwork and stated that he had problems with the process. Commr. Lopes offered a motion stating that the proposed public art is not consistent with evaluation criteria #3, the proposal is radically different from the context of the approved artwork, the site, and structures in the vicinity of the project. The motion was ARC Minutes February 5, 2001 Page 6 seconded by Commr. Stevenson, but failed on a 3-3 vote (Commrs. Metz, Boudreau, and Chandler voting no). Discussion continued and Commr. Lopes questioned whether or not the background color for the artwork could be changed to be more compatible with the proposed building colors. The artist addressed the issue and stated that the background color could be changed to whatever color the ARC desired. Commr. Boudreau stated that he supported the proposed artwork, and discussed the spacing between each layer of the components of the medallion. He felt that the spacing would provide for an added effect when light shines on the medallions. On a motion by Commr. Boudreau, seconded by Commr. Chandler, the ARC approved the proposed public art with direction to pursue softening of the background color. AYES: Commrs. Chandler, Boudreau, Lopes, Metz NOES: Commrs. Stevenson, Schultz ABSENT: Commr. Rawson The motion passed. 3. 231 Bonetti Drive. ARC 160-00; Review of a new 33,000 square foot office/technology building; C-S-SP zone; Fibercoast, LLC, applicant. John Shoals Commr. Rawson left the hearing due to a potential conflict of interest with this item. Michael Codron, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to conditions, as noted. The public hearing was opened. Mike Peachey, project representative, described the project. He said he is not asking for any setback exceptions and that if they need to set the building farther back then they could by reducing the size of the building. The project is parked at 1 space per 300 square feet of gross floor area. Once tenants are known for the project he will apply for a use permit for a shared parking reduction. He addressed outdoor use areas including a second-story deck and stated that an internal hallway could be developed to ensure ARC Minutes February 5, 2001 Page 7 that all tenant spaces have access to the deck. No members from the public spoke on the project. The public hearing was closed. Commr. Lopes asked about loading dock size and if the proposed design was consistent with the specific plan standard. He was concerned that semi trucks unloading would obstruct the drive aisle. Commr. Lopes questioned the use of precision block, and felt that other block types would be more compatible with adjacent development. Commr. Chandler asked about the Commission’s purview on the parking exception request. He stated that he likes the project and feels that the proposed deck is extensive. He would also like to see different block types on the front building elevations. Commr. Boudreau said that he would support a 10% reduction in required parking. He noted that a good location for an outdoor use area would be adjacent to the stairwell on the Sueldo side of the building. He felt that the proposed deck should be used by multiple tenants. Commr. Schultz said that he agrees with the staff recommendations and supports the project proposal. Commr. Metz said that the foundation planting should be thicker and that the landscape planters should address the entry of the building. Commr. Stevenson said that he liked the project and building design. He suggested a southern exposure for the deck. He questioned Condition #8 and suggested that Staff should review Best Management Practices for retaining water on-site and not allowing excessive run-off into the City’s storm drain system. On motion by Commr. Lopes, seconded by Commr. Schultz, the ARC granted the project final approval with conditions, as outlined in the meeting follow-up letter. ARC Minutes February 5, 2001 Page 8 AYES: Commrs. Chandler, Boudreau, Stevenson, Schultz, Metz and Lopes NOES: None ABSENT: Commr. Rawson The motion passed. 4. 11955 Los Osos Valley Road. ARC 87-00; Review of architecture and site design for the DeVaul Ranch South project, a proposed 130-unit residential planned development on a 13.6 acre site on the southwest side of Los Osos Valley Road between approved DeVaul Ranch North residential project and Froom Ranch; Jet-Ski Land Development, applicant. Peggy Mandeville Peggy Mandeville, Associate Planner, presented the staff report recommending the Commission grant final approval to the project effective 30 days after final Council passage of the project's PD rezoning, based on findings and subject to conditions and code requirements. Dick Komorowski, applicant, introduced his project team and summarized the project changes in response to previous Commission direction. The project team presented a Power Point presentation describing key project components. The public hearing was opened. There being no comments from the public, the public hearing was closed. COMMISSION COMMENTS The Commission discussed various aspects of the project, including landscaping screening along Los Osos Valley Road, the provision for pocket parks, and the need for "gateway" and canopy trees. The Commission complimented the applicant regarding the design of the project. On motion by Commr. Rawson, seconded by Commr. Schultz, the Commission granted final approval to the project effective upon final Council approval of the project's PD rezoning per the Staff recommendation with the inclusion of benches next to lot 31 and within the detention basin area for use as private pocket parks. AYES: Commrs. Metz, Boudreau, Lopes, Schultz, Chandler, Rawson and Stevenson. NOES: None ARC Minutes February 5, 2001 Page 9 ABSENT: None The motion passed. 5. 950 High Street. ARC/MOD 14-00; Review of modification to retaining wall design for the Railroad Transportation Center; C-S-S-H zone; City of San Luis Obispo, CA Luis Obispo, applicant. Michael Codron Michael Codron, Associate Planner, presented the staff report recommending the Commission approve the as-built design of the project, based on findings, and subject to conditions, as noted. Staff presented a visual simulation of the completed wall with mature landscaping and frontage improvements on Santa Barbara Street. The public hearing was opened but there was no public comment. Chairman Stevenson closed the public hearing and the Commission proceeded with discussion of the project. COMMISSION COMMENTS Commr. Lopes asked about the Santa Rosa transportation center project and how the Railroad Transportation Center would be affected if this other project was developed. Terry Sanville, Supervising Transportation Planner, said that if the Santa Rosa project were built this facility could be redesigned for a different use. For instance, additional vehicle parking could be provided in the area that is now reserved for bus layover parking. Commr. Lopes felt that Boston ivy may be better than creeping fig because of the wall’s exposure. He felt that the wall would be better if it were broken up horizontally to provide for more variation in height. He said that other materials could be added to wall and that pilasters could break up the wall into sections. He said that some sections of the wall could have a dark grey block (Bishop Peak style) at the base. He felt that the rear wall was not the right approach and felt that a more detailed cost estimate was necessary. He commented that London plain and tristania would be better street trees. Commr. Chandler asked how long it would take Trumpet vine to grow to the coverage depicted in the visual simulation. Commr. Metz replied that within two years the vine could be fairly well established. ARC Minutes February 5, 2001 Page 10 Commr. Chandler spoke about walls that he has seen in Orange County that are softened by planting from the bottom. He feels that overplanting initially might be a more cost effective way to improve the appearance of the wall. Commr. Boudreau said that the visual simulation looks good and that bushes shouldn't be topped when they are maintained. He felt that a vertical element was necessary to offset the linearity of the wall. He said that he doesn't want to simply cover an ugly wall. He felt the ARC should consider what can survive on the wall. Commr. Rawson felt that the wall is not so bad to warrant an expensive remedy. He said that he has heard more complaints about this project than any other project in a while, and that the wall that was built is not what was expected. He encouraged thinking of the wall as a large blank canvas and suggested signage near the entry as a possible way to enhance the look of the wall. Commr. Schultz said that the wall is there now and he does not support removing any of it. He said that it is not the height of the wall, but the length that is the problem. He felt that any extra money that was to go into the project should be spent on landscaping. He felt the wall should be covered up quickly with planting. Commr. Metz said there is not enough room for Rhaphiolepsis. She said the plant choice should be more vertical. She said that if landscaping is draped consistently over the wall then it will be just as monotonous as the wall is now. She proposed varying the plant materials down Santa Barbara Street to create contrasts and add interest to the wall. She spoke about how the landscaping is perceived by people as they drive by and said that planting types should be grouped into recognizable zones. Commr. Stevenson asked about the amount of fill in the parking lot and why there was so much. Barbara Lynch of the City’s Public Works Department responded that the driving surfaces are designed to handle heavy loads because the RTC is planned to accommodate buses. Because the soil is poor, more fill material was needed for the base of parking lot. Commr. Stevenson said that the decision to change wall types should have come back to the ARC. He feels that the height of the wall is the main issue. He said that plantings may not be successful. He prefers the third alternative described in the staff report, which is to lower the height of the entire wall to be even with the parking lot grade. He stated that the pilasters recommended by Commr. Lopes would help frame landscaped sections. Commr. Lopes made a motion to approve revisions to the wall design to include lowering the wall to be two block courses above the parking lot grade for the length of the wall. The motion included direction to investigate wood fencing at the back of the ARC Minutes February 5, 2001 Page 11 wall to screen the parking lot, and with landscaping to include large canopy street trees, based on a plan to be prepared by a landscape architect. Commr. Stevenson seconded the motion, but the motion failed on a 4-3 vote (Commrs. Lopes, Stevenson and Chandler voting yes). The Commission further discussed landscaping opportunities for screening the wall quickly. On a motion by Commr. Schultz, seconded by Commr. Chandler, the ARC granted final approval to the revised wall design with direction on a landscaping plan to be prepared by a landscape architect and to return to the ARC for final approval, based on the following findings and with the following conditions: Findings: 1. The revised wall design is architecturally compatible with the site and with structures on surrounding properties and serves an important function by screening a large parking lot from view. 2. The revised wall design is mostly consistent with the maximum wall height approved by the ARC. 3. The wall is consistent with the Railroad District Plan because it will be landscaped with climbing vines to screen it. Conditions: 1. A new landscape plan shall be prepared by a licensed landscape architect and will focus on an aggressive planting strategy for immediate coverage of the wall with the following direction: • At least two vines species shall be used to grow from both the bottom and top portions of the wall. Ficus pumila, trumpet vine, and Boston ivy are possible vine types. • A broad-leafed evergreen shrub shall be provided instead of Indian Hawthorne. • An accent shrub such as agapanthas shall be used, as opposed to a single type of shrub for the planter. • A smaller deciduous tree, such as purple leaf plum, should be clustered in an area along the wall. ARC Minutes February 5, 2001 Page 12 • The landscape architect shall recommend plant species based on their ability to survive under the particular conditions of the site, including the western exposure and constrained planting areas. • The overall effect of the landscape plan shall be to provide significant variation along the length of the wall as to the type, size, and color of the plant materials. There should be 3 to 4 segments along the 110 meter stretch of the wall where planting varies. 2. The landscape plan shall return to the Architectural Review Commission for review and final approval. 3. The maximum wall height shall be as shown in the profile prepared by Public Works Staff and on file in the Community Development Department. AYES: Commrs. Chandler, Boudreau, Rawson, Schultz, and Metz NOES: Commrs. Lopes and Stevenson ABSENT: None The motion passed. On a 5-1 vote (Commission Rawson voting no) the ARC approved a motion to recommend to the City Council that the billboard on the RTC site be purchased and removed as soon as possible. 6. 1590 Lizzie Street. ARC 157-00; Review of restoration plans for the La Loma Adobe; R-1-SP zone; Friends of Las Casas de Adobe, applicant. Michael Codron The Commission held one public hearing for items six, seven and eight on the agenda. Commissioner Schultz left the meeting due to a potential conflict of interest because he lives within 300 feet of the Rodriguez Adobe. Michael Codron, Associate Planner, presented the staff report recommending the Commission accept the recommendation of the Cultural Heritage Committee and approve the restoration project, based on findings, and subject to conditions, as noted. The public hearing was opened. Bob Vessely, Friends of the Adobe (FOCA), described the project and expressed concerns over the recommended conditions of approval. He felt that the reporting requirements would be overkill since much of the information is already available in ARC Minutes February 5, 2001 Page 13 other formats. He said that FOCA had not budgeted for additional reporting services from the architect. He described how the project would progress and said that volunteers would do most of the work. Annette Wolfe, neighbor of the La Loma adobe, is concerned with plans that show a bathroom next to her residence. She said that she is concerned with parking at the trailhead and the path used to get to the school. Wendy Brown, a neighbor of the project, spoke about a large residential development proposed. She said that trailheads adjacent to the property should be properly planned because they could create a conflict. The public hearing was closed. COMMISSION COMMENTS Commr. Rawson recommended that conditions of approval be subject to the approval of the Community Development Director to give the applicant an opportunity to work out compliance with the Director in a mutually beneficial way. On motion by Commr. Rawson, seconded by Commr. Chandler, the ARC granted the project final approval with conditions, as outlined in the meeting follow-up letter. AYES: Commrs. Lopes, Boudreau, Metz, Stevenson, Chandler, Rawson NOES: None ABSENT: None The motion passed. ARC Minutes February 5, 2001 Page 14 7. 466 Dana Street. ARC 158-00; Review of restoration plans for the Rosa Butron Adobe; R-1-SP zone; Friends of Las Casas de Adobe, applicant. Michael Codron Michael Codron, Associate Planner, presented the staff report recommending the Commission accept the recommendation of the Cultural Heritage Committee and approve the restoration project, based on findings, and subject to conditions, as noted. The public hearing was opened. There was no public comment and the public hearing was closed. COMMISSION COMMENTS On motion by Commr. Rawson, seconded by Commr. Chandler, the ARC granted the project final approval with conditions, as outlined in the meeting follow-up letter. AYES: Commrs. Lopes, Boudreau, Metz, Stevenson, Chandler, Rawson NOES: None ABSENT: None The motion passed. 8. 1341 Purple Sage Lane. ARC 159-00; Review of restoration plans for the Rodriguez Adobe; R-1-SP zone; Friends of Las Casas de Adobe, applicant. Michael Codron Michael Codron, Associate Planner, presented the staff report recommending the Commission accept the recommendation of the Cultural Heritage Committee and approve the restoration project, based on findings, and subject to conditions, as noted. The public hearing was opened. Nathan Mass, 1342 Purple Sage, said that a lot of neighbors have different ideas about the level of restoration that is necessary for the adobe. He spoke about the existing situation and how the kitchen of the structure hinders visibility of vehicles traveling around the curve on Purple Sage. He said that he was concerned with some of the ARC Minutes February 5, 2001 Page 15 decisions made by the project architect, especially the decision to preserve the existing chimney. Craig Carlstrom, President of the adjacent homeowner’s association, spoke about his proposal for landscaping along the perimeter of the adobe. He felt that removing the chain link fence from the front of the structure would provide some relief for the residents who are dealing with a blighted structure. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes asked the FOCA representative if the kitchen was part of the original structure, and if removing it would be consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Dean Miller, FOCA, replied that removing the kitchen would fly in the face of the Standards and recommended against it. On motion by Commr. Lopes, seconded by Commr. Boudreau, the ARC granted the project final approval with revised conditions, as outlined in the meeting follow-up letter. AYES: Commrs. Lopes, Boudreau, Metz, Stevenson, Rawson, Chandler NOES: None ABSENT: None The motion passed. Ronald Whisenand presented an agenda forecast for the February 20, 2001 meeting. The meeting adjourned at 10:30 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Tuesday, February 20, 2001at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted, Michael Codron, Recording Secretary