Loading...
HomeMy WebLinkAbout09-04-2001 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 4, 2001 ROLL CALL: Present: Commrs. Rob Schultz, Michael Boudreau, Mark Rawson, Hana Novak, Vice-Chair Jim Lopes and Chairperson Charles Stevenson Absent: Commr. Zeljka Howard Staff: Associate Planners John Shoals and Michael Codron PUBLIC COMMENTS: No public comment. PROJECTS: 1. 3051 Augusta Street. ARC 115-00; Review of an 18-unit condominium townhouse development and site improvements, including a private street; R-4 zone; Augusta Partners, LLC, applicant. th, Motion made by Commr. Schultz to continue item #1 until September 17without discussion. Second by Commr. Boudreau. AYES: Commrs. Schultz, Boudreau, Novak, Rawson, Lopes and Stevenson NOES: None Absent: Commr. Howard 2. 1235 Osos Street. ARC 83-01; Review of site and building changes to an existing office building; O zone; Mission Medical, LLC, applicant. John Shoals, Associate Planner, presented the staff report recommending final approval, based on the findings and conditions listed in the staff report. He noted that staff supports the applicants modified color scheme and suggested the use of an alternate roofing material. It was noted that the applicant is in compliance with parking ordinance requirements with a reduction of 10% for shared use and bicycle spaces. The Monument sign proposed is larger than usually allowed; however, staff felt the design matches the proposed signs for the building and the applicant has agreed to modify the sign to match size requirements. There was a discussion concerning bicycle racks. ARC Minutes September 4, 2001 Page 2 Commr. Lopes commented that long-term storage for bicycles is usually provided as an inducement to use bicycles for commuting. He asked if there was a requirement to submit a landscape plan, and questioned why there was no mention of a street tree plan. Planner Shoals replied that staff looked at the project as a remodel. The commission may give direction to provide a landscape plan if needed with the re-striping of the parking lot. The requirement for a street tree plan is a city ordinance and is not a condition of approval from City staff. Garth Kornreich, 1135 Marsh Street, project architect, discussed the project background. He explained a change in the tenant mix, with one tenant partially moving out. With this change, it is not possible to access the back entrance from Osos Street so there is a need to create a new entry off of Morro Street to provide access to the new office space. He noted that there is also a plan to provide a new ADA compliant elevator, create a new lobby that goes into the new spaces, and reorganize the window placement. He briefly discussed the new color scheme and roofing material, noting that a metal roof is the best choice. There is a ramp on the side of the building, which leads to an area in the building for long-term bicycle storage. The parking lot on Pacific Street is planned to be re-striped to get as much parking as possible. There was no plan to re- landscape the area. There are existing planters, which the owners have held off on changing until the plans have been approved. Signage proposals from tenants will be reviewed to ensure city compliance for architecture and scale. There was discussion about parking locations and street trees. Commr. Lopes suggested that tree wells be installed on Pacific Street. Discussion continued about trees and the width of the sidewalk, and the possibility of the City arborist viewing the site. Commr. Lopes asked about the entry on Osos Street. Mr. Kornreich replied that it will remain as an entry with few proposed changes. Commr. Boudreau commented that the design is good. He mentioned that the corner at Osos and Pacific Streets could use something to enhance the exterior. Mr. Kornreich replied that planting could be more aggressive. Commr. Lopes agreed that some type of articulation to the corner is needed. There was discussion about future plans for the building, current landscaping and architectural elements. Commr. Lopes commented that the entry really doesn’t read as an entry. The public hearing was opened. ARC Minutes September 4, 2001 Page 3 Joseph DeLucia, managing partner, spoke concerning the background of the plan, providing a newer look to the building without disrupting current tenants. He noted plans to clean up and professionally maintain landscaping. Mr. Stuart Jenkins, 1336 Morro Street, said he was impressed with the proposed plans. The public hearing was closed. COMMISSION COMMENTS: Commr. Lopes, commented the Mission Medical entryway needs more decorative treatment. The parking area needs more lighting, plantings, and should be brought up to current standards. The Pacific and Osos Street sides could use more articulation. He agreed with the applicant that concrete slate roof might be better than mission tile. Commr. Novak agreed with Commr. Lopes. She noted she would prefer a landscape plan to ensure there would be irrigation and maintenance taking place. She expressed concern about approving incremental projects when there is non-conformance with regard to landscape standards in the parking lot, but felt the overall project looks good. Commr. Schultz agreed with Commr. Novak’s comments. He was not sure how much can be done with the entrance while the tenant is there. Commr. Boudreau agreed with previous commissioner’s comments, with focus being on landscaping at the perimeter. Commr. Stevenson agreed that existing planters should be used to provide more landscaping elements. He felt the overall effect is positive, and agreed that Pacific and Osos street sides are weak. He suggested a foam trim around the window for better definition, noting that overall the plan is an improvement. He indicated he would like to see a landscape plan that better utilizes the parking lot and streetscape. There was discussion about possible articulation elements, such as awnings over the windows and plantings. Mr. Jenkins noted that he has experienced fewer problems on his property since roses were planted. Commr. Lopes presented a motion to grant final approval to the project based on the findings and conditions in the staff report, with some additional conditions: Add Condition #8, to require a landscape irrigation plan including the parking lot, landscape planters, and trees to meet City standards. The applicant shall consider replacing protocarpis with another small shade tree such as Ash or Locust. Add Condition #9, the project shall be reviewed by the City Arborist to determine if street trees are required, and to provide them if required. ARC Minutes September 4, 2001 Page 4 Add Condition #10, the applicant shall revise the corner at Osos and Pacific streets to provide some embellishment to better ground the corner and match the other corner on Osos street. Consider some other embellishment to the wall at the Osos street entry. Add to Condition #5, to provide parking lot lighting per city standards. Delete Condition #3. Motion seconded by Commr. Novak. Commr. Schultz felt more landscaping should be added. There was discussion about parking spaces and landscaping, with concern about shade and visual enhancement. Commr. Schultz suggested amending Condition #5, the applicant shall improve the parking lots to provide two landscape planters on Osos and Marsh Street and one on Pacific Street. Commr. Lopes agreed and added: . . . with the exception granted that additional parking lot planters shall be limited to two within the Marsh and Osos street parking lot, and one additional parking lot planter on the south side, on Pacific street. Amendment accepted by seconder, Commr. Novak. Commr. Stevenson clarified that landscaping issues are also including requiring utilization of existing planters in the landscape and irrigation. Commr. Novak suggested clarifying by stating; for existing landscape planters. AYES: Commrs. Lopes, Novak, Schultz, Boudreau, Rawson, and Stevenson NOES: None ABSENT: Commr. Howard 3. 1314 Johnson Avenue. ARC 63-01; Review of a two-story addition to a residence on a site with an office, and reduced side yard from 6-feet to 5-feet; O zone; Patrick Marr, applicant. Michael Codron, Associate Planner, presented the staff report, recommending that the ARC continue consideration of the project and provide direction to the applicant and staff. He also provided potential findings and conditions which can be amended by the commission as appropriate, should the commission approve the project. A fax memo provided by the applicant was distributed to the commission. Patrick Marr, project architect, discussed the project. He noted he wants to add a small bath and increase the size of the kitchen for circulation. ARC Minutes September 4, 2001 Page 5 The public hearing was opened. There was no public comment. The public hearing was closed. Commr. Stevenson commented that the he didn’t think that the addition would be of concern. Commr. Boudreau noted that continuing with the current architecture would be fine. Commr. Stevenson felt that getting rid of the driveway would be a good idea. Commr. Lopes expressed concern about the parking lot in the back corner and the space allowed for backing up and turning. There was some discussion about the parking lot. Commr. Lopes commented that the rear elevation would work better if it had some type of porch element. There was discussion about a porch on the rear of the house and the impact on the parking. Commr. Lopes expressed concern about the fence along the front. He felt that something could break up the expanse of the wall, such as a gate or other feature. There was discussion about front design elements and protection from traffic. A Motion by Commr. Lopes to grant final approval to the submitted plans, to support the setback exception to five feet based on the findings and subject to conditions of approval noted in the staff report, with the following additions: Add Condition #3: Applicant shall provide an opening in the fence on the Johnson Avenue side, a semi-transparent gateway. Add Condition #4: Applicant shall provide upgraded window treatments to existing and proposed windows facing Johnson Avenue that include features compatible with craftsman style, i.e., wood trim. Add Condition #5: Applicant shall consider additional colors to lighten the wall all around. Second by Commr. Schultz. AYES: Commrs. Lopes, Novak, Schultz, Boudreau, Rawson, and Stevenson NOES: None ABSENT: Commr. Howard ARC Minutes September 4, 2001 Page 6 4. 889 Walnut Street. ARC 103-01; Review of a new two-story duplex; R-4 zone; Alex Deleon, applicant. Michael Codron, Associate Planner, presented the staff report, recommending final approval, based on the three findings and nine conditions noted in the staff report. He discussed the Noise Element in relation to projects in general and how it affects the project site in particular. He also presented updated changes from the applicant. Alex Deleon, owner of the project, discussed the design element changes with regard to the Noise Element. There was discussion concerning the proposed deck design, noise levels, backyard useable space, and landscape elements. Commr. Lopes suggested use of a double-paned glass surrounding the patio. Mr. Codron reminded the Commission that the noise level must meet the standard outlined in the General Plan. There was further discussion concerning acoustical analysis. The public hearing was opened. There was no public comment. The public hearing was closed. Commr. Stevenson complimented the design of the project. He noted he would prefer to see the analysis in order to keep the patio in front, but the project would work either way; front or back. Commr. Lopes liked the rear deck, but felt it could be expanded by moving the dining room. There was discussion concerning the rear deck alternative. Commr. Stevenson suggested that the focus be limited to the architecture with an option to do a sound analysis. Commr. Schultz suggested that a statement be included limiting the use of the proposed study to preclude it being converted into a bedroom at a further date. Further discussion concerning the deck area and noise levels took place. ARC Minutes September 4, 2001 Page 7 Commr. Boudreau presented a motion to approve the project with the proposed findings and conditions, to include a statement added to condition #3 that a noise study is required if the deck is built in the front of the proposed structure, but not required if the deck is built in the back. Commr. Lopes seconded the motion. Commr. Lopes questioned the building color and suggested to add condition # 10 that the base coat wall colors should be muted, slightly darker than proposed. Commr. Stevenson suggested that condition #11 be added that the dining room/study is not to be rented out as a bedroom. There was no further discussion of the motion. AYES: Commrs. Lopes, Novak, Schultz, Boudreau, Rawson, and Stevenson NOES: None ABSENT: Commr. Howard 5. 3240 Broad Street. ARC/MOD 102-01; Review of site and building changes to a previously-approved project; C-S-S zone; Hamrick, Lemburg and Nelson, applicants. Michael Codron, Associate Planner, presented the staff report, recommending final approval based on the findings and conditions suggested in the staff report. Warren Hamrick, project architect, discussed concerns with condition #1. He was not comfortable with having an overhang of 4 feet. He questioned the last sentence in condition #1 as there are trees that would block any articulation in the rear of the building. Discussion was held concerning condition #1, exposed rafter tails, and articulation to the rear of the building. Mr. Hamrick noted there are no plans for the rear area to be used as an entrance. Commr. Boudreau suggested extending the coping around to the back of the building. Commr. Lopes questioned if the stairway could be moved in. Mr. Hamrick replied that it would be difficult. Commr. Lopes suggested that condition #1 be changed to 2 feet, and that the entries could be recessed instead of canopied out. He liked the landscaping condition. There was discussion of the early California palette. Commr. Lopes suggested that a clearly defined pedestrian walkway be provided from the patio to the driveway utilizing textured pavement, such as stamped concrete. ARC Minutes September 4, 2001 Page 8 There was discussion concerning pavement. The public hearing was opened. There was no public comment. The public hearing was closed. Commr. Novak commented that she approves of a pedestrian walkway, but is not in favor of striping as it provides pedestrians with a false sense of security. She questioned the applicant on types of concrete to alleviate the problem. Mr. Hamrick replied that he was considering concrete blocks that are painted. Commr. Stevenson suggested concrete with some pigment in it for both the pedestrian walkway and the linkage between buildings. There was discussion concerning paving. Mr. Hamrick mentioned that coloring the concrete would make it more difficult to match the rest of the project. Commr. Stevenson suggested using something to cut the glare of the concrete. His preference would be for some color, that would possible pick up the color in the building. There was discussion of color palette. Commr. Novak presented a motion to grant final approval based on findings and subject to conditions and code requirements as outlined in the staff recommendations. Add the following conditions: Add condition #25 – To require the applicant to provide a pedestrian linkage from the northernmost parking lot planter across the drive aisle to the seating area. The linkage would consist of colored concrete with some form of texture. Add condition #26 – To provide consistency with the hardscape areas, with regards to concrete colors and textures. Second by Commr. Schultz. Commr. Boudreau agreed with the motion, suggesting that condition #1 be changed from a minimum of 4 feet over project entries, to 3feet. Commr. Lopes added to condition #4; Applicant will provide 2 additional public benches with backs within the patio area. There was discussion concerning benches and planters. ARC Minutes September 4, 2001 Page 9 Commr. Lopes added to condition #2 the sentence: To expand the planter tree well within the patio area to provide additional planting. Commr. Stevenson commented that he really liked the plans. They are a much better design than previously submitted for the site. AYES: Commrs. Novak, Schultz, Lopes, Boudreau, Rawson, and Stevenson NOES: None ABSENT: Commr. Howard COMMENT AND DISCUSSION: Staff presented agenda forecast. Commr. Stevenson mentioned the joint meeting with the Planning Commission planned th for September 12. He discussed having joint study sessions for future projects, and more pro-active responses and input to the City Council. th There was much discussion concerning what topics to cover on September 12. Dates and times were discussed concerning the visit to the South Street Hills. Commr. Boudreau presented a motion to adjourn. Commr. Novak second. Meeting adjourned at 8:05 p.m. Respectfully submitted, Nora O’Donnell, Recording Secretary