Loading...
HomeMy WebLinkAbout12-03-2001 ARC Minutes SAN LUIS OPISPO ARCHITECTUAL REVIEW COMMISSION MINUTES DECEMBER 3, 2001 ROLL CALL: Present: Commrs. Michael Boudreau, Rob Schultz, Mark Rawson, Zeljka Howard, Vice-Chair Jim Lopes and Chairperson Charles Stevenson Absent: Commr. Hana Novak Staff: Associate Planner John Shoals, Phil Dunsmore and Recording Secretary Irene Pierce The minutes of October 15, 2001, were accepted as corrected. PUBLIC COMMENTS: There were no comments made from the public. PROJECTS: 1. 748 Foothill Boulevard. ARC 151-01; Review of a proposal to demolish an existing residence and develop four apartment units; R-4 zone; Mel Noe, applicant. This item was continued to a date uncertain, without discussion. 2. 2713 Meadow Street. ARC 120-01; Review of a new detached garage with a temporary dwelling on a sensitive site and reduced side yard from 9-feet to 3-feet; R-1 zone; Mike and Tracy Harris, applicants. Associate Planner John Shoals presented staff report recommending final approval of the project, and a 5-foot side yard for the detached garage, based on findings and subject to conditions as noted in the staff report. Vice-Chair Lopes asked if there is a structure on the roof that is 7-inches higher than the allowed 25 feet. Associate Planner Shoals replied that it is an architectural wall treatment. Vice-Chair Lopes felt the ARC should decide if the two oak trees on the site are significant for the development. Associate Planner Shoals noted there is a recorded open space easement on this site and the two trees shown that are outside of the open space will be removed. Michael Harris, applicant, stated they would be living in the garage in the back, which has been altered to a studio and office, while the front house is being remodeled, noting they would get a permit for occupancy. ARC Minutes December 3, 2001 Page 2 Chairperson Stevenson asked what the rational was on the site design. Tom DeSaunto, project architect, stated that the applicant purchased the property knowing that the existing residence was not habitable. He stated they want to provide a temporary residence while building a detached garage, and then convert the garage into an art studio and office before they move into the remodeled house. He stated they are proposing a 3-foot setback, but could proceed with the 5-foot setback and the 25-foot height limit. Commr. Howard asked why the applicant is requesting an additional 7-inches to the height of the building. Mr. DeSaunto replied the 25.7-feet is the finished floor. He commented on a letter from the arborist which confirms the oak tree was already dead and it could be dangerous to the existing residence. Chairperson Stevenson stated that the City is going to insist that the kitchen facilities be removed so it is not easily reconverted to a residence. Mr. DeSaunto stated that the staff stipulated that all of it would have to be removed before they moved into the new residence. Vice-Chair Lopes asked if there is a stairway or some type of access to the roof. Mr. DeSaunto replied that the skylight is automated and it does open. There is a guardrail on top and you step up to the ladder through the skylight to the roof. Vice-Chair Lopes asked if there are walls around the roof deck that are 3-feet high. Mr. DeSaunto replied that it varies, but 3-feet is the minimum. Vice-Chair Lopes asked if this meets safety codes and asked if there are windows that provide some light. Mr. DeSaunto replied they are proposing very tall windows that bring in as much natural light as possible. Vice-Chair Lopes was uncomfortable with the proposed grading into the hillside. He felt the 4-foot cut could describe the reason for locating the garage closer to the north side of the property line. Mr. DeSaunto noted the 35-foot open space easement close to the main house presents issues. Commr. Schultz noted that allowing the temporary dwelling does not have any effects on the open space easement. ARC Minutes December 3, 2001 Page 3 PUBLIC COMMENTS: Devin Gallagher, landowner adjacent to this project site, stated they sold this property because of the power lines on this property and felt it was not a buildable piece of property. He stated this is a sensitive site, and the width of the driveway is only 9-feet 3-inches from the edge of the building and the edge of the retaining wall. He expressed concern about the setback against the open space area, feeling that although this is open space, it isn’t logical to use this area as a driveway turnaround. He noted that the City didn’t ask for a 12-foot wide apron; they asked for a 6-foot driveway apron. Richard Stevens, property owner, felt this is not a good pattern for the neighborhood. He stated he spoke to staff when the lot split was applied for, and was assured that both lots could be built on with variances. George Garcia stated he had reviewed the plans and agreed that the footings and the steps in the area, along with the ground water are going to be issues regardless of what is proposed. Associate Planner Shoals stated the privacy overlook issue may not be great on adjoining neighbors, and may need to be discussed. Public comment session was closed. COMMISSION COMMENTS: Vice-Chair Lopes felt the site design is crowding the property to the south and the 5-foot setback would be an issue. Commr. Howard felt the project is attractive and would add to the aesthetic value of this area. Commr. Rawson felt the project has a nice design. He recognized that the site is restricted by the open space easements. Commr. Boudreau commented on the good work of the architect, but agreed with Commr. Lopes on the constricted open space. Commr. Schultz expressed his concern with the constriction of open space. Chairperson Stevenson concurred also with Commr. Lopes. He stated moving the building away from the slope would accomplish the setback issue. Chairperson Stevenson stated that if there is going to be a motion in support of this project, he would like to call the Commissions’ attention to the findings, and wants to be clear that this is going to be approved if the motion prevails. Commr. Rawson moved to grant final approval, based on the findings and subject to the conditions listed in the staff report, with an additional finding regarding the side yard ARC Minutes December 3, 2001 Page 4 exception, and with an added condition regarding the 5-foot side yard setback, as noted in the staff report. Seconded by Commr. Howard. Commr. Rawson suggested that a condition be proposed that the 4-feet on the southerly part of the roof deck not be used for a roof deck, which would bring it into compliance. Commr. Boudreau noted they should make a reference to the open space in the findings. Commr. Rawson added a finding, and modified condition 4, and added condition: 12. To minimize potential privacy impacts, the roof design shall be modified so that the southerly four feet of the roof area cannot be used as a deck. AYES: Commrs. Rawson, Howard, Boudreau, Schultz NOES: Vice-Chair Lopes and Chairperson Stevenson ABSENT: Commr. Novak The motion carried 4-2. 3. Downtown Area. ARC 172-01; Review and possible modification of the City’s standard street furniture color; City of San Luis Obispo, applicant. Associate Planner Phil Dunsmore presented staff report, recommending acceptance of a new color scheme and finish for street furniture and light standards. Chairperson Stevenson asked for clarification about the streetlights. He had understood the Commission would be looking at pedestrian streetlights, but felt this was a very expensive CIP item. Associate Planner Dunsmore stated it would be coming before the ARC within the next year. Vice-Chair Lopes asked how the existing streetlights downtown would be treated, and asked if the street lights on Marsh Street were period streetlights. Planner Dunsmore replied that they would not be changed out all at one time. He stated they would be replaced with a new color, or be replaced as the need arises. Vice-Chair Lopes asked if the existing galvanized steel poles would be color coated this dark green. Planner Dunsmore explained the plan is to replace the entire structure with a new design, and at the same time order it pre-painted with a powder-coated material. Commr. Boudreau asked if the poles with the existing colors could be kept looking good or if everything will be changed to forest green once a determination is made. ARC Minutes December 3, 2001 Page 5 Planner Dunsmore replied not everything would get changed out at once, so there would be some continued maintenance of the olive green color. He stated that over time, as funds become available, they would all be replaced. PUBLIC COMMENTS: Chuck Crotser, local architect, stated he is in full support of changing the colors to this darker green. He suggested adding some of San Luis Obispo’s streetscape elements, specifically including the walkways, curbs, and sidewalks and would like the City Council to look at something other than the mission style sidewalk. He felt there should be more variety in the downtown. There were no further comments from the public, and the public hearing was closed. COMMISSION COMMENTS: Chairperson Stevenson felt that the darker green is a much better powder coating color. Vice-Chair Lopes moved to recommend the forest green color scheme for street furniture and light standards and offer suggestions to the Council to broaden the selection of pavement material and design for sidewalk surfacing, and to encourage the City to repaint the existing standards that have been painted olive green with the new color as soon as possible, including all the signal light standard and streetlight standards that have been painted up to 10-feet. Seconded by Chairperson Stevenson. AYES: Commrs. Lopes, Stevenson, Boudreau, Schultz, Howard, and Rawson. NOES: None ABSENT: Commr. Novak The motion carried 7-0. The meeting adjourned at 7:00 p.m. to the next regularly scheduled meeting on December 17, 2001. Respectfully submitted by Irene E. Pierce Recording Secretary