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HomeMy WebLinkAbout12-17-2001 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES DECEMBER 17, 2001 ROLL CALL: Present: Commrs. Hana Novak, Michael Boudreau, Mark Rawson, Zeljka Howard, Vice-Chair Jim Lopes and Charles Stevenson Absent: Commr. Rob Schultz Staff: Associate Planners Whitney Mcllvaine, Phil Dunsmore and Recording Secretary Irene Pierce THE MINUTES OF AUGUST 20 AND NOVEMBER 5 WERE ACCEPTED AS CORRECTED. PUBLIC COMMENTS: There were no public comments made. PROJECTS: 1. 636 Toro Street. ARC 124-01; Review of a proposed triplex development on a site with an existing residence; R-3 zone; Glenn & Loretta Norkus, applicants. Associate Planner Phil Dunsmore gave staff report recommending final approval to the proposed project. Glenn Norkus, applicant, stated they were able to lower the building a little over a foot. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Boudreau commented that he like the improved site plan. Vice-Chair Lopes suggested that the door at the top of the stairs be moved over so there would not be such a tight fit. Commr. Rawson made a motion to grant final approval based on the findings and subject to the conditions in the staff report with one additional condition: 5. Increased width of landings to allow adequate space before beginning of stairs at front door shall be provided. Seconded by Vice-Chair Lopes. AYES: Commrs. Rawson, Lopes, Novak, Boudreau, Howard and Stevenson NOES: None ABSENT: Commr. Schultz ARC Minutes December 17, 2001 Page 2 The motion carried 6-0. 2. 870 Industrial Way. ARC 150-01; Review of a new 12,000 sq. ft. building and new 7,200 sq. ft. canopy as an addition to an existing commercial building; M-S zone; Rollie Cavaletto, applicant. Associate Planner Phil Dunsmore gave staff report recommending final approval to the proposed project based on findings and subject to conditions and code requirements. Vice-Chair Lopes asked if the building would need to be reduced in size to accommodate the standard width of the driveway. Planner Dunsmore replied yes. Vice-Chair Lopes asked if the applicant has worked out a template on turn movements. Planner Dunsmore replied that a turning radius for a fire truck was sketched on the site plan. Garth Kornreich, architect, stated the 39-4 is a standard allowance for the parking standards. He stated a large semi truck with a trailer would have to maneuver a three- point turn-around to make the corner. Vice-Chair Lopes asked the purpose for the concrete pad and the shed in the phase 1 area. Mr. Kornreich replied the manufacturer currently occupying them is going to expand into those areas. He stated the mechanical equipment would be a new HVAC condenser unit on the ground for the addition of the office areas. He stated they would put in a retaining wall that goes from 0 to a maximum of four-feet. He added that they could keep the driveway at a smaller width and would work with the Fire Department to make sure they satisfy their width requirements. Steve Rarig, Rarig Construction, commented that they would prefer to keep the wheelchair lift. Commr. Rawson asked what kind of lighting currently exists on the building. Planner Dunsmore replied that due to the nearby residential neighborhood, they wanted to go with a light that does not produce a significant amount of outside glare. Chairperson Stevenson stated that the Commission in the past has agreed on metal halide as a preferred light instead of high-pressure sodium. Chairperson Stevenson asked if the drainage basin was sized for the additional impervious surface. Mr. Kornreich replied that it was created as a pond for fire suppression for the buildings. ARC Minutes December 17, 2001 Page 3 Vice-Chair Lopes asked how close the proposed west side retaining wall is to the Myaporum trees. Mr. Kornreich replied they are a good distance away. Mr. Rarig stated they are asking for ARC approval of a future building addition so they would not have to come back. He stated the canopy would eventually get wall paneling on it, resulting in an enclosed building. Chairperson Stevenson noted that the proposed canopy addition is extremely close to the detention basin. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Vice-Chair Lopes suggested that there be easier pedestrian access from the building to the west side parking. He also suggested revising the landscape plan and reducing the width of phase 2 by about 10-feet, as well as moving the building off the top of the bank of the basin to allow some access. Chairperson Stevenson voiced his concern about the tight corner that trucks would have to maneuver around. Commr. Boudreau commented that he was unsure if the parking met code requirements for parking. He suggested something to connect the site to the employee break areas. Commr. Rawson stated the back corner is not much of an issue and felt that if a fire truck could make the turn, there should be no problem. Mr. Rarig stated they are going to open up the wall between the new and the old for this access. Vice-Chair Lopes asked about the fire access around the building. Mr. Kornreich replied they have adequate access. Commr. Novak stated she would like to see direct access to the break area. Commr. Rawson moved for final approval based on the findings and conditions in the staff report, but change the condition to eliminate the high pressure sodium light; Add a condition to read: A landscape plan that identifies plant species, sizes, quantities, and any new or replaced fencing materials shall be provided at time of building permit application. Add condition 11 to maintain a 5-foot path between the pond and the building. Add a condition 12 to provide a one-way only westside exit. Seconded by ARC Minutes December 17, 2001 Page 4 Commr. Boudreau. Vice-Chair Lopes suggested adding a shade tree in the patio area. AYES: Commr. Rawson, Boudreau, Novak, Lopes, Howard and Stevenson NOES: None ABSENT: Commr. Schultz The motion carried 6-0. 3. 190 Stenner Street. ARC 165-01; Review of a two-story duplex on a site with an existing residence; R-4 zone; Matthew Farmer, applicant. Associate Planner Phil Dunsmore presented staff report, recommending denial of the project based on insufficient width for the proposed driveway access. Commr. Howard questioned how 13-inches would improve the ability to maneuver on parking space 5. Chairperson Stevenson asked where the space for the residents would be located. Planner Dunsmore noted the R-4 (high-density) zoning district requires very little private open space. Lenny Grant, Project Architect, stated the driveway width is 8-feet 11-inches. He stated 6-feet of the existing building is being demolished for outdoor useable space. He commented that the applicant has been supportive of the architectural style given the limited footprint. Chairperson Stevenson asked how the cars would maneuver out of the two end parking units. Mr. Grant replied they would be able to maneuver out of the site. Project Representative Jennifer Martin stated if they were less than 50-feet from the street, they could propose backing out. Mr. Grant stated a turf strip was designed through the middle of the driveway to enhance the desirability of the complex. Matthew Farmer, applicant, stated they were unable to relocate their house 1-foot to the north because they were currently at the setback limit on the north side. He stated because of legal issues he was unable to get an easement from his neighbor and is asking the Commission for an exception of 12-inches, to allow a 9-foot wide driveway. PUBLIC COMMENTS: There were no public comments. ARC Minutes December 17, 2001 Page 5 COMMISSION COMMENTS: Vice-Chair Lopes asked if a 6-foot separation is required between the existing house and the proposed apartment building. Planner Dunsmore replied that a 6-foot separation is required unless a firewall is built in between. Chairperson Stevenson voiced his concern with the narrow driveway. Commr. Boudreau suggested that one of the findings be that the existing building is currently 5-feet from the opposite property. Vice-Chair Lopes asked if there are exceptions to the setbacks that are different that would allow a building in the 5-foot setback. Planner Dunsmore replied that the exception could be explored through ARC approval. Chairperson Stevenson stated there is an obligation of the property owner to bring forward proposals to help the existing building. He stated he would like to see adequate open space on this site. Vice-Chair Lopes suggested having a section of the balcony cantilevered out 2-feet for extra room. Chairperson Stevenson stated he would like to see the driveway conform and have a little space between the driveway and the building. Commr. Rawson responded that he has no problem with the driveway. Commr. Novak noted this is an entitlement request including an exception and the applicant has an obligation to demonstrate that the site actually works. Commr. Howard suggested that one of the apartments be one-bedroom which would lower the parking requirements and create some additional space. Chairperson Stevenson asked if there were future plans to demolish this building after completion and construct a new building Mr. Farmer replied no. There was much discussion about the maneuverability with the driveway and relocating the building to allow for more room. Mr. Farmer commented that the only thing the house needed to conform was a 5-foot setback on the north side and a 15-foot setback from the street. He felt the only issue at hand was the driveway and it is being recommended for denial based on the width of the driveway. ARC Minutes December 17, 2001 Page 6 Chairperson Stevenson stated he was not supportive of the site design with any attention to private outdoor space. Commr. Boudreau asked Chairman Stevenson if he would be more supportive if vehicles could turn around and head out onto Stenner Street. Chairperson Stevenson replied yes. Commr. Boudreau made a motion to return the project back to the applicant with two suggestions (1) to facilitate a turnaround space so vehicles can exit the driveway in a forward motion, and (2) to improve or create quality outdoor space(s) for the entire development and provide some defined outdoor space for each unit. Seconded by Commr. Howard. Vice-Chair Lopes suggested they find ways to use decks. Planner Dunsmore felt the decks would be more usable if they had separate access for each deck. AYES: Commr. Boudreau, Howard, Novak, Lopes, Rawson and Stevenson NOES: None ABSENT: Commr. Schultz The motion carried 6-0. 4. 1010 Nipomo Street. ARC 157-01; Conceptual review of the new SLO Children’s Museum; PF-H zone; SLO Children’s Museum, applicant. Associate Planner Whitney Mcllvaine presented the staff report and asked the Commission to provide direction on the issues discussed. Maurice Macare, BFGC Architects, stated there are several issues with the design of the Children’s Museum and discussed the terms of the design of the facility. He explained some of the constraints and why they developed this particular design. He noted the site is owned by the City and is leased to the Children’s Museum who are required to perform improvements to this property in order to comply with their lease. He noted one of the main issues is parking, and that the City is in the process of reconsidering the concept of a parking district. He felt another concern is the creek and the creek walk, noting they hope to create a beacon at the entrance of the creek walk on Nipomo Street, a large element that would attract attention to identify this as the beginning or the end of the creek walk. Mr. Macare explained that because the building was in the historical district, they were given direction to respect this historical context. Commr. Rawson asked if the City owns the building. Mr. Macare replied that the City leases the land to the Children’s Museum. He stated they believed they could get an exception to the creek setback as long as no floor area was being added in the area occupied by the existing building. ARC Minutes December 17, 2001 Page 7 Bill Toucelay, BRGC Architects, explained they would only be adding one level of floor area, cantilevered into the setback. Mr. Macare stated that staff suggested using the building as part of an educational facility. Mr. Toucelay stated the building is going to be a structural steel building that is three stories tall and all the systems would be exposed. Chairperson Stevenson expressed concern that the building is municipal in appearance and felt it would not be very inviting to children. Mr. Toucelay felt the building form fits well on the site. He felt the cantilevered glass element is very important and would be the beacon. Chairperson Stevenson said he favored having solar roof panels in the building, which would show a meter spinning backwards delineating how they are saving money. Kathy Wolff, Executive Director, commented she would like the museum to look playful and was concerned that the building may look too conservative for the children. Vice-Chair Lopes asked if the two stairwells are required. Mr. Macare replied two exits off of the third story are required and two exits off of the second. Vice-Chair Lopes suggested that the stairwell on the Monterey Street side be located towards the elevator. Chairperson Stevenson said he would like the architecture to express the sense of wonder. Commr. Novak asked how they could recommend offering the building some expression of wonder. Commr. Rawson commented that the building looks like an adult museum version of a children’s museum. Mr. Toucelay asked for Commission’s opinion on the beacon. Commr. Rawson replied that it is a little large and overwhelming. Chairperson Stevenson asked what would be seen through it. Mr. Toucelay replied that something is going to be suspended inside, but they have not yet decided what that would be. ARC Minutes December 17, 2001 Page 8 Chairperson Stevenson felt the ARC has some authority to set the objectives in terms of the historical context. Commr. Boudreau suggested they show the existing improvements and the existing hardscape on the plans for completion. 5. 1232 Iris Street. ARC MI 147-01; Review of a new two-bedroom residence; R-2 zone; Jeff Wolcott, applicant. Associate Planner Whitney Mcllvaine presented the staff report and recommended final approval of the proposed project, based on findings and subject to conditions as noted in the staff report. Commr. Howard questioned why a full bath was provided in the office. Jeff Wolcott, applicant, noted there are showers in the main living area, but the only bathtub is in the office. He stated the house is 70-feet off the street and surrounded on three sides by trees. His house and the house in front would be painted to match, and roof materials would also match. Chairperson Stevenson asked if the house would be wood framed. Mr. Wolcott replied that because of this kind of climate, it would not be. PUBLIC COMMENTS: There were comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson stated this site needs help, but this is an improvement and it is a very creative and interesting design. Vice-Chair Lopes commented he would prefer wood shingles. Commr. Boudreau asked if a metal roof is going on the existing house. Mr. Wolcott replied yes. He noted there are a lot of trees and they shed a lot of branches. Commr. Rawson suggested that the two houses not be the same color. Mr. Wolcott stated that would not be a problem. Commr. Rawson moved for final approval based on findings and subject to conditions in the staff report, with the addition of one condition to submit a color proposal to the ARC Minutes December 17, 2001 Page 9 Community Development Department for final approval and that the colors of the two houses be complimentary but not the same. Seconded by Commr. Howard AYES: Commrs. Rawson, Howard, Novak, Boudreau, Lopes and Stevenson NOES: None ABSENT: Commr. Schultz The motion carried 6-0. Chairperson Stevenson talked about the meetings having an ending time of 9:00 p.m. The Commission should take a vote to decide if they should continue past that time . This would let the public know in advance that the meeting will end early. Commr. Novak made a motion to establish a rule regarding a 9:00 p.m. vote on whether or not to continue remaining items. Seconded by Commr. Howard. AYES: Commr. Novak, Howard, Boudreau, Lopes and Chairperson Stevenson NOES: Commr. Rawson ABSENT: Commr. Schultz The motion carried 5-1. The Architectural Review Commission meeting adjourned at 8:50 p.m. Electronically Submitted by: Irene Pierce, Recording Secretary