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HomeMy WebLinkAbout02-04-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES FEBRUARY 4, 2002 ROLL CALL: Present: Commrs. Michael Boudreau, Mark Rawson, Zeljka Howard, Rob Schultz, Vice Chair Jim Lopes, and Chairperson Charles Stephenson Absent: Commr. Hana Novak Staff: Associate Planners Pam Ricci and Michael Codron, Recording Secretary Irene Pierce ACCEPTENCE OF THE AGENDA: The agenda was modified. Item 5 went to the last of the order. PUBLIC COMMENTS: There were no public comments. PROJECTS: 1. Citywide. ARC 42-00; Review of the draft comprehensive update of the City’s design guidelines; City of San Luis Obispo, applicant. Pam Ricci reviewed meeting goals, which were to discuss the preferred name for the Commission, as well as to review Chapters 1 & 2. The ARC agreed to set aside the first part of the agenda on upcoming meetings for review of the draft guidelines, and suggested all comments be addressed to Planner Pam Ricci. The Commissioners discussed revising some of the language in these two chapters. Commr. Boudreau suggested that section 1.1 be condensed. Chairperson Stevenson suggested some language to clarify what makes traditional neighborhood development desirable. Commr. Howard suggested they elaborate on those elements of traditional neighborhood patterns that establish context. Vice-Chair Lopes suggested using the word “discourage” or “minimize” instead of “prohibit”, for a guideline regarding parking located between buildings and the street in commercial areas (1.3, B.3). ARC Minutes February 4, 2002 Page 2 Chairperson Stevenson suggested they make a reference to maintain the City’s creeks from pollution run-off. Commr. Rawson commented that nothing in the guidelines explains to an applicant what the best technique is for going through the ARC’s conceptual review process. Chairperson Stevenson suggested they add a section to encourage study sessions with the ARC. PUBLIC COMMENTS: There were no public comments. 2. 755, 763, 769, 779, and 783 Santa Rosa; 1060 and 1064 Mill Street. ARC 97-99; Review of proposed changes to a new 20,000 sq. ft. office building; 0 Zone; Jim and Bev Smith, applicants. Associate Planner Pam Ricci presented staff report, recommending the ARC grant final approval to building modifications and details, based on a finding, and subject to conditions. Vice-Chair Lopes asked what the roof material was and if it is the same as used on the towers. Planner Ricci replied it was a slate roof. Chairperson Stevenson asked if the building height is 1.5 feet lower. Planner Ricci replied the building is still 25-feet overall, and that condition 2 refers to the area along the back property line facing the adjacent property. Vice-Chair Lopes asked if there is street parking along Mill Street. Planner Ricci explained there are a couple of parallel spaces maintained. Commr. Schultz asked what material would replace the light well. Planner Ricci explained that the local company, Air Vol, will supply the narrow and elongated bricks, which will result in a long and variegated pattern with the taupe and darker gray. Steve Caminiti, SLO, stated that his landscape plan has located all the trees in the rear planter so that they fall between parked cars Mr. Puglisi stated if they could modify the project planter and still meet City standards, they certainly would. ARC Minutes February 4, 2002 Page 3 Vice-Chair Lopes expressed his disappointment that the balconies in the back have been eliminated. Mr. Puglisi explained the changes were made to eliminate the doors, so there was no reason to have the balconies. Vice-Chair Lopes asked how access to someone on the sidewalk could be incorporated into the design. Mr. Caminiti explained there would be concrete strips or stepping stones to accommodate access to the parkway. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Commr. Rawson stated that some of the proposed changes are better than the original project design. Commr. Howard felt the design was a good improvement. Chairperson Stevenson expressed a little concern about the reflectivity of the colors and materials. Vice-Chair Lopes moved to grant final approval based on the findings and conditions in the staff report with some changes to the conditions; condition 1-a add “if feasible”; and 1-b add “provide paved accessways between the curb and the sidewalk for vehicle parking spaces”. Seconded by Commr. Boudreau. AYES: Commrs. Lopes, Boudreau, Schultz, Howard, Rawson, and Stevenson NOES: None ABSENT: Commr. Novak REFRAIN: None The motion carried 6-0. 3. 369 Marsh Street. ARC 31-01; Review of a new 2,849 sq. ft. office building; C-R zone; Jon Olsen, applicant. Associate Planner Pam Ricci presented staff report, recommending the ARC grant schematic approval to the project with direction to make modifications to plans prior to final approval to address issues discussed in the agenda report. Vice-Chair Lopes asked if Marsh Street is eventually going to be part of the downtown, and if the project is consistent with downtown goals. ARC Minutes February 4, 2002 Page 4 Planner Ricci explained the location of the building, as proposed, is close to the back of the sidewalk but also provides some transition from the sidewalk which she believed is consistent with downtown design goals. Jon Olsen, applicant, explained that they have attempted to come up with a project that is appealing from the street and tried to select colors that are existing in the neighborhood. Tom Kowalski, architect, noted that the revised elevation included a taller corner tower, and more variation in the front wall planes. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Vice-Chair Lopes expressed his concern that the tower project seems to overwhelm the scale of the building. Commr. Boudreau suggested revising the design of the parapets. Commr. Howard stated she missed the design of the old building. Commr. Schultz expressed a problem with the “leg” of the building supporting the second floor over the driveway looked too thin and felt it made the building look lopsided. Commr. Rawson commented that he liked the number 2 elevation presented, but preferred the window in the center of the tower. Planner Ricci asked for a suggestion for the wall supporting the driveway. Commr. Rawson suggested making it a couple of feet wider and to incorporate an arch form. Chairperson Stevenson suggested it have a more authentic Mediterranean look and would like to see the building address the street more. He suggested eliminating the parapets and to mute the colors a little more. Commr. Rawson moved to grant schematic approval with direction, and to modify direction 1-e to read: Consider more variation in the shapes and placements of windows, with wider proportions and fewer windows on the south and east elevations; and modify direction 3 to read: The applicant shall submit a more refined landscaping plan, including irrigation details, to the ARC for the review and approval, along with plans submitted for final architectural review. If feasible, a landscape strip on the west side of the property is recommended. Seconded by Commr. Howard. ARC Minutes February 4, 2002 Page 5 Mr. Kowalski explained the structure supporting the second level could not be 2-1/2 feet wide because of the driveway. Vice-Chair Lopes asked to have an exception approved. Planner Ricci explained the main concern is to have the 16-feet at the front of the entry to the site so there is room for two cars to pass one another safely. Commr. Rawson added one more condition to provide some kind of articulation for the windows on the property line wall on the south. AYES: Commrs. Rawson, Howard, Boudreau, Lopes, Schultz, and Stevenson NOES: None ABSENT: Commr. Novak EFRAIN: None The motion carried 6-0. 4. 635 N. Santa Rosa Street (Cal Poly). ARC 5-02; Courtesy review of a proposed multi-family faculty housing project; Cal Poly University, Applicant. Associate Planner Michael Codron presented staff report and asked the Commission to hear a presentation regarding the proposed project and provide comments. Linda Dalton, Chairperson Cal Poly Housing Corporation, explained the background on this project and stated there have been some questions raised as to why Cal Poly would venture into the provision of housing staff faculty. She explained the affordability and availability of housing is affecting their ability to recruit and retain quality faculty. She stated the environmental review has been completed and she explained they are here to talk about the schematic design for this project. Joel Neel, Project Manager, noted there were a couple of errors in the staff report on page 4/2, which is a 33 plus grade change that is in the site description not a 20-foot grade change and the guest vehicle parking requirements meet the requirement of 14 guest parking spaces. He stated there have been seven design objectives formulated. He explained that the units have been pulled back from the corner of Highland Drive and Santa Rosa Street to allow for a large gathering and open space. Chairperson Stevenson asked about the color variety on the buildings. Mr. Neel explained they have not fully explored the colors, but are looking mostly at earth tones. Chairperson Stevenson asked if they were going to have the same colors throughout the entire project. ARC Minutes February 4, 2002 Page 6 Mr. Neel explained they would mostly stay with the same design, color and textures. Chairperson Stevenson asked for an explanation on why there are so many tandem parking spaces. Mr. Neel explained the difficulty with the site was the parking and they felt the tandem was the appropriate way to go. Commr. Boudreau asked what kind of window materials are going to be used. Mr. Neel explained they would probably be a vinyl slider. Commr. Boudreau asked if the University would own this indefinitely. Ms. Dalton replied yes, they would retain ownership. Commr. Howard expressed her appreciation to Cal Poly for coming and giving them the courtesy to review this project. Vice-Chairs Lopes commented on the speed of traffic coming into the intersection and felt it is a touchy area for pedestrians. PUBLIC COMMENTS: Joan Lynch, Pasa Tiempo Drive, commented on the intent for this project, and asked if anyone would want to live in a high-density temporary housing where people are coming and going. She expressed her concern about the problem on Highland Drive where the traffic is terrible and the site lines in and out of the project are very difficult. Camille Small, 711 Skyline Drive, commented that this is a severe and negative impact to the City. She stated it is very dense and it is on a scenic highway with views that are important to people. Genevieve Check, Stanford Drive, expressed concern about what the drainage accommodations would be. Al Hoyt, 16-1/2 Estero Avenue, Morro Bay, stated that the landscaping along the highway preserves the edges in a respectful manner. Marcy Kensel, 200 North Santa Rosa Street, explained as a landscape architect student, a site analysis was done on this specific site and wondered how the riparian corridor that runs through this project is being dealt with. She expressed a concern about the sound issue and residents living so close to the highway. She felt a change between the colors of the houses would be an added bonus. Harry Buslon, Skyline Drive, expressed concern with the parking within the complex and felt there is nowhere to absorb the extra parking from any overflow from this facility. ARC Minutes February 4, 2002 Page 7 Paul Stratton, Skyline Drive, expressed concern about the noise coming from the highway and walls that eventually would be built to mute the sound, which he felt people will not be happy with. The public comment session was closed. Ms. Dalton explained that a lot of the issues that have been raised have been planning issues more than design issues, which they have attempted to address through a series of activities. COMMISSION COMMENTS: Commr. Boudreau asked if 3, 9, & 11 were ever considered to be relocated over to the corner to create more parking and open space. Mr. Neel explained that they felt it was an important entrance into the City, and tried to pull the buildings away from this corner as much as possible. Chairperson Stevenson expressed concern about the excessive speed of traffic, the sound coming off the highway and the tandem spaces. Mr. Neel explained section 13-a is significantly lower than the right-of -way elevation and felt the best sound buffer is a pile of dirt, which is what they have there. Chairperson Stevenson suggested a distinct color pattern for each individual building should be provided. Commr. Rawson noted if the circulation is wrapped all the way around the site running along Highway 1, it may create more of a buffer back to the units from Highway 1 and there would be a green space courtyard area in the center of the project that could become a place for people to gather. Commr. Boudreau expressed concern with vehicles exiting this project and felt it could be a challenge. Vice-Chair Lopes explained the noise is going to generate over to the units and suggested they have a low berm to help push the noise up along the highway edge. Commr. Rawson moved to provide comments to Cal Poly to make an effort to carry through the design detail as presented in the exterior elevation. Seconded by Commr. Howard. Chairperson Stevenson said he would like to encourage a creative use of color pallet along with the design detail. He would also like to encourage a better parking solution. Commr. Howard suggested giving support to alternative transportation. Chairperson Stevenson encouraged better attention to sound and landscaping along Highway 1, and suggested berming or low walls. ARC Minutes February 4, 2002 Page 8 Commr. Boudreau suggested that the pedestrian path not be so close to the street and stay more on the landscape area. Vice-Chair Lopes suggested a fascia board on the wall at the gable eave to give it more depth and substance. AYES: Commrs. Rawson, Howard, Boudreau, Schultz, and Stevenson NOES: Vice-Chair Lopes ABSENT: Commr. Novak ABSTAIN: None The motion carried 5-1. 5. 860 Pacific Street. ARC/MOD 28-99; Modification to approved color for public art for parking garage expansion; O-zone; City of San Luis Obispo, applicant. Associate Planner Michael Codron presented staff report, recommending approval of the proposed modification. Chairperson Stevenson asked if there was a background when the color was a hunter green. Allan Riggle, BFA, MFA, explained there was a black background, which everyone disliked and they were asked to remove it. He explained that the architect wanted layers separated so the light could shine up through. Everyone liked the natural finish of the material, which was more appropriate on the beige building than the hunter green. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Commr. Boudreau moved to approve the revised color scheme. Seconded by Commr. Howard. Chairperson Stevenson suggested having an anodized or a chemical colorization on it. Mr. Riggle explained that it would be clear coated and the only option is the metal or the hunter green. Chairperson Stevenson asked about a case hardened or chemical finish on metal. Mr. Riggle explained that the structure was all done in aluminum and he was unsure whether or not they could use it on aluminum. ARC Minutes February 4, 2002 Page 9 Vice-Chair Lopes expressed that he liked the idea of the different coloration. AYES: Commr. Boudreau, Howard, Schultz, Rawson NOES: Commr. Lopes and Chairperson Stevenson ABSENT: Commr. Novak ABSTAIN: None The motion carried 4-2. 6. 1028 Church Street. ARC 178-01; Review of a 2-bedroom and studio addition to a site with an existing dwelling; R-3-H zone; Marco Rizzo, applicant. Associate Planner Michael Codron presented the staff report, recommending final approval to the project. Chairperson Stevenson asked if there were any particular constraints that they had to deal with. He noted that the parking seemed a little tight. Lenny Grant, project architect, explained that the parking space that is shown is 22-feet long. He stated they are going to stripe it where the actual space would be, and that all the parking spaces work with the template. Vice-Chair Lopes asked if there is room on the side for landscaping. Planner Codron explained that the backup area would be tight, but there could be some extension of the planter. Chairperson Stevenson asked what the edge detailing is trimmed with. Mr. Grant explained they have not yet decided. Chairperson Stevenson asked how the detailing for the railing is going to get framed out. Mr. Grant replied he would like it to be stucco. Chairperson Stevenson suggested they have a wood windowsill such as on an old historical building. Mr. Grant replied they could do that. Vice-Chair Lopes asked how the ridge borders of the windows would be handled. Mr. Grant explained they would need to do a trim piece with a heavier seal. Vice-Chair Lopes asked if the other trim would be as thick or as wide as the existing house. ARC Minutes February 4, 2002 Page 10 Planner Codron explained that the existing house was briefly discussed, indicating it would be remodeled, but any plans that would involve a change to that extent would require CHC review. Commr. Rawson suggested building the stairs out of wood and trying to keep it looking like a traditional residential staircase. Commr. Boudreau commented that the building looks good if the detailing is right. Chairperson Stevenson noted there are 9-foot plates, and the window heights are at 6’8”. He suggested 7’ 8” to have more light in the room. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Commr. Rawson moved to grant final approval based on the findings and subject to the conditions in the staff report, with an added condition to resolve the issue of the stair on the front elevation to eliminate the siding on the stair, and that the frame be made out of lumber or a more traditional stair frame. Seconded by Commr. Boudreau. Chairperson Stevenson suggested they add some pigment to the concrete. Vice-Chair Lopes suggested they add some gravel, which darkens the surface and adds texture. Commr. Rawson agreed to add that as a condition. Commr. Rawson stated he agrees with adding a condition that says as much as feasible to add a planting strip along the south side of the property. AYES: Commrs. Rawson, Boudreau, Lopes, Schultz, Howard, and Stevenson NOES: None ABSENT: Commr. Novak ABSTAIN: None The motion carried 6-0. 7. 1144 Walnut Street. ARC 130-01; Review of building designs of a proposed 17-unit condominium development project and site improvements; R-4 zone; J.M. Wilson Development Corp., applicant. Commr. Rawson abstained from participation on this item because his architectural firm designed this project. ARC Minutes February 4, 2002 Page 11 Associate Planner Michael Codron presented the staff report, recommending final approval to the proposed building designs and site improvements, based on findings and subject to conditions. Carol Florence, Oasis Associates, requested final approval and communicated that they concur with staff’s recommended conditions. She noted there are five additional mitigation measures that came from the initial study that is part of the Planning Commission’s resolution. Glen Wood, project architect, explained that the site was designed with the noise impact in mind. They left four buildings parallel to Highway 101 at the rear of the site to block the noise and protect the rest of the site from the impact of the noise from Highway 101 as well as reducing the need for a large wall on the freeway. Chairperson Stevenson asked if there is a 10 or 11-foot wall proposed in the back. Ms. Florence replied they only wrap the corners of the project, but they do not extend to the back. She explained they are trying to protect the common spaces at the corners and the walls provide noise attenuation for the courtyard. Vice-Chair Lopes asked what kind of fence or wall is in back of the units next to the highway. Ms. Florence replied a masonry wall, six feet tall. Vice-Chair Lopes noted that those rear yards do not meet the City’s noise threshold. Ms. Florence explained they were unable to utilize those yards in their calculations for private open space and additional open space areas are provided to compensate. Vice-Chair Lopes asked if the windows that face the freeway could be opened. Mr. Wood replied they are operable windows. Chairperson Stevenson voiced his concern about the basketball court in the parking area. Commr. Schultz asked if there would be CC& R’s for this project. Ms. Florence replied yes, there would be. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: ARC Minutes February 4, 2002 Page 12 Vice-Chair Lopes expressed that the building colors are too vibrant. He also suggested that the Melaluca tree be replaced by another tree. Ms. Florence explained they were looking for trees that are narrow and stay in small places. Commr. Schultz felt that the columns on the balconies were too top heavy. Chairperson Stevenson asked if the building is all stucco and if they considered hardy plank on any of them. Mr. Wood replied yes they are stucco, and no they haven’t considered hardy plank. Chairperson Stevenson suggested the colors be softened slightly to bring out the hue. Commr. Howard moved to grant final approval to the project based on findings and subject to conditions of approval in the staff report, but to change condition 4 to replace the basketball court with a sport activity that creates less of a nuisance. Seconded by Commr. Boudreau. Vice-Chair Lopes suggested that the colors be toned down. Commr. Howard added a condition to consider toning down some of the colors. AYES: Commrs. Howard, Boudreau, Lopes, Schultz, and Chairperson Stevenson NOES: None ABSENT: Commr. Novak ABSTAIN: Commr. Rawson The motion carried 5-0. Ms. Florence stated they call it a condominium project, but it is actually called a common interest development. The meeting was adjourned at 9:30 p.m. Respectfully submitted, Irene E. Pierce Recording Secretary