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HomeMy WebLinkAbout06-03-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES JUNE 3, 2002 ROLL CALL: Present: Commrs. Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, Mark Rawson, and Chairperson Charles Stevenson. Absent: Commr. Rob Schultz. Staff: Associate Planner Lynn Azevedo and Recording Secretary Irene Pierce. PUBLIC COMMENTS: There were no comments made from the public. PROJECTS: 1. 1900 Woodland Drive. ARC 60-02; Review of an addition to a single-family residence near the City’s urban reserve line; C/OS-40 zone; Paul and Denene Klosterman, applicants. Associate Planner Lynn Azevedo presented the staff report recommending final approval of the project, based on findings and subject to conditions and code requirements. Donald Lee, project architect, explained how the house was originally designed and how the proposed changes to the design will make it a more functional structure and not be architecturally obtrusive. Denene Klosterman, applicant, presented photos of the house, including views of the residence from various vantage points and gave a brief summary of the project. Mr. Lee explained they have proposed to put in turf block within a portion of the lower driveway paralleling the house to offset the additional building coverage foot for foot. He noted there is a 10,000-gallon water tank at the top of the property to ensure adequate water pressure for both domestic and emergency needs and indicated that the house is fully sprinklered. Commr. Lopes questioned staff’s response to the proposed tree removal. Planner Azevedo explained that the City Arborist was satisfied with the replacement plan. Commr. Lopes asked about the landscape plan. Paul Klosterman explained they have proposed removing the Monterey Pine to accommodate the new addition, but will replace it with a native species such as Oak. Mr. Lee explained the site plan shows the removal of four trees and the planting of four new ones. ARC Minutes June 3, 2002 Page 2 Commr. Lopes asked if there was a color and materials board. Mr. Lee offered a colored elevation. He explained the bottom portion of the house would be stone or stone veneer to blend in with the hillside. Commr. Rawson asked if it would be real stone. Mr. Lee replied it would most likely be cultured stone. He explained the rest of the addition would have a stucco finish to match the existing residence and the stucco and trim painted in earth tones, noting they have not chosen specific colors. Commr. Lopes questioned if it were possible to have non-reflective glass on the front elevation. Mr. Lee explained the intention is to have clear glass, which would be dual glazed and should not cause reflection. Commr. Lopes asked how far the eave extends beyond the glass. Mr. Lee indicated approximately six to eight feet. Chairperson Stevenson noted a substantial overhang, according to the scale on the plans. Commr. Boudreau asked if the fascia material on the roof would remain wood. Mr. Lee replied in the affirmative. Commr. Boudreau asked about the railing system. Mr. Lee replied it would probably be painted wood. Commr. Root asked if the tennis court has lighting. Mr. Klosterman replied no. Commr. Root asked if they researched the problem of turf block in certain soil types. Mr. Lee explained if getting the turf to grow became a problem, they would over- excavate and put the appropriate topsoil in to ensure a good-look lawn. Ms. Klosterman explained they already have an extremely large lawn and are able to grow grass very well. Chairperson Stevenson commented that with the turf block, there is a small planting area. He suggested they amend the soil beforehand. ARC Minutes June 3, 2002 Page 3 PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson noted that this project is on a sensitive hillside site, but it is hardly visible. He did not feel there was a concern. Commr. Lopes noted that this house is not visible from Broad or South Street. He suggested they modify condition 3 to have the applicant provide a color board that has wall and trim colors that are consistent with Land Use Element policy. He suggested a faster growing tree other than Oak. Commr. Howard agreed with staff and the comments that were made. Commr. Rawson moved for final approval of the project, based on findings and subject to conditions and code requirements in the staff report, with modifications to condition 3 regarding the colors: The Commission supported the colors and materials discussed at the meeting, which include natural stone, stucco, and wood trim in darker tans, grays, and greens, consistent with the natural landscape. The applicant shall provide a color and materials board to staff for approval prior to building permit issuance. Any changes to proposed colors shall be subject to the review and approval of the Community Development Director. Seconded by Commr. Howard. Chairperson Stevenson suggested a condition for a faster growing tree. Commr. Rawson amended his motion to include a statement that the Oak trees are supported by the ARC but to consider the possibility of planting a couple of other trees on the site that are faster growing. AYES: Commr. Rawson, Howard, Root, Boudreau, Lopes, and Stevenson. NOES: None. ABSENT: Commr. Schultz. ABSTAIN: None. The motion carried 6-0. 2. 11955 Los Osos Valley Road. ARC-PR 87-00; Review of plan changes to the DeVaul South apartment project; R.W. Hertel & Sons, applicant. Associate Planner Lynn Azevedo presented staff report recommending approval to the revised site plan and building design, based on findings and subject to conditions of approval. Tom Habbick, applicant (R.W. Hertel & Sons, Inc.) commented that the project was approved with conceptual renderings. He stated they ran into some problems after the ARC Minutes June 3, 2002 Page 4 plans for the building were drawn, which reflect some of the changes that they are suggesting. Commr. Lopes questioned their proposed removal of the play structure since there is a great likelihood that families with small children will live in the complex. Mr. Habbick explained they had eliminated the play structure because the DeVaul project, which is in close proximity, has a neighborhood park. Commr. Howard asked about the revision design. Bart Crandell, Architect, explained they were given direction to change as little as possible from the original approval, and to incorporate all the previous conditions. He noted there were several items that staff wanted itemized as conditions of approval, gave a brief summary of how some of these conditions were addressed and explained why the new design should be considered contrary to the recommended conditions of approval. Chairperson Stevenson asked what the roof pitch is on the gable. Mr. Crandell replied 4:12. Commr. Lopes asked if the pitch on the original plan is steeper than what is shown on the current plan? Mr. Crandell responded that it reads steeper, but believes it is still 4:12. Commr. Rawson asked what the stairs, treads, and risers would be made of. Mr. Crandell responded they would probably have pre-cast between them. Chairperson Stevenson asked what kind of cap would be on the rail. Mr. Crandell explained this had not been discussed, but thought a stucco or pre-cast cap. Chairperson Stevenson requested that condition (2) be addressed. He asked about the view of these buildings from Los Osos Valley Road. Paul Jordan, Landscape Architect, explained there would be a 2-foot berm with a 4-foot tall hedge on top of the berm. Chairperson Stevenson expressed concern about it being a highly visible elevation. Commr. Lopes noted the original design had more of a Mediterranean Craftsman style. Mr. Crandell replied they tried to keep the same character without changing anything. ARC Minutes June 3, 2002 Page 5 Commr. Rawson noted that previously there was no cantilever overhang and now the plan shows a shadow line. Mr. Crandell thought the wall was too flat and he wanted to add a little more interest by creating a shadow line. He felt it also accentuated the horizontal elements of the building. Chairperson Stevenson suggested they have a beam to support the overhang rather than a repeating rafter. Commr. Rawson suggested a wood corbel on the entry element to tie it into the craftsman style. Chairperson Stevenson asked what detail they plan to use for the window treatment. Mr. Crandell explained it would be stucco over foam, but a different color. Commr. Lopes asked if the colors of the windowsill are similar to the beige trim color. Mr. Crandell explained there is an approved color board that contains the changed colors. The trim accent color is called Tropical Drift or Navajo White. Chairperson Stevenson expressed concern about the appearance of the bike storage. He did not feel the stairwell needs to be open and suggested they close it down and have a small 30-inch pathway between the stairwell and the building, accessing a compartment underneath the stairs for just bike storage. Mr. Crandell explained there is only room in there to accommodate one of the floors. The Commission offered different alternatives to bike storage options. Commr. Boudreau asked what material the columns are made of. Mr. Crandell replied craftsman-style wood. Commr. Boudreau asked what the railings would be made of. Mr. Crandell replied wrought iron. Chairperson Stevenson asked what color the window frames would be. Mr. Crandell replied white. Chairperson Stevenson recommended a sand color rather than white. Mr. Crandell mentioned they submitted a color board for staff to review. Chairperson Stevenson asked what roofing material would be used. ARC Minutes June 3, 2002 Page 6 Mr. Crandell explained it is a composition roof and it is autumn brown and thunderstorm by Tampo. Chairperson Stevenson asked if it is more of a brown tone. Mr. Crandell explained there is a gray brown, which is the thunderstorm and the autumn brown is an earthy red tone brown. Chairperson Stevenson expressed a concern about how the shingle siding looks. He suggested inserting a smaller vertical window in that area. Commr. Rawson asked why the shingled element needs to run up to the second floor. Mr. Crandell explained it is the storage for both floors, which could be broken at the floor line with a trim; or the downstairs one could be made larger or smaller to create a horizontal line at that point. Commr. Rawson suggested there be bike storage below, which could be lowered and have some roof at the lower level to help break up the roof massing. There was much discussion on what style and materials should be used on this project. Commr. Lopes asked if there were another choice that could be more of a slate for the composition shingles. Mr. Crandell replied he didn’t know what samples were presented to the Commission the first time with the original color board. Chairperson Stevenson commented he was satisfied with the colors. The site plan was discussed. Commr. Lopes suggested that the parking be behind the building. Mr. Crandell replied he doesn’t like to isolate the building from the parking. There was discussion about the driveway and parking spaces. Commr. Lopes commented about the amount of lawn and suggested reducing the amount of landscaping at the corner. Mr. Crandell mentioned that this was a holdover from the original site plan and they didn’t want to get to aggressive with reducing the landscaping at the corner. Commr. Lopes commented on the removal of the playground and suggested there be some type of playground for toddlers if families will be living in these units. ARC Minutes June 3, 2002 Page 7 Chairperson Stevenson expressed his support to have a playground area for this project. Commr. Lopes suggested that the sound wall come out to the corner and wrap around the corner with a 6-foot height. He recommended that the wall on DeVaul Drive be lowered to 3-feet. Paul Jordan, Project Landscape Architect, explained originally it had a high wall and the Planning Division informed them they were not allowed to have a high screen wall along Los Osos Valley Road. There was discussion about the Los Osos Valley Road tree selection. Mr. Jordan explained that they are matching the median landscaping which includes the Liquidambar. Chairperson Stevenson expressed his disappointment with the elimination of the pool and suggested a minimum of two spas be for this project. Commr. Lopes suggested having less turf on the corner and have more ground cover and shrubs. There was discussion about the size of Stone Pines. Mr. Jordan noted they decided to put in a composite play structure, but there were some concerns about safety issues. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Boudreau moved that the following conditions be added: 1. Exposed beams shall be used at the gable ends and measure 6” x 6”; 2, The use of shingle siding shall be increased but applied to whole building elements, preferably from interior corner to interior corner of wall sections with windows. Applicant shall work with staff to create a better balance of the use of shingle siding. The use of the shingle siding should not result in the look of an “add-on” to the buildings; 3. Porch columns shall be stone or painted wood with caps and bases; 4 A third building color scheme shall be incorporated into the project and the color scheme subject to staff approval; 5. Stairs open at the base as shown on the revised plan are acceptable provided the stairway walls are capped with a dimensioned, pre-cast material. The use of a low, wrought-iron railing on the outer stairwell wall is acceptable provided the wrought iron matches the pattern of the first floor wrought-iron fencing. If wrought-iron railing is not used to break up the massing of the outer stairwell wall, decorative features (i.e. tile, small openings) shall be incorporated into the exterior of the wall. 6. Stair risers shall be closed; 7. Decorative corbels shall be incorporated under the second floor landing which extends ARC Minutes June 3, 2002 Page 8 over the supporting wall. 8. Fascia boards shall be rough-sawn hemfir (textured finish) having a stain finish; 9. Windows shall appear divided and grids shall be interior to the panes. Divided transom panels shall be incorporated into the top row of the window; 10. Window frames shall be a beige/Navajo white color unless white is determined to be an acceptable frame color for the third color scheme to be approved by staff; 11. The window headers and sills shall be three-dimensional having a different color from the body of the building; 12. The stone veneer at the base of the buildings shall have a stone or stone-like cap, not stucco. 13. Delineate a path, via decorative pavement or similar treatment, from the two corner buildings on Tonini Drive to the center of the development14; A tot lot shall be incorporated into the center of the development; 15. A minimum of two spas shall be incorporated into the project. The applicant should consider two locations for the spas rather than being side by side; 16. The trash enclosure at the southeast end of the development shall be moved across the drive aisle to abut the Los Osos Valley Road frontage. The trash enclosure adjacent to Tonini Drive shall be relocated away from that street frontage; 17. Turf should be reduced at the corner of Los Osos Valley Road and DeVaul Ranch Road and along street frontages.; 18. Parking spaces should be moved closer to the Los Osos Valley Road/DeVaul Ranch Drive corner and additional landscape/decorative hardscape added opposite that section of the drive aisle for the benefit of the project residents; 19. Moving the parking closer to the Los Osos Valley Road/DeVaul Ranch Drive corner is likely to gain the project one parking space. As a result, one parking space immediately adjacent and to the east of the DeVaul Ranch Drive entrance shall be incorporated into landscaping. Seconded by Commr. Rawson. Chairperson Stevenson suggested they consider small windows in the bike storage area. Mr. Jordan commented they could reassess that whole area. Commr. Root suggested that the shingles be taken off entirely and recommended a different wall treatment. Chairperson Stevenson noted there are many strong features on this building. He felt the shingle siding is key to the craftsman look on this building. Commr. Rawson felt that it isn’t so much the material, but the way it is applied. Mr. Jordan commented that a window would be a poor choice to have in the storage area. He suggested an element or shape be placed there. Commr. Lopes recommended that condition 5 keep the shingles on the storage planes and then add them to other wall planes. Commr. Boudreau felt that Commr. Lopes’ point is valid. He noted there are two separate issues; they want to see more shingles integrated into the architecture, but everyone has expressed concern about the proportions in the location of the bike storage. He felt the bike storage looks like an add-on. AYES: Commrs. Boudreau, Rawson, Root, Howard, Lopes, and Stevenson. ARC Minutes June 3, 2002 Page 9 NOES: None. ABSENT: Commr. Schultz. ABSTAIN: None. The motion carried 6-0. COMMENT AND DISCUSSION: Chairperson Stevenson mentioned there is going to be a median wall on Highway 1 from Highland Drive to Morro Bay. He noted that if there is a crossover accident, for every mile in a two-year time frame, it justifies a wall to Caltrans. He stated he is on the committee that has been formed for this project and would be representing both the County and the City. He presented some photos of the proposed materials and explained some alternatives. There was much discussion on this subject. Chairperson Stevenson mentioned that the Mission Plaza Dog Leg update would be discussed at the City Council meeting. He also noted there was a letter of thanks presented to the ARC from the Ito Family. Commr. Root commented on a lesson learned issue pertaining to a monument sign at Flyer’s Gas Station. Commr. Howard mentioned she took photographs of the Los Osos Valley Road Shell Gas Station. There was no further business before the Architectural Review Commission and the meeting adjourned at 7:40 p.m. Respectfully submitted by Irene E. Pierce Recording Secretary