Loading...
HomeMy WebLinkAbout10-21-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES OCTOBER 21, 2002 ROLL CALL: Present: Commissioners Allen Root, Michael Boudreau, Rob Schultz, Zeljka Howard, Jim Lopes, Davis Smith, and Chairperson Charles Stevenson. Absent: None. Staff: Associate Planner Pamela Ricci, Natural Resource Manager Neil Havlik, and Recording Secretary Irene Pierce. ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. APPROVAL OF THE MINUTES: The Minutes of June 3, July 1, and July 15 were not attached to the packet, so they were continued to the next meeting. PUBLIC COMMENTS ON NON-AGENDA ITEMS MaryBeth Schroeder, 2085 Wilding Lane, commented on public art in the city. PUBLIC HEARINGS: 1. 1010 Nipomo Street. ARC 157-01; Review of a new SLO Children’s Museum; PF- H zone; SLO Children’s Museum, applicant. Associate Planner Pam Ricci presented staff report recommending adoption of the Mitigated Negative Declaration, and granting final approval to the project including a street yard setback exception, based on findings and subject to recommended conditions and code requirements. Planner Ricci noted Public Works would like the sidewalk to be consistent with the mission-style sidewalk. Maurice Macare, Project Architect, 4015 Broad Street #D-6, discussed some of the recommendations that were made by the CHC and explained how they would be addressed. He explained how he wanted to use the same type of hardscape material for the bus drop-off area as the entry walk to the building. He acknowledged that use of a material different form the City standard would need to go to the Council for approval. He commented on the lighting that would be used for this project and explained the lights that will be facing the residential area to the north will be screened or shielded. Planner Ricci interjected with some additional language that would address the exterior lighting for this project. ARC Minutes October 21, 2002 Page 2 Chairperson Stevenson stated he supports the galvanized metal siding, but expressed concern that the silver paint would be highly reflective in the light. Mr. Macare responded they could find a material that is a matte finish. He gave a brief explanation on how the material they are proposing was selected. PUBLIC COMMENTS: MaryBeth Schroeder, 2085 Wilding Lane, commented there should be a museum that is more enticing for children and felt the cost is too expensive. Charles Dills, 1371 Avalon, Morro Bay, expressed a concern that the archaeologist’s recommendations be followed. Chairperson Stevenson explained the site is recognized as having potentially significant archeological material and noted there is going to be on-site monitoring once the soil is moved. There were no further comments made from the public. COMMISSION COMMENTS: Vice-Chair Schultz expressed support for the project and felt they did a great job on the proposed revision. Commr. Root commented that he appreciates the building and the architecture and felt the material does not need to be compatible with the neighborhood. He suggested the long roofline could have a step, and that a matte finish be used for the metal siding. Commr. Howard expressed appreciation on how the applicant responded to the Commission‘s suggestions and stated she supports the project as presented. Commr. Lopes indicated that he would like to see wood or some other material blended on the wall surface with the metal siding to bring down the scale. He suggested a whimsical stacking of blocks for the wall so it is not totally linear. Commr. Smith expressed support for the project. Chairperson Stevenson expressed support for the project, but concurred with Commissioner Lopes that there should be a possibility of introducing another material on the Monterey Street side. Commr. Howard moved to adopt the Mitigated Negative Declaration and grant final approval to the project based on the findings and subject to conditions in the staff report as modified by discussion, and to modify Mitigated Measure #1 to add to protect nearby residents on the creek walk area; and change conditions 3 through 7 to Code Requirements; change 5-a of the Negative Declaration from less than significant to ARC Minutes October 21, 2002 Page 3 potentially significant, and add a condition that other building materials are considered on the Monterey Street side. Seconded by Vice-Chair Schultz. Commr. Root suggested an amendment that the side be matte weathered gray with less sparkle. The motion maker and seconder accepted the amendment. AYES: Commrs. Howard, Schultz, Root, Boudreau, Lopes, Smith, and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 2. 2223 Monterey Street. ARC 122-01; Review of the proposed renovation of a historic motel (Motel Inn) and construction of new motel units, conference rooms and spa; C-T-S zone; John and Carole King/Rob Rossi, applicants. Associate Planner Pam Ricci presented the staff report explaining briefly that the intended focus is on the discussion of needed creek setback exceptions in conjunction with the master plan for the redevelopment of the Motel Inn Property. She noted the meeting goals are to a) visit the site with City staff and applicant’s team to understand where setback exceptions are being requested and how various site constraints are being balanced; b) allow the applicant’s team present the revised project plans identifying changes that were made to minimize the need for exceptions; and c) provide comments to the applicant and staff to transmit to the Planning Commission on the appropriateness of the exception requests. Chairperson Stevenson noted there were provisions made in the Creek Setback Ordinance for certain anomalies like the extended branch of a Sycamore tree, to help define a reasonable setback area. Planner Ricci explained that the drip line of certain types of riparian vegetation can extend the required setback significantly into the developable part of the site from the top of creek bank. Commr. Howard commented on staff’s recommendation for further investigation to eliminate or reduce the encroachment for the pathway that is shown. Planner Ricci explained it is fairly unobtrusive and would be crushed granite for the surface. She felt the Commission could support it because it is not a structure, rather a type of material that is going to allow for water to percolate into the soil below. Dave Watson, King Ventures, explained they have spent much time in the field with biologists, restoration consultants, and surveyors to create precise descriptions of where the edge of the bank is located, and where the consolidated edge of the creek is where riparian vegetation extends. He explained their proposal for the emergency ARC Minutes October 21, 2002 Page 4 access road is to use a plastic grid material that would support vehicles, but would be planted with riparian vegetation. He explained how they would remove a few parking spaces and replace them with parallel parking and bicycle and motorcycle parking so the emergency road could come back towards the buildings to avoid the Willows, and around the Oak tree. Commr. Howard questioned where the existing buildings are located that are encroaching on the creek setback. Mr. Watson explained that a small portion of the central part of the Apple Farm 2 building near the willows encroached into the creek setback. Chairperson Stevenson noted the material proposed is a black fabric and questioned if there were a product name. Mr. Hall replied the name is Grass Pave Two. Chairperson Stevenson asked if they would consider planting a grass material along the remainder of the City’s water line easement Mr. Watson replied that he would need to discuss this with the Utilities Department because they have particular access needs. Commr. Lopes questioned why the creek setback exception is 20-feet instead of 50- feet. Natural Resource Manager Neil Havlik explained it is 20-feet within the city limits, as they existed at the time of the adoption of the ordinance in 1996. He also noted it is easier to stabilize the bank where the most significant erosion occurs rather than trying to move it back and reclaim lands that were lost in the past. Commr. Root asked about the green shaded areas on the Riparian Management zone map. Mr. Hall explained that the full package of plans included a landscaping plan with a “Creek Edge Zone”, which identifies riparian plant types that are consistent with the plants called for in the Riparian Management Plan. Chairperson Stevenson questioned if the riparian habitat value would be provided for in these green areas, and that any ornamental plants would be planted beyond this area. Mr. Hall replied yes. Commr. Root questioned if there would be access allowed in this area. Mr. Watson mentioned that the areas of riparian enhancement and the fire lane are not intended for general public access. ARC Minutes October 21, 2002 Page 5 PUBLIC COMMENTS: Charles Dills, 1371 Avalon Street in Morro Bay, stated that he has the original coast survey map for the entire county and asked if the City would be interested in it. He expressed his hope that some respect is being given to the historical nature of the Motel Inn because it was the first one in the country. He gave a little history on how the name motel was derived. MaryBeth Schroeder, 2085 Wilding Lane, commented the Motel Inn has been there all of her life and stated she would like to see it restored as close to the original as possible. Sharon Copeland, 1998 San Luis Drive, expressed appreciation for the plans that they received and asked if they will be removing the vegetation that is on the bank. Mr. Hall replied that in restoration, there are some plants that are considered non-native or invasive that would need to be removed, but there will be new plantings of vegetation that would be compatible with the riparian zone. He stated there would be no work that would go across the property line. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Howard expressed comfort with the redesign and the analysis that staff has provided. She expressed appreciation for the additional setback enhancement that is proposed, but felt they should color the area green where the existing buildings are being removed in the setback area where they could have put the bungalows. She felt every effort has been made to preserve the creek. Commr. Lopes noted the significant site constraints and stated there is an argument for an exception if the green areas on the map are offered as permanent riparian enhancement areas. He commented that the Apple Farm 2 building, where the two- story facade is closer to the willows and the creek activity area, could be pulled in by installing a concaved wall. He suggested that some modifications could be made to the units by the pool to minimize the pathway encroachment.. Commr. Smith expressed support for the direction that the project is headed. There was discussion regarding the fire lane. Chairperson Stevenson commented that he has no problem with the access road, but expressed concern about the willows and felt they should be maintained because of their aggressive growth. He noted the issues that were raised earlier about the health of some of the trees along the riparian edge. He commented that he could support the building encroachment, but felt they should look into pulling the buildings in a little and would like to see them acknowledge the neighbors’ concerns. ARC Minutes October 21, 2002 Page 6 Planner Ricci clarified that the setback is not 15-feet, but 10-feet along the street frontages. It was the consensus of the commission to support the emergency access way, which would be minimally used and allowed to be planted. The commission supported the building setback and maintained the willows at the road line. The commission suggested the creek edge zone should have substantial habitat value. The commission suggested that the creek path have some rationale for allowing it as shown in that it is not a structure and allows for water percolation into the soil, and consider modifying only if other site changes are being contemplated. The commission supported the removal of the building encroachments and invasive plant materials in the riparian areas. 3. 1855 Prefumo Canyon Road. ARC 129-02; Review of three house designs for Prefumo Creek Estates; R-1-S zone; Richard Loughead, applicant. This item was continued to the meeting of November 4, 2002, without discussion. 4. 393 Buchon Street. ARC 202-99; Review of a proposed public art mural on the side of a multi-family residence; R-2 zone; Charles Dills, applicant. Associate Planner Pam Ricci presented the staff report recommending the Commission find that the proposed mural meets the City’s Public Art Guidelines. Commr. Lopes noted that public art is meant for public places or public streets and questioned if private murals are included in the art section of the City code. Planner Ricci explained it was exempt from the City fees as a public art project when it came before the Arts Council three years ago, and this is how it was taken in again. Charles Dills, 393 Buchon Street, explained the building was a horrible color when they purchased it and they did everything they could to make it attractive. He felt the wall needed some embellishment and explained that his first ideas were for a mural. He presented a letter from a neighbor that expressed support for the mural. PUBLIC COMMENTS: Geraldine Johnson, Buchon Street, commented that the applicant has done a lot of work cleaning up the property, but expressed concern for her tenants who would have to face this proposed mural. She read three letters from her tenants that are opposed to this mural because of the distraction of a painted wall that would have to be viewed ARC Minutes October 21, 2002 Page 7 every day. She noted that she was not aware of any private murals in town and suggested he enhance this wall by planting anything natural. Chairperson Stevenson questioned if the tenants were able to view the mural that is being proposed. Ms. Johnson replied yes. MaryBeth Schroeder, 2085 Wilding Lane, noted that there is a difference of opinion in art and felt that a neighbor should not have to live with viewing a piece of art every day if they do not like it. Evelyn Del Martini, SLO, commented about the overall view of this proposal and what it could do to the City. She stated that she is opposed to private art in neighborhoods and felt this could open a Pandora’s box. There were no further comments made from the public. Planner Ricci interjected about earlier comments made on why this particular mural is before the ARC, and explained that often murals are considered a form of signage and they would come to the ARC as an exception. Chairperson Stevenson noted that signage would have to advertise a product being sold. He felt this is a gray area because the mural is presented as a residential design. Commr. Boudreau questioned the purpose for this mural. Mr. Dills explained that he wanted to improve the appearance of his building. Commr. Boudreau asked if he had considered landscaping alternatives. Mr. Dills replied he did not want something that needed to be maintained. Vice-Chair Schultz questioned the distance from the wall to the pavement at this location. Mr. Dills replied that he is not sure of the distance. COMMISSION COMMENTS: Vice-Chair Schultz questioned whether the mural enhanced the architectural features of this building and suggested landscaping or painted windows as an alternative. Commr. Lopes commented that this particular approach is not consistent with the rest of the building and this particular mural on the side would conflict with the facade and make it look like a billboard. He suggested a trellis on the side of the building with vines crawling up. ARC Minutes October 21, 2002 Page 8 Commr. Root thanked the applicant for offering to consider a competitive program to look at an alternative design for the mural. He felt that there should be a mechanism in place for someone to have guidelines to do something like this Commr. Boudreau concurred with Commissioner Root’s comments. He mentioned that he would support something more independent of the architecture and something with more of a statement. He commented he would support the idea of public art in a location such as this. Mr. Dill questioned if the commission supports this kind of proposal. Commr. Smith felt this is a good concept of taking a blank wall and trying to make it look better and felt they should endorse the concept. He would like to have the applicant go ahead with his contest to see what alternatives they could come up with. Chairperson Stevenson suggested they provide some assistance to the Art’s Council as they are reviewing this and mention that it is in a residential area. Commr. Root suggested that some criteria should be provided. Commr. Boudreau noted the Arts Council does not want to be involved because this is a private mural. Commr. Howard questioned if they would need to have the Art In Public Places Committee review all art in public places. Planner Ricci explained the Arts Council previously reviewed this and said it qualified as public art, but did not make a decision because it is private. There was much discussion on this proposed mural being in a private area and how the Commission could come to a decision on what fits the architecture of the building. Vice-Chair Schultz felt there should be guidelines in place for other future proposals like this. He noted he could not support this mural because of the ability to provide landscaping on this side of the building. Commr. Root commented that he should have an option. Commr. Lopes suggested this come back to a date uncertain and to seek advice from the Arts Council, and to look at a mural approach that is low-key and naturalistic in character. Chairperson Stevenson noted this proposal could set the precedent for setting guidelines for having art in residential neighborhoods. Commr. Lopes moved to continue this to a date uncertain and to allow the applicant time to seek a different design for the side of the building and request that the applicant discuss the issue with the Arts Council to obtain assistance in getting a different design ARC Minutes October 21, 2002 Page 9 and encourage the applicant that if he brings back another design that it be more of a naturalistic appearance rather than an architectural appearance. Seconded by Commr. Boudreau. AYES: Commrs. Lopes, Boudreau, Root, Howard, Smith, and Stevenson. NOES: Vice-Chair Schultz ABSENT: None ABSTAIN: None The motion carried 6-1. Commr. Lopes suggested a motion to initiate a review of the Public Art Ordinance to incorporate some kind of guidelines for art in residential projects. Commr. Lopes moved that ARC request that staff present them with a review of the Public Art Program and Ordinance as it relates to residential development, and to provide draft guidelines for regulating public art and murals in residential areas. Seconded by Vice-Chair Schultz. AYES: Commrs. Lopes, Schultz, Root, Boudreau, Howard, Smith, and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. COMMISSION DISCUSSION: The commission discussed the field trip they attended earlier and felt it was a successful field tip. 5. Staff A. Agenda Forecast: Pam Ricci provided an agenda forecast. 6. Commission: A. Recent Project Review-Lessons Learned B. Budget Goals Commr. Lopes commented that he would like the ARC take a lead on having a downtown streetscape plan on Higuera and Marsh Streets. Commr. Boudreau concurred that keeping the downtown vital is the of the foremost importance. ARC Minutes October 21, 2002 Page 10 Chairperson Stevenson interjected how important it is when creating a vital downtown to create a critical mass and there are components in the downtown that are currently missing, including more housing. Commr. Howard commented on section 3-C in the Budget Goals and suggested redeveloping a specific plan for the City’s downtown. Chairperson Stevenson suggested an Urban Design Element for the downtown. Vice-Chair Schultz commented that streetscape improvements are needed and noted that last year lighting was needed, but was never done. There was much discussion on the importance of keeping the downtown vital for the Budget Goals. Commr. Lopes recommended preparing a Downtown Urban Design Element to incorporate into the General Plan, address the character of the streetscapes, the function and overall aesthetics of deliveries and garbage collection, and bring residential uses into the upper floors of the new proposed projects. Commr. Howard proposed a goal to develop a Downtown Urban Design Element that would address how to get there. Commr. Boudreau suggested the goals be listed in order, starting with the most important and delete the ones that are not important. The commissioners all gave individual comments on how the goals should be listed. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 9:25 p.m. to the next regular meeting scheduled for November 4, 2002, 5:00 p.m. in Council Hearing Room. Respectfully submitted by Irene E. Pierce Recording Secretary