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HomeMy WebLinkAbout12-16-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES DECEMBER 16, 2002 ROLL CALL: Present: Commissioners Allen Root, Jim Lopes, David Smith, and Chairperson Charles Stevenson. Absent: Commissioners Michael Boudreau and Zeljka Howard Note: Vice-Chair Schultz was not present for Item 2. Staff: Associate Planners Michael Codron and Pamela Ricci, and Recording Secretary Irene Pierce ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. APPROVAL OF THE MINUTES: The Minutes of September 16 and, and September 24, 2002, were deferred to the next meeting due to the lack of a quorum. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 969 Monterey Street. ARC 166-02; Review of an addition and remodel to an existing historic building; C-C-H zone; Steven & Rosalyn Carroll, applicants. Associate Planner Pamela Ricci presented the staff report recommending final approval to the project, based on findings, and subject to conditions and code requirements. It was noted that a letter had been received from Betsy Bertrando, Historical Consultant, which recommended that the second floor be retained, an upper floor could be added if set back from the original footprint, and care should be taken to uncover original building details. Commr. Lopes asked if the building would be taller than it currently is. Planner Ricci replied that it would be approximately 10 feet taller. Commr. Lopes asked if this additional height would accommodate a new third floor. ARC minutes December 16, 2003 Page 2 Planner Ricci replied yes. David Brannon, Project Architect, explained that the building has been altered many times over the years. He noted that the applicant would like to maximize the size of the building but is also sensitive to the fact that it has always been a culturally significant building. He mentioned that the revised Court Street elevation provided a better transition between the subject building and the Anderson Hotel. He commented that he does not want to narrow the columns and would like to keep the massing as presented on the plans. He indicated that he liked the idea of changing the mullions on the door entrance at the front elevation to make them look more wooden and traditional. Commr. Smith asked if the existing stucco is being removed along with the brick. Mr. Brannon replied that some brick would remain and some would be removed, but the stucco is all being removed. He explained they hope to retain as much of the exterior walls as possible. Commr. Root asked if the detailing around the windows would be pre-cast concrete or stone. Mr. Brannon replied probably pre-cast concrete. PUBLIC COMMENTS: Tom Copeland, SLO, supported the project and commented that it is a great looking building and very appropriate. He felt that trying to replicate the Sinsheimer Building would not be appropriate and felt the building should have its own flexibility. Mary Beth Schroeder, 2085 Wilding Lane, SLO, expressed support for the project because it would restore the original architecture of the building. There were no further comments made by the public. COMMISSION COMMENTS: Commr. Smith expressed support for the remodeled building and its proportions. Commr. Schultz moved to grant final approval to the project, based on the findings, and subject to conditions and code requirements in the staff report, with some modifications. He asked that Condition 1 be eliminated; Condition 4 remove the reference to a railing; and Condition 10 be changed to read “in addition to the pocket or French doors along the Court Street elevation to accommodate outdoor dining would require the review of the ARC.” Seconded by Commr. Root. Chairperson Stevenson suggested some language to specify that if these doors are added, that they coordinate with the Monterey Street entry doors. ARC minutes December 16, 2003 Page 3 Commr. Lopes suggested that the columns be narrowed slightly, and that window mullions be added to the windows to create more substantial frames. Vice-Chair Schultz responded as the motion maker that he would consider tapering down the width of the building columns and enlarging the mullions around the windows. Chairperson Stevenson interjected that he concurs with Commissioner Lopes, but suggested the windows be narrowed to accommodate the added mullion width. Mr. Brannon commented that he would prefer the decision be his regarding the shape and the volumes of the windows, but if it were an issue he would prefer the wider mullions. Vice-Chair Schultz suggested retaining Condition 1, and adding language that “the mullions of the ground floor storefronts shall be increased in size and have a more traditional look.” Mr. Brannon mentioned there are manufacturers that make storefront systems that have window mullions that snap onto it, and they come in any shape and size. He suggested they recommend he try to produce window mullions that have a more traditional look without trying to specify. Planner Ricci asked if they were referring specifically to the ground floor. The Commission replied yes. Commr. Lopes commented that this building could benefit from a Historical Plaque and suggested adding one. Vice-Chair Schultz accepted making a condition 11 to consider a Historical Plaque on the building. Commr. Lopes commented that he does not want to see a U-rack in front of the building. Planner Ricci responded that the Public Works Department was not clear as to whether or not one would be required or where it would be located. Commr. Lopes suggested eliminating Code Requirement #16. Planner Ricci noted that they could not eliminate a code requirement, but they could simply state that they need to comply with bicycle parking requirements and that they include the details on the plans. Vice-Chair Schultz accepted that suggestion as the motion maker. He requested some additional language for Condition 10. ARC minutes December 16, 2003 Page 4 Planner Ricci recapped the new language for condition 10. Vice-Chair Shultz suggested that it say “similar to and coordinated with the Monterey Street entry doors”. Chairperson Stevenson asked what the lighting plan is for the long side of the building along Court Street and suggested a decorative L-bracket that hangs on the building with a flower basket and a lighting fixture. Mr. Brannon replied it is an intriguing idea and noted he would explore it. Chairperson Stevenson commented on the letter from Betsy Bertrando about keeping the building as a two-story, and to respect the original architecture. He felt the architect has done a remarkable job to reflect the original architecture and expressed support for the building height that was proposed. Vice-Chair Schultz stated that condition 4 be amended: that lighting shall be provided on the Court Street elevation and details of lighting fixtures, and final tile selection shall return to staff review. AYES: Commrs. Schultz, Root, Smith, Lopes, and Stevenson NOES: None ABSENT: Commrs. Boudreau and Howard ABSTAIN: None The motion carried 4-0. 2. 3301 Rockview Place. ARC 155-02; Review of a proposed 9-unit planned development project; R-2-S zone; J.H. Edwards, Co., applicant. Associate Planner Michael Codron presented the staff report recommending approval of the design of the proposed buildings and site improvements, based on findings and subject to conditions of approval. Chairperson Stevenson questioned if this would be one building face Planner Codron replied yes, and explained there is a plate at the bottom that would be extruded, which has a tile cap. Chairperson Stevenson asked if they would install heavy landscaping to help obscure the height of the wall. Planner Codron replied yes, and explained the balconies have doors that would open, but they are not true balconies. ARC minutes December 16, 2003 Page 5 Commr. Lopes asked where the landscape setback is located along the wall on Rockview Place. Planner Codron replied the original plans did not show the sidewalk, but felt it should be addressed. Commr. Smith felt the ground is too dry for a Sycamore Tree. Planner Codron responded there was no sub-grade water found in the Soils Engineering Report that would have an impact on geology or the stability of the foundations. He mentioned they could have a landscape architect evaluate the ability of a Sycamore to do well on that hillside. Jeff Edwards, applicant, explained he has incorporated some changes into the project such as converting unit 2 into a two car garage because it was one parking space short, and breaking the dimension of the building. He mentioned there would be landscaping to provide additional visual buffer. Mike Hodge, EDA, Inc., noted the existing wall should be connected and extend down the street to the end of the project so they could remain in that alignment and provide a landscape buffer. Mr. Edwards stated they would consult with a landscape architect to discuss the Sycamores. Don Avery, Architect, mentioned the buildings are staggered both horizontally and vertically. He noted they want colors that refer to the rocky hillside. He explained there was not a lot of landscaping shown on the elevation because they did not want to hide the building faces. He discussed the Sycamores with a landscape architect and the architect felt they would do fine in this area, but noted all the trees would need a little water to get started. Chairperson Stevenson expressed a concern about the height of the building and felt the rocky soil is going to be problematic. Mr. Avery replied the lower part is not that rocky and noted they have done a soils test there. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Mr. Edwards asked that condition 3 be deleted since they modified the Unit 2 garage from a single-car to a two-car garage. ARC minutes December 16, 2003 Page 6 Planner Codron explained why condition 3 was modified and noted the first sentence could be stricken, but the commission might want to consider leaving the second sentence. COMMISSION COMMENTS: Commr. Smith asked for the selling price of the affordable house. Planner Codron replied units 1 and unit 2 would be sold in the $160,000 range. Chairperson Stevenson expressed a concern with the appearance of the downhill lot and questioned if cantilevering any balconies or deck had been considered. Mr. Avery replied the structures became too tall as they came out and he felt that cantilevering doesn’t work on this type of Mediterranean structure. Chairperson Stevenson asked if they could bring the base out to step the verticality. Mr. Avery replied it does come out, and has a tile cap. Commr. Lopes suggested changing the two stories into one story and setting back the second story. Mr. Avery responded they just reviewed that option and stated they would step back the upper floor with all the units. Commr. Lopes questioned where the step is proposed. Mr. Avery explained which units would have the stepped back second floor. Chairperson Stevenson commented he really likes this suggestion. Commr. Lopes offered some alternative landscape planting and trees. He suggested Holly Oak, Blackwood Acacias, California Pepper, London Plane, and Wax Myrtle, Buckwheat as a groundcover, and suggested moving the trees up the hill. Mr. Avery mentioned the notion is to integrate these units into the project, but noted they are stand-alone units. Commr. Lopes moved to approve the design and site improvements, as recommended in the staff report with the findings and conditions, and changes to the following findings: Finding 1 to include “because the building foundations and facades are stepped to conform to the hillside”, and finding 2 would include: “foundations and building forms conform to the hillside”. Condition 1 - the second sentence that recommends the planting of trees in the open space area shall be eliminated and delete “significantly reduced”; the first sentence would remain and the second sentence would be deleted, ARC minutes December 16, 2003 Page 7 but the alternative species that were mentioned at the ARC meeting shall be considered. Eliminate Condition 3. Seconded by Commr. Smith. Chairperson Stevenson suggested they consider a Mill Guard Vinyl. Commr. Root asked about the roof material. Mr. Avery replied it is terracotta tile. Commr. Root questioned if it has a variegated color. Mr. Avery replied yes. Chairperson Stevenson asked what size tubing would be used for the railing on the balconies. Mr. Avery replied it is a standard one-inch vertical with the dimensional cap. Chairperson Stevenson suggested that the railing stand out. There was discussion on the railing. Commr. Lopes suggested the railing have enough dimension to provide a presence. He felt a landscape strip should provide vines and shrubs. AYES: Commrs. Lopes, Smith, Root, and Stevenson NOES: None ABSENT: Commrs. Boudreau, Howard, and Schultz ABSTAIN: None The motion carried 4-0. COMMENT AND DISCUSSION: Chairperson Stevenson commented about a previous concern on a wall setback. 3. Staff: A. Agenda Forecast: January 6, 2002: Kennedy Public Art, Motel Inn, VAS Entertainment marquee sign. Senior Housing. 4. Commission: Chairperson Stevenson commented on a letter regarding the Lamplighter. ARC minutes December 16, 2003 Page 8 ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 7:30 p.m. to the next regular meeting scheduled for January 6, 2003, in Council Hearing Room. Respectfully submitted by Irene E. Pierce Recording Secretary