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HomeMy WebLinkAbout02-03-2003 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES FEBRUARY 3, 2003 ROLL CALL: Present: Commissioners Allen Root, Michael Boudreau, Rob Schultz, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson. Absent: None. Staff: Associate Planner Michael Codron and Recording Secretary Irene Pierce. ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: MaryBeth Schroeder, 2085 Wilding Lane, SLO, expressed her appreciation of a letter that was written in the local paper under the caption “Voices”. There were no further comments made from the public. PUBLIC HEARINGS: 1. 2005 Johnson Avenue. ARC 147-02; Review of a 40-unit senior housing project with reduced street yards from 20-feet; R-2 zone; San Luis Non-Profit Housing Co., applicant. Associate Planner Michael Codron presented the staff report recommending final approval to the project, based on findings and subject to conditions of approval. Commr. Lopes questioned if Johnson Avenue is listed in the City’s Open Space Plan as a scenic street. Planner Codron responded it is listed as a scenic street in the Circulation Element. George Moylan, San Luis Obispo Housing Authority, presented some history and information on the project. He noted this is a historic house that needs to be dealt with and felt the site is unique and appropriate. He noted he has asked for a density bonus in keeping with the City’s desire to have more compact urban area. He explained they have deleted one unit out because of issues involving the parking lot and views. Jeff Dillon, project architect, explained briefly the layout of the project and noted the parking and landscaping serves as spatial buffers to the outer areas of the project. He stated if they decided not to have the 15-foot setback, they could move the buildings forward, but they would become a three-story element at the 20-foot setback at Ella Street. Planning Commission Minutes February 3, 2003 Page 2 In response to a question, Mr. Dillon explained he is requesting reduced setbacks from 20-feet to 15-feet. He commented the composition on the dormer roof would be purely cosmetic on top of the regular old roof. He explained that he is proposing a variation of a standard theme so all the buildings are not exactly the same color. Chairperson Stevenson asked if any other treatment choice has been considered on the split face block that exposes the lower foundation areas. Mr. Dillon replied they could use different colors, but he prefers the split face block. Chairperson Stevenson questioned the window treatment. Mr. Dillon replied they are proposing a 1 x 3 trim to match the window trim on the existing house. Chairperson Stevenson asked if they had considered faux window grids to the towers that face the homes to get the proportion correct. Mr. Dillon replied that could be done. There was much discussion on the architecture of the project. Chairperson Stevenson asked what the intent is for the landscaping to screen the parking. Mr. Dillon explained they were hoping to soften the mass. Commr. Root questioned the proposed use of the water tower. Mr. Dillon replied it would be a storage room. Commr. Howard suggested the colors be more cheerful rather than sad colors on the color pallet. Chairperson Stevenson concurred with more cheerful colors and expressed concern on the elevation of building 2. Commr. Lopes asked if the applicant would object to an alternative streetlight to the standard City streetlight. Mr. Dillon replied a colonial post light might be a good alternative. Commr. Lopes questioned the kind of parking lot lighting that would be used. PUBLIC COMMENTS: Planning Commission Minutes February 3, 2003 Page 3 Bob Canepa, 1290 Ella Street, said he would appreciate anything that keeps the height of these buildings down to preserve the view of the mountains. He expressed concern about the area where people pull out, and the spill over where people park at the church. He suggested some other parking considerations should be considered. Dan Carpenter, 2030 Johnson Avenue, commented that he did not support the Hathway house being moved, and also expressed concern with the traffic on the corner of Ella Street and Johnson Avenue. He noted the speed of traffic is fast along Johnson Avenue and without a signal light, there it is a great potential for accidents. Mary Beth Schroeder, 2085 Wilding Lane, concurred with Mr. Carpenter and expressed concern with any traffic feeding over to Sierra Way. She felt the project has a good design. Linda Gerber, Ella Street asked if the white house on the corner would remain. Chairperson Stevenson explained that it is going to be left on the site, but the plans are to move it to the center of the property. Ms. Gerber felt the buildings are too high and inappropriate for this neighborhood of single-family residences. She expressed concern about the proposed median turning onto Ella Street and suggested the lack of parking be addressed. Cathy Spencer Canepa, 1290 Ella Street, had concerns with parking on Ella Street and felt this should be addressed. She also felt the height of the building would block the view of the mountains. Daryl Grover, 1225 Christi Court, concurred with the comments that were made. He felt the meeting for this project was not well advertised. Planner Codron explained that the City mailed out notification cards, and there was a model of this project for all the neighbors to review. He explained there was a meeting before the City Council on this project regarding the density bonus. He addressed some concerns about the lighting and the intersection. There were no further public comments made from the public. COMMISSION COMMENTS: Commr. Lopes questioned if the City Council had the benefit of seeing the policies that affect the site at Johnson Avenue. Planner Codron replied no, and explained there was no specific discussion of scenic corridors or policies from the Circulation Element, but noted the City Council approved the density bonus on the condition that ARC approve the design of the project with the understanding that changes required by the ARC might affect that ultimate density. Commr. Boudreau asked if the same would apply for the traffic study. Planning Commission Minutes February 3, 2003 Page 4 Planner Codron responded that the ARC has a decision to make concerning the median and site plan. Chairperson Stevenson asked why the project was exempt from CEQA. Planner Codron explained that it is an affordable housing project and is getting a statutory exemption. He also explained that Council had questions with respect to traffic, the location to the upper driveway and a signal at the intersection. Staff provided the Council with a response in a memo on these issues. Chairperson Stevenson commented on the speed of traffic in this area. He felt it incredulous that they are not dealing with this as a signalized light and expressed concern since this is a senior housing project. Planner Codron interjected that staff is trying to frame these decisions in terms of the design impacts on the project. He mentioned that there are larger issues that are affecting the neighborhood and Council has asked for feedback on these larger issues. Chairperson Stevenson noted that the traffic issues are out of the ARC’s purview. There was much discussion about a traffic signal. Commr. Smith noted he is opposed to condition 1 which eliminates the Bradford Pears from the patio area, and questioned whether the parking lot should be lit at all (condition 22). He said he would like to see the walk lit up and recommended that the shed dormers be taken out. He commented that the house tower be eliminated and the house be restored to what it originally was. Commr. Lopes suggested the whole project be brought down so there is a view from Johnson Avenue, and the building should be orientated to that view. He recommended that the grading elevation be brought down starting at the parking lot through building 1 and suggested a floor be brought down so it is over the parking instead of being above it. He expressed concern with turning left over the proposed median. He expressed support for a parkway on Ella Street and Sierra Way that should be a six-foot parkway with a five-foot sidewalk, which leaves room for the setback. Planner Codron explained an easement would be required for the sidewalk which would be a problem because the applicant may not want to use their property for that use. Commr. Lopes suggested a more standard affect of the horizontal/vertical windows on the towers. He recommended a 4 x 4 brace for the fascia and suggested a different color pallet. Commr. Howard expressed appreciation of the project and the effort that has been made on a difficult site. She expressed support for the patios and felt it is a good project. She commented that three stories is not high - it just depends where it is located. She felt they could make it look less imposing by extending one story and Planning Commission Minutes February 3, 2003 Page 5 recessing the other, which could be done on the Johnson Avenue side also. She noted she would support railing or a treatment to the balcony. She expressed support for the median. Chairperson Stevenson expressed a concern that this project is interfaced with the single-family residences, and would like to see this quiet street respected. He suggested putting the taller building in the middle of the property and surround the property with reduced building heights. He also suggested moving the parking area where building 2 and building 3 might be, and bringing access from that point. He expressed concern with where the handicap parking spaces are located and felt it is not adequate separation of parking area to the building. He supported the suggestion of dropping the grading elevation to lower the heights of the buildings. Chairperson Stevenson then commented that the split face block is historically incorrect and suggested a precision block that has the hardy plank siding attached so it is consistent with the building. He expressed concerns on the west elevations to Sierra Way and felt it should be addressed because it is not an attractive view from that side and is incompatible with the character of the neighborhood. Commr. Boudreau complimented the applicant for all the work on this complicated project. He expressed his support for the architecture and felt the massing is interesting. He expressed a concern on the Sierra Way view, and felt the height is significant from Sierra Way. He supported the towers and the island on Ella Street and also supported the landscape plan. Instead of a continuous wall he suggested a few slots through it adjacent to buildings 2 & 3 with plants that could grow up against it. Vice-Chair Schultz concurred with Commissioner Boudreau’s comments. Commr. Root expressed support for the median on Ella Street but would like it designed differently than other medians. He suggested the colors be brightened. He stated that he is sensitive to the issues around the neighborhood in preserving the integrity of the street, but the project should be viewed in terms of what the City is trying to do and felt the architecture is going to work. He noted he is not concerned with the views from Johnson Avenue, but expressed concern for the views from Sierra Way. He suggested a little more articulation on the corner brace of the stairwell, and commented that he supports the flat roof. Chairperson Stevenson commented that the parking lot area could be made safer if they had bollard lighting which is not intrusive on the neighborhood. He felt the shed dormer looks flat and recommended not approving it. He felt the braces need more dimension because of their height and suggested they be 4 x 6. He commented that the existing house does not have corner trim and recommended that these buildings have that same kind of corner. He felt the towers need a treatment to reduce the scale. Planner Codron reiterated staff’s recommendation and noted they are not recommending removing all of the trees. Planning Commission Minutes February 3, 2003 Page 6 Commr. Boudreau commented about the height from Sierra Way and asked if the roofline could come along on the west elevation. Mr. Dillon responded to the comment and referred to the site plan map to explain what could be done. Commr. Lopes commented on the sidewalk and offered some ideas on how to implement the sidewalk and retaining wall. There was discussion on the retaining wall and elevation. Commr. Boudreau moved to grant final approval to the project based on findings and subject to conditions as listed in the staff report, with the addition of conditions as listed in the ARC action letter. Seconded by Commr. Howard. Commr. Lopes requested an amendment to condition 6, to consider a parkway on Ella Street that would divide the 10-feet that is available to accommodate a five-foot sidewalk and five-foot parkway. Planner Codron asked if the street trees would be planted in the parkway. Commr. Lopes replied yes. There was discussion about where the trees would be planted in the parkway. Commr. Lopes commented on the landscaping choices on Sierra Way and suggested the density of trees be lowered to accommodate their mature fruit trees. Planner Codron reiterated what the City standard is for planting street trees. Commr. Lopes suggested a condition that there be a screen landscaping on Johnson Avenue between the parking lot with the types that were shown. Planner Codron noted that would be condition 36. There was much discussion on the landscaping of the parking lot and what kinds of trees and shrubs could be planted. AYES: Commrs. Boudreau, Howard, Root, Schultz, Lopes, Smith, and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. A recommendation to the City Council was discussed for a traffic light at the corner of Johnson and Ella Street. Planning Commission Minutes February 3, 2003 Page 7 Commr. Smith made a recommendation to City Council that there be a traffic light at the corner of Ella Street and Johnson Avenue, and recommended a finding that relates to the residents age and in this case the desire of safety outweighs the level of service concerns. Seconded by Commr. Root. AYES: Commrs. Smith, Root, Lopes, Howard, and Stevenson NOES: Commrs. Boudreau and Schultz ABSENT: None ABSTAIN: None The motion carried 5-2. COMMENT AND DISCUSSION: 2. Staff: A. Agenda Forecast: February 18, 2003: ARC Guidelines update; Olizola update; Bolduan subdivision. March 3, 2003: Downtown lighting. Planner Codron responded to a request made from the ARC on what the signage is for the Baja Fresh Restaurant and noted they are over on their signage area. There was discussion on the design of Baja Fresh signs. Planner Codron commented on the Cannon Project and explained they are looking for tenants and noted there might be some revisions done. Chairperson Stevenson commented that he would like to add one item to their Lesson Learned Review. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:10 p.m. to the next regular meeting scheduled for February 18, 2003, in Council Hearing Room. Respectfully submitted by Irene E. Pierce Recording Secretary