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HomeMy WebLinkAbout06-16-2003 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES JUNE 16, 2003 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Staff: Associate Planners Pam Ricci and Philip Dunsmore ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no public comments made. PUBLIC HEARINGS: 1. 2138 Broad Street. ARC PA 13-03; Review of exterior dining and public art; C-N-H zone; The Pizza Brokers, applicant. Associate Planner Pam Ricci presented the staff report recommending final approval of the project, based on findings, and subject to conditions and code requirements. Randy Augsburger, project artist, gave a brief description of the proposed benches. There was discussion on the sign and its relation to the railroad historical district. Parks & Recreation Director Paul Le Sage noted that the Utilities Department is in support of the project and understands that it is the applicant’s intent to keep the water- conserving aspects of the past garden with the proposed landscaping. Warren Hamrick, Hamrick Associates, gave a brief summary of the project and stated they could work with staff on the bicycle rack condition, but requested using a decomposed granite (DG) base rather than a concrete base for all the bicycle spaces. Planner Ricci noted the guideline standards require a concrete base. Terry Lee, Landscape Architect, pointed out that DG is prevalent throughout the park and felt the material works really well with the bike racks adjacent to that path. He mentioned their intent was to not increase the amount of water to be used, but to use a turf that was low in water usage. ARC Minutes June 16, 2003 Page 2 Mr. Hamrick noted a change to the landscape plan to have an additional path to the street, which relates to a code requirement for two exits. He mentioned that lighting would be subdued and tasteful. He clarified that the letters of the sign would be stainless and would be offset from the face of the sign. Commr. Lopes suggested that the benches should be set back further from the sculpture. Mr. Lee explained that the benches could have a 2-inch slab and the base could be made of iron. Mr. Hamrick discussed the signage and its original location at the front of the building. He agreed with Commr. Lopes that the benches could be located back further. Commr. Lopes asked if they considered bike racks in the park itself. Mr. Hamrick replied that they thought it would be nice to distribute some in the park and some near the building. Commr. Wilhelm asked about the height of the art sculpture. Mr. Augsburger responded that it would be about 10 feet tall and that the figures are life size (about 6’ tall). Ann Ream, Arts Council, provided some background on the review of the proposed art piece. She commented that the Arts Council has been working on the guidelines by which public art is judged and explained there will be some changes that she hopes will result in more positive, helpful, and streamlined guidelines. PUBLIC COMMENTS: Mary Beth Schroeder, 2085 Wilding Lane, objected to the restaurant expansion and felt the parks should be kept green. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Lopes supported the project and staff recommendations. He supported a concrete pad for the bike racks, and ground cover instead of the proposed turf. He suggested that the applicant reduce the eclectic blend of plants in the proposed palette and select plants that will be water conserving. Commr. Lopes moved the staff recommendation, with condition 4 deleted in favor of the present sign proposal and a new condition 4, to “reconsider a landscape planting plan to be true to the original theme of the water conservation garden”. Seconded by Commr. Howard. Commr. Wilhelm concurred with the motion, but felt the landscaping concerns presented were not a compelling argument to change the proposed plan. He expressed ARC Minutes June 16, 2003 Page 3 support for the project as submitted, but recommended landscaping with more of an infusion of color. Commr. Boudreau expressed support for the turf from an aesthetic standpoint. He also expressed support for the sign, and supported the motion. Commr. Root supported groundcover but would like to see something with more durability. He commented on the lighting details and wondered if there was an opportunity to see some other type of lighting as opposed to the up-lights. He expressed support on the direction for the sign. Chairperson Stevenson suggested turf and felt they could wait on the lighting. He supported the sign proposal. There was some further discussion on the DG proposal for the base of the bike racks in the park area. Commr. Lopes suggested amending the motion to change condition 1 to add “DG could be combined to a poly-binder or something that could give way to more solidity then it might help and would be more suitable for bike racks in the park area.” and include “steer the project towards a ground cover variety turf and have the landscape architect consider some modifications that might be suitable. AYES: Commrs. Lopes, Howard, Wilhelm, Root, Boudreau, Smith, & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7-0 vote. 2. 1535 Nipomo Street. ARC MI 52-03; Review of additions to contributing historic property and reduced side yard from 10 to 8 feet; R-2-H zone; Mark and Susan Coward, applicant. Associate Planner Pam Ricci presented the staff report recommending final approval of the project, based on findings, including a finding in support of the northern side yard setback exception. Commr. Wilhelm questioned if the side yard setback exception only related to the roof dormer. Planner Ricci replied yes, and noted that the exception only applied to the dormer on the north side where a 4-foot setback exists for the house. Commr. Lopes asked if they are allowed to increase the non-conformity. ARC Minutes June 16, 2003 Page 4 Planner Ricci explained that the new construction needs to conform to current setback requirements, and that part of the request is to approve the minor yard exception for the dormer. Chairperson Stevenson noted that the new dormers have to conform to the current setback requirements, and questioned if this is what they are requesting an exception to. Planner Ricci replied yes. She explained that there is an exception clause in the non- conforming structure section of the zoning regulations that applies specifically to historic structures, but that section is generally utilized when a known pre-existing building element is being replaced that would currently require an exception, rather than a new element that did not previously exist. Woody Combrink, 1432 Toro Street, SLO, Project Architect, stated that they concur completely with staff’s conclusions. PUBLIC COMMENTS: Mary Beth Schroeder, 2085 Wilding Lane, commented that she does not support any changes to historical structures. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Lopes questioned if the building has rafter tails. Mr. Combrink replied yes, and explained all the rafter tails are mimicking the existing. Commr. Smith expressed support and feels this is the proper way to increase the size of a historic house. Commr. Root moved for final approval of the project, based on findings including an exception to allow an 8-foot side yard on the north side of the house where a 10-foot yard would generally be required. Seconded by Commr. Boudreau. Chairperson Stevenson noted that the subject project is the type of addition that was envisioned with this style of historic building. He expressed support for the solution that the applicant came up with. AYES: Commrs. Root Boudreau, Wilhelm, Howard, Lopes, Smith, and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. ARC Minutes June 16, 2003 Page 5 3. 1771 Johnson Avenue. ARC 177-01; Review of nine attached and detached condominium units to replace existing apartments; R-3 zone; Richard Porter, applicant. Associate Planner Philip Dunsmore presented the staff report, and asked the Commission to give direction on changes to the project, with the final plans to return to the ARC following approval of the project and subdivision map by the Planning Commission. Commr. Boudreau asked if the culvert is an easement. Planner Dunsmore replied there is a deep culvert on the hospital property that runs between these properties, but noted there isn’t an easement on this property Mark Rawson, Project Architect, 444 Higuera Street, gave an overview of the project and noted great potential because of its proximity to downtown. He explained they were proposing to build five 2- and 3-bedroom homes, but the Planning Commission saw a need for smaller size and greater number of homes. Chairperson Stevenson asked if the property owner has considered limiting the number of cars that can be kept at the site, and how they plan to deal with the parking maneuverability. Mr. Rawson replied that the turning templates are not an exact science and felt it is a little on the conservative side. He commented that they are going to let the maneuverability dictate how many units they could create. Commr. Howard asked for suggestions on how to exit Johnson Avenue. Planner Dunsmore noted there wasn’t a way to completely prohibit left turns out of the project site. Commr. Wilhelm noted there is a mechanism in the Parking and Driveway Standards that if the space is widened by 2-feet the backup space could be increased or decreased. Mr. Rawson responded they meet all the minimum size requirements in the Parking and Driveway Standards. Commr. Boudreau asked if there is room to move the building towards the hospital. Mr. Rawson replied yes, it is physically possible and an interesting concept, but would prefer not to because they were trying to keep some space between the back of the unit and the property line. Commr. Smith questioned if the turning radius and maneuverability is in the purview of the ARC. ARC Minutes June 16, 2003 Page 6 Chairperson Stevenson replied yes, and a pertinent issue because it is a design problem. Commr. Lopes suggested having higher windows. Planner Dunsmore pointed out the suggestion in the staff report to push the top level out further. The Commission discussed in depth the maneuverability of the parking, the size of units, exiting onto Johnson Avenue, and several other concerns. Mr. Rawson felt they could come back with resolutions to the issues regarding maneuverability, colors, window details, moving the building one-foot closer to one side or the other, and adding obscure glass. He hoped the issues could be resolved at the staff level. PUBLIC COMMENTS: Steve Delmartini, 962 Mill Street, felt the Commission should eliminate parking to allow more units. He felt it is unfortunate that San Luis Obispo does not have a PD zoning on less than one acre and pointed out the difficulties of infill development and the need for flexibility to make them work. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Wilhelm commented that the applicant is going to have to come back with Public Works approval on the access issue, and feels he could support this if any of those instances where staff encountered more than two maneuvers to exit. He mentioned he would like if the applicant would take into serious consideration to change the garage door to ten feet. Chairperson Stevenson commented that he would like to see a reduction in the number of guest parking spaces and the unit increased in width by 1-2 feet. Planner Dunsmore noted that the parking is at minimum requirements. Commr. Wilhelm moved final approval of the project with the following comments: that the applicant be required to pursue a 10-foot porthole in the openings where staff has determined that more than two maneuvers are required; and to give the designer the prerogative or condition to require them to move the building closer to Johnson Avenue; and windows would be designed in such a way to not allow overlook. Seconded by Commr. Root. There was discussion on the turnaround issue and attached vs. detached units. ARC Minutes June 16, 2003 Page 7 The commission discussed schematic architecture. Chairperson Stevenson noted the commission is not comfortable with the architecture, but would like to approve the project so it could go on to the Planning Commission and but that the applicant should come back with the elevations. He suggested this item be continued to a date certain. Planner Dunsmore suggested the Commission grant schematic approval with those issues to come after Planning Commission review. After much discussion, the applicant gave a brief explanation on the schematic architecture for the project. Chairperson Stevenson suggested adding to the motion: Condition 2. that colors, materials, and window details as described at the meeting. Commr. Smith felt traffic mitigation should have been addressed. A note to staff that the approval was denying detached units and architecture to be resolved with staff. AYES: Commrs. Wilhelm, Root, Boudreau, Howard, Lopes, Smith, & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7-0 vote. 4. Downtown Core Area. ARC 73-03; Review of proposed replacement recycling containers for the Downtown Core Area; City of SLO Utilities Department, applicant. Associate Planner Philip Dunsmore presented the staff report recommending final approval of the project, based on findings. Peter Craum, Integrated Waste Management, noted there is funding from the conservation end and their intent is to address the containers in the downtown. He explained the original green and tan containers were purchased through a grant and have worn poorly, but noted the proposed containers are designed to function well. He explained that they presently only offer one style in stainless steel. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Howard moved final approval of the project based on the findings. Seconded by Commr. Boudreau. ARC Minutes June 16, 2003 Page 8 AYES: Commrs. Howard, Boudreau, Wilhelm, Root, Lopes, Smith, & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7-0 vote. 5. 989 Chorro Street. ARC 36-03; Review of new retaining wall along the north side of the creek walk in Mission Plaza; PF-H zone; City of SLO Public Works Department, applicant. Associate Planner Philip Dunsmore presented the staff report requesting direction to the Public Works Department on the preferred wall design, and granting final approval to the project, based on findings, and subject to conditions and code requirements. Mike McGuire, project representative, presented photograph examples of the proposed wall, and explained there are four different sizes of block that are going to be used. He explained that the maximum height will be 2-feet 8-inches. He mentioned that both the stone veneer wall and the Allan Block wall could be accommodated to have down lights within the wall. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Wilhelm expressed support for the Allan Block, but expressed concern with scheme B. He asked if the wall would be able to resist the type of flooding that has occurred in the past. Mr. McGuire replied Air Vol Block is the representative for the Allen Block in this area. He indicated there should be no problem with resisting, and mentioned the main concern was water scouring underneath the block. Commr. Wilhelm asked if it is a solid grout or gravel. Mr. McGuire replied a loose fill. Commr. Smith noted his preference for the broken concrete because it matches what is there presently. Commr. Howard moved to grant final approval to wall scheme B, based on findings and subject to conditions and code requirements as specified in the staff report. Seconded by Commr. Boudreau. Commr. Lopes commented on the backless benches and suggested there be backs put on them. ARC Minutes June 16, 2003 Page 9 Mr. McGuire explained they would like to plant a native tree to provide shading for the fish habitat, which would help stabilize the bank. Commr. Lopes suggested some ground cover. Commr. Wilhelm requested an amendment to recommend to the Public Works Department investigate some alternatives to stabilize the wall in the event of a flood. Commr. Howard accepted the amendment and made it condition 4. AYES: Commrs. Howard, Boudreau, Wilhelm, Root, Lopes, Smith, & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7-0 vote. COMMENT AND DISCUSSION: 6. Staff: A. Agenda Forecast: Associate Planner Dunsmore gave a brief agenda forecast. 7 Commission Chairperson Stevenson noted his discussion with Community Development Director Mandeville that the ARC would like to hear back from staff on projects that have been granted final approvals for “Lessons Learned.” He also requested that staff bring back to the Commission the car-maneuvering template. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:55 p.m. to the next regular meeting scheduled for July 7, 2003, in the Council Hearing Room. Respectfully submitted by Irene E. Pierce Recording Secretary