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HomeMy WebLinkAbout04/18/2000, 2 - APPEAL OF ARC'S DENIAL OF CHANGES TO ACCOMMODATE AN ATTIC CONVERSION (ARC 10-00; 1273 STAFFORD). council j ac,Enba Repoin 2"� CITY OF SAN L U IS O B I S P O O FROM: Arnold B. Jonas, Community Development Director Prepared By: Pam Ricci,Associate Planner FiZ SUBJECT: APPEAL OF ARC'S DENIAL OF CHANGES TO ACCOMMODATE AN ATTIC CONVERSION (ARC 10-00; 1273 STAFFORD). CAO RECOMMENDATION Adopt Draft Resolution A, denying the appeal, and upholding the Architectural Review Commission's action to deny the project,based on findings, and subject to a condition. DISCUSSION Situation The applicant Steven Ferrario applied for architectural review of plans to convert an existing attic space within an apartment into a study room area. The apartment is located within a residential project on Stafford Street that contains three separate buildings and a total of four apartments. The project was referred to the Architectural Review Commission(ARC) for action because of neighborhood concerns for the modified project. The ARC denied the project on March 6, 2000. The applicant filed an appeal of the ARC's decision on March 15, 2000. Appeals of the ARC's actions are considered by the City Council. The applicant's appeal statement indicates that he is filing the appeal because: • The ARC failed to discuss the requested exterior roof changes proposed to accommodate the attic room;and • The ARC did not acknowledge that, with recordation of a covenant agreement, the City could control any specific issues that may arise in the future if the space were used as a bedroom. Data Summary Address: 1273 Stafford Street Applicant/Representative: Steven Ferrario Property Owners: Tom Stenovec&c Steven Ferrario Zoning: R-2;Medium-Density Residential General Plan: Medium Density Residential Environmental Status: Categorically Exempt (CEQA Sections 15301, Class 1 Existing Facilities) 2-1 Council Agenda Report-appeal of ARC's action on Ferrario Protect(ARC 10-00) Page 2 ARC's Action On March 6, 2000, the ARC on a 5-1 vote (Commr. Metz voting no) approved the existing window changes as constructed, denied the attic conversion, and conditioned the project to record a Conditions of Use Agreement The purpose of the agreement would be to identify the layout and number of dwelling units and bedrooms allowed by the site's zoning, and acknowledge that the attic space would not be converted to a bedroom. The applicant was also required to remove the existing interior wall in Unit 1 of Building C (installed without City approvals) to create a one-bedroom apartment unit in compliance with the ARC's 1996 approval of the original project. The Commission based their action on the fact that the project was originally approved with the understanding that this area would remain as attic space. They felt that allowing the later conversion of the attic space might be precedent setting. Neighborhood's Concerns The City received four letters from neighboring residents in opposition to the project Their concerns focus around three primary concerns: 1) Parldng - the project will exacerbate existing parking problems in the neighborhood because the new room will likely be used as an additional bedroom; 2) Density — further increasing the size of units on the property is not consistent with the intent of the R-2 zoning and is already causing overcrowding in the neighborhood; 3) Deviation from original approvals - this new conversion is not consistent with original plans for this project,which were approved by the City in 1996. At the 3-6-00 ARC meeting, three members of the public spoke against the request for the attic conversion, citing current violations of the original approval, and fears of the study room being converted to a bedroom. The neighbors also mentioned that it was decided that the attic would not be used for living space when the ARC originally reviewed the project. Staffs Recommendation to the ARC Staffs recommendation to the ARC was to approve the request, based on findings, and with conditions and a code requirement (see attached 3-6-00 staff report). Staffs approach with the review of the project was to look .at whether it could comply with applicable property development standards, including parking and density, and then evaluate the needed modifications to the building. Staff concluded that, with the required covenant limiting the use of the room to a study and approved plans identifying the room as a study, any potential use of the space as a bedroom in the future would be simpler for City staff to enforce. Response to Appeal Issues In addition to agreeing to filing the covenant agreement limiting the use of the attic space to a study, the applicant has submitted a revised floor plan that shows an opening in the wall to the 2-2 Council Agenda Report-Appeal of ARC's action on Ferrario Pi Vject(ARC 10-00) Page 3 living room below. This change.was offered to respond to concerns that the space is open to other rooms on at least one side in order that it qualifies as a den or "other" room as defined in the zoning regulations,rather than a bedroom. ALTERNATIVES 1. Adopt Draft Resolution B, upholding the appeal, and approving the project as originally recommended by Planning staff, with the added modification to reflect the proposed change to open the room to below,based on findings, and with conditions and a code requirement. 2. Continue with direction to the staff and appellant. Attached: Attachment-I-. Draft Resolutions Attachment 2: Appeal to City Council received 3-15-00 Attachment 3:. Revised plans Attachment 4: ARC follow-up letter dated 3-9-00' Attachment 5: Draft 3-6-00 ARC minutes Attachment 6: 3-6-00 ARC report and attachments arc\io-00-i(Frnac;o appeal).doo 2-3 - Draft Resolution A RESOLUTION NO. (2000 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION,THEREBY UPHOLDING THE DECISION TO DENY THE PROPOSED CHANGES TO ACCOMMODATE AN ATTIC CONVERSION AT 1273 STAFFORD STREET(ARC 10-00) WHEREAS, the Architectural Review Commission conducted a public hearing on March 6,2000,and denied the project, based on findings, and with conditions; and WHEREAS, Steven Ferrario, 962 Mill Street, San Luis Obispo, California, filed an appeal of the Architectural Review Commission's action on March 15, 2000; and WHEREAS, the City Council conducted a public hearing on April 18, 2000, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of March 6, 2000, and the evaluation and recommendation of staff. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Fps. That this Council, after consideration of the proposed project (ARC 10-00), the appellant's statement, staff recommendations and reports thereof, makes the following findings: 1. The proposed attic conversion is not consistent with the project's original approval, which showed.the area being used as storage and not living area. 2. The requested attic conversion would set an undesirable precedent. SECTION 2. Action - Appeal Denied. The appeal of the Architectural Review Commission(ARC) is hereby denied. Therefore,the Commission's action to deny the project is upheld,subject to the following conditions: 1. The applicant shall file a Conditions of Use Agreement identifying the layout and the number of dwelling units and bedrooms allowed by the site's zoning, and acknowledging that the attic space shall not be converted to a bedroom without prior Resolution No. (2000 Series) Page 2 Community Development Department approvals and compliance with the City's Zoning Regulations,including density and parking requirements. 2. The applicant shall remove the existing interior wall in Unit 1 of Building C (installed without City approvals) to create a one-bedroom apartment unit in compliance with the ARC'S 1996 approval of the original project. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 18`h day of April,2000. Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED: C' A(dmey a G.J gensen res\axC 10-00(deny appeal).doc 2-5 Draft Resolution B RESOLUTION NO. (2000 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION,THEREBY APPROVING THE PROPOSED CHANGES TO ACCOMMODATE AN ATTIC CONVERSION AT 1273 STAFFORD STREET (ARC 10-00) WHEREAS, the Architectural Review Commission conducted a public hearing on March 6, 2000,and denied the project, based on findings, and with conditions; and WHEREAS, Steven Ferrario, 962 Mill Street, San Luis Obispo, California, filed an appeal of the Architectural Review Commission's action on March 15,2000; and WHEREAS, the City Council conducted a public hearing on April 18, 2000, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of March 6, 2000, and the evaluation and recommendation of staff. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of the proposed project (ARC 10-00), the appellant's statement, staff recommendations and reports thereof, makes the following findings: 1. The proposed study room or den is appropriate at the site and will to compatible with the surrounding neighborhood. 2. The recommended conditions will ensure that the nonconforming unit at the site will be brought into compliance with City standards. 3. The required covenant agreement will ensure that the proposed study in Unit `B" will not . be used as an additional bedroom. 2-6 Resolution No. (2000 Series) Page 2 SECTION 2. Action - Appeal Upheld. The appeal of the Architectural Review Commission (ARC) is hereby upheld. Therefore, the project is approved, subject to the following conditions, and code requirement: Conditions 1. The applicant's proposal for the study shall be modified to continue the roof up at the same angle to a new peak, and then create a new rake with the same slope as the existing roof, which meets the new addition at the plate level. Window placement,types and sizes shall attempt to architecturally integrate the addition with existing development. The wall:between the attic space and the living room below shall be opened up as shown on revised plans, subject to any modifications to make the change consistent with the Uniform Building Code. Revised plans shall be to the review and approval of the Community Development Director. 2. The applicant shall remove the existing interior wall in Unit 1 of Building "C"to create a one-bedroom apartment unit in compliance with the ARC's 1996 final approval of the original project (ARC NU 27-96). Working drawings submitted for a building permit for the new study room shall include a sheet, which details how this will be achieved, to the satisfaction of the Community Development Director. 3. The applicant shall submit a covenant agreement guaranteeing that the proposed study will not be sued as an additional bedroom at the site. The specific terms of the covenant agreement shall be subject to the approval of the Community Development Director. Code Requirement 1. A building permit needs to be obtained in order to ensure compliance with the Uniform Building Code. On motion of , seconded by .and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 18`h day of April, 2000. 2-7 i = Resolution.No: Q000 Series) Page 3 Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED: . ity ora Je y G _orgensen reswxc 1 M(uphold appy)-da Attachment 2 4.63.ltyo SAM11jiS 081spo APPEAL TO THE CITY COUNCIL In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of rendered on � 1 which consisted of the following (i.e., explain what you are appealing and the grounds for submitting the appeal. Use additional sheets as needed.) CR`�f'A.-�Sova PIc�,�S . Rt),C ��.ter9 -fie ►4cl�c�o.J1e� 'tkcd� Qrope.ir+y OL.Ovw5 Wire W',lli '�a c�c.�,t51 q. iA?�CbOV64 ; VLew O'L `1-\,,v_The undersigned discussed the decision being appealed with: i_Lk - on Name/Department (Date) Appellant C7 LA Nam the Mailing Address (& Zip Code) '51 I(doa 31 �c%Z?� Qx�-. 3 iZo Home Phone Work Phone Representative: Name/Ttlec( 3 `i a Mailing Address (4 Zip Code) For Official Use Only: Calendared for_49 Q`E� / goo Date & Time Received: C: City Attorney City Administrative Officer Copy to the following department(s): r: Liz c:GG Origma in City Clerk's Office Attachment 3 Q z ap az Q) a c 01 W F 111111 O � V 1 0 2 N _`Q N 0 L - r Z 7 Q J jr M � ` •� Fq � N p� p3 JS � _ I �•P a o t J E 41p 99 91 El IM El J .+ly 2-10 w x s [p D 2Z N . � a a m 0 O JJ de � - ] 06ti1 q I � R J F w ° l h � S Z C �. •a YY y 9 N -a 0 r W Y 3 f�> p� �f C 20 to 06 PtJ 4 P� C t fig" i •N Fi Q! 2-11 0 I o n = 1 T `Q F Jdgi� . pC 0- 71 ci 03U- U-U.O °a < 0 1-11 r- SEE oo ��a x' 4) 7 �� Ro N�' %0isd J < L (nN<113 f - V J e :d-4'1 �1 N Z 4 d .__—.._..... ... .. 'o 0 Yo I � eg I I u1 ;, a m I Q � I a I I i of d I 1 - I f II - •Oi b — -- � •n.0 A I m I •avJm O I O . I • I I I 2-12 Lr Ir ro .77 2-13 p S p p S 1 S V 1! 'L n 3,. _ SW tir SAX- i M R p p 7 r 0000 00 r � z E R 3 . a iJJ k � R's 's adLei o 2-14 i 4= m r = G . Q� > �pIIsB r_ u W�� n 0 e � n f p O LJ 1 d - a � J 3 2-15 S' n x J Z ' d � d��7 rJN(n17 , n F r Y I i D i i N3N�ir,; ;s N - Hl� II J�?lONRrf1 r 'i •i ,I ZWoobaa9 I i [ WWcow03g rl e ----------- 2-16 Attachment 4 ��►�NI�Inll18118111�1���1111�IIIII►►�IIII ��� If city of SAn luis oBispo 990 Palm Street, San'Luis Obispo, CA 93401-3249 March 9, 2000 - Steve Ferrario 962 Mill Street San Luis Obispo, CA 93401 SUBJECT: . ARC 10-00; 1273 Stafford Street Review of proposed exterior changes to an apartment to accommodate an attic conversion Dear Mr. Ferrario: The Architectural Review Commission, at its meeting of March 6, 2000, denied your attic conversion, and conditioned the project to record a Conditions of Use Agreement identifying the layout and number of dwelling units and bedrooms allowed by the site's zoning and acknowledging that the attic space shall not be converted to a bedroom without prior Community Development Department approvals and compliance with the City's Zoning Regulations including density and parking requirements. This denial is based on the fact that that the project was originally approved with the understanding that this area would remain as attic space and that later conversion of such spaces would be precedent setting. The Commission, however, approved.the existing window changes as constructed. The decision of the Commission is final unless appealed to the City Council within 10 days of the action. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, cc: County of SLO Assessor's Office / �" / Thomas & Susan Sdtenovec - Ronald Whi se nd 1795 Tiburon Way Developmen Review Manager San Luis Obispo, CA 93401 2-17 Ze City of San Luis Obispo is committed to include the disabled in ail of its services, programs and activities. P.IXtt ,nirm inne r%e Ari "M,\he r1unf rnnc\W1.9AIn Draft Minutes Attachment 5 ARC Meeting March 6, 2000 Page 23 7. 1273 Stafford Street. ARC 10-00; Review of proposed exterior changes to an apartment to accommodate an attic conversion; R-2 zone; Steve Farrario, applicant. Peggy Mandeville, Associate Planner, presented the staff report, recommending final approval of the project, based on findings and subject to conditions, which she outlined. The public hearing was opened. Steve Ferrario stated that the tenants have to acknowledge that the apartment is a two- bedroom unit, and that he will sign and record a covenant stating that the attic space would not be used as a bedroom. Isabelle Marques felt that it was inappropriate to approve the request since the original project approval showed the attic for storage, rather than added living area. Terry Lee, 525 Kentucky, spoke against the project, citing concerns with added noise, density, and parking. Dorris Johnson, 510 Kentucky, spoke in opposition to the request. She noted the tenants she has spoken to want storage. She felt that the attic should be retained for storage. She said that parking was an issue and the City should take responsibility for neighborhood concerns. The public hearing was closed. COMMISSION COMMENTS Jennifer Metz discussed the recommended covenant agreement, noting that it was an effective way to control the use of the room. Jim Lopes agreed with Jennifer Metz regarding the covenant, but had concerns with the use of the space because of its size. Lance Parker recommended denial of the project. He was concerned that future property owners may not honor the restrictions of the covenant. Mark Rawson stated that he could see both sides of the issue. He felt that a larger space makes it more desirable to use for a sleeping area. Charles Stevenson stated that he is also unsure about his position on this project. He indicated concerns that the space could easily be used as a bedroom. 2-18 Draft Minutes ARC Meeting March 6, 2000 Page 24 Jim Aiken suggested that an open railing to the living room be added, and no closet at the back of the stairs to make the attic space better meet its intended use as a study. On motion by Commr. Parker, seconded by Commr. Lopes, to deny the attic conversion; and condition the project to record a Conditions of Use Agreement identifying the layout and number of dwelling units and bedrooms allowed by the site's zoning and acknowledging that the attic space shall not be converted to a bedroom without prior Community Development Department approvals and compliance with the City's Zoning Regulations including density and.parking requirements. AYES: Commrs. Parker, Lopes, Rawson, Stevenson and Aiken NOES: Commrs. Metz ABSENT: Commr. Howard This denial is based on the fact that that the project was originally approved with the understanding that this area would remain as attic space and that later conversion of such spaces would be precedent setting. The motion passed. The meeting adjourned at 10:45 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, March 20, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Interview for ARC will be held on March 21, 2000 at a Regular-Meeting of the City Council. Respectfully Submitted, Peggy Mandeville Recording Secretary 2-19 Attachment 6 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION STAFF REPORT ITEM#7 BY: Pam Ricci, Associate Planner FR MEETING DATE: March 6, 2000 FROM: Ron Whisenand, Development Review Managt/7— FILE NUMBER: ARC 10-00 PROJECT ADDRESS: 1273 Stafford Street SUBJECT: Architectural review of proposed exterior changes to accommodate an attic conversion to habitable space. SUMMARY RECOMMENDATION Grant final approval to the project, based on recommended findings, and with the code requirement. BACKGROUND Situation The applicant is requesting final architectural approval of the conversion of an existing attic space into a study room area. The applicant states that the proposed new habitable space would not be used as an additional bedroom,but only as a study room for existing tenants. To date,the City has received four lettersfrom neighboring residents in opposition to the project. Their concerns focus around three primary concerns: 1) Parking - the project will exacerbate existing parking problems in.the neighborhood because the new room will likely be used as an additional bedroom; 2) Density – further increasing the size of units on the property is not consistent with the intent of the R-2 zoning and is already causing overcrowding in the neighborhood; 3) Deviation from original approvals - this new conversion is not consistent with original plans for this project, which were approved by the City in 1996. Previous Review This project originally received approval in 1996 through the City's minor or incidental architectural review process, consistent with plans previously approved by the ARC in 1991. With development of the project in 1996, two new buildings were added to the site where a building containing two apartment units already existed. The new Building "A" contained a 1- bedroom apartment unit; and the new Building"B"contained a 2-bedroom apartmettrpt t . As a condition of approval,several walls in the existing 2-unit Building"C"were to be removed, ARC 10-00 Page 2 in order to convert them from 2-bedroom units to 1-bedroom units. This was necessary so the applicant could meet both the City's density and parking requirements. The 1996 plans also showed the proposed room in Building `B" labeled as an "attic". There was not immediate access to this area shown, except fora removable portion of the ceiling. The Community Development Director gave final approval to the project with the understanding that this area would remain as attic space. Data Summary Address: 1273 Stafford Street Applicant/Representative: Steven Ferrario Property Owners: Tom Stenovec& Steven Ferrario Zoning: R-2; Medium-Density Residential General Plan: Medium Density Residential Environmental Status: Categorically Exempt (CEQA Sections 15301, Class 1 Existing Facilities) Project Action Deadline: May 14, 2000 Site Description The site is approximately 11,250 square feet in area, with 32.8% building coverage. There are three existing buildings, configured in a cluster pattern around a central courtyard area (see attached site plan). The site is well landscaped and maintained. The surrounding neighborhood is primarily single-family residences with a few multi-family lots nearby. Most surrounding property is zoned R-2,except the adjacent gas station and shopping center,which is zoned C-N. Project Description There are two primary components to this project: 1) Interior remodeling for conversion of attic space into a study room, including a new staircase,the addition of several walls,and electrical work;and 2) Exterior construction for the extension of the roof outward, including the addition of 6 windows. The interior remodeling has been completed, but the roof extension has not yet occurred. EVALUATION Although a project of this scale typically would be handled through a minor or incidental review process, it was the decision of the Community Development Director to refer to the ARC, given the magnitude of neighborhood concern for the modified project. The following paragraphs elaborate on project issues: 2-21 ARC 10-00 Page 3 1. Building Design To create the desired habitable space, the applicant is proposing a continuous flat-roofed dormer- type projection, consistent with approved colors and materials. This "dormer" runs from the peak of the existing gable end to the west about 1 i feet. The roof extension faces the interior of the lot and the unit is located at the rear of the site, which will help the changes to be less visible from the street. However, staff still believes that the proposed changes look tacked-0n and are not consistent with other roof forms of the building. The Uniform Building Code (UBC)requires that where there is a sloped roof, a ceiling height of 7'6" needs to be maintained for at least 50% of the affected floor area An alternative to the applicant's proposal would be to continue the roof up at the same angle to a new peak, and then create an new rake with the same slope as the existing roof, which meets the new addition at the plate level (see attached alternative north elevation). This alternative would allow for better compliance with the UBC, is consistent with height limitations of the R-2 zone, and would be more architecturally integrated with existing roof forms of the building. Windows, not already installed, should be selected to coordinate with existing development. 2. Density Issues The existing development at the site with 2.98 equivalent units is already near its maximum allowable density of 3.10 equivalent units. If the proposed study room is converted to an additional bedroom,the applicant will surpass their allowable residential density (3.48 equivalent units). The addition of a legitimate study room or den, as defined in the zoning regulations, will not increase the project density. The calculations below show the present and potential density values. Residential Density Calculation Type of Unit Density Unit Value Total Equivalent Units Existing Units 3 - 1 bedroom 0.66 1.98 1 -2 bedroom 1.00 1.0 Wi __...................... ......._... ...._.. .. .-._. .. Total Required 3 - 1 bedroom 0.66 1.98 If study of 2-bdrm. 1-3 bedroom 1.50 1.50 becomes 3'a bdrm. Total Required Non co�iliauce. @ 13.48. _. Total Allowed Density 13.10 AllowableDens = 11,2424sq sf(0.258ac) * 12 unit/acres= 3.10 equivalent units (Chapter 17.16.010 of Zoning Regulations) 2-22 ARC 10-00 Page 4 A) Existing 2 Bedroom Unit Unit 1 of Building "C" was to be converted to a one-bedroom apartment with further development of the site to keep overall project density in compliance with City standards. From a recent staff visit to the site, it appears that walls were removed per the originally approved plans, but that a sliding door was added without City approval to recreate a room division after occupancy. Therefore, the unit is being use as a two-bedroom apartment and is housing four tenants. This may be a factor that contributes to the perceived parking and overcrowding concerns,which has been the source of neighborhood complaints. The applicant has agreed to remove the partition in order to convert the space back into a legitimate opt-bedroom unit, per 1996 ARC approval. The current owner is not the same property owner who received approval in 1996. The current applicant inherited the nonconforming unit and was unaware that there was a problem concerning renting the described unit as a two-bedroom apartment. B) Proposed Study Room The applicant has agreed to enter into a covenant agreement with the City in order to guarantee that the proposed study room will not be used as an additional bedroom. In addition, the Chief Building Official has reviewed plans and indicates that the room as proposed would not qualify as a sleeping room because it does not fully comply with emergency egress requirements. With the covenant and approved plans identifying the room as a study, any future use of the space as a bedroom would be simpler for City staff to enforce. 3. Par ' Neighbors have voiced concerns that there are excessive numbers of cars parking at the site, causing a nuisance to the neighborhood. This may be due to the tenants of the units parking on the street rather than the eight on-site parking spaces at the rear of the site with access from the alley. Parking provided on the site complies with City standards for the existing mix of apartment units. Parking requirements for residential projects are based on the number of bedrooms within units. Therefore, the addition of a study will have no affect on the parking at the site, since studies or dens do not count toward required parking spaces. The following chart outlines.project parking requirements. Based on the mix of units, 7 parking spaces are required. Eight parking spaces are currently provided to serve the project. 2-23 ARC 10-00 Page 5 Parking Calculations Unit No. No. of Bedrooms Parking Requirement Total Spaces Required Unit A 1 1.5 per bedroom 1.5 Unit B 2 +study room 1.5 per bedroom +.5 2 per additional Units C, I &2 2-I bedrooms 1.5 per bedroom 3 Total Required 5 6.5(7) Existing Parking 8 . Handicap Parking - Additional Spaces None Required Complies (Chapter 17.16.060,Table 6 or Zoning Regulations) ALTERNATIVES 1. Continue review of the project, providing direction to the applicant and staff on necessary changes and/or additional informational needs.. 2. Deny the project based on findings. RECOMMENDATION Approve the applicant's request for conversion of the existing attic space to a study room, based on the following findings,and subject to the following code requirement: Findings 1. The proposed study room or den is appropriate at the site and will to compatible with the surrounding neighborhood. 2. The recommended conditions will ensure that the nonconforming unit at the site will be brought into compliance with City standards. 3. The required covenant agreement will ensure that the proposed study in Unit "B" will not be used as an additional bedroom. Conditions 1. The applicant's proposal for the study shall be modified to continue the roof up at the same angle to a new peak, and then create a new rake with the same slope as the existing 2-2 ARC 10-00 Page 6 roof, which meets the new addition at the plate level. Window placement, types and sizes shall attempt to architecturally integrate the addition with existing development. Revised plans shall be to the review and approval of the Community Development Director. 2. The applicant shall remove the existing interior wall in Unit 1 of Building "C" to create a one-bedroom apartment unit in compliance with the ARC's 1996 final approval of the original project (ARC MI 27-96). Working drawings submitted for a building.permit for the new study room shall include a sheet, which details how this will be achieved, to the satisfaction of the Community Development Director. 3. The applicant shall submit a covenant agreement guaranteeing that the proposed study will not be sued as an additional bedroom at the site. The specific terms of the covenant agreement shall be subject to the approval of the Community Development Director. Code Requirement 1: A building permit needs to be obtained in order to ensure compliance with the Uniform Building Code. Attached: Vicinity Map Project site plan Alternative elevation Reduced copies of project plans Letters from 4 Neighbors Approved north and west elevations(ARG MI 27-96) Photos Prixi/ARGI 8.00(Stafford).doc 2-25 M, LRmL ®R; ALLEY ------------ pg H4 4�44 [R." �llz STAFFORD f EW Aw .... ...... ME- V1. CmN *-2 TAFT 7 MIM6 a M%A'nity 1273 Stafford N 0 40 80 120 Feet ARC 10-00 A 2-26 "o n L to a � 3 o w s N EE Q � o Z4 0 �. 70/ V o � � lL1 N ❑ .n y0.$ ••/ u ❑ a m o ❑ A A LJL 27 N a F V O C- g g ..r JO W Z 0 K Z Q O � 3 >CS I � 3 Y Its �1 m p c N or O cr a� 4 � D I Z C tYO 3 � � u � VI n � ; IL al d3 N i aOD a- aa 2-28 . W 1• 0 n1-^ S y gaa `/tel b e o 6> LLA I Ll �/ .0 4.9 W � F L QQQQ QO R W ti 4 �3 a I J L F � u aoao 2-29 1 6 m = 2z.09 3 aQ C m6 m C T O WN 7 C ro cn =o :37, 3 7, J W M i f l Q I m o F� N a � q Ll G7 J £ r o i w r F Ott F, 1 UL s 9 cJ 2-30 r W 0 7- Z � I t m Z y _ Qf 1 p c a o 0 Di 3 � 9 To J S f V r f Is S , . 3 ; 3<4 QIt z° Itrra s" J < Mtn 1�— t �A n _ � e-ei ,i N Z dd W Ila H G Q ? _ I Or 1 O I O Y N �I ¢ o lag I � i ' I � A -�\ ,® nd d1 i 9-I •a�ri a• O I O 2-31 :i. G r g C' J yp S 6 . a r a euuudd ai tl d l I r -!:?/\/I i11 I' FI J W Li O I I I �' ' I I i li II Z PicoVQa9 rL- I� �I L� I r- 2-32 S 0 F = - m p 2 I 3 " 3 co < a < e a p ¢ p � T �w0 LU < 0 � r yy 1 w I � — o S W o 3 Q Q J C� M 0 Z H OC p ppaa Q Y� It ' i 0 LL 3 _ a Or �J g e.51 3 � r � � to _`n a I ®11©®© � r 2-33 1 F lV > x n O 6 O P 7 f'Q w 14 k° £ y� UA ZZ d 0. 0 W ~ y o X p y a Z O v Q Z � s III 1 pip, 6 •� 8 .r a d '�. R OOCI�C�:O N a d U I I rid 2-34 RECEIVED E S - 2000 CfrY OF:SM LUIS OWSPO February 1, 2000. City of San Luis Obispo, Community Development Department, Ann. Architectural Review Commission To Whom It May Concern: We are writing in regards to the building permit issued to Steve Ferrario located on 1273 Stafford, involving the entire neighborhood with more traffic, noise and parking problems. In talking with other neighbors who have the same concerns as we do, we would like to have you review the action again, in regards to making the attic an extra bedroom to add. yet another student to an already overcrowded neighborhood. You have codes and restrictions already in place that we have to abide by and yet it seems you are going out of your way to bring more problems to this part of town by allowing this conversion to take place. We strongly oppose this move that you are contemplating. Sincerely, Thomas J. Lee Terry S. Lee Yolanda Lee 57,5" KcnfiucKy (�vc 3405 . 2-35 February 2, 2000 510 Kentucky Street San Luis Obispo, CA 93405 RECEIVED FEB - 2000 Pamela Ricci ° Community Development Department 990 Palm Street San Luis Obispo, CA 93401-3249 Dear Ms. Ricci, I am opposed to the conversion of attic space to living space at 1273 Stafford Street as requested by Steve Ferrario. Please refuse the application or schedule a public hearing on the matter. This property already has more tenants than it is able to accommodate. There is not enough parking on the property and this area of Stafford is always congested with the overflow. An increase in living space will only exacerbate this problem. In addition, there is no place for the waste wheelers from 1273 Stafford to be put out on collection days; instead, the trash is put out on an adjacent property. Often the loose, large items of trash from 1273 Stafford are actually leaning against the fence of an adjacent property. More living space equates to more tenants and even more trash, which is not appropriate when it is not being handled properly now. Finally, I question whether. the zoning laws actually permit the additional number of potential bedrooms that such a conversion would provide for. Sincerely, Dorris Johnson 2-36 February ?, 2000 RECEIVED Pamela Ricci Community Developmert. Dept. FEB 0 3 2000 990 Palm Street Sar: Luis Obispo, CA 93401-3949 CITY OF SAN LUIS OBISPO COMMUNITY DEVELOPMENT RP: 1273 Stafford Street (.ARC [--!1 10-00) Applicant, Steve Ferrario Ms Ricci: I am against., the changes that Mr. Ferrario wants to make to his apartments. I live .rirht rent to these apartments. There just is not enough narking spaces for the students that live there now . . . so if he adds more living space in the attic, the parking problem will be worse. Please consider this when you make ,your decision. Sincerely,Faye R. Hanna 1269 Stafford Street Sar. Luis Obispo, CA 93405 2-37 SID AND ISABEL MAWS 1239 STAFFORD STREET SAN LUIS OBISPO CA 934051916 F�I,rlinry 23 ?000 RECEIVED :4:nRj:; Qicr )!-jM.j3njt,.r )P-VPIOP7- ierf T)Prt. CITY OF SAN LUIS 08151 i; 1)90 Palm Strut COMMUNITY DEVELOPMENT T Uuis 01-0.5po.. CA 911,01-12410 -:re : 1^73 Stafford Strr et. ( AF?r, I Applicant, steve Ferr,-Irio ,s Ricci: we veru mnc-n oppose the applicants refluest to make an attic into space . . . (T Co.11.e�. the Planning Dept. reportir.q that the 'ic-.nt. pnnP -1 rL . was rutira in 1 irdows in the attic level). "here iwp' so m-ary studerts livire- in these apartments, it looks like a R-I! zone 4rstRad of R-?. T Lh P se apartments were approved by the City Council in the early 901s. mere were quite P f(-g,, people opposina the two new ?part Aents. . roofs too high; attics; too many bedrooms +.i.).rnprl i.-to alcoves in the existing ,upley it order to stay within the 1.,rdt values. If I remember correctly,, when the City approved the original. plans., it was with the understsndino, that Mr. Virder%allin (o?-mer at. that time) 7-roulri not utili7.e the attics ,as lofts. It. Should stay as the original plans. Mr. Ferrari o is a realtor; shame on him! He should kno7�T a loft should not be made into a bedroom . . it becomes unit. value of .66 and that puts him over the 3.099 unit value that is allowed on the square footage of a 75 x 150 foot lot. We are going to be out of town and will check with your office when we get back on Tuesday, February b, 2000. Thank you, Isabel L. Marques P.S. Pam: T check -,with one of the studentsin the duplex and he said e. a wall was removed to make the duplex a 1 bdroom on each side. RECM FES S Ci I Y OF SAN LUIS OBISPO COMMUNITY DEVELOPMENT 2-38 O � w v v 4 4 cc 0 z 2-39 H CO W C o U 2-40 MINr MIS° .�. 1 i i Attachment A ARC 10-00 South Elevation AL 1273 Stafford J- I Attachment B ARC 10-00 North Elevation . •