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HomeMy WebLinkAbout05-19-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 19, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey -Good Absent: Commissioners Suzan Ehdaie and Ken Curtis Staff: Associate Planner Marcus Carloni, Assistant Planner Walter Oetzell, Supervising Civil Engineer Hal Hannula, Natural Resources Manager Robert Hill, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. 323 Grand Avenue, ARC 25 -13, was deferred to a future meeting at the request of the applicant. MINUTES: The minutes of May 5, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1335 Johnson Avenue. ARC 175 -13; Review of addition of three bedrooms on the second floor of an existing studio residence including a creek setback exception allowing construction within an existing building footprint on a developed site; O -S zone; Joshua Jeschien, applicant. (Walter Oetzell) Assistant Planner Oetzell presented the staff report, recommending continuation to a date uncertain with direction on potential design changes that would refine the architectural style of the building to achieve design excellence, to be more compatible with neighboring structures, and to minimize the need for exceptions to a creek setback. PUBLIC COMMENTS: Dan Ferreira, SLO, local builder, supported the project based on its scope and staging and that it will not have an impact on the creek. There were no further comments made from the public. COMMISSION COMMENTS: ARC Minutes May 19, 2014 Page 2 Commr. Wynn stated that when building "straight up" within an existing footprint, one isn't creating an impact on the creek. He acknowledged, however, that there are noise, shadowing, and other massing impacts to the creek that should be considered. He noted that the City has worked hard to open up local creeks by dechannelizing and pushing buildings back, and he wants the applicant to explore creating less impact on the creek. He questioned whether the survey marks were made by a professional land surveyor, or were simply based on Google maps. He disagreed with the applicant that the vertical wall of the staircase grounds the building to the earth. Natural Resources Manager Hill stated that he visited the site and that adding square footage in a remodel triggers the need for an exception to the creek setback. He affirmed that the top of bank and creek setback were reasonably estimated. He reiterated the purpose of the creek setback: to protect habitat and to protect people from the effects of erosion and flood hazard. He noted that several findings must be made in order to grant a creek setback exception and that two of the findings ( #7 and #8) were typically the most challenging to make. Commr. Andreen supported the staff recommendation for continuance so the applicant can work with staff to reduce the impact on the creek. Commr. Wynn supported continuance and added that this project seems too big for its sensitive creek location. He discussed whether orienting new bedrooms along the longer length of the site would help minimize the encroachment of the house into the creek setback. He discussed detailing; noting examples of rafter tails, cornice moldings, and other detailing that exist in the immediate area. Commr. McCovey -Good also supported continuance. Associate Planner Carloni stated that staff has prepared a draft resolution of approval if the ARC were to approve the project as an alternative to continuance. Commr. Root stated that detailing should more closely match the adjacent residence, emulating its soffited eaves, gable trim, window wraps, and cornice molding. Commr. Wynn agreed and stated both buildings should look like they are in the same design family. Applicant Jeschien stated that the plans do call for cornice molding, materials and paint colors to match the adjacent structure. He expressed concern that the project is being continued for direction when he has provided callout details on plans. Commrs. Root, Andreen, and McCovey -Good stated that the plans are difficult to read. Commr. Wynn noted the differences in window design between the adjacent existing building and this project. He expressed concern about the type, placement, and proportion of windows. He stated he could support vinyl windows if the detail and trim around them is appropriate (i.e. wood trim). He requested that alternatives to the vinyl railings be considered, and that the stairs be pushed back from the main portion of the residence to add articulation to the front elevation. ARC Minutes May 19, 2014 Page 3 Commr. McCovey -Good stated that she is fine with the solid staircase wall but suggests that it be shifted back to break up the mass and would prefer open pickets, not horizontal siding, on the second floor deck. She agreed with Commr. Wynn's comments about the windows. She felt the project could include a Dutch gable similar to that of the adjacent structure. She was not supportive of "shiny vinyl" as a material for this project. Commr. Wynn stated that the entry gable should not intersect the bellyband and that more refinement in detailing is needed, especially to the entry area. Applicant Jeschien pointed out that 190 square feet of asphalt will be removed and existing landscaping will remain. Commr. Wynn noted the need to have some plantings down the side of the building and suggested secondary planters like window boxes to soften and lighten the two -story vertical elevation. Commrs. Root and Wynn stated they are not very concerned about landscaping and Commr. Andreen and McCovey -Good stated the landscaping is acceptable. Applicant Jeschien suggested a trellis with climbing roses. Several Commissioners noted the need to reduce the negative impact on adjacent, smaller scale buildings and Commr. Root added that this is tricky because of the constraints of adding a legal bedroom, the driveway, and the nine parking spaces. Commr. Andreen noted that the big trees behind the building will help soften the buildings appearance. Commr. Nemcik stated she understands the need to keep the mass and scale correct but noted taller existing buildings in the neighborhood including the adjacent shopping center. Commr. Root agreed, stating that an adjacent property on Pismo has a two -story duplex. Commr. Andreen stated she does not find the second story to be a problem because it is not affecting privacy of adjacent residences. She noted the need for staff to state that, due to the unique situation here, this is the only way this project can be designed. Commr. Wynn indicated that since the Commission is supportive of a creek setback exception, the applicant could modify the design to encroach minimally more into the setback area to provide a higher quality design with increased articulation. Commr. Root agreed that if the Commission can make findings to grant exceptions, then there is latitude in the design of the second floor. Commr. McCovey -Good noted that Natural Resources Manager Hill visited the site and determined that new construction will not impact the creek vegetation. She indicated ARC Minutes May 19, 2014 Page 4 staff needs to lay out the findings for the creek setback exception and address them one -by -one in future staff reports. Applicant Jeschien stated the design cannot be moved any further west or south due to the 16 -foot driveway minimum and requirement for a ninth parking space. Commr. McCovey -Good asked if the Commission should be more concerned about getting all nine spaces or the creek setback. Commr. Root asked if exceptions to the parking minimums are possible. Associate Planner Carloni stated there could be a shared use reduction of up to ten percent of the minimum requirement. Applicant Jeschien asked about elongating a cantilevered second floor to create a carport without supports in the creek setback. Commr. Root stated that he favors refining the setback and the reduction in parking. Commr. Andreen asked how many cars are parked there during business hours and the applicant responded one or two. Commr. Root suggested that if a parking reduction were granted, uses of the adjacent residence could be restricted. Applicant Jeschien asked for assurance that if he puts time and money into a substantial redesign with one parking space removed, it will be approved. Associate Planner Carloni stated that the Commission has given direction that they will consider exchanging a reduction in parking for a higher quality design. He then summarized the direction from the Commission. Applicant Jeschien stated if the staircase is wood, he would like to leave it natural rather than painting it to avoid the need for frequent repainting. Commr. Wynn stated a good paint job does not require frequent repainting and he will continue to push for natural materials. There were no further comments made from the Commission. On motion by Commr. Wynn, seconded by Commr. Root, to continue this item to a date uncertain with the following direction to the applicant; Design Refinements 1. Provide additional detailing similar to the adjacent structure on the project site to provide better compatibility between the two structures. Detailing should include soffited eaves, gable trim, window trim, and cornice molding. ARC Minutes May 19, 2014 Page 5 2. Modify window design and proportion to create uniform window style throughout all elevations; similar to the windows of the adjacent on -site structure. 3. Provide additional window details in the project drawings. Indicate the type of materials for the window frames and mullions, their dimensions, and colors. Include the materials and dimensions of all lintels, sills, surrounds, recesses, and other related window features. This should include sectional window details. 4. Modify the design so that architectural features do not conflict with one another. 5. Modify the design to include wood, rather than vinyl, deck railings to provide a more natural appearance. Landscaping 6. Provide taller landscaping to help break up the massing at the northwest elevation; a landscaped trellis may be appropriate. Massing and Form 7, Provide vertical and horizontal articulation at the northeast elevation. This may be accomplished by providing a planar shift between the front deck wall and main fagade to reduce the apparent massing of the structure to provide visual interest. 8. Provide an open - picket design for the upper floor rear deck railing (southwest elevation), in place of solid siding. Creek Setback 9. Clearly indicate the top of the creek bank and associated 20 -foot creek setback line on the site plan. 10. The ARC is supportive of the proposed creek setback exception. The ARC can support additional minor encroachment into the setback area to provide a higher quality design with added articulation. AYES: Commrs. Andreen, McCovey -Good, Nemcik, Root, and Wynn NOES: None RECUSED: None ABSENT: Commrs. Curtis and Ehdaie The motion passed on a 5:0 vote 2. 323 Grand Avenue. ARC 25 -13; Architectural review of four new five - bedoom single - family residences; R -1 zone; Ryan Petetit /John Belsher, applicants. (Marcus Carloni) This item was deferred to a future meeting. ARC Minutes May 19, 2014 Page 6 PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no comments made from the Commission. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast by Associate Planner Carloni 1) June 2, 2014: 2160 Santa Barbara Street, public art at Fire Station 1 and new signage for the Marigold Center. 2) June 16, 2014: Conceptual review of Mixed -Use project on the Fosters Freeze site (590 Marsh); public art (wall mural) for 973 Leff Street; new sign for Perry Ford/VW; 890 Foothill Street (University Square) signage has been resubmitted. 4. Commission: a. Commr. Wynn asked about the 1404 Chorro Street project, wondering when it was going to come back to the Commission for review. b. Commr. Wynn indicated the 1349 Chorro Street flower shop did a nice job refreshing the front fagade of the building. c. Commr. Wynn asked about the new brightly colored signs that are now being posted on construction sites. d. Commr. Root stated he is very interested in the Fosters Freeze site. ADJOURNMENT: The meeting adjourned at 6:47 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on June 2, 2014. Lau 'e Thomas Administrative Assistant III