HomeMy WebLinkAbout03/01/1988, 4B & 5 - ARC 87-124 APROVAL OF THE BUCHON ELEVATION OF A 6 UNIT CONDO ON NW SIDE OF BUCHON ST BTWN NIPOMO AND BEACH & TRACT 1438 SUBDIVISION TO DIVIDE ONE LARGE HIILSIDE INTO 13 RESIDENTIAL LOTS SOUTH END OF ROYAL WAY ADJ TO CITY LIMITS I��H���I��Wlllllllul�llulll MEEf3- DATE:
I��uil cityo San LUIS OBISPO 3-1-as
COUNCIL AGENDA REPORT ITEM
5rA
FROM: Michael Multari,, Community Development Director Prepared By: Pam Ricci
SUBJECT:
ARC 87-124 - Appeal of an Architectural Review Commission (ARC) approval of the
Buchon Street elevation of a 6-unit residential condominium on the northwest
side of Buchon Street between Nipomo and Beach Streets.
CAO RECOMMENDATION:
After considering the staff report and recommendation, the ARC's action, hearing minutes,
appellant's testimony and any public testimony, uphold or deny the appeal as deemed
appropriate.
BACKGROUND
Discussion
Since the project was first submitted to the city for processing on July 17, 1987, the
main design issue with it has been the treatment of the Buchon Street elevation. The
concern with this elevation has been that it be more oriented to the street to allow the
project to better visually blend in with the surrounding neighborhood.
The project was first reviewed by the commission on August 31, 1987 and granted schematic
approval. Direction was given to the applicant to revise the Buchon Street elevation to
make the walls of the units facing the street appear more like the fronts, rather than
the sides of buildings.
On January 18, 1988, the project was granted final approval by the ARC. Approval of the
project was granted despite final resolution of the treatment of the project's street
elevation. A condition of project approval was that exterior details of the two end
units facing the street return to the commission for approval.
On January 28, 1988, an appeal of the ARC's decision to grant the project final approval
was received. The appellant agreed to allow the appeal to be kept on hold until the ARC
took a final action on the disputed street elevation.
On February 16, 1988, a revised Buchon Street elevation was granted approval. The
appellant was not present at the meeting and no other public testimony was received. A
copy of the meeting agenda and the staff report were mailed to the appellant. After the
meeting, the appellant informed staff that he intended to go forward with his appeal
because he felt that the revised elevation still did not adequately address his concerns
with the project's streetscape appearance.
Sienificant Impacts
Significant environmental or fiscal impacts are not expected from either approval or
denial of the appeal.
Conseauences of Not Taking the Recommended Action
If the council upholds the appeal, then the applicant will need to revise the street
elevation to address the appellant's specific concerns. Very specific direction should
be given to the applicant on appropriate changes. Revised elevations could then be 46�
reviewed by the ARC or staff, or if desired, return to the council.
����i�►�III�IIIIIII�����u►I����U city Of san pais OSISPO
= COUNCIL AGENDA REPORT
Page 2
If the council denies the appeal, then the ARC'S action to approve the project including
the Buchon street elevation would stand. This would allow the applicant to proceed with
the project.
Data Summary
Address: 550 Buchon Street
Appellant: Leo W. Pinard
Applicant: Vance Harris, Iron Eagle Developments
Representative: Barry Williams & Associates
EVALUATION
The Biddle House was constructed in the 1890's and is one of the city's most prominent
old Victorian homes. The house which is included on the city's master list of historic
resources has a ranking which makes it eligible for the National Register. A copy of the
historic resources inventory was attached to the previous tract report.
The proposed condominiums have been designed to function as an independent project from
the Biddle House. Since the house and the proposed condominiums are oriented to two
different streets, this independent, rather than integrated design concept is
appropriate. However, it remains important that the new development complement, rather
than detract from the existing house. The architect has incorporated massing, building
forms, materials ,and roof pitches reminiscent of the Biddle House to achieve this
compatibility.
Another important design consideration is the project's relationship to other structures
on the same block of Buchon Street. The structures on the same block of Buchon Street
are generally more modern, single-story buildings that do not display the same
architectural significance as the Biddle House and other buildings a block away on Pismo
Street. Because these buildings are not particularly significant architecturally, there
are not compelling reasons for their styles to be emulated in the condominium project.
What is more critical with new development on this block is that it recall the regular
streetscape massing that is typical of the Old Town neighborhood that the project site is
located in.
Sites within this neighborhood have generally been developed with buildings centered on
50-foot wide lots with minimum street and side yard setbacks creating a fairly regular
streetscape pattern. The architect's proposed building siting in the condominium project
has respected this established development pattern by orienting buildings deep into the
lot so that their bulk is not visible from the street. Two main buildings are proposed
with units stepped behind one another to achieve the desired massing.
The main issue that staff and the commission have had with the project is the same one as
the appellant's which is to have the project more oriented to the street. The rationale
behind this opinion being that if the side elevations of Units 1 & 6 read more like the
fronts, rather than sides of buildings, then the project would better reinforce the
existing streetscape pattern and visually blend in with the surrounding neighborhood.
The ARC and staff felt that the revised Buchon street elevation approved on February 16,
1988, adequately addressed the previous concern with the visual appearance of the
streetscape. The appellant indicated that he was still not satisfied with the
elevation's appearance. 4&2,
MY Of San Lays OBIspo
ONS COUNCIL AGENDA REPORT
Page 3
ALTERNATIVES
1. The council may uphold the appeal requiring the Buchon Street elevation of the project
to be resolved either with the ARC or staff or return to the council for final approval.
2. The council may deny the appeal. In this case, the project would stand as approved by
the ARC and the applicant could proceed with working drawings.
3. The council could continue consideration of the appeal. Specific direction should be
given to the applicant and staff as to what additional information the council desires
return to them.
RECOMMENDATION
After considering appellant and public testimony, minutes and the staff report and
project plans, the council should deny or uphold the appeal as deemed appropriate.
Attachments:
Appeal Request
ARC Minutes
Elevation Not Approved 1-18-88
pr/data:arc87-12b
��-3
RESOLUTION NO. (1988 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S
ACTION TO APPROVE THE BUCHON STREET ELEVATION OF A CONDOMINIUM
PROJECT AT 550 BUCHON STREET (ARC 87-124)
WHEREAS, the Architectural Review Commission and City Council have held public
hearings on this request for architectural approvals of the condominium project's street
elevation in accordance with Chapter 2.48 of the San Luis Obispo Municipal Code; and
WHEREAS, the item has come to the council on appeal from an individual who lives in
the neighborhood the proposed project is located in and the council has considered the
staff report, commission minutes, applicant, appellant, and public testimony, and project
plans. I,
NOW, THEREFORE, the council of the City of San Luis Obispo resolves to deny the
appeal and uphold the Architectural Review Commission's action to grant final approval to
ARC 87-124 including the Buchon Street elevation based on the following findings:
Findings
1. The proposed street elevation is architecturally compatible with the surrounding
structures and is appropriate at the proposed location.
2. The proposed project will not adversely affect the health, safety, or welfare of
persons living or working at the site or in the vicinity.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
Ll
4
Resolution No. (1988 Series)
Page 2
the foregoing resolution was passed and adopted this _ day of
1988.
Mayor
ATTEST:
City Clerk
APPROVED:
ity A ministr 've Officer
City Att ney
/e��ZZ.�-��
Community Development Director
L/
RESOLUTION NO. (1988 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S
ACTION TO APPROVE THE BUCHON STREET ELEVATION OF A CONDOMINIUM
PROJECT AT 550 BUCHON STREET (ARC 87-124)
WHEREAS, the Architectural Review Commission and City Council have held public
hearings on this request for architectural approvals of the condominium project's street
elevation in accordance with Chapter 2.48 of the San Luis Obispo Municipal Code; and
WHEREAS, the item has come to the council on appeal from an individual who lives in
the neighborhood the proposed project is located in and the council has considered the
staff report, commission minutes, applicant, appellant, and public testimony, and project
plans.
NOW, THEREFORE, the Council of the City of San Luis Obispo resolves to uphold the
appeal of the Architectural Review Commission's action to grant final approval to the
Buchon Street elevation of ARC 87-124 based on the following findings:
Findings
1. The proposed street elevation is architecturally incompatible with the surrounding
structures and is not appropriate at the proposed location.
2. The proposed street elevation conflicts with the established and distinctive
historical character of the Old Town Neighborhood.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
Resolution No. (1988 Series)
Page 2
the foregoing resolution was passed and adopted this _ day of
1988.
Mayor
ATTEST:
City Clerk
APPROVED:
s
Ci A ministrativ Officer
City ATttney
Community Development Director
�a-7
y
��►IIDIill�lllllll�llllllll�����������II�UII�IIII �
Cl of Sal'1 �,11SoBispo
990 Palm Street/Post Office Box 8100 •San Luis Obispo, CA 93403.8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I, Chapter
1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals
from the decision of - '- 2- C- rendered
on Juo which decision consisted of the following (i.e.
set forth factual situation and the grounds for submitting this appeal.
Use additional sheets as needed) :
7/y. .7 i..ya�tLe�fl
L
✓i.C..c.UL c^✓ �'. �n .L�i�2`L (T�'G`L�� �� .t'J / 'I.i, '7 ..r',�C.I�. �' _".
i
The undersigned discussed the decision being appealed from with:
on
Appellant:
C d V E ® Name/Title
JAN 2 8 1988
Representative
,::TV CLERK
SAN VJIS OD'SPO.CA -7
Address
Phone
Original for City Clerk
_ Copy to City Attorney
Calendared for: - Copy to City Administrative Officer
Copy to the following department(s) :
City Clerk
! ARC MINUTES
August 31, 1987
Page 10
Commr. Jones seconded the motion.
AYES: Pinard, Jones, Cooper, Starr, Rademaker
NOES: None
ABSENT: Baur, Morris
The motion passes.
Commr. Morris returned to the meeting.
a
5. ARC 87-124: 550 Buchon Street; new 7-unit residential
condominium; R-2 and R-3 zone; schematic review.
Pamela Ricci, Associate Planner, presented the staff report,
recommending schematic approval.
Garth Kornreich, representative, responded to the staff report, and
discussed the roposed lot line adjustment and the various
alternatives explored. The applicant intended to keep the Biddle
House as a single-family residence. Lots of private yard were
incorporated into the project to create a village atmosphere. The
architectural design of the condos was intended not to copy that of
the Biddle House, but use elements from it.
Commr. Pinard noted that the internal courtyard layout was good. She
felt that the building elevations facing Buchon Street needed to read
as the fronts of the houses to recall the neighborhood. She
indicated that the Old Town neighborhood plan called for parkway
plantings. She wantyed to see wider window trim. She felt the sign
details needed refinement. She suggested the use of a stamped or
brick concrete as the project paving material.
Commr. Starr also supported the project, feeling the massing and
scale was appropriate. He approved of not mimicking the Biddle
House. He suggested adding entries to the Buchon Street elevation.
Commr. Morris felt the scale, lines and colors of the buildings were
nice. He was concerned that the rear open space conflicted with the
Biddle House. He wanted the pepper tree adjacent to unit 3 saved and
was concerned with the potential messiness and safety problems of
retaining the existing palm trees. He recommended the use of a
flowering plum which would tie in with the building colors. He also
suggested the use of alternative paving materials.
Commr. Jones liked the idea of the dual entrances for units 1 and 7.
He felt the project had nice amenities, liked the colors, and felt
the architect had done a good job. 4-
ARC MINUTES
August 31, 1987
Page 11
ommr. Rademaker's only issue was with the street side elevations.
He suggested playing up the front yard areas.
Commr. Cooper hoped the applicant wouldn't use the forms and details
of an adjacent project as an example, which he felt were too
repetitive. He suggested using prickly pear cactus and saving the
pepper trees. He wanted the shiplap siding carried to the top of the
fences rather than using lattice.
Commr. Rademaker moved to grant schematic approval.
Commr. Jones seconded the motion.
AYES: Rademaker, Jones, Cooper, Starr, Morris, Pinard
NOES: None
ABSENT: Baur
The motion passes.
6. ARC 87-137: 4035 Poinsettia Street; new 20-unit apartmnt
complex; R-2-SP zone; schematic review.
Pamela Ricci, Associate Planner, presented the staff report,
recommending schematic approval with direction.
Mitch Dubbers, representative, responded to the staff report.
Charles French, applicant, discussed the buffer treatment employed in
the condos on the north.
John French, applicant, noted the same architectural details of the
nearby condos would be repeated in this project.
Rich Crutchfield, Housing Authority, noted the materials were chosen
because of the transitional location of the project between R-1 and
R-2 developments.
Allen Fillmore, Homeowners' Association, wanted neighborhood
residents to participate in the master association. He thanked the
Housing Authority for keeping the homeowners informed on the progress
of the project.
Greg Wilhelm, architect, noted the large open space would provide
better security for tenants.
DRAFT ARC Minutes
January 18, 1988
4. ARC 87-124: 550 Buchon Street; new 6-unit residential condominium; R-2 zone; final
review.
Dave Moran, Assistant Planner, presented the staff report, and recommended final approval
with revised floor plans and elevations for Units 1 and 6 to return to staff.
Barry Williams, architect, responded to the staff report and noted changes to the Buchon
Street orientation. The structures would orient inward rather than onto Buchon Street,
creating an isolated community. He noted that landscaping would be maintained and the
pepper tree would be replaced.
Commr. Starr felt the project was acceptable but preferred that the original entry be
retained.
Commr. Cooper preferred the Buchon orientation and suggested carrying the garage gable to
over the porch on Unit 1. He suggested integrating the canopy for the porch with the
building. He wanted the "For Sale" sign relocated to a better location.
Commr. Jones thought the colors were good. He felt the recreation area should be
retained and that a gate to the courtyard area should be provided.
Commr. Morris felt the colors and proposed landscaping were good. He questioned the use
of loquat trees on the street. He felt the Buchon orientation was preferable if the
entries were redesigned.
Commr. Baur liked the proposed open space and suggested keeping the entrances.
Commr. Rademaker wanted the end units to respond to both frontages. He thought the
entries were badly designed and did not want them turned back to the street.
Commr. Rademaker moved to grant final approval to the project with exterior details of
the two end units facing Buchon Street to return to the commission.
Commr. Morris seconded the motion.
AYES: Rademaker, Morris, Baur, Jones, Starr, Cooper
NOES: None
ABSENT: None
The motion passes.
- DRAFT ARC Minutes
February 16, 1988
4. ARC 87-124: 550 Buchon Street; new 6-unit residential condominium; R-2 zone; plan
detail review.
Jeff Hook, Associate Planner, presented the staff report, and recommended approval of the
revised Buchon Street elevation.
Barry Williams, architect, responded to the staff report and explained the design
considerations.
Commr. Starr wanted to see a gabled entry element on Buchon Street maintained.
Commr. Jones felt the approach looked acceptable but felt refinements were still needed.
Commr. Rademaker felt the trellis needed to tie in with the buildings across the frontage
to emphasize the project's horizontality.
Commr. Baur felt the project was acceptable even though he did not care for the design
solution. He supported the approval on principle.
Commr. Rademaker moved to approve the revised Buchon Street building elevations with
direction to increase the width of the overhead trellises at the project entries on
Buchon Street by two modules.
Commr. Baur seconded the motion.
AYES: Rademaker, Baur, Jones, Starr, Cooper
NOES: None
ABSENT: Morris
The motion passes.
�g-I �
0,
C '
con-
� � till_uo�yl; E ✓,d
•I N -
r ,
/46���
c�
�l
'::�•.---.Tse.;, -�i^ i
n �
f op
STREET CONDOMINIUMS
LHON ST . , SAN LUIS OBISPO , CALIFORNIA
'MESE .G AGENDA
BATE - ITEM # =J:....
Architectural Offices of
Barry Lorenz Williams
Associates, AIA
February 24. . 1988 J *Z)v c,AJ
Mayor Dunin •& City Councilmembers
City of San Luis Obispo
990 Palm street
San Luis Obispo, CA 93401 R E C E I V E D
FEB 2 5 IM
Re: Proposed-subdlvision'andappeal`: =''Tract; 1545 nTVCLEW
sw Lws 08SP0.CA
Dear Mayor Dunin ,& Councilmembers:
On Tuesdayi, March 1st, you will be hearing a request for a a
subdivision as well. as an appeal to a favorable decision by thew
Architectural Review Commission. The subdivision request is for
a six unit residential airspace condominium complex at 550 Buchan
Street. The appeal is in regards to' the streetscape design of
this project. I am asking for your support of the subdivision as
designed, as well as your support in denying the appeal.
Background
As the architects; we designed the proposed complex with many
factors in mind. but our three main concerns were:
- maintaining a respect for the historic Biddle House
located on the property adjacent to the Buchan Street
property;
- creating a community atmosphere within the proposed
• .. .. subdivisions,.._. _.t,..�Y,.",
creating a nice .!'addition to this ' block of Buchan
Street.
Early on we decided not to try: to copy the style of the Biddle
House. although we Ad feel that we should try to harmonize with
it. To do this our pian provided a visual corridor through to
the rear of the Biddle house. We are using roofing materials,
wood siding, and colors that will work with the proposed colors
of the Biddle House and architectural forms such as steep roof
pitches to complement its form. We also feel that 'the front
porch is a strong element, not only with . the Biddle House, but
with old neighborhoods in general. We feel this element has been
introduced in a modern day context within our proposal.
(805)541-0997
1110 California Boulevard Suite E
San Luis Obispo,Califoma 93401
Mayor Dunin & Councilmembers
February 24, 1948 :. ,
Page 2
Because of our concept, i.e. , the development of a micro-
community within the complex itself, we have faced the buildings
towards each other, and thus the porches face each other. On the
end units towards Buchon Street we have wrapped the porches
around the buildings so as to expose them to the streetscape. We
Peel that this solution will not only provide the interaction
,that will support the communal atmosphere within the complex, but
will also make a pleasant statement , to the neighborhood. By
putting all ':-of `they" above.L ^together,- along with the additional
amenities proposed,-'we feel we have crested: a very nice addition
to the block.
Previous Reviews
This project has : been reviewed by the Architectural Review
Commission as well as the Planning Commission. There has not
been a single dissenting vote against the project in any of the
steps that we have--been 'reQuired to take and not a single person
from the public has spoken against the project, including the
appellant.. When the opportunity has presented itself we have
.shown our proposal to the immediate neighbors of the project and
in all cases have received favorable comments. Commissioner
Roalman mentioned during the Planning Commission• hearince that he
too had informally talked with neighbors that he saw on the
street and he too came back with the same favorable comments.
-I believe that the specific path that any development such as
this must take has been clearly charted by the City. I also
believe the City makes it very clear, through the schedule
posting of-.the various public meetings,, that public input is
welcome. I^know, because."on`' numerouer occasions in 'the •past I
have received Dublic 'input on some of my projects* input that
Quite often has .proven helpful. I also believe that, in some
- instances, when ' ' s, person feels their point has not been taken
properly they should have the right to- appeal a decision to a
higher body, but I •have a real problem accepting an appeal from a
person who never once came to any of the meetings to express his
opinion or concern. The original appeal was filed on January
28th and on February - 16th -1 presented the revised elevations to
the A.R. C. at which :time, after discussion, they unanimously
approved the project. �At the �same meeting I made public mention
of my disappointment., •as did some of the commissioners, that the
appellant was not present to discuss his concerns.
Mayor Dunin a Councilmembers
February 29, 1988
Pace 3
In closing* what I ask of you is to uphold the decisions that
have been-made - by the commissions and commissioners that you have
appointed. My' client has done everythinc and more to work with
the staff and with the various commissions so that he may develop
what I feel will be a very nice addition to this area of San Luis
Obispo.
I would be more than clad to discuss this item with you at your
convenience. = My'-,office''-.phone is ' shown on my letterhead and my
home number, is 5111=197.2. Please do not hesitate, to call me at
any time.
s
Sincerely, _
Barry L. Williams -
BLW/lw
appeal-devl
1111111Iy lllWlllliq i
MEEING D
"Ja san pATE:
3-1-88
wa.aCOUNCIL AGENDA REPORT
Michael Multari, Community Development Director Prepared by: Judith Lautner
FROM:
SUBJECT:Tract 1438: Subdivision to divide one large hillside lot into thirteen residential
lots, beyond the present southerly end of Royal Way, adjacent to the city limits.
CAO RECCHMENDATION:
Continue to March 15, 1988.
BACKGROUND
DISCUSSION
The Planning Commission reviewed this subdivision on February 10, 1988, and recommended
approval to the City Council. The commission's action included some changes to the
staff-recommended conditions. Staff recommends continuance to allow full staff review of
the physical modifications to the subdivision. The applicant agrees to the continuance.
Data summary
Address: 2000 Royal Way
Applicant/property owner: Jack Foster
Representative: Central Coast Engineering (Steve Kahn)
Zoning: R-1-S
General Plan: Interim conservation/open space
Environmental status: Negative declaration, with mitigation, granted by the director
October 21, 1987
Project action deadline: March 15, 1988
RECOMMENDATION
Continue to March 15, 1988
JL:1438cont
�' I