Architectural Review Commission Meeting Update
Regular Meeting

June 18, 2007                            Monday                                 5:00 p.m.

ROLL CALL:      Commrs. Jason Kambitsis, Zeljka Howard, Anthony Palazzo, Greg Wilhelm, Steven Hopkins, Vice-Chair Allen Root, and Chairperson Michael Boudreau 

Vice-Chair Allen Root was absent 

ACCEPTANCE OF AGENDA:  

The order of the agenda was not modified 

PUBLIC COMMENT:   

There was no public comment other than on regular agenda items.

PUBLIC HEARINGS: 

1.           148 Broad Street.    ARC 74-03; Review of a proposed new single-family dwelling behind existing residence; R-1 zone; Dr. Barry Jones, applicant. (Phil Dunsmore) 

Phil Dunsmore presented a  summary of the CHC review and Planning Commission and City Council review and approval of the use permit, and  listed the final conditions of approval adopted by the City Council, including ARC review, a 30 foot creek setback and 10 foot' buffer on south property line for wildlife corridor to creek, provision of story poles to show proposed height, and a requirement for clearer drawings to enable full understanding of the project.  Staff recommended approval of the project.  

The Commission clarified questions related to conditions of approval and basis for appeal that went to the City Council.  

Barry Jones, applicant, summarized how he arrived at current design in response to Planning Commission and City Council conditions of approval.  The constraints of the site due to the existing historic structures and creek location were noted.    

Ralph Jacobsen, owner of the property directly to the south, expressed displeasure with the location of the proposed driveway, the size of the house envisioned, and requested assurance that if the project moves forward, no changes be allowed to the current design which shows no second story windows overlooking his backyard. 

Theresa Bailey, owner of property on the northeast side of property across creek, expressed concerns that the proposed house doesn't conform to neighborhood, will impact her existing views to Cerro San Luis, and will impact the privacy of her backyard with illumination from the proposed development.   

Staff clarified several questions related to proposed density of the development including the explanation that the proposed house is not a secondary dwelling and therefore is not subject to size limitations.

The Commission discussed their discomfort with the ability to construct and drain the complex roof designed for the project and the site constraints imposed by the requirement for a 30’ creek setback.

On a 5-1 vote (Commissioner Palazzo dissenting), the ARC approved the project subject to the conditions in the staff recommendation.

2.           3212 Rockview Place.   ARC 107-03; Review of 3 new residential units and creek setback exception to allow a pedestrian bridge; R-2-S zone; Larry Downing, applicant. (Brian Leveille) 

Brian Leveille presented a summary of the project and the need for ARC direction.  Staff clarified that the request for a setback exception for the proposed location of the project parking requires a separate hearing through another process and requested ARC direction on seven items:
 

1.  Covered parking -  should it be provided?

2.  Setback modification cannot be granted for less than 10'

3.  Building forms – heavy use of cantilever – is it appropriate?

4.  Building details – Portland cement finish – is it appropriate?

5.  Windows – vinyl windows – are these appropriate?

6.  Color palette – does the gray stucco with bright doors work?

7.  Landscape plan details – still needed. 

The Commission clarified several questions with staff related to the parking requirement and setback issues as well as the creek restoration requirement. 

Tim Becher, applicant, spoke on behalf of the project.  He summarized the project constraints, the solar shading benefit of using cantilevered second stories, and responded to the seven areas identified for clarification.  He indicated that the owner may need to apply for a street abandonment to address the parking setback issue.   

The Commissioners clarified several questions with the applicant and with staff and discussed the seven issues where direction was requested 

The ARC voted 6-0 to continue the item to a date uncertain with direction to incorporate the following items into the project: 

1.  Covered parking isn't required as long as parking area is well-screened. 

2.  Parking setback must be worked out to meet a minimum 10’ setback.  Abandonment must be pursued to address setback issue. 

3.  Remove second sentence of proposed condition that requires elimination of cantilevered second floors.  However, more consideration of architectural style and details to finish off design is required.  In addition, the blank northeast wall of building C must be provided with some articulation or windows or treatment.

4.  Include detail to compensate for starkness of building form.  Revise condition to state, “Incorporate character defining details such as horizontal siding or combined materials (siding and stucco) including but not limited to the use of window trim and roof vents, shutters, deck railings, etc.”

5.  Replace proposed condition with, “Encourage or emphasize more vertical window orientation that complements building design.”

6.  Revise the second sentence of the proposed condition to read, “Explore the use of multiple colors and hues that are more complementary with the neighborhood and project site.”

7.  Landscape plan is required per Mitigated Negative Declaration.  The proposed condition is recommended to remain.   

3.           Citywide.  GPI 49-06; Continued hearing to discuss goals, objectives and land use; and introduction to form-based codes proposed for the South Broad Street Corridor Plan area; City of San Luis Obispo, applicant. (Jeff Hook) 

Kim Murry provided a summary of the direction from the previous ARC review of the draft plan.  ARC comments that had been submitted to and compiled by Commissioner Palazzo were distributed.  The ARC discussed individual comments and gave additional feedback related to the goals of the plan, the purpose of various standards, the desire to see more flexibility in the design guidelines, the recommendation for re-organization of the plan, the proposed changes to language, and the desire to see the City invest in public facilities to encourage business development of the area. 

On a 6-0 vote, the ARC moved to submit the comments as amended and continue the hearing to the July 16, 2007 ARC meeting. 

COMMENT & DISCUSSION: 

4.           Staff: 

A. Agenda Forecast  - Kim Murry provides agenda forecast for July 2, 2007 meeting which has no items scheduled at this point. 

5.           Commission: 

A.        Minutes: June 4, 2007   The minutes were approved as presented. 

       B.   Recent Project Review – Lessons Learned   

Commissioner Wilhelm raised issue of the Cinderella Carpets building on Broad Street and the lack of windows and “front” presented to the Broad Street frontage.  Discussion ensued about how the ARC came to the design recommendations for the orientation of the building and the residences, and the site layout.  Further discussion resulted in a determination that the site may have worked better with the building to the rear of the site with a Broad Street orientation, more articulation on the west face, and residential orientation that could access views from both east and west.  The ARC concluded that there is a need for heavy landscaping to soften the building face along Broad Street given its current location. 

The ARC raised the issue of the new Apple Store on the corner of Higuera and Morro and discussed the results of the decision to allow windows along Morro to be blocked out.  The ARC indicated that high windows would have been possible along Morro and still have met the applicant’s need for display area inside the store. 

 Commissioner Hopkins asked the ARC for feedback on the colors being used for the buildings in the Irish Hills development:  the use of teals and bolder colors was unexpected.  The ARC discussed and indicated that over time and with landscaping the colors may seem less prominent.      

ADJOURN The meeting adjourned at 7:50 p.m. to a regular meeting scheduled for Monday, July 2, 2007, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street.