Architectural Review Committee Meeting

DRAFT M I N U T E S ARCHITECTURAL REVIEW COMMITTEE Wednesday, November 7, 2012 4:00 pm - 5:30 pm 7:00 pm - 11:00 pm FEW MEMORIAL HALL OF RECORDS, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Members Present: Hill (arrived at 4:15 pm), Bartram, Davis, Jacoubowsky, Latasa, Sullivan, Dawson Members Absent: None Staff Members Present: Principal Planner Cole, Senior Planner Ebbs, Recording Secretary Nelson CALL TO ORDER Chair Dawson called the meeting to order at 4:00 pm. CONSENT ITEMS On a motion by Committee Member Davis, seconded by Committee Member Jacoubowsky, and carried by the following vote, the Architectural Review Committee approved the CONSENT ITEMS with Committee Member Sullivan abstaining from Item #2 and Committee Member Bartram abstaining from Item #3.: AYES: 7 MEMBERS: Dawson, Hill, Bartram, Davis, Jacoubowsky, Latasa, Sullivan NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 1. Consider 218 Larkin Street; Architectural Review 12-313 for Construction of a New Two- Story Single-Family Dwelling; Applicant/Owner Sandra Cass Carnazo; R-3-6 Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving Preliminary and Final Architectural Review with Conditions of Approval. 2. Consider 890 Taylor Street; Architectural Review 12-308 for Construction of a New Two- Story Single-Family Dwelling; Applicant James E. Sullivan, Architect; Owner James Chellis; R-3-5 Zoning District; Exempt from CEQA Requirements. Committee Member Sullivan abstained. ACTION: Adopted the Resolution approving Preliminary and Final Architectural Review with Conditions of Approval.  Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 Approval of Minutes 3. October 3, 2012 Committee Member Bartram abstained. ACTION: Approved as submitted. ***End of Consent Agenda*** PUBLIC COMMENTS None. PUBLIC APPEARANCE Forrest Ebbs informed the Committee that the applicant for Item 6 has requested to be heard first due to a family medical issue. The Committee concurred. Committee Member Latasa made a motion to move item 6 to the first item under Public Appearance. Committee Member Sullivan seconded the motion. On a motion by Committee Member Latasa, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee approved moving item 6 to first item under Public Appearance: AYES: 7 MEMBERS: Dawson, Hill, Bartram, Davis, Jacoubowsky, Latasa, Sullivan NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None Committee Member Hill recused himself from item 4 due to a conflict of interest. 4. Consider 601 East Franklin Street; Architectural Review 12-281 for Installation of 5 Temporary Buildings; Applicant Timothy Wong; Owner Thomas Maher; C-2 Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving Preliminary Architectural Review with Conditions of Approval. Staff Presentation/Committee Member Questions: Forrest Ebbs presented the Agenda Report and answered Committee Member’s questions. Applicant: Applicant Tim Wong, Principal and Director of Trinity Christian High School, said he would have preferred to present permanent buildings, but due to the fact that water credits on the property need to be utilized by 2013 and the school is not currently in the position to invest in permanent buildings, the portables are a more affordable option. He said that he is looking for a more appropriate property to re-locate the school on, but the 2 Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 increasing student body requires an immediate change. He also said that the portables provide more security to the campus and are far away enough from Del Monte Avenue and El Estero Street to not be disruptive. In response to Committee Member Jacoubowsky's questions, Mr. Wong said that new buildings will be painted to be consistent with the current buildings on the property, and Mr. Ebbs said that the topic of the fence will be addressed at the time of Final Review. Mr. Wong and his architect, Mr. Mike Wadsworth, presented photos to the Committee depicting the natural quad formed by the portables and the proposed decking. In response to Chair Dawson's question, Mr. Wadsworth said that stucco could be used on a portable building but that it would be less effective and more costly. In response to Committee Member Latasa's question regarding the difference between the photos presented and the proposed drawing, Mr. Wadsworth said that the overhangs would likely only be over doors, but it depends on future research to see what types of portables are available. Mr. Wadsworth asked for clarification on the recommended percentage of stucco covering on the building. Mr. Ebbs said that the recommendation refers to the sides of the portables that are visible to the public. Mr. Wadsworth also requested clarification on the 12 foot high cypress trees. Mr. Ebbs said that the trees are not intended to be a full hedge and there will be gaps between trees. Public Comments: None. Committee Member Comments: In response to Committee Member Latasa's questions, Mr. Wong said he would be willing to consider wood for the guardrails, and the 2013 deadline for water already includes a five year extension. Committee Member Davis suggested a softer finish that gives a stucco appearance without requiring a full plaster finish. Committee Member Bartram concurred that a softer, non-plaster finish is a more cost effective solution, and suggested mimicking some of the architecture from the main buildings on the portables. Chair Dawson suggested painting the portables instead of using a stucco finish because it will look the same from a distance. Committee Member Jacoubowsky said that clarification is needed to determine if the buildings are T1-11 or new, and if a finish can be added. He said that plaster would not be appropriate for portables because of the potential of cracking when they are moved. Committee Member Sullivan suggested that the Committee consider the portables as T1-11’s. Mr. Ebbs reminded the Committee that the project is in the Preliminary Review stage and details could be proposed and decided on at Final Review. 3  Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 Chair Dawson said the finish should be stucco or a similar material, and the roof should have an overhang for a shadow line. Committee Member Davis said that an overhang is not necessary since the main building does not have a continuous overhang. Committee Member Sullivan suggested adding trellis between the buildings. Mr. Wadsworth said some free-standing trellis currently exists. Committee Member Davis made a motion to adopt a Resolution approving Preliminary Architectural Review with Conditions of Approval. Chair Dawson seconded the motion. On a motion by Committee Member Davis, seconded by Committee Member Dawson, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving Preliminary Architectural Review with Conditions of Approval.: AYES: 6 MEMBERS: Dawson, Bartram, Davis, Jacoubowsky, Latasa, Sullivan NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 1 MEMBERS: Hill 5. Consider 479, 481 and 491 Alvarado Street; Architectural Review 12-224 for Installation of Sidewalk Seating Area in the Public Right-of-Way; Applicant Justin Pauly; Owner City of Monterey; C-2 Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving Preliminary Architectural Review with Conditions of Approval. Staff Presentation/Committee Member Questions: Forrest Ebbs presented the Agenda Report and answered Committee Member’s questions. Applicant: Justin Pauly, Architect, said more seating areas on Alvarado Street would benefit the businesses and MYO had the most enthusiasm about the project. He said the design matches the fresh feeling of their business and the landscaping and plaster match the Downtown area. He also said three businesses will be utilizing the seating area. In response to Chair Dawson's concern about the potential for the homeless population to sleep on the proposed benches at night, Mr. Pauly said adding armrests could deter this from happening. In response to Committee Member Bartram's question, Mr. Pauly said that he planned for the railing around the seating area to be anodized, but is willing to consider black enamel. In response to Committee Member Davis' question, Mr. Pauly said the plan proposes large pavers in a complimentary color for the floor surface, but he is willing to modify as suggested by the Committee. Public Comments: Pete Arellano said the outdoor seating is a good addition, but the design is too modern and contemporary for Downtown. He said Cafe Trieste was approved for outdoor seating which should have set the standard, and the downtown area should have consistency. He expressed concern that if MYO were to leave the location, the built in 4  Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 seating may not fit the next business that fills the space, and encouraged the Committee to create guidelines for outdoor seating. In response to Mr. Arellano's comments, Mr. Pauly said Downtown currently has a diversity of outdoor seating, and only the larger aspects on the street should have consistency. In response to Mr. Pauly, Mr. Arellano said the buildings should create their own character, but if seating is in the public right of way, it should be consistent. Committee Member Comments: Committee Member Jacoubowsky agreed that a plaster element is reminiscent of older Monterey, and does not agree with the use of cable and stainless steel tables and chairs because it is not consistent with Monterey design. Committee Member Davis said that he finds the design to be simple and refreshing, and concurred with Committee Member Jacoubowsky regarding the use of cables. Chair Dawson said that the tables should be different. Committee Member Sullivan said that the design is a good use of the space and gives energy and character to the Downtown area. He said the stainless steel tables and chairs are not a problem since they can always be changed at a later time. Committee Member Bartram said he is pleased with the quality and character of the design for the Downtown area, but expressed concern about the plaster being located so close to cars and pedestrians because of the potential for damage. He said the permanent benches would allow for sleeping and the cable rail is not appropriate for the area because it can be climbed which can compromise the tension. In response to Committee Member Jacoubowsky's question regarding people sitting in the right of way on the sidewalk, Mr. Pauly said that the sidewalk requirement is five feet wide. Chair Dawson expressed concern regarding whether or not the outdoor seating design would allow enough space for a street sweeper to get through. Vice Chair Hill said that the issue of handling the concerns about the bench between the hours of 10:00 pm and 10:00 am needs to be addressed. Committee Member Bartram made a motion to adopt a Resolution approving Preliminary Architectural Review with Conditions of Approval. Committee Member Davis seconded the motion. On a motion by Committee Member Bartram, seconded by Committee Member Davis, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving Preliminary Architectural Review with Conditions of Approval.: AYES: 7 MEMBERS: Dawson, Hill, Bartram, Davis, Jacoubowsky, Latasa, Sullivan NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 5  Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 6. Consider 2400 Del Monte Avenue; Final Architectural Review 12-279 for New Paint Colors on an Existing Commercial Building; Applicant Rafael Melendez; Owner Mind and Motion CA LLC; C-3-D2 Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving Final Architectural Review with Conditions of Approval. Staff Presentation/Committee Member Questions: Forrest Ebbs presented the Agenda Report and answered Committee Member’s questions. Applicant: Rafael Melendez said the changes to the building are intended to add visual interest and the new color is refreshing. He said two layers will be applied to ensure the current pastel color of the building is completely covered. In response to Committee Member Davis' question regarding shades, Mr. Melendez said he was not aware that he needed prior approval to install shades, but he is willing to do what is needed to bring the project into compliance with City regulations. He also said the Health Department has given the project approval, and the addition of the shades has increased sales by 30% allowing the business to add two and a half new employees. Mr. Ebbs responded to the issue of the shades and said the portion relating to shades will be stricken from the motion. Public Comments: None. Committee Member Comments: Committee Member Sullivan said the proposed colors compliment the Del Monte barn style, and suggested painting the surrounding buildings to match. Mr. Ebbs informed the Committee that the color palette could be expanded to four complimentary colors instead of just two if the Committee saw fit. Committee Member Davis suggested more use of white on the back area of the building. Committee Member Sullivan suggested green for the back of the building as it is a contrasting color and opposite on the color wheel. Committee Member Jacoubowsky said that a darker color should be used for the back of the building since it is a loading dock and a lighter color would show scratches and scars easily. Committee Member Sullivan made a motion to approve staff recommendations striking condition 4a and modifying condition 3 to expand the color palette to four complimentary colors to reflect as follows: 4. Prior to painting: a. The temporary shade structures shall be removed and shall no longer be used unless approved under separate application by the Architectural Review Committee. 6  Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 3. The entire building and complex shall be painted, including exposed areas within alcoves, trash enclosures, etc. A minimum of one additional base color shall be used for buildings in the rear. The applicant shall coordinate the application of the two base colors with staff prior to painting. Committee Member Gordon seconded the motion. After a discussion regarding condition 4b, the Committee concurred to strike condition 4b: 4. Prior to painting: b. All other merchandise must be relocated to the interior of the store. The motion maker and seconder accepted the change to the motion. On a motion by Committee Member Sullivan, seconded by Committee Member Bartram, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving Final Architectural Review with Amended Conditions of Approval.: AYES: 7 MEMBERS: Dawson, Hill, Bartram, Davis, Jacoubowsky, Latasa, Sullivan NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None Chair Dawson called for a recess at 5:34 pm. The meeting reconvened at 7:02 pm. CONTINUED PUBLIC COMMENTS None. PUBLIC APPEARANCE Committee Members Davis was absent from the evening session. Committee Member Latasa recused themselves from items 7 and 8 due to conflicts of interests. 7. Consider 136 Seafoam Avenue; Architectural Review 12-258 for Exterior Alterations to an Existing Single-Family Dwelling; Applicant Phil Hardoin; Owner Allan and Monika Campbell; R-1-6-D1 Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving Preliminary and Final Architectural Review with Conditions of Approval. Staff Presentation/Committee Member Questions: Forrest Ebbs presented the Agenda Report and answered Committee Member’s questions. Applicant: Dan Fletcher, Fletcher and Hardoin Architects, said it is a modest proposal and made reference to a letter submitted by Andrea Olsen, and specifically stated that he attempted to arrange a meeting through Ms. Olsen with her architect, Paul Davis, but he did not receive a call and therefore contacted Mr. Davis on his own to discuss the plans. He also said the proposed frosted glass in the plans is a less obtrusive option, and the 7 Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 translucent railings were incorporated into the plan to cut down on visibility which is lacking in either direction. Mr. Fletcher said that the house already sits 10 feet further back than the required set back, and concrete is being removed from the backyard to create an opportunity for landscaping. He said he is not willing to consider any changes to the proposed windows and the additional exit off the porch will also serve as an additional fire exit and asked the Committee for an approval of the project. In response to Committee Member Jacoubowsky's question, Mr. Fletcher said that using a solid material for the railing was not considered because the proposed material will maintain the architectural style and is commonly used in the neighborhood. Allan Campbell said wood does handle salt and fog well and is also less environmentally friendly. Public Comments: Paul Davis, Architect, said he has been working with Ms. Olsen to make improvements to the interior of her house and create a more open house towards the backyard. He expressed concern about the proposal for the rear decks and stairs on the Cambell’s property because of the four sliding doors and stairway that overlooks neighboring backyards. He encouraged the Committee to consider the request by Ms. Olsen as a request for reconsideration of the sliding glass doors and re-directing the stairs. Andrea Olsen expressed concern about the proposed four sliding doors because so many is not common on a side of the house without a view in the Del Monte area. She said she intends to take advantage of the only view available from the upstairs bedroom by creating a glass back to her house which she indicated to Mr. Fletcher. She also expressed concerns about the impact to her privacy. The two projects should blend with the neighborhood and still maintain the maximum amount of privacy. In response to the comments of Mr. Davis and Ms. Olsen, Mr. Fletcher said he is surprised by the objection to the sliding glass doors considering Ms. Olsen's house is proposed to be constructed with glass a large percentage of glass. Committee Member Comments: Mr. Ebbs clarified that the approval of the project should be based on the impact of views and privacy currently enjoyed by property owners and not based on proposed views and privacy. Committee Member Sullivan said considering the windows will be frosted, privacy should not be an issue, and he expressed concern about the proposed staircase being straight down. Committee Member Hill made a motion to adopt a Resolution approving Preliminary and Final Architectural Review with Conditions of Approval. Committee Member Bartram seconded the motion. On a motion by Committee Member Hill, seconded by Committee Member Bartram, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving Preliminary and Final Architectural Review with Conditions of Approval.: AYES: 5 MEMBERS: Dawson, Hill, Bartram, Jacoubowsky, Sullivan NOES: 0 MEMBERS: None ABSENT: 1 MEMBERS: Davis ABSTAIN: 0 MEMBERS: None RECUSED: 1 MEMBERS: Latasa 8  Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 8. Consider Waterfront Parking Lot (APN 001-701-012, 001-567-012, et al.); Sign Permit Application 12-262 for a Commercial Directory Program; Applicant Bob Wecker; Owner City of Monterey; O Zoning District; Exempt from CEQA Requirements. ACTION: Continued Preliminary Architectural Review to December 5, 2012 as requested by the Applicant. Staff Presentation/Committee Member Questions: Forrest Ebbs advised the Committee that the applicant requested to continue the item to December 5, 2012. Applicant: No applicant present. Public Comments: None. Committee Member Comments: The Committee concurred to grant the request to continue to the item to December 5, 2012 as requested by the Applicant. Committee Member Jacoubowsky made a motion to continue Preliminary Architectural Review to the December 5, 2012 meeting, as requested by the Applicant. Committee Member Hill seconded the motion. On a motion by Committee Member Jacoubowsky, seconded by Committee Member Hill, and carried by the following vote, the Architectural Review Committee made a motion to continue the Application for Sign Permit to December 5, 2012.: AYES: 5 MEMBERS: Davis, Dawson, Hill, Bartram, Jacoubowsky, Latasa, Sullivan NOES: 0 MEMBERS: None ABSENT: 1 MEMBERS: Davis ABSTAIN: 0 MEMBERS: None RECUSED: 1 MEMBERS: Latasa COMMITTEE MEMBER COMMENTS Chair Dawson made reference to a letter he circulated to the Committee Members regarding issues the Architectural Review Committee (ARC) is having with the Downtown Specific Plan. He said the Plan is lacking a guideline regarding requirements of furniture or other miscellaneous items and suggested the ARC compile a list of acceptable furniture, railings, etc that applicants can choose from to create a guide to base decisions on, or accept that any proposal can be approved. Committee Member Jacoubowsky concurred that guidelines are necessary for permanent aspects in the Downtown spaces, but decisions of furniture should maintain with the individual store owners. Kim Cole informed the Committee that the Downtown Specific Plan has been drafted and staff requests recommendations from the ARC regarding the seating and suggested the Committee visit the sites and agendize the topic for a further meeting. Mr. Ebbs suggests agendizing the topic for the December 5, 2012 meeting. Chair Dawson concurred to agendize the topic for the December 5, 2012 meeting. Ms. Cole also 9 Architectural Review Committee Draft Minutes Wednesday, November 7, 2012 informed the Committee that two proposed plans have been approved for the outdoor seating plan. INFORMATIONAL REPORTS & STAFF COMMENTS Ms. Cole informed the Committee that the most current Draft Downtown Specific Plan has been posted to the City’s website and is available to view. Ms. Cole also introduced new Administrative Assistant II Joyce Halabi as the newest staff member to the Planning Department. In response to Chair Dawson's question regarding which staff member will replace Forrest Ebbs, Ms. Cole said staff has not yet determined who will lead the ARC meetings. In response to Committee Member Jacoubowsky's question, Ms. Cole clarified that new software has caused the reduced quality of resolution in the printouts of the packet for the Committee and said she would research the issue. ADJOURNMENT There being no further business, the meeting adjourned at 8:03 PM. Respectfully Submitted, Approved, Kimberly Cole, AICP Chair Principal Planner Architectural Review Committee 10