Architectural Review Committee Meeting

MINUTES ARCHITECTURAL REVIEW COMMITTEE Wednesday, August 21, 2013 AFTERNOON SESSION 4:00 pm - 5:30 pm EVENING SESSION 7:00 pm – 11:00 pm FEW MEMORIAL HALL OF RECORDS, COUNCIL CHAMBERS MONTEREY, CALIFORNIA Members Present: Dawson, Jacoubowsky, Freeman, Sullivan, Kimzey, Latasa, Silva Members Absent: None Staff Members Present: Senior Associate Planner Christine Hopper, Principal Planner Kimberly Cole, Principal Planner Taven Kinison Brown, Principal Planner Elizabeth Caraker, Recording Secretary Halabi CALL TO ORDER Chair Sullivan called the meeting to order at 4:00 pm. PUBLIC COMMENTS None. PUBLIC APPEARANCE 1. Consider Recommendation to City Council to Adopt a Mitigated Negative Declaration and Adopt the Downtown Specific Plan ACTION: Continued the item to the September 4, 2013 meeting to allow for further discussion. Staff Presentation/Committee Member Questions: Kimberly Cole presented the Agenda Report and answered Committee Members' questions. Public Comment: David Stocker, Planning Commissioner and member of the Downtown Subcommittee, said it is pivotal that Chapter 5 of the Downtown Specific Plan reflect the goals of the Architectural Review Committee (ARC). He said although ARC cannot make suggestions on the traffic circulation elements and uses of future developments, they have tremendous control over the aesthetic details. He said specific comments regarding traffic circulation elements and uses can be addressed during public comment at the August 27, 2013 Planning Commission meeting. Committee Member Comments: Committee Member Dawson suggested going page by page through chapter 5 to keep the discussion in order. Committee Member Silva said the language throughout Chapter 5 and in Guideline G.2.1. (Page 68) should be replaced to convey less of a heavy hand by altering the language to utilize the term “discouraged” in place of “inappropriate.” Committee Member Sullivan concurred. Architectural Review Committee Minutes Wednesday, August 21, 2013 Committee Member Silva said the term “well lit” (G.2.7.1-third bullet point) should be clarified and include a minimum foot candle. In response to Committee Member Silva’s comment, Ms. Hopper said downtown lighting is being reviewed by the City and a program and definitions will be approved at a later date. Committee Member Freeman expressed concern with the suggestion of recessed doorways (G.2.7.1) as they create living spaces for the transient population after dark. Committee Member Jacoubowsky and Committee Member Dawson expressed interest in forwarding the section to the Police Department for opinions on safety. Committee Member Dawson said Standard S.2.3. is problematic because the use of “shall” does not enable any alternative choices to open space. Committee Member Silva concurred and said S.G.2.8. needs greater flexibility as some sites slope greater than others and subterranean parking is not always feasible. Committee Member Silva said “open space” should be clarified. Committee Member Latasa and Committee Member Sullivan concurred. Ms. Cole clarified the difference between standards and guidelines. Committee Member Silva suggested an addition to G.2.16 to include public space like sidewalks and plazas. Committee Member Freeman concurred. Committee Member Silva asked for leniency on the downtown area in G.2.16. Committee Member Sullivan and Committee Member Silva said the open space standard S.2.3. should be removed. Committee Member Kimzey said the standard should remain. Committee Member Latasa concurred with Committee Member Kimzey. In response to Committee Member discussion regarding open space standard S.2.3, Ms. Cole suggested removing the Standard S.2.3, utilizing softer language within the objective and including the phrase “where feasible” to the guidelines. Committee Member Silva suggested including, “public right of way”, “public sidewalk” and “plaza” to G.2.16. Committee Member Latasa asked the term new development in Standard S.2.3 be defined and said the graphics are great but he would like to see greater clarity on the text (larger/readable font) in the photograph on page 70 and a more realistic slope. He also requested the grammar in G.2.18 be corrected. Committee Member Silva suggested adding the term trash areas to S.2.4. Committee Member Dawson made a motion to continue the item to the September 4, 2013 meeting to allow for further discussion. Committee member Latasa seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Latasa, and carried by the following vote, the Architectural Review Committee continue the item to the September 4, 2013 meeting to allow for more discussion. 2  Architectural Review Committee Minutes Wednesday, August 21, 2013 AYES: 7 MEMBERS: Dawson, Sullivan, Freeman, Jacoubowsky, Latasa, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None There being no further discussion the afternoon session adjourned at 5:50 pm. RECONVENE ***Evening Session Agenda*** 7:00 - 11:00 p.m. Chair Sullivan called the evening session to order at 7:01 pm. CONTINUED PUBLIC COMMENTS None. CONSENT ITEMS Committee Member Silva requested item # 3 be moved off the Consent Agenda. Committee Member Dawson made a motion to approve the Consent Agenda. Committee Member Latasa seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Latasa, and carried by the following vote, the Architectural Review Committee approved the CONSENT ITEMS: AYES: 5 MEMBERS: Dawson, Jacoubowsky, Sullivan, Freeman, Latasa NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 2 MEMBERS: Kimzey, Silva RECUSED: 0 MEMBERS: None Approval of Minutes 2. August 7, 2013 ACTION: Approved as submitted. ***End of Consent Agenda*** 3. Consider 402 Watson Street (Sumaya Condominiums); Architectural Review 13-320 for Final Architectural Review of Wood Siding Removal and Replacement with HardiPlank Throughout Complex; Applicant Eddie Hurt; Owner Sumaya HOA; R-3- 6 Zoning District; Exempt from CEQA Requirements. 3  Architectural Review Committee Minutes Wednesday, August 21, 2013 ACTION: Adopted a Resolution approving Final Architectural Review to remove wood siding and replace with HardiPlank fiber cement board siding throughout the Sumaya Condominium complex. Staff Presentation/Committee Member Questions: Taven Kinison Brown presented the Agenda Report and answered Committee Members' questions. Applicant: Eddie Hurt, Architect, said he was chosen by the Home Owners Association to sheppard the project through the review process. He said Home Owners Association chose to replace the deteriorating siding with horizontal lap siding two years ago. Public Comment: None. Committee Member Comments: Committee Member Silva said the siding should be changed to a hardy shingle or cement fiber shingle because it is more appropriate with the architectural style. Committee Member Sullivan concurred. Committee Member Latasa said he will not support the motion to alter the style of the material because as proposed the request is reasonable. Committee Member Jacoubowsky concurred. Committee member Latasa made a motion to adopt a Resolution approving Final Architectural Review to remove wood siding and replace with HardiPlank fiber cement board siding throughout the Sumaya Condominium complex. Committee Member Jacowbowsy seconded the motion. On a motion by Committee Member Jacoubowsky, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee adopt a Resolution approving Final Architectural Review to remove wood siding and replace with HardiPlank fiber cement board siding throughout the Sumaya Condominium complex.. Committee Member Jacowbowsy seconded the motion. AYES: 5 MEMBERS: Dawson, Jacoubowsky, Freeman , Kimzey, Latasa NOES: 2 MEMBERS: Sullivan, Silva ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None Peter Silva recused himself from item #4. 4. Consider 1500 Mark Thomas Drive (Santa Catalina School); AR Application and Tree Removal Permit 13-261 for a New Three-Story Classroom Building (Building #13) and Related Site Improvements; Applicant Richard Patterson; Owner Santa Catalina School; R-1-20 Zoning District; Mitigated Negative Declaration Adopted 4 Architectural Review Committee Minutes Wednesday, August 21, 2013 ACTION: Adopted a Resolution approving AR Application and Tree Removal Permit 13- 261 for a New Three-Story Classroom Building (Building #13) and Related Site Improvements (Preliminary) with added Conditions of Approval Staff Presentation: Kimberly Cole presented the Agenda Report and answered Committee Members' questions. Applicant: Richard Patterson, Assistant Head of School, said this building is a cornerstone of the Master Plan, overall goal of centering the campus, and comprises 95% of the new construction within the Master Plan Pam Anderson Brule, Architect, said this is the only viable site on the campus to construct a new building. She said they have worked with the 25% increased sloped edge, setbacks and fire access requirements and have also worked diligently to screen the buildings from Highway 68. She said the building design has been carefully considered and is based on functionality. In response to committee Member Jacouwbosky’s question, Ms. Brule said this architectural style was carefully chosen and utilizes wood soffit and Carmel stone, to tie the modern architecture to other architectural styles present on the campus. Public Comment: None. Committee Member Comments: Committee member Jacoubowsky said this is a beautifully designed building but it is inappropriate for the site because it does not adequately tie into the architectural styles present on the site. Committee member Sullivan concurred. Committee Member Latasa said the architectural style is appropriate for the site. He said expressed concern about the visibility of the proposed building from the scenic highway and believes there is clear direction from the Planning Commission to ensure the building be fully screened. He suggested an additional Condition of Approval to ensure the building is more adequately screened. Committee Member Jacouwbosky and Committee Member Latasa said it is problematic that the mitigation measure for landscape screening would not be in full effect until years after the proposed building is constructed. Committee Member Kimzey expressed concern that the ARC approval would not be in compliance with Mitigation Measure 1 approved by the Planning Commission. He said the ARC approval must abide by the mitigations adopted by the Planning Commission and the buildings must be fully screened from Highway 68. In response to Committee Member Latasa’s inquiry, Ms. Cole said the ARC can approve Preliminary Architectural Review with the condition that the landscape plan ensure that the building is fully screened or deny the project. Committee Member Dawson made a motion to adopt a Resolution approving AR 5  Architectural Review Committee Minutes Wednesday, August 21, 2013 Application and Tree Removal Permit 13-261 for a New Three-Story Classroom Building (Building #13) and Related Site Improvements (Preliminary). Committee Member Freeman seconded the motion. Special: 1. The building be fully screened from Highway 68. Committee Member Kimzey requested that the motion be altered to include a condition that requires the landscape plan meet Mitigation Measure #1 from the Planning Commission. The Motion maker and seconder agree. On a motion by Committee Member Dawson, seconded by Committee Member Jacoubowsky, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving AR Application and Tree Removal Permit 13-261 for a New Three-Story Classroom Building (Building #13) and Related Site Improvements (Preliminary) with added Conditions of Approval AYES: 5 MEMBERS: Latasa, Jacoubowsky, Dawson, Kimzey, Freeman NOES: 1 MEMBERS: Sullivan ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 1 MEMBERS: Silva 5. Consider 180 E. Franklin Street (Turn 12): Sign Permit 13-314 for a New 7.6 Square Foot Internally Illuminated Channel Letter Sign; Applicant Stephen Lyon; Owner Gina Phinny; PC Zoning District; Exempt from CEQA Requirements ACTION: Adopt a Resolution approving a Sign Permit with amended Conditions of Approval. Staff Presentation/Committee Member Questions: Taven Kinison Brown presented the Agenda Report and answered Committee Members' questions. Applicant: Steven Lyon, Lyon Design, said the intention was to utilize internal illumination in a tasteful and appropriate manner to create a simple, direct and striking identification of the business. Mr. Lyon said the sign is comprised of individual letters with copper returns and will illuminate straight out from the face of the letters. Public Comment: None. Committee Member Comments: Committee Member Silva said he supports the application as is without the Condition of Approval recommended by staff. Committee Member Sullivan, Committee Member Latasa and Committee Member Freeman concurred. In response to Mr. Kimzey’s comments, Ms. Hopper said the Citywide Sign Guidelines are simply guidelines not standards. She said the sign in question can be approved with 6  Architectural Review Committee Minutes Wednesday, August 21, 2013 additional findings for approval. Committee Member Freeman made a motion to adopt a Resolution approving a Sign Permit with amended conditions as follows: 1. The sign size, shape, placement, and method of internal illumination as proposed in the applicant’s materials submitted July 22, 2012 is approved (reference Exhibit A) 2. The sign shall be modified to either: a. Remove the internal illumination in the channel letters and provide for two gooseneck-type fixtures for external illumination. A solid opaque sign face should be configured that matches the painted copper returns, or b. A solid opaque sign face that matches the painted copper returns with rear- facing illumination to create an (indirect) halo effect may be installed. Committee Member Sullivan seconded the motion. On a motion by Committee Member Freeman, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving a Sign Permit with amended conditions AYES: 6 MEMBERS: Dawson, Jacoubowsky, Freeman, Sullivan, Silva, Latasa NOES: 1 MEMBERS: Kimzey ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 6. Consider 675 Munras Avenue (Travelodge); AR Application 13-294 for Final Architectural Review for New Paint Colors; Applicant/Owner Craig Smith; VAF Zoning District; Exempt from CEQA Requirements. ACTION: Adopted a Resolution approving new paint colors with Conditions of Approval Staff Report/Committee Member Questions: Christine Hopper presented the Agenda Report and answered Committee Members' questions. Applicant: Craig Smith, managing partner of the Travelodge, said the alteration of color in 2006 was a conscious choice to increase revenue. He said various discussions with City Staff gave him the impression that no permits were required. Public Comment: None Committee Member Comments: Committee Member Silva said he supports the proposed paint color and said painting the railings would not make a significant difference in terms of aesthetics. Committee Member Jacoubowsky concurred. 7  Architectural Review Committee Minutes Wednesday, August 21, 2013 Committee Member Kimzey said an additional color would accomplish little. Committee Member Latasa said this is a great improvement. Committee Member Sullivan said staff was on the right track with the proposed color of the railings and agrees with staff suggestion but said ultimately he supports the proposal. Committee member Silva made a motion to adopt a Resolution approving new paint colors with Conditions of Approval Committee Member Jacoubowsky seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving new paint colors with Conditions of Approval AYES: 7 MEMBERS: Dawson, Jacoubowsky, Freeman, Sullivan, Latasa, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 7. Consider 920 Cass Street; AR Application 13-308 for Final Architectural Review for Exterior Alterations to a Commercial Building and the Removal of One Cypress Tree; Applicant Ryan Cornelsen for Paul Davis Partnership, LLP; Property Owner 920 Cass Partners, LLC; CO Zoning District; Exempt from CEQA Requirements ACTION: Adopted a Resolution approving Final Architectural Review for exterior alterations to a commercial building and the removal of one Cypress tree with Conditions of Approval. Staff Report/Committee Member Questions: Christine Hopper presented the Agenda Report and answered Committee Members' questions. Applicant: Paul W. Davis said many of the alterations were a result of the change of use. He said the safety concern as a result of uplift and difficultly in creating adequate draining warrant removal of the tree. Chris Bailey said he represents stakeholder on Alvarado and Cass corridor and said they are attempting to revitalize the area. Public Comment: None. Committee Member Comments: Committee Member Silva said he supports the proposal and said the removal of the tree 8  Architectural Review Committee Minutes Wednesday, August 21, 2013 is justified. Committee Member Dawson concurred with Committee Member Sullivan’s comments and said the tree is a hazard that should be removed and the project should go forth as proposed. Committee Member Silva made a motion adopt a Resolution approving Final Architectural Review for exterior alterations to a commercial building and the removal of one Cypress tree with Conditions of Approval. Committee Member Dawson seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving Final Architectural Review for exterior alterations to a commercial building and the removal of one Cypress tree with Conditions of Approval. Committee Member Dawson seconded the motion. AYES: 7 MEMBERS: Dawson, Jacoubowsky, Freeman, Sullivan, Latasa, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 8. Consider 234 Ramona Avenue (Robert’s Auto Repair); Sign Permit 12-307 for a New Vehicle-Oriented Freestanding Sign; Applicant Robert Wesenberg; Owner McFadden Family Partnership; C-3-D2 Zoning District; Exempt from CEQA Requirements ACTION: Adopted a Resolution approving the proposed sign with amended Conditions of Approval. Staff Report/Committee Member Questions: Christine Hopper presented the Agenda Report and answered Committee Members' questions. Applicant: Robert Wesenberg, applicant, said the sign is pivotal to the survival and growth of his business and said the setback and location of the site present significant visibility issues. Ms. Hopper read the definition of offsite signs and ancillary signs and said that the nine small signs are off-site signs and are prohibited by code. Public Comment: None. Committee Member Comments: Committee Member Dawson asked if the approval of the smaller signs would be added to the sign area. 9 Architectural Review Committee Minutes Wednesday, August 21, 2013 In response to Committee member Jacouwbosky’s question, Mr. Wesenberg said the additional signs are for companies he is contracted with. Committee Member Silva said he likes the proposed sign. Committee Member Kimzey said it is an attractive sign but expressed concern about setting precedence by approving a sign that exceeds the acceptable height and sign area. Committee Member Latasa said the ARC has flexibility to grant approval of signs that outside the standard site by making findings that convey special sight constraints and uniqueness of the site. Committee Member Latasa made a motion to adopt a Resolution approving the proposed sign with amended Conditions of Approval as follows: Special: 5. That, prior to the issuance of Building Permits, the plans shall be changed to show the sign face on the Highway 1 side eliminated, the metallic lettering and border replaced with a non-reflective paint or material, the small square offsite signs removed, and the plans submitted to Staff for review and approval. 6. The changes be made no later than 1 month after the appeal period. Committee Member Dawson seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving the proposed sign with amended Conditions of Approval AYES: 2 MEMBERS: Jacoubowsky, Latasa, NOES: 5 MEMBERS: Dawson, Freeman, Sullivan, Kimzey, Silva ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None The motion failed. Committee Member Dawson made a motion to adopt a Resolution approving the proposed sign with amended Conditions of Approval as follows: Special: 5. That, prior to the issuance of Building Permits, the plans shall be revised as follows: a. Remove the 9 small offsite signs from the proposal; b. The sign shall meet the 4 foot setback from the front property line; c. Reduce the height of the sign to 8 feet; d. Replace the metallic lettering and border with a non-reflective paint or material; e. The sign face on the Highway 1 side shall be eliminated Committee Member Kimzey seconded the motion. 10  Architectural Review Committee Minutes Wednesday, August 21, 2013 On a motion by Committee Member Dawson, seconded by Committee Member Kimzey, and carried by the following vote, the Architectural Review Committee adopted a Resolution approving the proposed sign with amended Conditions of Approval AYES: 7 MEMBERS: Dawson, Jacoubowsky, Freeman, Sullivan, Latasa, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None 9. Consider Amending List of Major and Minor Signs ACTION: Adopted a Resolution amending list of major and minor signs. Committee Member Jacoubowsky said it would be appropriate for a multitenant Sign Program to be review by the ARC. Committee Member Latasa said the amendments seem reasonable. Committee Member Dawson made a motion to adopt a Resolution amending list of major and minor signs. Committee Member Freeman seconded the motion. On a motion by Committee Member Dawson, seconded by Committee Member Sullivan, and carried by the following vote, the Architectural Review Committee adopted a Resolution amending list of major and minor signs AYES: 7 MEMBERS: Dawson, Jacoubowsky, Freeman, Sullivan, Latasa, Kimzey, Silva NOES: 0 MEMBERS: None ABSENT: 0 MEMBERS: None ABSTAIN: 0 MEMBERS: None RECUSED: 0 MEMBERS: None COMMITTEE MEMBER COMMENTS Committee Member Dawson welcomed Charles Kimzey and Peter Silva to the Architectural Review Committee. INFORMATIONAL REPORTS & STAFF COMMENTS None. ADJOURNMENT The meeting adjourned at 10:42 PM. 11 Architectural Review Committee Minutes Wednesday, August 21, 2013 Respectfully Submitted, Approved, Chair Architectural Review Committee 12