Art Jury Committee Meeting Minutes
RSF Association Office - 8:00 a.m.
September 26, 2006

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Present: President Mark McClure, Vice President Diane Larsen, Secretary Jack Queen, Members Gail Frazar and Ken Markstein.

Also Present: Manager Pete Smith for staff reports, Board Members Donna Ferrier and Steve Shillington for mediations, Building Commissioner Robert Green, Senior Planner Kirk Dakan, Associate Planner Arnold Keene, Consulting Architect Jim Kelley-Markham and Administrative Assistant Jasie Gan           

Approval of Minutes: Diane Larson requested that the Art Jury remind the RSF Golf Club that painting over river rocks will not be acceptable to the Art Jury.

The Minutes of the September 12, 2006 meeting were approved.

Consent Calendar: A motion was made, seconded and passed to approve the consent calendar.

Staff Reports:                       

  1. Manager Pete Smith reported on the Art Jury Selection Committee’s 1st meeting. He informed the Art Jury of the selection process.
  2. Pete also reported that the Bylaws are currently being updated. These amendments will not affect the Art Jury. The Regulatory Code is scheduled to be updated in January 2007, which will impact the Art Jury.

CONFERENCE ITEMS:

Oliphant Property I.D. D.20
Appeal: Roof Revision
September 14, 2006 Art Jury Denial Letter           

Architect Don Looney and Mr. Oliphant attended the meeting.

Board Member Donna Ferrier conducted the mediation. The mediation was successful.

The Art Jury reviewed two mock-ups of different roof designs in the field. The Art Jury approved the alternative design which provided a ridge tile and screened the skylight subject to the following condition:

  1. Submit working drawings showing the revisions in their entirety for staff review and approval prior to construction. The drawings shall show a uniform tile roof pitch along the entire building frontage and details of the ‘returns’ for the pitched roof elements.

Lunsford Property I.D. 15.1.5
Appeal

Attorney Matt Peterson, Architect Paul Van Slyke, Mr. and Mrs. Lunsford attended the meeting. Attorney Gary Wollberg attended on behalf of the Association.

Board Member Steve Shillington conducted the mediation.

The Art Jury mediation was successful and the applicant may submit a Preliminary Application. The following comments discussed at the mediation shall be incorporated in the next submittal.

  1. The Art Jury believes the site is suitable for a maximum of two horses pending further review.
  2. Reduce the overall footprint of the barn by creating a more lineal form.
  3. The barn shall be located with the rear wall of the structure cut into the existing slope near the existing chain link fence. Grading shall be “cut” grading with minimal “fill” grading.
  4. The access road shall be the minimum width required for service vehicles.
  5. Delete the lower fenced pasture area at the south side. This pasture was proposed in an area that has natural features that the Art Jury would require to remain in the existing condition. This area contains mature palms and shrubs that will provide natural screening of the horse-keeping area.
  6. Incorporate landscape screening near the proposed barn.
  7. Incorporate the area near the rear driveway as additional pasture area.
  8. An access bridge across the creek may be acceptable pending further review.
  9. Pastures shall be kept irrigated and grass shall remain in a healthy condition at all times.
  10. With the preliminary submittal please erect story poles for the barn.    

RSF Development Property I.D. 14.9.3
Continued Mediation: Residence/Garage (9,513 sq. ft.), Basement/Tuck-under (3,290 sq. ft.), Tuck-under Garage (1,186 sq. ft.), Detached Cabana (737.5 sq. ft.), Guesthouse (977.5 sq. ft.), Grading

Architect Dena Gillespie and Mr. Cobrda attended the meeting.

Board Member Steve Shillington conducted the mediation. The applicant withdrew the appeal during the meeting and will be submitting a new proposal as a Workshop Application. A time appointment will be provided for this newly submitted Workshop Application.

Read Property I.D. 24.3.3
Workshop Application: Residence/Garage (9,855 sq. ft.), Attached Covered Areas (850 sq. ft.), Pool House (720 sq. ft.), Detached Tuck-under Garage (985 sq. ft.), Grading, Retaining Walls, Entry Gate/Pilasters, Landscape, Pool/Spa, Tennis Court, Propane Tank                       

Architect Douglas Fess, Mr. and Mrs. Read attended the meeting.

Location of Main Residence

  1. The currently proposed location of the main residence and garage appears acceptable, subject to the following:
    1. A review by the Art Jury of the story poles with the Preliminary application.
    2. Satisfactory review by the Art Jury of a grading plan that satisfies the Fire Department’s requirements for separation between the top-of-slope and the structures.

Architecture

  1. Please lower the height of the main ridgelines for the one-story portions of the structure to approximately 18 feet as measured on the downhill side. 
    1. Much of the stepping within the structure from the front of the house to the rear increases the heights of the downhill facing facades because the interior steps are not reflected in the exterior form of the home. The outward form of the house should step down with the internal steps.
    2. Lowering the height of the single-story portions will give the project greater design character because it will increase the difference between the heights of the single and two-story portions of the home. Currently the single and two story ridgelines are very close in height creating a relatively undifferentiated roofline.
  2. Please create a more cohesive design that is in keeping with the submitted “Design Concept Statement” which describes the inspiration for the home as one of “unpretentious simplicity”.
    1. Please simplify the roof forms.
      1. Currently the design has a large assortment of unrelated roof forms – gable roofs, hip roofs, round roofs, shed roofs and flat roofs. 
      2. A review of the roof plan shows that there is a multiplicity of ridges and valleys that is contrary to the simple roof forms of the Design Concept’s stated European antecedents.
    1. Please simplify the form of the massing of the structures.
      1. Please use fewer, but larger, masses to create the overall form of the main structure.  The large assortment of rooflines mentioned above is the result of the large number of small “pop-outs” from the otherwise linear form of the main residence.
        1. The numerous “pop-outs” create a disjointed appearance with a “busy” façade, but they do not create true differentiation in the building’s mass.
    1. Please have all of the elements of the design, both large and small, contribute to the design concept as a whole.
      1. Create a design that is consistent with the “Design Concept Statement”. The current design does not have the French Provincial character described in the concept statement – although a French Provincial design is not required.
      2. Use a different design for the front doorway entrance. The front doorway assembly is not attributable to any specific design type. That same doorway has been used for many different projects of differing design types within the Covenant area.
      3. Redesign the circular, nook “turret” to significantly reduce the mount of windows. Traditional turrets have a substantial amount of solid bulk. Too many windows on a turret element give the turret a spindly appearance.
        1. Reconsider whether the desired Provincial architectural type includes turrets as a part of its design vocabulary.
        2. Ensure that the sketches are accurate. The parapet guardrail for the second floor patio is not drawn to scale.  
      4. Consider placing other uses below grade which do not require windows such as the theater, wine room, storage and utility areas.  
    1. Please ensure that the façade of the house facing the downhill slope is far enough from the top of the slope to meet the Fire Department’s requirements for the separation of structures from top-of-slope. The Art Jury is not in favor of large retaining walls or fill-slopes to achieve compliance with the Fire Department’s requirements.  

Entry Driveway

  1. Please place the driveway in an alignment that will follow the path of the currently existing dirt road. The proposed location would traverse 25% slopes and require a substantial amount of grading.
  2. Placing the driveway in the location of the existing dirt road would put the proposed location of the dirt road too close to the tennis court; therefore, the proposed location of the tennis court must be moved (see Tennis Court comments below).

Tennis Court

Please submit a revised plan for the tennis court which reduces its visibility by addressing the following:

  1. Move the tennis court away from the driveway location as described in the “Entry Driveway” comments above.
  2. Provide enough distance between the tennis court and the driveway to provide for landscape screening.
  3. Reduce the length of the out-of-bounds areas to reduce the footprint of the court.
  4. Reduce the height of the screen walls to six to eight feet at the ends and corners of the court and to three feet along the court’s sides.

Next Submittal

  1. With the next application, please submit the following additional materials:
    1. A slope analysis map prepared by a Civil engineer, based on a contour interval of two feet.
    2. Additional photo images that are consistent with the Design Concept Statement narrative. Most of the currently submitted photos are of Santa Barbara type architecture.
  2. Please submit another Workshop Application.

Schoenfelder Property I.D. 30.4.3
Workshop Application: Residence/Garage (3,892 sq. ft.), Fencing & Walls, Lighting, Landscape, Pool/Spa           

Architect John Jensen attended the meeting.

The Art Jury made the following comments:

Overall comment: The project must be completely redesigned to receive a positive review from the Art Jury.

  1. Please reduce the prominence of the garage.
    1. Put the garage doors on the west side of the house.
  2. Please reduce the height of the structure.
    1. It will be necessary to reduce the plate heights.
    2. When reducing the height, please:
      1. Do not use “mansard” style roofs with a flat center. That type of roof is not consistent with the chosen architectural type.
      2. Do not reduce the roof slopes to less than 4:12.
  1. Reduce the proportion of second story mass.
    1. Eliminate the volume areas.
    2. Eliminate the second floor “faux room” with windows.
  2. Please do not use strong vertical elements that emphasize the structure’s height such as the “tower-like” element created by the placement of bedroom #2 over the library.
  3. The homes on the north side of Paseo Arbolado should be used as a guide when considering the scale for the house.
  4. With the next application submit design concept photos and statement.
  5. Ensure that the floor plans and architectural elevations are consistent with one another.
  6. Correct the application form and/or plans to have the correct project data and to have the information consistent between the plans and the application form.
  7. Please submit another Workshop Application.

CONSTRUCTION SITE SIGNS: Board Meeting of October 5, 2006

Applegate Property I.D. 16.1.1
Temporary Construction Sign
Holcombe Design Inc.

The Art Jury is recommending APPROVAL of the Temporary Construction Site Sign to the Board of Directors subject to the following conditions:

  1. One (1) sign only per site is allowed.
  2. The size of the sign shall not exceed six (6) square feet.
  3. The sign shall not be installed until an Association construction permit has been issued on the property.
  4. The sign is for site identification only and must be placed at the construction entrance of the subject property.
  5. The sign must be removed prior to requesting a final inspection for the permitted project.
  6. The sign must comply with the Temporary Construction Site Sign Regulation.

The Art Jury recommendation will be forwarded to the Board at the October 5, 2006 meeting.

Wilford Property I.D. 2089.55
Temporary Construction Sign
Landco Construction Corp.

The Art Jury is recommending APPROVAL of the Temporary Construction Site Sign to the Board of Directors subject to the following conditions:

  1. One (1) sign only per site is allowed.
  2. The size of the sign shall not exceed six (6) square feet.
  3. The sign shall not be installed until an Association construction permit has been issued on the property.
  4. The sign is for site identification only and must be placed at the construction entrance of the subject property.
  5. The sign must be removed prior to requesting a final inspection for the permitted project.
  6. The sign must comply with the Temporary Construction Site Sign Regulation.

The Art Jury recommendation will be forwarded to the Board at the October 5, 2006 meeting.

REGULAR AGENDA ITEMS:

Lunsford Property I.D. 15.1.5
Final Application: Fencing & Walls, Entry Gate/Pilasters, Landscape

The Art Jury DEFERRED the Final Application pending a re-submittal of a comprehensive horsekeeping application. The Art Jury is not in favor of multiple fences in the lower (drainage area) portion of the site.

CONSENT 1 AGENDA ITEMS:

Block C Partners Property I.D. C.1
Final Application: Commercial Sign
Pantry

The Art Jury is recommending APPROVAL of the Commercial Sign to the Board of Directors. The Art Jury recommendation will be forwarded to the Board at the October 5, 2006 meeting.

Glancy Property I.D. 34.9.6
Preliminary Application: Residence/Garage (11,863 sq. ft.), Attached Covered Areas (2,413 sq. ft.), Grading, Retaining Walls, Fencing & Walls, Entry Gate/Pilasters, Landscape, Pool/Spa

The Art Jury APPROVED the Preliminary Application subject to the following conditions:

  1. Submit details of stone application. Any veneer edges shall not be visible at corners.
  2. The tile roof shall be installed to achieve visual texture. The roof shall consist of the tile varieties/colors, and in the same percentages, shown on the approved “colors & materials” board. The roof shall be boosted and mudded a minimum of 20% and be installed with a random stagger.
  3. Windows and doors shall be deeply recessed.
  4. Landscaping is required to screen the project from off-site. If for any reason the final, approved landscape installation does not meet this objective, the Association may require additional plantings, pursuant to Regulatory Code Section 42.0302. Any existing vegetation not shown and approved on the plans as “to be removed” shall be considered “Critical View” landscaping as defined in that regulation. Any trees or landscaping damaged or destroyed during construction or transplanting shall be replaced in-kind with new materials prior to Final Inspection of the landscaping.

Marshall Property I.D. 34.8.14
Final Application: Stable Addition (180 sq. ft.) Conversion of Stable into Guest Quarters (676 sq. ft.)           

The Art Jury APPROVED the Final Application subject to the following condition:

  1. Landscaping is required to screen the project from off-site. If for any reason the final, approved landscape installation does not meet this objective, the Association may require additional plantings, pursuant to Regulatory Code Section 42.0302. Any existing vegetation not shown and approved on the plans as “to be removed” shall be considered “Critical View” landscaping as defined in that regulation. Any trees or landscaping damaged or destroyed during construction or transplanting shall be replaced in-kind with new materials prior to Final Inspection of the landscaping.

More Property I.D. 33.1.6
Preliminary Application: Fencing, Landscape           

The Art Jury DEFERRED the Preliminary Application with the following comments:

  1. The Art Jury is not in favor of the proposed retaining walls and patio extension as proposed and noted the following.
    1. The patio extends out on a steep slope approximately twenty feet from the edge of the existing patio. The extension is at the same elevation.
    2. The proposed patio requires retaining walls totaling approximately 13 feet or more to accommodate the patio. These walls would be prominent from offsite views.
    3. The patio and walls would be constructed on a steep slope that has areas of 1:1 slope. Grading is prohibited in slopes greater than 25 percent gradient per the RSF Regulatory Code.
    4. The site plan and the section plan show different elevations.
    5. The location is prominent from off-site views and will be difficult to screen with landscaping. Additionally, a ten-foot high trellis is planned at the edge of the patio.  
  2. The Art Jury noted that if the applicant desires additional patio area, they would not approve any extensions out on the slope, which require retaining walls. The area available for additional paving is limited on this property.
  3. If additional patio area is desired, consider existing level areas only.

Razavi Property I.D. 29.3.4
Column Revision

The Art Jury APPROVED the previously submitted distressed capital submission (scrolls removed). The modifications (the column and chimney changes) shall be completed within 60 days of the date of this letter.

Sweeney Property I.D. 45.2.2
Final Application: Repaint, Gutters, Downspouts, Leaderhead                       

The Art Jury DEFERRED the Final Application with the following comments:

  1. The front door color is acceptable.
  2. The proposed green color is acceptable for the window and French door frames.
  3. Please select a wood tone paint color for the exposed beams and fascia.
  4. Please select a darker earth tone stucco color.

CONSENT 2 AGENDA ITEMS:

Agee Property I.D. 37.3.6
Final Application: Residence/Garage (11,140 sq. ft.), Attached Covered Areas (1,066 sq. ft.), Basement (1,068 sq. ft.), Guesthouse (1,155 sq. ft.), Barn (1,207 sq. ft.), Grading, Retaining Walls, Fencing & Walls, Entry Gate/Pilasters, Landscape, Pool/Spa, Request to keep 3 horses on 3.02 acres.

The Art Jury APPROVED the Final Application subject to the following conditions:

  1. The tile roof shall be installed to achieve visual texture. The roof shall consist of the tile varieties/colors, and in the same percentages, shown on the approved “colors & materials” board. The roof shall be boosted and mudded a minimum of 20% and be installed with a random stagger.
  2. Landscaping is required to screen the project from off-site. If for any reason the final, approved landscape installation does not meet this objective, the Association may require additional plantings, pursuant to Regulatory Code Section 42.0302. Any existing vegetation not shown and approved on the plans as “to be removed” shall be considered “Critical View” landscaping as defined in that regulation. Any trees or landscaping damaged or destroyed during construction or transplanting shall be replaced in-kind with new materials prior to Final Inspection of the landscaping.

The Art Jury has conditionally approved the application to keep 3 horses on 3.02 acres. This approval will not be final until after an Association building permit has been issued, the horse keeping facilities are constructed and Association staff has approved a final inspection. No horses are to be brought onto the property until after final inspection is approved.

Applegate Property I.D. 16.1.1
Preliminary Application: Enclose Guesthouse Patio, Guesthouse Addition (112 sq. ft.)           

The Art Jury APPROVED the Preliminary Application as a Final subject to the following conditions:

  1. Colors and Materials to match existing.
  2. Landscaping is required to screen the project from off-site. If for any reason the final, approved landscape installation does not meet this objective, the Association may require additional plantings, pursuant to Regulatory Code Section 42.0302. Any existing vegetation not shown and approved on the plans as “to be removed” shall be considered “Critical View” landscaping as defined in that regulation. Any trees or landscaping damaged or destroyed during construction or transplanting shall be replaced in-kind with new materials prior to Final Inspection of the landscaping.

Holcombe Property I.D. 31.6.3
Final Application: Living Area Addition (721 sq. ft.), Attached Covered Areas (416 sq. ft.), Landscape           

The Art Jury APPROVED the Final Application subject to the following conditions:

  1. In accordance with Par 207 of the Protective Covenant the minimum side yard on the western side of the property shall be 14 feet and the minimum side yard on the eastern side of the property shall be 26 feet.
  2. Landscaping is required to screen the project from off-site. If for any reason the final, approved landscape installation does not meet this objective, the Association may require additional plantings, pursuant to Regulatory Code Section 42.0302. Any existing vegetation not shown and approved on the plans as “to be removed” shall be considered “Critical View” landscaping as defined in that regulation. Any trees or landscaping damaged or destroyed during construction or transplanting shall be replaced in-kind with new materials prior to Final Inspection of the landscaping.

ART JURY SITE VISITS:

The Art Jury made site visits from 1:30 to 3:15 p.m. to the following locations:

Name

Address

Demir & Montayne

La Noria

Humber

Maravillas

Koros

Mimulus

Oliphant

Paseo Delicias

Pleiades N.V. Corp.

La Bajada

Read

Los Morros

S & G Construction

La Valle Plateada

 

 
  
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