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HomeMy WebLinkAbout02-22-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION FEBRUARY 22, 2000 - 5:00 p.m. Planning Conference Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commissioners James Aiken, Lance Parker, Mark Rawson, Zeljka Howard, Jennifer Metz, Charles Stevenson and Jim Lopes OTHERS Pam Ricci, Associate Planner PRESENT: MINUTES: The minutes of January 18, 2000, were approved as submitted. PROJECTS: 1. 1015 Nipomo Street. ARC-62-98; Review of modification to windows and doors of approved mixed-use commercial building (Soda Water Works building); C-C-H-PD zone; Mary Mitchell-Leitcher, applicant. Pam Ricci presented the staff report recommending that the Commission grant final approval to the project, based on findings, and subject to conditions and code requirements, which she outlined. The public hearing was opened. Tim Woodle, applicant’s representative, said he understood the direction from the ARC to “beef up” the windows rather than to install grids. In addition, he expressed his willingness to add an enhanced sill and apron. Commr. Rawson asked if the grids shown on one of the doors was being proposed for all the doors? Tim Woodle indicated yes. The public hearing was closed. COMMISSION COMMENTS There was no discussion. On motion by Commr. Parker, seconded by Commr. Lopes, the ARC approved the windows as proposed with shadow-box trim, painted per the approved color board, and ARC Minutes February 22, 2000 Page 2 with enhanced sills and aprons installed where there is no brick wainscot. AYES: Commrs. Parker, Lopes, Howard and Aiken NOES: Commrs. Rawson, Stevenson and Metz ABSENT: None The motion passed on a 4:3 vote. 2. 1100 Monterey Street. ARC 200-99; Review of a proposed ATM machine outside of an existing office building; C-R zone; Fred Vernacchia, applicant. Pam Ricci, Associate Planner, presented the staff report recommending that the Commission grant final approval to the project, based on findings, and subject to conditions which she outlined. The Public Hearing was opened. Brian Starr, applicant’s representative, explained that his client had rejected that alternate proposal considered by staff. Mary Whittlesey described on-going traffic and safety issues at this intersection. She was also concerned with the amount of parking provided in the project and questioned the need for additional parking to serve the ATM. George Rosenberger, County General Services, spoke in opposition to the request. He explained that the current frontage configuration results in vehicles parking in the red zone in front of the site. Commr. Parker asked staff if additional parking requirements were required for an ATM. Pam Ricci responded that they were not. The Public Hearing was closed. COMMISSION COMMENTS Commr. Lopes noted that he had called Brian Starr regarding the alcove for the rear stairs as an alternative location for the ATM installation. Commr. Stevenson felt that ATMs in alcoves are a good design solution. On motion by Commr. Lopes, seconded by Commr. Howard, the ARC denied the request based on the following findings: 1. The proposed ATM could potentially affect the health, safety and welfare of persons ARC Minutes February 22, 2000 Page 3 visiting the site, traveling past the site in automobile or on a bicycle, or walking by the site on the adjacent sidewalk because:  The two adjacent streets are important arterials carrying large amounts of traffic;  There is no on-street parking available along the frontage of the site;  The ATM itself could further hamper already poor sight distances at the driveway entry; and  The ATM would encourage cars to illegally park and stop to complete quick transactions which could interfere with traffic flow through the adjoining intersection. 2. The proposed ATM is inconsistent with several general criteria contained in the City’s Architectural Guidelines including:  Logically locating a site’s various activities and elements so the project operates efficiently;  Planning for the unique site circumstances; and  Respecting the safety of both drivers and pedestrians. AYES: Commrs. Lopes, Howard, Rawson, Stevenson and Aiken NOES: Parker and Metz ABSENT: None The motion passed on a 5:2 vote, thereby denying the request. 3. 359 Hill Street. ARC 153-99; Review of a new house on a sensitive site; R-1-S zone; Barry Camp, applicant. Pam Ricci, Associate Planner, presented the staff report, recommending that the Commission approve the plans for the new house, based on findings and subject to conditions which she outlined. The public hearing was opened. Steve Grauten stated that the site is beautiful and a challenge to develop. He stated that with staff’s conditions, this will be a quality project. He explained that tree planting would be proposed on the west side of the driveway to match the existing planting on the east side. Barry Camp, applicant, explained reasons why a common driveway was not feasible. Joe Santacqua stated that he supports the project with the driveway in its proposed location. ARC Minutes February 22, 2000 Page 4 The public hearing was closed. COMMISSION COMMENTS Commr. Howard felt the proposed design complements the site and the natural surroundings. She felt the horizontal orientation of the building design is appropriate. Commr. Metz made specific suggestions on landscaping conditions. Commrs. Rawson, Lopes, Aiken and Parker stated that they liked the project. Commr. Stevenson suggested that this house could be an example in the design guidelines of good hillside development. Commr. Rawson moved, seconded by Commr. Howard, to grant final approval to the project, based on the following findings, and subject to the following conditions and code requirements: Findings 1. Recommended conditions will assure compatibility of the development of the house and driveway with the City’s hillside development standards contained in the Land Use Element. 2. The project, as conditioned, is appropriate for the site and will be compatible with surrounding development. Conditions 1. Building colors shall be revised to show a darker earth tone color for main building surfaces to blend in better with this visible hillside location. An additional base color shall be considered to add interest and emphasize horizontal forms. Include a different trim color that complements, but does not duplicate the brick accents proposed on walls. Final color selections shall be submitted for staff review along with the submittal of construction plans. 2. The applicant shall submit a more refined landscaping plan showing specific planting proposals and including irrigation system plans with submittal of working drawings for the house. The revised plan shall include: greater quantities of shrubs and trees planted for a more extensive landscape buffer along the south side of the house (closest to the nearest house); treatment of any disturbed slopes at the rear of the lot with an appropriate hydro-seed mix; and some trailing kinds of vines or groundcovers in the entry retaining walls. Any planting proposals at the rear of the site shall be limited to native, transitional materials to the approval of the Community Development Director. Planting of eucalyptus trees is discouraged, and planting of trees with deeper root systems is encouraged. Consistent with the soils/engineering geology report, drought resistant landscaping and drip irrigation ARC Minutes February 22, 2000 Page 5 should primarily be utilized to prevent over-watering at the site to minimize the potential for surficial failures. Landscaping shall be installed prior to final sign off for the building permit. 3. Details of exterior lighting shall be submitted with the building permit application. Lighting shall be selected to: have shielded fixtures, minimize glare to adjoining properties, and limit interference with views of the night sky. 4. Site grading, foundations, and drainage systems shall be designed to be consistent with the recommendations included in the submitted soils/engineering geology report. This report shall be submitted with working drawings for a building permit. 5. If a replacement perimeter fence is desired in the future, a more transparent style of fencing design to minimize visual impacts shall be utilized. An appropriate style would be 6-foot high, black vinyl coated chain link fencing. Code Requirements 1. Water supplies shall be in accordance with Section 901 and 903 of the California Fire Code. 2. Fire hydrants shall be installed in accordance with Section 903.4 of the CFC. 3. Fire protection systems shall be installed in accordance with the CFC and California Building Code. A dry standpipe shall be installed in an approve location and placed into service before combustible construction. 4. Water and Sewer Impact fees shall be paid at the time building permits are issued for the new residence. 5. The lot line adjustment must be completed prior to building permit issuance. AYES: Commrs. Rawson, Howard, Stevenson, Aiken, Parker NOES: None ABSENT: None The motion passed on a 7:0 vote. 4. 11245 Los Osos Valley Road. ARC 12-00; Review of revisions to previously approved plans for church expansion; R-3 zone; Congregational Church, applicant. Commr. Aiken refrained from participation in the review of this item due to a potential ARC Minutes February 22, 2000 Page 6 conflict of interes. Pam Ricci, Associate Planner, presented the staff report, recommending the Commission grant final approval to the project, based on findings and subject to conditions which she outlined. The public hearing was opened. Mike Scott, applicant’s representative, explained his concerns with Conditions 3. He noted that there were alternatives available to creating the 3-foot planter while still keeping a 20-foot wide driveway. He explained his desire to work out the details with staff. He also asked that the stained glass window be allowed to be clear initially until such time as funding is secured. The public hearing was closed. COMMISSION COMMENTS There was no discussion. Moved by Commr. Rawson, seconded by Commr. Lopes, to grant final approval to the project with the proposed revisions, based on the following findings, and subject to the following conditions. Findings 1. The revised project will retain the architectural character of the structure by utilizing the same general building forms, materials and colors as the approved project and the existing building. 2. The revised project will also be compatible with the scale and character of the surrounding residential uses, many of which are two story structures that are taller than the church building. Conditions 1. The project shall be carried out substantially in conformance with the plans approved by the City of San Luis Obispo Architectural Review Commission. A clear window may be substituted for the stained glass window on the west elevation of the building as called out on plans. 2. All conditions of approval and code requirements for the originally approved project, ARC 128-99 shall apply to the revised project. 3. The applicant shall work with staff to create a 3-foot wide landscape planter adjacent to the south wall of the sanctuary expansion. The planter may be created in a variety of ways including modifying the building footprint, adjusting the layout ARC Minutes February 22, 2000 Page 7 and number of parking spaces, or other mutually acceptable techniques. AYES: Commrs. Rawson, Lopes, Howard, Stevenson, Parker and Metz NOES: None ABSENT: None ABSTAIN: Commr. Aiken The motion passed on a 6:0 vote. 5. 10 Santa Rosa Street. ARC 152-99; Review of a new office building and parking lot improvements; O zone; Pilch Family Trust, applicant. This item was considered after agenda item No. 8. Pam Ricci, Associate Planner, presented the staff report, recommending that this item be continued without discussion. COMMISSION COMMENTS There was no discussion and no commission comments. On motion by Commr. Parker, seconded by Commr. Howard, the ARC continued this item to the March 7, 2000 meeting. AYES: Commrs. Parker, Howard, Rawson, Stevenson, Aiken and Lopes NOES: None ABSENT: Commr. Metz The motion passed on a 6:0 vote. 6. 791 Orcutt Road. ARC 62-99; Review of a new commercial development with a two-story service commercial building totaling approximately 52,200 square feet of floor area; C-S-S zone; Sansone Company, Inc., applicant. Pam Ricci, Associate Planner, presented the staff report, recommending final approval to the project, based on findings and subject to conditions, which she outlined. The public hearing was opened. Garth Kornreich, applicant’s representative, explained that the riparian vegetation was ARC Minutes February 22, 2000 Page 8 marked in the field with red flags. He discussed how the alternative parking lot configurations were arrived at, and explained the proposed building colors. He distributed a copy of a more refined landscaping plan. The public hearing was closed. COMMISSION COMMENTS Commr. Stevenson stated that he is not sure that the building is architecturally appropriate for this site. He expressed concern with the width of the building from the street and suggested some type of canopy feature for the front of the building to create a focal point and to address massing concerns. Commr. Parker stated that he supported the building as proposed and was not concerned with the building mass or colors. He also indicated that he was not opposed to a creek walk. Commr. Rawson felt that although the building is large, it is designed appropriately. He agreed with Charles Stevenson that a small canopy in the front entry could actually be a nice feature and would help to scale down the size. Commr. Lopes said that he is also concerned with the scale of the building from the street. He is not comfortable with the creek setbacks being used for a trail. He felt the project could be redesigned to be narrow to the street. He stated that there is a need to rethink the driveway location. He suggested taking a look at a pedestrian bridge to link this project and others to retail development at the proposed Market Place to the west. Commr. Stevenson suggested looking at environmentally superior alternatives to the disposal of surface runoff in the parking lot. Commr. Metz stated that she is interested in the removal of the eucalyptus trees within the riparian corridor and replanting them with natives, if acceptable to the Natural Resources Manager. She felt that additional landscaping between parking spaces and the walkway on the south side of the building should be considered. She felt the oak trees on the west side of the property along the creek may need extra protection, and that landscaping is needed to keep people out of the retention basins. She suggested stepping back the second floor of the building or including a canopy feature to help address massing issues. Commr. Howard felt that the building would be an attractive addition to the area and indicated that she was in support of the project with the conditions recommended by staff. Commr. Aiken pointed out that most of the front of the building will be set back more than 15-feet given the curved forms. He recommended allowing the parapet to be taller to screen the mechanical equipment. He supported the creek setback exceptions and ARC Minutes February 22, 2000 Page 9 felt that the new Hunter building across the street will complement this project, developing an architectural theme. He noted that he would like to see the detention basins screened. A discussion followed regarding the appropriateness of the creek path on the east side of the development and connections to other properties through a bridge crossing. On motion by Commr. Rawson, seconded by Commr. Howard, the ARC granted final approval to the project and sign exceptions, based on findings and subject to conditions and code requirements: Findings 1. The project is appropriate in this service commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo consistent with goals contained in the City’s Architectural Review Guidelines. 2. As conditioned, the project complies with the property development standards in the C-S zone. Conditions 1. The existing transite pressure sewer pipe conveys sewage from both the Rockview and Tank Farm Rd. lift stations and it cannot be disturbed or affected by grading or encroachments into the easement. The Utilities Engineer must approve all grading (cut or fill) over the existing sewer main. 2. Orcutt Road shall be widened and improved with a curb and gutter, 1.5m detached sidewalk, transitioning to a 2m wide integral sidewalk at the creek crossing, a landscaped parkway with street trees (Quercus Agrifolia), street pave-out, street lights, traffic signing and striping, in accordance with the revised setback line and widening established by the City Council, to the satisfaction of the Director of Public Works. The driveway serving this site shall be centered opposite of the McMillan Rd. intersection with Orcutt Rd. 3. The developer shall construct a curb median to control traffic movements and accommodate future landscaping (to be planted by the City) to the satisfaction of the Director of Public Works. The median may require “sleeves” for future irrigation facilities, as determined by the Public Works Director. 4. The developer shall provide for any necessary transitional striping and barricades on Orcutt Rd. at the easterly side of this project, to the satisfaction of the Director of Public Works, unless widening proposed with Tract 2134 has already been installed. ARC Minutes February 22, 2000 Page 10 5. Vehicular access rights along Orcutt Rd. shall be dedicated to the City, except at approved driveway location. 6. A complete striping plan showing vehicular and bike lane widths and other appropriate dimensions must be prepared by a traffic engineer, submitted for approval by the Public Works Director and incorporated into the project, to the satisfaction of the Director of Public Works. 7. A hydraulic analysis shall be prepared by a registered civil engineer and submitted for review and approval by the Building Division and Director of Public Works. The report shall address general site drainage and shall identify impacts this proposed project may have on adjacent and downstream properties (detention facilities will be required). 8. Drainage conveyed into the creek shall be designed to avoid excessive erosion and water quality contamination. 9. The areas adjacent to the creeks (as delineated on the City's Flood Insurance Rate Maps) are "B" flood zones and shall be shown on the final plans. Any improvements within the "B" flood zones shall have the finished floor elevations "at least one foot above the adjacent grade". If the hydraulic analysis results in greater depths of flooding during a 100- yr. storm, the Director of Public Works will require finished floors to be raised to 1 ft. above the calculated 100-yr storm level. 10. Any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be to the satisfaction of the Director of Public Works, the Natural Resources Manager, Army Corp of Engineers and the Dept. of Fish & Game. Final plans for architectural review shall accurately show all riparian vegetation to be removed and the area proposed for its replacement. With preparation for tree pruning, care should be taken to minimize impacts to the root zone and canopy of oak trees. 11. The developer shall submit a tree and creek preservation plan for review and approval by the Director of Public Works and the Natural Resources Manager. The plan shall consider the removal of non-native vegetation in riparian areas, such as eucalyptus trees, and replacement with native vegetation. This plan shall be implemented and inspected by the Natural Resources Manager prior to the start of any clearing or grading of the site. A site restoration agreement and bond/guarantee may be required prior to the start of any work or during the course of this project, at the discretion of the Natural Resources Manager. 12. Driveway Relocation: Developer shall modify the site plan to locate the project driveway so that it intersects Orcutt Road across from and centered on McMillan Avenue. 13. Bicycle Parking: Developer shall provide bicycle parking consistent with provisions ARC Minutes February 22, 2000 Page 11 of Section 17.16.060 of the Zoning Regulations. The plans must demonstrate how both short- and long-term bicycle parking is being provided. Criteria for locating Short-term parking (bike racks) shall be as stipulated by the Bicycle Transportation Plan (1993) and should generally be located in close proximity to the main public entries to the proposed buildings. 14. Frontage Improvements: Developer shall install full frontage improvements (curbs, gutters, landscaped parkways and detached sidewalks) at their ultimate location (per the current adopted setback line) and extend the paving of the street to meet the new gutter line. The construction of these improvements shall be coordinated with those being installed as part of the new development on the adjacent parcel to the west (the Auto Zone project. To do this, the separated sidewalks and landscaped parkways shall be extended to the property’s western boundary and link with those being developed on the adjacent site. 15. Median Installation: Developer will install the peripheral curbs for a raised median in Orcutt Road and a water service connection it along the project frontage to the approval of the Director of Public Works. City will be responsible for installation of irrigation and landscaping within the median. The median shall incorporate turn pockets and a gap at the McMillan Avenue intersection to allow for all way access to McMillan and the relocated project driveway (see condition 1 above). The westbound turn pocket within the median at McMillan Avenue shall accommodate a minimum of four (4) vehicles. With the installation of the median, the eastern driveway shall be limited to right-in and right-out traffic movements only. 16. A path of travel from the public street to the building entrance is required. 17. Compliance with City noise standards for interior noise may be achieved through standard construction techniques. Any formal exterior use areas shall comply with exterior noise standards as outlined in the City’s Noise Element. 18. Required parking shall be provided in accordance with use permit approved for this site. Providing parking above what is required shall not be allowed. Additionally, the property owner shall be responsible for providing a running total of the site’s parking requirements and allocations with the submittal of any Planning or Building permits for tenant improvements. 19. If additional equipment screening on other parts of the building becomes necessary, then it shall be achieved through utilizing similar detailing to the building architecture. 20. To reduce potential negative impacts to the creek and associated riparian habitat, no activities or storage shall take place within the creek setback. 21. All mitigation measures associated with ER 62-99 shall apply to this project. These mitigation measures include but are not limited to the requirement for oil and sand separators at each drain inlet, steps to follow if archaeological resources are found ARC Minutes February 22, 2000 Page 12 during construction, the preparation of a creek stabilization/riparian restoration habitat plan, and the requirement for on-site recycling. 22. The use of exterior loud speakers, telephone bells, music or similar devices shall be prohibited due to the sites proximity to creeks. 23. Each use shall require approval of an administrative use permit in accordance with the Special Considerations Overlay zone. 24. The following items shall return to staff for review and approval as part of the building permit plan check process: a. Refinements to the landscape plan which indicate berming and/or additional plant materials along the project’s street frontage, riparian planting in the vicinity of the creek, and additional trees shall be planted within the parking area. Landscaping shall be added to screen the equipment yard and a planter strip added between the head-in parking spaces and walkway near the building entry. b. A site lighting plan, including photometrics, and parking lot standards that are a maximum of 20 feet in height from ground to top of fixture, and fixtures with down-type lights and shields (maximum illumination levels at the ground below the lighting fixtures shall not exceed 10 luxes at ground level under the fixture and 3 luxes in the vicinity of the creek. 25. Provide some additional articulation to further reduce the scale of the north building facade, such as a canopy feature. 26. Explore the possibility of creating the creek walkway shown on the east side of the project on the revised landscaping plan presented by the applicant’s representative at the 2-22-00 ARC meeting. The plans shall be to the review and approval of the project planner and the City’s Natural Resources Manager. Code Requirements 1. Street trees are required to be planted per City Standards (Quercus agrifolia). 2. Traffic impact fees shall be paid prior to the issuance of a building permit. 3. Water and wastewater impact fees are required to be paid prior to issuance of a building permit. 4. A water allocation is required, due to the new buildings. Currently, a water allocation can only be obtained through the water retrofit program. The cost of retrofitting is directly credited against the project’s Water Impact Fees, at a rate of $150 per bathroom retrofitted. ARC Minutes February 22, 2000 Page 13 AYES: Commrs. Rawson, Howard, Aiken and Metz NOES: Commrs. Stevenson, Parker and Lopes ABSENT: None The motion passed on a 4:3 vote. 7. 950 High Street. ARC 14-00; Review of a new parking facility located between Railroad Square and the new warehouse; C-C-S-H zone; City of San Luis Obispo Public Works, applicant. Pam Ricci, Associate Planner, presented the staff report recommending that the Commission grant final approval to the project, with modifications to the conditions which she outlined. The public hearing was opened. Terry Sanville, applicant, introduced the project engineer, Bruce Nybo. He explained that the parking lot funding was derived by a State grant and that the parking lot is part of a multi-tiered project. He explained that restoration of the freight building and development of grounds around it is a separate project. Bruce Nybo said he attempted to maximize space for a future railroad siding, which is part of the reason for proposing compact spaces. He noted that with the elimination of the proposed compact spaces, total project parking would be reduced by 3 spaces. He mentioned that buses will enter from the south and exit to the north. Commr. Parker asked Terry Sanville about the entry location and conflicts with nearby Morro and Upham Streets. Terry Sanville responded that it did not warrant a traffic signal, but that the City is looking at options for redesigning the intersection. Modifications to the entry design may be necessary in the future. Jim Lopes asked why the specific number of parking spaces are being proposed. Terry Sanville responded the number was determined to serve existing and proposed project demands. Discussion followed regarding the handicap ramp locations and the necessity of retaining or eliminating trees. ARC Minutes February 22, 2000 Page 14 Commr. Lopes questioned the removal of the Modesto Ash trees. Bruce Nybo responded that the tree removals are necessary to provide complying access. Jim Burrows of Firma, who prepared the landscaping plan, explained that lower profile planting was being proposed. Commr. Rawson asked why the parking lot planters were not designed to incorporate car overhang areas. Bruce Nybo responded that it could be done. Steve Rarig expressed concerns with the slope of the bank on the common property line between the project site and the neighboring project. Val Milosevic brought up the issue with the limitations on their project site imposed by the slope bank and the widening of Santa Barbara Street. He indicated that a retaining wall might be preferred. Tom Stewart, 2047 Swasey Street, stated that he is concerned with the lighting needs and potential glare. He noted that the existing Amtrak lights are outrageous. Bruce Nybo said that he would like ARC direction on desired type of landscaping. COMMISSION COMMENTS Commr. Parker said that he hoped that traffic changes get incorporated into the project, and that he supports the project. Commr. Rawson suggested expanding planters by utilizing the overhang areas. He recommended that a different pavement material be used across the parking lot to connect the unloading areas of the accessible parking spaces. Commr. Lopes indicated that a 5-foot wide sidewalk would be preferred. He felt attempts should be made to preserve the Modesto Ash trees by adjusting the locations of accessible ramps. He noted that the light standards exceed the typical 20-foot height limits, and that the transit shelter should be reviewed by the ARC to verify that it is consistent with the railroad district plan. Commr. Metz and Zeljka Howard stated that they are in support of the project. Commr. Stevenson indicated that he would like some assurances that the plantings on the keystone wall will be maintained. Commr. Aiken stated that he is concerned with the longevity and growth of the proposed plantings in the keystone wall. ARC Minutes February 22, 2000 Page 15 Commr. Lopes suggested that an alternative type of wall would be more consistent with the historic feel of the area and might be more appropriate than the keystone wall. On motion by Commr Lopes, seconded by Commr. Stevenson the ARC granted final approval to the project, based on the following findings, and subject to the following conditions and code requirements, with modifications to the conditions: Findings 1. The proposed RTC parking lot, as conditioned, is consistent with the Railroad District Plan because it contains elements that reflect the unique character of the Railroad District including the bike and pedestrian trail, railroad vernacular lighting and signage, and a landscape plan that incorporates “background” or skyline trees including Canary Island palms. 2. The proposed RTC parking lot is architecturally compatible with the site and with adjacent established railroad activities and commercial uses. Conditions 1. The parking lot design shall be modified to eliminate the need for compact spaces by providing additional space width in the first parking aisle, subject to the approval of the Community Development Director. 2. A detailed lighting plan shall be submitted for review and approval by the Community Development Director prior to building permit issuance for the project. The plan shall include photometrics that insure compliance with illumination standards of 3 to 10 footcandles maximum in the parking lot. The plan shall indicate how glare and spill light will be reduced as much as possible through the following or similar methods including blacking out the sides of the globes that face Santa Barbara Street, reducing the height of the standards, mounting the fixture arms on an alternative standard, such as a low-lying pressure treated post, and/or retrofitting the shields to extend over the globes where they face Santa Barbara Street. 3. The Architectural Review Commission hereby recommends to the City Council that the existing billboard on the site should be removed prior to the construction of the parking lot, if possible. In its place additional parking spaces and landscaping may be substituted to the approval of the Community Development Director. 4. As part of the transit turnout, a concrete pad, transit shelter, signage and lighting (as needed) shall be installed to the approval of the ARC and the City Transit Manager. 5. All new sidewalk areas adjacent to the transit turnout shall be boardwalk, per City Engineering Standard 4140. The Public Works Department shall extend the boardwalk from the new transit stop up to the existing boardwalk adjacent to the Railroad Square building for continuity. ARC Minutes February 22, 2000 Page 16 6. The City shall initiate contact with the developer of 1980 Santa Barbara Street to insure a coordinated transition between the private development project and the public parking lot. In general, the two property owners should work towards a solution that would allow for a small landscaped slope as opposed to construction of a retaining wall. 7. The handicapped ramp shall be revised to retain the existing Ash trees, or box specimens shall be planted as replacement plantings. 8. A continuous curb, rather than wheel stops, shall be utilized in parking lots to expand planter areas. Specifically, this technique shall be employed for the 90-degree angle bay of parking spaces paralleling the keystone wall, the central bay of spaces to the immediate east, and the bay of spaces to the north of the handicapped ramps. Code requirements 1. 1% of the City funded portion of the project cost shall be dedicated for public art per adopted City policies. 2. Street trees shall be planted along the Santa Barbara Street frontage, in accordance with City standards and policies; tree species shall be per the approved street tree list, to the satisfaction of the City Arborist. AYES: Commr. Lopes, Stevenson, Howard, Rawson, Aiken, Parker and Metz NOES: None ABSENT: None The motion passed on a 7:0 vote. 8. MID-HIGUERA STREET. ARC 39-98; Review of Urban Design and Design guidelines of the Mid-Higuera Street Enchancement Plan; City of San Luis Obispo, applicant. Jeff Hook, Associate Planner, presented the staff report. He explained the motivations for the plan and how it relates to other City plans and documents. He noted the long- term implications of the plan and said that some items would not occur for many years. He detailed previous meetings where the project was discussed. He explained the mixed-use nature of the area and the City’s desire to build on that character. He further discussed issues covered by the plan which included flooding, Higuera Street widening, landscape medians, preserving existing buildings, bikeway development and location, mobile home parks/housing and urban design guidelines. The Public Hearing was opened. ARC Minutes February 22, 2000 Page 17 Ray Parsons discussed formation of the “West Side” group and highlighted issues included in their January 25, 2000 letter, which included flooding. He expressed concern that the plan doesn’t specifically address how flooding issues will be handled. He felt the bike path would be better located on the opposite side of the creek, rather than where it is currently proposed. He felt that medians are a detriment to business. Dave Hite, owner of a tire and alignment store, expressed concerns with the proposed common driveway, bike path, and medians. Jim Moore, Paul’s Dry Cleaners, mentioned how many of the affected property owners are long-term business owners. He felt that medians don’t work and flooding is a major issue. He stated that Trader Joe’s has added to the congestion, and he is fearful that the addition of residential uses would affect commercial viability. Sam Wilson, Matthews Trailer Park, stated that there are no other locations for the type of trailers that this park currently accommodates. He felt that flooding may occur more frequently in the future because of global warming. Bruce Jensen, Hayward Lumber, stated that he would like exceptions built into the plan to allow for either further development or redevelopment of existing uses. He felt that medians would affect the ability of delivery trucks to access sites. He noted that the lumber yard and mill has been at the site since 1883. He indicated that he wants to fit with the plan, but also would like to keep his business here. John Villa, business at 34 South Street, felt the flooding problem needs to be remedied. He noted that the Parson’s property would be split in two and did not feel that would be fair to that owner. Erik Justensen, RRM, discussed the City Engineer’s short-term solution to flooding (modifications at Marsh Street bridge). He noted that the long-range nature of the plan, especially in terms of access and circulation, are important. He mentioned the architectural resources in the area and the intent of the guidelines to provide direction for future development. He added that the large green areas are part of the project amenities and improvements to the gateways of the area. He noted that the plan seeks to expand the range of uses. Jeff Hook mentioned the citywide flood study that is 1-2 years away. COMMISSION COMMENTS Commr. Howard asked Jeff Hook to address some of the issues brought up by the public. She said that the plans are long-term design objectives and not a photo of future development. She also expressed concern for preserving the historic house located at 296 Higuera Street. (Jeff Hook explained that the wording in the initial study allowed for the flexibility of the ultimate street widening scheme.) Commr. Rawson felt that it was important that the property owners felt less threatened by flooding and other issues they raised. ARC Minutes February 22, 2000 Page 18 Commr. Lopes noted the plan suggested not increasing the building footprints to minimize flooding impacts. He suggested the wording be added regarding no net increase in the building footprint unless other flood control measures are taken into account (based on recommendations of a flood study). He also felt the initial study should mention how the views of San Luis Mountain will be affected by future development. He noted that historic resources aren’t really addressed in the guidelines, and felt that they should be used as a contextual example to influence future design. Commr. Stevenson mentioned the language on page 45 that seemed to address his concerns with context and preferred architectural styles. Commr. Lopes stated that page 45 needs to be reworded to clarify the intent regarding the building articulation. He said the ARC needs to encourage each building to be unique and provide different treatments to façade designs. Commr. Stevenson felt the median installation needs to be a “package deal” i.e. developed with other circulation improvements such as the rear access to sites on the west side of the street. He stated that the plan is an investment in the future for businesses. Commr. Lopes indicated that he liked the idea of a landscaped median on Higuera Street and that wider sidewalks should be considered to accommodate street trees and better separate pedestrians and vehicles on the west side of Higuera Street. Terry Sanville responded to the suggestion by Jim Lopes, explaining why 12-foot lanes are being proposed (access for buses and trucks). General discussion about the right- of-way scenarios and use of 11-foot lanes ensued. Commr. Rawson stated that he is not supportive of the median concept. Commr. Stevenson said he likes the long-range vision of the plan. Copmmr. Lopes indicated that he would like to see larger landmark trees in certain areas (more to the scale of some of the downtown trees). Jeff Hook pointed out the tree selections on page 54. He said that the pathways need to be outside of the riparian area. On motion by Commr. Lopes and seconded by Commr. Stevenson, the ARC continued this item with direction to provide responses to the public and ARC comments with further suggestions as needed. AYES: Commrs. Lopes, Stevenson, Howard, Rawson and Aiken NOES: Commr. Parker ABSENT: None ABSTAIN: Commr. Metz ARC Minutes February 22, 2000 Page 19 The motion passed. The meeting adjourned at 10:58 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, March 6, 2000, at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Pam Ricci Recording Secretary