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HomeMy WebLinkAbout05-01-2000 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 1, 2000 - 5:00 p.m. ROLL CALL: Present: Commissioners Mark Chandler, Zeljka Howard, Rob Schultz, Mark Rawson and Chairperson Charles Stevenson Absent: Commissioners Jennifer Metz and Jim Lopes Staff: Associate Planner Whitney McIlvaine PROJECTS: 1. 205 Tank Farm Road. ARC 188-99; Review of a proposed 23,000 square foot industrial building on a site with existing buildings; David Erbstoesser, applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report recommending 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. Kim Hatch explained the intent to provide clerestory windows and he answered questions regarding drainage. He also explained flexibility in building design in the event there are multiple tenants. He concurred with the staff’s recommendations. David Erbstoesser said that the applicant planned to use a monument sign and signs on fascia above the building’s front façade. The Public Hearing was closed. COMMISSION COMMENTS Commr. Howard said that she felt comfortable with the staff report and recommendations. Commr. Schultz commented that he does not support the exceptions to the parking lot design and wants additional articulation of entry and front façade. He referred to the draft Airport Area Design Guidelines. ARC Minutes May 1, 2000 Page 2 Commr. Rawson said that he liked the building and colors and has no problem with the building as designed. He suggested that the applicant and staff work out the entry change. He said that the entry was ok as designed. He asked the architect how they would respond to staff suggestions regarding shed roofs, above side doors and additional entry articulation. Commr. Chandler concurred with the staff report and said that he likes the building. Commr. Stevenson referred to the draft Airport Area Design guidelines, which discourage standard industrial development and encourage links to agricultural traditions and variety in style. On motion by Commr. Rawson and seconded by Commr. Howard, the ARC granted final approval, based on the following findings, and subject to conditions and code requirements: Findings 1. The Council approved a mitigated negative declaration for this project on April 4, 2000. Conditions 6 and 11 are recommended to ensure compliance with required mitigation measures. 2. As conditioned, the project’s design is appropriate for the Service Commercial zone, will be compatible with surrounding development. Conditions 1. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including fixtures, standard and base, shall not be higher than 20 feet above the finished grade approved as part of this permit. Lighting levels measured at the finished grade directly beneath the fixture shall not exceed 10 foot-candles. Maximum parking lot illumination shall not exceed .5 footcandles. 2. Project signage shall be limited to one monument sign at the easternmost site entry and small business identity signs on or adjacent to the entry doors, subject to review and approval by the Community Development Director. 3. The project developer shall construct frontage improvements along Tank Farm Road to the satisfaction of the Public Works Director. 4. Building height, including any roof mounted mechanical equipment, shall not exceed 35 feet from average finish grade beneath the building footprint. 5. Mechanical equipment shall be completely screened from on-site and off-site ground level view. ARC Minutes May 1, 2000 Page 3 6. Clerestory windows shall be installed in the upper recessed panels (not necessarily for the full width of each panel). Windows for office areas shall be operable. 7. The razor wire on top of chain link fencing shall be removed. Proposals for alternative security fencing shall be subject to review and approval by the Community Development Director. 8. Landscaping and irrigation shall be installed prior to building occupancy to the satisfaction of the Community Development Director. An irrigation plan and a revised landscaping plan shall be submitted with building plans for review and approval by the Director and shall include: Tree canopy - To comply with required mitigation, a tree with a larger canopy shall be used amongst the Canary Island pines, in the planters at the rear of the site, and in the peninsular planters. Planters - There shall be peninsular planters every six parking stalls. The parking and driveway standards specify a minimum width of 1.2 meters for planter areas. Planter areas with trees are to be a minimum of 2.4 meters. Planter areas shall be widened accordingly. Wheel stops should be installed where cars head directly into planters that are 4 feet or less in width or planters should be widened to a minimum of 6 feet in width. Groundcover - Additional types of groundcover or at least a variety of gazanias shall be part of the plant selection. Ground cover shall be planted in all planters. Vines – include vines on the columns at the front of the building. 9. Grading and drainage shall be to the approval of the Chief Building Official and the Public Works Director. 10. Extension of City water and sewer mains (and services) across the property frontage shall be included in the project, to the satisfaction of the City Utilities Engineer & Public Works Director. The size of the mains shall be determined by the Utilities Department, with the City paying for the difference in cost due to up- sizing of the line beyond that needed to serve the development. 11. The developer shall provide a hydrology report. Drainage and detention basins must be incorporated into this project and shall comply with the Airport Area Drainage Report criteria. (A previous drainage study in this area was completed by Cannon & Assoc. and may include a portion of the subject property). 12. The developer shall provide the Director of Public Works with a detailed hydraulic analysis that indicates the effects of the proposed development on adjacent and downstream properties. The developer shall identify any areas within the project subject to inundation during a 100-yr storm and process and complete a Federal Emergency Management Agency Letter of Map Revision (LOMR) to include this ARC Minutes May 1, 2000 Page 4 property on the City's Flood Insurance Rate Map prior to final acceptance of the development, to the satisfaction of the Director of Public Works. 13. All new structures, or substantially remodeled structures, shall comply with the “Flood Damage Prevention Regulations.” Code Requirements 1. Street trees shall be planted in accordance with City standards, to the satisfaction of the City Arborist. 2. Traffic impact fees shall be paid prior to the issuance of building permits. 3. Water and wastewater impact fees shall be paid prior to the issuance of building permits. Both the water and the wastewater impact fees are based on the size of the water meter serving each parcel. 4. A disabled access path is required from the public right of way. All entrances into the building shall be accessible. A continuous path of travel is required from the public right-of-way to all entrances. 5. Parking lot design must be consistent with City parking and driveway standards, unless otherwise approved by the Architectural Review Commission. 6. The applicant must provide motorcycle parking and both short- and long-term bicycle parking consistent with the Zoning Regulations. The location of bicycle racks shall be consistent with criteria stipulated by the San Luis Obispo Bicycle Transportation Plan (1993). 7. The project must comply with inclusionary housing requirements. The applicant has indicated he will be paying the in-lieu fee equal to 2% of building valuation as determined by the Chief Building Official prior to occupancy. 8. The project must comply with the California Fire Code to the satisfaction of the City Fire Chief. 9. Sewer improvements from the new building shall be set back from any water wells as required in the plumbing code. See UPC table 7-7. 10. A water allocation is required, due to the additional demand on the City’s water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City’s Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project’s Water Impact Fees, at a rate of $150 per bathroom retrofitted. ARC Minutes May 1, 2000 Page 5 11. If a well is to be used for domestic purposes, the domestic usage will be measured with a City meter, in order to properly bill for wastewater collection. The well meter shall be installed in accordance with City Standard 6240. An agreement for the metering of the private well must be signed, notarized, and recorded with the County Recorder. 12. Appropriate backflow prevention will be necessary on any connection to the City water system if the property includes an active well. 13. The applicant can use their well water for domestic use and irrigation while connecting to the City water system for fire protection once they have annexed. A monthly service fee of $22.40 shall be required if the property does not have a connection to the City system for domestic use. They will need to develop an allocation and pay impact fees at the time a building permit is issued for any new buildings. 14. Depending on the proposed uses at the site, industrial waste/wastewater pretreatment requirements may apply. The project shall be coordinated with the City’s Industrial Waste Coordinator, Dale Karnes, who can be reached at 781- 7425. AYES: Commrs. Chandler, Howard, Rawson, Stevenson and Schultz NOES: None ABSENT: Commrs. Metz and Lopes The motion passed. 2. 1363 Pismo Street. MOD 11-99; Modification to an approved ARC application to allow the use of a composition shingle roof instead of metal; R-2 zone; San Luis Obispo City Housing Authority, applicant. John Shoals Whitney McIlvaine, Associate Planner, presented the staff report recommending approval of the proposed revision with a condition. The Public Hearing was opened. Tim Ronda, of SDG, representing the project, explained that in the original design roofing was not a big issue. Cost is the main reason for the request to change from a metal roof to a composition shingle roof and a 35-year roof is proposed. George Moylan explained the project and financing. The Public Hearing was closed. ARC Minutes May 1, 2000 Page 6 COMMISSION COMMENTS Commr. Chandler said that the project will look fine. Commr. Rawson agreed. Commr. Schultz stated that he liked the new roof better than the previously proposed roof. Commr. Howard commented that she thinks this is an improvement. Commr. Stevenson agreed that he likes the proposed roofing. On motion by Commr. Howard and seconded by Commr. Schultz, the ARC approved the proposed revision in roof material to allow composition shingle roofing (GAF Timberline, 35–year warranty) rather than metal roofing. AYES: Commrs. Chandler, Howard, Rawson, Stevenson and Schultz NOES: None ABSENT: Commrs. Metz and Lopes The motion passed. COMMISSION COMMENTS The Commission discussed Ken Schwartz’ memo related to item C6 on the May 2, 2000 City Council agenda regarding architectural review guidelines. The Commission brainstormed about how to be more proactive in urban design standards for public facilities, mall master plans such as recently adopted in Dade County, Florida, guidelines for specific areas. The discussion explored the role of the ARC beyond just reacting to development proposals. The Commission discussed possible changes to the sign ordinance, key neighborhoods that might need attention, and developing a slide library. The Commissioners would like to place this item on a future agenda for further discussion. Commr. Rawson mentioned the Ferrario appeal to City Council. The meeting adjourned at 6:15 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, May 15, 2000, at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street, San Luis Obispo, California. Respectfully Submitted, Whitney McIlvaine Recording Secretary ARC Minutes May 1, 2000 Page 7