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HomeMy WebLinkAbout06-05-2000 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 5, 2000 - 5:00 p.m. ROLL CALL: Present: Commissioners Mark Chandler, Zeljka Howard, Mark Rawson, Chairperson Charles Stevenson, Rob Schultz, Jennifer Metz and Jim Lopes Absent: None Staff: Associate Planner Pam Ricci PROJECTS: _____________________________________________________________________ 1. City-wide. ARC 42-00; Kick-off session with the City Council sub-committee (Vice Mayor Schwartz; Councilperson Howell-Marx) to review the work program for the update to the City's ARC Guidelines; City of San Luis Obispo, applicant. Pam Ricci The Council sub-committee apprised the ARC on some modifications that had been made to the work scope for the Architectural Design Guidelines RFP since the Commission had last reviewed it. Ken Schwartz prefaced his comments to the ARC as things to keep in mind with the update of guidelines. He provided a brief history of the City's design review process. He noted that urban design issues were a responsibility of the earlier Design Review Board, but that this was dropped with the formation of the ARC. He suggested that the ARC get more involved with issues that define the urban design character of the community. Jan Howell-Marx raised her concerns regarding the ARC becoming involved in the review of the creek setback ordinance exceptions and environmental review. She said that there is much emphasis on the City's open space resources with staff such as the Natural Resources Manager and the new biologist position. She commented that the City needs to be proactive in this time of tightening regulatory constraints and expand its horizons to look at other issues that may warrant Council attention. She also suggested potential training opportunities. ARC Meeting June 5, 2000 Page 2 COMMISSION COMMENTS Commr. Stevenson mentioned a recent workshop he had attended on storm drain retention and treatment as an example of a relevant training opportunity. Commr. Lopes noted appreciation for the City Council coming to speak at this meeting and suggested that as issues are raised, the members were welcome to bring up ideas. There was no action required on this item. 2. 1015 Nipomo Street. MOD 62-98; Modification to an approved ARC application to change courtyard pavement materials from brick to red concrete; C-C-H-PD zone; Mary Mitchell-Leitcher, applicant. John Shoals Pam Ricci, Associate Planner, presented the staff report recommending the Commission approve the alternative design of brick and red concrete, based on findings, that it is compatible with the building architecture/site design and retains the historical value of the site. The public hearing was opened. Tim Woodle, applicant's representative, said that colored concrete with scored joints was a nice addition. He described grading changes that necessitated the latest revisions to plans. In response to questions from the ARC, he said that the applicant was looking at softer red colors for the concrete. Commr. Metz suggested gray as an alternate color. Mary Mitchell-Leitcher, applicant, said that she was getting criticism for the hodge- podge of materials. The public hearing was closed. COMMISSION COMMENTS Commr. Chandler was in agreement with the staff recommendation. Commr. Howard commented that this change was an attractive compromise, and that she had a slight preference for brick around the fountain. Commr. Rawson said that this change was a good compromise, and gray concrete would be a nice contrast and in an historical vein. ARC Meeting June 5, 2000 Page 3 Commr. Schultz remarked that this is a nice proposal and would like the applicant to look at contrasting concrete colors. Commr. Metz preferred the alternative with brick straddling the fountain. Commr. Lopes agreed with Commr. Metz and felt that the applicant should be allowed some flexibility in terms of the final color selection. Commr. Stevenson said that the grouted joints should be darker so as to be more visible. On motion by Commr. Rawson and seconded by Commr. Howard, the Architectural Review Commission approved the alternative design of brick with a contrasting concrete color acceptable to staff, based on the following findings: 1. The alternative design is compatible with the site design and building architecture. 2. The alternative design retains the historical value of the site by placing brick in important locations of the site. AYES: Commrs. Rawson, Howard, Schultz, Chandler, Metz, Chandler and Lopes. NOES: None ABSENT: None The motion passed. 3. 950 High Street. ARC 14-00; Review of new bus shelter standards in the Railroad Historic District; C-S-S-H zone; City of San Luis Obispo, applicant. Michael Codron Pam Ricci, Associate Planner, presented the staff report recommending the Commission direct the Public Works Department to Use Exhibit A as the standard for new bus shelters in the Railroad District, based on findings, and subject to conditions, which she outlined. The public hearing was opened. There were no comments from the public. The public hearing was closed. COMMISSION COMMENTS ARC Meeting June 5, 2000 Page 4 Commr. Lopes preferred Design D, which would be in keeping with the Victorian architecture nearby. He suggested the use of dark green for the metal. Commr. Chandler questioned whether there might be an issue with graffiti on enclosed shelters. Commr. Rawson said he is not fond of the use of Plexiglas as a shelter material. Commr. Howard noted that the open design is nicer near the park. Commr. Metz said that it is important to have an enclosure for weather protection. Commr. Stevenson commented that Exhibit D is more delicate looking than the other designs. On motion by Commr. Rawson and seconded by Commr. Howard, the ARC directed the Public Works Department to use approved Exhibit D, based on the following findings, and subject to the following conditions: Findings 1. The proposed bus shelter is consistent with the Railroad District Plan because it contains elements that reflect the unique character of the Railroad District including the standing seam aluminum roof and the steel structural supports. 2. The proposed bus shelter is architecturally compatible with the site and with adjacent established railroad structures and commercial buildings. Conditions 1. The structural supports should be powder coated, or otherwise painted, with a darker green color for the metal framework similar to a color photo on file for the new clock in front of the County Courthouse, as the standard for new bus shelters in the Railroad District. 2. The concrete pad installed for the bus shelter shall be integral colored concrete with a brush finish to match the integral concrete approved for the Railroad Transportation Center project. 3. The bench used for passenger seating under the shelter shall be similar to benches used downtown, to the approval of the Community Development Director. AYES: Commrs. Rawson, Howard, Stevenson, Chandler, Schultz, Metz and Lopes NOES: None ARC Meeting June 5, 2000 Page 5 ABSENT: None The motion passed. 4. 1720 Johnson Avenue. ARC 4-99; Review of the demolition of existing bungalows and construction of 8 new residences and one apartment on a historic site; R-2 zone; Steve Sicanoff, applicant. Michael Codron Pam Ricci, 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. Tom Brajkovich, the architect, attempted to respond to the ARC's concerns about access from Johnson Avenue and any modifications to the location of the gate. He explained that since the stone veneer was not visible from the street, he preferred using split-face block. He showed samples of the proposed block, and added that the existing and proposed landscaping will help to screen the wall. He suggested the addition of a hedge to match the existing landscaping, as reflected in the revised landscaping plan. Steve Sicanoff, the applicant, said that he had worked hard to get to this point and the project will remove poor quality units and replace them with beautifully tasteful buildings. It will cost $87,000 to develop an alternate driveway, which would be a great project asset. He said that he loves the effect of the remodeled units. The public hearing closed. ARC Meeting June 5, 2000 Page 6 COMMISSION COMMENTS: Commr. Metz suggested an added condition that would read, "Any disturbance of existing vegetation or wooded areas will be replanted to the satisfaction of Planning staff." Commr. Stevenson commented that he appreciates the new design and perspective drawing. He said that he is agreeable to block, rather than rock facing, for the wall. Commr. Rawson said that he was agreeable with the gate as proposed, and also the split-face block for the wall. Commrs. Howard and Chandler both agreed that the project was very nice. Commr. Lopes questioned Mr. Brajkovich about the proposed colors, and was advised that the colors would be reversed on some of the units with the darker color as the base. On motion by Commr. Lopes and seconded by Commr. Schultz, the ARC granted final approval, based on the following findings, and subject to the following conditions, mitigation measures, and code requirements: Findings 1. The proposed project is architecturally compatible with the historic Judge’s House and development in the surrounding neighborhood. 2. The proposed project complies with the property development standards for the R-2 zone and is consistent with General Plan policies that promote safe and affordable housing projects in the City. Conditions 1. Selective pruning and an aeration system for the 14” white oak tree adjacent to the Fixlini Street driveway for the project shall be to the approval of the City Arborist. Prior to installation of the system and pruning of the tree the Arborist shall be contacted and be on-site during the work. 2. To ensure that confusion is avoided during emergency situations, units #1 through #8 shall have Fixlini Street addresses to the approval of the Fire Marshall and Community Development Director. 3. The gate at the Fixlini Street entrance to the project shall be equipped with a sensor to detect and automatically respond to emergency vehicle sirens, to the approval of the Fire Marshall. ARC Meeting June 5, 2000 Page 7 4. A pocket shall be created where the block wall and wood fence join at the rear of units #6 and #7 to allow for additional tree planting, to the approval of the Community Development Director. 5. Prior to submitting an application for building permits for construction or grading, the applicants’ representatives shall meet with planning staff and the Building Division Plans Examiner to ensure consistency between the landscaping plans and the grading plans. 6. Split-face block shall be used for the new retaining wall along the western corner of the site, which is similar to the block of the existing retaining wall. 7. Any disturbance of existing vegetation or wooded areas shall be replanted (with ground cover, shrubs, trees, etc.) to the satisfaction of Planning staff. Mitigation Measures The following mitigation measures were adopted by the City Council as part of the environmental review for this project. They are being reiterated now to assist planning staff with monitoring and implementation of the mitigated negative declaration. 1. A detailed soils engineering report shall to be submitted as part of the grading and building permit applications. The soils report shall include at a minimum: data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures, and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report. 2. Applicant must obtain an easement for driveway purposes from the School District. If applicant in unable to acquire an easement, applicant shall be required to have a traffic study prepared by a qualified traffic professional and shall resubmit the project with a new design that addresses any significant traffic impacts identified in the study. The following issues are to be addressed by the traffic study: a. Estimate the total volume of traffic generated from this project and the adjoining developed property (1730 Johnson) that uses the common access driveway and the traffic increase caused by this project. b. Conduct a “gap analysis” of traffic on Johnson Avenue adjacent to the project driveway during AM and PM peak periods. c. Determine whether sufficient gaps exist to enable project and adjoining property residents and visitors driving south on Johnson Avenue to turn left into the project driveway without queuing on Johnson Avenue. And if queues develop, determine their frequency and duration. 3. The applicant shall submit a plan for review and approval by the Architectural ARC Meeting June 5, 2000 Page 8 Review Commission indicating the method or methods used to reduce the noise levels on lots 7 and 8 to insignificant levels (less than 60dB Ldn). Compliance with the Noise Element maximum noise levels shall be verified with a noise analysis performed by a licensed acoustical engineer. 4. To help reduce the waste stream generated by this project: a. Site development shall include convenient facilities for interior and exterior onsite recycling. b. Demolition and construction shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheet-rock, wood, and metals, from the construction site. The plan must be submitted for approval by the City’s Solid Waste Coordinator or the Community Development Director, prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 5. To reduce the potential for impacts to archeological and historic resources: a. Prepare an updated set of Historic Resources Record Forms (DPR 523); the Judge’s House should be assigned a Primary Number and Trinomial as quickly as possible. b. Removal of the apartment buildings and trees, and all grading activities shall be monitored by an experienced archaeologist. c. Alterations in the garden area shall be inspected by the project archaeologist. d. Subterranean features encountered shall be carefully recorded, thoroughly documented and adequately sampled. e. Monitoring work, data recording and sampling shall be summarized and presented in a comprehensive final report. Code Requirements 1. Fire flow shall be in accordance with Appendix III-A of the 1999 California Fire Code. The proposed location of the on-site hydrant is adequate. Hydrant shall be installed per City Engineering Standards. 2. All new construction shall have automatic fire sprinklers installed per the Building Code. 3. Buildings undergoing demolition and construction shall be in accordance with Article 87 of the 1999 California Fire Code. ARC Meeting June 5, 2000 Page 9 AYES: Commrs. Rawson, Howard, Stevenson, Chandler, Schultz, Metz and Lopes NOES: None ABSENT: None The motion passed. 5. O Higuera. ARC 36-00; Appeal of Director's approval allowing new telecommunications equipment on an existing pole and modifications to existing Nextel equipment; C/OS-40 zone; Pacific Bell Wireless, applicant; Larry Stablelr, appellant. Peggy Mandeville Pam Ricci, Associate Planner, presented the staff report recommending the Commission uphold the Community Development Director's decision and grant final approval to the project, based on findings, and subject to conditions and code requirements, which she outlined. The public hearing was opened. Roy Yonemoto of the Omni Group, explained that the Pacific Bell Wireless proposal is consistent with Nextel's original approval. He described the limitations for the number of carriers on one pole as height for clear signal and a need for separation to reduce interference. Larry Stabler, the appellant, said that he is concerned about the level of development proposed on this hillside, and that his primary issue with the proposal is with visual impacts. He wanted to see plant materials introduced as screening, suggesting ideas for natives and artificial trees. He mentioned that he would like the Commission to look at painting the monopole beige to blend more with the hillside. He noted that he is concerned with views of the pole with antennae from different sites in the city. He said that he likes earth berms with artificial rock facing, but has a problem with the conclusion that trees look unnatural on the hillside. He thought that trees may have been in existence prior to the land being used for grazing. He circulated copies of photos of poles from various vantage points. Peter Pribe, of Villa Fontana Homeowners Association, said that the hillside is beginning to look like a compound and said that he finds it hard to understand how trees look more unnatural than antennae, poles and other improvements. The public hearing was closed. ARC Meeting June 5, 2000 Page 10 COMMISSION COMMENTS Commr. Shultz asked if Nextel could modify its installation and said that he needs to know prior to making any decision. Commr. Rawson supported the staff recommendation, and said that he is not sure why landscaping could not be added. Commr. Howard said that she would like to explore the addition of landscaping at the site. Commr. Chandler stated that he is concerned with aesthetics at this gateway to the city and that he would like to see screening alternatives. Commr. Lopes said that the submitted information does not really show the full visual impacts from various vantage points. He said that he is not sure that galvanized steel is the best color to blend with the sky, and that he would like to see some additional measures implemented for screening. He said that he would support a continuance of this item. Commr. Metz said that she would support the staff recommendation highlighting Condition #5. Commr. Lopes commented that he believed that an Environmental Review for the original project should have been included. Commr. Rawson pointed out how the installations are consistent with the original master use permit for locating facilities here. Commr. Chandler asked for clarification as to whether or not the ARC can allow additional landscaped screening. Commr. Schultz said that he would like to see the original conditions called for in Finding 5. Commr. Lopes noted that since the project is presently before the ARC, aesthetic issues can be reexamined. Roy Yonemoto asked to address the ARC's concerns and explained that Nextel will be modifying the pole to have fewer antennae and he also discussed the liability with planting trees on rocky soils. Commr. Rawson asked Mr. Yonemoto to address the false tree alternative. Mr. Yonemoto responded that it is not feasible to have a pole with three providers on a false tree since trees can interfere with signal transmittals and possibly City emergency ARC Meeting June 5, 2000 Page 11 equipment. Commr. Schultz asked why Nextel isn't doing a flush-mount installation. Mr. Yonemoto explained that there are different technologies needed for different carriers, and that the applicant will be reducing the total number of antennae. Larry Stabler said that he would like to see plant materials installed with artificial tree design alternative investigated. He mentioned that some pine trees have taken well on the hillside. Mike Spangler, the property owner, explained that the City Council direction was not to add to the vegetation on the hillside. He said that he was not sure that it was practical to change the plan at this point. He mentioned that the lack of water is another problem with adding vegetation. Commr. Stevenson said that a more comprehensive solution was needed for the long- term. Mike Spangler said that Nextel uses enhanced radio, rather than cellular telephone, technology. Commr. Rawson made a motion to support staff’s recommendation, denying the appeal and approving the project. Commr. Metz seconded the motion. AYES: Commrs. Rawson, Metz and Howard NOES: Commrs. Schultz, Chandler, Lopes and Stevenson ABSENT: None The motion failed. On motion by Commr. Schultz and seconded by Commr. Lopes, the ARC continued action on the appeal of the Director's approval of the project to a date uncertain, with the following to return to the Commission: a) More information on the available types and mounting options for the Nextel antennae on the monopole such as flush-mounted and whip style designs. b) Options that the ARC has in terms of conditioning this project to include landscaping beyond previous approvals. AYES: Commrs. Chandler, Stevenson, Schultz, and Lopes NOES: Commrs. Howard, Rawson and Metz ABSTAIN: None The motion passed. ARC Meeting June 5, 2000 Page 12 6. 1998 Santa Barbara Avenue. ARC 21-00; Review of a new 14,500 sq. ft. two- story commercial building, site improvements, and request for reduced side yards from 15 feet to 10 feet; C-S-H zone; Steve Rarig, applicant. Whitney McIlvaine Pam Ricci, Associate Planner, presented the staff report recommending final approval based on findings and subject to conditions and code requirements, which she outlined. The public hearing was opened. Steve Rarig, the applicant, explained that the barrel vault option with horizontal siding is more modern and attractive than the alternative. Val Milosevic, the architect, said that he agreed with all conditions except changes to the awnings. He explained that the latest design shows a thinner, more translucent awning over the entry on the north elevation. He also clarified that the siding would be corrugated. Commr. Metz asked whether the clock face would be illuminated, Mr. Milosevic replied that it would not, but that the addition of uplights was feasible. Commr. Rawson asked about the base material, and Mr. Milosevic replied that it was split-face block. Commr. Lopes asked Mr. Milosevic about a mid-section roof addition to help break up the long wall of the east elevation, and was told that it could be done, but there is no functional reason for it. He added that he likes the appearance better without the addition. The public hearing was closed. COMMISSION COMMENTS Commr. Rawson said that this is a beautiful building, which is very clean and simple, and that the design is in keeping with many of the nearby buildings. He felt that all sides of the building were well-articulated, and that the function of the building should drive its look. Commr. Lopes commented that he likes the elevation depicted on the alternative plan, which is more in keeping with the Cultural Heritage Committee's recommendations since it is more traditional and less modern. He also said that the finer features of the project should be on the street, not at the rear, to encourage pedestrian activity. He ARC Meeting June 5, 2000 Page 13 concurred with the staff's recommendation with slight modifications to the conditions. Commr. Metz noted that she found the barrel shape to be an interesting design feature, but that she was not sure about the more translucent awning shown on the perspective. Commr. Chandler asked for clarification on the motion regarding proposed changes to what would become Condition 15. Commr. Rawson responded that it would be changed to say that the “design would be consistent with the rendering and plans presented at the meeting.” Commrs. Howard and Schultz, and Chairperson Stevenson, indicated their support of the project. There was general discussion regarding the choices of clock faces. Ultimately the ARC agreed that this detail could be handled by staff. On motion by Commr. Rawson and seconded by Commr. Howard, the ARC granted the project final approval, based on the findings and subject to conditions and code requirements: Findings 1. The project is exempt from environmental review under CEQA Section 15332 (Infill Development). 2. As conditioned, the project’s design is appropriate for the Service Commercial zone, will be compatible with surrounding development, and is consistent with the Railroad District Plan. 3. A reduced setback along High Street is appropriate given the site’s size, shape, and topography and the amount of land dedication necessary to enable widening of Santa Barbara Street. As proposed, the area between the back of sidewalk and the building will be the same on High and Santa Barbara Streets. Conditions 1. The applicant shall submit a common driveway agreement for review and recordation, defining shared access with the transit facility to the satisfaction of the Public Works and Community Development Department Directors. 2. Plans submitted for building demolition and for new construction shall include instructions regarding recycling of demolition and construction materials to the satisfaction of the Community Development Director. 3. Underlying lots must be merged prior to issuance of a building permit. 4. Prior to issuance of a building permit, the applicant must submit a Phase One Environmental Site Assessment to determine if there are any significant soil contaminants on site. ARC Meeting June 5, 2000 Page 14 5. The street yard setbacks where the building adjoins shall be no less than 10 feet along High Street and no less than 17 feet along Santa Barbara Street. 6. The applicant shall dedicate 7 feet along the Santa Barbara Street frontage for public pedestrian and utility purposes, along with the necessary property return at the corner of Santa Barbara and High Streets to accommodate a corner curb ramp and 25-foot curb radius. The applicant shall also dedicate an easement at the southeast corner of the site to accommodate driveway access for the railroad transit facility with a 20-foot curb radius. 7. Building plans shall note a requirement for archaeological monitoring during grading of the parking area and excavation for building foundations and retaining wall footings. If significant archaeological materials are discovered during grading and construction, all construction activities that may damage those materials shall immediately cease. The project sponsor shall then propose specific mitigation based on a qualified archaeologist's recommendations. The Director shall approve, approve with changes, or reject the mitigation proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an acceptable level). If the proposal is approved, the project sponsor shall implement mitigation, to the satisfaction of the Director. A copy of the archaeologist's recommendations and the Director's decision will be forwarded to the Cultural Heritage Committee. 8. 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 15 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. Fixture design shall be consistent with the Railroad District Plan. 9. The project developer shall construct all frontage improvements along Santa Barbara and High Streets to the satisfaction of the Public Works Director, consistent with the railroad district plan. 10. Building height, including any roof mounted mechanical equipment, shall not exceed 35 feet from average finish grade beneath the building footprint. 11. Building signage shall be consistent with the railroad district architectural guidelines. 12. Landscaping and irrigation shall be installed prior to building occupancy to the satisfaction of the Community Development Director. Additional and more substantial planting shall be provided adjacent to the building. 13. The building base shall be brick or brick veneer or a brick colored split face block. ARC Meeting June 5, 2000 Page 15 14. Elements from the existing concrete SP Milling building (architectural features, milling equipment) and a photographic display of the site’s history and buildings shall be incorporated into the new building in a public area; 15. The architectural design shall be consistent with the rendering and plans presented at the meeting. 16. The clock face shall be approved by Planning staff with its review of building permit plans. Code Requirements 1. Street trees (Chinese Pistache and Australian Willow) 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. Building plans shall address the redirected water runoff from the property to the east as part of any retaining wall construction. 5. Parking lot design must be consistent with City Parking and Driveway standards. 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. AYES: Commrs. Howard, Rawson, Stevenson, Schultz, Chandler and Metz NOES: Commr. Lopes ABSENT: None The motion passed. ARC Meeting June 5, 2000 Page 16 7. 2855 McMillan Avenue. ARC 20-00; Review of a 6,400 square foot Industrial building including shop area, showrooms, storage, office, and caretaker's apartment; creek setback exceptions; and environmental review; M zone; Mike Leicester, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report requesting that the ARC provide comments on the Negative Declaration with Mitigation Measures, and continue the project with direction, which she outlined. The public hearing was opened. Joe Boud explained his prior work to obtain approval from Public Works and other regulatory agencies for frontage improvements, including a retaining wall. He said that using porous pavers defeats the purpose of the filtration system. He said that moving the trash enclosure to the front entry of the project is not desirable. He also explained that moving the building is very problematic for interior circulation, as well as site circulation. He complained about having to submit a creek restoration plan at this early stage. Mike Leicester, the applicant, expressed concerns with getting the report late and having to comply with a higher standard than other projects in the area. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes questioned how the extent of riparian vegetation was shown on the site plan. Commr. Rawson asked about the porous pavers and drain inlet. He also said that this is a very attractive project, and that he liked the good massing effect of the second floor stepping back. Commr. Lopes suggested that staff should get together regarding permeable paving and an environmental drain inlet. He felt that there is a case for supporting findings for a creek setback exception. Commr. Metz said that she would like to see the extent of the drip line of the existing willows, the riparian planting plan, and elimination of parking space #9. Commr. Schultz said that he would like to understand more about pavers working with the drain inlet. He mentioned that it would be best to move the trash enclosure and also eliminate parking space #9. ARC Meeting June 5, 2000 Page 17 Commr. Howard commented that she was concerned about the creek setback exception. She suggested that the building should be kept out of the 20-foot setback and that with the elimination of parking space #9 there would be a possibility of making the building wider. Commr. Chandler said that he would like to see the detail of the trash enclosure before making a decision on the creek setback exception. He also recommended that parking space #9 should be eliminated. Commr. Stevenson commented that this is a nice project on a tough site. He concurred with the staff recommendation, and would like to see the issue with porous pavers resolved. On motion by Commr. Lopes and seconded by Commr. Schultz, the ARC continued the project to a date uncertain with the following direction: 1. Determine whether porous paving materials can be used for the portions of parking spaces located in the area of the site between 10 feet and 20 feet from the top of creek bank, and work in conjunction with the proposed fossil filter catch basin. 2. Relocate the trash enclosure now proposed near Parking Space No. 9 to be out of the creek setback area. 3. Eliminate Parking Space No. 9. 4. Investigate reconfiguring the “L” portion of the building located closest to existing willows at the top of creek bank to show a 20-foot setback from the accurate depiction of the drip line of the willows. 5. Submit more details on the design of the retaining wall proposed in the creek to support frontage improvements, endorsing the recommendation for a biotechnical type design if feasible. 6. Provide a detailed preliminary landscaping plan for the creek area that serves as a creek restoration plan. 7. Provide more information on the mounting height and the type of lighting and illumination levels of proposed wall-mounted light fixtures. 8. Provide information on the locations of mechanical and fire suppression equipment and screening proposals. 9. Provide a trash enclosure detail. ARC Meeting June 5, 2000 Page 18 AYES: Commrs. Schultz, Lopes, Howard, Rawson, Stevenson, Chandler, Metz and NOES: None ABSENT: None The motion passed. 8. 1243 Monterey Street. ARC 38-00; Review of a proposed 4,319 sq. ft. office/retail building; C-R zone; John Hough and John Wilson, applicants. Whitney McIlvaine Per the applicant’s request, the project was continued to a date uncertain without discussion. On motion by Commr. Schultz, and seconded by Commr. Howard, the project was continued to a date uncertain. AYES: Commrs. Schultz, Howard, Rawson, Chandler, Lopes, Metz, Stevenson NOES: None ABSENT: None The motion passed. 9. 999 Monterey Street. ARC 65-00; Review of public art for the Higuera bridge repair project between Osos and Court Streets; C-C-H-PD zone; City of San Luis Obispo, applicant. John Shoals Pam Ricci, Associate Planner, presented the staff report requesting that the ARC find the public art consistent with adopted criteria and recommend its construction to the City Council. The public hearing was opened. Alan Root explained the design criteria put out by the city and his pragmatic approach to the design. He chose coatings for benches that were BBQ-sauce design proof. He explained the natural design theme for the colors and designs of benches. Mr. Root said that the benches are not embedded with footings, but are bolted to the sidewalk. ARC Meeting June 5, 2000 Page 19 He said that he does not want the undulating pattern of placement of the benches to look too cute and that his idea is to enhance the urban experience. Wayne Peterson said that the Art Review Committee liked the subject proposal best because it was the most appropriate for the urban setting and reflected the natural elements. Ann Ream from the Arts Council said that this project is required to have an interpretive plaque. She also said that she would like to see public art go beyond educational to functional. She would like to have nice pieces of artwork, rather than "plop" art. The public hearing was closed. ARC Meeting June 5, 2000 Page 20 COMMISSION COMMENTS Commr. Howard said that this is a beautiful project and that she would support approval. She had a question regarding the height of benches and asked whether the massing might be intimidating for the vertically-challenged. Ann Ream said to keep in mind the added height of the proposed sidewalk. She also said that the project will have quite a bit of space between groups of benches. Commr. Chandler commented that he likes the project and felt that it was excellent as presented. Commr. Lopes said that the abstract design does not fit the context of the City or the environment. He said that he thought that users would appreciate seatbacks and more separation from the street. He remarked that the design was not consistent with Finding 3. The Commission discussed its concern with children climbing on the mountain shapes. Commr. Metz felt that the project was an interesting addition to the streetscape. Commr. Schultz indicated that the relative scale of the benches should be kept in mind. Commr. Rawson said that he likes the project and does not have a problem with scale, but would like to look at the possibility of seatbacks. Commr. Stevenson said that the characterization of a skyscraper was not necessarily consistent with the local context. Ann Ream stated that she would like to allow for interpretation, rather than having the project be a direct replica. On motion by Commr. Rawson and seconded by Commr. Howard, the ARC found that the public art for the Higuera bridge repair project meets the criteria for public art and recommended its construction to the City Council, with consideration for the appropriateness of the slope and scale of seatbacks. AYES: Commrs. Chandler, Howard, Rawson, Stevenson, Schultz, and Metz NOES: Commr. Lopes ABSENT: None The motion passed. The meeting adjourned at 9:55 p.m. to a regular meeting of the Architectural Review ARC Meeting June 5, 2000 Page 21 Commission, scheduled for Monday, June 19, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Pam Ricci, Recording Secretary