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HomeMy WebLinkAbout10-02-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION October 2, 2000 - 5:00 p.m. Council Hearing Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commissioners Mark Rawson, Chairperson Charles Stevenson, Mark Chandler, Rob Schultz, Jennifer Metz, Jim Lopes and one vacancy ABSENT: STAFF: Associate Planners Pam Ricci and John Shoals MINUTES: Minutes of August 7 and August 21, 2000 were approved. PROJECTS: 1. 755, 759, 763, 769 Santa Rosa Street and 1060, 1064 Mill Street. ARC 97-99; Review of proposed new 20,000 square foot office building; O zone; Jim and Bev Smith, applicants. Pam Ricci 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. Steve Puglisi, project architect, introduced Cliff Branch, partner and project manager. They both agreed with the staff report and encouraged the ARC to grant the project final approval. Mr. Puglisi said the applicant had gone back to a square rather than a horseshoe plan for garage light wells. He noted that a low monument sign was proposed, the only sign on the building, for an international tenant, and that they would come back before the Commission with the sign. He said they are going to make efforts to soften the landscape plan. Commr. Metz voiced a concern about the ficus trees becoming diseased and questioned whether there was any back-up for street trees if they were to decline. Commr. Lopes asked how light from proposed wall sconces would be directed. Mr. Puglisi said he expects this building to glow at night, but that the lights will illuminate the building only. Mr. Branch added that the trees are important to the project, and if they die, they will be ARC Minutes October 2, 2000 Page 2 replaced with very large trees. Dr. Ke-Ping Tsao, a neighbor, noted that the project is located at a gateway to the downtown area and expressed concerns with the scale of the north tower of the building. The public hearing was closed. COMMISSION COMMENTS Commr. Chandler liked the way that street trees helped to reduce the mass of the building and wanted signage to return to the Commission. Commr. Rawson felt that the building was an outstanding piece of architecture and liked the understated sign. He supported the landscaping concept and would support final approval. Commr. Schultz liked the project. He asked that signage and landscaping return to the Commission. He wanted landscaping selected that would partially screen garage vents and would like to see public art or a fountain incorporated into the project. Commr. Lopes appreciated the applicant coming before the Commission with preliminary designs and stated that he liked the project. He suggested a change to Condition 6 to reinforce that the light from wall sconces was intended to wash walls and not become a beacon. He suggested some changes to Condition 5 regarding landscaping and indicated that he would like to have the revised landscaping plan return to the ARC. He suggested including a selection of street trees in the project to provide transparency, height and canopy. He recommended denser shrubs in the setback area, near Peach Street. Commr. Metz echoed Commr. Lopes' comments about trees and said she would like to see a landscape plan. She felt there was little mass to the shrub palette and that landscaping contributes to the project and should not be an afterthought. She expressed a specific concern with the monotony of the groundcover selections. She suggested that it may be necessary to set the building back further for more landscaping and said that the flared deck takes away landscape space. Commr. Stevenson suggested that there be more landscaped mounding in street yards. He felt that the building was beautifully proportioned, but was concerned about the extent of the proposed balconies. He wanted to see more planting added to the area in front of the building's north tower. Commr. Rawson said the flare of the balconies looks inviting and subtle. Commr. Lopes felt that the flare was a nice perspective device from the street. ARC Minutes October 2, 2000 Page 3 Commr. Rawson said the building has been through a couple of levels of review and the Commission could approve the project with some direction on landscaping, which could be returned to staff or the ARC. Commr. Schultz suggested the applicant return to the ARC with landscaping at the same time as the sign. On motion by Commr. Lopes and seconded by Commr. Rawson, the ARC granted final approval to the project, based on findings, and subject to conditions, which included restrictions on the level of light emanating from proposed wall sconces and requirements for a final landscaping plan and project signage to return to the ARC, as noted in the follow-up letter to the applicant. AYES: Commrs. Lopes, Rawson, Chandler, Schultz and Stevenson NOES: Commr. Metz ABSENT: None The motion passed. 2. 385 Higuera Street #B. ARC 137-00; Review of a roof-top sign for an art gallery, in exception to the City's Sign Regulations; C-R zone; John and Donna Ramos, applicants. Whitney McIlvaine John Shoals, Associate Planner, presented the staff report recommending the Commission grant final approval to the exception, based on findings. The public hearing was opened. Randy Dettmer, a local architect, noted that the Ramoses had improved the gallery and sign. He felt it is very well done and further enhances the building and improves the look. He encouraged approval of the sign. Commr. Rawson agreed with Mr. Dettmer. The public hearing was closed. ARC Minutes October 2, 2000 Page 4 COMMISSION COMMENTS Commr. Lopes thought the sign was nice looking, but in this town there are not many roof-top signs. He felt the sign would set a precedent and it is not necessarily the best in that location because it is "Hollywood-ish." He could support the sign as a wall sign, but not on the roof-top. Commr. Metz was supportive of the sign. Commr. Chandler was in support of the sign, but felt it would create a precedent for other applicants for roof signs. Commr. Lopes questioned whether the roof sign required an exception or use permit. Commr. Stevenson was very uncomfortable approving the exception, and he felt this sign would be used by the next person who wants a roof-mounted sign. He cautioned against approving the sign. He felt that approving the roof sign grants a special privilege and strongly recommended findings that cite special unique features to the site. Commr. Rawson felt this is a good example for a precedent. Commr. Lopes suggested continuation of this matter. He also suggested that staff give recommendations based on criteria and applicant could come back with reference to that criteria. On motion by Commr. Schultz and seconded by Commr. Lopes, the ARC voted 6-0 to continue the project to the October 16, 2000 meeting with direction for staff to provide the appropriate criteria to be used as a basis for action on the proposed roof sign. The Commission determined that the roof sign did not require an exception to Sign Regulations and that the application was not subject to the standard exceptions findings listed in Section 15.30.200 of the Sign Regulations. AYES: Commrs. Schultz, Lopes, Metz, Rawson, Chandler, and Stevenson NOES: None ABSENT: None The motion passed. ARC Minutes October 2, 2000 Page 5 3. 2958 South Higuera Street. ARC 63-00; Review of a proposed automotive center, including two new buildings with possible setback exceptions; C-S zone; Jules Rogoff, applicant. John Shoals John Shoals, Associate Planner, presented the staff report, recommending that the Commission grant final approval based on findings and subject to conditions which he outlined. The public hearing was opened. Commr. Stevenson asked how much grading is anticipated. Commr. Lopes asked about the non-conforming status of the existing building and suggested moving the building away from the street. John Shoals discussed the issue of a non-conforming structure and moving the building back to increase visibility. He explained that the City Zoning Regulations specify that improvements to a non-conforming structure cannot exceed one-half the replacement cost of the structure. The Building Division estimates the replacement cost at $300,000, but the actual value of the improvements have not been determined. If the proposed building improvements exceed $150,000, then the remodeled building would have to comply with all C-S zone standards. Randy Dettmer felt this was a challenging project involving an odd-shaped site and three ugly-looking buildings built in the 1920s, with much history. He explained that the entry structure concept came from the gables on the existing building. He noted working with staff to accommodate the Commission’s concerns. In response to Commr. Stevenson’s question, he noted that there is a seven-foot slope from Higuera to the lowest point by the creek and the applicant does not anticipate a significant amount of grading. He referenced a meeting with Tim Bochum and Jerry Kenney of Public Works regarding ingress and egress of the existing building, and explained that three driveways will exit only onto Higuera. He noted that the plans were revised to address concerns with building color, building size and mass, and creek setbacks. He noted that no roof-mounted mechanical equipment is proposed for this project. Mr. Dettmer stated that the applicant did not have a problem putting street trees along the front of the building. Commr. Metz noted that Todd Martin, City Arborist, would determine the number of trees required. Commr. Stevenson asked who would be typical users of this project. ARC Minutes October 2, 2000 Page 6 Jules Rogoff responded, noting that Building "A" is occupied by a mechanic and other tenants will be an automotive hospital service and repair-type business, windshield and dent removal, painting and stereo installation. There was a discussion of entrances and exits into the existing building. Commr. Stevenson expressed concern about the existing driveway ramps and also thought it was inviting traffic problems to have doorways but no entry. He was concerned with long-term parking and storage of vehicles by tenants leaving no parking for customers. Mr. Rogoff noted that he will be running his business from this location and will monitor use of the parking area. Commr. Metz asked about signs and whether the rear doors could be wider. She also had questions regarding landscaping and wanted to see a note or condition requiring bark or shredded redwood mulch in the planters. She suggested tougher plants that would not require so much care and thought that perhaps shrubs will cover the plants. She felt bike racks could be replaced with planters. The public hearing was closed. COMMISSION COMMENTS Commr. Lopes discussed the streetscape along the corridor and said greenery in front is feasible. He felt the existing trees on the property should be kept and more space was needed in the parking area. He suggested reducing Building "B" and felt a courtyard interior would be better. He agreed with Commr. Metz regarding plant selection and wanted to see the project modified. Commr. Lopes had concerns about doors on Higuera. He did not support the staff recommendation. Commr. Schultz had trouble with the front entrances and suggested decreasing the number of entrances and adding more landscaping. Commr. Rawson liked the project generally and was willing to support it, but there were concerns that needed to be addressed. Commr. Chandler suggested eliminating parking spaces. He felt the approach aprons will beckon people and create confusion among motorists. He mentioned the design of the Villa Automotive building and talked about cars entering from the rear of the building. He asked if the setback for Buildings "A" and "B" met the Fire Code. 0 Associate Planner Shoals explained that the driveway width is sufficient even though it appears constricted. Commr. Chandler had a family emergency at 8:00 p.m. and left the meeting. Commr. Stevenson felt the entry feature could be moved back and had concerns about the two entrances. He was satisfied with Building "B" but suggested reducing the ARC Minutes October 2, 2000 Page 7 building (Unit 4) to provide depth. He was very concerned about runoff into the creek and the need to maintain drains. He was also concerned about parking, noting how automotive facilities operate. He referred to the parking problem through the Capitolio area. Commr. Stevenson wanted to see a grading plan. He suggested reducing Building "B" by 8-feet to create a wider opening for the driveway. On motion by Commr. Schultz, and seconded by Commr. Rawson, the ARC granted final approval, as outlined in the staff report, based on findings, and subject to conditions, including requirements to eliminate two existing driveways on South Higuera, reducing the size of one of the buildings, making the entry structure and patio comply with street yard standards and providing more hardy landscape material, all as noted in the follow-up letter to the applicant. AYES: Commrs. Schultz, Rawson, Metz, and Stevenson NOES: Commr. Lopes ABSENT: Chandler The motion passed. 4. 1435 Phillips Lane. ARC 109-00; Review of plans to develop a six-unit apartment project in two buildings; R-2 zone; Mark Alonzo, applicant. Whitney McIlvaine On motion by Commr. Metz, and seconded by Commr. Lopes, this matter was contined to a date uncertain without discussion. AYES: Commrs. Rawson, Schultz, Lopes, Metz and Stevenson NOES: None ABSENT: Commr. Chandler The motion passed. ARC Minutes October 2, 2000 Page 8 The meeting adjourned at 8:50 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, October 16, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Recording Secretaries