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HomeMy WebLinkAbout10-16-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION October 16, 2000 - 5:00 p.m. Council Hearing Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commrs. Mark Chandler, Mark Rawson, Chairperson Charles Stevenson, Rob Schultz, and Jim Lopes (one vacancy) ABSENT: Commr. Jennifer Metz STAFF: Associate Planners Whitney McIlvaine and Jeff Hook AGENDA FORECAST: Commissioners discussed the agenda forecast first. Chairman Stevenson noted that the a November meeting would have a maximum of two public hearing items so that the Commission could discuss goals for the upcoming budget. Commr. Lopes discussed a privately presented workshop regarding the Broad Street Corridor to be held from 6:00 to 8:00 p.m. on October 18, 2000 at the Meadow Park Community Building MINUTES: Minutes of September 5, 2000 approved as submitted. PUBLIC COMMENT: None PROJECTS: 1. 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 Whitney McIlvaine, 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. The applicants, John and Donna Ramos, 385 Higuera, San Luis Obispo, said that this was not a new sign and had been at this location for four years. The City Council gave them a City Beautification Award for this sign. John Ramos thinks it a positive sign coming into town. Commr. Lopes asked about the colors and said he had been told that applicant is ARC Minutes October 16, 2000 Page 2 thinking of using neon instead of gooseneck lighting. Commr. Rawson asked if applicant preferred neon to gooseneck lighting and Mr. Ramos said no, but that they had been told they had to change the lighting. Whitney McIlvaine felt that the old lights detracted from the look of the sign. The public hearing was closed. COMMISSION COMMENTS Commr. Chandler liked the sign, but was concerned that approval of this roof-top sign would set a precedent for other businesses to petition for roof-top signs. He liked the idea of neon. Commr. Rawson totally supported the sign. He had no problems approving it and was not concerned about precedents because every petition will require review. Commr. Schultz was concerned about precedents and sign criteria evaluation. He was against approval of the roof sign. Commr. Lopes was against the roof-top sign and would rather see the sign subordinate to the building’s architecture. He would support the sign on the wall. Commr. Stevenson had problems with the precedent-setting nature of this project even though the sign is attractive. He also likes neon. Commr. Lopes suggested gooseneck lighting to illuminate the sign. He commented that perhaps the sign ordinance has been changed. On a motion by Commr. Lopes, and seconded by Commr. Chandler, the ARC approved an exception to the Sign Regulations to allow more than 15% coverage by signs on the northerly wall so the existing roof sign can be relocated as a wall sign, and final sign location and lighting shall be subject to review and approval by the Community Development Director. AYES: Commrs. Schultz, Chandler, Lopes and Stevenson NOES: Commr. Rawson ABSENT: Commr. Metz The motion passed. 2. 1435 Phillips Lane. ARC 109-00; Review of plans to develop a 6-unit apartment ARC Minutes October 16, 2000 Page 3 project in two buildings; R-2 zone; Mark Alonzo, applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report recommending that the ARC grant final approval, based on findings and subject to conditions and code requirements, which she outlined. The public hearing was opened. Commr. Lopes had a question about the letter submitted regarding noise and privacy and there was a discussion of a neighboring property. Mark Alonzo, applicant, said he wanted to use the original colors and inspiration had come from a prominent building. He presented a wall design and said trees were no longer an issue. He said stepping the grading changes the style and doesn’t help anything. He was not sure if a sound wall would make any difference to neighboring property. The public hearing was closed. COMMISSION COMMENTS Commr. Rawson asked about the street light and Mr. Alonzo said he had discussed this with Public Works and was open to attaching a street light to the existing pole. Commr. Rawson concurred with the staff recommendation. Commr. Lopes discussed porches, trees and had concerns about drainage near the oak tree. Commr. Stevenson thought the project looked very nice and was better looking after applicant’s exchange with the ARC. On motion by Commr. Lopes, and seconded by Commr. Schultz, the ARC granted final approval to the project based on findings and subject to conditions and code requirements, as noted in the staff report, with conditions amended to read as follows: 5. The 6-inch oak tree shall be protected by rigid fencing during grading and construction to the satisfaction of the City Arborist. The drain line and inlet, shown on the plans near the oak tree, shall be relocated to avoid damage to the tree to the satisfaction of the City Arborist. 6. The applicant shall construct a six-foot tall fence on top of the rear retaining wall to the satisfaction of the Community Development Director. ARC Minutes October 16, 2000 Page 4 AYES: Commrs. Rawson, Chandler, Schultz, Lopes and Stevenson NOES: None ABSENT: Commr. Metz The motion passed. 3. 1139 High Street. ARC/MOD 114-98; Request Modification to an approved project to allow a 6-foot high fence around the truck dock and delivery area; C-S zone; Glacier Ice Company, applicant. John Shoals Whitney McIlvaine, Associate Planner, presented the staff report, recommending that the Commission approve the chain link fencing with the condition that it be painted a dark color and screened with landscaping, grant a height exception for the fencing along Walker and Pismo Streets, and deny the exception for the fencing along High Street, based on findings and subject to conditions, which she outlined. The public hearing was opened. Commr. Lopes discussed setbacks. Richard Kopecky, project architect, and Tony Orzon, applicant, distributed photos of the property. Applicant agreed to move the fence back to its proper location. The public hearing was closed. COMMISSION COMMENTS Commr. Schultz did not like chain link fencing and said the City is trying to beautify the area. Commr. Lopes agreed and said the fence needed to be transparent. He would support having the fence pulled back and perhaps higher for security. Commr. Chandler was concerned about the ADA if the fence were to be moved back. He thought that on Walker Street chain link fencing would be acceptable. He suggested something more decorative than chain link, perhaps vinyl coated fencing. Commr. Rawson agreed with Commr. Lopes and felt galvanized fencing looked better. He supported moving the fence back to 5 feet from the property line. Commr. Stevenson was opposed to chain link and would like to see an alternative approach to fencing which would still accomplish the goal of security. He agreed with ARC Minutes October 16, 2000 Page 5 the setback issues and suggested the use of welded wire fencing with a 4-inch grid. There was a discussion of chain link fencing and alternatives. On a motion by Commr. Lopes, and seconded by Commr. Chandler, the ARC moved to continue the project with direction, as follows: 1. Submit a different plan that provides a minimum street yard setback of 5 feet, except at the Walker Street driveway entrance and near the dock along Pismo Street, where a setback of less than 5 feet may be appropriate. 2. Use a fencing material other than chain link, such as wrought iron or decorative wire fencing. AYES: Commrs. Lopes, Rawson, Schultz, Chandler, and Stevenson. NOES: None ABSENT: Commr. Metz The motion passed. 4. 486 and 528 Marsh Street. ARC 126-00; Review of a proposed two-story bank and site improvements; C-R zone; Coast National Bank, applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report, recommending the Commission continue the project with direction, which she outlined. The public hearing was opened. Steve Pults, project architect, said he viewed at the site as urban and tried to mesh that with the Jack House next door. The applicant agreed to landscape the Jack House grounds from the driveway to the new bank building. Ron Batterson, a Jack House representative, said they had worked hand in hand and felt this will be a beautiful edge to Jack House. The public hearing was closed. COMMISSION COMMENTS Commr. Rawson expressed his main concern that there are no windows on the front of ARC Minutes October 16, 2000 Page 6 the building along Marsh Street. He noted that the ground floor has a lot of solid wall and the massing of the columns are too tall. He would like the building to be more grounded and questioned the blue roof. Commr. Chandler felt this is unique because of its connection to the Jack House and that the incorporation of some Victorian architecture would be a better blend. Mr. Pultz felt that the applicant does not want the building to look like a house. Commr. Lopes agreed with Commr. Chandler and suggested horizontal bands and creating a period building that would complement rather than contrast with the Jack House. Commr. Schultz agreed that the building needs to be re-worked in scale to fit next to the Jack House. He felt that it looked more like the 50s buildings in the vicinity than what the City is trying to encourage. Commr. Stevenson agreed with comments made and suggested looking at materials used in an earlier period, such as brick. He felt it doesn't need to look like a house, but can be a period design that reflects a commercial building. He would like to see a setback and reduction of the verticality of the building and stepping it back. He suggested relocating the front, interior stairs and using windows in the street elevation. Blue metal roofing is too much of a contrast. He felt that the building was more a suburban than a downtown statement. Commr. Chandler suggested a redesign of the building so that it would be more friendly in regard to access from the sidewalk which may be accomplished by a relocation of the interior stairwell. Commr. Stevenson asked about the removal of the avocado tree and Steve Pultz said that the tree is inappropriate for the site. There was a discussion of the avocado tree. Commr. Rawson asked to see a footprint of the Jack House for contrast. On motion by Commr. Chandler, and seconded by Commr. Lopes, the Commission continued action to a date uncertain with direction to the applicant to: 1. Redesign the building so that materials and architectural style and details more closely reflect those of nearby historic structures. Consider including details typical of the Italianate style. 2. Retain the Carrotwood tree at the front of the site. 3. Revise the building footprint to provide a minimum setback of 10 feet from the Oak tree on the northeastern property line. ARC Minutes October 16, 2000 Page 7 4. Revise the front of the building to face directly onto Marsh Street with a more pedestrian scale. 5. Submit an application for a lot line adjustment. AYES: Commrs. Schultz, Rawson, Lopes, Chandler and Stevenson NOES: None ABSENT: Commr. Metz The motion passed. 5. Draft Mid-Higuera Plan. ARC 39-98; Review of Urban Design and Architectural Design Guidelines for the Draft Mid-Higuera Street Enhancement Plan; City of San Luis Obispo, applicant. Jeff Hook Jeff Hook, Associate Planner, presented the staff report, recommending the Commission take public testimony, endorse the draft Urban Design and Architectural Design Guidelines and forward comments to the City Council. The public hearing was opened. Gerald Parsons, 848 Venable Street, said he leases his property to Hayward Lumber and is in opposition to the project. Jim Morabito of Paul's Dry Cleaners, 214 Higuera Street, opposes the project. He felt it would be very detrimental to businesses on Higuera Street and the median strip will discourage customers. Bill Wilson, owner of Matthew's Trailer Lodge at 274 Higuera, spoke against the median strip. Roy Parsons, of Hayward Lumber, 236 Higuera Street, said they were told at workshops that the "funkiness" of their area was desirable. They were also told the lumber yard was not desirable. Flooding is of great concern and should be addressed in the Plan. Dave Hite of the Tire Store, 252 Higuera Street, opposes the project. Tony Machado, property owner of the Drum Circuit, 280 Higuera Street, said this plan will put him out of business. ARC Minutes October 16, 2000 Page 8 Jeff Hook said he had met with the Machado family and discussed options for acquiring and possibly redeveloping the property. Commr. Stevenson suggested Mr. Machado again meet with Staff. Steve Hilstrum, owner of the Drum Circuit, felt the plan is too radical and encouraged reconsideration. Betty O'Connor owns the O'Connor Pet Hospital at 300 Higuera Street and some rental properties in the area. She agreed with Mr. Parsons. She suggested a bike lane on the west side of the creek. Sandra Knight, rents the house at 296 Higuera Street from Betty O'Connor. She is opposed to the City taking half of the O'Connor Pet Hospital for street widening. Dolores Wilson, Matthew's Trailer Lodge, felt they would lose many sites from the trailer park and is against the bike path on the east side of the creek. David Miller, owner of 200 and 208 Higuera Street, supports beautifying the Mid- Higuera area. The City will take two parking spaces and he objects to giving up property. Hal Dill, 2146 Parker Street, is happy that the City is going to improve the Parker Street area, and would like to cooperate and questioned if the City would be willing to share costs to install curbs, gutters and sidewalks with property owners.. The public hearing was closed. COMMISSION COMMENTS Commr. Stevenson suggested larger graphics and more attention to mixed use residential and concept drawing. Commr. Lopes noted that the graphic on page 33 does not show the zoning of the PG&E substation. Commr. Schultz likes the long-term plan, but does not think landscaped street medians are necessary. Jeff Hook explained the design of the proposed Higuera street widening. Commr. Stevenson expressed concern with medians. There was a discussion of the timeline for this plan. ARC Minutes October 16, 2000 Page 9 Commr. Chandler concurred with Commrs. Schultz and Rawson regarding the proposed bike lane location being on the west side. He preferred a 74-foot wide road with no median. Commr. Stevenson discussed gateways into the City and said the median will beautify the area. Commr. Rawson asked whether we would be better served by wider sidewalks instead of medians. Commr. Lopes felt medians are a good idea because they help slow traffic. The bike lane could be on the west side, and a pedestrian path on the east side of San Luis Obispo Creek. There was a discussion of landscape median width. Commr. Lopes said the Walker Street Plaza needs to be associated with buildings rather than just parking. He would like to see a concept plan for South Street. Commr. Schultz suggested continuing this matter to allow Staff's detailed presentation. On motion by Commr. Schultz, and seconded by Commr. Rawson, the Commission th continued the item to its November 6, 2000 meeting. AYES: Commrs. Chandler, Lopes, Rawson, Schultz, Lopes and Stevenson NOES: None ABSENT: Commr. Metz The motion passed. The meeting adjourned at 9:55 p.m. to a regular meeting of the Architectural Review Commission, scheduled for Monday, November 6, 2000 at 5:00 p.m. in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Whitney McIlvaine and Jeff Hook Recording Secretaries