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HomeMy WebLinkAbout11-06-2000 ARC Minutes ARCHITECTURAL REVIEW COMMISSION November 6, 2000 - 5:00 p.m. Council Hearing Room, 990 Palm Street San Luis Obispo, CA PRESENT: Commissioners Mark Rawson, Chairperson Charles Stevenson, Rob Schultz, Jennifer Metz, Jim Lopes and Michael Boudreau ABSENT: Mark Chandler STAFF: Associate Planners Pam Ricci and Jeff Hook MINUTES: Minutes of September 20 and October 16, 2000 were approved. PUBLIC COMMENT: Rob Strong, of Strong Planning Services, submitted a letter to the ARC regarding a December 6, 2000 Planning Commission Study Session for the Broad Street Enhancement Plan, and invited the Commissioners to attend that meeting or have a separate study session. PROJECTS: 1. 321 Madonna Road. ARC 172-99; Appeal of Sign Program Requirements for SLO Promenade for Famous Footwear at 319 Madonna Road #1; C-R-PD zone; MBK Southern California Ltd, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report recommending the Commission approve the sign, based on findings, and subject to conditions and a code requirement, which she outlined. Andy Trachman of MBK Southern California LTD, applicant, introduced Chris Kiehler, Director of Real Estate for Famous Footwear, and described the previous review process for the SLO Promenade Master Sign Program. He said that the program had been approved by the ARC and set forth guidelines for each lessee. He noted that the program was given to each tenant when they signed a lease. The applicant was concerned with "fairness and equity," and did not think that Famous Footwear should be subject to another review since they had followed the guidelines. Mr. Kiehler said that Famous Footwear was a 925-store chain of family shoe stores and that the sign is 40 to 50% smaller in square footage than typical company signs. He noted that the sign was built in reliance on the approved sign program. The Commission discussed sign size and Mr. Keeler distributed pictures of 20 different Famous Footwear signs from around the country. ARC Minutes November 6, 2000 Page 2 The public hearing was opened. There were no public comments and the public hearing was closed. COMMISSION COMMENTS Commr. Lopes agreed with the staff report, and felt the sign appeared to be too large and that the area of lettering was more appropriate without the backing. Commr. Metz did not feel the sign was out of scale with the other signs in the center. Commr. Boudreau was in agreement with the sign program. Commr. Schultz agreed with staff, and felt the sign was too large with the black background, and that it was incompatible with the surrounding signs. He added that signs have to comply with City sign ordinances, as well as the approved sign program. Commr. Rawson felt the sign fit in with other signs at the center and suggested that a trim band around the sign would give it a detail that would better integrate it into the architecture of the building. Associate Planner Ricci said she had been working with applicant for several months discussing sign alternatives. She noted that a compromise was discussed to eliminate the backing from the sign. Commr. Stevenson felt that the project was attractive, but he had heard a number of criticisms from people in the community regarding the size of signage at the center. He said that proportions are an issue and this sign looks too crowded on the wall space. He agreed with staff's recommendations. On motion by Commr. Schultz and seconded by Commr. Lopes, the ARC moved to approve the sign based on findings and subject to conditions as follows: 1: The sign area of the wall shall not exceed 75 square feet and the overall height of the sign shall not exceed 5 feet, and the sign shall consist of individual letters with the backing removed. 2: The applicant may pursue an awning sign over the building entry. The awning sign shall not cover more than 25% of the main area of the awning, or not exceed 25 square feet in size, whichever is smaller. AYES: Commrs. Schultz, Lopes, and Stevenson NOES: Commrs. Metz, Rawson, Boudreau ABSENT: Commr. Chandler ARC Minutes November 6, 2000 Page 3 The motion failed on a tie vote. On motion by Commr. Rawson and seconded by Commr. Metz, the ARC approved the proposed wall sign, based on the following findings, and subject to the following conditions and code requirement: Findings: 1. The design of the proposed sign, as conditioned, will be visually compatible with the building and in character with surrounding development. 2. The design of the proposed sign, as conditioned, is consistent with the purpose and intent of the sign regulations. Conditions: 1. The sign shall be modified to include a foam trim band surrounding the sign (a minimum thickness of 2 inches, and in scale with the building architecture), and a medium gray background, to the approval of Planning staff. Code Requirement: 1. A sign permit needs to be obtained for all approved signs prior to their installation. There was a further discussion of banding around the sign, letter and background color. AYES: Commrs. Rawson, Metz, Lopes and Boudreau NOES: Commrs. Stevenson and Schultz ABSENT: Commr. Chandler The motion passed. 2. 3051 Augusta Street. ARC 115-00; Review of home designs for a 9-lot residential development; R-4 zone; Augusta Partners, LLC, applicant. Peggy Mandeville This item was continued without discussion to a date uncertain. ARC Minutes November 6, 2000 Page 4 3. 543 Stoneridge Drive. ARC/MOD 154-00; Modification to previously approved Architectural Design Guidelines for the Stoneridge Planned Development, to allow a gated driveway; R-1-PD zone; S & S Homes, applicant. Michael Codron Commr. Metz refrained from participation in the discussion of this item due to a potential conflict of interest since she owns property nearby the site. Pam Ricci, Associate Planner, presented the staff report, recommending that the Commission deny the request based on findings, which she outlined. John Mack, applicant's representative, explained that the purpose of the private driveway is for security against theft. He also noted that the homeowner is disabled and is concerned about her safety. Commr. Stevenson commented that the ARC is required to look beyond the current owner of property. He also said that there is not enough room for a car to be parked in the driveway in front of the gate. John Mack said that there is guest parking on the street in front of the home. Vanishing Wolf, the homeowner, said that his wife cannot walk without a cane and needs the gate for her security. The public hearing was opened. There were no comments, and the public hearing was closed. COMMISSION COMMENTS Commr. Rawson had no problem with the rolling gate and believes that the gate could be designed to be an attractive feature. Commr. Schultz agreed with Commr. Rawson and felt that the gate would be removable in the future if desired. Commr. Lopes agreed with the staff report. He felt that the gate wouldn't add much security. He was concerned with the pilaster height and sight distance. Commr. Stevenson agreed with the staff report. He had concerns with function, aesthetics and sight distances. ARC Minutes November 6, 2000 Page 5 Commr. Rawson made a motion to approve project plans as submitted, based on findings that the project is consistent with the Stoneridge II design guidelines because: a taller fence and gate are appropriate on Mason as it is a private street, and there would be no useful purpose achieved by not having a gate here because of the shallow driveway depth (does not allow for a vehicle to park in front of the garage). The motion was seconded by Commr. Schultz. AYES: Commrs. Rawson and Schultz NOES: Commrs. Boudreau, Lopes and Stevenson ABSENT: Commr. Chandler REFRAIN: Commr. Metz The motion failed on a 2-3-1-1 vote. Commr. Lopes made a motion to deny the request as outlined in the staff recommendation, based on findings of inconsistency with the Stoneridge II design guidelines, and sight distance issues. Commr. Stevenson seconded the motion. AYES: Commrs. Lopes and Stevenson NOES: Commrs. Boudreau, Rawson and Schultz ABSENT: Commr. Chandler REFRAIN: Commr. Metz The motion failed on a 2-3-1-1 vote. On motion by Commr. Rawson, and seconded by Commr. Schultz, the ARC continued action on the request to a date uncertain with direction to pursue a modified design, which addressed concerns with sight distance and aesthetic issues. AYES: Commrs. Rawson, Schultz, Boudreau and Stevenson NOES: Commr. Lopes ABSENT: Commr. Chandler REFRAIN: Commr. Metz The motion passed. 4. 999 Monterey Street. ARC 152-00; Study Session to review Court Street and Chinatown Historical District Development Plans; C-C-H-PD zone; Chinatown/Court Street Partnership, LLC, applicant. Pam Ricci This item was continued without discussion to November 20, 2000. ARC Minutes November 6, 2000 Page 6 5. 1605 Calle Joaquin. ARC 120-00; Study session to review a proposed 156-unit hotel; C-T zone; Ocean Park Hotels, applicant. John Shoals Pam Ricci, Associate Planner, presented the staff report, recommending that the Commission provide staff and applicant with comments and/or direction on the proposed site and architectural design. Doug Davidson of Cannon Associates expanded on the rationale behind a U-shaped building design, such as the view corridors and prevailing wind patterns. He noted that noise impacts from street and highway noise are mitigated by distance. He explained that the parking lot drainage would be cleaned by a fossil filter clarifier. He felt a 50-foot setback to the URL was excessive and somewhat punitive. He explained how compliance with a large setback at the rear of the property would push the development closer to the street. He suggested a 10-foot wide buffer. Jeff Pulaski of PK Architects in Scottsdale, Arizona, project architect, went over building massing, materials and features. Jim Flagg, applicant, endorsed the early review of the project by the ARC. COMMISSION COMMENTS Commr. Lopes had concerns with flooding from Froom Creek and how it affected site design. He also asked about impacts on views from the Motel 6 site. There was a discussion of how the general plan policies regarding a URL buffer affected this site. Commr. Boudreau suggested introducing islands and planting indigenous trees. He indicated concern that some trees would be wind-damaged. Commr. Stevenson said that he would like to see landscaping along the edge and felt the building setback was adequate as long as there was landscaping. There was a discussion of shrubs as a screen rather than a fence, and climatic considerations of this particular site including cold wind and fog. Commr. Rawson suggested moving the project 10 feet to center the building. He liked a split rail fence with an agricultural look and suggested a lower fence with clustered plantings. Commr. Stevenson asked about parking in the width of the flag driveway. Jim Flagg said that security and convenience are issues, and that the site design as proposed accentuates the lobby. ARC Minutes November 6, 2000 Page 7 Commr. Rawson suggested exploring the idea of a meandering driveway, rather than the proposed straight-on approach, and Commr. Lopes suggested considering the possibility of creating more parking near the building entryway. Commr. Schultz asked about parking for meeting rooms and was told there is no parking for meeting rooms or the restaurant. Commr. Lopes suggested making this project more reflective of San Luis Obispo's history and future by looking at different designs that are less urban. Commr. Rawson was in agreement and said that this project looks like every other Marriott. Commr. Stevenson felt that some Craftsman architectural elements or a more rural vernacular would be more appropriate. He felt the width of the building when viewed from the street was very commanding. There was a discussion of the color scheme. Commr. Stevenson felt that the green roof was too bright and would like to see a more natural color, perhaps a slate-looking material. It was felt that landscaping should enhance the natural materials in the creek corridor and some larger trees in the parking lot could be selected to provide some shade. It was suggested that Baccharis and privets be added to the plant palette, and that appropriate tree species include California Pepper, Monterey Cypress, Cork Oak, Live Oak, Sycamore and Silver Dollar Eucalyptus. There was no action taken on this item. These minutes and the meeting follow-up letter are intended to provide direction to the applicant and staff. 6. Mid-Higuera Street. ARC 39-98; Review of Urban Design and Architectural Design guidelines for the Mid-Higuera Street Enhancement Plan; City of San Luis Obispo, applicant. Jeff Hook Commr. Metz refrained from participation in the discussion of this item due to a potential conflict of interest since her firm prepared the Plan. Jeff Hook, Associate Planner, summarized the Plan’s key objectives and described the City’s outreach efforts to encourage public participation and the significant Plan changes made in response to advisory body and public comments. Using a PowerPoint slide presentation, staff summarized the Plan’s main features, explained policy-based, technical and practical reasons behind the Plan’s recommendations and described its benefits to area businesses, property owners and residents. Chairperson Stevenson opened the public hearing. Phil Ashley, 1586 La Cita Court, and Richard Krejsa,189 San Jose Court, spoke against the proposed bike path along San Luis Obispo Creek and voiced concerns about the biological impacts of constructing a bike path within required creek setbacks. They felt the bike path was ARC Minutes November 6, 2000 Page 8 active recreation and should not be allowed within the creek setback which was originally intended for habitat preservation. Seeing no other speakers, Chairperson Stevenson closed the public hearing. Commissioners then asked questions of staff, focusing on landscape median design, bike lanes and alternative street cross-sectional designs, view preservation (along Higuera Street) and alternative ways to expedite some of the Plan’s public and private improvements, such as rear access to businesses along the west side of Higuera, the phase 2 landscape median in Higuera Street, and the public bike path along the east side of San Luis Obispo Creek. On a motion by Commissioner Lopes and seconded by Commissioner Schultz, the Commission voted to recommend to Council that the Plan’s implementation be revised to speed up property acquisition to expedite development of the Bike/Pedestrian Path on the east side of the Creek, the rear access way to commercial properties and the phase 2 landscape median in Higuera Street. AYES: Commrs. Lopes, Schultz and Stevenson NOES: Commrs. Rawson and Boudreau ABSENT: Commr. Chandler REFRAIN: Commr. Metz The Commissioners then took several "straw" motions on the Plan: A. Commissioners discussed and unanimously agreed the Public and Private Design Guidelines were acceptable, with the recommended text changes and additions as noted during the meeting and in Commissioner Lopes' marked-up draft. B. Commissioners unanimously recommended that the Higuera Street right-of-way between Marsh and High Streets be 82 feet wide, with a 10-foot landscape median and 10-foot wide sidewalk on the west side. C. Commissioners unanimously recommended that the Plan’s Objectives include a provision encouraging “mixed-uses,” and that a policy encouraging "live-work" uses on Brook Street be added to the Public Policy section, page 35. On a motion by Commissioner Lopes, seconded by Commissioner Schultz, the Commission voted to recommend approval of the Mid-Higuera Street Enhancement Plan to the Council, with the changes recommended by the ARC. AYES: Commrs. Lopes, Schultz, Boudreau, Rawson and Stevenson NOES: None ABSENT: Commr. Chandler REFRAIN: Commr. Metz ARC Minutes November 6, 2000 Page 9 The meeting adjourned at 11:30 p.m. to a regular meeting of the Architectural Review Commission scheduled for Monday, November 20, 2000, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Recording Secretaries