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HomeMy WebLinkAbout12-04-2000 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 4, 2000 - 5:00 p.m. ROLL CALL: Present: Commissioners Jennifer Metz, Michael Boudreau, Jim Lopes, Rob Schultz, Mark Rawson, and Chairperson Charles Stevenson Absent: Commissioner Mark Chandler Staff: Planning Technician Michael Codron, and Associates Planners Pam Ricci, and Whitney McIlvane PUBLIC COMMENTS: Rob Strong discussed his project and asked the Commission’s permission to appear and discuss it further at the next ARC meeting. This was granted by the Commission. PROJECTS: 1. 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 excused herself at 5:05 p.m. due to a conflict of interest. Michael Codron, Planning Technician, presented the staff report recommending the Commission deny the request, based on findings. The public hearing was opened. John Mack, applicant, presented slides of the project. He indicated that he has been involved with the Stoneridge project since its inception. He feels that the proposed design is in character with the Stoneridge Guidelines. John Mack stated that the revised design addresses the Commissions concerns regarding sight distance to approaching vehicles and that the Public Works Department and the Building Division have signed off on the revised plan. He feels that he now has an improved design based on previous comments and suggestions of the Commission. The public hearing was closed. ARC Minutes December 4, 2000 Page 2 COMMISSION COMMENTS Commr. Rawson stated he has no problem with the proposal. His only concern would be with sisight distance and it appears that the new design addresses this issue. Commr. Boudreau agreed and discussed the design of the proposed gates. Commr. Lopes supported the design. He stated that he would be more concerned if the gates were visible and fronting on a public street. Commr. Stevenson talked about pedestrian safety. He discussed the street design in that it was an alley and not a pedestrian way. He thinks that the revised design is attractive and compatible with the Stoneridge guidelines. On motion by Commr. Lopes, seconded by Commr. Rawson, the ARC granted approval of the project, based on findings and subject to conditions, as outlined in the staff report. AYES: Commrs. Boudreau, Rawson, Stevenson, Schultz. NOES: None ABSTAIN: Commr. Metz ABSENT: Commr. Chandler The motion passed. Commr. Metz returned to the meeting. 2. 501 Foothill Boulevard. ARC 136-00; Review of home designs for three new homes and a garage for an existing home; R-2 zone; R.H. Porter, applicant. Pam Ricci Commr. Rawson refrained from participation in the discussion of the item because of a potential conflict of interest since his architectural firm prepared the project plans for the applicant. Pam Ricci, Associate Planner, presented the staff report recommending the Commission grant schematic approval to the project, based on findings, and subject to conditions as direction. The Public Hearing was opened. Glen Wood, APS Architects, distributed color boards to the ARC for review. He noted that the applicant as worked with staff to make changes to the project including the siting of buildings and architectural modifications to reduce the “boxiness” of the ARC Minutes December 4, 2000 Page 3 houses. He concurred with recommended conditions. He felt that the project was ready for final approval because the two main concerns had been addressed and that he could work with staff on the rest of the conditions. Tom Welliver, 424 Foothill Boulevard, talked about site elevations and flooding concerns. The Public Hearing was closed. STAFF COMMENTS Pam Ricci stated that the existing driveway was hard to get in and out of because of its narrowness and location on a busy street. She felt that the driveway should at least be the minimum of 16 feet in width because of these conditions to allow for better maneuvering. She mentioned that the Fire Marshal had no concerns with the plans as submitted with the conditions that automatic fire sprinkler systems be installed in all the houses. She further explained how planters near the houses needed to be modified to create conforming parking spaces. With regard to lockable storage requirements, she thought that you could get 200 cubic feet within the garages. She talked about the flood zone that affected the site and requirements to raise the finish floor of buildings to be compliant. Overall, she felt it was premature to grant final approval, given the number of unresolved issues. COMMISSION COMMENTS Commr. Lopes brought up the parking requirements and feels wider spacing is called for. He also discussed the lockable material storage area. Commr. Boudreau supported the project and was comfortable with staff’s recommendation for schematic approval. Commr. Schultz also supported the project, and agreed that it was ready for schematic, but not final approval. Commr. Lopes also supported granting the project schematic approval. He questioned how the floor plans might be modified to provide better access between the living areas and yards. He thought strawberry trees should not be used as patio trees. Commr. Metz supported the staff report. She suggested adding Photonia to the plant palette and felt that there was not adequate space in planter for Canary Island Pines or Redwood trees. Commr. Schultz agreed with Commr. Lopes regarding the idea of better access to the rear yards, but, liked the proposal to have second floor living spaces to maximize views. He also liked the staggered layout of the new houses. ARC Minutes December 4, 2000 Page 4 Commr. Lopes thought the use of upstairs balconies might be considered in the new houses to provide access to the rear yards. Commr. Stevenson liked the proposed floor plans with living areas on the second floors and felt that the color scheme was acceptable . On motion by Commr. Boudreau, seconded by Commr. Lopes, the ARC granted schematic approval to the project, based on findings and subject to conditions as outlined in the staff report. AYES: Commrs. Boudreau, Stevenson, Schultz, Metz, and Lopes. NOES: None ABSTAIN: Commr. Rawson ABSENT: Commr. Chandler The motion passed. Commr. Rawson returned to the meeting. 3. 485 Madonna Road #2. ARC 165-00; Review of new restaurant signage in excess of that allowed by the approved Sign Program, including decorative neon lighting; C-R-PD zone; Buffets, Inc., applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report recommending the Commission approve signs, based on findings, and with conditions to revise the sign proposal to be more conforming with the ARC-adopted master sign program for the SLO Promenade. The Public Hearing was opened. Larry Cooper, Ray Light Signs, and Dave Fansler, President of Tahoe Joe’s, held a discussion regarding the size of the signs and their belief that they are not over the approved square footage. They also talked about the Joe’s “to go” sign. They had no problem with the placement of the sign. A discussion was held about the color and contrast theme of the sign. The Public Hearing was closed. STAFF COMMENTS ARC Minutes December 4, 2000 Page 5 Whitney McIlvane pointed out the handout to staff, explaining how the measurements of signs are calculated in San Luis Obispo. She felt this would explain the difference between the staff and the applicant numbers. COMMISSION COMMENTS Commr. Stevenson expressed his concern about the discrepancy of the measurements. Commr. Lopes questioned the placement of the neon tubing on the wall. There was a discussion about the placement of the main sign. He questioned the take-out sign and wondered whether a 16 square foot sign could be accommodated. Commr. Stevenson thought 24 feet is big enough for a neon sign. Commr. Schultz did not like the larger lettering and is in support of staff recommendations to shrink down the larger sign to fit within the standards of the sign regulations. Commr. Lopes agreed that smaller lettering would be better for this location. He does not want to make an exception. He does support alternate condition no. 7 mentioned in the staff report. Commr. Metz thinks they need to lose the feather. She is not in favor of the exception. Commr. Rawson talked about reviewing the exception and feels the feathering is warranted. He also thinks the sign has a nice design and a unique look. He felt it could have a definite benefit to the project and is in support of granting the exception. A further discussion was held about the color scheme. Commr. Boudreau agrees that the creative theme is nice and thinks having a Plexiglas covering would cheapen the look. Commr. Stevenson agrees with the comments made all around and feels there needs to be room for interpretation. He feels this is the case with the feathering. He didn’t know if he liked the neon on the top banding. He feels it is unnecessary and gaudy. He feels a smaller sign is called for. On motion by Commr. Rawson, seconded by Commr. Boudreau, the ARC granted approval of three signs – two Tahoe Joe’s signs and one “to go” sign – for the Tajoe Joe’s restaurant, based on findings and subject to conditions and code requirements, as outlined in the staff report and amended by the Commission. AYES: Commrs. Boudreau, Rawson, Stevenson, Schultz, Metz, and Lopes NOES: None ARC Minutes December 4, 2000 Page 6 ABSENT: Commr. Chandler The motion passed. 4. 4041 Broad Street. ARC 148-00; Study session to review architectural plans for a 105,000 square foot commercial development consisting of a 102,000 square foot office park, a 3,000 square foot service station and other improvements at the corner of Tank Farm Road and Broad Street; Michael Cannon, applicant. John Shoals Whitney McIlvaine, Associate Planner, presented the staff report recommending the Commission provide staff and the applicant with direction on the proposed site and architectural design. The Public Hearing was opened. A representative of BFGC discussed the area surrounding the project. There was a further discussion about the buildings on the project, types of elevations, entrances and parking. Mike Cannon talked about his feeling that the overlandscaping made this a stunning project. He felt that taking the gas station off the corner would make the project infeasible. He then questioned protocol with regard to how the ARC meetings work. The Public Hearing was closed. COMMISSION COMMENTS Commr. Rawson thinks this is a wonderful project. He likes the overall architecture and design. He feels the design of the convenience market could be simplified. Commr. Boudreau likes the project. He is concerned about the convenience market and its place in the project. Commr. Stevenson had the same reaction as to the location of the convenience market. He talked about the harsh look of the gas station canopies. He believed the buildings could be showcased better. Commr. Schultz also noted his concern regarding the harshness of the canopy and the location of the convenience store. He thought one solution might be to get the canopy ARC Minutes December 4, 2000 Page 7 off of the corner and re-emphasize the buildings. He agreed with staff comments that the elevator might be too modern for the area. Commr. Lopes talked about the views on Broad Street. He thought a better design would be to have the canopy diagonal to the corner, with the convenience store at a diagonal also. He felt more pedestrian walkways are needed, especially to the convenience market. He thought different roof forms might be called for. He also talked about the exit stairwell and thought it should be inside. He feels there should be more shading on the West elevation for building 2 during the summer months. A discussion was held about which views are the nicest. Commr. Metz discussed the landscape plans. She pointed out that they did not include many naturalized choices as outlined in the draft Airport Area Specific Plan guidelines. She talked about the amphitheatre and how she was pleased with its look. Commr. Lopes brought up the need for more pedestrian gathering places besides the amphitheatre. Commr. Boudreau suggested, for the next presentation, that a street elevation might be nice in order to show the entire project. COMMENT AND DISCUSSION: Ron Whisenand presented the Agenda Forecast. The Commission presented the goals as follows: 1. Urban Design Studies: a. Budget streetscape improvements for historic downtown to include new streetlights beginning on Marsh and Higuera Streets. b. Fund landscaping of center median islands and downtown planters. 1. Re-do Santa Rosa median landscaping 2. Establish new median landscaping on Madonna Road 3. Upgrade and improve the City’s demonstration garden at Broad and Santa Barbara Streets 4. Replant downtown planters c. Study and fund traffic calming measures at the South and Broad Street intersection. d. Fund special corridor studies including: 1. Broad Street corridor from South to Tank Farm Road 2. Los Osos Valley Road corridor from Madonna to northwest end of City ARC Minutes December 4, 2000 Page 8 3. Foothill corridor 4. Upper Monterey corridor e. Work with the County of San Luis Obispo to develop City gateway design features f. Develop a unified public signage policy for public buildings and street signs. g. Study transit stop furniture design. h. Develop cellular antenna/equipment design guidelines. 2. Ordinance Amendments a. Develop ordinance/amend existing ordinances to address “best management practices” for stormwater runoff. b. Review Sign Ordinance to address temporary window signage (including enforcement), method of calculating sign area, and roof signs. c. Consider ordinance language that would restrict the area, size, and location of “non-office”/”non-retail” uses (i.e. fiber optic switching) uses on the City’s major commercial corridors. d. Study City ordinances and consider possible changes to ensure that findings and approval criteria are provided for development exceptions. e. Create Scenic Corridor design standards and develop CEQA thresholds of significance for scenic corridor impacts. 3. Other a. Work with Tree Committee to develop a street tree selection list, tree maintenance education program, and procedures for tree removals. b. Develop incentive program to increase the planting of street trees in multi- family residential areas similar to an existing program that covers single- family residential neighborhoods. c. Re-visit and update the City’s Downtown Physical Concept Plan. The meeting adjourned to a regular meeting of the Architectural Review Commission scheduled for Monday, December 18, 2000, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully Submitted, Recording Secretary