Loading...
HomeMy WebLinkAbout05-07-2001 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 7, 2001 - 5:00 p.m. ROLL CALL: Present: Commrs. Zeljka Howard, Hana Novak, Rob Schultz, Mark Rawson, Michael Boudreau, Vice-Chair Jim Lopes and Chairperson Charles Stevenson Absent: None Staff: Associate Planners Michael Codron and Pam Ricci PROJECTS: 1. 1795 McCollum Street. ARC 189-00; Review of house designs and site development plans for a 9-lot residential subdivision with 7 new single-family homes; R-1 zone; Patrick & Allison Aurignac, applicants. Michael Codron Michael Codron, Associate Planner, presented the staff report recommending the Commission grant schematic approval to the proposed house designs and site improvements with specific direction on changes to incorporate into plans for final approval. The public hearing was opened. Ernie Kim, project architect, described his interaction with Alta Vista neighborhood and RQN. He addressed Planning Commission direction which focused on achieving more variety. He described changes made with Plan C. Interpreted affordability direction to also mean more variety and different building materials. Hip roofs have been added in key locations for improved solar access. Norma Jones, 1646 Fredericks spoke in support of the project. Dudley Parish, 410 Grand, supports project and talked about home on 180 Foothill, "Boarding House." He said the proposed project is reasonable use of property. Doreen Case, Alta Vista Neighborhood Association, spoke in support of the project, reading a prepared statement into the record. ARC Minutes May 7, 2001 Page 2 Sharon Dobson, 1839 Coralitos, supports project and described her relationship with applicant as President of the Alta Vista Neighborhood Association who has had several meetings with the developer and has provided input on the project design. COMMISSION COMMENTS: Commr. Rawson said he thought the project is nicely done and addressed Planning Commission input. He liked the addition of the third plan and would like to encourage the architect to continue to provide unique treatment for each home. Commr. Boudreau said he also thought the project was nicely done but was concerned about the Planning Commission direction to enhance affordability. Commr. Howard commented that the Planning Commission direction was addressed mostly to most of satisfaction, doesn’t think architectural treatment achieves affordability. Commr. Lopes felt that some planning issues had been skirted. Everything is smaller in the development except the homes. There should be on-street parking. Not sure of need for public, common open space. Lot 8 yard could be expanded. Yards are more typical of 2-bedroom condominium project. Parking will be too visible in driveways and front setbacks. Feels that 5 lots off private drive would be a better alternative. Also feels there should be a mix of 2, 3 and 4 bedroom houses. Commr. Schultz supports the project and feels the variations in styles add to the project. He stated that some people like smaller yards and commented that the lots on McCollum Street have good-sized yards so there is a variety in yard size. Commr. Novak supports the project and likes what the architect has done. Would like to see more private outdoor areas. Some lots with larger yards would add to the variety. More storage space should be provided. She noted that garage space will be encumbered by water heaters. Would like more variety in landscape plan, less deciduous trees. Likes the park because it has the potential to serve as a node, a place where residents can gather. Commr. Stevenson spoke in support of infill, likes the architecture, but he expressed concern with some of the basics of the project. Feels livability is sacrificed with the small lot design. Feels width of streets creates a built in conflict between pedestrians and vehicles. Parking is not adequate. Likes architecture but feels design isn’t appropriate for site. Should be 4 lots, not 6, with the size houses proposed. Commr. Lopes feels front setbacks should not be populated by cars. A setback of 15 to 20 feet from front façade to faces of garage would hide cars in driveway. Suggests continued review. Playroom windows between lots 2 and 3 could be at front. ARC Minutes May 7, 2001 Page 3 On motion by Commr. Boudreau, seconded by Commr. Schultz, the ARC granted schematic approval to the project and provided direction to the applicant on changes to the house designs and site plan to be reflected in plans submitted to the ARC for final approval, as follows. ARC Direction: 1. The retaining wall along the southern property line of lot #6 shall span, or otherwise avoid, the area under the canopy of the existing Coast Live oak tree, to the approval of the City Arborist. 2. Fences on the project site shall be a maximum of 6 feet tall, including the 18" trellis. 3. Retaining walls shall be constructed of split-face block and shall have a maximum height of two feet. 4. Guest parking spaces on lot #7 shall be surfaced with interlocking pavers, or a similar alternative paving material as directed by the ARC. 5. Architectural skylights shall be used on all building roofs over the play area at the top of the stairs to increase natural lighting. 6. The following items shall be incorporated into building plans and checked by staff during the building permit plan check process: A) Increase attic and wall insulation beyond Title 24 requirements. B) Use built-in energy efficient appliances. C) Use double pane windows. D) Use energy efficient interior and exterior lighting. 7. The project architect shall explore placing bedroom windows for egress along side- yards where the ARC has identified potential privacy impacts on adjacent properties. Rear-yard windows on these homes should be horizontally oriented and placed high enough on the wall to prevent overlook. 8. Plan C (lots #3 and #6) shall be reduced in size to 2,000 square feet or less. 9. The applicant shall explore a plan to incorporate bulb-outs on the private street, which would provide for additional parking opportunities, to the approval of the City Council. 10. The size of the park should be reduced in size in order to augment the rear yard of lot #8, to the approval of the City Council. ARC Minutes May 7, 2001 Page 4 11. Plans must clearly show that 2 vehicles can be parked in the driveway of lots #3 and #6 without overhanging the street. 12. Details shall be provided to show how storage requirements are being met for each plan type, with additional storage to be provided within the living space of each unit. 13. The applicant shall explore providing parking for four vehicles at the end of the cul- de-sac, to the approval of the City Council. 14. The applicant shall explore including an evergreen street tree species that has more of an upright growth characteristic and that can be planted closer to the sidewalk along McCollum. The applicant should consider including Pyrus calleyana "Aristocrat" in the tree selection for the project. 15. The landscape plan should be revised to show more variation in plant types and locations from yard to yard. AYES: Commrs. Boudreau, Rawson, Novak, Shultz and Howard. NOES: Commrs. Stevenson and Lopes ABSENT: None The motion passed. Chairman Stevenson made a second motion to forward a recommendation to the City Council to consider reducing the size of the units and the overall density of the project. The motion was seconded by Commr. Lopes but failed on a 3-4 vote (Commrs. Novak, Stevenson and Lopes voting yes). 2. 221 Madonna Road. ARC 25-01; Review of redevelopment of existing shopping center site; C-R zone; Urban Retail Development, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report recommending the Commission continue the project with direction. The public hearing was opened. Dan Braver, representative for property owners, noted that Mervyn’s and Sears are separate tax parcels, and that the parking lot areas are held in common by a reciprocal easement. Stephen Rigor, of RRM, indicated that the "speed alley" near Shops Z had been eliminated. He made a case for keeping the proposed "head-in" parking. He said that they would look at keeping the existing olive trees by moving them to the plaza area. ARC Minutes May 7, 2001 Page 5 He noted that Shops E will be a maintenance building and offices; he mentioned that the proposed 5-foot access was adequate. He added that the two trash enclosures are proposed to be relocated from between Shops J and Y to the east side of Shops Y in the parking lot area. He mentioned that they will use the area on the west side of Shops Y for bicycle parking. Roger Olson, of Best Buy, felt that extending the roof over the entry back 33 feet was a bit much since their store will not be as visible as Ralphs. He indicated that they could pop out the fascia and end elements, and use a darker color for the building fascia. He added that he was open to another roof material and adding a wainscot. He explained that the CMU block was felt to be a more durable material than tile or concrete for the bases of the columns. He mentioned that cart storage would be on the interior. Commr. Novak asked about where cart corrals will be. Stephen Rigor pointed out proposed locations of corrals in the parking lot area across from the store. Commr. Lopes asked if there would be landscaping materials stored out front and Roger Olson said no. Commr. Lopes asked Mr. Olson if he was okay with a condition prohibiting such sales. Roger Olson said yes, but given he nature of retail business, he didn’t feel a condition was necessary. Commr. Lopes asked if there would be use for vertical space being created in the building. Mr. Olson noted that it was a company requirement for there to be 20 feet internal clear height, and that part of the floor area is used for high stacking. Commr. Stevenson asked about adding trellises and bollards. Roger Olson said that they could add a trellis and explained that the bollards were for security. Commr. Stevenson asked where customers pick up merchandise and was told by Roger Olson by carts through the front door. Commr. Stevenson said there was no place for front loading, and Roger Olson said the rear area could be used for larger merchandise. Mr. Olson noted that he felt that the proposed proportions of building height to width are appropriate. Commr. Howard felt the building appeared too massive and that trellises wouldn’t address the problem. She asked about the idea of breaking up the façade with separate storefronts for different floor plan components. ARC Minutes May 7, 2001 Page 6 Roger Olson said that, as a retailer, he wants to confine the entry to one location. He noted that the floor plans of stores are fairly set; he indicated that stores fit into different settings by façade improvements to coordinate with various shopping center motifs. Commr. Lopes asked about the possibility of popping out offices to create more horizontal relief. Roger Olson didn’t feel that the company would support ideas that would modify the floor plan. Commr. Novak asked about reasons for the proposed colors and materials. Roger Olson said the colors were chosen to match other buildings in the center and CMU block was proposed for durability. Commr. Stevenson suggested the idea of bringing some of shops Z design components to Major C façade. Commr. Boudreau said the he did not have a real concern with the building height but that the building still looks squatty. Stephen Rigor pointed out how they could further recess entries in Shops Z, make the curved portion of the building higher, and modify the roof of the southern tenant space. He showed changes to Shops Y, which included a stepped south building wall, modified trellis, and added awnings to south elevation. Commr. Rawson asked about the types of tenants in Shops Y, and Mr. Rigor said that small retailers would be the tenants. He said it would be nice to have a restaurant which could use the alley for outdoor seating. Commr. Lopes asked which would be the smallest shop area and Stephen Rigor said the smallest shop would be about 1200 square feet. He showed an added display case to Shops B’s east elevation. John Rossetti said he really wants to maintain "head-in" parking and is negotiating with a restaurant for Shops Y. COMMISSION COMMENTS: Commr. Stevenson preferred the more muted colors that are actual swatches, rather than those shown on the colored elevations. He felt that Building C is too tall and should be kept to a height similar to Ralphs. He was concerned that Building C’s façade would become a billboard. Commr. Howard liked the plaza without "head-in" parking. ARC Minutes May 7, 2001 Page 7 Commr. Schultz liked the more muted color tones and wanted to see the west elevation with Building C and Shops Z together to fully understand the changes in materials. He wanted to see more landscaping added to the parking lot area in front of Sears. He felt that pedestrian improvements were needed for better circulation between centers. Commr. Lopes handed out a proposal for a shopping center master plan. He pointed out wind concerns in the area and said the project needs buildings that parallel Madonna Road. He felt that, with a parking structure, the site could accommodate the addition of a department store. Commr. Howard complimented staff on its report. She said she likes the tower of Shops Z and that it is a valiant effort on the applicant’s side to deal with existing site development. Commr. Boudreau said that Commr. Lopes makes good points, but to completely start over is difficult. He would like to see refinements to the tower of Shops Z. He thought that Building C needs work; the height is okay, but the entry needs further study. He felt that this building was the most uninspired. Roger Olson mentioned that the front entry canopy could be reduced in scale, and mentioned that Best Buy tries to create usable outdoor spaces. Commr. Boudreau said he would like to see better pedestrian circulation to Shops J and Y. Commr. Rawson said that he agrees with Commr. Boudreau that economics rule out wholesale changes, but don’t preclude Commr. Lopes’ long-term plans. He suggested pulling in columns with an arched opening for the entry. He suggested the use of a different paving feature in the area under the arch. He recommended looking at some windows for the offices and changes to the façade so that elements are not all in perfect symmetry. Commr. Novak said there was no real focal point to the center as designed. She felt that a larger plaza between Buildings B and C would be a nice amenity. She mentioned Paseo Nuevo as a good example of a place that provides comfortable spaces for people to walk and linger. She liked the architecture, but felt the need to soften the hardscape. She suggested more landscape planters near buildings and trellises for espaliers. She believed that this project provided an opportunity to make the shopping center a better place for the citizens of San Luis Obispo. She thought that people would come to the center for known specific uses. She wanted to see more articulation in buildings and variation in building heights. She asked for revised plans to include a percentage of planters in parking lot areas. She wanted to see screening of mechanical equipment and the use of nicer building materials. ARC Minutes May 7, 2001 Page 8 Commr. Stevenson mentioned ownership patterns and how they affect including other tenants in the remodel proposal. Vic Montgomery expounded on the site’s complicated ownership patterns. The ARC debated the need for a master plan and how this project fit into a more comprehensive redevelopment scheme. Vic Montgomery said that maybe Heitman, the property owner, would consider preparing a master plan. Commr. Novak discussed the need for a focal point in the plaza area between Shops B and Major Tenant C. Commr. Stevenson said that the Major Tenant C is too tall as proposed. On a motion by Commr. Rawson, seconded by Commr. Howard, the ARC granted the project schematic approval with the following direction: 1. Make changes to the bicycle plan consistent with the requirements of the Public Works Transportation staff. 2. Consider eliminating or revising the proposed "head-in" parking spaces directly in front of the building labeled as Shops Z, as well as the row of 60-degree angled spaces to the south of these spaces. Consider the addition of a protected pedestrian walkway in the area where the angled spaces are currently located to provide a linkage between the walkway in front of Rite Aid and Sears and the proposed interior walkway. 3. Redesign the walkway on the west side of Shops Z to eliminate the northbound right 0turn cut-through lane and pedestrian island and provide a more standard perpendicular orientation combined with a bulb out to narrow the pedestrian crossing distance at the drive aisle. 4. Plans submitted for final approval need to be more explicit in terms of how the new internal walkway through the parking lot area will be finished off. Revised plans shall include an enlarged plan showing the dimensioned width of the walkway and planned finish. The walkway itself should be of a contrasting color and material from the adjacent asphalt drive aisles. ARC Minutes May 7, 2001 Page 9 5. Provide a better pedestrian connection between the Madonna Plaza Shopping Center and the SLO Promenade and its recent pedestrian improvements by making changes in the landscaping and hardscape improvements near the center’s driveway entrance off of El Mercado near Sears. 6. Enhance the plaza area design given the following direction: a. Clearly identify the pattern, finish, color and materials of the hardscape design. b. Include some raised planters. c. Incorporate seating areas. d. Encourage the incorporation of a public art piece into the plaza design. e. Provide interest, but allow for through pedestrian flow. 7. Improve the design of Major Tenant C given the following direction: a. Lower the building height or reduce the amount of higher building areas. b. Look at further wall articulation through making changes to colors and materials, providing a bulkhead, and adding features like display case windows and awnings. c. Expand the depth of the central roof form. d. Clarify other building details. e. Provide more information on the loading area design at the rear of the building, as well as consider providing a customer loading area at the front of the building. f. Consider varying the hardscape in the entry area below an arched canopy to differentiate it from the adjacent shopping center walkway. If bollards are used, consider incorporating them as decorative design features at the entry area. 8. Follow the recommendations for further improvements and enhancements to Shops Z including: a. Provide more separation of the building’s east wall from Shops E. b. Consider further entry recesses for some of the tenant spaces. c. Further articulate the east wall. d. Reduce the scale of the tower feature or investigate adding glass in the upper area. e. Look at slightly increasing the height of the curved portion of the building. f. Consider another treatment for the roof feature of the south tenant space. 9. Improve the appearance of Shops Y by considering the following: a. Step the rear wall of the building to reflect the front footprint. b. Look at adding windows and awnings to the El Mercado elevation. ARC Minutes May 7, 2001 Page 10 10. Reconsider the open beam trellis awning. a. Clarify how the space between Shops Y and Shops J will be used. b. Make trash enclosures attractive and functional. 11. Improve the appearance of Shops A & B by considering the following: a. Look at simplifying the storefront treatments. b. Add a storefront to the east elevation. 12. Modify the tree removal plan to keep the existing olive trees near the west entry to Major Tenant C, the Canary Island Pine trees in the parking lot in front of Sears, and other existing trees where feasible. 13. Add some narrower finger planters that are a minimum of 4 feet in width to the new bays of parking along the perimeter of the parking fields. Plans submitted for final architectural review should include more detailed dimensions of the reworked parking lot areas to confirm that there is adequate space for tree planting given the car overhangs of adjacent spaces. Typical parking space and bay width dimensions should be added to plans to confirm the space available for planting and determine whether wheel stops may need to be added. 14. Clarify details of both site and building lighting to confirm that fixtures will properly shield light sources and prevent glare. 15. Provide a comprehensive sign program for the project. 16. Add a defined walkway through the parking lot area from the outlying pad buildings along El Mercado (Big 5, Shops J & Y) to Sears. 17. Provide more amenities in the plaza area between Shops B and Major Tenant C. 18. Provide more information on the shopping center ownerships and pursue the possibility of developing a master plan for further development, and redevelopment of, the remainder of the shopping center site. 19. Consider adding landscaping to the parking lot area in front of Sears. 20. Consider the locations of electrical transformer boxes, and other ground-mounted electrical equipment, in the project landscaping plan to provide appropriate screening. AYES: Commrs. Rawson, Boudreau, Schultz, Howard and Lopes. NOES: None ABSENT: None ARC Minutes May 7, 2001 Page 11 The motion passed. 3. 201 Madonna Road. ARC/MOD 53-01; Modification to approved plans (ARC 218- 98) to allow pole-mounted flood lights, review of existing parking lot lighting for compliance, and to remove a pine tree; C-R zone; Ralph’s Grocery Company, applicant. Pam Ricci Pam Ricci, Associate Planner, presented the staff report recommending that the Commission deny the request to retain added floodlights, require modifications to installed lighting to address glare issues, and deny the request to remove the pine tree. The public hearing was opened. David Pacheco of Ralphs Grocery Co. said that wall packs can be easily modified and that opaque lenses or lower wattage bulbs can be put in the decorative lights. Floodlights were added to highlight the entry and to wash the building. Commr. Schultz mentioned concerns with the amount of trees and landscaping in the parking lot planters near the store. Commr. Stevenson said that signage should not be an advertisement. The tree only blocks the sign from minimal vantage points. On motion by Commr. Rawson, seconded by Commr. Howard, the ARC denied the request to remove the pine tree and retain pole-mounted floodlights, and required that existing installed light fixtures be retrofitted to properly shield light sources and prevent excessive glare, based on findings, and subject to conditions as outlined in the follow-up letter. 4. 3775 South Higuera Street (to become 140 Hind Lane). ARC 23-01; Review of a 11,968 square foot industrial building, 13528 square foot office building, and parking on 3.2 acres; M-SP zone; Hind Properties, LLC, applicant. John Shoals This matter was continued to a date uncertain without discussion. ARC Minutes May 7, 2001 Page 12 COMMENT & DISCUSSION: Pam Ricci provided the Commission with an agenda forecast. The meeting adjourned at 10:45 p.m. to a regular meeting of the Architectural Review Commission scheduled for Monday, May 21, 2001, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted, Pam Ricci, Recording Secretary