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HomeMy WebLinkAbout07-16-2001 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 16, 2001 - 5:00 p.m. ROLL CALL: Present: Commrs. Zeljka Howard, Hana Novak, Rob Schultz, Michael Boudreau, Mark Rawson, Vice-Chair Jim Lopes and Chairperson Charles Stevenson Absent: None Staff: Associate Planners John Shoals, Whitney McIlvaine and Michael Codron PUBLIC COMMENT: Josephine Malone spoke about sign regulations and architectural review of signs in the community. She submitted a copy of a letter she had previously submitted on this subject. PROJECTS: 1. 1039 and 1057 Monterey Street. ARC 78-01; Review of proposed demolition of two buildings and construction of new government office with underground parking; C-C zone; County of San Luis Obispo, applicant. Whitney McIlvaine Whitney McIlvaine, Associate Planner, presented the staff report recommending the Commission forward comments to County General Services and the Board of Supervisors regarding project architecture and site planning. The Commission heard a presentation by representatives from County General Services and the architectural firm of Kaplan McLaughlin Diaz regarding the design of a new County office building to be located across from the County courts on Monterey Street. The majority of Commissioners felt a modern architectural style, incorporating significant energy saving features, is appropriate for a new civic building. Commissioner Novak was not convinced the design would fit in. Several suggestions were made to improve the architectural compatibility of the project within the context of the downtown, especially given the proximity of key historic and architectural buildings, such as the Fremont Theater and the J.P. Andrews building. ARC Minutes July 16, 2001 Page 2 Commissioners were primarily concerned that cost considerations might result in another Social Services style building. Chairman Stevenson pointed out that everything is in the details – especially with such a large building - and loss of the “add on” features like the use of limestone tile, the roof deck gardens, decorative cornices, artwork above the main entry, and the copper sheathing on the exterior of the Board chambers would seriously diminish the building’s aesthetics. Specific comments addressed the pros and cons of metal sun shade in terms of their appearance and maintenance; the need for a more traditional approach to cornice design at each apparent roof line; the somewhat awkward appearance of the overhang element at the corner of Santa Rosa and Monterey Street; the desirability of a different material or treatment at the very base of the building beyond merely score lines in the concrete; the desirability of retaining the large Ficus tree on Santa Rosa Street and of having large-canopy street trees rather than the somewhat columnar trees proposed; the importance of soliciting community input prior to taking the final design to the Board of Supervisors; and the importance of incorporating as many elements of the traditional vernacular (window rhythm, pilaster dimensions, cornice details, etc.) into the design as possible. Several commissioners also noted that the vestibule leading into the Board chambers seemed a bit narrow and awkward and not well designed to accommodate members of the public attending meetings. A member of the public, Mr. Fred Vernacchia, who owns the mustard-colored building at the corner of Monterey and Santa Rosa Streets, was concerned with the lack of adequate parking and with the overall massiveness of the proposed building. 2. 221 Madonna Road. ARC 25-01; Review of redevelopment of existing shopping center site; C-R zone; Urban Retail Development, applicant. Pam Ricci John Shoals, Associate Planner, presented the staff report recommending the Commission grant schematic approval to revised plans, based on findings, and with conditions as directed on desired revisions to be included in plans submitted for final architectural review. Commr. Howard asked about merchant display areas not facing the front walkways and if the City could enforce. Commr. Lopes suggested looking at the overall parking and bringing the entire site into conformance by upgrading parking lot landscaping. The public hearing was opened. ARC Minutes July 16, 2001 Page 3 Vic Montgomery of RRM, project architect, introduced the project team and gave a brief history of the project and property ownership. He explained that Sears and Mervyn’s had to approve the proposed site design. Steve of RRM said the applicant concurred with the most of the staff report, but did not agree with recommended conditions #1, 6, 8, 11 and 14. Patricia Wilmore, Chamber of Commerce representative, stated that the Chamber is glad to see redevelopment of an existing center because it would improve economic vitality in that area. Wendy George agreed with the Chamber’s comments, and asked the Commission to consider to developer’s constraints in its deliberations. The public hearing closed. COMMISSION COMMENTS: Commr. Lopes asked about writing owners about master planning the center. Dan B (sp?), shopping center manager, said there is interest in developing a master plan for the center. Commr. Lopes asked if prevailing wind patterns were considered in the design, and how did they respond to the Commission’s request to address wind. Vic Montgomery indicated that the flaw is the original center faces the wind. He also answered Commr. Howard’s question about merchandise displays in stores. Patricia Wilmore explained that retailers operate based on sales and doing the minimal in terms of merchandise display. Commr. Howard appreciated the applicant’s efforts to respond to Commission’s previous direction. She was disappointed with the design of the SLO Promenade and did not want to make the same mistakes. She felt that there was need to prepare a master plan for the center before any additional approvals are given. She felt there should be a prominent connection between the Madonna Center and SLO Promenade. She recommended eliminating the parking spaces at the front of the plaza because it would create conflicts. She had concerns with the proposed architecture and felt the building lines were too straight and harsh against the background. She felt the columns, in front of the Best Buy building, was too wide and needed to be narrower. She also found the trellis structure to be ineffective. Celso Riviera (sp?) answered Commr. Howard’s question regarding site design and building architecture. ARC Minutes July 16, 2001 Page 4 Commr. Novak agreed with the staff recommendation and some of Commr. Howard’s comments. She had concerns with parking lot design and wanted to improve pedestrian safety with more walkways. She found the landscape plan to be confusing and asked for more delineation and coordination. She asked for footing details to shown on the plans to demonstrate that the planter (at the front of the Best Buy building) is not obstructed by building boundaries. She asked the applicant to clarify which conditions they agreed to and how many benches are proposed for the project. Commr. Schultz liked the project and agreed with the staff recommendation. He was concerned about the planters and wanted to see more landscaping in entire center. Commr. Boudreau accepted the design and felt it would be an improvement to the existing shopping center. Commr. Rawson felt the site design was an improvement and supported the project the way it is presented. Commr. Lopes suggested putting parking at the rear of Best Buy. He felt that the wind could be mitigated with walls (i.e., block wall and Plexiglas) by placing walls along building frontages to create a protected walkway. He encouraged the use of this concept for shops “B” to “L.” He felt the planters at Best Buy need to be larger to accommodate trees at the front of the building. He suggested reversing the curvilinear walkway at the front of Best Buy to provide more area for landscaping. He felt the Best Buy building was more imposing than inviting and suggested reducing the height of the building to 18’ to 22’ and changing the height of tile at entry. He felt the loading area needed to be at the rear of the building. He felt there needed to be tree planters at the rear of the building. He believed that the each tenant or store space should reflect a different image, and he suggested modifying the building entries to get away from aluminum storefront windows around doors. On motion by Commr. Lopes, seconded by Commr. Howard, the ARC granted the project schematic approval with original findings and modified conditions. AYES: Commrs. Howard, Stevenson, Novak and Lopes NOES: Commrs. Boudreau, Rawson and Schultz ABSENT: None 3. 710 Aerovista Drive. ARC 9-01; Review of plans to develop two parcels of land with two office buildings; Volny Investment Corporation, applicant. Whitney McIlvaine (30 minutes) Commr. Boudreau left the meeting. ARC Minutes July 16, 2001 Page 5 Whitney McIlvaine, Associate Planner, presented the staff report recommending the Commission grant final approval based on findings and subject to conditions as recommended. Chuck Crotser, project architect, described the changes from the original design. Carol Florence of Oasis Landscape submitted some additional material and explained changes in the landscape plan. The public hearing opened, and there was no public comment. The public hearing closed. COMMISSION COMMENTS: Commr. Rawson liked the project and supported staff recommendations. Commr. Lopes suggested that the flashing should match wall color. He felt the rural theme is passé since currently the City has more modern architecture near the airport, which is appropriate. He suggested the addition of some sort of shading on the south facing windows or east windows. He also suggested adding some kind of canopy or additional articulation on the Aerovista façade, and the use of a larger tree along Broad. Commr. Howard concurred with Commr. Rawson and liked white for cornice flashing. Commr. Novak liked the landscape plan and project. Commr. Schultz also liked the project. Commr. Stevenson appreciated the changes from the original plans, but thought the project still needs something to break up the horizontal lines. Commr. Rawson was in agreement with condition 3 and Chuck Crotser will work with staff. On motion by Commr. Rawson, seconded by Commr. Schultz, the ARC granted final approval to the project. AYES: Commrs. Novak, Lopes, Howard, Schultz, Rawson and Stevenson NOES: None ABSENT: Commr. Boudreau ARC Minutes July 16, 2001 Page 6 4. 1795 McCollum Street. ARC 189-00; Review of house designs and site development plans for a new subdivision; R-1 zone; Patrick and Alison Aurignac, applicant. Michael Codron (30 minutes) Michael Codron, Associate Planner, presented the staff report recommending the Commission grant final approval to the project. Ernie Kim, project architect, discussed the revisions that had been made since the ARC last saw the project. He concurred with the staff recommendation. The public hearing was opened. Cydney Holcomb submitted a letter into the record and discussed issues related to ARC direction. Ernie Kim responded to some of the concerns of RQN. He said he didn’t have a problem with relocating the barbecue. He said that the landscape plan shows that pavers would be used for the parking spaces at the end of the cul-de-sac. The public hearing was closed. COMMISSION COMMENTS: Commr. Lopes said that he would like to see more variation in the building elevations facing the Central Coast Neurobehavioral Center. Commr. Howard said the applicant has responded well to ARC direction. Commrs. Rawson and Schultz concurred. Commr. Novak led a discussion regarding possible locations for additional interior storage space. On motion by Commr. Schultz, seconded by Commr. Novak, the ARC granted final approval to the project, with the relocation of the barbecue and the provision of additional interior storage space, as directed by the ARC. AYES: Commrs. Rawson, Howard, Novak, Schultz, and Stevenson NOES: Commr. Lopes ABSENT: Commr. Boudreau ARC Minutes July 16, 2001 Page 7 5. 1480 Monterey Street. ARC 34-01; Design review of new office building; C-R-S zone; Clifford Branch, applicant. Michael Codron (15 minutes) Michael Codron, Associate Planner, presented the staff report recommending the Commission grant schematic approval to the project and provide direction to the applicant on changes to accompany plans submitted for final project approval. The public hearing was opened. Steve Puglisi, project architect, said that this is a tough site, and dedications are significant. He stated that he had the necessary documents to address Fire Department concerns and would like support on variance request. He expects to work with brown tones. The project will be California Mission style at the upper level, and Romanesque at ground level with different materials. Cliff Branch discussed design process, and staff comments. Larry Stabler was concerned with the size of building on site. The public hearing was closed. COMMISSION COMMENTS: Commr. Howard was concerned that the proposed parking along California was too close to the sidewalk. She felt that it would be possible to relocate the elevator and lobby to the sidewalk along Monterey. She said that she liked the design of the building, including the rooflines and tiering. She said that the window on the northwest building elevation is too diminished and should be larger. Commr. Schultz asked about the stairway on Monterey. He felt there could be a design solution to make the stairway grander and more appropriate as a main entrance to the building. Commr. Novak felt that perhaps there was too much building proposed for the site, and she said that she didn’t have a reason to support the variance request. Commr. Rawson agreed with the project architect that the site is a landmark site. He felt the building proposal was an appropriate statement. He said that the scale and massing of the proposed structure fit the site. He suggested breaking up the balustrade along the Monterey Street elevation with pilasters. He said that the building would obscure the third level roof from Monterey Street. ARC Minutes July 16, 2001 Page 8 Commr. Lopes thought that the site should be thought of as a commercial corner and said that the building should have storefront entrances. He suggested enclosing the stairway along Monterey and creating a lobby and elevator entrance adjacent to the sidewalk. He said that a wall to screen the exposed parking along California would be helpful. Commr. Stevenson said that the project needs an entrance on the street. He said he could not support the project in its current form. Since the dedications are known, the proposal would overdevelop the site. He said he would like to see an entrance or other feature at the corner. He noted that future street widening would eliminate the landscaping shown on the plans. He said that he doesn’t see support for the exceptions proposed. On motion by Commr. Schultz, and seconded by Commr. Howard, the ARC continued consideration of the project and provided specific direction to the applicant regarding changes that should accompany revised plans, as outlined in the ARC action letter. AYES: Commrs. Rawson, Schultz, Howard, Novak and Chairman Stevenson NOES: Commrs. Lopes ABSENT: Commr. Boudreau 6. 3251 South Higuera Street. ARC 68-01; Study session to review a new 8,728 sq. ft. commercial building and associated site improvements; C-S-S zone; John Brezden, applicant. John Shoals (45 minutes) Michael Codron, Associate Planner, presented the staff report recommending the Commission provide staff and the applicant with comments and/or direction on the proposed site and architectural design and continue review of this item to a date uncertain. The public hearing was opened. Warren Hamrick, project architect, deferred to public comment. Had good dialogue with neighbors. Agrees building will have an impact. They are prepared to change site plan to address the concerns of the adjacent residents. He presented a revised site plan, which he felt addressed many of the concerns of the neighbors. Sherry Wright described the residential units that back up to the project site. She said the proposed building would be about ten feet away from the windows of some units. She described how the project would affect her views and diminish her sunlight. She said she would like to see the warehouse height reduced and would like the buildings set back as far as possible from her building. ARC Minutes July 16, 2001 Page 9 Kathy Cole spoke for the Homeowner’s Association of the adjacent residential development. She said she agreed with the comments provided by Sherry Wright. Her areas of concern were noise and aesthetics. She submitted pictures of Brezden’s current building location, which is in an industrial area. She said she was concerned about the suitability of the business adjacent to residential development. She wanted to know about the protections that would be put in place in the case of a catastrophe such as a fire. Larry Stabler said that he was concerned about the buildings being too close to the street. He would like to see some setback from the sidewalk and feels that the building is too tall. He said the landscaping should be enhanced, especially with a feature on the corner of the site. He said that lighting needed to be addressed; some security lighting would be okay to prevent vandalism but it should not impact adjacent dwellings. He said that signage should be limited. Mark Wiley spoke and was concerned about odor, the danger of insecticides on the project site and the prevailing winds impacting the adjacent residential property. John Brezden, the applicant, said that the chemicals used do not have a detectable odor. He addressed storage of chemicals and said that they do not have a large inventory on site. He described the amount of chemicals that would be in storage on the site. The public hearing was closed. COMMISSION COMMENTS: On motion by Commr. Rawson, seconded by Commr. Novak, the ARC continued consideration of the project to a date uncertain and provided direction to the applicant to provide articulation on all building elevations and to provide a full ten feet of landscaping at the drainage easement along the rear property line of the project site. AYES: Commrs. Lopes, Howard, Schultz, Novak, 0Rawson and Stevenson NOES: None ABSENT: Commr. Boudreau ARC Minutes July 16, 2001 Page 10 COMMENT & DISCUSSION: 7. Staff Michael Codron provided the Commission with an agenda forecast. 8. Commission There were no Commission comments due to the lateness of the hour. The meeting adjourned at 11:15 p.m. to a regular meeting of the Architectural Review Commission scheduled for Monday, July 30, 2001, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted, Recording Secretary