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HomeMy WebLinkAbout01-22-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES JANUARY 22, 2002 ROLL CALL: Present: Commrs. Rob Schultz, Michael Boudreau, Mark Rawson, Zeljka Howard, Hana Novak, Vice-Chair Jim Lopes, and Chairperson Charles Stevenson Absent: None (Commrs. Howard and Rawson to arrive at 7:00 p.m.) Staff: Associate Planners Pam Ricci, Phil Dunsmore, Whitney Mcllvaine, and Recording Secretary Irene Pierce PUBLIC COMMENTS: Josephine Malone, SLO resident, requested that her correspondence to the Community Development Department and to the ARC be unified in one file so everyone knows what is going on at a meeting when someone comes in on the subject late. The public comment session was closed. 1. 748 Foothill Boulevard. ARC 151-01; Review of proposed demolition of an existing residence and development of a four-unit apartment; R-4 zone; Mel Noe, applicant. Associate Planner Pam Ricci presented the staff report recommending that the ARC grant final approval to the project, based on findings, and subject to conditions and code requirements, with an the addition of a finding that the project is categorically exempt from environmental review under section 15332 of CEQA, Infill Development Projects, and the addition of a sentence to condition 7 to indicate that the applicant shall reduce the height of the trash enclosure by two feet so it will be the same height as the noise barrier wall. She explained that the Water Allocation Program ended effective January 1, 2002, so the first Code Requirement should be modified to read: “The City currently has water to allocate and does so on a first come, first serve basis, and that water is allocated at the time building permits are issued and the water impact fee is paid.” Commr. Lopes asked if the trash enclosure was located in the front setback. Planner Ricci replied yes. Commr. Lopes asked if the height of an allowed wall on the front property line is 3 feet. Planner Ricci replied yes, but explained that the ARC can approve trash enclosures in the street yard setback with the review of projects. Commr. Lopes asked if there is an exception to the height limit. ARC Minutes January 22, 2002 Page 2 Planner Ricci explained that the recommended height of the enclosure is 4-feet tall, and that it will be set back five feet from the front property line. Commr. Boudreau noted the gable feature on the west elevation exceeds the height for the provided 6-foot setback. Chairperson Stevenson asked if a roof feature like this requires some type of exception. Planner Ricci noted that it would require a 6-inch setback exception. Tom Brajkovich, project architect, explained that many alterations have been made to the original concept to address building design concerns and issues with the maneuverability of parking spaces. Chairperson Stevenson asked where the washer and dryer would be located. Mr. Brajkovich replied they would be at the very northern end of the building behind the stairway. Chairperson Stevenson expressed concern about the back up space for some of the parking spaces. Planner Ricci noted that although they are tight, they all work. Commr. Boudreau expressed uncertainty about the view blockage created by the 4-foot high trash enclosure and asked if a tile cap is proposed. Mr. Brajkovich replied that a decorative cap is proposed. Vice-Chair Lopes questioned the overlook issue and size of the balconies. Mr. Brajkovich explained that the balconies could be eliminated, but are fairly small and a nice project amenity. PUBLIC COMMENT: Jay D. Howard III, SLO, asked what direction the balconies would face. Mr. Brajkovich replied the balconies are to the rear of the project on the west side of the building, which would be looking into the backyard of the adjoining lot to the west. Public comment session was closed. COMMISSION COMMENTS: Vice-Chair Lopes expressed concern about noise and overlook, noting that projects that have openings and balconies facing adjacent properties continue to get approved. ARC Minutes January 22, 2002 Page 3 Chairperson Stevenson stated he would like to see more outdoor spaces provided for residences, and felt the architect did a great job in making this project fit the site. Commr. Boudreau moved for approval as modified by staff. Seconded by Commr. Schultz. Commr. Schultz asked for an amendment to the motion: That Condition 2 be changed to read . .”the owner of the property shall disclose to renters” . . . The amendment was accepted. AYES: Commrs. Boudreau, Schultz, Novak, Lopes, and Stevenson. NOES: None ABSENT: Commrs. Howard and Rawson The motion carried 5-0. 2. 1010 Murray Avenue. ARC 145-01; Conceptual review of hospital expansion; O zone; Sierra Vista Hospital, applicant. Associate Planner Whitney Mcllvaine presented the staff report and asked for direction and comments regarding architectural style, colors, materials, and compatibility with the residential area. Vice-Chair Lopes asked if there was concern with the location of the parking garage across the street. Planner McIlvaine noted several issues that still need to be resolved. Commr. Schultz asked if Casa Street has a large percentage of residential area. Planner McIlvaine explained that the street has a substantial residential area. John Hollander, representative for Sierra Vista Hospital, thanked the commission for allowing them to present their solution to some of the issues they are experiencing relating to lack of parking and the need for expanding hospital services. John Knight, Project Manager from RRM Design Group, explained the parking problem is the key reason they are taking on the Master Plan, noting that Public Works identified a problem at the existing entrance. He stated they are asking for a height exception for the parking structure, which has a 25-foot height limit. He also noted that approximately 100 trees on-site would be removed, but some could possibly be relocated. Chairperson Stevenson asked how many spaces the parking structure will provide. ARC Minutes January 22, 2002 Page 4 Mr. Knight replied 416 spaces. He noted there is a 20-foot landscaped creek setback along the creek to the top of the bank, and a small area at the entrance that encroaches into creek setback. Chairperson Stevenson asked if parking would be eliminated and asphalt removed in order to restore the creek setback area. Mr. Knight replied yes. Chairperson Stevenson asked how many spaces would be eliminated. Mr. Knight explained there would be a net gain of 7,600 square feet of landscaped area in the creek setback. Sina Yerushaimi, Hospital Architect, explained they will solve the parking problem by building this parking structure. He noted there are other issues they are dealing with as part of the Hospital Master Plan. Vice-Chair Lopes asked if there are going to be any interior circulation changes to pedestrian access into the existing hospital building. Mr. Hollander replied that very little could be done structurally with the interior of the facility within the main corridors. Vice-Chair Lopes asked if they were going to propose taking off the rooftop mechanical equipment on the existing building. Mr. Yerushaimi explained that the plans used two types of mechanical equipment and the ones on the existing building will have to stay. Chairperson Stevenson noted that there would be a high level of reflectivity to the paint, especially on the new extension. Mr. Yerushaimi explained they wanted the glass to be clear as possible, but it will not be reflective glass. He stated they would like the paint color to be as light as possible. Planner McIlvaine noted that the hospital was granted a height exception for a building of 65-foot high building. Mr. Yerushaimi explained that a new hospital has a Type 1 fire rating designation, and the required separation of the existing building and the proposed addition would be a concrete block wall between them. Vice-Chair Lopes noted there are no window openings on the walls. Mr. Yerushaimi stated they would have windows on the second and third floors. Chairperson Stevenson asked how the noise issue is going to be solved. ARC Minutes January 22, 2002 Page 5 Mr. Yerushaimi explained the parking structure would have acoustical louvers to minimize noise from the types of equipment that would cause noise. Chairperson Stevenson asked if the emergency generators are tested and for how long. Mr. Yerushaimi replied they are tested once a week for 30 minutes. Michelle Windler, Geometry Design, explained the circulation plan of the garage, and noted the building dimensions are 275’ x 126’. Commr. Schultz asked where pedestrians would walk when they come down the stairs at the second entrance. Planner McIlvaine explained there is a walkway to the sidewalk. Chairperson Stevenson asked if there would be rooftop parking, how high would it be, and what type of lighting would be provided. Mr. Lewis replied yes there would be rooftop parking, the height would be approximately 20 feet, and the lights would be in the middle, but would shine to the side. Commr. Novak asked for an explanation on the mesh on the garage. Mr. Lewis explained the purpose is to prevent people from entering the structure on the lowest level. He stated there are two entrances and two exits up the stairs in case of a fire. There is an exit on each end of the building. Planner Mcllvaine noted that Building Code requirements on exiting were met on the interior of the building. Ms. Windler noted there would be 114 spaces on each level. Mr. Knight discussed the different parking spaces they would be acquiring. Chairperson Stevenson suggested incorporating lower floor offices with parking above so there could be a street presence of office, which might reduce some of the office needs. Mr. Lewis replied it had not been looked into. Mr. Knight explained they do not need office spaces in the parking structure, but need all the parking spaces they can. Mr. Lewis felt the landscaping on the corner would soften this scale. The Commission gave direction on architecture and elevation. Chairperson Stevenson stated he would like to see more thought to detailing. ARC Minutes January 22, 2002 Page 6 Mr. Lewis asked if they would like them to change the material or the mass. Chairperson Stevenson replied both need more attention. Vice-Chair Lopes suggested articulation at the top and removing several parking spaces to allow variation in the wall plane along Casa Street and Foothill Boulevard. Vice-Chair Lopes suggested minimizing the distance people would have to walk to the parking garage. Vice-Chair Lopes suggested more modern screening and facade treatments to integrate with the new hospital building. Chairperson Stevenson suggested more articulation, a variety of materials and colors, and changing and altering the line of the parapet. He expressed concern on the reflectivity of the color on the hospital addition since it is so tall and suggested having a darker hue to soften the reflectivity. Commr. Novak suggested adding a metal trellis with vines to soften the blank walls on the garage. Chairperson Stevenson expressed concern with headlights of the cars on the top of the garage. There were no motions made. 3. 1010 Murray Avenue. ARC 169-01; Review proposed screening of air and ductwork on side of building; 0 zone; Jim Peschl, applicant. Associate Planner Whitney Mcllvaine presented staff report recommending denial of the proposed screen and directing the applicant to paint the ducts. Vice-Chair Lopes noted that the proposal did not show coverage of the new mechanical units on the roof. Planner Mcllvaine stated she was unclear on what would improve this view. She explained how the ducts come over the top of the roof on a portion of the building. Daniel Ortega, Doelling Brennan Peschl, Inc., explained how the pipes and equipment supports are placed on the roof. Vice-Chair Lopes asked if the screen would start at this canopy. Mr. Peschl replied the building face is cast in concrete and to take something all the way down to the ground on the inside would not allow it. ARC Minutes January 22, 2002 Page 7 Vice-Chair Lopes asked if the ducts need to be at the stair tower. Mr. Ortega explained the screen would be partially open at the stair tower. Vice-Chair Lopes commented that maybe it doesn’t need to be screened. Planner McIlvaine suggested using color to do something whimsical. Vice-Chair Lopes noted the key is to do something beautiful. COMMISSION COMMENTS: Commr. Schultz suggested making the façade screen the same color as the building. Vice-Chair Lopes felt this should be continued so all alternative solutions can be considered. Commr. Rawson suggested not painting the screen the same color as the building, but rather a darker color. Vice-Chair Lopes made a motion to continue this item, and to explore optional designs for the screen and to explore other ways of painting the ductwork. Seconded by Commr. Schultz. Commr. Schultz added that the applicant should notify staff when the ducts are painted. Vice-Chair Lopes added to explore more colors that blend with the color of the building. Chairperson Stevenson suggested the screen colors be chosen to make it more of a feature, not to necessarily blend with the building, and to paint the ductwork the same as the base color of the building. AYES: Commrs. Lopes, Schultz, Novak, Rawson, Howard, and Stevenson NOES: None ABSENT: None ABSTAIN: Commr. Boudreau The motion carried 6-0. 4. 1101 Monterey Street. ARC 142-01; Review of new colors and signs for existing service station; C-R zone; Equilon Enterprises, applicant. Chairperson Stevenson expressed the Commission’s desire to hear the staff reports on all four items at once. ARC Minutes January 22, 2002 Page 8 Associate Planner Phil Dunsmore presented staff reports, recommending continuance of the proposals with specific direction to the applicants on canopy design, building colors, and signage. Chairperson Stevenson asked if the canopy has lighting. Planner Dunsmore replied there is recessed lighting that is not completely transparent or internally illuminated. Chairperson asked if it is a strip light. Planner Dunsmore replied yes. Vice-Chair Lopes asked what would replace the Shell sign chimney. Planner Dunsmore replied nothing would replace it, and that staff recommends removal of the faux chimney. Vice-Chair Lopes asked if the color wall panels are considered signs. Planner Dunsmore explained that staff would like to consider the entire area of the colored panels as signs. Commr. Boudreau felt the canopy should be left as it is. Commr. Howard asked if all conditions of approval were complied with when the gas station was built. Planner Dunsmore replied that at this particular location, it was built to the ARC‘s direction of approval. 5. 296 Santa Rosa Street. ARC 141-01; Review of new colors and signs for existing service station; C-T zone; Equilon Enterprises, applicant. Associate Planner Phil Dunsmore presented the staff report, recommending continuance, with direction on canopy design, and building colors, and signage. Chairperson Stevenson asked if the large, illegal non-conforming sign was ordered to be removed as part of previous approval on the site. Planner Dunsmore explained it was done as part of the citywide amortization program. Chairperson Stevenson asked why it wasn’t taken down. Planner Dunsmore replied if this request is not approved, it would not need to be removed. ARC Minutes January 22, 2002 Page 9 Commr. Schultz asked what is on top of the canopy. Planner Dunsmore replied quartz rock. Chairperson Stevenson asked if a color were changed on a building, would it require ARC approval. Planner Dunsmore responded that a color change to a commercial building would require ARC approval. 6. 204 Madonna Road. ARC 139-01; Review of new colors and signs for existing service station; C-T zone; A & S Engineering, applicant. Associate Planner Dunsmore presented the staff report, recommending final approval to the project based on findings and subject to conditions, as recommended by staff. Commr. Howard asked why they are perpetuating non-conformity. Planner Dunsmore replied the formal approval allowed them some sign area exceptions. Vice-Chair Lopes noted the canopy color should stay gray, but the new canopy color proposed is white. Planner Dunsmore stated it was an error and staff would like to keep the canopy gray. Chairperson Stevenson noted the canopy that is shown is yellow. Planner Dunsmore explained he was notified that the applicant’s color choice of white on the canopies for these stations has been changed to yellow, after the staff report was prepared. Chairperson Stevenson asked for an explanation on the recessed canopy lights. Planner Dunsmore explained under the red trim band there would be a fluorescent light strip. Ahmad Ghaderi, A&S Engineering Inc., explained the florescent light washes on the yellow. 7. 11590 Los Osos Valley Road. ARC 140-01; Review of new colors and signs for existing service station; C-N zone; Equilon Enterprises, applicant. ARC Minutes January 22, 2002 Page 10 Associate Planner Phil Dunsmore presented staff report, recommending final approval to a modified version of the project, maintaining existing building and canopy colors, based on findings and subject to conditions as recommended by staff. Chairperson Stevenson noted that staff is not recommending approval for the basic issue of color and canopy design, but supports the sign changes. Commr. Howard stated the landscape request and landscape plan that was part of the original approval was not fulfilled. She hoped installation of landscaping could be tied to approval of the signs. Chairperson Stevenson explained that the Commission could request specific and immediate enforcement action be taken to enforce the prior conditions of approval. Commr. Schultz suggested a condition on this project that would require a landscaping bond. Ahmad Ghaderi, A&S Engineering, explained that Shell Oil Company is in the process of complying with Shell’s global image requirements. He stated the parent company has requested that all the service stations that are under the Shell Oil banner come into compliance with their global image. He explained they did not know there was an amortization period on the highway sign on Santa Rosa Street and stated they would have to do some research on it. He explained that the landscape plan on the Los Osos Valley Road site had landscape approvals from the ARC. He stated he was unaware that that the landscaping had not been properly installed and would look into it. Commr. Howard expressed how sensitive this site is. Commr. Rawson asked what happened to the 24-inch pine boxes that were on the approved plans. Mr. Ghaderi replied the landscaping installed was according to the approved landscape plans. The public hearing was opened. Jim Net, 960 Montalban Street, stated he would like to see the previous condition of taking the sign down at the Santa Rosa Street station enforced. The public hearing was closed. COMMISSION COMMENTS: Commr. Novak felt the color yellow is too bright for this city and would prefer the existing gray color. Commr. Boudreau also felt the color yellow is inappropriate for this City. ARC Minutes January 22, 2002 Page 11 Chairperson Stevenson commented that the colors are too bright and the box facade canopy is wrong. Vice-Chair Lopes stated he agrees with staff’s recommendations. Commr. Howard suggested continuing this item so they could see the change. The Commissioners were not in agreement with the red band. Commr. Boudreau asked if there were any sites where a box canopy with appropriate colors versus a gable canopy has any distinction. Commr. Howard commented that box canopies are too sharp to go with the backdrop of the nice soft hillside. MOTION FOR ITEM 4, 1101 MONTEREY STREET-ARC 142-01: Vice-Chair Lopes moved to continue the project proposal with the staff changes that are suggested on page 4-6. Seconded by Commr. Schultz. Vice-Chair Lopes made an amendment to have number 3 changed to be reduced in size and width to match the existing molding more closely. Vice-Chair Lopes added a direction to reduce the level of shielded canopy lighting similar to other stations like the ARCO Station. Commr. Boudreau suggested minimizing the extraneous lighting. AYES: Commrs. Lopes, Schultz, Novak, Boudreau, Howard, Rawson, and Stevenson NOES: None ABSENT: None The motion carried 7-0. MOTION FOR ITEM 5, 296 SANTA ROSA STREET-ARC 141-01: Commr. Rawson noted there is an accessory structure (storage shed) on the side property line of the ARCO Station which needs to be moved or integrated with the project. Commr. Schultz moved to continue the project with the recommendations set forth on page 5-6&7 with the condition that applicant look into incorporating or moving the storage shed on the side of the building with the remodel and add to number 1 to also go to the roof structure with a material other than quartz rock. Seconded by Vice-Chair Lopes. ARC Minutes January 22, 2002 Page 12 AYES: Commrs. Schultz, Lopes, Novak, Boudreau, Howard, Rawson, and Stevenson NOES: None ABSENT: None The motion carried 7-0. MOTION FOR ITEM 6, 204 MADONNA ROAD-ARC 139-01: Commr. Novak moved to continue the project proposal with specific direction provided by the ARC to the applicant that the canopy design, building color, signage, and landscaping; and to revise condition 3 to delete new red rim band and to delete Item A and add previous condition with regard to the lighting. Seconded by Commr. Boudreau. Chairperson Stevenson read what the consensus is: the canopy can stay the way it is, but the color should not be yellow and the gray is preferred and no exterior florescent lighting on the canopy, and delete the red band. Vice-Chair Lopes noted to avoid bright white and yellow colors. AYES: Commrs. Novak, Boudreau, Lopes, Schultz, Howard, Rawson, and Chairperson Stevenson NOES: None ABSENT: None The motion carried 7-0. MOTION FOR ITEM 7, 11590 LOS OSOS VALLEY ROAD-ARC 140-01: Chairperson Stevenson suggested doing something equally compatible with the shopping center. Commr. Howard moved to continue this item with specific directions as listed on page 7/6 to recommend for consideration that recommendations 1&3 on 4/6 be incorporated into the conditions of 7/6, and recommendation 1-4/6 should say flat tile. Seconded by Vice-Chair Lopes. Vice-Chair Lopes suggested adding consistent with approval of ARC suggestion, after maintenance plan on the second sentence of condition 7. Vice-Chair Lopes suggested adding that it be consistent with the coloration of the shopping center. Planner Ricci noted to change 100 square feet to 50 square feet. She also noted that conditions 1&2 could be stricken. AYES: Commrs. Howard, Lopes, Novak, Boudreau, Schultz, Rawson, and Chairperson Stevenson NOES: None ARC Minutes January 22, 2002 Page 13 ABSENT: None The motion carried 7-0. Chairperson Stevenson moved to recommend that the Planning Director direct the Code Enforcement Officer to assign a certain priority to look at the landscaping plan for the Los Osos Valley Road and Madonna Road Station. Seconded by Commr. Howard. AYES: Chairperson Stevenson, Howard, Novak, Boudreau, Lopes, Schultz, and Rawson NOES: None ABSENT: None The motion carried 7-0. A separate motion apart from the other items was made for the Santa Rosa Station: Commr. Schultz moved to recommend that the code enforcement have an investigation and report on the status of the ornated freeway sign on Santa Rosa. Seconded by Lopes. AYES: Commrs. Schultz, Lopes, Novak, Boudreau, Howard, Rawson, and Chairperson Stevenson NOES: None ABSENT: None The motion carried 7-0. After a vote of 5-2 the Commission went passed the 9:30 p.m. hour. 8. 999 Monterey Street. ARC 193-01; Conceptual review of development plans for a new mixed project; C-C-H-PD zone; Copeland’s Properties, LLC applicant. 919 Palm Street. ARC 193-01; Conceptual review of development plans for a new parking structure, including office space; C-C-H zone; Copeland’s Properties, LLC, applicant. Associate Planner Pam Ricci presented staff report, asking the commission to provide preliminary comments to the applicant and staff on overall site planning and conceptual building design. Shelly Stanwyck, Economic Development Manager, described the deal points of the project, noting the main issue to be emphasized is the City has a Memorandum of Understanding (MOU) that it will ultimately purchase the parking garage and office structure for a fixed price. Commr. Novak asked if there is a specific time frame for the purchase. ARC Minutes January 22, 2002 Page 14 Ms. Stanwyck explained when construction of the building has been completed, the City will purchase it. Vice-Chair Lopes asked if the City is going to sell the parking lot on Court Street to the Copeland’s. Ms. Stanwood replied yes. Chairperson Stevenson stated that the revised Court Street Project looks good. PUBLIC COMMENTS: John Chappel, Anderson Hotel, stated he parks his car on the Court Street parking lot and felt he will have nowhere to park once a building is constructed. Ms. Stanwyck explained she would be speaking to the residents of the Anderson Hotel and would have a parking manager present to address concerns. Natalie Tartaglia, SLO, stated there has been no agreement on the $35.00 per square foot that is in the MOU regarding the purchase of a needed access easement. Chairperson Stevenson suggested she meet with Ms. Stanwyck another time on this item. The public hearing was closed. COMMISSION COMMENTS: Chairperson Stevenson felt that the changes to the Court Street component responded to previous ARC for direction and that he liked the changes. Commr. Novak commented that additional landscape planters would create more visual softening. Chairperson Stevenson commented that the Ficus trees are not appropriate everywhere and felt that a more lacy tree canopy would allow for more light penetration and better for the pr9oject in the long term. Vice-Chair Lopes asked if they should have the City consider replacing the Ficus trees on Osos Street. Chairperson Stevenson replied yes. Planner Ricci explained that the project architect would be meeting with the City Arborist to evaluate the existing street trees surrounding the Court Street property. Commr. Novak suggested replacing the Queen Palms that are in pots along the elevated walkway with a different species. ARC Minutes January 22, 2002 Page 15 Commr. Boudreau felt the Ficus Tree on Monterey and Osos Streets should not be taken out because of the way the building yields to it. Planner Ricci noted that a project goal is to maximize landscaping opportunities. Commr. Novak suggested there be low benches and low seating walls to create an opportunity for people to come and “hang out”. Vice-Chair Lopes made a comment about maximizing entries to the building along adjacent streets. Planner Ricci clarified what she understood the ARC’s comments to be, which was that the changes that were made on Monterey Street and the corner of Monterey and Osos are acceptable, but the Commission would like to see additional entries along the project’s Osos Street frontage. Vice-Chair Lopes stated he disagrees with the wide entry into the site from Monterey Street. Chairperson Stevenson commented that this is great and is reminded of how important plazas work. Planner Ricci stated that staff felt the applicant had responded fairly well to the previous Commission’s direction on the Court Street component. She noted the concerns about trying to maximize landscaping, with some potential species changes to the trees in the pots on the elevated walkway, and providing more opportunities for more building entries on Osos Street. Commr. Novak asked if there was an art or structural component that was required on this project or if the applicant was choosing to pay the in-lieu fee. Chairperson Stevenson suggested making this a recommendation as part of this process. Commr. Novak made a recommendation to consider where these art elements are going to be located. The Palm/Morro office/parking structure was then discussed. Chairperson Stevenson noted that the parking spaces seemed very tight down the alley and asked what the intended use of the Library Plaza is. Planner Ricci explained the intention is to limit access to a few types of library service vehicles and emergency vehicles. Ms. Stanwyck explained the intent is to maximize the pedestrian friendliness of this area without negatively impacting the library’s operation. ARC Minutes January 22, 2002 Page 16 Chairperson Stevenson noted concerns for pedestrian safety with the current plaza design. Commr. Boudreau stated the major potential conflict between the vehicles and pedestrians is the exit onto Palm Street. Glen Wood, APS Architects, explained they have been talking to the City Public Works Department about widening that sidewalk and taking out the parking along Morro Street. Planner Ricci explained there has been much discussion and recommendations made on the staff level as to how to minimize conflicts with pedestrians. Commr. Boudreau suggested having a canopy or awning projecting out from the building at the garage entrance on Palm Street to clue the pedestrian that this is a vehicle access point. Vice-Chair Lopes suggested moving the building further away from the back of sidewalk to create some planting space. Planner Ricci explained that modifications to Morro and Palm Street frontages have been discussed. Chairperson Stevenson expressed concern about the large rectangular openings in the structure and preferred more vertical treatments, as have been used on other parking structures. Vice-Chair Lopes expressed concern with the scale of the elevator tower. Mr. Wood explained that the elevator accesses the roof parking and is why it is proposed at the height that it is. Chairperson Stevenson recommended that this be looked at. Commr. Boudreau stated if the height of the tower has to go anywhere on the site, he felt it works well where it is and can be viewed as a slender counter balance to the size of the building. Chairperson Stevenson suggested working on trying to better define the use of the pedestrian way. Mr. Wood explained one of the thoughts behind the pedestrian way is for long-term planning and that this paseo could connect with other pedestrian linkages in the future. Chairperson Stevenson suggested that the structure be considered a possible location for a public art project that would be funded by someone in the private development community. PUBLIC COMMENTS: ARC Minutes January 22, 2002 Page 17 Natalie Tartaglia, SLO, noted that the pedestrian plaza is their easement to the Tartaglia Building on Monterey Street, and she questioned where the delivery trucks for their tenants are supposed to go. The public hearing was closed. Planner Ricci explained that many concerns raised are valid issues and that staff doesn’t have all the solutions at this time. She noted that Public Works staff has asked the applicant to provide more detailed plans for the parking lot area behind the JP Andrews Building and the adjacent building so they can study it and understand how the areas are currently used. Planner Ricci summarized the discussion. She stated there were a lot of comments about use of the library plaza/pedestrian street and how it relates to the adjacent properties and deliveries; how it should be finished; and how the use of it should be restricted. She stated there were pros and cons about the proposed location of the elevator tower and the scale of it. She noted there was a desire for some refinements to materials and textures of the building, and that vertical elements should be added to structure openings to look more like windows. She noted the general siting of the building and its overall capacity and height were not necessarily objectionable if some of the techniques were employed to soften the design and make it more appealing to pedestrians. The meeting was adjourned at 11:05 p.m. Monday, January 22, 2002. Respectfully submitted by Irene Pierce Recording Secretary