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HomeMy WebLinkAbout08-05-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES AUGUST 5, 2002 ROLL CALL: Present: Commissioners Allen Root, Michael Boudreau, Rob Schultz, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson. Absent: None. Staff: Associate Planners Pam Ricci, Philip Dunsmore, and Recording Secretary Irene Pierce. David Smith was sworn in as the new Commissioner by City Clerk Lee Price. ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. ACCEPTANCE OF THE MINUTES The Minutes of April 1, and May 6, 2002, were accepted as presented. PUBLIC COMMENTS ON NON AGENDA ITEMS Josephine Malone, SLO, voiced dissatisfaction with the existing Sign Regulations and the fact that window displays are not regulated. Mary Beth Schroeder, 2085 Wilding Lane, SLO, expressed a sadness that San Luis Obispo is going to become another Los Angeles due to poor planning. PUBLIC HEARINGS: 1. 204 Madonna Road. ARC 139-01; Review of new colors and signs for an existing service station; C-T zone; A & S Engineering, applicant. Associate Planner Philip Dunsmore presented the staff report recommending final approval to the project. Chairperson Stevenson asked if the pump toppers were calculated in the total signage area. He felt they were not designed to protect the pumps, and they should be included in the total signage. Planner Dunsmore explained that most service stations have some sort of logo advertising mark or marquee on the pump toppers, and they are not calculated in the total sign area. Commr. Lopes asked if the staff report contained a condition for the pole signs. ARC Minutes August 5, 2002 Page 2 Planner Dunsmore replied yes, and explained the existing pole signs would be replaced with ones matching or smaller than the existing 81 square feet. Commr. Howard asked why the proposed sign is larger than the existing sign. Planner Dunsmore explained that it is the same sign, but it has been modified with a larger face. The sign has a 6-foot ground clearance. Ahmad Ghaderi, A & S Engineering, Inc., Burbank, Ca., agreed with the conditions of approval and mentioned that they are working on the satellite dish. He noted that the height of the pole sign is 26-feet tall, and explained why the proposed sign is larger than the existing one. He stated that the racing bands on the new pump toppers have been removed and noted the decal numbering on the pumps was necessary for the cashiers and customers to know the pump numbers. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes moved that they grant final approval to the project based on the findings and subject to the conditions noted in the staff report, with Condition 1 amended to include that the pump toppers would not be counted as signs as long as they are limited to identifying a pump number and type of service. Seconded by Commr. Boudreau. There was discussion on quality fuels and what implies characterizing a product vs. identification. Planner Dunsmore noted the City is currently working on a comprehensive update to the Sign Regulations and they could consider wording it more carefully to consider service stations and fuel pumps. Commr. Howard requested an amendment to the motion to specify Navajo white as a building color. The motion maker and the seconder accepted the amendment. Mr. Ghaderi noted they are proposing to increase their sign area from the current 81square feet to 90-square feet. Commr. Lopes suggested that staff make a finding for the modification. Planner Dunsmore stated due to the site’s location and visibility, additional signage would not be necessary to view the signs from the adjacent roadway. He stated it is a significant pole sign which is in scale with the site, and felt anything larger would not be necessary or in scale with the site. ARC Minutes August 5, 2002 Page 3 AYES: Commrs. Lopes, Boudreau, Schultz, Howard, Smith, Root and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 2. 11590 Los Osos Valley Road. ARC 140-01; Review of new colors and signs for an existing service station; C-N zone; Equilon Enterprises, applicant. Associate Planner Dunsmore presented the staff report recommending final approval to the project based on findings and subject to conditions noted in the staff report. Commr. Howard asked if the landscaping would screen the establishment from the views of motorists. Planner Dunsmore explained they are proposing to remove a large amount of turf and replace it with mulch, ground cover and smaller shrubs, which would bring down water usage and add to site screening. He also noted that the banner signs have already been removed from this site. Ahmad Ghaderi, A & S Engineering, Burbank, Ca., stated they are in compliance with the recommended conditions. He accepted responsibility for misunderstanding the conditions concerning the off white canopy and the 50-square foot area, and will bring them into compliance. Commr. Howard asked about the combined signage that exceeds 100-square feet. Planner Dunsmore responded that this gas station previously received exceptions to exceed legal sign ordinance requirements by the ARC. He explained that 100 sq. ft. is what the sign ordinance presently allows for the C-N zone. He clarified that 200 sq. ft. is what is proposed and what currently exists. Mr. Ghaderi clarified that the proposed color-coated fascia shown on the building is 50- square feet. There was discussion on what the actual proposed color is on the building exterior. Mr. Ghaderi explained the color proposed is Navajo white. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Vice-Chair Schultz moved to grant final approval of the proposal based on the findings and subject to the conditions in the staff report, and added two conditions: 1d. New ARC Minutes August 5, 2002 Page 4 exterior finish shall be an off-white Navajo. 1e. The pump toppers shall have no signage, only information. Seconded by Commr. Lopes. Commr. Howard asked if they could emphasize that all landscaping shall be installed prior to final approval of the project. Commr. Lopes expressed that he had hoped that they would not change the colors on the building, and suggested they paint it Navajo white they same as the canopy. Commr. Root suggested that the panels all be painted red and yellow, and felt nothing is gained by making them go to the off-white panels. Chairperson Stevenson expressed a concern on the carwash entrance and suggested blending it in with the body of the building color with a small entry sign. Commr. Lopes suggested an amendment to the motion to add Navajo White to the entrance of the carwash. Vice-Chair Schultz accepted the amendment as the motion maker. Planner Dunsmore responded that they could modify Condition 7 to indicate the landscape plan shall emphasis screening of the carwash entry and building walls at the corner of Los Osos Valley Road and Madonna Road. AYES: Commrs. Schultz, Lopes, Root, Boudreau, Howard, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 3. 296 Santa Rosa Street. ARC 141-01; Review of new colors and signs for and existing service station; C-T zone; Equilon Enterprises, applicant. Associate Planner Philip Dunsmore presented the staff report recommending final approval to the project consistent with staff recommended findings and conditions. Commr. Howard asked if they were orchestrating a trade to get another sign for the removal of the highway sign. Planner Dunsmore explained there are two large non-conforming signs; a smaller pole sign and a large Shell freeway sign at the rear of this site. The applicants are proposing to remove these two signs and are asking for an exception to the sign ordinance to have a new monument sign of 42-square feet. Vice-Chair Schultz asked what is going to happen when the Chevron station next door proposes an increase to their monument sign? ARC Minutes August 5, 2002 Page 5 Planner Dunsmore responded that there have been requests for sign increases from Chevron, and scrutiny has been given to the size of the signs at this site. Ahmad Ghaderi, A & S Engineering, hoped that they had achieved the canopy fascia that the ARC wanted. He noted that the square footage of the monument sign is 42.66 sq. ft. and that they are eliminating two non-conforming signs which could be refaced. He expressed a concern with the five-foot setback and noted if they move the sign back too far, they may have a sight visibility problem. Planner Dunsmore explained the setback should be evaluated more carefully because he does not want a sight distance problem created at the corner. He noted that it conforms to the height requirement, but the width of the monument sign is creating a sight distance problem at the corner of Santa Rosa and Montalban Streets. Commr. Lopes asked if the price sign is proposed to be removed. Mr. Ghaderi replied no, and explained they are proposing to replace that sign, which is a State-mandated sign. He noted the pricing is included on the monument sign, and stated they need pricing advertised on both streets. Commr. Lopes asked about landscaping. Mr. Ghaderi explained they are going to refurbish the landscaping and hope to extend it to where the monument sign is located. Commr. Smith asked how many different colors are on these gas stations. Mr. Ghaderi answered usually about four colors. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes supported the canopy being painted the Ventura off-white color with sandblasted sandstone rather than the Navajo off-white. Commr. Root expressed a concern with sandblasting brick, which could degrade the surface. He suggested they experiment first. Chairperson Stevenson expressed his preference is natural sandstone. Commr. Boudreau commented that if brick is sandblasted, it creates a texture that absorbs water. Mr. Ghaderi agreed that they would do some experimentation and have staff review the results. ARC Minutes August 5, 2002 Page 6 The commission agreed on the Ventura color. Commr. Lopes noted the monument sign is 24 square feet, and felt the combination with the price located on the monument sign would work well. Chairperson Stevenson felt the revised canopy will attract business to this station. Vice-Chair Schultz moved to grant final approval on the proposal based on the findings and subject to the conditions in the staff report with condition 1-d modified to read: No decals that show logo colors will be allowed on the existing fuel pump to ensure all Shell information is all consistent with the pump toppers. Condition 1-e modified to state 42.1. Condition 4 to specify the color be Ventura white. Add Condition 7 to refurbish the landscaping areas before the final approval of the sign program. Seconded by Commr. Root. AYES: Commr. Schultz, Root, Boudreau, Howard, Lopes, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 4. 140 Hind Lane. ARC 89-02; Review of a new 20,000 square foot warehouse building; M-SP zone; Greg Hind, applicant. Associate Planner Philip Dunsmore presented the staff report recommending final approval to the project based on findings and subject to conditions. Warren Hamrick, Hamrick Associates, Inc., presented a brief summary of the project. He stated they agree with all the conditions in the staff report. Commr. Lopes commented that the shell has no windows in the customer area and noted that a skylight was not proposed on the top. Mr. Hamrick replied that a skylight is proposed, but did not get shown on the plan. Commr. Lopes asked why a building like this does not have any windows. Mr. Hamrick replied that it is a security issue. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes felt that some insets along the first half of this building might be a way to add some interest to this building and tie it in better with the neighboring building. ARC Minutes August 5, 2002 Page 7 Commr. Howard concurred with Commr. Lopes. Chairperson Stevenson commented that the building should be linked better to the existing development, and noted he was in support of the entry feature over RRM. Commr. Boudreau suggested introducing some high clerestory-type windows as an accent rather than the insets. Mr. Hamrick explained he had considered this, but because of privacy and security issues, decided against the windows. Commr. Boudreau commented that the windows could be as high as 18-feet, which could bring in some light to add some interest. Commr. Howard moved to grant final approval on the project based on findings and conditions as specified in the staff report, and add condition 10 that provides inserts on the west elevation and add recessed features on both south and west elevations. Seconded by Commr. Boudreau. Commr. Root suggested that the tree does not grow to interfere with the trash enclosure. Mr. Hamrick noted that it is both on the landscape concept plan and outside plan. Commr. Lopes expressed a concern on the location of the employee break area next to the main entrance, and suggested adding, as condition 20, to have landscape screening in front of the employee break area. AYES: Commrs. Howard, Boudreau, Lopes, Root, Smith, Schultz and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 5. 999 Monterey Street. ARC 192-01; Review of development plans for a new mixed- use project; C-C-H-PD zone; Tom Copeland, applicant. Associate Planner Pam Ricci presented the staff report recommending schematic approval of the plans with direction on items to return with final review. Shelly Stanwyck, Economic Development Manager, explained that final review of the project would not be appropriate until after the City Council has certified the EIR. She mentioned there is an existing non-binding Memorandum of Understanding with the Copelands. Commr. Lopes questioned whether this parking garage would accommodate the demand of this project, in addition to all the other parking needs in the current Court ARC Minutes August 5, 2002 Page 8 Street parking lot area. He questioned whether this project should provide some additional housing. Planner Ricci explained that the parking structure would accommodate the demand of the new project, which is documented in the EIR as 159 spaces and includes both Court Street and the Palm/Morro offices, plus provides an additional 84 spaces. She stated that the housing question is a land use issue that the Planning Commission and City Council would appropriately resolve. Economic Development Manager Stanwyck noted that the Council has approved this project in concept without housing. Planner Ricci mentioned that the applicant would be paying parking space in-lieu fees for the demand of the Court Street component in addition to constructing the structure. Economic Development Manager Stanwyck commented that the in-lieu fees would be used towards future parking programs including the development of additional parking to the north of Santa Rosa Street. Mark Rawson, 444 Higuera Street, Project Architect, stated that they concur with most of the conditions in the staff report. He mentioned they have come close to meeting most of the new parking demands, as well as replacing all of the existing spaces on- site. He presented a model of the project and gave a brief overview of the Court Street site. Chairperson Stevenson wanted assurance that the Court Street elevation would allow for views into the building windows. Mr. Rawson agreed and stated they have intentions of having storefronts along Court Street. Commr. Howard concurred with Chairperson Stevenson’s comments. She questioned what the ratio is between the height of the buildings along the pedestrian street and the width of the street, and if there would be enough light in these stores and offices. Mr. Rawson explained the minimum width of the pedestrian street is 20 feet, and is closer to 30 feet at the widest point where it expands out. He noted that the height of the building measured from the pedestrian street to the top is approximately 30 feet. Commr. Lopes suggested another shop space be added on the Osos Street frontage. Mr. Rawson responded that he agrees with the desire to have shopping street frontage on all sides of the project, but it has been a challenge to keep all of the elevations vibrant and still provide for service and utility functions. Commr. Root asked how the tenants would get their merchandise into the store from delivery trucks. ARC Minutes August 5, 2002 Page 9 Mr. Rawson responded that they are currently working with the Public Works Department to establish a loading space on Monterey Street. Commr. Lopes noted that the restaurant balcony might have a problem with the northwest wind. Mr. Rawson explained that the balcony has more of a southern exposure and a tall building to protect it from winds. Commr. Lopes questioned if an inset balcony on the southeast wall overlooking the pedestrian walk were considered for the third floor restaurant. Mr. Rawson replied they looked at options that included a balcony, but they wanted seating on a small patio, with most of their seating space inside the restaurant. Commr. Root questioned how the trash enclosures would be crafted into the building. Mr. Rawson explained that trash storage would be internal to the building and that pickup would occur along the street frontage; therefore, there would be no garbage trucks on the site picking up trash. He added that there would be maintenance personnel handling trash services for the on-site businesses. Commr. Root suggested some type of barrier or delineation for the patio seating proposed along Monterey Street. He noted that an art plan has not been discussed for this project. Mr. Rawson explained they planned to propose public art on both projects, but have not gone through the process yet. Chairperson Stevenson asked for an explanation on the surfacing material for Court Street. Mr. Rawson replied they are proposing a colored concrete; the color of the main area would be the same color as the existing city sidewalks. Chairperson Stevenson asked if there would be curb or sidewalk in the pedestrian street area to accommodate drainage. Mr. Rawson explained that it would be developed at a consistent elevation. Commr. Smith asked if the surrounding buildings are going to be remodeled. Mr. Rawson replied that here have been some discussions on remodeling with the adjacent owners. Chairperson Stevenson suggested putting awnings and repeating other details found elsewhere in the project on the Court Street building elevation. ARC Minutes August 5, 2002 Page 10 PUBLIC COMMENTS: MaryBeth Schroeder, 2085 Wilding Lane, SLO expressed an objection to all the mixed use development occurring in the City and suggested this be looked over very carefully. There were no further comments made from the public. 6. 919 Palm Street. ARC 193-01; Review of development plans for a new parking structure including office space; C-C-H zone; Tom Copeland, applicant. Mark Rawson, Project Architect, noted the most significant changes that were made to the Palm/Morro Street parking garage. Chairperson Stevenson expressed a concern about the lighting on the top deck of the parking structure and asked how selected materials would coordinate with the City/County Library. Mr. Rawson explained they are using the two brick colors very similar to those used on the City/County Library. He stated that the proposed roof level lighting is a City specification for a standard, which was used on the Marsh Street garage. Chairperson Stevenson suggested adding some additional trim work to the windows. Commr. Howard noted that she had some mixed feelings regarding this project and questioned if you could classify the structure as a “landmark” building. She indicated that she felt that this downtown location is the right place for compact development, but expressed a concern about the scale of this project. She suggested that repeating more of the upper-story window treatments below would help improve the pedestrian- friendliness of the elevations. She thought that the Palm-Morro building entry looked uncomfortable. She questioned what eliminating one story of the parking garage to reduce its apparent scale would do. Mr. Rawson explained by eliminating one story, they would lose 25% of the parking in the garage, which would dramatically increase the cost of the project. Commr. Lopes felt that the structure should be lowered and moved back toward the other Copelands’ building. He recommended that a landscape planter be added next to the pedestrian street to allow for tree planting. Commr. Root expressed concerns with the visual impact of the structure and view blockage. He asked about the finishes for the sidewalks. Mr. Rawson replied that the City standard for the downtown - a tan, salted-concrete finish with terra-cotta tiles - would be used along the street frontages. He noted that a tan-colored concrete will be used for the main portions of the pedestrian street with the exterior borders a darker tan. ARC Minutes August 5, 2002 Page 11 Commr. Boudreau stated that either three or four levels of parking over the office level would result in the same visual impacts from the Palm-Morro perspective. He felt that the way to address massing concerns was through additional building articulation. Commr. Root suggested that increased density in the downtown area was appropriate and noted that parking was sorely needed. He recommended adding articulation to the iron elements, such as the metal railings. Chairperson Stevenson noted that this is a building that could in the future be converted to offices. He commented that it doesn’t quite have the detailing and finished appearance of Court Street. He suggested adding a hip roof feature over the entryway and some other detailing to bring a more pedestrian/human element to this building. Commr. Lopes suggested that a hip or mansard roof form be explored at the parapet above the entrance to the City offices. PUBLIC COMMENTS: Greg Wilhelm noted that this project has established itself as an important piece of the downtown. He felt that this center would make the downtown area more cohesive and more fun. Jean Anderson, 544 Pacific Street, wanted assurance that access to the library for people with disabilities would be maintained. She asked that plenty of bicycle parking be provided that is convenient to all. Mr. Rawson explained that both accessibility provisions and bike parking were addressed in plans. Howard Franklin, SLO, expressed his support for the project and his appreciation for the hard work that was done in developing plans. He felt that the building would not really diminish views, but expressed some concern with noise generation, given the proximity of his residential apartment building to the site. He pointed out that this will ultimately be a City building, and therefore, cost was important. There were no further comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson recommended that the Commission capture the collective feelings about each project component individually, and then make a motion or modify the recommendations in the staff report as necessary. Item 5: Court Street Project motion. Commr. Lopes moved to grant schematic approval to the Court Street portion of the project that includes staff’s three recommended items plus the two items that apply to both sites. Modify Condition 3 to add the phrase “or other open canopy trees” after the ARC Minutes August 5, 2002 Page 12 words “Brisbane box trees”. Add a condition for the applicant to consider an additional small storefront shop on Osos Street. Modify Condition 4 to add the sentence “Consider using part of the public art funds to embellish details of the building, such as walls, windows, and columns.” Add a condition that states “Consider adding decorative features closer to pedestrian eye level to create visual cues and to encourage pedestrians to explore the street.” Seconded by Vice-Chair Schultz. AYES: Commrs. Lopes, Schultz, Root, Boudreau, Howard, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. Item 6: Palm/Morro motion. Commr. Boudreau moved to grant schematic approval for the Palm/Morro Street component of the project which includes staff’s recommended items, and the following additional conditions: consider upper level details to improve distant views of the building and lower-level improvements for the pedestrian perspective; create a new planter near the southwestern corner of the building to add some vertical height near the pedestrian walkway on Morro Street; consider a diagonal hip form for the roof of the entry to the offices near the intersection of Palm and Morro Streets; provide more consistent window detailing; consider a hip or mansard style roof for the upper level portion of the structure near the intersection of Palm and Morro Streets; consider enriching the pedestrian interaction with the building; consider the addition of a canopy or awning over the vehicle entry on Palm Street; and refine the color scheme for the building to include warmer colors. Seconded by Commr. Schultz. AYES: Commrs. Boudreau, Schultz, Root, Howard, Lopes, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 7. 1460 Andrews Street. ARC PR 28-01; Review of revised plans to allow a two story house on a sensitive site; R-2-S zone; Greg Wilhelm, applicant. Associate Planner Pam Ricci presented the staff report recommending final approval, based on findings, including findings in support of a building height exception, and subject to conditions and code requirements. She explained that the applicant had voluntarily agreed to reduce the proposed height of the house to not exceed 27’7”. She noted that findings for approval of the building height exception cited the fact that the building would be in scale with surrounding structures since it was not proposed on a steeply sloping hillside lot. ARC Minutes August 5, 2002 Page 13 Greg Wilhelm, 779 Mutsuhito Avenue, presented a brief explanation of the plan that was previously approved one year ago, and explained the motivations for their new design. Commr. Root questioned the proximity of the proposed house to the house that exists on the adjacent lot to the west. Mr. Wilhelm explained the proposed setback from the property line is 10 feet, which is twice the typically required setback in the R-1 zone Commr. Root questioned how far the house would physically be from the neighbor’s. Mr. Wilhelm replied that the proposed house is 10 feet away from the property line and that the neighbor’s house also has a 10-foot setback, providing for a minimum of 20 feet between structures. Commr. Root asked for clarification regarding the proposed deer fence. Mr. Wilhelm explained the deer fence is an open fence that is surprisingly transparent. Vice-Chair Schultz noted there are four other vacant lots nearby, and asked if any height exceptions had been granted for any of those sites. Planner Ricci replied that she was not aware of any approved height exceptions on those lots. PUBLIC COMMENTS: Jim Brabeck, Farm Supply, commented about the effectiveness of deer fences. There were no other comments made from the public. COMMISSION COMMENTS: Commr. Lopes moved to grant final approval to the project, based on the findings and conditions in the staff report, with Condition 1 modified to acknowledge a maximum building height of 27’7”, and Condition 5 regarding the deer fence deleted, and a finding added in support of an exception to accommodate the proposed 7-foot high deer fence. Seconded by Commr. Howard. AYES: Commrs. Lopes, Howard, Root, Boudreau, Smith and Stevenson NOES: Vice-Chair Schultz ABSENT: None ABSTAIN: None The motion carried 6-1. ARC Minutes August 5, 2002 Page 14 8. 204 Tank Farm Road. ARC 75-02; Review of a new retail and warehouse complex for Farm Supply; C-S Jim Brabeck, applicant. Associate Planner Pam Ricci presented the staff report recommending approval of the project, with certain details to return to the Community Development Director for final approval, based on findings, and subject to conditions of approval and code requirements. Jim Brabeck, Farm Supply representative, explained that the largest change they have had is the underground utility feature. He noted they have moved the one PG&E power pole to widen the street, and have agreed with the City to put the conduit in for future underground utilities. Tim Woodle, Pults and Associates, agreed with the conditions of approval. He commented they are trying to construct a very simple building, but there have been some challenging site design issues in this particular area. He mentioned there is a plume in front of the building, which dictated the site design. Chairperson Stevenson asked if the support structure for the water tower is heavy timber. Mr. Woodle explained it would probably be reinforced steel. Chairperson Stevenson asked how far off the ground would the base support structure for the water tower be. Mr. Woodle replied it would not be taller than 50 feet. Commr. Root asked if there would be a function to the tower. Mr. Woodle replied that it would be full of water, and the windmill would be working. He also noted that instead of being required to underground the overhead utilities at this point, they are required to replace the conduits and bond. PUBLIC COMMENTS: There were no comments from the public made. COMMISSION COMMENTS: Chairperson Stevenson questioned if anything is going to be done with the road. Mr. Brabeck explained that their site would be improved to City standards, including the road. Chairperson Stevenson asked how wide the paved section would be. Mr. Woodle replied approximately 25 to 30 feet wide. ARC Minutes August 5, 2002 Page 15 Commr. Lopes noted concerns with the selection of Coast Live Oaks at this site. He stated that he would like to see the landscaping plan change so there are fewer trees along the street frontage, and designed so they are diagonally aligned to maintain views of the Santa Lucia Hills as you drive eastward. He expressed concern with the location of the windmill. Mr. Brabeck responded that the windmill is not going to be right on that corner, and would be set back a distance. Mr. Woodle explained they have the latitude to adjust the location. Commr. Boudreau asked what type of window is proposed. Mr. Woodle explained they are commercial grade aluminum windows. Commr. Lopes moved to grant final approval to the project based on the findings and conditions in the staff report, with Condition 6 modified to substitute the word “screening” for “coffeeberry”, modify condition 8 to require that the proposed Sequoia sempervirens be replaced “with the same or similar evergreen species”, and add a sentence to Condition 8 that “Trees at the front setback shall be aligned diagonally and reduced in number to maintain views of the Santa Lucia Hills as you drive eastward.” Seconded by Vice-Chair Schultz. Commr. Lopes asked if they could treat the galvanized steel roof so it is not shiny. Mr. Woodle explained there are a couple of finishes he is familiar with, but would like to make it as rustic as possible. AYES: Commrs. Lopes, Schultz, Root, Boudreau, Howard, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried 7-0. 9. 1085 Higuera Street. ARC 87-02; Review of a restaurant façade remodel and an exception to the Sign Regulations for a replacement monument sign; C-C zone; Rob Rossi/John Rossetti, applicants. Associate Planner Pam Ricci presented the staff report, recommending approval of the project, based on findings and subject to conditions of approval. Pierre Rademaker, Pierre Rademaker Design, noted that he has no problem with the staff report and recommended conditions. He clarified that the gaslights are going to be electric, and that there are two Palm trees proposed. Planner Ricci asked if they would have a night security fence around the patio. ARC Minutes August 5, 2002 Page 16 Mr. Rademaker replied no, and noted the only problem they might have is people sleeping there. Commr. Lopes asked about the color on the parking lot side. Mr. Rademaker replied that it would be the same color; the only difference is there is brick left over. He noted the columns would be the same as what is presently there. Commr. Boudreau asked how wide the wall is where the decorative tile goes into the open space. Mr. Rademaker explained the existing wall is approximately 8-inches thick. Commr. Boudreau asked if they had some perspectives on how they could finish the back façade where it rises up. Mr. Rademaker replied yes, and explained the back would be finished if it were visible from across the street. Commr. Lopes commented that he is uncomfortable with the height and width of the campanile form, and would like to see it lowered. Commr. Lopes commented about the two storefronts at the rear and felt they do not need awnings. Mr. Rademaker responded that the awnings are functional because of the morning sun, which is really bad for the merchandise inside. Commr. Root expressed a concern about the continuity around the side, and suggested the detailing carry around to the back corner. He suggested they change the three small windows on the campanile to one, or have the center window larger. Commr. Boudreau asked if there is any opportunity for landscaping against the building. Mr. Rademaker explained that there is a walkway, but it gets tight at the corners, and there is no planter area on that sidewalk. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Howard moved that they grant final approval to the project based on findings and conditions as specified in the staff report. Seconded by Vice-Chair Schultz. Chairperson Stevenson suggested a new condition that “Improvements to the other tenant spaces in the same building, for details such as colors, bulkhead selection and ARC Minutes August 5, 2002 Page 17 window transoms, shall be coordinated with the proposed Baja Fresh remodel.” The motion maker and seconder concurred with this suggestion. Mr. Rademaker commented they would at least try to paint the storefronts to match. Vice-Chair Schultz suggested adding another condition that “The campanile form at the parapet shall be as deep as the arch opening below.” Commr. Lopes suggested they add wording to this added condition that “a taller window shall be considered for its façade.” The motion maker and seconder concurred with these suggestions. AYES: Commr. Howard, Schultz, Root, Boudreau, Lopes, Smith, and Stevenson. NOES: None. ABSENT: None. ABSTAIN: None. The motion carried 7-0. COMMENT AND DISCUSSION: 10. Staff A. Agenda Forecast: Planner Ricci noted that a special meeting was scheduled for Tuesday, September 24, 2002 to consider the final review of the Copelands Project plans. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 10:30 p.m. to the next regular meeting scheduled August 19, 2002, in Council Hearing Room. Respectfully submitted by Irene E. Pierce Recording Secretary