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HomeMy WebLinkAbout09-03-2002 ARC Minutes SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES SEPTEMBER 3, 2002 ROLL CALL: Present: Commissioners Allen Root, Michael Boudreau, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: Commissioners Schultz and Howard Staff: Transportation Associate Peggy Mandeville, Assistant City Engineer Mike McGuire, Associate Planner Lynn Azevedo, Deputy Community Development Director Ronald Whisenand, and Recording Secretary Irene Pierce ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. APPROVAL OF THE MINUTES: Approval of the minutes of June 17, 2002, were continued to the next meeting PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Citywide. ARC 161-01; Review of public improvements for a proposed bike boulevard on Morro Street from Santa Barbara Avenue to Marsh Street, and environmental review of street network changes; City of San Luis Obispo Public Works Department, applicant. Transportation Associate Peggy Mandeville presented the staff report recommending final approval to the bicycle boulevard public improvement design, based on findings, and subject to conditions, and adoption of the proposed Mitigated Negative Declaration. Mike Sherrod, R.R.M. Design Group, presented a brief summary of the overall project and explained how this bicycle circulation system would give preference to bicycles by introducing traffic pattern changes and streetscape amenities. He noted one significant change is the closing of vehicular access to Morro Street at the Morro/Santa Barbara Avenue intersection to accommodate the bike boulevard. Transportation Associate Mandeville noted the two areas of difficulty were accessibility to a driveway on Morro Street and a location for the street closure. She noted there had ARC Minutes September 3, 2002 Page 2 been a meeting with the neighborhood to discuss their concerns. She also noted street trees would be planted, and discussed concerns with the speed of bicycles traveling down the street. Commr. Lopes asked if there is enough room in the right-of-way for a full turn-around on Morro Street. Transportation Associate Mandeville replied not for a full cul-de-sac, but there would be a three-point turn. Chairperson Stevenson questioned if they could make the walkway safer to the bike path by adding some markings on the street. Transportation Associate Mandeville replied they are working on the design for a signalized intersection. PUBLIC COMMENTS: Jean Anderson, 544 Pacific Street, explained the bicycle route she most frequently uses and noted the Morro/Santa Barbara intersection is most difficult to cross and felt if the signal were timed properly, it would be easier for people to get up the hill. Margo Clarke, Pacific Street, expressed her support for the project, but questioned how the traffic would be directed out of the Marsh Street parking garage. Transportation Associate Mandeville replied that the traffic would be directed onto Pacific Street. Mary Beth Schroeder, 2085 Wilding Lane, commented that bike paths are overcrowding the City, and bicyclists do not observe the stop signs. She expressed her support of the project, but suggested safety education for bicyclists. Paul Bunjar, 1582 Oceanaire Drive, mentioned they do not have traffic counts for the bike lanes. He noted there are many streets that need repairing and suggested the City use taxpayers’ money for fixing the streets. Heather Powers, Morro Street, commented that when the portion of Osos Street is closed off, she would use Church Street, noting that intersection is difficult to get around. Stuart Jenkins, 1336 Morro Street, expressed his support for the project and the closure of the street. He mentioned the speed of traffic on Pismo Street and stated that the public has proposed stop signs on Pismo at Morro Street. He also noted his concern with the bikes that would be using this street. There were no further comments made from the public. ARC Minutes September 3, 2002 Page 3 COMMISSION COMMENTS: Commr. Lopes asked if the left-hand pocket on Santa Barbara Avenue at Morro Street going to be removed. Transportation Associate Mandeville replied it would remain, but would become part of a signalized intersection. Commr. Lopes asked if the sidewalk will extend further into the right-of-way. Mr. Sherrod replied no, and explained they are projecting the existing curb line forward. Commr. Boudreau expressed his support for the project. He felt the text for the boulevard is too detailed and suggested a simpler graphic, He commented on the logic of the Morro/Islay diverter, which is attempting to divert traffic at the top of the lane as well as diverting traffic onto the lane. Mr. Sherrod gave a brief explanation on the diverter. Transportation Associate Mandeville reiterated they would consider other design options. Commr. Lopes expressed his support for the project, and recommended repositioning the stop sign to Pacific Street. He suggested eliminating the landscaping on the bulb- out and different trees than proposed, such as London Plane, Liquid Ambers, Jacarandas, and Holly Oaks. He also suggested the bike path intersection at Santa Barbara Avenue have an “S” curve incorporated into the design like what has been done on the railroad bike path at Orcutt Road. Commr. Smith expressed disappointment that the numbers were not available on how many bikes and cars are anticipated daily. He supported the landscaping. Commr. Root expressed his disappointment there was not more information on the trips for bikes and cars. He suggested the private driveway be surfaced in some alternative color to show it is a driveway. He suggested a tree be proposed that does not litter the street. He felt it is important to have stop signs at Pismo Street and proposed the installation of sculptures in the bulbouts if landscaping is eliminated. Chairperson Stevenson supported closing off Morro Street because of safety reasons. He felt the landscape bulb-outs add a street dimension and prefers to leave them. He concurred with Commissioner Lopes’ suggestions on the trees. Commr. Lopes moved that the ARC grant final approval to the Morro Street Bicycle Boulevard design based on findings and subject to the conditions in the staff report as modified by the Commission, adopt the Mitigated Negative Declaration and recommend dedication of the Bicycle Boulevard to former City Councilman Bill Roalman. Modifications to conditions of approval: Condition 1: Street trees should include Holly ARC Minutes September 3, 2002 Page 4 Oaks, Camphor, and Jacaranda; Condition 3: Instead of reducing landscaping, consider maximizing and retaining parking on the street; adding tree planting with the landscaping; and consider sculptural installations as part of the intersection bulbouts; and consider a sidewalk coloration and pavement pattern in the bulb-out area for the highlight as part of the boulevard project. Condition 8: Specify a special pavement type and color at the driveway at Morro Street and Santa Barbara Avenue intersection, and within the intersection consider textured pedestrian and bike crossings and other measures to highlight the crossing areas for pedestrians and bicycles. Condition 9. Consider signs that educate bicyclists about “rules of the road”. Condition 10. Consider repositioning the Pacific Street and Pismo Street stop signs. Condition 11. Design the beginning of the bike path with an S-curve at the Santa Barbara intersection if possible. Seconded by Commr. Boudreau. Commr. Root commented he would like to see the bulb-outs be smaller. He noted he could not support the Camphor tree because of the dropping leaves. AYES: Commrs. Lopes, Boudreau, Root, and Stevenson NOES: Commr. Smith ABSENT: Commrs. Schultz and Howard ABSTAIN: None The motion carried 4-1. 2. 2005 Dalidio Drive. ARC 108-02; Preliminary review of plan revisions for a proposed shopping center development; SLO Marketplace Assoc., applicant. Deputy Community Development Director Ronald Whisenand presented the staff report providing preliminary comments to the applicant and staff on overall site planning and conceptual building design. Bill Bird, property developer, presented a brief overview of the project, and explained the architectural theme has not been changed. Bryan Wolfe, Senior Architect, presented an overhead display of the project area and briefly explained what their proposal is for the design and land use plan. PUBLIC COMMENTS: Mary Beth Schroeder, 2085 Wilding Lane, , expressed her disapproval on putting another shopping center in San Luis Obispo, and suggested they pay more attention to the downtown. COMMISSION COMMENTS: Commr. Smith asked if all issues have been resolved on Prado Road overpass, and questioned who is going to build the project. ARC Minutes September 3, 2002 Page 5 Mr. Bird replied they have the responsibility for the design on Prado Road and this process is about 60% completed. Chairperson Stevenson noted a few significant conflicts in the guidelines with the direction that the City would like to see in terms of large-scale retail. He offered some site planning suggestions, noting he felt a focal point was needed, which should include a water feature. He felt the appearance from the freeway should be addressed and suggested a very deep facade to eliminate a blank wall. He offered some options on the overflow parking. Mr. Wolfe commented on an issue for home improvement parking and questioned if the guidelines could be flexible. Chairperson Stevenson responded that the guidelines are flexible. Commr. Boudreau felt the graphic presentation had many good ideas, and the conceptual description was stronger than in the literal solutions. Chairperson Stevenson stated he does not support the diamond tree well and felt it would affect the parking count. He indicated he would support structured parking and suggested a total count of the parking be available for the ARC at the next review. Mr. Wolfe responded that the ratios would not change dramatically because they excluded both the area of the hotel from the square footage of the parking, and ratios are based on room count, not square footage. Chairperson Stevenson asked if a residential component would be proposed. Mr. Bird replied it has been removed because the Airport Land Use Commission does not support a residential component. Commr. Root concurred with Chairperson Stevenson that the clustering needs to be addressed more so there is not a sea of parking. He suggested more berming in height changes in the landscaping, and that grapevines be incorporated into the back for screening. He felt public art should be incorporated into the project. Commr. Smith commented that new jobs would be created, but questioned where the employees will live. In defense of the project, Mr. Bird responded they had initially proposed affordable housing on the Dalidio Property and the City’s view was they would prefer agriculture to housing. Commr. Smith questioned if they could get pedestrians across from the Promenade Project to the Dalidio Project without crossing the street. Mr. Bird replied this has been discussed in the past, but the cost and liability is an issue. ARC Minutes September 3, 2002 Page 6 Commr. Smith expressed support on the description and graphics of the agriculture style. Commr. Lopes asked why structured parking was not being considered. He suggested structured parking used on a one-level, if not a dual-level basis, to reduce the service parking as well as putting buildings closer to Prado Road with pedestrian circulation clearly shown. He stated he does not support the overall placements of the buildings and the parking. He commented that the wind factor for the pedestrians is not properly addressed, and suggested the buildings be designed as a buffer. Commr. Boudreau commented on the applicant’s challenge as to the placement of these buildings. He felt that some variation and more articulation to this back area could address these concerns. He felt the wind problem should be addressed, and suggested that screening from the highway be encouraged. He suggested there be more amenities for the pedestrian circulation on the site and recommended the service area in the back be treated as a major feature from Highway 101. Commr. Root commented that the guidelines would address many of the issues, but suggested the landscaping be more of an organic line. Commr. Root noted there is not enough pedestrian-friendly circulation to link the Promenade to this project. Chairperson Stevenson noted there are 135 parking spaces more than what the ordinance requires and felt the discussion of structured parking is merited if the project goes over the required number of parking spaces. Commr. Smith expressed sympathy for the applicants because they are in the middle of merchants that want big buildings and the public that doesn’t.. Chairperson Stevenson noted the City Council and Commission expressed concern that the levels of lighting be smaller lights rather than taller, larger lights. Ernie Dalidio, Dalidio landowner, offered some information about the wind issue concern. There were no motions made for this item. 3. 1473 Monterey Street. ARC 120-02; Review of an exterior remodel to the Adobe Inn; C-T zone; John Conner, applicant. Associate Planner Lynn Azevedo presented the staff report, recommending final approval to the project, based on findings, and subject to conditions and code requirements. She mentioned some changes to the patio area and noted the footprint would remain the same. There was discussion on the parking. ARC Minutes September 3, 2002 Page 7 Commr. Lopes commented on the spaces that back onto Monterey Street. Planner Azevedo explained the Public Works Department deemed it a non-conforming parking situation. John Connor, property owner, noted there is no handicap unit at the present time, but one will be added so they will be in compliance. He mentioned there would not be a retail shop and suggested making it a storeroom. Pierre Rademaker, applicant’s representative, commented the key is trying to upgrade this project within an existing envelope. He agreed with all of the conditions. Chairperson Stevenson questioned what the change would be on the north elevation. Mr. Rademaker replied the lower window grouping would be a recessed panel. He mentioned they feel uncomfortable with the rear access to the alley. He stated the Morning Glory would be taken off. Commr. Lopes asked if the trellis would be removed where the handicap space is proposed to be located. Planner Azevedo noted that it was discussed to retain the trellis and to reconfigure the parking to maintain the spaces. Commr. Lopes asked if the bollards at the entry to Bishop Burger is recommended to be removed. Mr. Rademaker replied that Public Works does not require them to be removed, but would like the curb cuts reconfigured to align with them. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Chairperson Stevenson commented he would prefer losing the Morning Glory rather than eliminating the east window. He expressed his support for the project. Commr. Lopes commented he would like to see the bollards and trellis removed because it will not match this project and would help separate this project from Bishop Burger. He suggested another type of tree in the courtyard to provide some canopy to soften the affect that might disrupt some views Commr. Boudreau conveyed a compliment to the applicants on the good work they have done and noted his support of the project. ARC Minutes September 3, 2002 Page 8 Commr. Root complimented the project and commented he would not necessarily require condition 4, and expressed indifference regarding the window. Diane Connor, project owner, explained the windows were proposed to be eliminated because of the headlights shining through them. Commr. Root moved to grant final approval to the project based on findings and subject to conditions and code requirements, with the deletion of condition 4, and addition of a condition to consider more trees that are fruit bearing in the courtyard and urge to consider retaining the window and employing a screen element to mitigate the glare from the parking lot. Seconded by Commr. Smith. AYES: Commrs. Root, Smith, Boudreau, Lopes, and Stevenson NOES: None ABSENT: Commrs. Schultz and Howard ABSTAIN: None The motion carried 5-0. Commr. Root moved to recommend that this additional parking space not be required for conversion of this space to retail on condition 4. Seconded by Commr. Smith. AYES: Commrs. Root, Smith, Lopes, and Stevenson NOES: Commr. Boudreau ABSENT: Commrs. Schultz and Howard ABSTAIN: None The motion carried 4-1. 4. 3045 Duncan Road. ARC 29-02; Review of a new mini-storage facility, and environmental review; M zone; Chuck & Jocelyn Roeder, applicant. Associate Planner Lynn Azevedo presented the staff report recommending the Commission adopt the Mitigated Negative Declaration, and grant final approval to the project, based on finings, and subject to conditions and code requirements. She noted there is an existing house on the property that will be advertised as available for relocation. Commr. Lopes asked if this project is in compliance with the Railroad District Plan. Planner Azevedo replied that it states, “it shall be visually interesting and provide articulation”, but it does not specify a style. David Brannon, Project Architect, noted a correction that some of the interior building that is not visible from the public is not stucco, but steel sided. He commented that parking lights would be wasted if they were placed in the parking lot, and felt this project complies with and exceeds all of the guideline requirements and ordinances. ARC Minutes September 3, 2002 Page 9 Commr. Lopes asked what the color of the facade would be. Mr. Brannon replied an off white color with tiled roof accents. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes suggested the side of the building on the railroad side be metal and felt the project should be turned and redesigned to provide for two more units elsewhere. Commr. Smith commented he supports the idea of a mission-style design. Chairperson Stevenson commented he supports the architecture, but suggested a darker shade on the railroad frontage side. Mr. Brannon concurred that it should be a darker shade. Commr. Root commented about the window details and suggested they be pulled back and colored differently, especially on the railroad side. Commr. Boudreau moved they grant final approval to the project and approve the Mitigated Negative Declaration, based on findings and subject to conditions, mitigation measures and code requirement, with additional conditions 18. The applicant shall consider a darker shade of white. 19. Staff shall coordinate a maintenance program of the oil grease separator. 20. Consider additional foam treatment at the gable ends. Seconded by Commr. Root. Chairperson Stevenson noted clarification to condition 19 is not just for the oil grease separator, but also for maintenance on the DI’s. Mr. Brannon responded if the DI’s are not maintained, their site would flood. AYES: Commrs. Boudreau, Root, Smith, Lopes, and Stevenson NOES: None ABSENT: Commrs. Schultz and Howard ABSTAIN: None The motion carried 5-0. 5. 190 Santa Rosa Street. ARC 11-02; Review of Telecommunications facility and improvements to Santa Rosa Park; PF zone; Cingular Wireless, applicant. ARC Minutes September 3, 2002 Page 10 Associate Planner Lynn Azevedo presented the staff report recommending final approval to the project, based on findings and subject to conditions and code requirements. She presented a map of the proposed antennas. Gordon Bell, Bell and Associates, reiterated what the diameter of the radar for the antennas would be for Verizon. Commr. Boudreau asked if it would be a tapered pole. Planner Azevedo replied yes. Paul LeSage, Director of Parks and Recreation, gave a brief explanation of the project and noted that it is an approved CIP project. He mentioned that Cingular Wireless stepped in to do this project because they could speed up the process and they agreed to do this project in lieu of rent. Commr. Boudreau questioned if the basketball court would remain. Director LeSage replied yes. Chairperson Stevenson asked why the antenna is proposed so high. Mr. Bell responded to maximize the coverage for this area. PUBLIC COMMENTS: Jeff Fox, Community Sports Director YMCA, commented that 80% of their roller hockey practices are at night and the lighting has always been an issue. He stated these lights would be a great help for safety concerns. Nicole (inaudible), Recreation Coordinator for Burkes Recreation Department, noted their court is not a lighted facility at this time and would like to open up their facility for more use. Director LeSage mentioned the lights are on until approximately 10:00 p.m. Jeff Owen, SLO, recalled he has heard complaints there is no lighting for the skate park, and felt this is a good opportunity to have lighting for the kids. Robert Frances, SLO, commented that a lot of people roller hockey in the evening after work and they need lighting. Chris Teapert, SLO, commented his children participate in the YMCA program and play roller hockey, noting it is difficult to see the puck without proper lighting. There were no further comments made from the public. COMMISSION COMMENTS: ARC Minutes September 3, 2002 Page 11 Chairperson Stevenson expressed concern that the photos show these lights raised high enough to be shining in backyards of the neighbors. Director LeSage explained the lights could be hooded so the light is directed downward. Chairperson Stevenson expressed a concern about the physical size and massing of these poles. Commr. Lopes commented the pole looks top heavy with the lights at the top. He stated his support of the pole at 78-feet tall with the lights at 75-feet. He suggested landscaping on the backside of the Cingular Wireless building, and also suggested planting trees in the park and the parking lot. Commr. Boudreau expressed support for lights on top of the pole. Mike McGuire, Public Works Manager, commented that the lighting on top had the least impact. Chairperson Stevenson expressed concern for the glare of the lights on the neighbors, and suggested they be at 60-feet tall. Director LeSage responded the lights should be higher because they are hooded and the neighbors would not see them. Commr. Smith commented that whatever goes up must light the field and would have to minimize the impact on the neighbors. Commr. Root expressed support for the lights at the top because it maximizes the potential illumination. He suggested a condition that all lights at the top are shielded. He supported the suggestion of additional trees. Chairperson Stevenson commented he would prefer to see a lighting analysis submitted by the applicant. Director LeSage suggested a condition that a lighting simulation is done. Mr. Bell mentioned they are looking for direction that they would want to see the antennas on the inside versus the outside. He stated they would not object to any conditions requiring that the spill over occur and would like to move forward. They would have no problem doing the simulation. Commr. Lopes commented he likes the lights on top with a three or four foot extension so the lights are not resting right on top. Commr. Root commented that he likes photo simulation A, and would like to increase the trees and bushes and should save the totem pole. ARC Minutes September 3, 2002 Page 12 Commr. Boudreau expressed his support on photo simulation A, and supports the increase of the landscaping. Commr. Smith moved they accept the design shown on option A and the Recreation Department consider planting trees without interfering with the athletic fields, and to continue this item with direction and come back with a lighting analysis on the meeting of September 16, 2002. Seconded by Commr. Root. AYES: Commrs. Smith, Root, Boudreau, Lopes and Stevenson NOES: None ABSENT: Commrs. Schultz and Howard ABSTAIN: None The motion carried 5-0. 6. 1167 Atascadero Street. ARC MI 124-02; Review of a garage conversion and new carport; R-1 zone; Joe Pluim, applicant. This application was withdrawn prior to the meeting. 7. 864 Santa Rosa Street. ARC MOD 21-02; Review of a modification to include public art for the Ludwick Community Center PF zone; City of San Luis Obispo Public Works Department, applicant. Associate Planner Lynn Azevedo presented the staff report recommending the ARC find that the proposed artwork meets the City’s Public Art Guidelines. Mike McGuire, Public Works Director, presented an example of the proposed artwork and gave a brief explanation of it. Commr. Lopes asked if there is a wall space that this kind of collage could go on separate without overlaying the murals. Mr. McGuire replied yes. Commr. Root commented he would like to see it framed. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes commented that there would be images blocking the view of this mural on the lower half of the collage. ARC Minutes September 3, 2002 Page 13 Commr. Root asked what would the mounting and framing details be. Mr. McGuire replied there would be a frame around each panel that would hide the L- brackets. Chairperson Stevenson expressed disappointment that they are not seeing a more finished example. Mr. McGuire presented a letter from the artist explaining the technical aspects of the mounting. Commr. Root suggested the smaller images get painted on Lucite. Mr. McGuire responded he would go back to the artist with that suggestion. Commr. Boudreau moved they approve the art based on the fact it meets the eight criteria for public art ,with the recommendation that the artist provide to the City Council for final approval, a mock up of the trim for the murals and small mock up of a panel with the stand-offs and how it would be attached. Seconded by Commr. Root. AYES: Commrs. Boudreau, Root, Smith, and Chairperson Stevenson NOES: Commr. Lopes ABSENT: Commrs. Schultz and Howard ABSTAIN: None The motion carried 4-1. 8. Commission: Agenda Forecast: September 16, 2002: Children’s Museum; Art Center; AT&T Wireless; Depot Square; Garden Street Project. ADJOURNEMNT: With no further business before the Commission, the meeting adjourned at 10:15 p.m. to the next regular meeting scheduled for September 16, 2002, at 5:00 p.m. in Council Hearing Room. Respectfully submitted by Irene E. Pierce Recording Secretary