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HomeMy WebLinkAbout01-21-2003 ARC Minutes SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES JANUARY 21, 2003 ROLL CALL: Present: Commrs. Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, Vice-Chair Rob Schultz, and Chairperson Charles Stevenson. Absent: Commr. Allen Root. Staff: Associate Planner Pam Ricci and Assistant Planner Hilary Hodges. ACCEPTEANCE OF THE AGENDA: The agenda was accepted as presented. ACCEPTANCE OF THE MINUTE: The Minutes of September 3, September 16, and September 24, 2002, were accepted as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: MaryBeth Schroeder, 2085 Wilding Lane, stated she is representing a number of seniors who have signed a petition for a new Senior Center on Nipomo Street. She commented on how high the rents are in this city, and that senior citizens cannot afford them. PUBLIC HEARINGS: 1. 2223 Monterey Street. ARC 122-01; Review of the renovation of a historic motel and construction of new motel units, conference rooms and spa, in conjunction with a renovated/new motel; C-T-S zone; John and Carole King and Rob Rossi, applicants. Associate Planner Pam Ricci presented the staff report recommending final approval of the project, based on findings, and subject to conditions and mitigation measures. She noted a concern received via a phone call to staff regarding privacy and security. She also mentioned previous discussion regarding natural screening as a way to demarcate the riparian corridor as well as keeping people from venturing down the creek bank. Natural Resources Manager Neil Havlik had suggested a split rail fence with dense vegetation. Commr. Lopes asked if this is a “special considerations” overlay zone because of its proximity to the creek. Planner Ricci replied yes, and explained the zoning was specifically set up to address ARC Minutes January 21, 2003 Page 2 two major issues; protection of the riparian corridor and neighborhood compatibility with the homes across the creek. Chairperson Stevenson felt this is an issue that relates to the interface between residential and commercial uses, and the natural vegetation could provide enough screening. He asked what kind of landscaping concerns there are for the space between the highway and Apple Farm 2. Planner Ricci noted that 15-feet of that area is a City waterline easement, so there are restrictions on what landscaping could go in. Chairperson Stevenson asked about mitigation measures to enhance the landscaping. Planner Ricci replied there is no specific planting plan, but would suggest the obvious tall and fast growing type of species outside of the easement. Chairperson Stevenson suggested that staff check with Caltrans about plant selections and maintenance. Planner Ricci stated the focus of discussion has been with the riparian corridor on plant materials and not the highway side. Commr. Lopes commented on the exterior lights and questioned if this is in the purview of what they are reviewing. Planner Ricci replied they were focusing on the creek side regarding lighting specifics, but that other lighting details could return to the ARC at a later date with the formal landscaping plan. David Watson, King Ventures, commented they have no problem coming back to the ARC with the landscaping plan and a detailed lighting plan. Keith Hall, project architect, explained how the project could add more landscaping screening on the Highway 101 side. He explained they are matching the existing Apple Farm with colors and textures. He noted there are other lighting choices that would be made through this process, which would involve the historical aspect of the Motel Inn. He commented on the elevator tower to the spa building and explained how they modified it to decrease the height. Mr. Watson responded to the concerns from the public about privacy and explained without compromising the restoration effort, they would be open to some measures to keep the activity areas directed away from the homes. He recapped the exterior lighting details and suggested they bring them back later and noted they do not want to get into a situation of landscaping Caltrans property and being obligated to maintain it on the highway side. Chairperson Stevenson asked if they have discussed the maintenance issue with ARC Minutes January 21, 2003 Page 3 Caltrans, and suggested planting lower shrubs to soften it. Mr. Watson replied they have not had detailed discussions with Caltrans, but they are willing to talk with them. Commr. Smith asked how necessary the 15-foot easement is for the water line. Planner Ricci replied it is very important and is a recorded easement that needs to be kept in its configuration and width. Commr. Lopes suggested an alternative to obtaining an agreement with Caltrans to create some parking spaces, which is to obtain an easement or acquisition of right-of- way along Apple Farm 2. He commented on the elevation, museum room, and conference center and asked if they were going to have a dining room in the museum portion. Mr. Hall replied yes, and explained it has been factored in for the parking calculations and the square footage. Planner Ricci asked if that space is intended for banquets. Mr. Hall replied yes, and explained it would be a meeting room that has direct service from the kitchen. PUBLIC COMMENTS: MaryBeth Schroeder, 2085 Wilding Lane, questioned if the project was intended for preservation or just expand signs. She did not support the same design as the Apple Farm. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Howard felt this is a beautiful project and complimented the attention that was given to the historical and cultural significance of this project. She noted the architectural style of the proposed project is sensitive to the adjacent project and the applicant has given great attention to the aesthetics, visual impacts, privacy and safety of the neighbors. Commr. Smith agreed that the applicant has done a great job, and supported the idea that the applicant talk to Caltrans to get landscape planting between highway and the project. Vice-Chair Schultz expressed support for the project and felt the applicant has done a great job of listening to the concerns noted. However, he expressed a concern regarding the pathway going to the Apple Farm. Commr. Boudreau expressed support for the project and felt the applicant has done a ARC Minutes January 21, 2003 Page 4 great job, which is evident in the detail of the elevations in the site plan. He concurred with previous commissioners comments, and expressed concern that the landscaping would be the main treatment to that wall on the Highway 101 side of the new Apple Farm Phase 2. He asked if the delineation on the elevations is accurate. Mr. Hall replied it is accurate and explained there is a corridor there, which needs lights, and there is an opening, which is not painted. Commr. Lopes commented that it is an interesting and complex project that is rich in its design details and architecture. He supported the project in general, but felt some improvements could be made. He questioned how the colors for the project would work to blend in with the hillside, creek, and buildings. He suggested the color at the base (where the Apple Farm sign is) should be a little brighter, and the freeway side should be a darker earth tone color. He suggested the conference building be two stories with a center gable rather than an offset gable, and the office and museum rooms on the third floor be moved so the high point of the building would be over the doorway. Planner Ricci interjected that it has already been lowered in reaction to the CHC comments. Planner Ricci noted that the noise study addresses lowering the height of the buildings and the implications for the findings of the noise analysis, which the ARC needed to be made aware of, if that was their direction. Commr. Lopes asked if the Apple Farm sign is within the allowed size limits. Planner Ricci responded that an analysis was not done on the signs, but this issue would be addressed at a later date during the review of the sign program for the project. Mr. Watson noted they would be bringing a lighting plan back to the ARC, which would also address signs. Chairperson Stevenson suggested a landscape plan be offered to the applicants. Commr. Lopes felt the clock tower embellishments are different from the rest of the building. Chairperson Stevenson concurred that the west elevation could be enhanced, below the clock tower. He supported the clock tower, but felt the sign face could use some embellishing. He suggested they carry much of the detailing that is shown on the south side around the building to the backside, enhance the Apple Farm sign face, use a darker color on the base, use double gables on the freeway side and articulate the windows a little better, enhance the entry feature on the west elevation beneath the tower but leave the tower as it is. He did not support the fencing idea, but suggested when guests register, they be told to stay away from the creek. Planner Ricci mentioned there was a mitigation measure that addressed informational ARC Minutes January 21, 2003 Page 5 signage as part of the riparian management plan. She offered a modification to condition 2 that states: A final landscaping, site, and building lighting plan shall return to ARC for review and approval. Mr. Watson noted they would not have the lighting plan at the building permit stage because the lighting contractor would be done after the project is initiated. Planner Ricci responded that she does not approve of a building permit without the above-mentioned plan. Chairperson Stevenson felt they do not need a lighting plan that is prepared by a lighting engineer for final ARC approval prior to building permit issuance. Planner Ricci stated the City would not approve the plans for building permit issuance if they did not have this information. Commr. Howard moved to grant final approval based on the findings and conditions as specified, and suggested expanding on the conditions, and add Condition 7. The building and lighting plans shall be given more flexibility in getting the two projects completed and shall return to the ARC. Add to Condition 2. Before the final landscape plan is completed, the applicant shall consult with Caltrans regarding landscaping of the easements along the property. Add Condition 8. The applicant shall address the architectural detailing that deals with window detailing, base color, sign face where the Apple Farm embellishment is enhancing the base of the tower, but do not alter the height or the design of the tower; add trim to the windows under the gable ends facing the Highway 101 side; embellish this elevation of the building a little bit to have more detail; and address the base of the tower to introduce a more human scale elements that face the tower; play on the column detail and repeat that and carry it across. Seconded by Vice-Chair Schulz. Commr. Lopes commented felt the landscaping on the easement could be expanded. Planner Ricci explained when they bring back the landscaping plan, they would report back as to what Caltrans would or would not allow, and will clarify if it is possible to have landscaping in that area. AYES: Commrs. Howard, Schultz, Boudreau, Lopes, Smith, and Stevenson NOES: None ABSENT: Commr. Root ABSTAIN: None. The motion carried 6-0.\\ 2. 211 Tank Farm Road. ARC 184-02; Review of a marquee sign for Video Action Sports; C-S zone; VAS Entertainment, applicant. This item was continued to a date certain, February 18, 2003, without discussion. ARC Minutes January 21, 2003 Page 6 3. 1117 Chorro Street. ARC 156-02; Review of a remodel and addition to an existing commercial building for a nightclub use; C-C-H zone; Michael Olaizola, applicant. Assistant Planner Hilary Hodges presented the staff report, recommending approval of the proposed remodel, based on findings and subject to conditions of approval. Michel Olaizola, applicant, presented a brief summary of the project and explained how he is planning to modify the building. He expressed agreement with staff recommended conditions of approval. PUBLIC COMMENTS: Linnea Philips, 1110 Garden Street, expressed some concerns for the usage, but mentioned she knew this is not the ARC’s purview. She noted that the shed roof is to control smoke and preferred the original design. She voiced concern with controlling smoke and liked the idea of a wooden door where the roll up door is, but noted there would need to be an archway built to hide the air conditioning unit . There were no further comments made from the public. COMMISSION COMMENTS: Commr. Lopes concurred with comments about keeping the existing entry door and raising the parapet above so it screens the air conditioner. He favored the idea of brick and would like to see some work around the existing windows that make it a little less modern. He opposed any windows in the front of a bar that open. Commr. Boudreau asked if the applicant is going to change the existing door in the future. Mr. Olaizola replied that it is an old door that is going to be replaced. Chairperson Stevenson suggested something more architectural that has more of an old world style. He commented that he likes the canopy approach. John Sanchez-Chew, 791 Price Street, Pismo Beach, explained they are going to be taking that out because it is not consistent with the building’s architecture. Chairperson Stevenson expressed a concern with the height of the windows that are proposed, and felt the proportion is too high. Mike Gann, 849 Monterey Street, liked the concept of open windows, which is kind of an open air European/Irish pub style, and suggested that the windows be closed at a specific time. Vice-Chair Schultz agreed with the wood door issue and felt it should remain wood, but should have more detail. He expressed support for open windows. ARC Minutes January 21, 2003 Page 7 Commr. Boudreau felt the idea of opening up the windows is fundamental. He mentioned the windows could be cut in half and the top portion could open into the building for ventilation. He noted that with a little bit of refinement, he could support the project as presented. Commr. Lopes commented that the upper windows have a transom look to them, which is something that is encouraged with new buildings. He suggested that moldings and sills be added to give an edge effect. Commr. Boudreau asked what the building looked like when it was first built. Mr. Olaizola replied that it was all brick. Chairperson Stevenson asked if the plaster would be removed. Mr. Olaizola replied they are leaving it as it is. Chairperson Stevenson asked if the lower area would be brick. Mr. Sanchez-Chew replied that it would be pavers. Chairperson Stevenson asked if it would be old or new style brick. Mr. Sanchez-Chew replied that he is trying to match what is on the inside, which is terra cotta. He agreed that they would like to go with a traditional wood sill and frame. Commr. Lopes asked if the windows were going to be changed out. Mr. Sanchez-Chew replied if the budget allows. Planner Hodges clarified the recommendation is there be double-hung windows throughout. There was much discussion about the windows and the details for the windows. Commr. Smith commented that the concerns from the Police Department and the other tenants should be resolved before this Commission is asked to put a stamp of forwarding this project. Commr. Boudreau moved they continue this item to a date certain, February 18, 2003. Seconded by Lopes. Chairperson Stevenson commented that he was looking to see more of a storefront look return to this building. The Commission discussed the conditions and recommended Condition 1 be changed so that the windows would be lower, lower sills, ventilation for operation, but not pass ARC Minutes January 21, 2003 Page 8 through; Condition 2 needs to address the aesthetics and show the solution for the security issue; the existing wood door and how that rolling gate would be treated; address the specifics of the sign in terms of both its design and depth in relationship with the face of the building and how it relates to the windows; and restoration of the existing windows. Chairperson Stevenson asked about the colors. Mr. Sanchez-Chew presented a color board. Chairperson Stevenson suggested a third color. AYES: Commrs. Boudreau, Lopes, Schultz, Howard, Smith, and Stevenson NOES: None ABSENT: Commr. Root ABSTAIN: None The motion carried 6-0. COMMISSION COMMENT: 4. Staff: A. Agenda Forecast: Pam Ricci presented an agenda forecast: February 3, 2003: 42-Unit Housing Authority apartment. Planner Ricci suggested the Commission take a look at the downtown lighting. 5. Commission: A. Lessons Learned: Commr. Lopes commented about the number of parking signs along the sidewalk in front of Baja Fresh. Commr. Howard noted the property at the corner of Tank Farm Road and Broad Street is for sale. She commented that the apartments on Rockview look wonderful. B. Tree Committee Appointment: Commr. Lopes was reappointed to serve on the Tree Committee. ADJOURNMENT: ARC Minutes January 21, 2003 Page 9 With no further business before the Commission, the adjourned at 9:00 p.m. to the next regular meeting scheduled for February 3, 2003, at 5:00 p.m., in the Council Hearing Room. Respectfully submitted by, Irene E. Pierce Recording Secretary