Loading...
HomeMy WebLinkAbout03-03-2014 ARC MinutesSAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 3, 2014 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony Palazzo, 1 Position Vacant, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey -Good Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Marcus Carloni, Principal Transportation Planner Peggy Mandeville, Supervising Civil Engineer Hal Hannula, Construction Manager Richard Fisher, and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of February 3, 2014, and February 10, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. INFORMATIONAL UPDATE: Staff Update on 919 Palm Street stair tower repairs. Senior Planner Ricci introduced the staff team present and explained the situation with tiles on the 4th and 5th levels of the stair tower falling off and creating a safety hazard. She noted that staff is providing the update to the ARC because of the prominence and visibility of this part of the building. Construction Manager Fisher noted that moisture penetration has caused the surface underneath the tiles to expand and contract which the tiles cannot do, and that the window sills were supposed to have flashing which was not installed. He stated that the solution involves removing the tiles, adding a waterproof coating to the wall surface, and recoating the tower with acrylic stucco. The waterproof coating would continue down over the edge of the sills with the goal of halting the rust process that is staining the stucco. Commr. Curtis asked if another decorative feature, such as moldings for a three - dimensional look, had been considered. Senior Planner Ricci responded that a variety of decorative treatments were considered, but that the solution presented was Draft ARC Minutes March 3, 2014 Page 2 determined to be the best approach considering the ongoing issues of water intrusion and liability. Commr. Hopkins asked if the problem came from installation. Construction Manager Fisher stated that, in reviewing the plans, it was concluded that it was missed in the design. Commr. Endaie suggested a public art component as an idea for further articulating the tower. Construction Manager Fisher noted that any design would be difficult to see because the area is 75 feet above ground level. Senior Planner Ricci stated that staff's goal was a simple, elegant design. PUBLIC HEARINGS: 1. 793 Foothill Blvd. ARC /ARC -S 97 -13; Review of Foothill Plaza Shopping Center fagade remodel, sign program, and parking reductions; C -C zone; Channel Properties, applicant. (Marcus Carloni) Associate Planner Marcus Carloni presented the staff report, recommending adoption of the draft resolution which grants final approval to the project, based on findings and subject to conditions. Commr. Curtis stated that he did not understand why a parking reduction is requested now and that he is not sure this would provide more flexibility for applicants. He stated he was concerned that it may result in unnecessary precedents for other permit applications in the future. Staff noted that the parking reduction was requested by the applicant for consistency with other commercial centers. Commr. Curtis asked if existing tenant signs will be replaced. Associate Planner Carloni stated there would not be a full -scale replacement. Commr. Curtis asked if removing the driveway closest to the corner of Broad and Foothill had been considered. Supervising Civil Engineer Hannula stated that doing so would make for a long aisle and difficult turnaround for vehicles and that he did not expect a problem with site circulation with the configuration proposed by the applicant. Commr. Wynn noted there has always been a trash issue in the center. Associate Planner Carloni stated a trash enclosure is included in the parking area and is conditioned to be widened to incorporate a cart corral as well. Commr. Wynn asked about the inclusion of Conditions 9 and 10 in the Resolution regarding window details. Associate Planner Carloni responded that Conditions 9 and 10 are standard conditions. Commr. Wynn stated that he had been told that lifts for ADA compliance can result in maintenance issues. Associate Planner Carloni stated that the lift was included due to a steep grade and that the applicant will discuss it in his presentation. Draft ARC Minutes March 3, 2014 Page 3 Mark Funseth, representing Channel Properties, introduced the project team and stated that he was excited about moving forward with the project to give the shopping center a much needed makeover. Dave Johnson, Johnson Lyman Architects, provided a summary of the proposed design noting that the existing mansards would be removed, but the brick would be retained. He added that the parapets would be at varied heights to add interest, and a composite siding and corrugated awnings were also proposed. Commr. Ehdaie asked if any sidewalk improvements were included in the project. Dave Johnson responded that the sidewalks next to the buildings will be upgraded but not widened. Commr. Curtis asked about the color of the corrugated metal awnings. Mr. Johnson stated the corrugated material is a terra cotta color used on the sloping awnings with wood -like trim elements around the perimeter. Commr. Curtis asked if there will be landscaping upgrades other than in the parking area. Mark Funseth responded there would be new landscaping, mainly east of Rite Aid and along Ramona Drive. In response to Commr. Wynn noting the roof portion of the tallest section does not appear to be centered in the illustration, Mr. Johnson stated that everything will be consistent and symmetrical. He asked if the applicant was open to considering alternatives to the composite siding. Mr. Johnson said that was a possibility. Mr. Johnson also stated the eaves will be flush tongue- and - groove material. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Hopkins asked how changes in signage standards are handled when remodeling is done with tenants in place. Senior Planner Ricci indicated requests to allow reuse of signage are often considered reasonable with remodel projects. She noted the sign program could stipulate all new tenants need to abide by the stricter rules. Associate Planner Carloni stated language could be added that the sign program shall not apply to existing tenants until after lease renegotiations. Commr. Wynn stated that it might be better to require new signage after a set period of time, such as five years. He also suggested the two anchor tenants might be allowed to keep their old signs while all other tenants must comply with the new standards. Commr. Curtis agreed because consistency in signage is important. Draft ARC Minutes March 3, 2014 Page 4 Commr. Palazzo stated that he prefers the variations in signage. Commr. Ehdaie stated she supports the language proposed by Associate Planner Carloni regarding applicability of the sign program to existing tenants. Commr. Curtis stated he supports using a time period not a connection to leases. Commr. Palazzo noted Staff would become "sign police" and would have to check signage in five years. He also noted new signage might be financially difficult for some tenants and some might leave the center. Commr. Wynn supported uniformity of signage. He stated he thinks tenants may view this as a chance to recraft their signage. Commrs. McCovey -Good and Ehdaie supported the cantilevered aspect of the monument sign. Associate Planner Carloni noted the sign, cantilevered or not, will not overhang the sidewalk. Commr. Wynn stated that, while he is very pleased this center is getting attention, he is not a fan of composite siding or any material that seems fake and plastic. He supported the selection of a material with a more modern, less woody look. He noted the recommended signage was fine with whatever changes the ARC chooses, but he is concerned that the project is not fully vetted for final approval as all of the required details have not been presented. Commr. Curtis stated he thinks the remodel proposal is a great improvement. He noted that he likes the parking, access, facade, and landscaping, especially the use of broadleaf evergreen trees because they are more attractive and appropriate for the City instead of palms. He agreed some details need to be worked out but that he is in favor of approving it with conditions. Commr. Ehdaie agreed with Commr. Curtis. Commr. Hopkins indicated support of the proposal. He noted the Foothill area has had improvements over the last few years and that this proposed remodel keeps the momentum. He would like to see alternative ideas to replace the composite siding and that Staff should address the need for more details in the plans as brought up by Commr. Wynn. There was consensus for the existing tenants being allowed to maintain existing signage. Associate Planner Carloni read the proposed language that would augment Condition 2: "Existing tenants shall be allowed to keep their existing signage." Commr. Palazzo noted the composite material proposed is not one of the materials in the City guidelines. Draft ARC Minutes March 3, 2014 Page 5 Commr. Wynn stated he would prefer stucco and /or a Hardie product bound by a metal edge in place of the composite siding. Associate Planner Carloni stated conditions of approval can be modified to require replacement of the proposed composite siding with an authentic material. Mr. Johnson agreed to the use of a material similar to Nichiha smooth panel material in place of the composite siding. Commr. Wynn stated that, since he found two more parking spaces than mentioned in the presentation, he is willing to lose a space or two and make the ADA compliance a permanent solution rather than a mechanical lift. He stated he is concerned with the look of a lift. Commr. Hopkins noted Hardie plank woodgrain siding could be used throughout. Commr. Palazzo stated he objects to the laminate surface of the composite material. Mr. Funseth stated the applicant would examine the possibility of replacing the lift with a ramp. On motion by Commr. Endaie, seconded by Commr. Hopkins, to adopt the Draft Resolution which grants final approval to the project with the following modifications to conditions (5 -1): a. Add new sentence to condition #2 as section F which reads "Existing tenants shall be allowed to keep their existing signage." b. Add new sentence as section b to condition #10 which reads "the proposed composite siding shall be replaced with a more authentic material (e.g. Nichiha siding, hardiboard, painted lap siding), subject to the final approval of the Community Development Director." c. Add new condition #13 which reads "Roof features visible from the public right -of- way and main pedestrian routes shall be finished on all sides." d. Add a sentence to condition #17 to read "A site visit with City staff shall be conducted to determine areas needing repair.' AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey -Good, and Palazzo NOES: Commr. Wynn RECUSED: None ABSENT: None The motion passed on a 5:1 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Pam Ricci gave an agenda forecast of upcoming projects. Draft ARC Minutes March 3, 2014 Page 6 b. Three new and one reappointed Commissioner will be sworn in at the April 7, 2014, meeting. 3. Commission: a. Commr. Curtis will not be present at the meetings in May. ADJOURNMENT: The meeting adjourned at 6:55 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on March 17, 2014. Lau 'e Thomas Administrative Assistant