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Home My WebLink AboutARCHITECTURAL REVIEW COMMISSION MINUTES 2005ARCHITECTURAL REVIEW COMMITTEE MINUTES rig SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES January 3, 2005 ROLL CALL Present Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Staff: Senior Planner Pam Ricci, and Recording Secretary Irene Pierce ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Open. Space. ARC and ER 12-04; Review of design of new water storage tank to replace existing tank in open space area above General Hospital, and environmental review; City of San Luis Obispo, applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report recommending approval of the Mitigated Negative Declaration (MND), and final approval to the project, based on findings, and subject to mitigation measures. Andrew Merriam, Cannon Associates, SLO, gave a PowerPoint presentation on' the visual analysis of the Bishop Street water Tank and addressed questions from the Commission on the visual impact. Kris Vardas, Padre Associates, SLO, responded to questions from the Commission on the MND. Dan Gilmore, Utilities Engineer for the City of SLO, responded to questions about the storage capacity of the water tank and the availability of water for residential use and for fire protection. There was some discussion on bringing the berm out further from the tank. PUBLIC COMMENTS: ....... .... -- ___ _ -- ARC Minutes January 3, 2005 Page 2 Charles Braun, 5605 Tamarisk, expressed concerns with the scale of the tank and suggested that it be buried to a greater degree. Dale King, 2234 Flora Street, indicated that he would like to see the tank lowered in height more and to save as many existing trees as possible. George Rosenberger, County General Services, indicated that the County supported the project, but wanted more time to review plans and the Mitigated Negative Declaration. There were no further comments made from the public. Commr. Smith excused himself from the meeting at 5:40 p.m. COMMISSION COMMENTS: Chairperson Stevenson expressed concern with the landscape plan and what would be planted on the berm. He felt that other commissioners would like to see the berm moved out some from the tank, and suggested this item be continued until these concerns are addressed. Commr. Boudreau could not support the motion because he felt the project should be approved as submitted. He felt the engineers responded to the issues by berming and setting the tank into the hill. He also felt the screening concept is adequate. Commr. Lopes suggested alternatives for the proposed trees; Putisporum, Podocarpus, and Tristania, noting these are dark green and dense trees. AYES: Commrs. Lopes, Wilhelm, Root, Howard, and Stevenson NOES: Commr. Boudreau ABSENT: Commr. Smith ABSTAIN: None The motion carried on a 5: 1 vote. 2. Staff: ARC Minutes January 3, 2005 Page 3 A. Agenda Forecast: Planner Ricci gave an agenda forecast of upcoming projects. 3. Commission: A. Architectural Review Commission Accomplishments for 2004 The Commission amended a list of projects reviewed last year. B. Recent Project Review — Lessons Learned ADJOURNMENT:. With no further business before the Commission, the meeting adjourned at 8:00 p.m. to the next regular meeting scheduled for Tuesday, January 18, 2005, at 5:00 p.m. in Council Hearing Room at City Hall, 990 Palm Street. I' Respectfully submitted by Irene E. Pierce Recording Secretary n SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES Tuesday, January 18, 2005 ROLL. CALL: Present: Commissioners Allen Root, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: Commissioners Greg Wilhelm and Michael Boudreau Staff: Associate Planners Phil Dunsmore and Michael Codron, Senior Planner Pam Ricci, and Recording Secretary Irene Pierce ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 999 Monterey Street. ARC -S 192-01; Review of a sign program for the Court Street Center; Tom Copeland, applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report recommending final approval to the sign program, based on findings, and subject to conditions. Mark Rawson, project architect, requested some changes to a couple of conditions, but noted that he concurs with the rest of staffs recommendations. PUBLIC COMMENTS: There were no comments made from the public COMMISSION COMMENTS: The Commission concluded that the program was well thought out and would complement building architecture. They discussed adding a condition that would exempt awning valence signs of less than 3 square feet from counting as individual signs, similar to a recommended condition for window decal signs. They also recommended that two other directory signs be added at the Court/Monterey Street and Osos/Monterey Street entrances to the project. The Commission wanted the directory at Court/Monterey Street to include the existing tenants along the street, including Thai Palace, Mc McCarthy's and Mo's, in addition to the new tenants in the Court Street project itself. The ARC added wording to the condition requiring pedestrian -oriented signage to identify specific types of appropriate signs. They allowed a proposed sign for ARC Minutes January 18, 2005 Page 2 Chico's, a women's clothing store, to be located above the second level to allow visibility from Higuera Street, but limited the letter height of the sign to 18 inches. Vice -Chair Howard moved final approval to the sign program, based on findings, and subject to conditions as specified in the report, with Condition 2 modified to exempt awning valence signs of less than 3 square feet from counting as individual signs; and a condition added to allow directory signs that do not exceed 15 square feet, and to encourage pedestrian -oriented signs such as blade signs. Seconded by Commr. Root. AYES: Commrs. Howard, Root, Lopes, Smith and Stevenson NOES: None ABSENT: Commrs. Wilhelm and Commr. Boudreau ABSTAIN: None The motion carried on a 5 : 0 vote. 2. 3592 Broad Street. ARC 24-03; Review of a mixed-use project with 82 dwellings and 35,000 square feet of commercial floor area, with a possible street yard setback exception from 15 to 11 feet along Broad Street; C -S -S zone; Broad Street Partners, LP, applicant. (Michael Codron) Associate Planner Michael Codron presented the staff report recommending final approval to the project, based on findings and subject to conditions. He indicated that staff did not support the request for a setback exception along Broad Street. Carol Florence, Oasis Associates, SLO, gave a brief explanation on the project and offered several changes to the project, consistent with the recommended conditions. She commented on staff's conditions of approval. Hamish Marshall, applicant's representative, spoke to conditions 5, 6 & 7 and explained that they wanted to keep the setback exception to keep the parking lot from becoming to choked down. Don White, project architect, gave a brief explanation of the architecture and materials for the project. Brad Breckwald, project engineer, SLO, responded to questions regarding site drainage. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Smith expressed support for the project, noting the metal siding should not be used on the residential units but is acceptable for the commercial portion. He supported enhanced pavement. ARC Minutes January 18, 2005 Page 3 Commr. Lopes expressed concern with the two end buildings along Broad Street. He did not support their orientation, noting the buildings should be brought in closer together. He did not support the repetitive architecture used for these buildings and suggested some variety. He felt the garage doors should match the color of the house to help recede the garage doors. He did not support any metal siding or metal on the roof. Commr. Howard expressed support for the project and appreciated the architecture detailing. She did not support the metal siding and roofing, as it appears harsh for the Broad Street side of this project. She felt the gray colors on these buildings are drab and suggested some warmer colors. Commr. Root commented on the storage and suggested the garage footprint be larger for more storage. He expressed support on the color varieties but suggested the garage doors be darker, although not a variety on all of the garage doors. He supported metal siding on the commercial building, but not on the residential portion and did not oppose metal roofs. He supported the orientation on the Broad Street side between the two buildings. Chairperson Stevenson concurred with the applicant, noting the metal siding fits and connects well within this area; he expressed support for the material choices, but suggested a more rustic finish on some of the buildings so the roofs would not be reflective. He suggested the garage door palate be more of the same color as the buildings. He expressed concern that the trash cans would be stored in the garage and suggested finding a location for them to be stored outside. He expressed concern with additional storage. He felt the commercial buildings could have more creativity to add more interest to the architecture. Commr. Lopes moved approval, including support for the proposed setback exception with findings and conditions as outlined in the meeting follow-up letter. Seconded by Vice -Chair Howard. AYES: Commrs. Lopes, Howard, Root, Smith and Stevenson NOES: None ABSENT: Commrs. Wilhelm and Commr. Boudreau ABSTAIN: None The motion carried on a 5:0 vote. 3. 55 and 61 Broad Street ARC 163-02; Review of a new 20 unit senior apartment project with new two-story parking on adjacent lot; R -4 -PD zone; Morrison LLC, applicant. (Phil Dunsmore) Associate Planner Philip Dunsmore presented the staff report recommending final approval to the apartment building and parking structure design, based on findings, and subject to conditions and code requirements. ARC Minutes January 18, 2005 Page 4 PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: The Commission was satisfied with the design at this location and satisfied with the changes incorporated into the project since the last review. recommended by staff, with a condition added. Seconded by Comm r. Root. AYES: Commrs. Howard, Root, Lopes, Smith and Stevenson NOES: None ABSENT: Commr. Wilhelm and Commr. Boudreau ABSTAIN: None The motion carried on a 5 : 0 vote. 4. 120 Tank Farm Road. ARC 126-04; Review of two new commercial buildings; M -SP zone; Sanjay Ganpule, applicant. (Tyler Corey) Planner Dunsmore presented the staff report recommending final approval to the project, based on findings, and subject to conditions and code requirements. Tim Widdle 3450 Broad Street, SLO, gave a brief explanation on the proposed project. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There was discussion regarding Best Management Practices (BMP's) for handling parking lot drainage and significant discussion regarding the view corridor along Tank Farm Road. Commissioner Lopes did not support the project due to concerns that the height and setback of the building would not be consistent with Circulation Element Policies that are intended to preserve the view corridor. Other Commissioners believed that the Higuera Commerce Park Specific Plan required the building to be closer to the street with parking at the rear. Staff stressed that the significant view corridor would not be diminished with the project and that the views to be preserved were views seen looking down Tank Farm Road to the East, not looking parallel to Tank Farm Road to the north. The Commission also asked for some of the long term bicycle parking to be relocated closer to the building ARC Minutes January 18, 2005 Page 5 Vice -Chair Howard moved final approval to the proiect, based on findings, and subiect to conditions and code requirements: with Condition 6 modified so that 6 of the 12 long - Seconded by Commr. Root. AYES: Commrs. Howard, Root, Smith and Stevenson NOES: Commr. Lopes ABSENT: Commr. Wilhelm and Commr. Boudreau ABSTAIN: None The motion carried on a 4: 1 vote. 5. 297 Madonna Road. ARC 225-04; Review of new awnings to replace an existing trellis; C-R zone; Heritage Oaks Bank, applicant. (Buzz Kalkowski Associate Planner Philip Dunsmore presented the staff report requesting a denial of the proposed awning installation, based on findings of inconsistency with the City's Community Design Guidelines and to recommend approval of a wood trellis replacement using cedar -laminated beams (Port Orford Cedar), based on the findings, and subject to conditions. PUBLIC COMMENTS: There were no further comments made from the public. COMMISSION COMMENTS: Vice -Chair Howard moved this item be continued to March 7. 2005,. to allow the applicant to develop design alternatives for the trellis feature, with the following two Seconded by Commr. Root. AYES: Commrs. Howard, Root, Lopes, Smith and Stevenson NOES: None ABSENT: Commr. Wilhelm and Commr. Boudreau ABSTAIN: None The motion carried on a 5: 0 vote. 6. Staff: A. Agenda Forecast: Planner Ricci gave an agenda forecast of upcoming projects. ARC Minutes January 18, 2005 Page 6 7. Commission: A. Minutes of December 20, 2004 were accepted as amended and January 3, 2005 were accepted as presented. B. Recent Project Review— Lessons Learned. Staff discussed lighting surveys performed at the recently completed Coast Nissan and BMW auto dealership. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 9:35 p.m. to the next regular meeting scheduled for February 7, 2005, at 5:00 p.m. in Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted by Irene E. Pierce Recording Secretary SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMISSION MINUTES FEBRUARY 7, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Zeljka Howard, Michael Boudreau, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Staff: Senior Planner Pam Ricci; Associate Planner Buzz Kalkowski and Recording Secretary Irene Pierce ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. APPROVAL OF THE MINUTES: The Minutes of January 18, 2005, were accepted as presented. PUBLIC COMMENT ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 690 HiQuera Street. ARC 212-04; Review of a street fagade modification and canvas awning for creekside dining; C -D -H zone; Joseph and Debbie Silvestri, applicant. (Buzz Kalkowski) Associate Planner Buzz Kalkowski presented the staff report recommending final approval to the project, based on findings, and subject to conditions and code requirements, which he outlined. Louisa Smith Kluver, architect, made a brief presentation and answered question regarding the street fagade modification. Alex Rampone, Shoreline Awning and Patio, made a presentation on the rear dining area canopy and answered questions. Debbie Silvestri, applicant, described the type of doors they intend to use. PUBLIC COMMENTS: There were no comments made from the public. Draft ARC Minutes February 7, 2005 Page 2 COMMISSION COMMENTS: Several questions were addressed to the project planner and designers regarding the height of the facade doors, the height ,of the canopy, and the need for the conditions that prohibited the use of heaters under the canopy and heaters blocking the four -foot separation between the canopy and buildings The ARC felt that the proposed changes would be an enhancement and make the restaurant space more inviting from both the street and creek sides of the building. Commission discussion focused on the height of the fagade doors, the height of the rear canopy, and the use of heaters under the canopy. Commissioner Boudreau moved final approval to the street facade modification and the AYES: Commrs. Boudreau, Howard, Wilhelm, Root, Lopes, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7: 0 vote. 2. Staff: A Agenda Forecast: Planner Ricci gave an agenda forecast of upcoming projects. 3. Commission: A. Recent Project Review -Lessons Learned. Commr. Root mentioned that the lighting at the new Cole Motors site had good shielding, but that there seemed to be some undesirable refraction. In terms of site lighting, there was general discussion regarding what the Commission had approved and what still had not been completed. Staff suggested that a future memo could be prepared once lighting was all installed and functional to provide some background and analysis of the situation. Draft ARC Minutes February 7, 2005 Page 3 Commr. Boudreau mentioned that the new homes being built on Buena Vista seemed to appear larger and more prominent than depicted on the visual analysis and elevations that the ARC had reviewed. He thought that the City might require story poles in the future for some sensitive development on especially prominent sites. Chairperson Stevenson suggested that the City publish Best Management Practices (BMPs) for parking lot drainage. Staff indicated that the Public Works Department is working on that and that a future study session could be arranged to discuss this important topic in more detail. Commr. Smith inquired about a new structure at the rear of 1720 San Luis Drive questioning its location in close proximity to the creek bank. Since three Commissioners would be absent from the 3-21-05 regular meeting because they will be attending the APA National Planning Conference in San Francisco, the ARC suggested that the meeting be rescheduled for 3-14-05 if possible. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 6:10 p.m. to the special Joint meeting with the Planning Commission scheduled for February 9, 2005, at 6:00 p.m., in the Council Chamber at City Hall, 990 Palm Street. Respectfully submitted by Irene E. Pierce Recording Secretary SPECIAL JOINT MEETING SAN LUIS OBISPO PLANNING COMMISSION AND ARCHITECTURAL REVIEW COMMISSION February 9, 2005 6:00 p.m. to 7:00 p.m. CALL TO ORDER/PLEDGE OF ALLEGIANCE: The San Luis Obispo Planning Commission and Architectural Review Commission was called to order at 6:00 p.m. on Wednesday, February 9, 2005, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo. ROLL CALL: Planning Commission: Commrs. Carlyn Christianson, Jim Aiken, Andrea Miller, Orval Osborne, and Vice -Chair Michael Boswell Absent: Chairperson James Caruso and Commr. Alice Loh Architectural Review Commission: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Michael Boudreau, Vice -Chair Zeljka Howard and Chairperson Charles Stevenson Staff: Community Development Director John Mandeville, Deputy Directors Ronald Whisenand and Mike Draze; Senior Planners Pam Ricci and Jeff Hook; Associate Planners Michael Codron and Phil Dunsmore, Housing Programs Manager Doug Davidson, and Recording Secretary Irene Pierce ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS There were no further comments made from the public. PRESENTATIO WDISCUSSION 1. Citywide. A presentation on Form Based Planning Principles and how they may be used in the City of San Luis Obispo. (1 hour) Community Development Director John Mandeville spoke to the Commissions about the City's goals related to form -based zoning, provided some background on recent legislative changes that affect such codes, and introduced the speaker, Paul Crawford. Paul Crawford, Crawford Multari & Clark Associates, gave a PowerPoint presentation to the Planning Commission and Architectural Review Commission on form based zoning codes. Joint Planning Commission and ARC Meeting Minutes February 9, 2005 Page 2 Mr. Crawford responded to questions from Commissioners on how these codes would relate to San Luis Obispo. ADJOURMENT: With no further business before the Commissions, the meeting adjourned at 7:00 p.m. to a regular meeting of the Planning Commission scheduled for Wednesday, February 9, 2005, at 7:00 p.m., in the Council Chamber of City Hall, 990 Palm Street; and to a regular meeting of the Architectural Review Commission scheduled for Tuesday, February 22, 2005, in the Council Hearing Room of City Hall, 990 Palm Street. Respectfully submitted by Irene Pierce Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES FEBRUARY 22, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Staff: Associate Planner Phil Dunsmore, Senior Planner Pam Ricci, and Recording Secretary Irene Pierce ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Open Space. ARC and ER 12-04; Review of design of new water storage tank to replace existing tank in the open space area above General Hospital, and environmental review; City of San Luis Obispo, applicant. This item was continued without discussion to the meeting of March 7, 2005. 2. 297 Madonna Road. ARC 225-04; Review of new awnings to replace an existing trellis; C-R zone; Heritage Oaks Bank, applicant. Associate Planner Buzz Kalkowski presented the staff report recommending final approval based on findings and subject to one condition. The applicants presented an exhibit of an aluminum -clad awning to replace the existing wood awning in front of the bank building. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Boudreau moved final approval as recommended by staff. Seconded by Commr. Lopes. ARC Minutes Tuesday, February 22, 2005 Page 2 AYES: Commrs. Boudreau, Lopes, Wilhelm, Root, Howard, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 3. 1940 Santa Barbara Avenue. ARC PA 148-04; Review of a piece of public art to be placed in the traffic island in front of the historic SPRR Freight Warehouse; PF -H zone; City of San Luis Obispo, applicant. Associate Planner Buzz Kalkowski presented the staff report, recommending the Commission find that the proposed artwork meets the City's Public Art Guidelines, based on findings and subject to one condition and code requirements. Jim Trask, Artist, presented a display to the Commission and gave a brief explanation on the lighting and materials for the proposed public art piece. PUBLIC COMMENTS: John Rossetti, SLO, commented that he would like to see some railroad spikes incorporated into the proposed art piece. There were no further comments made from the public. COMMISSION COMMENTS: The commissioners felt the art was a complementary design. Commr. Boudreau moved the staff recommendation. Seconded by Commr. Root. AYES: Commrs. Boudreau, Root; Wilhelm, Howard, Lopes, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 4. 699 & 683 California. ARC 179-04; Review of an office addition with public improvements to include a bus shelter and new medical office building on adjoining site; O zone; Bachmann Family Trust, applicant. Associate Planner Phil Dunsmore presented the staff report recommending final approval to the project designs for both properties subject to the findings, conditions and code requirements recommended by staff. ARC Minutes Tuesday, February 22, 2005 Page 3 Carol Florence, Oasis Architects, gave a brief overview of the project and discussed the conditions of the project. Brian Starr, project architect, spoke to the architecture of the building. PUBLIC COMMENTS: John Rossetti, SLO, noted there are two separate property owners and expressed his concern that a shared parking agreement would not work out. COMMISSION COMMENTS: The Commissioners discussed monument signs within the public right-of-way subject to approval of an encroachment permit by the Public Works Department. Instead of a staff recommended bus shelter, the Commission recommended approval of a Class 2 bus stop with a bench in front of 699 California Boulevard. Commissioners also discussed a height exception to allow the elevator tower to be constructed up to 35 feet in height. Project conditions were added to ensure the appropriate treatment of the building design, specifically in relation to stucco gridlines and detail features. Commr. Wilhelm moved approval of the project as well as a height exception, as discussed above. Seconded by Commr. Boudreau. Commr. Lopes spoke to the landscaping and suggested taller shrubs on the street side noting that Jacaranda's are counted as a street tree. He suggested the landscape plan clarify the street tree list and incorporate it into the plan. Commr. Howard suggested warmer colors such as green hues for the awning colors. AYES: Commrs. Wilhelm, Boudreau, Root, Howard, Lopes, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7: 0 vote. 5. 328 Marsh Street. ARC 230-04; Review of demolition and reconstruction of service station, convenience store, and site improvements including signage; C-R zone; Chevron Products Co., applicant. This item was continued to March 14, 2005, at the request of the applicant because the applicant was not willing to travel amidst major storms in the southern California area. The Commission held a brief discussion about coordinating the direction on the project at the upcoming hearing. L' Commr. Howard noted this is a very exposed corner lot and felt it should be used for public art or something more tasteful. ARC Minutes Tuesday, February 22, 2005 Page 4 6. Staff: A. Agenda Forecast: Phil Dunsmore gave an agenda forecast of upcoming projects. 7. Commission: A. Minutes of February 7 and the Special Joint Meeting of February 9, 2005 were approved as presented B. Recent Project Review — Lessons Learned. The Commission discussed how artistic plans are nice as a rendering, but difficult to. read since defining dimensions and specifying details can be misleading. They agreed that artistic elevation plans are acceptable, but must be accompanied by detailed plans that clarify construction details and dimensions in a clearly legible fashion. Chairperson Stevenson commented on a utility box on a new apartment building and felt the Commission should pay better attention to them. Commr. Wilhelm commented on the lighting at the new Stanley Motors Building and felt the Cole lot is much lower in lighting that the BMW lot. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:05 p.m. to the next regular meeting scheduled for March 7, 2005, at 5:00 p.m. in Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted by Irene E. Pierce Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES MARCH 7, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Staff: Senior Planner Pam Ricci and Recording Secretary Irene Pierce ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Open Space. ARC and ER 12-04; Review of design of new water storage tank to replace existing tank in the open space area above General Hospital, and environmental review; City of San Luis Obispo, applicant. Senior Planner Pam Ricci presented the staff report recommending final approval of the project, and approval of the Mitigated Negative Declaration of environmental impact, based on findings, and subject to mitigation measures. Steven Caminiti, landscape architect for the project, provided a brief summary of the project's landscape plan and produced a color board to show the different types of shrubs and how they would complement the tank color. The Commission asked numerous questions of the applicants on grading, landscaping, the retaining wall, fencing, and the relocation of the tank. PUBLIC COMMENTS: George Rosenberger, Assistant Director of San Luis Obispo County General Services, spoke in support of the project. Pat Mullen, Flora Street, stated that a visual rendition of this tank proposal was not. available at the City when he requested it, and asked that it be available to the public. He asked why this tank is not being considered below grade or with better visual screening. ARC Minutes March 7, 2005 Page 2 Dale King, SLO, requested that some time be taken to study the impact to the hill. He commented that he would like to see these tanks decentralized and not just one large tank up on a hill. He presented a letter to the Commission stating his concerns. Hal Sweasy, SLO, commented that the public should be able to acknowledge the size of this tank since it is going to be much larger that the previous tank and it will have a negative visual impact to the hill. There were no further questions from the public. COMMISSION COMMENTS: Commr. Root suggested an acid stain for the retaining wall. Commr. Lopes suggested a condition to address maintenance and irrigation for the landscaping. Commr. Smith expressed concern with the stability of the hill holding such a massive tank. The ARC was comfortable that City staff and its consultants had responded to direction provided on 1-3-05. The Commission was supportive of the revised contour berms, the added variety of plant materials for screening, and the tank color. Commr. Boudreau moved approval of the Mitigated Negative Declaration and final approval to the proiect, based on findinas. and subiect to mitigation measures- with be established: dead plants to be replaced; language that the fence material be dark in color and the surface of the concrete wall to be treated with a stain to blend with the background, preferably earth tones. Seconded by Commr. Root. Commr. Smith could not support the motion due to his concern with the stability of this hill supporting such a large tank. AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Lopes, and Stevenson NOES: Commr. Smith ABSENT: None ABSTAIN: None The motion carried on a 6 : 1 vote. 2. 1500 and 1521 Froom Ranch Way. ARC 7-05; Conceptual review of eight new buildings on two parcels; C-R zone; Madonna Properties, applicant. Senior Planner Pam Ricci presented the staff report requesting that this item be continued to a date uncertain with specific direction to the applicant on site planning, building elevations, lighting and landscaping. ARC Minutes March 7, 2005 Page 3 Bob Richmond, R21- Architects, Higuera Street, SLO, explained the concepts of the proposed site plan. Steve Rigor, R21- Architect, SLO, described the design preference for a cluster of small buildings at the main driveway entry to the project Glenn Wood, R21- Architect, SLO, gave a brief overview of the project elevations and how they decided on the architectural styles for the buildings. He indicated that great effort had been made to vary roof lines. Steve Leiter, Santa Barbara, responded to a question asked by Commission about using the same architect for the entire project. He noted that individual tenants would need to conform to the approved architecture. PUBLIC COMMENTS: Clint Pierce, owner representative, noted that the Madonna family would like to maintain ownership of these two parcels and to create quality architecture. Steve Ingalls asked about the range of the proposed tenant spaces. Mr. Pierce responded that they would be between 3,000 and 42,000 square feet. There were no further comments made from the public. COMMISSION COMMENTS: The Commission provided preliminary comments on conceptual plans, but did not come to overall consensus to provide specific direction on elements of site planning and building architecture. Instead, the Commission's comments will be presented to the applicant in the form of the meeting minutes. Commission discussion focused on the locations of proposed building pads and strategies to best comply with Costco EIR mitigation measures to maintain open views to both the anchor tenants at the rear of the site and the Irish Hills beyond San Miguelito Hills. They wanted to see outdoor use areas provided near entries and other locations that could be protected from the prevailing winds. Suggestions were made to make sure that loading areas were well screened and that clusters of trees be used to soften building elements. Overall the building elevations with their varied roof forms and articulated facades were well received, but recommendations to further refine them consistent with the Community Design Guidelines were offered. Commr. Smith noted that he liked the building design and was encouraged to hear that there would be a single architect. He suggested adding loggias for walking between the stores. Commr. Lopes indicated that the architecture had the potential to be excellent. He suggested large recesses to accommodate landscaping along the long building facades. He encouraged deep articulation and molding elements with a finer grain. He ARC Minutes March 7, 2005 Page 4 suggested turning the narrow side of the buildings toward the street and a more subdued color palette. Commr. Boudreau concurred with Commr. Lopes on turning the narrow side of the buildings toward the street, and supported significant setbacks from the street. Boudreau also had a positive reaction to the entry design at the main driveway, the elevations with varied building heights, and the tile roofing. He noted that the loading zones were a weak part of the project and should be coordinated with the landscaping. Chairperson Stevenson suggested that: the entry features be pushed out so they can be offset to get away from the box look; more fine detail be integrated on the front portal; stone veneer be added as a base material on some buildings; and pedestrian amenities be provided at the building entries. He recommended that there be curved driveways in front of the buildings. He directed that building features not be created as billboard areas for signs. He believed that the lower Gothic elevation was poorly represented and suggested reviewing the Costco landscaping plan. Vice -Chair Howard liked the architecture including the tower elements and tile roofs. She suggested they avoid monumental columns in front of the buildings. She supported the grouping of buildings and shorter, smaller structures. She felt that there was merit in locating buildings as close to the street as possible to maintain the view of the mountains. She suggested that they create outdoor areas protected from the wind and that the loading docks be well screened. In the future she would appreciate visual simulations to show the impacts of the buildings on the views. Commr. Root supported a higher degree of articulation. Also he noted that the applicant consider setting the buildings on a bias and use a different roof material on one of the towers. He appreciated the trellises, awnings, and eyebrow features. He suggested some clustering of plants for the landscape plan to make it more pedestrian friendly. Also he suggested giving honesty to the "faux" windows and noted that the blue and lavender buildings seemed out of character. Commr. Wilhelm suggested hip roofs on the tower locations, and to consider a variety of roofing colors and materials. He also suggested that they consider alcoves as a break between building components. Chairperson Stevenson added that clusters of trees may help to soften the building elements Commr. Lopes added that the colors should relate more closely to the architecture and that a more subdued color palette would be appropriate. 3. 2570 Flora Street. ARC MI 144-04; Review of two new houses in an area that has been designed sensitive; R-1 zone; Stephen Barasch, applicant. Senior Planner Pam Ricci presented the staff report requesting the Commission refer the project back to the applicant with direction regarding changes to the overall design of the project to be consistent with City policy and standards. ARC Minutes March 7, 2005 Page 5 Steve Barasch, applicant, gave a brief presentation on the proposed project. Steve Ingalls, Coldwell Banker, 1288 Morro Street, commented on the type of people that would be interested in this type of home. PUBLIC COMMENTS: Fred Gomez, 2668 Flora Street, SLO, questioned why the applicant wants to build such a large home on this lot. Lynne Landwehr, 2644 Flora Street, San Luis Obispo, stated that most of the existing homes in the neighborhood are between 1500 and 2000 square feet and the proposed houses are way out of scale for the neighborhood. Melissa Grant, 1389 Sola Court, SLO, felt the size of the lot does not support the size of the project and that the project is not consistent with the General Plan. Carol West, 2605 EI Cerrito Court, SLO, noted that she would like so see the landscape plan, and noted her concern that the view from her backyard would be a large wall. She felt the project is not consistent with the character of the neighborhood. Dave Christy, SLO, expressed a concern that the homes are designed as mirror images which increases their scale and massiveness. He would like the site developed in a less intrusive way. Maureen Dennis, 2607 EI Cerrito Court, SLO, concurred with the neighbors and their comments. Wendy Gomez, 2668 Flora Street, SLO, felt the project is too large and she did not like the mirror image concept. There were no further comments made by the public. COMMISSION COMMENTS: The Commission commented the homes are a mirror images of one another and are not compatible with the neighborhood; the size is too large for the neighborhood; and there is a very massive verticality to the elevation of the street. with VZ AYES: Commrs. Lopes, Wilhelm, Root, Boudreau, Howard, Smith and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7: 0 vote. ARC Minutes March 7, 2005 Page 6 4. Staff: A. Agenda Forecast:. Planner Ricci gave an agenda forecast of upcoming projects. 5. Commission: A. Recent Project Review — Lessons Learned. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 9:05 p.m. to the next regular meeting scheduled for March 14, 2005, at 5:00 p.m. in the Planning Conference Room, at City Hall, 990 Palm Street. Respectfully submitted by Irene Pierce Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES Special Meeting MARCH 14, 2065 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as proposed. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There was no public comment PUBLIC HEARINGS: 1. 328 Marsh Street ARC 230-04, Review of demolition and reconstruction of service convenience store, and site improvements including signage; C-R zone ; Chevron Products Co., applicant ( Continued to February 22, 2005 ) Associate planner Dunsmore presented staff report recommending continuance of the item to a date uncertain with specific direction to the applicant on site planning, building elevations, canopy design, lighting and landscaping. Larry Tidball, project Architect, gave a brief summary of proposed project and presented some photographs. He concurred with staff recommendations on landscaping and discussed the lighting and sign conditions. Jackie McGillis, applicant's representative, expressed the importance of the project and noted that Chevron will work with the ARC on an appropriate design theme, but requested they keep the proposed site plan. PUBLIC COMMENTS: _. No comments were made by the public. ARC Minutes March 14, 2005 (Special Meeting) Page 2 COMMISION COMMENTS; The Commissioners discussed the importance of this gateway property, the Community Design Guidelines, and existing architecture in the vicinity. Direction was given to the applicant to change the orientation of the proposed site plan to place the convenience store building at the corner with the fuel canopy to the interior of the site. Additional direction was given to treatment of building details and site access. AYES: Commrs. Lopes, Wilhelm, Root, Howard, Boudreau, Smith, & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 2. 1231 Laurel Lane ARC 180-04; Review of a new 7 -unit multi -family residential development in the R-4 zone; Paul Nagy, applicant. (Tyler Corey) Associate Planner Phil Dunsmore presented the staff report recommending continuance of the project to a date uncertain, and with direction regarding changes to the overall design of the project to be consistent with General Plan policy and the Community Design Guidelines. Tim Woodlel, Steven D. Pults & Associates, SLO, requested a zoning revision to R-4 for a 7 -unit multi -family residential development. He gave a brief summary of the proposed project. PUBLIC COMMENTS: Karen McKeen Sonders, SLO, expressed support for the project. There were no further comments made from the public. COMMISSION COMMENTS: There was extensive discussion regarding General Plan Policy and the R-4 zoning designation of the property. The majority of the commissioners favored the design and detached form of the residences. The applicant was given direction to soften the colors and increase the compatibility of the design with the neighborhood. Commr. Wilhelm moved approval of the continuance to May 16. 2005, with directic � Root. ARC Minutes March 14, 2005 (Special Meeting) Page 3 Vice -Chair Howard supported the conceptual design, but did not vote because she left the meeting early. Commissioner Lopes voted against the action since he supported staff's recommendation and favored an attached building design as prescribed by General Plan policy for this high-density residential property. AYES: Commrs. Wilhelm, Root, Boudreau, Smith, and Stevenson NOES: Commr. Lopes ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 5 : 1 vote. 3. 174 Suburban Road ARC5 —05; Review of two new commercial structures in the C -S -S zone; KDS Enterprises, applicant. (Buzz Kalkowski) (to be continued to April 4, 2005) This item was continued without discussion to the meeting of April 4, 1005. 4. Staff: A. Agenda Forecast: Planner Dunsmore gave an agenda forecast of upcoming projects. 5. Commission: A. Recent Project Review — Lessons Learned. The ARC discussed Commissioner dynamics and the value of balanced discussion regarding General Plan Policy and the Community Design Guidelines. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 9:00 p.m. to the next regular meeting scheduled for April 4, 2005, at 5:00 p.m. in the Planning Conference Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION Meeting Canceled March 21, 2005 Monday 5:00 p.m. The Architectural Review Commission meeting scheduled for Monday, March 21, 2005, has been canceled. The next regular meeting of the Architectural Review Commission is scheduled for Monday, April 4, 2005, at 5:00 p.m. in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, CA. SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 4, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Zeljka Howard, Jim Lopes, David Smith, and Chairperson Charles Stevenson Absent: None Swearing In: Chairperson Charles Stevenson and Vice -Chair Zeljka Howard were sworn in and their new terms of office were noted Staff: Senior Planner Pam Ricci and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. Item 5-C (elections) occurred prior to Item 3. Chairman Stevenson noted he would be stepping down from participation on Item 3 because a member of his wife's family has an interest in the project. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC_ HEARINGS:. 1. 962 Monterey Street. ARC MI 20-05; Architectural review of seismic retrofit and street level facade (window) modification of a two-story masonry building; C -D -H zone; Copeland Enterprises, applicant. (Pam Ricci) Senior Planner Pam Ricci presented the staff report recommending final approval to the project based on findings and subject to conditions and code requirements. She noted that staff's main concerns were that the new dark storefronts of the ground floor were very stark and modern looking in contrast to the windows and detailing of the upper floor of the historic building. Mark Rawson, Copland's Enterprises. 1028 Peach Street noted that the storefronts would be structural steel rather than the standard aluminum material. He agreed with adding divided lights in the transoms and using moment frames for structural reinforcement. PUBLIC COMMENTS: There were no comments from the public ARC Minutes April 4, 2005 Page 2 COMMISSION COMMENTS: Commr. Howard wanted to see the building brought back to its historic character. She stated that the black storefronts looked harsh, and that tenants come and go, but that building changes can last a long time. Commr. Lopes expressed concern that the black storefront accentuates the length of the building and that the remodel does not ground the building. He wanted to see a lighter the color for the bulkhead. Commr. Root supported the steel storefronts and suggested muntins to divide the transom windows like the second -floor windows. Commr. Boudreau supported the thinner steel storefronts, steel columns, divided lights in the transoms, and a flat ceramic tile for the bulkhead, possibly in a lighter color. Commr: Stevenson liked the use of steel for the storefronts, adding muntins to the transoms, and suggested creating more of a base for columns. Commr. Wilhelm stated that brick columns would help visually connect the first floor to the second floor. Commissioner Boudreau moved approval with the following modifications: extending the AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: none ABSTAIN: None The motion carried on a 7: 0 vote. 2. 2005 Dalidio Drive. ARC PA 108-02; Review of Public Art for the proposed SLO Marketplace project; SLO Marketplace Assoc, LLC applicant. (Pam Ricci) - Senior Planner Pam Ricci explained the design and placement of public art, and recommended the Commission find that the proposed artwork meets the City's Public Art Guidelines, based on findings and subject to a condition and code requirement. Bill Bird, project developer, introduced the project team. He noted that the content and ARC Minutes April 4, 2005 Page 3 setting would be reviewed in more detail with the ARC's later review of project plans. Joe Wertheimer, Wertheimer Design, displayed a model of the bas-relief panels, noting the material used is of high impact resin that will be strong and long-lasting and keeps the weight of the art piece down. He also noted that bronze would be cast for the text and the stone base will match the stone used on project buildings. Commr. Stevenson expressed concern with the premature viewing of the art proposal. PUBLIC COMMENTS There were no comments made from the public COMMISSION COMMENTS The Commission felt that the artwork itself was well thought out and captures the spirit of San Luis Obispo's history. However, they concluded that the requested information was essential for them to determine whether the bas-relief monuments would be properly integrated into the setting. AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7`.0 vote. 5-C. Elections AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote ARC Minutes April 4, 2005 Page 4 AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote 3. 174 Suburban Road. ARC 5-05; Review of three new commercial structures; CS- S zone; KDS Enterprises, applicant. (Continued from March 14, 2005) (Buzz Kalkowski) Vice -Chair Stevenson noted that he would be stepping down from participation due to personal reasons, and excused himself`from the meeting at 7:35 p.m. Senior Planner Pam Ricci presented the staff report recommending final approval of project, based on findings and subject to conditions and code requirements. Ric Paul, applicant, and Mike Peachey, project architect, responded to issues raised in the staff report. They suggested less landscaping in the street yard and asked for clarification of the height of the required wall or berm and asked for suggestions on placement of trash receptacles; mentioned that windows could be added to the overhead doors and that they would look into different types of corrugated roofing and will submit samples; objected to prohibiting parking in front of the roll -up doors because it would restrict the use of the building; and requested clarification of the shared parking agreement. PUBLIC COMMENTS There were no comments made from the public COMMISSION COMMENTS The main point of discussion was the rather stark appearance of the project from street views given the prominence of proposed overhead doors. Direction included modifying the south elevations of Buildings 100 & 200 to de-emphasize their service appearance by techniques such as using overhead doors with upper windows, extending the shed roof over the doors, adding canopies over the doors, or replacing the overhead doors with storefronts. The Commission also wanted to see more architectural variety provided in the street elevations of Buildings 100 & 200, rather than utilizing mirror images. Other direction included extending the bulkhead along all sides of buildings, except where there is a zero -property line situation, and providing larger supporting columns for canopies. ARC Minutes April 4, 2005 Page 5 AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith and Lopes NOES: None ABSENT: Commr. Stevenson ABSTAIN: None The motion carried on a 6:0 vote. 4. Staff: A. Agenda Forecast: Planner Ricci gave an agenda forecast of upcoming projects. 5. Commission: A. Minutes of February 22, 2005 The minutes of February 22, 2005 were approved a submitted. B. Recent Project Review — Lessons Learned. Due to the late hour, no specific projects were discussed. ADJOURNMENT: -= With no further business before the Commission, the meeting adjourned at 9:15 p.m. to the next regular meeting scheduled for April 18, 2005, at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO _ ARCHITECTURAL REVIEW COMMISSION MINUTES . April 18, 2005 ROLL CALL: Present: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: None Staff: Associate Planner Phil Dunsmore, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 849 Mill Street. ARC and ER 194-04; Review of five new apartment units, and environmental review; R-4 zone; William Watson, M.D., applicant. (Phil Dunsmore) Associate Planner: Phil Dunsmore presented the staff report recommending final approval of the project based on findings, and subject to conditions and code requirements, approval of the Mitigated Negative Declaration of the environmental impact, and excavation of this site for artifacts. Kim Hatch, Steven Pults and Associates, concurred with the staff report and noted that the Mill Street driveway would be in a similar location. He recommended keeping the archway design for the east elevation which could include a one-hour wall if necessary; expressed discomfort with conditions to provide an off-site affordable unit; discussed access and how the traffic would flow in and around the five residences; noted that the fire protection system would be placed in a hidden area; and addressed Commr. Lopes' concerns that the Adobe building would not be impacted by the proposed development. PUBLIC COMMENTS: Diane Orrell, 863 Mill Street, expressed concerns with the height of the building in relation to the older residences in the area; questioned the number of bedrooms in each unit and how many residents would be allowed in each unit, and stated that she would C' like to see more parking provided. Draft ARC Minutes April 18, 2005 Page 2 Franciso Mainolego, 222 Hathaway Avenue, described a design preference that he felt would improve the appeal of the building, and questioned the number of units. There were no other comments from the public. COMMISSION COMMENTS: There was extensive discussion regarding neighborhood context. Commissioner Lopes expressed concern about the new apartment project impacting the historic Freitas adobe at the property next door. He expressed additional concerns regarding the scale of the building compared to other single residential dwellings in the vicinity. Other commissioners felt the design was appropriate given the zoning and proximity to the downtown. AYES: Commrs. Wilhelm, Howard, Stevenson, Lopes, Root and Smith NOES: Commr. Boudreau ABSENT: None ABSTAIN: None The motion carried on a 6 : 1 vote. 2. 2146 Parker Street. ARC 189-03; Review of new mixed-use office and residential project; C -S -MU zone; Dill Investments, LLC, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report recommending final approval to the project design with requested yard exceptions, based on findings, and subject to conditions and code requirements. Jeff Bague, applicant's representative, provided a brief history of the project. He expressed concerns with the drainage requirements and the additional costs to the property owners. He described the colors and shading of the building and also addressed the height of the fencing. PUBLIC COMMENTS: Ray Uder, 2135 Beebee Street, presented a letter to the Commission which he read that outlined his three main concerns of the land use policy: 1) Flooding, such as Draft ARC Minutes April 18, 2005 Page 3 blocking the flood flow and preventing drainage, 2) Privacy, noting the building will overlook his house and outdoor living area., and 3) Solar, explaining that the large two- story building will create long shadows on their property and he does not want to lose the sunlight in his backyard. Dan Hurder, 1030 # B Southwood Drive, expressed concerns with health and safety issues of standing water in the area. COMMISSION COMMENTS: Some commissioners felt that the mixed use project was appropriate as designed with only minor site and building changes to be referred back to staff. AYES: Commrs. Wilhelm, Howard, Stevenson, Lopes, and Smith NOES: Commrs. Boudreau and Root ABSENT: None ABSTAIN: None The motion carried on a 5:2 vote. 3. Staff: A. Agenda forecast Planner Dunsmore gave an agenda forecast of upcoming projects.. 4. Commission: A. Minutes: March 7 ,2005 and March 14, 2005 Draft ARC Minutes April 18, 2005 Page 4 The motion carried on a 7:0 vote. B. Recent Project Review — Lessons Learned. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 9:15 p.m. to the next regular meeting scheduled for Monday, May 2 , 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary AYES: Commrs. Wilhelm, Root, Boudreau, Howard, Stevenson, Lopes, & Smith NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. B. Recent Project Review — Lessons Learned. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 9:15 p.m. to the next regular meeting scheduled for Monday, May 2 , 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 2, 2005 ROLL -CALL: Present: Commissioners Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairman Zeljka Howard Absent: None Staff: Associate Planner Phil Dunsmore, Associate Planner Buzz Kalkowski, Natural Resources Manager Neil Havlik, and Recording Secretary Kim Main PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 3440 -South Higuera Street. ARC 46-05: Review of the proposed Bill Roalman Memorial and its relationship with the proposed City Bike Path; C -S -S zone; City of San Luis Obispo, applicant. (Neil Havlik) Natural Resources Manager Neil Havlik presented the staff, recommending conceptual approval, or alternatives on the proposed memorial, and requested comments from the Commission. PUBLIC COMMENTS: Joe Donaldson, Landscape Architect and Cal Poly Faculty, commented on the proposed bike path and suggested having Cal Poly students involved in this project. Katie Ruff, Cal Poly student, displayed a design of the proposed bike path and noted the types of material that would be used in the project to keep it in the spirit of the memorial site. Rudy Castro, Cal Poly student, presented a design proposal of the Bill Roalman Bike Path Memorial. He suggested that part of the area be used has a gathering spot or ceremonial ring to play music and reflect on the spirit and earth. Leah Price, Cal Poly student, presented a proposed design of the memorial site. She recommended keeping the bike trail and gathering areas as natural as possible and recommended incorporating some art sculptures in the area that would enhance the natural beauty of the memorial site. ARC Minutes May 2, 2005 Page 2 Jake Mar Cal Poly Student presented another design proposal for the memorial site. He suggested using the natural landscaping in the area to incorporate the design of a free flowing dove to capture the personality of Bill Roalman, and keeping the theme of the Spirit and Earth. Jack Dewar expressed his concerns with the homeless people in the area and the waste they leave behind. Ray Bellknap, Land Conservancy, supported the overall design and thanked the Cal Poly Students for their time spent on the project. He felt the costs should be kept down and not be a burden to the City. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson expressed concerns with increased maintenance costs, but liked the general idea. He suggested that a plaque about Bill Roalman be included on the site, as well as the use of solar lighting. Commr. Lopes suggested using the ying-yang symbol in the ceremonial ring. Commr. Wilhelm expressed concerns with lighting in the area, and complemented the students on a great job. Commr. Root noted his concerns with the homeless in the area and felt that additional maintenance will be needed. Commr. Boudreau liked the overall design of the proposed project, expressed his gratitude to the Students on capturing the subtle sprit of Bill Roalman, and expressed concerns with the height of the berm. Commr. Smith noted his pleasure that the Land Conservancy is involved in this project. The Commission's general consensus was they support the proposed design, and the way it captures the spirit of Bill Roalman. They all thanked the Cal Poly students for an excellent job on the design and look forward to working with them in the future. The Commission offered the following feedback on the conceptual design: 1. Return with a phasing plan that identifies how the project will be implemented and include additional information regarding long term maintenance; and 2. Include more information about Bill Roalman in the memorial. ARC Minutes May 2, 2005 Page 3 2. 174 Suburban Road. ARC 5-05; Review of two new commercial structures in the C -S -S zone; KDS Enterprises, applicant (Continued from April 4, 2005) (Buzz Kalkowski) This item was continued without discussion to a date uncertain, at the request of the applicant. 3. 1404 Chorro Street. ARC 187-02; Review of a new 4 -unit residential condominium project; R -4-H zone; John Swift, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending approval of the project, based on findings and subject to conditions and code requirements. Mark Rawson and John Swift, applicants for the project, addressed questions from the Commission. PUBLIC COMMENTS: David Dawson, 1401 and 1421 Chorro Street, expressed concerns with the height of the structure and how it would eliminate the privacy on his property, and the increased noise in the area that the project would create. David Morrison, 1415 Morro Street, expressed concerns with the height of the building. There were no further comments made from the public. COMMISSION COMMENTS: The Commissioners voiced concern over the loss of curbside parking at this important downtown location and felt that other public improvements such as a stop sign, wider sidewalk bulb -outs, and crosswalks could be incorporated on Pismo Street in order to reduce traffic impacts and save additional curbside parking. The Commission felt that elimination of curbside parking would result in a wider street and increased vehicle speeds. There was extensive discussion regarding building height and mass, and neighborhood compatibility. Commr. Stevenson commented on Mr. Dawson's concerns regarding his privacy, noting that the City is not responsible for privacy issues. He also expressed his concerns with the elevation and the vertical look of the proposed building design. Commr. Lopes expressed concerns with the height of the building, noting the facade in the front of the building is too vertical -looking and visually extends the height of the - building. Commr. Smith voiced concerns with parking and the colors of the proposed project, expressing his preference for the use of a single color. ARC Minutes May 2, 2005 Page 4 issuance of a construction permit for the project; and 3. Consider additional architectural embellishments on the Chorro Street elevation. Seconded by Commr. Root. AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 4. Staff: A. Agenda Forecast Associate Planner Phil Dunsmore gave an agenda forecast of upcoming projects. 5. Commission: A. Minutes: April 4, 2005 and April 18, 2005. The minutes of April 4, 2005 were approved as submitted; the minutes of April 18, 2005 were approved as amended. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:15 p.m. to the next regular meeting scheduled for May 16, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary 01 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 16, 2005 ROLL CALL: Present: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Pam Ricci Senior Planner notified the commission that the Central Coast City Community Planners won an award. There were no comments made from the public. PUBLIC HEARINGS: 1. 1231 Laurel Lane. ARC 180-04; Review of a seven unit multi -family residential development; R-4 zone; Paul Nagy, applicant. (Continued from March 14, 2005; to be continued to a date uncertain) (Tyler Corey) This item was continued without discussion to a date uncertain. 2. 849 Mill Street. ARC and ER 194-04; Review of five new apartment units, and environmental review; R-4 zone; William Watson, M.D., applicant. (Phil Dunmore) Phil Dunsmore, Associate Planner, presented the staff report recommending approval of the Mitigated Negative Declaration and granting final approval to the project design, based on findings, and subject to conditions and code requirements. Kim Hatch, Steve Pults and Associates addressed several questions from the Commission. PUBLIC COMMENTS: Michelle Devaul, 857 Mill Street, asked the Commission how long this block has been zoned high-density, and if she would be notified when this project construction begins.. There were no further comments made from the public.. ARC Minutes May 16, 2005 Page 2 COMMISSION COMMENTS: Commr. Stevenson agreed that the R-4 district is appropriate for intensification, however he felt that the project could result in community criticism due to the height and mass of the building at this location. Commr. Wilhelm questioned the applicant about the type of railing that will be used on the project. Commr. Lopes expressed concerns with the design of the wall and suggested breaking it up with a cap or pilaster, and eliminating the balcony on the east side of the building so it would not overlook the neighbor's property. He also expressed concerns with the location of the trash enclosure and suggested the use of more shade trees for landscaping and did not agree with staff's findings of neighborhood compatibility. On motion by Commissioner Boudreau to approve the mitigated negative declaration banding and a soft color transition for the building; and 3) to modify the glass block on the east building elevation. Seconded by Commissioner Root. AYES: Commrs. Wilhelm, Root, Boudreau, Howard, Stevenson, Lopes, & Smith NOES: Commrs. Stevenson and Lopes ABSENT: None ABSTAIN: None The motion carried on a 5:2 vote. 3. 3510 Broad Street. ARC 127-04; Review of a mixed-use commercial and residential project; C -S zone; Cinderella Carpet One, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending final approval to the project design based on findings, and subject to conditions and code requirements. Lou Smith, applicant's representative, answered several questions of the Commission regarding the project. Nancy Parkinson, landscaper for Cinderella Carpets One, questioned staff on the types of trees and landscaping they could use. Pete Miller, The Wallace Group, addressed several questions of the Commission regarding parking. PUBLIC COMMENTS: There were no further comments made from the public. ARC Minutes May 16, 2005 Page 3 COMMISSION COMMENTS: Commission discussion focused on the residential units and appropriate treatment of private open space areas. Commr. Stevenson suggested some color changes and different type of door openings. Commr. Root suggested looking into using a different design for the roof. Commr. Stevenson suggested some trellis landscaping on the store front side of the building. Commr. Lopes noted concerns with the layout, suggesting the building be further away from the street, and concerns with the types of landscaping proposed. Commr. Wilhelm discussed treatment of the roof features above the warehouse building. On motion by Commr. Stevenson to grant final approval, with an added condition to include adding a building entry to the Broad Street elevation. Seconded by Commr. Wilhelm. _. AYES: Commrs. Wilhelm, Howard and Stevenson NOES: Commrs. Root, Boudreau, Lopes and Smith ABSENT: None ABSTAIN: None Commissioner Lopes could not support the motion based on the buildings location and felt that it was too close to Broad Street and not in compliance with scenic corridor policies of the General Plan. The motion failed on a 3:4 vote. of area. Seconded by Commr. Wilhelm. AYES: Commrs. Wilhelm, Root, Boudreau, Howard, and Stevenson NOES: Commrs. Lopes and Smith ABSENT: None ABSTAIN: None The motion carried on a 5:2 vote. ARC Minutes May 16, 2005 Page 4 4. 1075 Court Street. ARC 49-05; Review of a seismic retrofit and fagade change; C- DH zone; Quaglino Properties, applicant. (Phil Dunmore) Associate Planner Phil Dunsmore presented the staff report, recommending approval of the project, based on findings, and subject to conditions and code requirements. The applicant from Steven Pults & Associates explained the design of this building and how it will be retrofitted to be consistent with the LUE policies on downtown design. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: The majority of the commissioners felt the remodel was an upgrade to the property and supported the project as submitted. Commr. Root did not endorse an entrance on Higuera Street and suggested the use of more color. On motion by Commr: Wilhelm to approve the exterior remodel and seismic retrofit. Seconded by Commr: Boudreau. Commissioner Smith could not support the motion noting that retrofitting a building over a creek was not consistent with City's creek policies that discourages building over a creek, and felt that this project should be reviewed by the City Council. Commr. Lopes expressed concern over the use of brick materials on the outside of the building and the loss of a storefront entry on Higuera Street, and could not support the motion. AYES: Commrs. Wilhelm, Root, Boudreau, Howard and Stevenson NOES: Commrs. Lopes, and Smith ABSENT: None ABSTAIN: None The motion carried on a 5:2 vote. 5. Staff: A. Agenda Forecast Associate Planner Phil Dunsmore gave an agenda forecast of upcoming projects. ARC Minutes May 16, 2005 Page 5 6. Commission: A. Minutes: May 2, 2005. The minutes of May 2, 2005, were approved as a mended. B. Recent Project Review — Lessons Learned ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:40 p.m. to the next regular meeting scheduled for Monday, June 6, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 6, 2005 ROLL CALL: Present: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Tyler Corey, Natural Resources Manager Neil Havlik, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Sewer Plant. ARC 84-05; Review of a concept plan for landscaping and access improvements to the City's Reclamation Facility; C/OS-20 zone; City of San Luis Obispo, applicant. (Neil Havlik) Natural Resource Manager Neil Havlik presented the staff report recommending the Commission review the Concept Plan and recommend approval to the City Council. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: of Boudreau. ARC Minutes June 6, 2005 Page 2 AYES: Commrs. Root, Lopes, Smith, Wilhelm, Stevenson, Boudreau and Howard NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 2. 1231 Laurel Lane. ARC 180-04; Review of a 7 -unit multi -family residential development project; R-4 zone; Paul Nagy, applicant. (Tyler Corey) Associate Planner Tyler Corey presented the staff report recommending denial of the project, based on findings which he outlined. Tim Woodle, applicant's representative, expressed concerns with the City's agenda report's focus on the General Plan policy issue regarding the site plan including detached buildings, based on the ARC's support for the plan given on March 14, 2005. He read into the record excerpts from Commission comments made at that meeting which supported his position. He noted that there is a significant liability issue with attached condominiums and that the situation has not appreciably improved. He pointed out that the project, as designed, meets the private open space requirements outlined in the Condominium Regulations. He concluded by noting that the plans had been updated to address the ARC's previous direction. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr Stevenson commented that smaller units in attached buildings would be more consistent with the site's R-4 zoning and relevant General Plan policies. Commr. Howard suggested that the ARC would have to make a finding that the project is consistent with the General Plan, if the Commission plans to uphold its prior direction at the last meeting. She expressed support for higher density housing in this community. Commr. Wilhelm felt the Commission made a decision to approve the project with direction on desired changes to the plans at the March 14th meeting. Commr Boudreau asked for clarification of attached and unattached structures. Commr. Lopes would like to see the maximum number of units provided that the R-4 density allows. Commr. Root felt that the site plan with detached units could be found consistent with the General Plan, given the "should" language in LUE Policy 2.4.8. ARC Minutes June 6, 2005 Page 3 Commr. Smith stated that the Commission should not address whether this project should be affordable housing. Discussion focused on the issue of the project's site plan including detached buildings given General Plan policy encouraging more consolidated building types for units in the R-4 zone and direction for attached buildings provided with the Council's review of the site rezoning. While the Commission understood staff's position regarding the General Plan policy, a majority felt that the document language in LUE Policy 2.4.8 provided them with some discretion to allow detached buildings. The Commission drafted preliminary findings for staff to further refine and made two recommendations on design elements of the project as follows: 1) The formerly proposed trellis features for Building A along Laurel Lane should be reincorporated into in the project. If necessary, findings to support a yard exception to allow the trellises should be included in the next staff report for final approval. 2) The low retaining walls proposed in the street yards along Laurel Lane should be replaced with a low, open fence (such as wrought iron) or a combination of an open fence and hedges or other landscaping. detached buildings for proposed units. Seconded by Commr. Root. AYES: Commrs. Root, Smith, Wilhelm, Boudreau and Howard NOES: Commrs. Stevenson, and Jim Lopes ABSENT: None ABSTAIN: None The motion carried on a 5 :2 vote. 3. 1045 Foothill Boulevard: 41, 55, & 77 Casa Street; 1010 Murray Avenue a 1023 Deseret Place. ARC 234-04; Conceptual review of Sierra Vista Hosp expansion; O zone; John Hollander, applicant. (Pam Ricci) Commr. Boudreau stepped down from participation due to a potential conflict of interest given the proximity of his home to the site. Senior Planner Pam Ricci presented the staff report recommending the Commission continue this project to a date uncertain, with direction to the applicant and staff to provide preliminary comments on the revised hospital project. John Hollander, applicant, presented his master plan for Sierra Vista Hospital and explained the need for increased capacity. �- RRM Design Group & Lee, Bukhart, Liu, Inc. (applicant's representatives) gave a presentation on the proposed project design and addressed several questions from the Commission. ARC Minutes June 6, 2005 Page 4 PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes felt there is no compelling reason to support a height variance for the tower or a creek setback exception, and that the site could accommodate needed space at different locations at lower heights. Commr. Wilhelm noted that the existing hospital building needed to be remodeled or painted to tie in better with the proposed tower building. Commr. Stevenson felt that environmental review was critical to the elevation of the project and should address traffic, parking and circulation impacts related to the medical office use. 1. The requested height variance for the proposed hospital tower could be supported, given site constraints, the unique characteristics of the facility, and minimal visual impacts from key viewing locations because of the building's design with its rounded form toward Highway 1 and proposal to step back higher building elements toward the interior of the site. The Commission suggested using an open mesh type product for the equipment screen on the top level of the building and darker colors to further reduce the apparent mass of the structure. 2. The height, scale and the design of the proposed parking structure was supported with direction to enhance the building facades along Foothill Boulevard and to provide for expanded landscaping opportunities between the structure and adjoining streets. An additional recommendation included exploring different locations for the elevator tower, especially the tower on the interior or west side. 3. The Commission felt that the existing hospital building should be modified to look more like the proposed tower through painting and other detailing such as a curtain wall. The existing building should incorporate equipment screening. 4. A darker color should be used for the elevator tower on the proposed hospital tower to minimize its scale. 5. The ARC felt that the minor creek setback encroachments proposed were acceptable since their extent would be less than current conditions. 6. There should be some type of weather protection and human -scale building elements for the ground floor of the tower. ARC Minutes June 6, 2005 Page 5 7. The traffic analysis will be an important component of the revised package that comes back to the ARC at a later date. Commissioner Boudreau returned to the meeting. 4. 2238 Broad Street. ARC 62-05; Conceptual review of a new mixed-use development project; C -N -H and C -S -H zone; Halferty Development Company, applicant. (Pam Ricci) Commissioner Stevenson stepped down from participation due to a potential conflict of interest because his family owns property in the vicinity. Senior Planner Pam Ricci presented the staff report, asking the Commission to receive a presentation from the applicant and provide preliminary comments to the applicant and staff on the conceptual project. Dick DeBiekes, applicant, and Debbie Rudd with RRM Design Group, applicant's representative, provided a preliminary presentation on the proposed project plan and addressed questions from the Commission. PUBLIC COMMENTS: Terry Mohan, San Luis Obispo, felt that South Street be extended through the site and asked if Victoria Street would also be extended, noting this would help with the traffic impacts of the project. There were no further comments made from the public. COMMISSION COMMENTS: The Commission provided preliminary comments on the conceptual land use plan, but did not come to overall consensus to provide specific direction on elements of site planning. It was the coneensus of the Commission to continue this item to a date uncertain. COMMENT & DISCUSSION: 5. Staff: A. Agenda Forecast Planner Ricci gave an agenda forecast of upcoming projects. ARC Minutes June 6, 2005 Page 6 6. Commission: A. Minutes: May 16, 2005. The minutes of May 16, 2005, were approved as amended. B. Running More Effective Meetings. The topic was introduced by Chairperson Howard, but continued to the next meeting given the lateness of the hour. C. Recent Project Review — Lessons Learned Chairperson Howard mentioned concerns with the appearance of the service area for the Court Street project along its Osos Street elevation. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 10:50 p.m. to the next regular meeting scheduled for Monday, June 16, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO _. ARCHITECTURAL REVIEW COMMISSION MINUTES June, 20, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Jim Lopes, David Smith, Charles Stevenson, and Chairperson Zeljka Howard Absent: None Staff: Senior Planner Pam Ricci, Natural Resource Manager Neil Havlik, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. �PUBLIC HEARINGS: 1. 1231 Laurel Lane. ARC 180-04; review of a 7 -unit multi -family residential development project; R-4 zone; Paul Nagy, applicant. (Continued from June 6, 2005) (Tyler Corey) Senior Planner Pam Ricci presented the staff report recommending approval of the project based on Commission direction provided at the June 6, 2005 meeting. She noted that this project had been to the ARC on two prior occasions and involved over four hours of discussion. PUBLIC COMMENTS: Tim Woodle, project architect, indicated that he supported the staff's recommendation and was open to alternative fence designs. There were no further comments made from the public. COMMISSION COMMENTS: The central issue with the ARC's review of the project had been whether the submitted site plan showing 7 detached living units could be found with General Plan policy for the R-4 zone which encourages consolidated buildings to house units. Ultimately a majority C of the ARC found that the proposed design could be found consistent with the General Plan. The project had been continued from the June 6t' meeting with specific direction to return to the ARC with a recommendation for approval, based on the refinement of ARC Minutes June 20, 2005 Page 2 draft findings that the ARC had provided, and listing all relevant conditions and code requirements. Given these circumstances, the ARC moved quickly to a motion for approval and there was relatively little discussion. Commr. Stevenson commented on the Commission's long discussions regarding the consistency of the project's detached buildings with the General Plan and the R-4 zoning district. He noted that the current regulations and policies allow room for interpretation. He added that the Planning Commission and City Council may wish to consider changes to the General Plan and applicable codes if they wish them to mandate certain housing forms or prototypes. On a motion made by Commr. Root to approve the proiect as recommended by staff. Seconded by Commr. Boudreau AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 2. 3550 Broad Street. ARC PA 86-05; Review of a public art proposal for Cole Motors; C -S zone; Cole Motors, applicant. (Phil Dunsmore). Commr. Root stepped down from participation on this item due to a potential conflict of interest because he designed the art piece. Senior Planner Pam Ricci presented the staff report, recommending the Commission find that the proposed artwork meets the City's Guidelines for Public Art in Private Projects, based on findings and subject to conditions which she outlined. Allen Root, project artist, described the art sculpture entitled "The Family Tree", and explained its design concept, He noted that the natural rust color would eventually bleed out onto the sidewalk and that the seating surfaces of the benches would be oiled teak. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Discussion focused on whether the proposed location for the art, in front of the main showroom entry on the north side of the building, was consistent with the ARC criterion calling for art pieces that are "easily visible or accessible form a public right-of-way." Commr. Lopes was concerned that the artwork location was too far from public view. ARC Minutes June 20, 2005 Page 3 and subject to conditions. Seconded by Commr. Wilhelm. Commr. Stevenson expressed his concerns with the Public Art policies as they relate to private projects and indicated that public art should be more accessible. He noted that he had issues with public art money being used for building ornamentation. AYES: Commrs. Boudreau, Wilhelm, Howard, Smith, and Stevenson NOES: Commr. Lopes ABSENT: None ABSTAIN: Commr. Root The motion carried on a 5:1 vote. Commr. Lopes could not support the project due to the location of the art sculpture. After the discussion of this item, it was the consensus of the Commission to schedule public art for an upcoming meeting to further discuss what constitutes public art and the issue of appropriate locations for art in private projects that meet prescribed criteria. 3. 680 Industrial Way. ARC PA 79-05; Review of a public art proposal at Damon Garcia Sports Filed; PF zone; City of san Luis Obispo, applicant (Buzz Kalkowski) Senior Planner Pam Ricci presented the staff report, explaining that there are two public an pieces which are proposed to be installed along the walkways within the Damon Garcia Sports Fields complex. She recommended that the Commission find that the proposed art pieces meet the City's Public Art Guidelines, based on findings, and subject to conditions and a code requirement which she outlined. Jennifer Lawrence, with the City Engineering Department introduced the artist team who described the details of the sculptures. PUBLIC COMMENTS: There were no comments from the public. COMMISSION. COMMENTS: The main topic of discussion was whether the "arch" sculpture created a potential safety concern. A condition was added which asked the artists to consider raising the height of the figures in the larger "arch" sculpture to discourage children from climbing them. ARC Minutes June 20, 2005 Page 4 AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. 4. 811 EI Captian Way. ARC PA; Review of a public art proposal for the Roadhouse mixed-use project; C -S -MU -SP zone; Covey 3, applicant. ( Buzz Kalkowski ) Commr. Root stepped down from participation on the project due to a potential conflict of interest because he designed the art piece. Senior Planner Pam Ricci presented the staff report recommending the Commission find that the proposed art piece meets the City's Art on Guidelines, based on findings, subject to conditions and one code requirement. Matt Quaglino, applicant, further described the size and design of the "Steelhead Trout' art piece. He explained that the intent of the art piece was for people walking around the area to appreciate and enjoy in its proposed creekside setting. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: The ARC's discussion focused on whether the proposed location for the art, in a courtyard area near the creek, was consistent with the ARC criterion calling for art pieces that are "easily visible or accessible form a public right-of-way." Commr. Boudreau expressed his concern with the size and scale of the project. Commr. Stevenson expressed his concerns with the location of the art piece. Commr. Lopes expressed his concern with the location and suggested moving the art piece closer to the entrance to improve the view to the public and suggested adding a sign that would direct the public to the art piece. - Commr. Stevenson could not support this art project and stated that it is located too far from the public right -of way. He suggested moving it to a better location that would benefit the public viewing of this art piece. ARC Minutes June 20, 2005 Page 5 AYES: Commrs. Boudreau, Root, Wilhelm, Howard and Smith NOES: Commrs. Stevenson and Lopes ABSENT: None ABSTAIN: Commr. Root The motion carried on a 4:2 vote. 5. 623 Serrano Drive. ARC 31-05; Review of a request to allow a new single-family home with building height and creek setback exceptions; R-1 Amye and David Osti, applicants. ( Tyler Corey) Senior Planner Pam Ricci presented the staff report, recommending the Commission continue the project to a date uncertain with direction regarding encroachment into the creek setback. She noted that Richard Schmidt, 112 Broad Street, submitted a letter to the Commission expressing his concerns with the proposed project. He felt a smaller house would work better on this site with the creek setback constraints. He suggested that the Commission not support this project. Neil Havlik, Natural Resource Manager, explained the proposed project and expressed concerns with the definition of "top of bank" as it relates to this project. PUBLIC COMMENTS: David and Amye Osti, applicants, gave a PowerPoint presentation on their proposed project plans and answered several questions from the Commission. Dora Mabanag, 641 Serrano Drive, spoke in opposition to this project. She voiced concerns with the impacts of construction on her husband's health. Don Koberg 537— 539 Serrano Drive, spoke in opposition to this project, noting this project is too large for the size of the lot. He mentioned that when his project on Serrano was reviewed that the top of the bank was determined to be at the higher step and he had to abide by "extra space" the 20 foot setback. Marshall Ochylski noted that he had represented a past applicant for this property in 1999. He mentioned that the site had not been developed because of the ARC's requirements. COMMISSION COMMENTS: The Commission gave direction to encourage a building footprint that was located on the street side of the creek channel and did not span the creek. They also asked staff to provide a graphic of the building footprint possible with the previously assumed top of bank at the 142 -foot elevation contour. C ARC Minutes June 20, 2005 Page 6 _ Commr. Stevenson suggested reconsidering the location of "top of bank" per Neil Havlik's direction. He noted concerns with the precedent setting issues of bridging the creek. Commr. Wilhelm liked the creativity of the design. Commr. Smith expressed that there were opportunities to add more floor area near the front of the site He did not support the house extending over the creek. Commr. Boudreau did not support bridging over the creek. Commr. Root indicated his preference would be not to bridge the creek, but wanted more information on whether reasonable development was possible without bridging. Commr. Lopes did not support the bridging over the creek. On motion by Commr. Stevenson to continue action to July 18. 2005, to allow staff to Root. AYES: Commrs. Boudreau, Root, Howard, Smith, Lopes, and Stevenson NOES: Commr. Wilhelm ABSENT: None ABSTAIN: None The motion carried on a 6:1 vote. 6. Staff: A. Agenda Forecast: Pam Ricci provided an agenda forecast, noting that the next regular meeting would be on Tuesday, July the 5'. Because the City Council is also meeting on that same evening, she noted that the meeting would be relocated from the Council Hearing Room to the Planning Conference Room. 7. Commission: A. Biennial Review of ARC Bylaws. The ARC noted a typo where there was an incomplete sentence and asked that the term "chairman", rather than "chairperson" be consistently used throughout the �. document. ARC Minutes June 20, 2005 Page 7 B. Running More Effective Meetings. This item had been continued from the June 6t' meeting because of the late hour. The Commission discussed ways that they as a group could run more efficient meetings and improve relationships with staff and the public. C. Recent Project Review — Lessons Learned. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 10:00 p.m. to the next regular meeting scheduled for July 5 2005, at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY, July 5, 2005 ROLL CALL: Present: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: Commrs. Allen Root and Greg Wilhelm Staff: Natural Resources Manager Neil Havlik, Associate Planners Tyler Corey and Planner Phil Dunsmore, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no public comments. PUBLIC HEARINGS: 1. 87 Prado Road. ARC 46-05; Review of the proposed Bill Roalman Memorial and its relationship with the proposed City bike path; C -S -S zone; City of San Luis Obispo, applicant. (Neil Havlik) Neil Havlik, Natural Resources Manager, presented the staff report, asking the Commission to listen to an updated presentation from the group designing the memorial, respond to comments provided by the Commission at its regular meeting of May 2, 2005, and either approve the project or give further direction to the applicant. PUBLIC COMMENTS: Jack Dewar 75 Prado Road, expressed concerns with the easement across his property on Prado Road and with the homeless people gathering in this area. There were no further comments from the public. COMMISSION COMMENTS: Commr. Lopes expressed his concerns with the homeless people in this area and asked if some type of patrol could be provided. ARC Minutes July 5, 2005 Page 2 On motion by Commissioner Lopes, to grant final approval to the project as submitted. Seconded by Commr. Stevenson AYES: Commrs. Lopes, Smith, Stevenson,. Boudreau and Howard NOES: None ABSENT: Commrs. Root and Wilhelm ABSTAIN: None The motion carried on a 5:0 vote. 2. 3251 South Higuera Street. ARC 228-04; Review of a new medical building; CS- S zone; Tolosa Health Developers, LLC, applicant. (Tyler Corey) Associate Planner Tyler Corey presented the staff report, recommending final approval of the project, based on findings and subject to conditions and code requirements. PUBLIC COMMENTS: Linn Sara of Arroyo Grande, expressed support for the project. There were no further comments from the public. COMMISSION COMMENTS: Discussion focused on revising the existing building entry from the parking lot and providing an additional public entry on the building facades that face either South Higuera Street or Margarita Avenue. Ultimately, a condition was added to the project approval that requires the applicant to consider revising the parking lot entry to create a lobby at ground level with internal access to the proposed elevator, and an additional building entry to the first level from either South Higuera or Margarita. Conditions were also added to move the proposed backflow prevention device as far as feasible from the public right-of-way adjacent to the building and to consider reducing the massing of the proposed building comice lines. Commr. Stevenson suggested undergrounding most of the outside utilities, and having staff look at some possible design changes to the entrance ways. Commr. Howard asked for clarification on the project lighting. Commr. Lopes asked staff to consider moving the backflow away from the sidewalk, and a revised parking lot entry. On motion by Commr. Lopes to grant final approval based on findings and subject to conditions and code requirements. Seconded by Commr. Stevenson ARC Minutes July 5, 2005 Page 3 AYES: Commrs. Lopes, Smith, Stevenson, Boudreau and Howard NOES: None ABSENT: Commrs. Root and Wilhelm ABSTAIN: None The motion carried on a 5:0 vote. 3. 1314 Palm Street. ARC MI 83-05; Review of three new units on the site of a master list historical property; R -3-H zone; Vince Fonte, applicant. (Tyler Corey) Associate Planner Tyler Corey presented the staff report, recommending continuing this project to a date uncertain to allow review by the Cultural Heritage Committee. He noted that staff will utilize the CHC's review comments to determine whether the project meets the threshold to require ARC review or whether it can be reviewed by staff at a Minor or Incidental level. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Commr. Boudreau. AYES: Commrs. Lopes, Smith, Stevenson, Boudreau and Howard NOES: None ABSENT: Commrs. Root and Wilhelm ABSTAIN: None The motion carried on a 5:0 vote. COMMENT & DISCUSSION: 4. Staff: A. Agenda Forecast Planner Corey provided an agenda forecast of upcoming items and projects. 5. Commission: The Minutes of June 6, 2005 were approved as amended. ARC Minutes July 5, 2005 Page 4 B. Recent Project Review — Lessons Learned The ARC and staff discussed the following: 1) Parking at the Home Depot property is being used for vehicle storage by an off-site vendor. Although constructed in the County, the ARC felt that the project is over -parked and that future center development should utilized some of the existing on-site parking through parking reductions associated with new development. 2) The massing of large retail buildings should be separated from each other when located within the same center or property to reduce the overall massing and appearance of the project. 3) The ARC wanted staff to develop a standard project condition for backflow prevention devices that requires the devices to be setback as far as feasible from the public right-of-way and painted and landscaped so as to not be apparent to the casual observer. 4) The ARC requested that staff review the Crossroads Deli and Quickstop along Broad Street for compliance with prior ARC and City approvals for outdoor lighting and signage. C. Running More Effective Meetings (Continued from June 20, 2005) The ARC reviewed the "Tips for Running More Effective Meetings" and provided staff with some minor changes. Since two of the Commissioners were absent, Chairperson Howard offered to collect all Commissioner comments and present them to Planner Ricci for review and revision. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 7`.30 p.m. to the next regular meeting scheduled for Monday, July 18, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 18, 2005 ROLL CALL: Present: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: None Staff: Associate Planner Tyler Corey, City Biologist Fred Otte, and Recording Secretary Kim Main ACEPTANCE OF THE.AGENDA: The agenda was accepted as amended; Item 2 was considered first. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 215 Bridge Street. ARC 64-03; Review of building designs and site plan for residential and commercial planned development; M -PD zone; Bridge Street Corporation, applicant. (Phil Dunmore) This item was continued to the August 1, 2005 meeting without discussion, to allow proper notification to the neighborhood and interested parties. 2. 623 Serrano Drive. ARC 31-05; Review of a request to allow a new single family home with creek setback exceptions; R-1 zone; Amye & David Osti, applicant. Continued from June 20, 2005. (Tyler Corey) Associate Planner Tyler Corey presented the staff report, recommending continuance of the project to a date uncertain, with direction regarding encroachment into the creek setback. PUBLIC COMMENTS: David Osti, applicant, further described the project and how bridging the creek with a home would not set a precedent in the area. He noted he would be willing to redesign this project based on the Commission's recommendations. Marshall Ochylski noted that at the previous hearing, Natrural Resources Manager Neil Havlik stated he would be going out to the property to measure the site, but to his knowledge, this has not occurred. Draft ARC Minutes July 18, 2005 Page 2 There were no comments made from the public. COMMISSION COMMENTS: Commr. Howard noted that the applicant would need a setback exception. Commr. Root expressed concerns with this project, but. would like to see the applicant be able to build on this site. Commr. Boudreau did not support the bridge, but recommended some type of useable footprint to develop the site. Commr. Stevenson did not support the bridge, but would like to see the 100 year flood study before making a decision. He supported saving as many trees on this site as possible and would support some additional encroachment, noting that 1300 square feet is a small home. Commr. Wilhelm supported the project as presented noting the project makes good use of the site. Commr. Lopes felt that changing the setback in front of the property would be better than encroachment on the creek. Commr. Smith did not support the bridge and felt the ARC should give the applicant some direction. Commr, Howard could not support this project as proposed, but would like to see the Commission direct the applicant further on this project. She expressed an interest in looking at the 100 -year flood study. Seconded by Commr. Smith. AYES: Commrs. Root, Smith, Stevenson, Boudreau and Howard NOES: Commrs. Wilhelm and Lopes ABSENT: None ABSTAIN: None The motion carried on a 5:2 vote. Draft ARC Minutes July 18, 2005 Page 3 3. Brizzolara Street. ARC 9-05; Review of new common interest subdivision home designs; R -1-S zone; Kelly Gearhart, applicant. (Jaime Hill) To be continued to August 1, 2005 This item was continued to a date uncertain, without discussion, to allow the applicant to submit additional information relative to code issues. 4. 174 Suburban Road. ARC 5-05; Review of two new commercial structures; C -S -S zone; KDS Enterprises, applicant (Buzz Kalkowski) To be continued to August 1, 2005 This item was continued without discussion to the hearing on August 1, 2005, to allow proper notification to the neighborhood and interested parties. COMMENT & DISCUSSION: 5. Staff: A. Agenda Forecast Associate Planner Tyler Corey gave an agenda forecast of upcoming projects. 6. Commission: A. Recent Project Review — Lessons Learned. ADJOURNMENT:. With no further business before the Commission, the meeting adjourned at 7:00 p.m. to the next regular meeting scheduled for Monday, August 1, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES August 1, 2005 ROLL CALL: Present: Commrs. Jim Lopes, Allen Root, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, Absent: Chairperson Zeljka Howard Staff: Associate Planners Phil Dunsmore and Jaime Hill and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON.NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 215 Bridge Street. ARC -64-03; Architectural review of building designs and site plan for residential and commercial planned development; M -PD zone; Bridge Street Corporation; applicant. (Continued from June 23, 2004) (Phil Dunmore) Associate Planner Phil Dunsmore presented the staff report, recommending final approval to the project design based on findings, and subject to conditions and code requirements. PUBLIC COMMENTS: George Garcia and Tom Garcia, applicant's representatives, gave a presentation describing the project. Ann Brown, San Luis Obispo, asked about the use of solar energy. Carol Anderson, 505 Brizzolara Street, expressed concerns with the proposed colors. Frank (inaudible), San Luis Obispo, questioned the Commission on the sound barrier and type of insulation proposed. CThere were no further comments from the public. ARC Minutes August 1, 2005 Page 2 COMMISSION COMMENTS: Commr. Lopes expressed concerns with the location of the elevator noting he would like to see a lobby or some other type of entry to protect employees from the weather. He also suggested changing the type of trees to be planted. Commr. Wilhelm stated that he would not support a change to the elevator. On motion by Commissioner Stevenson to grant final approval based on findings, and subject to conditions and code requirements. Seconded by Commr. Wilhelm. AYES: Commrs. Wilhelm, Root, Lopes, Smith, Stevenson, and Boudreau NOES: None ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 6:0 vote. 2. 499 Brizzolara Street. ARC 9-05; Review of home design for a new common interest subdivision. R-1 -S zone; Kelly Gearhart, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report, recommending continuance of this item to a date uncertain with specific direction on changes to incorporate into the site plan and elevations for final approval. PUBLIC COMMENTS: Jaime Kirk, applicant's representative, explained the project. Carol Anderson, 505 Brizzolara Street, spoke against the project and presented pictures and a letter to the Commission. Ann Brown, 522 Dana Street, expressed concern with maintenance of trees in the creek setback and activities in this area because of possible problems with erosion. There were no further comments from the public. COMMISSION COMMENTS: Commr: Lopes recommended revising the Initial Study to include data search and discussion of sensitive species on the site, suggested design options to increase sidewalks and driveways, and suggested changes to the landscaping. Commr. Stevenson requested verification that the 10 foot setback along Brizzolara C' Street was average street yard setback, suggested the applicant design the project to increase access to the private yard area, and questioned the drainage activity in the creek setback area. ARC Minutes August 1, 2005 Page 3 Commr. Smith noted that the creek area has already been impacted over the years from the other developments in the area. Commr. Boudreau suggested using a new type of porous asphalt, improving the design of the back house, and increasing the rear setback. Commr. Wilhelm suggested using only one sidewalk to allow staggering units, larger rear yards and modifications to landscaping for more usable space and increased diversity. AYES: Commrs. Root, Wilhelm, Lopes, Smith, Stevenson, and Boudreau NOES: None ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 6:0 vote. 3. 1423 Calle Joaquin. ARC 118-03; Review of new signage for an auto dealership, including exceptions to the Sign Regulations; C -S zone; Kimball Motor Company, applicant. (Jaime Hill) Associate Planner Jaime Hill presented the staff report recommending approval of the revised wall signs and the new monument sign to replace an existing pylon sign; modification to an existing pylon sign, and a replacement entry sign, based on findings and subject to conditions. PUBLIC COMMENTS: Nick Russell, applicant's representative, described his signage requests. There were no further comments from the public. COMMISSION COMMENTS: ARC Minutes August 1, 2005 Page 4 On motion by Commr. Stevenson to approve the revised wall sians based on findinas and approve the request for a new monument sign to replace an existing pylon sign, modification. to an existing pylon sign, and a replacement entry sign, based on findings, and subject to conditions as desiqned with the incorporation of landscaping at the top of AYES: Commrs. Root, Wilhelm Lopes, Smith, Stevenson, and Boudreau NOES: None ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 6:0 vote. 4. 173 Cross Street (Formerly 174 Suburban Road. ARC 5-05; Review of two new commercial structures; C -S -S zone; KIDS Enterprises LLC, applicant. (Buzz Kalkowski) Commissioner Stevenson stepped down from participation due to a potential conflict of interest. Associate Planner Phil Dunsmore presented the staff report, recommending approval of the project, based on findings, and subject to conditions and code requirements. PUBLIC COMMENTS: Michael Peachy (MW Architecture) applicant's representative described the proposed project.. There were no further comments from the public. COMMISSION COMMENTS: AYES: Commrs. Root, Wilhelm, Lopes, Smith, and Boudreau NOES: None ABSENT: Commr. Howard ABSTAIN: Commr. Stevenson The motion carried on a 5:0 vote. ARC Minutes August 1, 2005 Page 5 5. 2695 Johnson Avenue. ARC 94-05; Review of a garage conversion and replacement parking. R-1 zone; Brad Daane, applicant. (Phil Dunsmore) This item was continued to August 15, 2005, without discussion. COMMENT & DISCUSSION: 6. Staff: A. Agenda Forecast — Planner Dunsmore gave an agenda forecast of upcoming projects. 7. Commission: A. Minutes: (no minutes presented for approval) B. Recent Project Review — Lessons Learned ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:45 p.m. to the next regular meeting scheduled for Monday, August 15, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO J ARCHITECTURAL REVIEW COMMISSION MINUTES August 15, 2005 ROLL CALL: Present: Commrs. Allen Root, Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, and Vice -Chair Michael Boudreau Absent: Howard Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Planning Intern Stepanie Skangos and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 999 Monterey Street. ARCPA 192-01; Review of public art for the new Court Street Center; C -D -H -PD zone; Tom Copeland, applicant. (Pam Ricci) Commr. Root stepped down from participation due to a potential conflict of interest. Senior Planner Pam Ricci presented the staff report recommending that the Commission find that proposed art piece meets the City's Guidelines for Public Art in Private Projects, based on findings and subject to conditions. PUBLIC COMMENTS: Mark Rawson, applicant's representative, gave a detailed description of the design of the art piece. A citizen, name unknown, spoke about the importance of public art. Anne Ream, Arts Council Chairperson, expressed support for the art piece. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Lopes questioned the color of the art piece, asked if a different color could be used, and noted that the location should be closer to the public right-of-way. Commr. Wilhelm noted that the type of lighting used for this art piece is very important. ARC Minutes August 15, 2005 Page 2 On motion by Commr. Wilhelm to approve this project based on findings and subject to conditions. Seconded by Commissioner Stevenson. AYES: Commrs. Smith, Stevenson, Boudreau, Wilhelm and Lopes NOES: None ABSENT: Commr. Howard ABSTAIN: Commr. Root The motion carried on a 5:0 vote. 2. 2570 Flora Street. ARC MI 144-04; Review of two new houses in an area that has been designated sensitive; Flora Street Townhomes, applicant. (Tyler Corey) Associate Planner Phil Dunsmore presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to conditions and code requirements. PUBLIC COMMENTS: Stephen Barasch, applicant's representative, further explained the proposed project design. Dave Kristy, San Luis Obispo, expressed concern with the size of the homes because it was his understanding that the applicant was to reduce the square footage. Austin Detoe, 2665 Flora Street, felt the design is out of character with the neighborhood and that the house is too large. Linda Lanbara, 2644 Flora Street, spoke in opposition to the size of the homes, also noting they are not in character with the neighborhood. Mary Whittles 2693 EI Cerrito Street, stated that that the two houses are not in character with the other houses in the neighborhood. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Stevenson stated his concern that so many neighbors felt the houses are not in character with the neighborhood, and felt that some design changes could make them fit better in this neighborhood. Commr. Smith supported the project design and the proposed changes, and suggested landscaping similar to that in the neighborhood be used. Commr. Lopes suggested a more horizontal design and agreed that the landscaping should be similar to the rest of the neighborhood. ARC Minutes August 15, 2005 Page 3 Commr. Root agreed that the landscaping should be similar to the rest of the neighborhood. Commr. Wilhelm stated that the design is too massive and suggested the square footage of the houses be reduced. Commr. Stevenson stated that this neighborhood is changing, but the overall look or character of the neighborhood should remain. He felt the massing of the homes should be broken up and suggested elevation refinements. Commr. Boudreau stated that the design should be less complex and also agreed that similar neighborhood landscaping used. AYES: Commrs. Root, Smith, Stevenson, Boudreau, Wilhelm and Lopes NOES: None ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 6:0 vote.. 3. 3085 Hi4uera Street. ARC 12-05; Review of a new mixed-use project; C -S -MU zone; People's Self Help Housing, applicant. (Tyler Corey) Associate Planner Phil Dunsmore presented the staff report recommending final approval, based on findings and subject to conditions and code requirements. Jeanette Duncan, applicant's representative, further explained the design of the project and explained the low- income criteria for housing. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: fi Wilhelm. AYES: Commrs. Root, Smith, Stevenson, Boudreau, Wilhelm and Lopes NOES: None ABSENT: Commr. Howard ABSTAIN: None ARC Minutes August 15, 2005 Page 4 The motion carried on a 6:0 vote. 4. 2695 Johnson Avenue. ARC 94-05; Review of a garage conversion and replacement carport; R-1 zone; Brad Daane, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report recommending final approval based on findings, and subject to conditions. PUBLIC COMMENTS: Brad Daane, applicant, further explained the proposed project design. Eric McSwain, 2711 Johnson Avenue, presented a letter to the Commission expressing opposition to the proposed garage conversion, stating that it is not consistent with the Community Design Guidelines; it will create a secondary unit in violation of Section 17.21.030 of the General Requirements; it will not provide a safe and convenient environment; it will it will increase traffic on the shared driveway; and it violates the intent and spirit of the low-density residential (R-1) zone. Gary Corsola 2707 Johnson Avenue, spoke against the project, stating that there is not enough parking and this project will increase the existing parking problem. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Wilhelm suggested that the applicant add on to the house instead of converting the garage. On motion by Commr. Stevenson to deny the request for a garage conversion. Seconded by Commr. Loves. AYES: Commrs. Root, Smith, Stevenson, Wilhelm and Lopes NOES: Commr. Boudreau ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 5:1 vote. 5. 1500 Froom Ranch. ARC, ER 7-05; Review of new buildings on 2 parcels, and Environmental Review; C-R zone; Madonna Properties, applicant. (Phil Dunmore) Associate Planner Phil Dunsmore presented the staff report recommending that the Commission continue the item to a date uncertain, with specific direction to the applicant on changes to the building elevations to achieve consistency with the Community Design Guidelines. ARC Minutes August 15, 2005 Page 5 PUBLIC COMMENTS: Carol Florence, applicant's representative, and Bob Richmond of R21- Architects, further described the proposed project. Brian Hagwood, 1180 Los Osos Valley Road, voiced his concerns with the lighting of the parking lot, the increased traffic flow, and the increased population of ground squirrels in the area due to construction. There were no comments made from the public. COMMISSION COMMENTS: Commr. Lopes voiced concerns about the accuracy of the staff analysis of visual impacts and questioned the legality of relying on the ARC as a mitigation measure. consistency with the Community Design Guidelines. Seconded by Commr. Smith. AYES: Commrs. Root, Smith, Stevenson, Boudreau, Wilhelm and Lopes NOES: None ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 6:0 vote. 6. COMMENT & DICUSSION: A. Minutes: of the June 20, 2005 were approved as submitted AYES: Commrs. Root, Smith, Stevenson, Boudreau, Wilhelm and Lopes NOES: None ABSENT: Commr. Howard ABSTAIN: None The motion carried on a 6:0 vote. B. Agenda Forecast Phil Dunmore gave an agenda forecast of upcoming projects. . C. Recent Project Review — Lessons Learned ARC Minutes August 15, 2005 Page 6 ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 7:00 p.m. to the next regular meeting scheduled for Monday, August 1, 2005 at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. , Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 6, 2005 ROLL CALL: Present: Commrs. Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: Commr. Allen Root Staff: Associate Planners Jaime Hill and Phil Dunsmore, and Recording Secretary Kim Main ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1500, 1521 Froom Ranch Way. ARC 7-05; Architectural review of new buildings on 2 parcels; and environmental review. C-R zone; Madonna Properties, applicant. (Continued from August 15, 2005.) (Phil Dunsmore) Associate Planner Phil Dunsmore, presented the staff report recommending continuance of the item to a date uncertain, with specific direction to the applicant on changes to the building elevations for consistency with the Community Design Guidelines. PUBLIC COMMENTS: Bob Richmond (R2L Architects), applicant's representative, presented a revision to the proposed project and answered questions of the Commission regarding building colors, adding an additional entrance, and possible relocation of the bus stop. There were no further comments from the public. COMMISSION COMMENTS: Commr. Lopes felt the Commission did not have enough information about impacts to views of the San Miguelito Hills, as well as Irish Hills because the Costco EIR does not address this project, does not adequately consider diagonal views, and the negative declaration relies on the discretion of the ARC as a mitigation measure. He also felt the `� need for an independent visual analysis. ARC Minutes September 6, 2005 Page 2 Commr. Stevenson. Commr. Wilhelm could not support the motion because he felt the current EIR is sufficient without an additional visual analysis. Commr. Smith concurred with Commissioner Wilhelm. Commr. Howard also concurred with Commissioner Wilhelm. Commr. Stevenson wanted the Commission to reconsider the current EIR. AYES: Commrs. Lopes and Stevenson NOES: Commrs. Smith, Wilhelm, Boudreau and Howard ABSENT: Commr. Root ABSTAIN: None The motion failed on a 2:4 vote On motion by Commr.- Wilhelm to ammrove the project with staff -recommended findin-gs AYES: Commrs. Wilhelm, Smith, Stevenson, Boudreau and Howard NOES: Commr. Lopes ABSENT: Commr. Root ABSTAIN: None The motion carried on a 5:1 vote. 2. 390 Lawrence Drive. ARC 128-01; Review of new residence and detached .garage on a sensitive site, and reduced street yard from 20 feet to 10 feet; R-1 zone; Devin Gallagher, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending final approval to the project subject to conditions and code requirements. PUBLIC COMMENTS: Tim Woodle (Pults and Associates), applicant's representative, explained the need for the setback reduction for the proposed due to the slope of the site. Lisa Dano, 303 Lawrence Drive, spoke in opposition to the request and expressed her concerns with the height of the building and the loss of her existing view. ARC Minutes September 6, 2005 Page 3 Richard Stevenson, 309 Lawrence Drive, also expressed concerns with the height of the building, the reduction of the view from his property, and the potential loss of oak trees. He requested saving as many oak trees as possible. There were no further comments from the public. COMMISSION COMMENTS: On a motion by Commr. Stevenson recommended to grant final approval to the proiect subject to the recommended conditions and code requirements. Seconded by Commr. Boudreau. AYES: Commrs. Wilhelm, Lopes, Smith, Stevenson, Boudreau and Howard NOES: None ABSENT: Commr. Root ABSTAIN: None The motion carried on a 6:0 vote. 3. 1063 Ella Street ARC 74-05; Review of demolition or relocation of a house and construction of residential condominiums. R-2 zone; Brian Rolph, applicant. ( Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report requesting conceptual review of a site redevelopment to include eight condominium units and a new single family residence which would replace the existing residence. He asked the Commission to give direction to the applicant on site planning and building elevations, and to continue review to a date uncertain. PUBLIC COMMENTS: Brian Rolph, applicant, spoke in support of his project and explained the redevelopment of the site. Barry Williams, 1065 Ella Street, expressed his concerns with the density of the project and the lack of parking. John Rolph, representative of 1043 Ella Street, supported the site development. There were no further comments from the public. COMMISSION COMMENTS: Commr. Stevenson noted that the common area needs improving; the side retaining walls need to be redesigned; the project is too large and should be scaled down and the setback should be moved further back. He stated that he does not like the design of the ARC Minutes September 6, 2005 Page 4 steep driveway, and that guest parking should be provided. He expressed concerns with 1 the excavation for the retaining wall. Commr. Wilhelm stated that the common driveway and the inside elevation need improvement, and that parking needs to accommodate guests. He also had concerns with the condominium common area. Commr. Lopes noted that the facade needs improvement, the scale of the buildings are too large and are not set back enough and the driveway is too narrow. Commr. Smith expressed concern with the common area design and suggested it be redesigned. Seconded by Commr. Wilhelm. AYES: Commrs. Wilhelm, Lopes, Smith, Stevenson, Boudreau and Howard NOES: None ABSENT: Commr. Root ABSTAIN: None The motion carried on a 6:0 vote. 4. 100 Madonna Road. ARC 100-05; Review of a proposed pool, spa and associated improvements at Madonna Inn; C -T zone; Madonna Properties, applicant(Jaime Hill) Associate Planner Jaime Hill presented the staff report recommending final approval to the project based on findings and subject to conditions. PUBLIC COMMENTS: Warren Hamrick, applicant's representative, further explained the proposed project. There were no further comments from the public. COMMISSION COMMENTS: Discussion focused on site lighting, landscape screening the parking area, and the design of the rock waterfall feature. building detail and decorative lighting fixtures.. Seconded by Commr. Smith. ARC Minutes September 6, 2005 Page 5 AYES: Commrs. Wilhelm, Lopes, Smith, Stevenson, Boudreau and Howard NOES: None ABSENT: Commr. Root ABSTAIN: None The motion carried on a 6:0 vote. 5. 728 Hiquera Street ARC 119-05; Architectural review of a seismic retrofit addition, and building modification of a two-story masonry building. C -D -H zone; Bill Hayes, applicant. (Jaime Hill) Associate Planner Jaime Hill, presented the staff report recommending final approval to the project to remodel the exterior facades and interior floor plan of a contributing historic structure, based on findings and subject to conditions which she outlined. PUBLIC COMMENTS: Will Drake (Studio Design Group), applicant's representative, further described the proposed project. Erin Thomas further explained the projects design. There were no further comments from the public. COMMISSION COMMENTS: Discussion focused on the mixing of new and old brick, the rear basement exit, and noise associated with the Higuera Street bar opening. Commr. Lopes did not support the project, stating that a bar opening to the street is not appropriate in the city. On motion by Commr. Stevenson to grant final approval to the desiqn of the proiect with two additional conditions requiring that the front recessed doors remain closed during entertainment and giving direction to the applicant to work with staff on new signage in a more traditional form, and utilizing external gooseneck lighfinq. Seconded by Commr. Boudreau. AYES: Commrs. Wilhelm, Smith, Stevenson, Boudreau and Howard NOES: Commr. Lopes ABSENT: Commr. Root ABSTAIN: None The motion carried on a 5:1 vote. ARC Minutes September 6, 2005 Page 6 6. 715 Tank Farm Road. ARC 98-05; Architectural review of a new commercial office �.' with a building height exception at the South East comer of Tank Farm and Broad Streets. O -SP zone; Lee Development, applicant. (Tyler Corey) Due to the late hour, the ARC continued this item without discussion to the meeting of September 19, 2005, with direction to staff that this item be first on that agenda. 7. Commission: A. Minutes. The minutes of July 5, and July 18, 2005 were approved as amended. The minutes of August 1, and August 15, 2005, were approved as amended. There was some discussion regarding the CAO appeal of an ARC action. 8. Staff: A. Agenda Forecast Associate Planner Jaime Hill gave an agenda forecast of upcoming projects. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 10:00 p.m. to the next regular meeting scheduled for Monday, September 19, 2005, at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Kim Main Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 19, 2005 ROLL CALL: Present: Commrs. Jim Lopes, David Smith, Greg Wilhelm, Charles Stevenson, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: Commr. Allen Root Staff: Senior Planner Pam Ricci ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no public comments. PUBLIC HEARINGS: 1. 715 Tank Farm Road. ARC 98-05; Review of a new commercial office with a building height exception at the southeast corner of Tank Farm Road and Broad Street; O -SP zone; Lee Development, applicant. (Continued from September 6, 2005) (Tyler Corey) Senior Planner Pam Ricci presented the staff report recommending final approval to the project, based on findings and subject to conditions and code requirements which she outlined. PUBLIC COMMENTS: Aaron Kahn, applicant's representative, explained that Tank Farm Road is intended to be the street that the buildings will be oriented toward and that there would be no "walk- up" traffic. He noted agreement with the revised location for the backflow preventer as it is more aesthetically pleasing, and that the building height is consistent with other buildings on the site. He distributed a revised drawing showing the east elevation with additional 18 -inch pop -outs near the entry and at the corner There were no further comments from the public. COMMISSION COMMENTS: Commission discussion focused on ways that the entry on the eastern elevation could be embellished to be better articulated and more in keeping with the northern elevation. ARC Minutes September 19, 2005 Page 2 Commr. Boudreau clarified with Aaron Kahn that the building overhang had a significant depth of five feet and that the trellis extended 2 -feet 6 -inches beyond the pop -outs. Commr. Wilhelm suggested adding the scupper detail shown on the north elevation to the east elevation. Commr. Lopes suggested relocating the building closer to other site buildings and additional articulation on columns. Commr. Stevenson recommended that the cut sheet on the can light fixture shown at the meeting be stipulated as part of the project approval. the building. Seconded by Commr. Boudreau. AYES: Commrs. Wilhelm, Boudreau, Howard, Stevenson, Smith and Lopes — NOES: None ABSENT: Commr. Root ABSTAIN: None The motion carried on a 6:0 vote. 2. City -Wide. ARC 144-05; Review of a new City bus shelter design. City of San Luis Obispo and Public Works Department, applicant (Jaime Hill) Austin O'Dell, City of SLO Transit Manager and applicant, noted the improvement over the current design in addition to the fact that the materials are more durable and graffiti resistant and there is no glass that could get broken. He noted there would be approximately 15 shelters throughout the city, and that the benches would match the shelter color. PUBLIC COMMENTS: Angela Strohn, 840 EI Capitan Way, spoke in support of the proposed bus shelter design. There were no further comments from the public. ARC Minutes September 19, 2005 Page 3 COMMISSION COMMENTS: The Commission agreed that the new standard was cleaner looking and would result in fewer maintenance issues. Commr. Lopes suggested an olive green color rather than forest green, and asked ii windshields or glass panels were possible for the shelters at windy locations. Commr. Wilhelm noted that mesh can provide adequate weather protection and that glass encourages graffiti. He suggested multiple shelters in locations of high ridership. AYES: Commrs. Wilhelm, Boudreau, Howard, Stevenson, Smith and Lopes NOES: None ABSENT: Commr. Root ABSTAIN: None The motion carried on a 6:0 vote. 3. Staff A. Pam Ricci provided an agenda forecast of upcoming projects. B. Parliamentary Procedures Manual and upcoming training. Pam Ricci mentioned that a training session was planned for Wednesday, October 19th at 5:30 p.m. The Commission asked that the session cover the topic of the protocol for changes made after a motion is made and seconded. 4. Commission A. Recent Project Review — Lessons Learned Pam Ricci mentioned that Brett Cross had sent the Community Development Director an e-mail with concerns about the appearance of the new service station under construction at the corner of Tank Farm Road and Broad Street. The Commission discussed some of the limitations of their impact on the final design given the multi - tiered review of the project, but noted that berming and planting was proposed that would enhance the project's appearance. The Commission talked about the Costco store which had just opened the preceding Friday. The ARC felt that the trellis would have been more distinctive if its color had varied more from building walls. Commr. Lopes felt that the shed roofs did not really give adequate variation to the roof plane because they extended only to the parapet. ARC Minutes September 19, 2005 Page 4 There was also discussion about the hardscape treatment approved near the building entry (checkerboard colored asphalt), and the interim (single terra cotta color asphalt with tan band) and long-term solutions (colored and scored concrete in earth tones) to improve the appearance. The ARC liked the parking and building lighting. Future Meeting Topics The Commission discussed their desire to prepare a memo to the Planning Commission and City Council about suggested ideas to modify the language of the Land Use Element regarding High -Density Residential policies as they refer to preferred housing types (mainly attached) and the Zoning Regulations in terms of maximum unit sizes. There was interest in having a discussion at an upcoming meeting regarding more detailed criteria for lighting. Commr. Lopes indicated that he had some information to share as a starting point for discussion. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 7:45 p.m. to a regular meeting scheduled for Monday, October 3, 2005, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted by Pam Ricci Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 3, 2005 ROLL CALL: Present: Commrs. Jim Lopes, David Smith, Greg Wilhelm, Allen Root, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: Commr. Charles Stevenson Staff. Senior Planner Pam Ricci and Associate Planner Phil Dunsmore ACEPTANCE.OF THE AGENDA: The agenda was accepted as presented.. PUBLIC .COMMENTS ON NON -AGENDA ITEMS: There were no public comments. PUBLIC HEARINGS: 1. 2570 Flora Street. ARC 144-04; Review of two new homes on a sensitive site; R-1 zone; Flora Street Townhomes Associates, applicant. (continued from August 15, 2005) (Tyler Corey) Phil Dunsmore presented the staff report recommending final approval to the project, based on findings and subject to conditions and code requirements which he outlined. PUBLIC COMMENTS: Steve Ingalls, 1288 Morro Street, distributed a letter and summarized his comments, noting that changes were made to the project to address previous Commission concerns. He pointed out that many of the original tract homes in the neighborhood are similar in style, and that larger homes are not uncommon in this area. Tony Brizzolara, 1737 Sydney Street, noted his appreciation of infill efforts and improvements to the neighborhood, and expressed support for the project. Lynne Landwehr, 2640 Flora Street. expressed disagreement with the inventory of single -story, split-level, and two-story homes submitted by Mr. Barasch, and noted her opposition to the project. Steve Delmartini, San Luis Obispo, noted that current infill projects typically face similar objections, and that modern homes are larger than older homes. There were no further comments from the public COMMISSION COMMENTS: ARC Minutes October 3, 2005 Page 2 Commr. Smith supported the project with the revisions submitted. Commr. Boudreau felt the project has many "ins and outs" that will create interest and reduce massing. Commr. Howard indicated her appreciation for the input from the neighbors and noted the project has progressed adequately. On motion by Commr. Smith to grant final approval to the project, based on findings and subject to conditions and code. requirements. Seconded by Commr. Boudreau. AYES: Commrs. Wilhelm, Boudreau, Howard, Root, Smith and Lopes NOES: None ABSENT: Commr. Stevenson ABSTAIN: None The motion carried on a 6:0 vote. 2. 303 Del Mat Court. ARC MI 146-05; Review of a new single-family home on a sensitive site; R-1 zone; Tomas Schoff, applicant. (Phil Dunsmore) 3. 307 Del Mar Court. ARC MI 147-05; Review of a new single-family home on a sensitive site; R-1 zone; Tomas Schoff, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, explaining that since both 307 and 303 Del Mar Court are projects from the same applicant on an adjoining property, staff would present the projects as a single item. He highlighted the neighborhood concerns, reminded the Commission about General Plan policies that guide infill development, and recommended the Commission continue the item to a date uncertain to allow time to consider project changes. He further recommended the applicant discuss the project with the neighborhood and address neighborhood concerns before returning to the Commission. PUBLIC COMMENTS: Tomas Schoff, applicant, expressed disappointment that his neighbors would oppose his project since he was attempting to build homes that meet City standards. He added that enough back-up space is provided to allow cars to exit in a forward direction and that there is parking for up to six vehicles on each site. He felt the main issue with the neighbors is the potential for student housing, and clarified that he plans to live in one house and sell the second house. Lisa Simon, San Luis Obispo, spoke against the project, stating the homes are too large and out of character with the neighborhood. She noted concerns with traffic safety and trash pick-up. Pat Hill, 275 Del Mar Court, spoke against the project, and disputed the applicant's floor areas for the new homes, noting the average home size in the neighborhood is 1788 square feet, and the average lot coverage is 21 %. He noted that 40% is the maximum ARC Minutes October 3, 2005 Page 3 for lot coverage and not an entitlement. He expressed concerns with fire access, and the need for massing models for the two homes. Diana Schmidt, corner of Del Mar Court and Ramona Drive, expressed concerns with lot coverage, the amount of paving, drainage and moisture issues, and impacts to street parking. Quentin Ogren, 237 Del Mar Court, voiced concerns with the blind curve where the driveway access to the site is located. He felt parking will be a major problem, that the homes will be rented to students, that trash pick-up should occur on-site rather than along the street, and expressed concern with safety issues for children. Dimitri Booker, 1794 Santa Barbara Avenue, noted he is a former resident of 303 Del Mar Court and felt that there is discrimination against Mr. Scholl because of his age. Bernard Rademaker, San Luis Obispo, questioned the validity of two lots at the site. Helen Rowan, 263 Del Mar Court, cited General Plan policy regarding compatibility and scale with the neighborhood. Dan Garrison, 276 Del Mar Court, stated he lives in a 2,400 sq. ft. home, and that he agrees with Pat Hill and his size comparisons. Steve Spratt, San Luis Obispo, noted concerns with massing, scale, and character not being consistent with the neighborhood. Carol Greiten, San Luis Obispo, voiced concern with parking impacts and would like to see the homes down -sized. There were no further comments from the public. COMMISSION COMMENTS: Commr. Smith agreed with Commr. Wilhelm's idea of working with the neighbors and noted that they can't solve the student housing problem. Commr. Wilhelm asked for more information on how the drainage will be handled. Commr. Root commented that smaller homes are still marketable and more in keeping with the neighborhood. Commr. Lopes felt that larger lots can accommodate larger than average homes provided that site planning is integrated. He felt that fencing and landscaping is important for screening and overlook issues, and suggested re -orienting the garages. ARC Minutes October 3, 2005 Page 4 techniques to improve safety at the driveway approach to the site because of the street curvature and limited sight distance: 3. Verify the floor area of each residence and Design a driveway that allows vehicles to exit the site in a forward manner with 2turning Commr. Smith. AYES: Commrs. Wilhelm, Boudreau, Howard, Root, Smith and Lopes NOES: None ABSENT: Commr. Stevenson ABSTAIN: None The motion carried on a 6:0 vote. 4. Staff a. Pam Ricci provided an agenda forecast of upcoming projects. 5. Commission A. Minutes of September 6, and September 19, 2005 The minutes of September 6, 2005 were approved as amended, and the minutes of September 19, 2005 were approved as submitted. B. Recent Project Review — Lessons Learned There was discussion regarding the signs at Village Host Pizza and the carwash and service station at the corner of Tank Farm Road and Broad Street. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 7:10 p.m. to a regular meeting scheduled for Monday, October 17, 2005, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street. Respectfully submitted by Pam Ricci Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 17, 2005 ROLL CALL: Present: Commrs. Jim Lopes, Greg Wilhelm, Allen Root, Charles Stevenson, Vice - Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: Commr. David Smith Staff: Senior Planner Pam Ricci, and Recording Secretary Raquel Rodriguez ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. Downtown. ARC 193-02; Review of a downtown historic street lighting program; City of San Luis Obispo Public Works Department, applicant. (Brian Leveille) Planning Technician Brian Leveille presented the staff report recommending the Commission recommend the City Council approve the Downtown Pedestrian Light Placement Plan. Bridget Fraser, Associate Engineer, explained the process for selecting a new street standard that looks like old gas lamps. She noted they are constructed of new materials which are easier to maintain and are more efficient lights. She discussed issues with trees creating dark spots with cobra lights, and how the new lights would result in more consistent light levels; addressing both safety and aesthetic issues. PUBLIC COMMENTS: There were no public comments. COMMISSION COMMENTS: Commr. Lopes suggested decreasing the number of poles and increasing the wattage of the lights to 100 watts in addition to using optics to handle the glare. Commr. Stevenson noted he would rather see fewer standards, even if there is less • illumination, and suggested looking at wall -mounted fixtures and extending the lighting district to Marsh and Higuera Streets. Commr. Wilhelm asked about the definition of uniformity. Draft ARC Minutes October 17, 2005 Page 2 Commr. Boudreau suggested looking at a particular block once the lights are installed, if the project is to be phased. On motion by Commr. Boudreau to recommend that the. City Council approve the light AYES: Commrs. Root, Lopes, Wilhelm, Stevenson, Boudreau and Howard NOES: None ABSENT: Commr. Smith ABSTAIN: None The motion passed on a 6:0 vote. 2. 962 Monterey Street. ARC/MOD 20-05: Review modification of an approved facade remodel to a Master List historic property; C -D -H zone; Copeland 10 Enterprises, applicant. (Jaime Hill) Senior Planner Pam Ricci presented the staff report, recommending denial based on findings which she outlined. She provided additional direction to the applicant regarding the appropriate treatment and embellishment of the columns, storefront and upper window color, and bulkhead tile PUBLIC COMMENTS: Mark Rawson, applicant's representative, noted that he was not in agreement with staffs recommendation because he felt he was complying with the recommended conditions. He felt the precise condition required "something other than black", and that charcoal gray should be acceptable. He explained that the changes have exceeded the requirements. He expressed that the proposed changes add to the vibrancy and variety of the downtown, and noted he would like a pre -cast concrete base. There were no further comments from the public. COMMISSION COMMENTS: The requested modifications, would allow exposed 1 -beams as vertical columns around the central entry doors and a horizontal /-beam as a lintel between the lower storefronts and upper transoms. Another component of the modification request was to allow the upper window frames to be painted a blue -gray color to coordinate with the new steel storefront system. Draft ARC Minutes October 17, 2005 Page.3 Commr. Wilhelm would like to see the rendering of the latest proposal be of the same quality as the original submittal. Commr. Stevenson noted his preference for tile over a concrete bulkhead, and supported a dark storefront. Commr. Boudreau had no concerns with the I-beam but noted his preference for tile on the bulkhead. Commr. Root supported the I-beam columns with extra embellishments; supported tile on the bulkhead, and could also support embellished concrete. Commr. Lopes felt the project should be continued to allow the CHC to review the exposed I -beams. He felt dark gray is not complementary to building colors, and that tenant improvements should be compatible with the main building. Commr. Howard agreed with Commr. Lopes' comments. N AYES: Commrs. Root, Wilhelm, Stevenson, Boudreau and Howard NOES: Commr. Lopes ABSENT: Commr. Smith ABSTAIN: None The motion carried on a 5:1 vote. COMMENT & DISCUSSION: 3. Staff: A. Public Art Discussion Principal Administrative Analyst Betsy Kiser provided a PowerPoint presentation explaining the history of the public art program, guidelines for the location of public art pieces that have been disputed and suggested wording changes for Criterion No. 1, as well as clarification of in -lieu fees. landscaping, lighting, interpretative information and other amenities where appropriate• Draft ARC Minutes October 17, 2005 Page 4 Add the following as Criterion 7: Public art shall be compatible with the immediate site and neighborhood in terms of historic, social and cultural characteristics, architectural scale, materials, land use, and geograohical and environmental context. Seconded by Commr. Boudreau. AYES: Commrs. Root, Wilhelm, Stevenson, Boudreau, Lopes and Howard NOES: None ABSENT: Commr. Smith ABSTAIN: None The motion carried on a 6:0 vote. B. Possible Meeting Date Changes in 2006 It was the unanimous consensus of the Commission to change the January 2006 meeting dates from Tuesday, January 3`d and Tuesday, January 17th to Monday, January 9th, and Monday, January 23r6, so as not to be affected by the New Year's Day holiday, and Martin Luther King Jr. Holiday. C. Agenda Forecast Senior Planner Pam Ricci gave an agenda forecast of upcoming projects. Be4. Commission: A. Minutes: October 3, 2005 (approve or amend) The minutes of October 3, 2005 were approved as amended. C. Recent Project Review — Lessons Learned Commr. Stevenson suggested the use of speaker slips. Expanded auto sales at Wrona's Auto Repair was discussed. The Commission asked staff to provide some information on what is occurring at the site. Concern was noted with ficus trees and having planned replacement trees with more open, lacy canopy. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:30 p.m. to the next regular meeting scheduled for Monday, November 7, 2005, at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Raquel Rodriguez Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 7, 2005 ROLL. CALL: Present: Commrs. Jim Lopes, Greg Wilhelm, Allen Root, Charles Stevenson, David Smith, Vice -Chair Michael Boudreau, and Chairperson Zeljka Howard Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and Recording Secretary Raquel Rodriguez ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1136 Walnut Street. ARC 121-05; Review of a new religious facility; R-4 zone; Iqbal Family Foundation, applicant. (Phil Dunmore) Associate Planner Phil Dunsmore presented the staff report recommending final approval of the project, based on findings and subject to conditions and code requirements. PUBLIC COMMENTS: Heidi Gibson, applicant's representative, provided a very thorough and interesting presentation regarding the building layout and motivations for the building architecture and site design. Malcolm McFall, project manager, indicated that the Iqbal Foundation was very excited about the project, and about being able to represent the Muslim faith in the community. There were no further comments from the public. COMMISSION COMMENTS: The Commission was impressed with the thought behind the design and concluded that it was an appropriate solution for a difficult site. The amount of available parking was discussed and questioned, but found to be compliant with City standards. Commr. Stevenson liked the design, finding it to be an appropriate solution for such a difficult site, and concluding that the tiles will not be overly reflective. He noted some concern that parking will not fully meet the needs of the facility, but was satisfied that staff had adequately analyzed the parking situation. ARC Minutes November 7, 2005 Page 2 Commr. Boudreau expressed appreciation for the project plans and the thought behind it. Commr. Root supported the water features and other unique elements. On motion by Commr. Wilhelm, to grant final approval to the Proiect. Seconded by Commr. Smith. AYES: Commrs. Wilhelm, Root, Boudreau, Howard, Stevenson, Lopes and Smith NOES: None. ABSENT: None ABSTAIN: None The motion passed on a 7:0 vote. 2. 620 California Boulevard. ARC 164-05; Review of a wireless telecommunications facility camouflaged as a pine tree; O -S zone; Cingular wireless, applicant. (Tyler Corey) - Associate Planner Phil Dunsmore presented the staff report recommending final approval of the project, based on findings and subject to conditions and code requirements. PUBLIC COMMENTS: Gordon Bell, agent for Cingular Wireless, expressed his surprise at the negative comments regarding Laguna Lake Golf Course installation. He felt that technology is continuing to improve the appearance of trees, making them appear more natural. He commented on the proposed condition regarding matching color and density of branches, and noted that the proposed location would provide the best screening for the monopine. There were no further comments from the public. COMMISSION COMMENTS: The Commission was most concerned that the branch density be full enough to screen proposed antennae and that the branches of the mono -pine be varied enough to look real. Commrs. Smith and Howard commented that they were not impressed with the monopine at Laguna Lake Golf Course. Commr. Root expressed concern with the appearance of the monopine and asked for assurance that it will look like a tree. Commr. Lopes expressed concern with the shape of the monopine because of the sheared look along the highway right-of-way. ARC Minutes November 7, 2005 Page 3 On motion by Commr. Boudreau to grant final approval of the proiect, with wording added to one condition to reflect the concerns with branch density and branch variety, and to modify another condition to add a requirement for a wood trellis with vines to screen equipment boxes from the parking lot of the medical offices. Seconded by Commr.. Stevenson. AYES: Commrs. Root, Wilhelm, Stevenson, Lopes, Boudreau and Howard NOES: None ABSENT: None ABSTAIN: None The motion carried on a 6:1 vote. COMMENT & DISCUSSION: 3. Staff: A. Agenda Forecast Senior Planner Pam Ricci gave an agenda forecast of upcoming projects. 4. Commission: A. Minutes: Minutes of October 17, 2005 (amend or approve) The minutes of October 17, 2005 were approved as submitted. B. Recent Project Review — Lessons Learned Commr. Stevenson inquired about receiving copies of the Project Status Report, noting that he had not seen one in some time. Commr. Lopes questioned the appropriateness of the finish detail of the knee braces at the top of the columns where they connected to the perimeter beam of the Victorian - style octagonal pavilion constructed in Mitchell Park. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 8:00 p.m. to the next regular meeting scheduled for Monday, November 21, 2005, at 5:00 p.m. in the Council Hearing Room, at City Hall, 990 Palm Street. Respectfully submitted by Raquel Rodriguez Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 21, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Charles Stevenson, Jim Lopes, David Smith, and Chairperson Zeijka Howard Absent: None Staff: Senior Planner Pam Ricci, Principal Administrative Analyst Betsy Kiser, and Recording Secretary Jill Francis ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1050 Monterey Street ARC 199-05; Review the relocation of a public art project to the plaza area in front of the County Government Center; PF -Zone; City of San Luis Obispo Administration, applicant (Pam Ricci) Commr. Root refrained from participation in the discussion of the item due to a potential conflict of interest since he was the artist for the project. Pam Ricci, Senior Planner, presented the staff report, recommending that the Commission find that the proposed relocation site meets the City's Guidelines for Public Art in relation to location only, based on findings and subject to conditions which she outlined. Betsy Kiser, applicant, elaborated on the project background, noting the colors are integral to the project's design. PUBLIC COMMENTS: Mark Rawson, 1430 Iris Street, explained how the request to relocate the public art started with a letter to the Council. He discussed issues with Mitchell Park as a relocation site from the City Council's perspective, and noted that the County Government Center has sufficient space for the art pieces. He noted that he would design a new art project to better fit the scale of the Court Street setting (along Higuera Street). He felt that the biggest concern with the benches along Higuera Street was that their scale was not appropriate for the setting. ARC Minutes November 21, 2005 Page 2 COMMISSION COMMENTS: Commr. Wilhelm supported the relocation because it provided ample space for the installation of the benches without precluding pedestrian movement and it added interest to an otherwise bland public space. He felt that the original location on Higuera Street made the sidewalk feel cramped. Commr. Smith agreed with Commr. Wilhelm's comments that the benches were more suitable at the County Government Center Plaza, and supported the project. Commr. Boudreau felt that the new location was preferred. He thought that the original location was not comfortable for people to sit and enjoy themselves because of high pedestrian and vehicle traffic. Commr. Stevenson was opposed to the relocation pointing out that the plaza space is actively used for special events. He thought that the benches were not an appropriate design for the setting and inconsistent with the proposed master plan for that section of Monterey Street. He suggested looking at an alternative location for installation of the benches such as another park next to a creek or the Children's Museum. Commr. Howard shared Commr. Stevenson's concerns about the benches impacting the use of the plaza space for public assemblies. Commr. Lopes pointed out that the Courthouse gets a lot of foot traffic and was concerned that the benches would constrain pedestrian movement. He brought up the idea of modifying the colors of the benches to better fit in on Higuera Street next to the Court Street project. He also suggested that alternative locations near the Courthouse could be considered such as the grass area on the south side of the plaza or the sidewalk area to the north of the plaza. On motion by Commr. Stevenson to deny the proiect at this location because it is inconsistent with the City's Guidelines for Public Art. Seconded by Commr. Lopes AYES: Commrs. Stevenson, Lopes and Howard NOES: Commrs Smith, Wilhelm, and Boudreau ABSENT: None ABSTAIN: Commr. Root The motion failed on a 3:3 tie vote. On motion by Commr. Lopes to locate an alternate venue for the proiect because the art pieces and benches do not properly utilize the courthouse plaza nor serve it's intended function, and the art proiect does not meet City's Guidelines for Public Art. Seconded by Commr. Stevenson. ARC Minutes November 21, 2005 Page 3 AYES: Commrs. Lopes, Stevenson, and Howard NOES: Commrs. Smith, Wilhelm, and Boudreau ABSENT: None ABSTAIN: Commr. Root The motion failed on a 3:3 tie vote. Commr. Howard left the meeting at 6:45 p.m. 2. 174 Suburban Road. ARC 177-05; Review of a 34,000± square foot shell building; C -S -S zone; Cornerstone Development, applicant. (Phil Dunmore). Commr. Stevenson refrained from participation due to a potential conflict of interest because a family member owns interest in the property. Pam Ricci, Senior Planner, presented the staff report, recommending final approval of the project, based on findings and subject to conditions and code requirements. PUBLIC COMMENTS: Mike Peachey, applicant's representative, discussed possible changes and the definition of the City's landscape requirements. He requested and received clarification -- on some of the staff -recommended conditions of approval. Rick Paul, applicant, described the sizes and functions of planned spaces, and the retail orientation toward Tank Farm Road. There were no further comments from the public. COMMISSION COMMENTS: The ARC liked the building architecture. Their comments focused on roofing alternatives and breaking up the massing of the stucco surfaces with control joints. Concern was noted with the access to back portion of the development and the amount of truck traffic. Commr. Wilhelm suggested corrugated roofing on the main building to coordinate with the material shown on the small building; expressed concern with the lack of overhang on the large gable ends (1 -foot deep); asked about control joints on the stucco portions of the building; suggested adding vertical joints the windows; and suggested adding a darker color into the. arched alcoves above the entries. Commr. Root expressed concern with truck traffic, and noted that he appreciates the aesthetics of the project including colors, berming, and the Agrarian architecture. ARC Minutes November 21, 2005 Page 4 1 Commr. Lopes supported the project, noting that Building B contributes to view restriction; suggested considering roll -up doors on the sides rather than all on the courtyard; trim on corrugated awnings to clean up edges; and suggested a tan color for the roof. Commr. Smith expressed concern with the all -metal buildings although he does not oppose the project. He supported some additional overhang on gable ends. Commr. Boudreau noted he likes the design, but would like to see a greater overhang. He supports the use of a tan, standing seam metal roof. On a motion by Commr. Wilhelm. to approve this proiect provided the overhang at the gable ends be no less than 12 inches in depth for both Buildings A and B, an option of massing'. Seconded by Commr. Root. AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, and Lopes NOES: None ABSENT: None ABSTAIN: Commr. Stevenson i The motion carried on a 5-0 vote. 3. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. 4. Commission: A. Minutes of November 7, 2005 The minutes of November 7, 2005 were approved as amended. ADJOURNMENT: With no further business the meeting adjourned at 7:50 p.m. to the regular meeting of the ARC scheduled for December 5, 2005, at 5:00 p.m., in the Council Hearing Room of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 5, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Charles Stevenson, Jim Lopes, David Smith, and Chairperson Zeijka Howard Absent: None Staff: Senior Planner Pam Ricci, Planning Technician Brian Leveille, and Recording Secretary Jill Francis ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented with a added summary by Betsy Kaiser. The minutes for the prior meeting were not included in the packet. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. BUSINESS ITEM: B1. Update on possible Revenue Ballot Measure, by Finance Director Bill Statler Bill Statler provided his PowerPoint presentation to the ARC and audience, answering specific questions. He discussed the fiscal challenges facing the City, and explained that the City has had to close annual budget gaps for three straight fiscal years by means of service cuts. One of the service areas that has been deleted is the neighborhood paving program. Calls for Fire and paramedic services have increased over the last 10 years indicating a need for increased funds/revenue measures. Funding is also needed for protecting senior services and city improvements. He distributed a Community Feedback Survey form and an "Important Information About Your City and Public Safety Services" handout to the Commission and the audience. The Commission agreed to hear a brief update from Betsy Kiser on the relocation of the public art benches. PUBLIC HEARINGS: 1. 2178 Johnson Ave. ARC 162-05; Review of a wireless telecommunications facility on the roof of the former General Hospital building; PF zone; Cingular Wireless, applicants. (Tyler Corey) Brian Leveille, Planning Technician, presented the staff report, recommending final approval of the project, based on findings and subject to one condition and one code requirement, which he outlined. ARC Minutes December 5, 2005 Page 2 PUBLIC COMMENTS: Gordon Bell, applicant's representative, explained how this proposal is consistent with other communication facilities and the need for a high point along Johnson Avenue to meet service needs. There were no further comments from the public. COMMISSION COMMENTS: Commr. Stevenson questioned whether carriers prefer installations on City versus County property and what lease rates were for carriers. Gordon Bell responded that City installations were generally preferred because they have a more established process in place, but that in this case, the County facility was an ideal location from a signal perspective. He indicated that lease rates were in the range of $1,500 to $2,000 per month. Commr. Root questioned whether this facility could be used by other wireless companies, and was informed that it could not be used by other companies. Commr. Wilhelm asked what material the antenna would be made of, and was informed that it is primarily fiberglass. Gordon Bell noted that "transparency" refers to the material's relationship to a signal. Commr. Lopes asked for confirmation that the cornice of the screen wall would replicate the existing cornice. a new cornice detail so the area of addition emulates the original in size and appearance. Seconded by Commr. Boudreau. AYES: Commrs. Stevenson, Boudreau, Wilhelm, Root, Lopes, Smith and Howard NOES: None ABSENT: None ABSTAIN: None The motion passed on a 7:0 vote. 2. 1063 Ella Street ARC 74-05; Review of demolition or relocation of a house and construction of residential condominiums; R-2 zone; Brian Rolph, applicant. (Phi! Dunsmore) Brian Leveille, Planning Technician, presented the staff report, recommending approval to the project design, based on findings and subject to conditions which he outlined. ARC Minutes December 5, 2005 Page 3 PUBLIC COMMENTS: Brian Rolph, applicant, explained how his proposal exceeds open space requirements, noting that the space between units has been increased from 24 to 28 feet and that the setback has also been increased from 10 to 15 feet. He noted that there have been several grading changes that bring more balance to the project. Adjacent property owner Barry Williams spoke in support of the direction that revised project plans were going in, but still had concerns with the grading proposal and the intensity of development. He submitted a letter discussing his remaining concerns. There were no further comments from the public. COMMISSION COMMENTS: The Commission felt that the overall scope and layout of the project had improved immensely since they conceptually reviewed it in September, but expressed concerns with the accuracy of plans and the livability of the project. They wanted to see an accurate grading plan that showed all proposed retaining walls and heights consistent with the parameters included in the agenda report. There was direction to submit larger scale elevations that clearly showed all proposed building details and was consistent with the grading plan. A more refined landscaping plan was also requested. There was discussion about the possibility of removing a unit from the project to help address some of the site development issues, but this was not a formal part of the Commission's direction. Commr. Root liked the building elevations but asked for better information on grading and retaining walls. He wanted to see fewer stairways along the street frontage and more sectional views. Commr. Lopes questioned the height of some retaining walls and suggested a pathway alongside the driveway for pedestrian access. Commr. Stevenson had concerns regarding the slope of the guest parking spaces. He asked for some clarification regarding the retaining walls and larger -scale elevations that better articulate building features. He expressed concern with the density and suggested possibly eliminating one unit. He cautioned against retaining walls that are coterminous with building walls in terms of livability of the interior spaces and possible hillside flooding issues. Commr. Boudreau discussed the placement of windows on units 3, 4, and 5. He questioned the upper left perimeter of unit 9 with regards to grading, noting that he likes the project but has concerns with some of the technical issues. Commr. Wilhelm said he would like to see a more detailed landscape plan and some follow-up on grading issues. Commr. Smith expressed support for the project but also had concerns with grading. ARC Minutes December 5, 2005 Page 4 - On a motion by Commr. Stevenson to continue action on this project to a date uncertain with specific direction related to grading, trash collection, landscaping, pedestrian circulation, and building articulation. Seconded by Commr. Wilhelm AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes & Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7-0 vote. 3 2061 Hope Street. ARC 183-05; Design review of a proposed new garage at the rear of the lot, and conversion of the existing garage to living space; R-1 zone; Lisa Batterson and Mike Howland, applicants. (Brian Leveille) Brian Leveille, Planning Technician, presented the staff report, recommending approval of the project, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: Ron Batterson, applicant, spoke in support of this project and distributed a brochure showing the pavers that would be used for the driveway. He explained the reasons for the house addition and how the new driveway provides access to the rear of the site. There were no further comments from the public. COMMISSION COMMENTS: The Commission was impressed with the project and noted it can serve as a model for other garage conversion proposals. Commr. Root questioned the placement of trash enclosure. On motion by Commr. Stevenson to approve the project based on findings and subject to conditions and code requirements as recommended by staff. Seconded by Commr. Smith. AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, Lopes and Stevenson NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7-0 vote. 4. Staff A. Agenda Forecast ARC Minutes December 5, 2005 Page 5 Pam Ricci gave an agenda forecast of upcoming projects. 5. Commission: A.. Recent Project Review— Lessons Learned. Commr. Root mentioned that the lights for the flagpole at KSBY were still not properly shielded. There was general discussion about the flurry of e-mails exchanged which related to the Council review of the relocation of the "Community's Bridge" public art benches to the County Government Center. The Commission agreed that Commissioners had the right to submit their own individual comments, but should not attempt to relay the opinions of their fellow Commissioners. The ARC would like to have draft minutes before them to review and approve prior to final action on items that they reviewed and are either considered by Council on appeal or through the project review process. ADJOURNMENT: With no further business the meeting adjourned at 9:00 p.m. to the regular meeting of the ARC scheduled for December 19, 2005, at 5:00 p.m., in the Council Hearing Room of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES C December 19, 2005 ROLL CALL: Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Charles Stevenson, David Smith, and Chairperson Zeijka Howard Absent: Commr. Lopes Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Recording Secretary Jill Francis ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1 1015 Court Street. ARC MI 201-05; Review of a fagade remodel to the Thai Palace Restaurant; C -D -H zone; Teerapan Teeratarkul, applicant. Pam Ricci, Senior Planner, presented the staff report, recommending approval of the proposed remodel including outdoor seating, based on findings and subject to conditions which she outlined. PUBLIC COMMENTS: Steve Barasch, applicant's representative, noted that the restaurant will be a "theme restaurant" based on the Grand Palace in Bangkok. He explained that six tables are proposed to be added outside, there are fire sprinklers inside the restaurant, and that seismic retrofitting is not needed since the building is reinforced concrete. Teerapan Teeratarkul, applicant, explained the tiles for the fagade come in kits, and that he will attempt to have a digital photo from Thailand e-mailed for the Commission to review. COMMISSION COMMENTS: The Commission liked the color and vibrancy of the remodel which they felt added to the pedestrian experience; supported the changes including the new doors that accommodated outdoor dining; wanted to see detailed information on the mosaic pattern on the columns return to them; and asked that a more ornate gate be added to the exit corridor. ARC Minutes December 19, 2005 Page 2 Commr. Stevenson requested the applicant provide a more detailed depiction of the mosaic tiles proposed for the columns. He suggested that the security door/gate have a more decorative feel and expressed concern for the modem look of the metal awnings. He complimented the composition of the facade remodel and felt that it would enhance the pedestrian experience. Commr. Wilhelm supported having more detailed information on the columns return to the ARC as well as the requirement for a more decorative gate. Commr. Root questioned the aesthetics of the security door. On motion by Commr. Boudreau to approve the proiect with a more ornate gate. Seconded by Commr. Smith. AYES: Commrs. Wilhelm, Root, Boudreau, Howard, Stevenson, Smith NOES: None ABSENT: Commr. Lopes The motion passed on a 6:0 vote. 2. 2932 Augusta Street. ARC 159-05; Review of a new 10 -unit residential condominium project R-4 zone; Steno -Wolf Associates, applicant Phil Dunsmore, Associate Planner, presented the staff report, recommending continuance of the project to a date uncertain, with direction to incorporate specific modifications into the project to provide for improved neighborhood compatibility and compliance with the City's Condominium Regulations. PUBLIC COMMENTS: Garth Kornreich, applicant's representative, explained the mission style and upgrades to the project that were previously discussed with staff. Randy Rea, 444 Higuera, would like to see the Zoning Ordinance updated to allow the use of paved areas as part of the common area requirement. There were no further comments from the public. COMMISSION COMMENTS: Commission discussion focused on the required common open space areas and how best to implement the required common open space and recreation amenities. Commissioners discussed the differences between ownership condominiums and rental apartments and felt that additional quality common open space needed to be incorporated into the project design. Commissioners agreed that the overall design theme was appropriate for the site and supported staffs direction that included improvements to roof tile and decorative paving for the project. ARC Minutes December 19, 2005 Page 3 Commr. Root questioned the use of separate refuse containers for each unit, and supported the project with open space concerns addressed. Commr. Wilhelm suggested using the front yard area for outdoor space amenities given the site's constraints. Commr. Stevenson felt the proposal could not be approved as submitted but might be redesigned as apartments. He mentioned that smaller units would be more in keeping with the goals of the R-4 zone and could provide more opportunities for meeting open space requirements. He expressed that if the project remains a condominium project, it needs to be upgraded, possibly losing one unit. He also noted his support for the clay tile roof. Commr. Boudreau expressed his approval of the project design, including the details of the floor plans. Commr. Howard reviewed the amount of private and common open space areas for the project, and agreed with Commr. Stevenson that the project needs to be redesigned with possibly one less unit or with smaller units. She suggested looking at an alternative site plan with a meandering driveway. Commr. Smith noted that the overall plan is too dense but expressed support of the architectural plans. The Commission agreed with the following direction to the applicant: 1. Include a path that allows pedestrian access to all units separate from (or adjacent to) the driveway in the site plan. Consider a 5 -foot wide row of pavers or decorative concrete at the edge of the asphalt driveway to indicate a separate path for pedestrians. The path could be contiguous with the vehicle driveway surface to allow the driveway to meet the minimum 20 -foot width requirements. 2. Utilize alternative materials such as bricks, pavers, colored concrete, or turf block to create an attractive entry drive. Alternative materials may be combined with areas of asphalt at the rear of the driveway to reduce the overall cost of construction. 3. Modify building elevations to incorporate the following architectural details into the project: a. Hand troweled and smooth exterior stucco. b. Authentic clay roof tiles, not concrete. c. Vertically opening double or single hung windows with accented trim and shutters, and incorporating some arched windows and doors. Utilize a transom windows for bathrooms. d. The rafter tails shall be designed with sufficient reveal to be visible following the installation of rain gutters (6 to 8 inch minimum rafter). ARC Minutes December 19, 2005 Page 4 AYES: Commrs. Boudreau, Root, Wilhelm, Howard, Smith, and Stevenson NOES: None ABSENT: Commr. Lopes ABSTAIN: None The motion carried on a 6-0 vote. 3. 254 Granada Drive. ARC 198-05; Review of a new satellite dish in the C -S -SP zone; Comtel Pac Link, applicant. Commr. Howard recused herself from participation due to a potential conflict of interest stemming from her husband's source of income. Phil Dunsmore, Associate Planner, presented the staff report recommending continuance of the project to a date uncertain with direction to the applicant regarding changes to the overall design of the project to appear integral to the site and building. PUBLIC COMMENTS: Randy Rea, 444 Higuera Street, supported conditions that the satellite dish is painted to be camouflaged and shrubs are added to the area for screening. He was unsure about 'stealth' possibilities. Richard Clevenger, applicant, explained why alternate sites for the antenna are not feasible, and explained that the satellite dish antenna will not go above the height of the building. There were no further comments from the public. COMMISSION COMMENTS: Commr. Wilhelm suggested the base be landscaped. Commr. Root asked if the base could be camouflaged and if the antenna would be fenced to safeguard children. Commr. Stevenson suggested temporarily using parking spaces to help landscape and hide project. Commr. Smith agreed with plan to hide/ shroud the base but had no problem with the dish being visible. The Commission was convinced that this particular dish, although large, could be an acceptable addition to the site with painting to match the building and landscaping added to screen its base and along the street frontage to camouflage it from street ARC Minutes December 19, 2005 Page 5 views. The Commission made it very clear with enhanced findings why this installation was unique, including its location about 100 feet from the street in an alcove bounded by the building on two sides, the unique parabolic shape of the dish that allowed it to be better integrated with the building, and the added screening landscaping On a motion by Commr. Wilhelm, to approve the project with enhancements, landscape elements added, and screening to be reviewed in 2 years. Seconded by Commr.. Root. AYES: Commrs. Boudreau, Root, Wilhelm, Smith, Lopes and Stevenson NOES: None ABSENT: Commr. Lopes and Commr. Howard (recused) The motion carried on a 5-0 vote. 4. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. 5. Commission: A. Minutes of December 5, 2005 The minutes of December 5, 2005 were approved as amended. B. Recent Project Review — Lessons Learned The Commission discussed the importance of having the opportunity to conceptually review projects prior to their review before the Planning Commission and City Council. Commr. Stevenson suggested that the ARC conduct another project tour to look at some completed projects in the field. Commr. Boudreau suggested that the tour highlight some multi -family projects, which the other Commissioners supported. ADJOURNMENT: With no further business the meeting adjourned at 8:20 p.m. to the regular meeting of the ARC scheduled for January 9, 2006 at 5:00 p.m., in the Council Hearing Room of City Hall, 990 Palm Street. Respectfully submitted by Jill Francis Recording Secretary C.'