HomeMy WebLinkAboutARCHITECTURAL REVIEW COMMISSION MINUTES 2007ARCHITECTURAL
REVIEW
COMMISION
MINUTES
2007
SAN LUIS OBISPO
_ ARCHITECTURAL REVIEW COMMISSION MINUTES
January 8, 2007
ROLL CALL:
Present: Commissioners Greg Wilhelm, Zeljka Howard, Steve Hopkins, Jim Lopes,
Anthony Palazzo, Vice -Chairperson Allen Root and Chairperson Michael
Boudreau
Absent: None
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore and
Recording Secretary Jill Francis
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 892 Aerovista Place. ARC 73-06; Review of a new auto dealership. BP -SP zone:
Brent Smith (Smith Volvo) ( 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.
Warren Hamrick, applicant's representative, spoke in support of the project, and was
available for questions.
Brent Smith, owner, spoke in support of the project and was also available for further
questions or explanations.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
In general, the ARC agreed that the changes made to the site plan and building design
responded to the direction that they previously provided on October 2, 2006. The ARC
deleted a condition and mitigation measure that were not relevant to the current project,
and added conditions regarding pedestrian enhancements, possible additional street
tree planting and a potential reorientation of one of the main building towers. Two
Transportation Division recommendations calling for a vehicular and pedestrian
connection to the adjacent undeveloped property to the west were modified to make
them advisory conditions, rather than mandatory code requirements.
ARC Minutes
January 8, 2007
Page 2
Commr. Boudreau suggested that the pedestrian walkway from Aerovista Drive
terminate in an 8 -foot wide on-site landing surfaced with stamped concrete or stamped
and colored asphalt.
Commr. Wilhelm suggested adding a sidewalk and landscaping behind Building C and
separated from the main project driveway to provide a clear pathway to the main
building.
Commr. Lopes discussed the possibility of adding a second row of street trees along
Broad Street and turning the taller tower on Building B 90 degrees (gable end to face
Aerovista Drive).
On motion by Commr. Howard to grant final approval to the project, based on findings,
and subiect to amended conditions as previously mentioned including consideration of
turning the taller tower on Building B 90 degrees, adding a second tier of street trees
along Broad Street if acceptable to Caltrans, creating an on-site landing from Aerovista
Drive, and creating a pedestrian crossing between the customer parking spaces and the
northern terminus of the planter behind the building, mitigation measures and code
requirements. Seconded by Commr. Wilhelm.
AYES: Commrs. Lopes, Palazzo, Hopkins, Wilhelm, Howard, Root, Boudreau
NOES: None
REFRAIN: None
ABSENT: None
The motion carried on a 7:0 vote.
2. Staff:
A. Agenda Forecast
Pam Ricci provided an agenda forecast for the 1-22-07 and 2-5-07 meetings. She noted
that the 1-22-07 meeting would be held in the Council Chamber since the CHC would
be meeting the same night in the Council Hearing Room where the ARC typically
meets. The ARC noted when the wireless antenna at the Grange Hall on Broad Street
is on the agenda that they would like story poles or a tethered balloon installed the week
prior to the meeting so that the ultimate height of the antenna can be better visualized.
Pam reminded the Commission that the appeal of their decision to conditionally approve
the remodel of the former Structure store at the comer of Morro and Higuera Streets in
the Downtown Center project would be heard by the City Council on January 9w. She
also distributed a booklet showing examples of mixed-use and transit -oriented
development transmitted by Deputy Director Kim Murry.
C3. Commission:
A. Minutes: December 18, 2006
ARC Minutes
January 8, 2007
Page 3
The minutes of December 18, 2006 were approved as submitted.
B. Recent Project Review — Lessons Learned
Commr. Root mentioned that the former Open Air Flowers building at the comer of
Higuera and Osos Street was now used as storage and appeared unsightly. Pam Ricci
mentioned that the issue had been referred to the Code Enforcement Officer.
The Commission expressed concern with the appearance of the Catrans sound wall
being constructed on the south side of South street and asked staff for an update of
what was approved and whether or not the wall as constructed conformed with that
approval.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 6:35
p.m. to the next regular meeting scheduled for January 22, 2007, at 5:00 p.m. in the
Council Hearing Room, at City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on January 22, 2007.
��A�s.�.,cl
lane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
January 22, 2007
ROLL CALL:
Present: Commissioners Greg Wilhelm, Zeljka Howard, Steve Hopkins, Anthony
Palazzo and Chairperson Michael Boudreau
Absent: Vice -Chairperson Allen Root, Commissioner Lopes
Staff: Senior Planner Pam Ricci, Associate Planner Tyler Corey and Recording
Secretary Jill Francis
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:.
1. 712, 720, 722, 728, 736, 742, 748 Marsh Street and 1119 1123 1125 1127
1129, 1137 Garden Street . ARC 124-06; Applicant presentation and introduction
of a new mixed use building bordered by Garden, Broad and Marsh Streets and
Garden Alley; C -D -H zone; Garden Street SLO Partners, LP, applicant. (Tyler
Corey)
Associate Planner Tyler Corey presented the staff report. He explained that the
purpose for the meeting was to introduce the project to the ARC early in the process
and for the ARC to provide preliminary comments to the applicant and staff. Staff
opened with a brief introduction of the new mixed-use infill redevelopment project.
Carol Florence, Oasis Associates, applicant's representative, introduced the project to
the Commission and gave a PowerPoint presentation on project details outlining the
evolution of the design concept.
George Garcia, Architect, described the details of the project including: a 70 -room
Boutique Hotel with a restaurant and bar; conference center, courtyard open spaces; 53
one- and two-bedroom residential condominium units; 17,000 sq. ft. of commercial retail
space; 162 parking spaces; existing building modifications and demolitions; and public
improvements to Garden Alley. He also discussed improvements to Garden Street,
based on the City -approved Garden Street plan.
PUBLIC COMMENTS:
There were no comments made from the public.
ARC Minutes
January 22, 2007
Page 2
COMMISSION COMMENTS:
Overall, the Commission liked the project's architectural style and detail and noted the
amount of thought and work that has gone into the development proposal.
Staff received written comments prior to the meeting from Commr. Jim Lopes, which
were distributed to all ARC Commissioners and project applicants for review and
consideration.
Commr. Palazzo asked if it was considered to have Garden Street pedestrian only
instead of one-way traffic. The prior Garden Street design was elaborated on by Mr.
Garcia.
Commr. Hopkins complimented the project designers on their presentation and the
overall design.
Commr. Boudreau suggested: 1) use of an open rail for the public view terrace as
viewed from Marsh Street; 2) break up the use of brick along Marsh and Broad Streets
to give tenant spaces a sense of individuality; and 3) consider increasing the setbacks
of upper floor along Broad Street to reduce apparent building mass.
Commr. Howard complimented the entire project and suggested: 1) break up the use of
brick on the Marsh and Broad Street building elevation; and 2) modify the parking
garage entry to create pedestrian interest and soften the appearance.
Commr. Wilhelm felt that the project was very good overall but had some minor
suggestions including: 1) soundproof exterior balconies; 2) soften the appearance of the
parking garage entry with light fixtures and curvilinear forms; 3) consider a building
entrance at the comer of Broad and Marsh Streets similar to the corner of Garden and
Marsh Streets; 4) consider storage use of mission style columns in the project; 5)
consider use of rounded edges or elements; and 6) consider the use of tile bands on the
building to help break up building mass
The ARC did not take any formal action on the project.
2. Staff:
A. Agenda Forecast
Senior Planner Pam Ricci gave a forecast of upcoming projects.
3. Commission:
A. Minutes: January 8, 2007
The minutes of January 8, 2007 were approved as presented.
ARC Minutes
January 22, 2007
Page 3
B. Recent Project Review — Lessons Learned
There was a general discussion regarding the City Council's 3-2 vote to uphold the
applicant's appeal of the ARC's approval of the facade remodel at 899 Higuera Street.
Despite the Council's decision, the ARC was resolved that their original action to uphold
the guidelines and come up with a viable compromise was overall a good decision.
Commr. Palazzo reported on his participation in the South Broad Street Corridor Focus
Group. He mentioned that the group meets once a month and that the first meeting was
focused on land use, specifically the idea of ultimately moving heavier commercial uses
to other areas and having more of a mixed use character to the corridor. The ARC
agreed to have Commr. Palazzo provide an update to what the focus group discussed
once a month at one of their regular meetings.
A sub -committee including Commrs. Palazzo, Boudreau and Lopes was formed to work
with staff on modifications to the Community Design Guidelines related to potential
changes to the City s policies and ordinance standards related to building heights in the
downtown. A meeting time for the sub -committee of 8:30 a.m. on Wednesday was
suggested.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 6:55
p.m. to the next regular meeting scheduled for February 5, 2007 at 5:00 p.m. in the
Council Hearing Room, at City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on February 5, 2007.
`Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
February 05, 2007
ROLL CALL:
Present: Commissioners Greg Wilhelm, Jim Lopes, Steve Hopkins, Anthony
Palazzo, Vice -Chairperson Allen Root and Chairperson Michael Boudreau
Absent: Zeljka Howard - Commr. Howard had previously recused herself from
participation in the meeting because her husband worked as a consultant
for the firm which prepared the plans for the Chinatown Project.
Staff: Senior Planner Pam Ricci and Recording Secretary Jill Francis
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 955 Morro Street, 847, 861,.863 Palm Street. and 840 842 844 848 868 870
and 886 Monterey Street. ARC 69-05; Applicant presentation and preliminary
review of the Chinatown Mixed -Use Project in the Downtown Historic District; C -D -H
zone; SLO Chinatown LLC, applicant. (Pam Ricci)
Pam Ricci provided a brief overview of the project and an update on the status of the
EIR process. She pointed out that staff had not yet provided an evaluation or analysis
of design issues in its cover memo and that the meeting was designed as an applicant.
presentation and overall introduction to the large and complex project. She noted that it
was premature to make any specific recommendations on the appropriateness of the
proposed building demolitions, the proposed scale and architectural style of the new
buildings in the context of the historical setting, or the height and scale of the overall
project until having the benefit of the objective conclusions of the EIR.
Mark Rawson, project architect, provided a detailed presentation of project. plans by
describing components and features such as topography, planned grading, proposed
land uses, motivations for architectural styles and detailing, and pedestrian and
vehicular circulation. He responded to questions from the ARC during and after his
presentation.
PUBLIC COMMENTS:
Marcie Israel, 265 Almond Street, questioned the overall building height and was
concerned that the project appeared overly looming.
Craig Smith, 890 Chorro Street, expressed concern with maintaining light and visual
access to the second floor windows of the adjacent Feliciano Building, which is located
ARC Minutes
February 5, 2007
Page 2
at the corner of Monterey and Morro Streets. He suggested that the adjacent building
on the project site be set back further to allow for this.
David Brodie, 873 Chorro Street, stressed the importance of pathways and other open
spaces within the project having adequate sunlight provided to them or they would not
be used much by people. He noted that providing services, including trash, to both the
commercial and residential components of the project would be important. He believed
that energy conservation features is an important consideration and should be built into
the project. He expressed concern with the architectural design of the building located
at the comer of Chorro and Monterey Streets and its relationship to the Mission. He
also questioned the use of mansard roofs.
Peter Danciart, 82 Delacroix Court, had concerns with the architectural style of some of
the building forms and agreed that energy conservation within the project was
important.
Elizabeth Abrams, 335 San Miguel Street, was concerned with the loss of the historical
buildings in the project.
Jennifer Bellow, 651 Chorro Street, felt the project clashes with the surrounding
structures such as the mission and expressed concern with the changes occurring in
the downtown.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Root felt the project was well -crafted at this preliminary stage. He suggested
that the addition on the roof of Muzio's and the bridge features in the project need to be
better detailed and integrated with other elements of the project. He recommended
exploring the possibilities of incorporating the Chinese restaurant sign and Sauer
Bakery ovens into the project somehow, and agreed with Craig Smith's comments
regarding maintaining light into the second floor windows of the Feliciano Building. He
noted that project models and shading plans would be important to understanding the
impacts of the project. He thought the scale of the market raised issues with deliveries
and other special needs, and that more Chinese architectural cues in the portion of the
project closest to Palm Street would be desirable. He suggested lowering the horizontal
line of the building entry at the comer of Monterey and Chorro Streets and capitalizing
on roof areas for open space use.
Commr. Wilhelm suggested that the Chinatown Project incorporate more cues or
elements that are in character with Chinese architecture. He noted that the balcony
detail on Palm Street was a starting point to address the thematic concern he was
describing. He discussed the idea of somehow incorporating the historic ovens
contained within the Sauer bakery Building into some type of public art project.
Commr. Hopkins voiced his support for the hotel component at this location and the
proposed mix of uses in general. He agreed with previous speakers that solar access
ARC Minutes
February 5, 2007
Page 3
to public spaces would be especially important for the overall success of the project. He
suggested the possibility of retaining the facade of the building at the comer of Chorro
and Monterey Streets, questioned the use of the mansard roofs in the project, and
thought that the project would benefit from a pedestrian connection to Chorro Street as
well.
Commr. Boudreau appreciated the evolution of the project design. He thought the
project could further benefit from more of the larger masses being located away from
the comers, and suggested using a lighter design for the balconies to address scale
concerns. He emphasized the importance of keeping a pedestrian scale at the first
level of buildings. He did not think that the hotel building at the comer of Chorro and
Monterey was necessarily too tall, but felt that the ground floor on Chorro needed more
interest. He believed that the final details of window trim would have a huge impact on
the overall look of the project and complimented the architect on the variety of window
styles currently proposed. He also agreed that solar access to open spaces is very
important.
Commr. Lopes liked some of the architectural elements of the earlier version of
Chinatown and suggested incorporating Chinese themes but cautioned against creating
features that appeared trite or overdone. He expressed agreement with most of the
CHC's preliminary comments, and specifically mentioned his support for Items 7, 8 & 9
in the prepared memo. He felt that the height and massings of the buildings within the
l project were somewhat overwhelming and suggested lowering the scale of buildings to
generally 60 feet with allowance for some tower elements to exceed that height to add
visual interest. He recommended exploring the use of smaller -scale terraces rather
than a large central courtyard as a means of providing open spaces areas to the
residents. He suggested accentuating the retail component along Palm Street and to
look at lower cornice heights and more vertical articulation to achieve this. He also
offered the ideas of more retail openings along the ground floor of the Chorro Street
elevation and incorporating more Spanish and Spanish Revival architectural styles into
the project.
Commr. Palazzo thought that the overall architectural theme and character of the
project would benefit from certain themes, such as the mansards, translating down to
the street level. He noted that as the city continues to grow, this type of scale in the
downtown should be anticipated.
There was general support from the ARC for the use of fly -through, 3-D modeling to
more accurately understand the project, especially interior spaces of the project such as
the plazas and paseos.
No formal action was taken on the project.
2. Staff:
A. Agenda Forecast
ARC Minutes
February 5, 2007
Page 4
Pam Ricci provided an agenda forecast for the February 20, 2007 meeting, noting
that the meeting would be held on a Tuesday night because of the Monday holiday.
B. ARC Accomplishments 2006
Pam Ricci provided the Commission with a memo listing some of the more
prominent projects that they had reviewed and approved in 2006. She suggested
narrowing down the list to around 10 items, noting that she had starred the items
that seemed to be the most significant standouts. She explained that this list would
be forwarded to the City Clerk as the ARC's annual accomplishments for the
upcoming advisory body dinner on March 15th. The ARC generally agreed with
staffs recommendations and noted the changes that should be made before
forwarding it on to the City Clerk.
3. Commission:
A. Minutes: January 22, 2007
The minutes of January 22, 2007 were approved as presented.
B. Recent Project Review — Lessons Leamed
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 7:14
p.m. to the next meeting scheduled for Tuesday, February 20, 2007 at 5:00 p.m. in the
Council Hearing Room, at City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on February 20, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
February 20, 2007
ROLL CALL:
Present: Commissioners Greg Wilhelm, Zeljka Howard, Steve Hopkins, Jim Lopes,
Anthony Palazzo and Chairperson Michael Boudreau
Absent: Vice -Chairperson Allen Root
Staff: Deputy Director Doug Davidson, Senior Planner Pam Ricci, Associate
Planner Jaime Hill and Recording Secretary Jill Francis
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
STAFF PRESENTATION: Overview of Development Review Process Upgrade (Doug
Davidson)
Deputy Director Davidson provided the Commission with a PowerPoint presentation that
highlighted the key components of the development review process. He used the
project plan to discuss overall project objectives and steps in the upgrade process.
PUBLIC HEARINGS:
1. 1327 Archer Street. ARC 189-06; Review of proposed renovation and a new
second story addition to an existing unreinforced masonry (URM) building; C -S zone;
Rudy Bachmann, Specialty Construction, applicant. (Phil Dunsmore)
This item was continued to a date uncertain without discussion, on the request of the
applicant.
2. 1160 Leff Street. ARC 1-04; Review of a new 4 -unit residential development; R-3
zone; De La Rosa Properties, applicant. (Jaime Hill)
Commr. Hopkins recused himself due to a potential conflict of interest because ...
Associate Planner Jaime Hill presented the staff report recommending final approval to
the project, based on findings, and subject to conditions and code requirements.
Michael Maglinte, applicant's representative, reviewed the architectural plans including
colors and materials proposed for the structure, and discussed parking issues.
PUBLIC COMMENTS:
A letter was received and read from Bina Harrison, owner of 1159 Islay, which
described her concerns with the proposed project.
ARC Minutes
August 7, 2006
Page 2
There were no other comments made from the public.
COMMISSION COMMENTS:.
The Commission discussed a possible setback reduction and tandem parking, and how
the project would fit with the historical character of the neighborhood. In general, the
ARC agreed that the changes made to the site plan and building design responded to
the direction that they previously provided on February 6, 2006.
Commr. Wilhelm asked about the allowable setback for the front of the property, and
wanted to make sure the header trim shown in the plans would be completed during the
final phase.
Commr. Lopes questioned if the design was in character with the neighborhood and
discussed the types of trees to be used.
details, horizontal siding, and lighter roof color, and code requirements. Seconded by
Commr. Howard.
AYES: Commrs. Wilhelm, Howard, Boudreau, Lopes
NYES: None
RECUSED: Commr. Hopkins
ABSENT: Commr. Root
The motion passed on a vote of 5:0 vote.
2. Staff:
A. Agenda Forecast
Pam Ricci provided an agenda forecast for the February 20th meeting. She mentioned
that the ARC subcommittee, who is working with staff on additional guidelines related to
taller buildings in the downtown, would be having their kick-off meeting on Wednesday,
February 21, 2007. She reminded the ARC that there will be an opening on the Tree
Committee when Commr. Lopes' term ends at the end of March.
3. Commission:
A. Minutes: February 5, 2007
The minutes of February 5, 2007 were approved as presented.
B. Status Update on the South Broad Street Corridor Focus Group. (Commr.
Palazzo)
Commr. Palazzo provided a report on the predominantly land use oriented discussion
and pedestrian crossing concerns from the last meeting of the focus group.
ARC Minutes
August 7, 2006
Page 3
' C. Recent Project Review — Lessons Learned
Commr. Wilhelm asked the other Commissioners what they thought of the fagade
remodel for Thai Palace on Court Street, remarking on the brightness of the tiles.
Commr. Palazzo expressed that he liked the energy of the changes. Others felt that the
vibrancy of the changes helped enliven the pedestrian street.
Commr. Lopes asked about the checker -board pattern and the lighting fixtures for the
new office complex at the comer of Broad Street and Tank Farm Road behind the Shell
Station. Pam Ricci indicated that the checker -board pattern had been approved by the
ARC, but that she would check with Phil Dunsmore about the lighting fixtures.
Several Commissioners mentioned that they thought that the new Cinderella Carpets
building looked like it was built very close to the street.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 6:40
p.m. to the next regular meeting scheduled for Monday, March 5, 2007 at 5:00 p.m. in
the Council Hearing Room, at City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on March 5, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
�j March 5, 2007
ROLL CALL:
Present: Commissioners Greg Wilhelm, Zeljka Howard, Steve Hopkins, Anthony
Palazzo, Jim Lopes, Vice -Chair Allen Root, and Chairperson Michael
Boudreau
Absent: None
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Associate
Planner Phil Dunsmore, 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. 1043 Ella Street ARC 21-06; Review of a 16 -unit residential airspace
condominium conversion project (Vista de la Ciudad Apartments); R-2 zone;
Brian Rolph, applicant. (Brian Leveille)
Assistant Planner Brian Leveille, presented the staff report, recommending final
approval based on findings and subject to conditions.
Brian Rolph, applicant, was available to answer questions from the Commission.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Overall, the ARC found that revised plans addressed their previous direction and that
the proposed changes would result in a much improved project appearance.
Commr. Wilhelm made suggestions regarding dormer, vent, and shutter changes.
Commr. Lopes requested sample pavers or color sheets be available to the
Commission, and noted concerns with the roof lines, lack of street trees, types of trees
proposed, type of street pavers chosen, and lack of color variety in the wall colors.
Commr. Howard asked for clarification on the location and trellis design of the trash
enclosure.
ARC Minutes
March 5, 2007
Page 2
On motion by Commr. Palazzo to grant final approval to the project based on findings,
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Lopes, Palazzo
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
2. 1001 Hictuera Street. ARC 9-07; Review of a proposal to expand the outdoor patio
for an existing restaurant (Firestone Grill); C -D zone; David Billingsley, applicant.
(Brian Leveille)
Assistant Planner Brian Leveille presented the staff report, recommending approval of
the project, based on findings and subject to conditions.
Garth Kornreich & Kris Williams, applicant's representatives, described in detail the
plans to remove the existing gazebo, the steel shade structure and four palm trees, and
construction of an enclosed outdoor dining area, noting that a line of new trees would be
planted along the pathway and at selected locations.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Commission discussion focused on the design of outdoor lighting supports and patio
wall along Higuera Street. . The Commission would like to see tubular steel used and
an art deco look achieved instead of wood, including the vertical posts and columns.
supports to be more Art Deco in style to coordinate with the building and to lower a
AYES: Commrs. Boudreau, Root, Wilhelm, Lopes, Howard, Palazzo and Hopkins
NOES: None
RECUSED: None
ABSENT: None
The motion carried on a 7:0 vote.
ARC Minutes
March 5, 2007
Page 3
3. 1136 Walnut Street. ARCPA 121-05; Review of Public art for proposed new
Islamic Center, R-4 zone; Iqbal Family Foundation, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission find that the proposed artwork meets the City's Guidelines for Public Art in
Private Development, based on findings, and subject to conditions.
T.J. Esser, Studio J & Dave Curry, artists of the art piece, were available to answer
questions.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
The Commission reviewed the basic design elements.
conditions. Seconded by Commr. Hopkins.
AYES: Commrs. Wilhelm, Howard, Boudreau, Hopkins, Lopes
NOES: None
RECUSED: Commrs. Root and Palazzo
ABSENT: None
The motion passed on a vote of 5:0.
4. 3180 Broad Street. ARCMI 181-06; Review of new signs, canopy and convenience
store remodel; C -S zone; Gloria Hicks, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report recommending approval of
the modified canopy design, incorporating changes recommended by staff, based on
findings, and subject to conditions. Staff emphasized that the main reason that the
matter was before the ARC was because of concerns with the incorporation of LED
lights making the whole canopy function like a sign since it emphasizes Chevron's
corporate blue color.
Gloria Hicks, applicant's representative, described the proposed changes and the
lighting..
PUBLIC COMMENTS:
There were no comments made from the public.
ARC Minutes
March 5, 2007
Page 4
COMMISSION COMMENTS:
Commission discussion focused on light levels for the canopy, and questioned the
different colors on the columns of the canopy.
Commr. Lopes noted that the additional canopy lights are not necessary or consistent
with the Community Design Guidelines for service stations. He felt the LED lighting was
particularly inappropriate given the context of'the site.
AYES: Commrs. Howard, Root, Boudreau, Hopkins, Lopes, Palazzo
NOES: None
RECUSED: Commr. Wilhelm
ABSENT: None
The motion passed on a vote of 6:0.
5. 625 Toro Street. ARC 176-05; Review of a 10 -unit residential condominium
development; R-4 zone; Namaji Enterprise, applicant. (Jaime Hill)
Assistant Planner Phil Dunsmore presented the staff report, recommending final
approval, based on findings, and subject to conditions and code requirements.
Ernie Kim, Architect, applicant's representative, reviewed the proposed changes, noting
he is the second architectural firm to handle this project.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Discussion focused on the proposed location and design of needed sound walls and the
possible shifting of the trash enclosure. The Commission stressed that as much of the
existing landscaping along the Highway 101 corridor should be retained, and modified
Condition No.10 to clarify the extent of the site area where vegetation may need to be
cleared and replaced with low -growing plants to protect sight distance.
Commr. Boudreau questioned the vegetation on the plans there are proposed be
removed. It was explained that the plans were incorrect; the vegetation would not be
removed.
Commr. Lopes had questions regarding the landscaping, basic design elements and
lighting, and suggested the applicant consider the trim color matching the wall color on
each unit.
Commr. Wilhelm reviewed the various design elements.
ARC Minutes
March 5, 2007
Page 5
Commr. Howard suggested a brown roof instead of charcoal or black.
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins & Lopes
NOES: None
RECUSED: Commr. Palazzo
ABSENT: None
The motion passed on a vote of 6:0.
6. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
7. Commission:
A. Minutes of February 20, 2007
The minutes of February 20, 2007 were approved as presented.
B. Recent Project Review — Lessons Learned
The ARC reviewed information and photos provided by staff of the installed South
Street sound wall, which was a Caltrans project. The ARC was displeased with the
appearance of the wall and voiced disappointment that their direction was not followed
in terms of how materials were used. They asked staff to draft a letter outlining their
concerns to send to Caltrans.
ADJOURNMENT:
With no further business the meeting adjourned at 8:30 p.m. to the regular meeting of
the ARC scheduled for March 19, 2007, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
` Approved by the Architectural Review Commission on April 2, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
March 19, 2007
ROLL CALL:
Present: Commissioners Greg Wilhelm, Zeljka Howard, Steve Hopkins; Jim Lopes,
Anthony Palazzo, Vice -Chairperson Allen Root and Chairperson Michael
Boudreau
Absent: None
Staff: Senior Planner Pam Ricci, Associate Planner Jaime Hill, and Recording
Secretary Jill Francis
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 1217 Santa Rosa Street . ARC/MOD 19-06; Review of modifications to allow a
two-level caretaker's quarter along the west side of the Hostel Obispo; R -3-H zone;
Elaine Simer, applicant. (Jaime Hill)
Associate Planner Jaime Hill presented the staff report recommending approval of the
redesigned project, based on findings, and subject to conditions, and confirmed that the
ARC had received the letter of concern from Paul and Jannie Taylor with their agenda
packets.
Thom Brajkovich, applicant's representative, explained the reasons for the project
redesign and described the changes.
PUBLIC COMMENTS:
Bob Anderson, 1071 Islay Street, submitted a letter expressing his concerns for the
record, described the noise problem when guests return to the Hostel very late at night,
and explained his concerns with the height of the new structure and the proximity of the
stairwell to his property in terms of light, noise and privacy.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission's discussion focused on elements that could be incorporated into the
project design to address noise and privacy concerns of the adjacent neighbors to the
northwest.
Commr. Wilhelm confirmed with planning staff that the balcony and stairs, as depicted
on the plans, are in compliance with City codes and was told that no exceptions were
ARC Minutes
March 19, 2007
Page 2
needed. He reviewed alternatives to address privacy concerns such as gates to limit
access to the stairwell, a screen wall around the deck area at the top of the stairs, a
solid handrail, and particular materials that could be used to construct the stairs.
Commr. Hopkins asked if other options for the stairway were considered. Planner Hill
responded about the constraints with the locations of meters and the proximity of the
parking lot.
Commr. Boudreau discussed possible design changes.
Commr. Lopes questioned the upper deck and its application, discussed repairing any
damage done to the landscaping, and asked if any signage is proposed.
of the deck area at the too of the stairs, incorporate a solid wall instead of an opening
AYES: Commrs. Wilhelm, Howard, Boudreau, Lopes, Root, Hopkins and Palazzo
NOES: None
RECUSED: None
t ABSENT: None
The motion passed on a 7:0 vote.
2. Citywide. ARC 38-07; Study session to discuss draft solid waste guidelines and
utility features in street yards in anticipation of approving revisions to the
Community Design Guidelines. (Pam Ricci)
Consistent with the ARC's 2007-2009 Budget Goals, a study session was held to
discuss solid waste facilities and various utility features in street yards. Pam Ricci
provided a brief overview of the effort to develop the solid waste guidelines; she noted
that they provide the development community with the parameters on type, size, and
location of solid waste facilities for various types of land uses. She added that the
guidelines would eventually be added as Appendix B to the overall Community Design
Guidelines (CDG), and explained that there were a few minor edits to the text of the
CDG recommended.
Ron Munds, City Utilities Conservation Coordinator, provided a PowerPoint presentation
on solid waste facilities highlighting some of the mandates from State law and outlining
the many factors that affect locating these facilities.
Dan Gilmore, City of SLO Utility Engineer, provided a detailed presentation on backflow
preventers and other types of utility equipment found in street yards, focusing on
requirements that affect their location and available techniques to screen them. Both
presentations showed both good and bad examples of installations.
ARC Minutes
March 19, 2007
Page 3
Doug Dowden, City of SLO Utilities Technician, who did much of the leg work pulling
together the draft guidelines, and Tom Martin of San Luis Garbage Company, also
participated in the presentation and discussion.
Seconded by Commr. Howard.
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Lopes and Palazzo
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
COMMENT & DISCUSSION:
3. Staff:
A. Agenda Forecast
Pam Ricci provided an agenda forecast for the April 2nd meeting, noting that it would
- include a number of housekeeping items including oaths of office for new and
reappointed Commissioners, election of a chair and vice -chair, selection of a
representative to the Tree Committee, and review of the ARC's bylaws.
4. Commission:
A. Recent Project Review — Lessons Learned
The ARC thanked departing Commissioner Jim Lopes for his 8 years of service on the
ARC.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 7:40
p.m. to the next regular meeting scheduled for Monday, April 2, 2007 at 5`00 p.m. in the
Council Hearing Room, at City Hall, 990 Palm Street..
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on April 2, 2007.
7
Diane R. Stuart, M
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 2, 2007
OATHS OF OFFICE: Swearing in reappointed Commissioner Greg Wilhelm, and
new Commissioner Jason Kambitsis
City Clerk Audrey Hooper administered the oath of office to returning Commissioner
Greg Wilhelm and new Commissioner Jason Kambitsis.
ROLL CALL:
Present: Commissioners Jason Kambitsis, Zeljka Howard, Greg Wilhelm, Anthony
Palazzo, Steven Hopkins, Vice -Chair Allen Root and Chairperson Michael
Boudreau.
Absent: None
Staff: Senior Planner Pam Ricci, Assistant Planner Phil Dunsmore
and Recording Secretary Jill Francis
ELECTION
Michael Boudreau was re-elected as Chairperson and Allen Root was re-elected as the
Vice Chair.
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. 852 Higuera Street. ARCMI 22-07; Review of modifications to an approved
building facade including changes to the color palette and signage; C -D -H zone;
Gary Wallace, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore, presented the staff report, recommending final
approval to the modifications, based on findings and subject to conditions as
recommended by staff.
Gary Wallace, applicant, discussed the recent vandalism to the project and suggested
that since the two lower projecting signs were already gone that they would be the
logical choices to be permanently removed to have building signage in compliance with
City requirements.
ARC Minutes
April 2, 2007
Page 2
PUBLIC COMMENTS:
Michael Helver, 842 Monterey Street, spoke in support of the request, noting he likes
the way the building looks and felt the owner should be able to keep it the way it is.
COMMISSION COMMENTS:
Signage was the main point of discussion with the applicant pointing out that the two
smaller projecting signs had recently been vandalized and removed. The ARC agreed
with applicant that since the two signs were already gone that they would be the logical
choices to be permanently removed to have building signage in compliance with City
requirements and limited signage to one painted wall sign, a window sign and a large
projecting sign mounted on the transom. The brightness of the yellow color on the
building was also discussed, but was found acceptable to a majority of the Commission
because of the relatively small size of the building face.
Commr. Wilhelm asked staff to clarify allowed signage and how existing signage on the
building deviated from those requirements.
Commr. Palazzo questioned what was originally approved in that particular location as
far as signage, paint, etc., and noted that different colors could have helped make the
project more consistent with the guidelines.
Commr. Howard felt that the bright yellow color overwhelmed the small space and was
in conflict with the Community Design Guidelines highlighted in the staff report and not
appropriate in a historic district.
Commr. Hopkins liked the changes made when the business became the Pacific Fish'n
Chippery.
Commr. Kambitsis supported the signs and colors as they are currently represented
Commr. Root appreciated the exposure of the transom windows with the fagade
remodel, and supported the building color and modified signage
Commr. Boudreau agreed with the staff recommendation with the update to signage
conditions needed due to the removal of the two small projecting signs.
On. motion by Commr. Palazzo to grant final approval to the modifications with a
condition added to remove the two lower projecting signs and hardware Seconded by
Commr. Hopkins.
AYES: Commrs. Wilhelm, Root, Boudreau, Hopkins, Palazzo and Kambitsis
NOES: Commr. Howard
RECUSED: None
ABSENT: None
The motion passed on a 6:1 vote.
ARC Minutes
April 2, 2007
Page 3
2. Staff:
A. Agenda Forecast
Pam Ricci provided an agenda forecast for the upcoming April 16th meeting.
B. Running More Effective Meetings
Staff and the Commission reviewed the general guidelines for discussion and meeting
procedures in detail, citing particular examples of issues that have come up in the past
and lessons learned from those experiences. The consensus was that it was a very
valuable exercise and that they were committed as a group to continue to run positive
and efficient meetings.
3. Commission:
A. Minutes of March 5 and March 19, 2007
The minutes of March 5, 2007, were approved as submitted. The minutes of March 19,
2007 were approved as amended.
B. Biennial Review of ARC Bylaws
On motion by Commr. Howard to approve the Bylaws without changes Seconded by
Commr. Palazzo.
AYES: Commrs. Wilhelm, Root, Boudreau, Hopkins, Howard, Palazzo &
Kambitsis
NOES: None
RECUSED: None
ABSENT: None
C. Selection of a representative to the Tree Committee
Chairperson Boudreau offered to serve on the Tree Committee from April through
September with Vice Chair Root taking over in October.
D. Recent Project Review — Lessons Learned
Commr. Wilhelm commented on the color of the new Bishop water tank, noting that it
seemed lighter and more visible than he anticipated. Pam Ricci noted that she would
follow up on this and determine if the final color was applied to the tank.
Commr. Palazzo mentioned that the City of Manchester, New Hampshire had done a
good job of integrating new taller buildings into its downtown. He indicated that he could
provide some photos of the downtown to share with the ARC. As a follow-up to the
recent study session on utility equipment in street yards, he also reported that the City
of Napa requires all back flow devices to be painted a dark green color.
ARC Minutes
April 2, 2007
Page 4
ADJOURNMENT:
With no further business the meeting adjourned at 6:50 p.m. to the regular meeting of
the ARC scheduled for Monday, April 16 2007, at 5:00 p.m., in the Council Hearing
Room of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on April 16, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 16, 2007
ROLL CALL:
Present: Commissioners Jason Kambitsis, Greg Wilhelm, Anthony Palazzo and
Chairperson Michael Boudreau.
Absent: Zeljka Howard, Steven Hopkins, and Vice -Chair Allen Root
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, 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. 3971 So. Hiquera Street ARCS 40-07; Review of a shopping center sign program;
C -C zone; M. Timm Development, applicant. (Jaime Hill)
Senior Planner Pam Ricci, presented the staff report, recommending approval of the sign
program, based on findings and subject to conditions, and noting that staff does not
recommend increasing the size of the shopping center identification sign.
Howard Hough, applicant's representative (Ultra Signs), presented graphic materials
showing two alternative plans for the shopping center identification sign.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
The design and scale of a proposed replacement shopping center identification sign was
the focus of the ARC'S discussion. The Commission agreed with staff that the alternative
designs presented to enable additional tenant faces to be displayed on the sign were
unsightly and overly massive in appearance, and concluded that there was not a
compelling reason to modify the shopping center identification sign at this time since
there was not a demonstrated need for more than one additional anchor sign face to be
added to the sign.
ARC Minutes
April 16, 2007
Page 2
Commr. Wilhelm suggested making the alternative sign design showing an elongated
monument (page 1 of the plans) smaller.
Commr. Kambitsis suggested adding anchor names to the existing sign before actually
physically enlarging it and possibly upgrading the Food 4 Less sign.
Commr. Boudreau asked the applicant if they were open to making the alternative
designs for a replacement sign smaller, to which the applicant responded yes.
Commr. Palazzo asked staff to clarify the difference between shopping center signs and
pole/monument signs in terms of criteria contained in the Sign Regulations.
AYES:
Commrs. Wilhelm, Boudreau, Palazzo and Kambitsis
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Howard, Root and Hopkins
The motion passed on a 4:0 vote.
2. 1327 Archer Street. ARC 189-06; Review of proposed renovation and a new
second story addition to an existing unreinforced masonry building; C -S zone;
Specialty Construction, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore presented the staff report recommending final approval
to the project, based on findings, and subject to conditions and code requirements and
noting that staff is recommending a possible change to the exterior finish of the structure.
Carol Florence, applicant's representative, reviewed and discussed the recommended
conditions of approval.
Aron Kahn, Studio Design Group, applicant's architect, reviewed the project plans and,
asked that Condition 5 be removed, and noted that the project meets the guidelines.
Rudy Bachman, applicant, addressed concerns raised by the public regarding the
previous use of the site.
PUBLIC COMMENTS:
Victoria Brien, San Luis Obispo, presented a letter to the Commission that had also been
mailed to the City regarding concern with added glare and the loss of sunlight and views.
David Brodie, San Luis Obispo, mentioned that the design of the parking lot should be
sensitive to global warming concerns by considering the use of alternative paving
materials and the installation of additional trees.
ARC Minutes
April 16, 2007
Page 3
Paula Carr, San Luis Obispo (former CHC member), asked when the original structure
was built and what its original use was, and expressed concern that the potential historic
and archaeological issues at the site had been adequately addressed.
COMMISSION COMMENTS:
A majority of the Commission supported the applicant's current design proposal which
had a more residential appearance to fit in with the context of the neighborhood.
Discussion focused on the range of wood and manufactured products with a wood
appearance that would be appropriate on the building. Conditions were added to specify
appropriate siding choices and shielded lighting.
Commr. Wilhelm supported the project with some changes to proposed materials,
specifying a milled siding with a penetrating stain.
Commr. Palazzo was concerned that the design was combining architectural styles,
rather than being a cohesive a and honest design.
Commr. Kambitsis agreed with Commr. Wilhelm and supported the design with changes
to materials.
Commr. Boudreau reviewed the public concerns and conditions recommended by staff
and felt the project would be an improvement to the neighborhood.
siding with enamel paint, eliminate Condition 5 add a condition regarding lighting
Seconded by Commr. Kambitsis.
AYES: Commrs. Wilhelm, Boudreau, and Kambitsis
NOES: Commr. Palazzo
RECUSED: None
ABSENT: Commrs. Howard, Root and Hopkins
The motion passed on a vote of 3:1.
COMMENT & DISCUSSION:
3. Staff:
A. Agenda Forecast
Senior Planner Pam Ricci provided an agenda forecast for the upcoming meetings in
May, noting there will be an Advisory Body meeting on September 20, 2007.
B. Discussion of a date for a Commission retreat
ARC Minutes
April 16, 2007
Page 4
Pam Ricci asked the Commission to look at their calendars for a weeknight prior to July
from 6-9:00 p.m. for a retreat. She mentioned that there would be a set agenda and a
facilitator hired to assist staff and the Commission in their discussion of selected issues.
She encouraged the Commission members to suggest ideas for discussion topics.
C. Discussion of story -poles
At the request of David Brodie, this topic was added to the agenda as a discussion item.
Mr. Brodie mentioned that he has not seen story poles used in the City to illustrate the
potential height of planned projects for many years and that it might be an effective tool
to give the general public a better sense of the planned scale of new buildings.
Alan Cooper, Higuera Street, SLO, expressed that there should be something in addition
to a photo survey to show the impact of building heights on the downtown, and noted that
story -poles would bring this concern out to the public light.
Elizabeth Abrahams, SLO, voiced concern about tools that could provide a better
physical impression of planned height, especially in the area of the downtown near the
Mission. .
Paula Karr, San Luis Obispo, professional historian, had concerns with scale and
massing, and the need for more buildings considering the city's current population.
4. Commission:
A. Minutes of April 2, 2007
The minutes of April 2, 2007, were approved as amended.
B. Recent Project Review — Lessons Learned
ADJOURNMENT:
With no further business the meeting adjourned at 7:40 p.m. to the regular meeting of the
ARC scheduled for Monday, May 7 2007, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on May 7, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
May 7, 2007
ROLL CALL:
Present: Commissioners Jason Kambitsis, Zeljka Howard, Greg Wilhelm, Anthony
Palazzo, Steven Hopkins, Vice -Chair Allen Root and Chairperson Michael
Boudreau.
Absent: Anthony Palazzo
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 comments made from the public.
PUBLIC HEARINGS:
950 and 990.Aero Drive. ARC 5-07; Conceptual review of a new 134 -room hotel;
BP -SP zone; Airport Hotel LP, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore, presented the staff report, recommending that the
Commission continue the item to a date uncertain and provide direction to the applicant
and staff on aspects of site and building design highlighted in the staff report.
In response to a question from Commr. Hopkins, Phil Dunsmore described in further
detail the context of the site setting mentioning that the County planned to develop a car
rental facility on the adjacent site to the west.
PUBLIC COMMENTS:
Carol Florence, Oasis Associates, described the coordination efforts that the project
team had engaged in thus far with the County Airport, County General Services, and
Caltrans while designing the project. She discussed the planned realignment and
signalization of Highway 227 and Aero Drive.
Jonathan Watts, a principal with Cunningham Architects, described the design concept
for the building with a porte-cochere highlighting the entry and private spaces for rooms
creating a "cascading" effect from the ground floor to the third floor. He noted how the
barrel roof form allows for taller ceiling heights for third floor rooms.
ARC Minutes
May 7, 2007
Page 2
Hamish Marshall, applicant, mentioned that he owned the office complex to the north
and that the subject hotel project incorporated a driveway connection to that adjoining
project. He explained that the building design of the hotel was intentionally meant to
coordinate with the design of the planned airport terminal building.
COMMISSION COMMENTS:
Overall the ARC was very supportive of the project design finding it appropriate to its
setting at the entry to the airport and consistent with the design guidelines contained in
the Airport Area Specific Plan.
Commr. Howard thought that the colors included in the posted renderings looked a bit
gloomy and could be a little brighter.
Commr. Wilhelm expressed some concerns with the outrigger details and suggested
that the exterior joints tie in with the building form and structure.
Vice -Chair Root commented that the building was attractively designed with a nice mix
of materials. He agreed with further articulating building offsets.
Commr. Hopkins supported the project with brighter colors and a three—dimensional
model provided at the time of final review.
Commr. Kambitsis felt that the north elevation of the building looked a bit too flat and
wanted to see an overall site plan that better showed the site's context.
Chairperson Boudreau liked the project design and felt that it was important to keep the
building proportions shown to provide a desirable aesthetic rhythm.
On motion by Commr. Howard, the project was continued to a date uncertain with the
following direction: provide more continuity in the exterior building connections and
details: use more vivid colors: and include an expanded site plan that better shows the
site's context and a physical model with a revised submittal. Seconded by Commr.
Wilhelm.
AYES: Commrs. Howard, Wilhelm, Root, Boudreau, Hopkins, and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Palazzo
The motion passed on a 6:0 vote.
2. 392 Prado Road. ARCMI 34-07; Review of landscaping designs for Prado Road
C, medians, parkways and roundabout; Prado Road Development, applicant. (Pam
Ricci)
ARC Minutes
May 7, 2007
Page 3
Senior Planner Pam Ricci, presented the staff report, recommending final approval of
the project, based on findings and subject to conditions as recommended by staff.
PUBLIC COMMENTS:
John French, applicant, lobbied for long-term City maintenance of both the parkways
and medians.
In response to a question from Commr. Wilhelm regarding ways to allow newly planted
trees to become established, Carol Vierra, landscape architect with Firma, explained
staking techniques.
Doug Gerard on behalf of himself and his wife Judy Tyner asked for consideration of
plant species that did not produce as much pollen given the prevailing winds in the area,
specifically expressing a concern with the Crape Myrtle.
COMMISSION COMMENTS:
The ARC mainly asked questions of the applicant, his landscape architect, and staff
about selected plant materials and the unique constraints that affected the sizes and
species of trees. The ARC agreed with staffs conclusions that the selected plant
palette for the parkways, medians, and roundabout would beautify the street corridor,
comply with Margarita Area Specific Plan requirements, and respond to area
constraints.
characteristics of plants when making final selections. Seconded by Commr. Hopkins
AYES: Commrs. Howard, Hopkins, Wilhelm, Root, Boudreau, and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Palazzo
The motion passed on a 6:0 vote.
COMMENT & DISCUSSION:
3. Staff:
A. Agenda Forecast Pam Ricci provided an agenda forecast for the upcoming
5-21-07 meeting.
B. Retreat Discussion — Scheduled for Wednesday, May 16.2007
Pam Ricci presented the Commission with invitations to their upcoming retreat and
explained the format in more detail. She mentioned that the general goal is to
ARC Minutes
May 7, 2007
Page 4
make the Commission work more efficiently as a group and to have an opportunity
U to have more extended discussions about relevant subjects outside of the regular
meeting arena. She noted that a final agenda was in the works, but that any
Commission ideas about topics were still timely and could be e-mailed to her in
advance of the retreat.
4. Commission:
A. Minutes: April 16, 2007 — The minutes were approved as submitted.
B. Recent Project Review — Lessons Learned
Commr. Howard noted that the Fish n' Chippery that they had just recently
reviewed had already gone out of business.
Vice Chair Root mentioned that he had taken photos of new development near
downtown Los Angeles that was pedestrian -oriented and incorporated historic
buildings into the design that he planned on sharing with the ARC.
Commr. Wilhelm pointed out that he thought that the fascias, trims, and awnings of
at the new Suburban/Tank Farm commercial complex designed by MW Architects
looked too thin. He suggested that other Commissioners look at the project in the
" field to see if they agreed.
ADJOURNMENT:
With no further business the meeting adjourned at 6:55 p.m. to a special meeting
(retreat) scheduled for Wednesday, May 16, 2007, at 5:30 p.m., at Novo Restaurant at
726 Higuera.
Respectfully submitted by
Pam Ricci
Recording Secretary
Approved by the Architectural Review Commission on June 4, 2007.
Diane R. Stuart, G�IVI
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
May 21, 2007
ROLL CALL:
Present: Commrs. Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen Root,
Greg Wilhelm, Anthony Palazzo, Steven Hopkins.
Absent: None
Staff: Senior Planner Pam Ricci, Deputy Community Development Director Kim
Murry, Associate Planner Michael Codron 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:
1880 Santa Barbara Avenue. ARC 44-07; Review of seismic retrofitting of the
historic Railroad Square building and proposed new buildings to the north and
south; C -R -S -H zone; Depot Square LP, applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report, recommending the Commission
grant final approval to the project, based on findings and subject to conditions/code
requirements which she outlined. She described the Cultural Heritage Committee's
review and recommendations. She noted that the applicant had submitted revised
canopy details in response to CHC direction to open up and lighten the design of the
north wall of the canopy.
Carol Florence, Oasis Associates, applicant's representative, described the evolution for
the project design and asked for final approval consistent with the staff recommended
conditions.
George Garcia, the project architect, provided a very detailed PowerPoint presentation
showing historical photos of the Railroad Square building, existing conditions,
motivations for the architectural design of the new buildings, site planning and seismic
retrofit components.
ARC Minutes
May 21, 2007
Page 2
PUBLIC COMMENTS:
Bob Schrage, San Luis Obispo, expressed a concern with how roof drainage might be
handled.
David Brodie, San Luis Obispo, had concerns that the new buildings would be out of
character with the historic district.
Peter Danciart, San Luis Obispo, applauded the fresh, contemporary approach to the
architecture of the new buildings, rather than replicating the main historic resource.
There were no -further comments made from the public.
COMMISSION COMMENTS:
ARC discussion focused on the recommendations from the CHC regarding a more open
design of a new canopy feature on the east (railroad) side of the Railroad Square
building The Commission supported the contemporary design of the new replacement
buildings proposed to the north and south of the Railroad Square building as being
clearly distinct from the main historical structure. They also agreed with the proposed
setbacks of the new buildings from the main building allowing for more open side views
of the historic structure, and the fact that the new buildings would be lower in scale than
the historic structure when viewed from the street.
Commr. Howard stated that the project design respected its historic context and was in
keeping with the Railroad District Plan guidelines.
Commr. Root questioned the parking requirements for the project, which Pam Ricci
explained were met through 8 on-site spaces plus an agreement with the City to lease
82 spaces in their adjoining parking lot. He noted he could support the project with a
more open canopy design and recommended further articulation of the rain gutters.
Commr. Wilhelm asked George Garcia to clarify where the various types of metal siding
was proposed on the new buildings.
Commr. Hopkins noted his support for the project.
Chairperson Boudreau supported the new buildings being set back from the main
historic structure. He recommended a more open option for the canopy design.
Commr. Kambitsis suggested keeping the continuity of the red detailing in columns,
braces and other building accents.
On motion by Commr. Howard to grant final approval to the project based on findings
and subject to conditions (with a revision to condition #2) and code requirements..
Seconded by Commr. Wilhelm.
ARC Minutes
May 21, 2007
Page 3
AYES:
Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Kambitsis
NOES:
Commr. Palazzo
RECUSED:
None
ABSENT:
None
The motion passed on a 6:1 vote.
2. Downtown Core Area. R/TA 50-06; Review of proposed changes to the City's
Community Design Guidelines relating to building height in the downtown core; City
of San Luis Obispo, applicant. (Michael Codron)
Associate Planner Michael Codron, presented the staff report, asking the Commission
to consider the staff presentation and public testimony and provide feedback to staff on
the proposed update to the Community Design Guidelines. In addition, Planner Codron
described the subcommittee process and discussed the concept of a 3-D computer
model to evaluate new buildings.
Umut Toker, PhD., Cal Poly City & Regional Planning Dept., presented the 3-D digital
model for downtown San Luis Obispo. He noted that this digital model will be available
in the future for applicants to use in their presentations to the City.
PUBLIC COMMENTS:
Joseph Abrahams, San Luis Obispo, discussed his previous experience with a physical
model in Havana and said that it added a lot to people's understanding. He felt
incorporating terrain in the City's digital model was very important.
David Brodie, San Luis Obispo, read and submitted written testimony on behalf of Allan
Cooper. Mr. Brodie also stated that the amount and quality of light is crucial in the
downtown area. Colors are affected by light. 20th century climate should be
accommodated. He said shoppers are intrigued by history but also require a
pleasurable experience while shopping. He noted that Santa Barbara is thinking about
reducing height limits to address dissatisfaction with their taller buildings.
Pete Evans, San Luis Obispo, discussed the possibility of setbacks at the street level.
He felt the City should be concerned with shadows and loss of sunlight with higher
buildings and stated that stores put in shade will lose customers.
Jim Duenow, San Luis Obispo, said that the computer model didn't look real to him and
that the streets looked wider in the model than in real life. He expressed concerns that
the community is not aware of all the changes that are occurring and spoke in support
of story poles that would let the public know how tall new buildings would be.
Bob Schrage, San Luis Obispo, said that a survey of 1,000 residents in 2000 said sense
Cof place and history are important to citizens. He urged the City to avoid becoming
another city that loses character. He spoke in support of the CHC's recommendations,
ARC Minutes
May 21, 2007
Page 4
and desire to maintain the current city quaintness, sense of place and vitality, and not
replace it with the coldness of high-rise buildings.
George Garcia, San Luis Obispo, asked for clarification regarding whether the draft
guidelines referred to street width or right-of-way width, which includes the sidewalks up
to the property line. He also stated that by allowing higher infill buildings will be more
efficient. Sustainable development is consistent with intensification of development.
Peter Danciart, San Luis Obispo, spoke in favor of density instead of sprawl and that the
City should honor historic buildings instead of replicating them with buildings that have a
similar outward appearance, but that don't use authentic materials. He said SLO should
implement a progressive set of guidelines for passive solar and photo -voltaic
installations. He expressed concern about compatibility of sloped roofs with solar
collectors.
Robert Pavlik, CHC member, voiced concern with relocating historic buildings in order
to build new projects.
Sandra Marshall, SLO, expressed dissatisfaction with statements made at past hearings
and was opposed to the number of tall buildings proposed. She asked how people from
the public could become more involved in the process.
Planner Codron responded with information regarding how the public can stay involved
in the process.
There were no further comments from the public.
COMMISSION COMMENTS:
The Commission proceeded to review the proposed Guidelines item by item, starting
with Section B, Height, scale.
The Commission agreed that Section B.1 a. should be modified to read, "In no case may
the height of a building at the back of sidewalk exceed the width of the adjoining right -
of way „
The Commission agreed that Section B.1.d. should be modified to read, "For new
projects adjacent to buildings on the Master List of Historic Resources there shall be a
heightened sensitivity to the mass and scale of the historically significant building."
The Commission directed staff to add additional detail to Section B.2 to indicate
acceptable methods for "framing views rather than obscuring them," per the General
Plan policy.
The Commission agreed to modify the language in Section 4.a. to eliminate specific
reference to "towers" and instead refer to "architectural features that penetrate the bulk
of the roof plane."
ARC Minutes
May 21, 2007
Page 5
The Commission agreed to add the phrase to Section 4.c., "and provide architectural
interest on all four sides of the building."
The Commission discussed the concept of designing buildings with more than 50 feet of
street frontage as a "collection of adjacent structures." It was agreed that the phrase in
Section 4.d. should be modified to read, "Where street frontages exceed 50 feet,
buildings should be clearly expressed at the street frontage by changing material or
setback to respect the historic lot pattern and rhythm of existing development."
The ARC also discussed the concept of a joint meeting with the CHC and it was
determined that the two groups have a different focus and that the ARC would prefer a
recommendation on the Guidelines, per the normal review process, as opposed to a
joint meeting.
Only comments were received on this item, and no formal action was taken.
3. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
A. Recent Project Review - Lessons Learned
Chairperson Boudreau mentioned that the roof of a recently built home along Loomis
Street near Highway 101 was very reflective. Commr. Palazzo recommended that
ARC members focus on the design guidelines section of documents for their upcoming
review of the Broad Street Corridor plan. Commr. Kambitsis mentioned the New Times
article about the facade remodel on Garden Street that was done without proper City
review.
ADJOURNMENT:
With no further business the meeting adjourned at 8:50 p.m. to the regular meeting of
the ARC scheduled for Monday, June 4, 2007, at 5:00 p.m., in the Council Hearing
Room of City Hall, 990 Palm Street.
Respectfully submitted by Approved by the Architectural Review Commission
on June 4, 2007
Jill Francis
Recording Secretary
Diane R. Stuart, M
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
June 4, 2007
ROLL CALL:
Present: Commrs. Zeljka Howard, Jason Kambitsis, Greg Wilhelm, Anthony
Palazzo, Steven Hopkins, Vice -Chair Allen Root, and Chairperson Michael
Boudreau.
Absent: None
Staff: Senior Planner Jeff Hook and Deputy Community Development Director
Kim Murry
ACEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
I PUBLIC HEARINGS:
1. Citywide. GPI 49-06 An introduction to South Broad Street Corridor Plan; City of
San Luis Obispo, applicant. (Jeff Hook)
Senior Planner Jeff Hook introduced the South Broad Street Corridor Plan (SBSC),
discussed the area's character, design guidelines and goals of the plan, and identified
the boundaries, uses and existing development. He explained that the area was
originally subdivided as residential neighborhood and the General Plan identifies this
area as one that can accommodate mixed-use and additional housing. It was noted
that he SBSC was identified as a major city goal; that the City received a Caltrans grant
to develop the plan; that Broad Street is a gateway to the city; and that the area is
adjacent to the Railroad District and is an area in transition. Project Goals were
identified as follows: implement general plan, improve safety, reunite neighborhood,
expand housing opportunities, beautify the corridor, and promote mixed-use
development. It was further noted that storm sewers and sanitary sewers are in poor
condition and drainage is an area -wide issue.
The following values were identified as part of the charrettes: Reduce traffic impacts,
provide avenues for safe biking and walking, maintain free flowing streets, recognize
and preserve the neighborhood identity.
Key components of the plan include: street corridor design plan, master plan,
pedestrian/bicycle linkage plan, public realm improvements, form -based codes,
economic development strategies - including phasing, etc.
ARC Minutes
June 4, 2007
Page 2
It was noted that ARC input is needed on several items: Community Design issues;
Community character; urban design analysis (11.6.1); and form -based codes: (11.11.1);
Whether Area Form -Based Codes are appropriate for use in this area;
It was noted that public realm improvements will be discussed at a future meeting.
Other ARC input is needed to discuss whether the Design inspirations shown in the plan
demonstrate an appropriate architectural character.
The ARC discussed the Form - Based codes listed in the draft plan. These standards
include:
1. Street types —page 11.11 ; Five types were discussed: Corridor, Village, Entry,
Service, Light industrial/Service Streets. Each street type contains Build -to lines,
pedestrian lanes, etc.
2. Building Typology & Building regulations include standards specifying where.
building types can be located.
3. Street building matrix — specifies what building types can be located on which street
types.
4. General Standards 11.15.1 — These include design, architectural, height, and other
standards. There is also a reference to existing design guidelines.
The draft plan shows a Demonstration Block on page 11.14.1-9 which demonstrates
massing diagrams, bulk, existing development and proposed development on a sample
block.
COMMISSION COMMENTS
Chairperson Boudreau indicated that he understood the way the standards in the plan
work after being walked through it. He suggested that the section on general
regulations should be up in the front of the plan rather than at the back. Other
suggestions included some language changes such as using street "types" rather than
"typology" to make the language more approachable and understandable for both staff
and the public. He also expressed that the proposed changes to the internal circulation
in the plan will be an improvement; that the plan makes sense and focuses on the
creation of the framework or bones (streets) around the spaces that are bound by
streets; and suggested that the plan should be organized to begin with goals, followed
by how to use plan, matrix, streets, etc.
A question about historic character referenced on page 11.5.1 was raised pertaining to
the intent of the plan related to the existing houses identified on the graphic.
Staff responded that there are three houses on left side of Woodbridge that are
designated as contributing properties. The remainder of the homes identified on the
graphic were built around the time of the Imperial addition and also have the potential to
be historically contributing or significant. The draft plan is silent on whether these all
ARC Minutes
June 4, 2007
Page 3
need to be preserved. These do give character to the neighborhood and there is a
potential for adaptive reuse. Reference = Sample block.
Commissioner Root questioned Section 11.11.7 which shows additional detail at the
Roundhouse.
Staff indicated that there are no plans in foreseeable future to build an overpass in this
area.
Commissioner Howard questioned standards on page 11.6.1-11 regarding
interconnections between all projects. She was concerned that the standards regarding
fencing contain wishy-washy language in the Urban Design Analysis section.
Chairman Boudreau indicated that Broad Street will look better with trees and improved
facades on the buildings.
Commissioner Kambitsis felt that bricks and other treatments at intersections will help
define the area rather than putting up a design feature to try to identify the
neighborhood.
Commissioner Palazzo indicated that the Broad Street Condor design standards sit on
top of other City guidelines. As a member of the focus group, he shared that the group
wanted to ensure the area keeps the "funky" character that exists and encourage artists'
lofts and live/work buildings.
Chairman Boudreau commented that it may be difficult to encourage "funky" cabinet
shops and metal shops due to the expense of the public improvements required.
Commissioner Root indicated that he would love to move his business back to San Luis
Obispo, but cannot afford the rent in town. He observed that there are some hobby
businesses now associated with the Broad Street planning area.
Commissioner Palazzo indicated that affordability is the key to starter and artist
businesses in the area.
Chairman Boudreau indicated that it may be naive to think that metal shops and artist
studios will happen with the standards specified in the plan and the associated cost of
development.
Commissioner Root indicated that he really likes the use of older industrial materials
specified in the plan.
Chairman Boudreau offered that the perimeter area near the railroad tracks might be
appropriate for "funkier" businesses and an area where fewer standards might be
appropriate to make it more affordable for businesses. In order to encourage
development in the area, the City could pick one road at a time and fix it rather than
leave it to the developer to improve at the time of development.
ARC Minutes
June 4, 2007
Page 4
OCommissioner Howard noted that section 11.11.3 specifies a greater setback which is
inconsistent with the pedestrian experience. She further questioned the RMF standards
and specific densities that go with building types. She asked for clarification of the
multi -family building type, and discussed whether FAR is required to define building
form.
Chairman Boudreau initiated a discussion of form vs. massing of building and how this
relates to density and type and height.
Commissioner Wilhelm noted that the intent called out in section 11. 15.10 in 1a implies
that complexity is a bad thing when it can be a good thing.
The ARC directed staff to evaluate a mock project and bring back to ARC in July with
process for how the plan would be applied.
Commissioner Kambitsis noted that the pictures of Little Italy in San Diego represent the
"Disney-fication" of the area and indicated that it is not `funky", it's expensive. He
shared that the development shown in section 111.3.4 as infill development in San Diego
contains units which cost over 1 million dollars.
Commissioner Root stated that in order to make development more affordable, design
guidelines need to be less restrictive.
Chairman Boudreau initiated a discussion of the general regulations in section 11.15.1 et
seq. A picture of desirable development is shown on page 11.15.11, however the
standards listed on page 11.15.16 specify a rake overhang which the building shown
does not have. The standard is too specific and doesn't allow creativity. On page
11. 15.18 a standard related to skylights indicates that they are prohibited on the roof line
adjacent to the public realm which Chairman Boudreau indicated is too restrictive —
there is a way to use skylights creatively. He also spoke about the allowed height listed
on page 11.15.49 and indicated that the allowed tower elements are too tall.
Overall, the ARC commented that staff should take a look at the plan standards and
evaluate which ones are too picky or restrict creative design and suggest some for
removal.
Commissioner Howard liked the standards that prohibit utility boxes in the public realm.
Commissioner Wilhelm referenced page 11.15.20 bii and questioned whether the
standard related to glazing is redundant due to Title 24 standards which will specify
what glazing needs to be used.
Chairman Boudreau shared that it is important to mandate 90% clear windows at
ground level in order to address retail uses and visibility and vitality for the pedestrian
on the ground floor.
ARC Minutes
June 4, 2007
Page 5
Commissioner Palazzo offered to collect comments on Section 11.15. 1 through 50; and
input on Design inspiration from other Commissioners and organize the input to give
back to staff on June 18th.
Commissioner Wilhelm offered that the plan overuses "simple" to describe the desired
architectural style.
The Commission discussed design inspirations included in the draft plan and whether
they help to illustrate styles or whether they are just representative of costly
development.
Commissioner Howard asked how the three tiered approach to Form -Based Codes
allows more flexibility.
Chairman Boudreau indicated that he will have comments about the general
organization of the plan.
Commissioner Hopkins questioned how the Railroad right-of-way improvements for park
and path are secured.
th
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back to staff at that time. Seconded by Commr. Howard.
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Palazzo, Kambitsis
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
Staff was directed to bring back a "mock" project on July 16th and walk the Commission
through use of the plan as applied to the project.
Staff was further directed to bring back a comparison of the general regulations
contained in the South Broad Street Corridor Plan and the current City Design
Guidelines
3. Staff
A. None
4. Commission:
A. Minutes
The Minutes of May 7, and May 21, 2007 were approved as written.
ARC Minutes
June 4, 2007
Page 6
ADJOURNMENT:
With no further business the meeting adjourned at 6:50 p.m. to the regular meeting of
the ARC scheduled for Monday, June 18, 2007, at 5:00 p.m., in the Council Hearing
Room of City Hall, 990 Palm Street.
Respectfully submitted by
Kim Murry
Deputy Director, Community Development
Approved by the Architectural Review Commission on June 18, 2007.
Diane R. Stuart
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
JUNE 18, 2007
ROLL CALL:
Present: Commrs. Zeljka Howard, Jason Kambitsis, Greg Wilhelm, Anthony
Palazzo, Steven Hopkins, and Chairperson Michael Boudreau
Absent: Vice -Chair Allen Root
Staff: Deputy Community Development Director Kim Murry, Assistant Planner
Brian Leveille, Associate Planner Phil Dunsmore, and Recording Secretary
Jill Francis
ACCEPTANCE OF AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
C PUBLIC HEARINGS:
1. 148 Broad Street. ARC 74-03; Review of a proposed new single-family dwelling
behind an existing residence; R-1 zone; Dr. Bary Jones, applicant. (Phil Dunsmore)
Assistant Planner Phil Dunsmore presented the staff report recommending final
approval of the project subject to conditions and code requirements which he outlined. A
summary of the CHC review and Planning Commission and City Council review and
approval of the use permit was provided.
Barry Jones, applicant, summarized how he arrived at the current design in response to
Planning Commission and City Council conditions of approval, and noted the
constraints of the site due to the location of the existing historic structures and the
creek location.
PUBLIC COMMENTS:
Ralph Jacobsen, property owner directly to the south, expressed displeasure with the
location of the proposed driveway, the size of the house envisioned, and requested
assurance that if the project moves forward, no changes be allowed to the current
design which shows no second story windows overlooking his backyard.
Therese Bayly, property owner on the northeast side of property across creek,
expressed concerns that the proposed house doesn't conform to neighborhood, will
ARC Minutes
June 18, 2007
Page 2
impact her existing views to Cerro San Luis, and will impact the privacy of her backyard
`J with illumination from the proposed development
Staff clarified several questions related to proposed density of the development
including the explanation that the proposed house is not a secondary dwelling and
therefore is not subject to size limitations.
There were no further comments made from the public.
COMMISSION COMMENTS:
The Commission clarified questions related to conditions of approval and the basis for
the appeal that went to the City Council. They discussed their discomfort with the ability
to construct and drain the complex roof designed for the project and the site constraints
imposed by the requirement for a 30 foot creek setback.
Commr. Howard asked the applicant if he agreed with the proposed conditions of
approval, and he responded that he did.
Commr. Boudreau asked the applicant if the roof design shown was the design he was
going to go forward with, and expressed concern that the complexity of the roof design
may require future modification.
Commr. Palazzo expressed concerns with the roof design and felt the house design
was not true to a particular design and mixed Tudor and Craftsman styles.
Commr. Wilhelm felt the 30 -foot setback was ill conceived but would support the project.
AYES:
Commrs. Wilhelm, Howard, Boudreau, Hopkins, Kambitsis
NOES:
Commr. Palazzo
ABSENT:
Commr. Root
ABSTAIN:
None
The motion passed on a 5:1 vote
2. 3212 Rockview Place. ARC 107-03; Review of 3 new residential units and creek
setback exception to allow a pedestrian bridge; R -2-S zone; Larry Downing,
applicant.(Brian Leveille)
Assistant Planner Brian Leveille presented the staff report recommending the
Commission continue the item to a date uncertain with direction to the applicant on
seven items. He clarified that the request for a setback exception for the proposed
location of the project parking requires a separate hearing through another process.
Staff requested ARC direction on seven items: 1) Should covered parking be provided;
ARC Minutes
June 18, 2007
Page 3
2) Setback modification cannot be granted for less than 10 feet; 3) Is the heavy use of
cantilever appropriate with building forms; 4) Is Portland cement finish appropriate; 5)
are vinyl windows appropriate; 6) does the gray stucco with bright doors work; and 7)
landscape plan details are still needed.
Tim Becher, applicant, summarized the project constraints, the solar shading benefit of
using cantilevered second stories, and responded to the seven areas identified for
clarification. He indicated that the owner may need to apply for a street abandonment
to address the parking setback issue. One change suggested was to make the
balconies open instead of solid.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
The Commission clarified several questions with staff related to the parking requirement
and setback issues as well as the creek restoration requirement.
Commr. Howard asked if it was necessary to require the covered parking since that
would require further setback exceptions.
Commr. Hopkins discussed the details that could be added to the exterior.
Commr. Palazzo felt it was important that the project reflect a particular design style.
Commr. Wilhelm suggested some articulation to the north/west elevation of building C
and discussed the style of windows that could be used.
The ARC gave direction to incorporate the following items into the project:
1. Covered parking isn't required as long as parking area is well -screened.
2. Parking setback must be worked out to meet a minimum 10 -foot setback.
Abandonment must be pursued to address setback issue.
3. Remove second sentence of proposed condition that requires elimination of
cantilevered second floors. However, more consideration of architectural style
and details to finish off design is required. In addition, the blank northeast wall of
building C must be provided with some articulation or windows or treatment.
4. Include detail to compensate for starkness of building form. Revise condition to
state, "Incorporate character defining details such as horizontal siding or
combined materials (siding and stucco) including but not limited to the use of
window trim and roof vents, shutters, deck railings, etc."
5. Replace proposed condition with, "Encourage or emphasize more vertical
window orientation that complements building design."
ARC Minutes
June 18, 2007
Page 4
6. Revise the second sentence of the proposed condition to read, "Explore the use
of multiple colors and hues that are more complementary with the neighborhood
and project site."
7. Landscape plan is required per Mitigated Negative Declaration. The proposed
condition is recommended to remain.
AYES: Commrs. Wilhelm, Howard, Boudreau, Hopkins, Palazzo and Kambitsis
NOES: None
ABSENT: Commr. Root
ABSTAIN: None
The motion carred on a 6:0 vote.
3. Citywide. GPI 49-06; Continued hearing to discuss goals, objectives and land
Use; and introduction to form -based codes proposed for the South Broad Street
Corridor Plan area; City of San Luis Obispo, applicant. (Jeff Hook)
Commissioner Howard had to leave the meeting and therefore was unable to participate
in the discussion.
Kim Murry presented the staff report and provided a summary of the direction from the
previous ARC review of the draft plan. The Commission discussed individual comments
and gave additional feedback related to the goals of the plan, the purpose of various
standards, the desire to see more flexibility in the design guidelines, the
recommendation for re -organization of the plan, the proposed changes to language, and
the desire to see the City invest in public facilities to encourage business development
of the area.
The draft document was reviewed bullet by bullet starting with General Principals and
Intent, followed by Architectural Characteristics, Landscape and Design Standards
(including street trees and signs) and Final Comments.
4. Staff:
A. Agenda Forecast
Deputy Community Development Director Kim Murry gave an agenda forecast of
upcoming projects.
5. Commission:
A. Minutes: June 4, 2007
ARC Minutes
June 18, 2007
Page 5
The minutes of June 4, 2007 were approved as presented
B. Recent Project review — Lessons Learned
Commissioner Wilhelm raised issue of the Cinderella Carpets building on Broad Street
and the lack of windows and "front" presented to the Broad Street frontage. Discussion
ensued about how the ARC came to the design recommendations for the orientation of
the building and the residences, and the site layout. Further discussion resulted in a
determination that the site may have worked better with the building to the rear of the
site with a Broad Street orientation, more articulation on the west face, and residential
orientation that could access views from both east and west. The ARC concluded that
there is a need for heavy landscaping to soften the building face along Broad Street
given its current location.
The ARC raised the issue of the new Apple Store on the corner of Higuera and Morro
and discussed the results of the decision to allow windows along Morro to be blocked
out. The ARC indicated that high windows would have been possible along Morro and
still have met the applicant's need for display area inside the store.
Commissioner Hopkins asked the ARC for feedback on the colors being used for the
buildings in the Irish Hills development: the use of teals and bolder colors was
unexpected. The ARC discussed and indicated that over time and with landscaping the
colors may seem less prominent.
With no further business before the Commission, the meeting adjourned at 7:50 p.m. to
the regular meeting of the ARC scheduled for Monday, July 2, 2007, at 5:00 p.m., in the
Council Hearing Room of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on July 16, 2007.
Diane �RSIua!`R
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
July 16, 2007
ROLL CALL:
Present: Commrs. Jason Kambitsis, Zeljka Howard, Anthony Palazzo, Steven
Hopkins, Vice -Chair Allen Root, and Chairperson Michael Boudreau
Absent: Commr. Greg Wilhelm
Staff: Senior Planner Pam Ricci, Betsy Kaiser Public Art Coordinator, Special
Projects Coordinator Ryan Betz, Deputy Director Kim Murry, and 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:
888 Morro Street. ARCPA 93-07; Review of public art in front of the San Luis
Obispo Little Theatre; PF -H zone; City of San Luis Obispo, applicant. (Jaime Hill)
Pam Ricci Senior Planner presented the staff report recommending, as did the public art
jury, that the Commission find that the public artwork proposed for the San Luis Obispo
Little Theatre "Bee Bee Works His Magic" meets the City's Guidelines for Public Art,
based on findings and subject to conditions, and recommend City Council approval of
the project.
Ryan Betz, City of San Luis Obispo Special Projects Coordinator, introduced project
artists Carol Paulsen and Stephen Plowman who explained the impetus for the project
design as a tribute to Bill Beeson, and noted how the piece would be constructed. In
response to questions from the Commission, they acknowledged that people would
attempt to climb the piece, but that the hard plastic materials would make maintenance
and repairs straightforward.
PUBLIC COMMENTS:
Richard DeLong from the Arts Council spoke in support of the art piece and introduced
Bill Beeson's daughter, Avery.
COMMISSION COMMENTS:
Commission comments focused on the safety and size of the project; the Commission
ARC Minutes
July 16, 2007
Page 2
liked the whimsical design given its proposed location.
Commr. Palazzo suggested that there be a walkway around the art piece so it could be
viewed from all sides.
Commr. Root recommended that the base of the project be high enough to
accommodate on-going trimming of grass or other plants around it.
On motion by Commr. Howard to find that the proposed art piece meets the City's
criteria for Public Art, and recommended City Council approval of its installation.
Seconded by Commr. Root.
AYES: Commrs. Kambitsis, Howard, Palazzo, Hopkins, Root, and Boudreau
NOES: None
RECUSED: None
ABSENT: Commr. Wilhelm
The motion passed on a 6:0 vote.
2. Citywide. GPI and ER 49-06; Review of general regulations and further discussion
of form -based codes proposed for the South Broad Street Corridor Plan area; City
of San Luis Obispo, applicant. (Jeff Hook)
Kim Murry, Deputy Director, presented the staff report, recommending the Commission
review the proposed South Broad Street Corridor Plan's General Regulations (11.15-1
through 53), compare them to the existing Community Design Guidelines and provide
direction to staff, and review the proposed "mock project" standards and process and
provide direction to staff.
PUBLIC COMMENTS:
Tom Swem, SLO, representing the owner of Valley Mazda, asked the Commission to
look at circulation issues for properties that can't be reached when a median or cul-de-
sac is present in front of the property. He gave testimony that the proposed cul-de-sac
at Caudill and Broad had caused a property sale to fall out of escrow, and presented the
Commission with a memo regarding his concerns.
Input was also given that if parking credit for on -street spaces was going to be given to
adjacent properties, additional public parking needed to be available nearby in a lot or
structure.
Testimony also included a request to insure that endorsement of mixed-use projects
required development of more of a commercial component rather than a predominately
residential one.
There were no further comments from the public.
ARC Minutes
July 16, 2007
Page 3
COMMISSION COMMENTS:
The Commission evaluated a mock project and compared the City's Community Design
Guidelines to the proposed design standards contained in the draft plan. The
Commission indicated that staff should consider modifying the draft plan to include a
reference to existing zoning code parking requirements; to specify how height is
measured; to require the dimensions for build -to lines to be shown in the plan; to re-
evaluate the standards for the mixed-use building type; and to review the other building
types to ensure the proposed standards carry out the intent statements. Finally, the
Commission indicated that the General Regulations in the draft plan address the
desired character of the neighborhood provided the previously recommended changes
are incorporated.
Commr. Howard discussed simplifying information so that the Design Guidelines and
Zoning Regulations would more easily tie together. On-site parking versus street
parking and their precedence was also discussed.
Commr. Boudreau asked how structures are considered for historic consideration.
Commr. Palazzo discussed in detail with all commissioners participating in the
discussion, the percentage of mixed-use with commercial versus residential usage.
_ Commr. Hopkins complimented Kim Murry on the work on the South Broad Street
Condor Plan.
Commr. Kambitsis suggested changing the language of mixed-use percentages.
No formal action was taken.
3. Staff:
A. Agenda Forecast: Pam Ricci provided an agenda forecast of upcoming
projects.
B. Revised Bylaws: Pam Ricci explained that the Council made two very minor
amendments to the ARC's bylaws and provided members with copies of the
latest version.
C. Retreat Follow-up: The Commission reviewed a summary of their discussion
from the retreat and responded to how the experience had influenced their work
on the Commission since that time.
D. Council Correspondence — Pam Ricci distributed copies of a letter written by
Carliss Campbell to the Council voicing her displeasure with how the review
,% process for the proposed house at 148 Broad Street had gone.
ARC Minutes
July 16, 2007
Page 4
C2. Commission:
A. Minutes of June 18, 2007 (amend or approve)
The minutes were approved as amended.
B. Recent Project Review Lessons Learned
Commr. Hopkins mentioned how well the new medical office at the comer of Margarita
and South Higuera had turned out.
The Commission shared their respective opinions about the Apple store in the
Downtown Center and how the lack of windows along Morro Street did or did not
significantly affect the experience of walking along the adjacent sidewalk.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 7:25 p.m. to
the regular meeting of the ARC scheduled for Monday August 6, 2007, at 5:00 p.m., in
the Council Hearing Room of City Hall, 990 Palm Street.
- Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on August 6, 2007.
Diane R. Stuart, CM
Management Assistant
0
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 6, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau Jason Kambitsis, Allen Root, Anthony
Palazzo, Steven Hopkins
Absent: Commrs. Zeljka Howard and Greg Wilhelm
Staff: Senior Planner Pam Ricci, Associate Planner Jaime Hill
and Recording Secretary Jill Francis
ACEPTANCE OF THE AGENDA:
The agenda was accepted as written.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 2138 Broad Street. ARC/MOD 13-03; Request to allow modifications to an
approved project sign program; C -N -H zone; The Pizza Brokers, applicant. (Pam
Ricci)
Senior Planner Pam Ricci presented the staff report, recommending the Commission
deny the installed signs and require new signage more in keeping with the architectural
detailing of the remodeled building and Railroad District setting, based on findings, and
subject to conditions, which she outlined. She explained that with their review of a
remodel of the building and upgrades to the site, the ARC had approved custom, metal
signs with backlit letters. When the business was sold, the new owner of the restaurant
removed the custom signs and replaced them with cabinet signs with plex faces without
permits. Through an enforcement action, the new business owner applied to the City
for ARC review of the installed signs as a modification to the originally approved sign
program..
Jerry Gilmore, applicant, noted that the original signs were up for six to nine months,
and that he changed the signs when he took over the business. He explained the
reason for those changes was to use the company's trademark and for better business
visibility, and noted that he was not aware of the ARC requirements when he made his
sign changes.
PUBLIC COMMENTS:
Chad Mantrell, 3820 Sequoia Drive, SLO, spoke in support of the modification, noting
the improvement of the current sign over previous signage.
There were no further comments made from the public.
ARC Minutes
August 6, 2007
Page 2
COMMISSION COMMENTS:
Commr. Root suggested that individual backlit letters would be more in keeping with the
Railroad District sign requirements.
Commr. Boudreau indicated that at a minimum, the monument sign frame needs to be
modified to coordinate with the building and to better meet the Railroad District
Guidelines.
Commr. Kambitsis offered that the forms in the design of the wall sign should better
coordinate with the building.
On motion by Commr. Root to deny the wall sign as not respecting the detailing of the
building and being inconsistent with the Railroad District Plan Guidelines .for signage
Kambitsis.
AYES: Commrs. Root, Boudreau, Hopkins, Palazzo and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commrs. Howard and Wilhelm
The motion passed on a 5:0 vote.
2. 1804 and 1814 Osos Street. ARC 45-07; Review of a new mixed-use
development and modifications to 2 existing structures; C -R -S -H zone; Michael
Hodge, applicant. (Jaime Hill)
Jaime Hill presented the staff report, gave a summary of the project and CHC review,
and identified elements of the project that would benefit from ARC direction. She
explained that review of this project includes modifications to the historic Alano and the
adjacent non -historic structure, sidewalk dining, and a new multi -story building near the
railroad station; and recommended continuance of the project to a date uncertain, with
direction regarding modifications to be included with the final design.
Mike Hodge, applicant, explained the goals of the project and introduced the idea of a
phased project, going forward with the main building and waiting on the modifications to
the existing buildings.
George Garcia, architect for the applicant, gave a presentation utilizing a 3-D model,
showing how the project would be viewed from varying vantage points, described the
different components of the project as well as the various types of materials being used,
and pointed out the handicap access entrance points.
ARC Minutes
August 6, 2007
Page 3
PUBLIC COMMENTS:
Astrid Gallagher, owner of 1725-1763 Santa Barbara Avenue, was supportive of the
proposed renovation of the Alano Building but expressed concerns that the proposed
new structure was massive, inconsistent with the Railroad Historic District, would
overwhelm the homes on Church Street, and does not meet handicap access
requirements.
Dan Panetta, 1750 Osos Street, SLO, expressed concern with shading on Church
Street and would like to see the upper levels set back and for there to be additional
articulation on the Church Street facade.
Lou Smith, 979 Osos Street, architect representing the owners of the Park Hotel at 979
Osos Street, expressed concerns that the new building was too large, incorporated too
many non -cohesive elements, and would be too much of a standout. She also
expressed concern about the parking demand generated by the project and the
relinquishment of City -owned property.
There were no further comments from the public.
COMMISSION COMMENTS:
Since this was a conceptual review, the Commission discussed the merits of various
aspects of the project and offered specific direction to the applicant on modifications
that should be incorporated into the revised plans. Much of the discussion focused on
techniques to reduce the apparent bulk and scale of the Church Street elevation and to
make its materials and design details, especially at the ground floor level, more
compatible with the neighborhood. While most of the Commissioners felt that with the
proposed refinements the project would be compatible with the neighborhood and
consistent with the Railroad District Plan, Commissioner Palazzo expressed his concern
that the design was out of character and scale with the district. The applicant clarified
questions related to building materials and the lack of fenestration on the west side of
the proposed mixed-use structure
Commr. Kambitsis discussed the lighting of the stairwell on Osos Street and suggested
a more defined entrance to the new structure.
Commr. Boudreau felt the design should include more rectangular windows of the same
style as in the Alano Club, and felt the project could be better tied in to the existing
buildings with similar materials and/or design elements.
Commr. Hopkins felt that simplifying the Church Street elevation in terms of its design
details and material palette would make it more in character with the residential
structures on the street.
Commr. Root agreed that the main entrance to the project could use more heralding.
He applauded the design group for taking on the project and felt the project could bring
vitality to the area.
ARC Minutes
August 6, 2007
Page 4
On motion by Commr. Root to continue the project to a date uncertain with direction on
modifications to be incorporated into the project prior to final architectural review.
Seconded by Commr. Kambitsis.
AYES: Commrs. Root, Boudreau, Hopkins, Palazzo and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commrs. Howard and Wilhelm
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 July 16, 2007
The minutes of July 16, 2007 were approved as amended.
B. Recent Project Review — Lessons Learned
Commr. Root mentioned that the lights for the flagpole at KSBY were still not properly
shielded.
ADJOURNMENT:
With no further business the meeting adjourned at 7:00 p.m. to the regular meeting of
the ARC scheduled for August 20, 2007 at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on August 20, 2007.
Diane R. Stuart,
Management Assistant
SAN LUIS OBISPO
�ARCHITECTURAL REVIEW COMMISSION MINUTES
August 20, 2007
ROLL CALL:
Present: Commissioners Jason Kambitsis, Greg Wilhelm, Anthony Palazzo and
Steven Hopkins, Vice Chair Allen Root, and Chairperson Michael
Boudreau.
Absent: Commr. Zeljka Howard
Staff: Senior Planner Pam Ricci
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. 950 and 990 Aero Drive. ARC 5-07; Review of a new 134 -room hotel; BP -SP
zone; Airport Hotel LP, applicant. (Phil Dunsmore)
Senior Planner Pam Ricci presented the staff report, recommending final approval
based on findings and subject to conditions, which she outlined.
Mark Owens, applicant's engineer with the Wallace Group, presented a revised site
plan at the meeting that demonstrated how the driveway linking the project site to the
property to the north could be moved further to the west.
Jonathan Watt, project architect, reviewed the changes made to plans in response to
previous ARC direction. He highlighted various project design elements including the
glue lams that extend from the inside out as accents, the railing details revised to be
more residential in character, the shade structures that tilt to control sun exposure, and
the fabric screens between outdoor balconies for privacy. He described in some detail
the "green screen" approach to improving the appearance of the ground floor of the
north elevation.
PUBLIC COMMENTS:
�, There was no public testimony.
ARC Minutes
August 20, 2007
Page 2
COMMISSION COMMENTS:
Overall the Commission was pleased with the clean, modern design and vibrant colors
of project buildings in the context of the airport setting.
Commr. Wilhelm suggested that instead of the Ipe wood proposed for the railings, that a
painted metal might be considered as an alternative for long-term maintenance reasons.
Chairperson Boudreau asked the architect about the shutter design, which Mr. Watt
noted would either be a mechanical louver for air conditioners or a decorative element.
On motion by Commr. Palazzo. to -grant final approval. Seconded by Commr. Wilhelm,
AYES: Commrs. Wilhelm, Root Boudreau, Hopkins, Palazzo and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Howard
The motion carried on a 6:0 vote.
2. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects. noting that the next meeting
is scheduled on a Tuesday because of the Labor Day (Monday) holiday and that it
would be held in the Planning Conference Room downstairs in City Hall because of a
Council meeting that same evening.
3. Commission:
A. Minutes of August 6, 2007
The minutes of August 6, 2007 were approved as amended.
B. Recent Project Review — Lessons Learned
Commr. Hopkins mentioned that the plaster awnings on the remodeled Quaglino
Building on Court Street appeared a little heavy and not really compatible with the rest
of the building. He liked the brick veneer used on the ground floor, but wondered why
the smooth -troweled plaster was not retained. Chairperson Boudreau noted that the
walls were mostly removed on the ground floor as part of the seismic retrofit and that
the brick treatment was proposed by the applicant as part of the plans that the ARC
reviewed.
The Commission had a general discussion regarding the Cinderella Carpets mixed-use
ARC Minutes
August 20, 2007
Page 3
building on Broad Street. The consensus of the Commission was that the building
looked massive and plain noting issues with the selected colors, lack of windows, and
proximity of the building to the street.
ADJOURNMENT:
With no further business the meeting adjourned at 6:00 p.m. to the regular meeting of
the ARC scheduled for Tuesday, September 4, 2007, at 5:00 p.m., in the Planning
Conference Room, downstairs in City Hall, 990 Palm Street.
Respectfully submitted by
Pam Ricci,
Recording Secretary
Approved by the Architectural Review Commission on September 4, 2007.
Diane R. Stua
ManagementAssistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
Tuesday, September 4, 2007
ROLL CALL:
Present: Commissioners Zeljka Howard, Jason Kambitsis, Greg Wilhelm, Anthony
Palazzo and Steven Hopkins
Absent: Commissioners Allen Root and Michael Boudreau
Staff: Senior Planner Pam Ricci 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. 1010 Murray Avenue. ARC and V 118-07; Review of a 45,000 square -foot, 3 -story
medical office building including a variance to allow a building height of 42 feet
where a maximum height of 35 feet is allowed; O zone; Healthcare Development
Partner, applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report recommending final approval,
based on findings, and subject to conditions and mitigation measures which she
outlined.
John Hollander, applicant's representative, was available for questions and introduced
the presentation team.
Rob Wagner, Healthcare Development Partners, gave background information on the
project from the perspective of strategic planning for the hospital and marketing
concerns.
Kelly Imparato, Proteus Group, 223 W. Erie, Chicago, gave a visual presentation of the
proposed architecture highlighting changes made to elevations to address staff's
concerns with providing more building wall offsets and better defining the entry.
PUBLIC COMMENTS:
There were no comments made from the public.
ARC Minutes
Tuesday, September 4, 2007
Page 2
COMMISSION COMMENTS:
Discussion focused on ways to lessen the boxy appearance of the building and better
highlight the entry. The Commission felt that the modified elevations presented at the
meeting were much improved over those included in packets, but that further
refinements were needed to the building design.
Commr. Howard felt that the architect's modifications were good, but continued to have
reservations with the boxy appearance of the building.
Commr. Wilhelm indicated a preference for the earlier canopy design that provided
more of a statement and had a curvilinear form.
Commr. Hopkins in general supported the refinements to the project from the original
design including the more pronounced vertical fin.
Commr. Palazzo supported a more pronounced entry and noted that the details of the
window systems could have an impact on the success of the overall design of the
project.
Commr. Kambitsis preferred the original canopy design and suggested that the design
for the office building take more design cues from the approved trauma tower. He
expressed concerns with views of the project from Foothill and Santa Rosa Streets and
felt that even with the presented modifications that the north elevations still looked like
the backside of the building.
and using colors and vertical design elements as tools to further reduce the scale and
massing of the building. Seconded by Commr. Palazzo.
AYES: Commrs. Howard, Wilhelm, Hopkins and Palazzo
NOES: Commr. Kambitsis
RECUSED: None
ABSENT: Commrs. Root and Boudreau
The motion passed on a 4:1 vote
2. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
3. Commission:
A. Minutes of August 20, 2007.
ARC Minutes
Tuesday, September 4, 2007
Page 3
The minutes of August 20, 2007 were approved as amended.
B. Recent Project Review — Lessons Learned
There was general discussion regarding accepting changes to plans from applicants at
the meeting. A majority agreed that it was acceptable to follow this practice, but still at
the ARC's discretion as to whether revised plans went far enough in responding to
issues or if additional time was necessary for both staff and the Commission to evaluate
changes. Commr. Palazzo noted that hard copies of revised plans should be submitted
to all commissioners in addition to PowerPoint images to refer to while discussing the
project and for staff to have as documentation for the file.
Commr. Hopkins and Palazzo noted that they would both be absent from the next
meeting on September 17tH
ADJOURNMENT:
With no further business the meeting adjourned at 6:50 p.m. to the regular meeting of
the ARC scheduled for September 17, 2007, at 5`00 p.m., in the Council Hearing Room
of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on September 17, 2007.
91, 9�k 1i�._.�
v
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
September 17, 2007
ROLL CALL:
Present: Commrs. Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen Root
and Greg Wilhelm
Absent: Commrs. Steven Hopkins, Anthony Palazzo
Staff: Senior Planner Pam Ricci 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. Buena Vista Avenue and Garfield Street at Monterey Street. ARC 140-07;
Review of a concept plan showing improvements including landscaping and a
monument sign at the intersection; City of San Luis Obispo, applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending final approval to
the concept plan, based on findings and subject to conditions which she outlined.
Jake Hudson, Transportation Engineer, provided a presentation outlining the history of
collisions at the intersection, Council review of the situation and direction, changes
already made to the intersection, and those changes contemplated to the intersection
with plan implementation.
PUBLIC COMMENTS:
Pragna Patel, Days Inn co-owner, urged the Commission to discourage seating in the
project due to the homeless population that frequent the area.
Bill Watson, representing the La Questa Hotel, strongly agreed with Ms. Patel regarding
inclusion of seating in the project, and asked the Commission to consider a plan to slow
down auto speeds on Monterey Street for safety purposes. He suggested that the
design of the crosswalk might work to accomplish this.
COMMISSION COMMENTS:
Initially, the ARC's comments focused on incorporating benches or other seating
features into the project design. However, after hearing from Ms. Patel and Mr. Watson
ARC Minutes
September 17, 2007
Page 2
speaking on the behalf of hotel owners in the area that seating would encourage
vagrancy near businesses, the Commission did not require seating features in the
project. The ARC did support the installation of an integrated public art feature into the
project and encouraged staff to accelerate the review process to the degree feasible.
They also suggested a single monument sign on the south side of the intersection near
the Chevron station that incorporated signage into both faces
Chairperson Boudreau mentioned that berming and trailing landscaping could be used
in conjunction with the retaining wall design to discourage seating. He suggested
exploring ways to use the design of the crosswalk to slow down traffic speeds.
Commr. Wilhelm suggested that the backside of the southerly monument sign also
contain the City logo and name on it. He suggested that the location of the crosswalk be
relocated to the north or the south to have a more pleasant terminus.
Dario Senor, City Traffic Engineer, explained that a range of alternatives had been
explored for the location of the crosswalk that was influenced by a variety of conditions
including traffic patterns, sight distance and topography.
Commr. Root wanted public art to be an integral component of the project design. He
suggested that a geometric stamped pattern could be incorporated into the retaining
wall and/or the paved areas of the project.
AYES:
Commrs. Wilhelm, Howard, Boudreau, Kambitsis and Root
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Hopkins and Palazzo
The motion passed on a 5:0 vote.
2. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
3. Commission:
A. Minutes of September 4, 2007
ARC Minutes
September 17, 2007
Page 3
The minutes of September 4, 2007 were approved as submitted.
B. Recent Project Review — Lessons Learned
ADJOURNMENT:
With no further business the meeting adjourned at 5:50 p.m. to the regular meeting of
the ARC scheduled for October 1, 2007, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on October 1, 2007.
Diane R. Stuart, CM
�' Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
October 1, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen
Root, Anthony Palazzo and Steven Hopkins
Absent: Commissioner Greg Wilhelm
Staff: Senior Planner Pam Ricci and 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. 295 Los Cerros Drive. ARC 126-07; Review of a proposed single-family residence
on a sensitive site; R -1 -PD zone; Brian Rolph, applicant. (Phil Dunsmore)
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.
Brian Rolph, applicant, spoke in support of the project and was available for questions.
PUBLIC COMMENTS:
Dan Kingma, San Luis Obispo, expressed concern with the scale of the house and
thought that the stucco color should be more subdued.
Richard Dozier, San Luis Obispo, had concerns with the proposed artist's studio above
the garage.
Ann Dozier, San Luis Obispo wanted reassurance that drainage concerns would be
addressed.
Scott Potter, San Luis Obispo had questions regarding the retaining wall that would
border his property and the fence that would go around the back yard of the property,
and noted concerns with the design of that property line screening.
There were no further comments from the public.
Draft ARC Minutes
October 1, 2007
Page 2
COMMISSION COMMENTS:
The ARC concluded that the angled design of the house's footprint and large building
setbacks to property lines work to limit privacy and overlook concems. They also found
that the architectural style and scale of the house are compatible with other houses in
the neighborhood.
Commr. Boudreau commented on how the angled footprint of the house minimizes
potential privacy impacts to adjacent neighbors.
Commr. Howard agreed with the public that privacy fencing along the south property
line is appropriate and the stucco color could be more subdued.
Commr. Palazzo felt the architectural details were a little over done for the Mission
style. He noted that a colors and materials board showing roof colors and a lighter
stucco color, and the height and color of screening along the south property line, should
return to the ARC for review and approval.
On motion by Commr. Palazzo to grant final approval subject to conditions and. code
requirements, with an added a condition to have details on property line screening with
the property to the south (269 Los Cerros) and an updated colors and materials board
AYES: Commrs. Howard, Root, Boudreau, Hopkins, Palazzo and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Wilhelm
The motion passed on a 6:0 vote.
2. 400 Prado Road. ARC 112-07; Conceptual review of an approx. 160,000 sq. ft.
business park development on a 20 acre site; R -2-S zone; Prado Park LLC,
applicant. (Pam Ricci)
Senior Planner Pam Ricci presented the staff report recommending continuance to a
date uncertain, and recommended any design refinements to the project that may be
necessary for consistency with the Margarita Area Specific Plan, noting that the project
needs to return to the ARC with more refined plans including various details and an
environmental review.
Warren Hamrick, applicant, spoke in support of the project, reviewed the project plans,
and was available for questions.
David Foote, project landscape architect, discussed the concept of outdoor seating and
walkways.
Draft ARC Minutes
October 1, 2007
Page 3
PUBLIC COMMENTS:
Linda Connor and Hank Carter, two neighbors of the project that lived at Rancho San
Luis Mobile Estates, spoke about drainage and flooding concerns in the area and the
proposed roundabout.
Beverly Joy, resident of the same mobile home park, submitted a letter also noting
issues with flooding.
John French, project manager, explained how planned improvements with new projects
would address some drainage and flooding concerns.
There were no further comments from the public.
COMMISSION COMMENTS:
In general, the Commission supported the project site plan including the placement of
buildings and reusing the same footprint for all seven buildings. They felt that the plan
responded well to the numerous site constraints and created an attractive project
identification statement at the intersection of Prado Road and the proposed Davis
Street. They discussed the eclectic style of the proposed building architecture, but other
than asking for additional details of cornices and eaves and varying the color palette
somewhat between buildings, did not require substantial changes to building design.
Other directional items included enhanced pedestrian walkways, less reliance on
diamond-shaped tree wells in parking lot areas, and the submittal of additional
information related to various project details like landscaping, trash enclosures, signage,
bike parking, and outdoor use areas. It was the consensus of the Commission that
modification to the colors on the design palette was needed for variety..
Commr. Hopkins suggested changing the colors on the different buildings.
Commr. Root questioned the location of outdoor seating areas and suggested
incorporating pubic art in the landscaped area along Prado Road.
Commr. Kambitsis recommended that seating be incorporated into the project's water
features.
Commr. Palazzo mentioned that a more defined architectural style for proposed
buildings might be preferred rather than a mix of several styles.
Commr. Root.
Draft ARC Minutes
October 1, 2007
Page 4
AYES: Commrs. Howard, Root, Boudreau, Hopkins, Palazzo and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Wilhelm
The motion carried on a 6:0 vote.
3. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
A. Minutes of September 17, 2007
The minutes of September 17, 2007 were approved as submitted.
B. Recent Project Review — Lessons Learned
Commr. Hopkins mentioned that he thought that the Quaglino Building on Court Street
turned out well now that it was fully completed, despite some earlier reservations with
the heavy look of the plaster awnings.
Commr. Howard stated that she thought that the columns on the facades of some of
the tenant spaces at Madonna Plaza appeared too heavy.
ADJOURNMENT:
With no further business the meeting adjourned at 7:10 p.m. to the regular meeting of
the ARC scheduled for October 15, 2007, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on October 15, 2007.
FDia-nelaR. Stuart, M
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
October 15, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen
Root, Greg Wilhelm and Steven Hopkins
Absent: Commissioner Anthony Palazzo
Staff: Deputy Community Development Director Kim Murry, Senior Planner Pam
Ricci, Associate Planner Brian Leveille and 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. 485 and 493 Pismo Street. ARC 76-07; Review of a six -unit residential project,
R-3 zone; Sansone Company, applicant. (Brian Leveille)
Associate. Planner Brian Leveille, presented the staff report, recommending final
approval based on findings and subject to conditions and code requirements.
Garth Kornreich, applicant's representative, discussed the applicant's concerns with
references in the staff report to the proposed common interest subdivision.
Fred Glick, applicant's representative, noted the applicant's concerns that a
Homeowner's association will be required.
PUBLIC COMMENTS:.
Senior Planner Pam Ricci noted that the ARC hearing is not the forum to discuss
subdivision conditions.
Fred Schumacher, an owner of a nearby property, had questions regarding the number
of lots proposed and the amount of parking provided, but had no objections to the
project.
ARC Minutes
October 15, 2007
Page 2
COMMISSION COMMENTS:
The Commission liked the proposed building architecture and felt that it fit in well with
the historical context of the neighborhood. They found that the proposed trellises in the
street yards were a nice addition to the project and supported the approval of a
separate fence height exception to allow them.
Commr. Boudreau suggested the applicant consider variations to the color palettes for
buildings to add interest.
Commr. Root asked for clarification of the proposed lighting and trash enclosures.
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Palazzo
The motion passed on a 6:0 vote.
2. Downtown Core Area. R/TA 50-06; Review of proposed changes to the City's
Community Design Guidelines relating to building height in the downtown core; City
of SLO, applicant. (Michael Codron)
Deputy Director Kim Murry presented the staff report, recommending the Commission
recommend that the City Council approve the proposed update to the Community
Design Guidelines.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
The ARC appreciated the hard work of staff throughout the process of updating the
guidelines, and felt that the final draft guidelines with the new graphics would be a
valuable tool to designers, staff, the public and decision -makers in reviewing downtown
projects.
Commr. Howard discussed language regarding materials and architectural details used
on larger downtown buildings, and asked about shade/sun guidelines on the streets
listed in the guidelines, as well as for side streets in the downtown core.
Commr. Kambitsis questioned how the different guidelines related to setbacks work
together and how they might limit the size of buildings downtown.
ARC Minutes
October 15, 2007
Page 3
Commr. Wilhelm noted some needed corrections to the graphic 4.2 on page 3
illustrating building height to street width ratio.
The Commission discussed the Design Guidelines related to public plazas (which are
not changing), and how the associated building height ordinance performance standard
might be implemented.
On motion by Commr. Howard to recommend approval to the City Council of the
proposed changes to the City's Community Design Guidelines relating to building height
in the downtown core with suggested changes to Figure 4-2 and a recommendation to
not include a graphic regarding building transitions. Seconded by Commr. Root.
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Palazzo
The motion carried on a 6-0 vote.
3. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
A. Minutes of October 1, 2007
The minutes of October 1, 2007 were approved as submitted.
B. Recent Project Review — Lessons Learned
Chairperson Boudreau mentioned that the new homes in the Bowden Ranch
development were much grander in scale than other homes in the surrounding
neighborhood.
Commr. Wilhelm noted that the Firestone patio project looks good and that he
especially likes the scale and details of the columns.
Commr. Howard commented that the shape of the new awnings for "It's A Grind" in the
Irish Hills Plaza shopping center off Los Osos Valley Road did not match the adjoining
building features.
ARC Minutes
October 15, 2007
Page 4
ADJOURNMENT:
With no further business the meeting adjourned at 6:55 p.m. to the regular meeting of
the ARC scheduled for November 5, 2007, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on November 5, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
November 5, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Greg
Wilhelm, Steven Hopkins
Absent: Commissioners Allen Root and Anthony Palazzo
Staff: Senior Planner Pam Ricci, Associate Planner Tyler Corey,
and Recording Secretary Jill Francis
ACEPTANCE OF THE AGENDA:
The agenda was accepted as written.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 623 Serrano Drive. A and ARC 31-05; Review of a new single-family residence on
a sensitive site; request to allow a reduced street yard from 20 feet to 10 feet and
tandem parking; R-1 zone; Amye and David Osti, applicants. (Tyler Corey)
Associate Planner Tyler Corey presented the staff report, recommending final approval,
based on findings, and subject to conditions and code requirements.
David and Amye Osti, 623 Serrano Drive, SLO, spoke in support of their project, noting
their efforts to keep the building height under 25 feet and asking for consideration of a
modification to Condition 3 regarding additional tree planting.
PUBLIC COMMENTS:
Meridee Doud, Serrano Drive, SLO, wanted confirmation that off-street parking was
proposed with site development.
COMMISSION COMMENTS:
The Commission appreciated the efforts of the applicants to follow their direction and
respect site constraints.
ARC Minutes
November 5, 2007
Page 2
Commr. Howard discussed the finding for the reduced setback and noted that they were
justified here given the unique site constraints.
Commr. Boudreau suggested that wider eaves might complement the roof forms of the
house, and recommended a modification to the condition regarding replacement tree
planting to require two rather than four trees, given the dense vegetation on the site.
1:1
to provide some light to the residence. Seconded by Commr. Howard.
AYES: Commrs. Wilhelm, Howard, Boudreau, Hopkins and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commrs. Root and Palazzo
The motion passed on a 5:0 vote.
2. 861, 847, 877 & 863 Palm Street, 840, 842, 844, 848, 868, & 870 Monterev
- Street, 984 & 986 Chorro Street and 955 Morro Street. ARC 69-05; Review of
the proposed Chinatown mixed-use development project; C -D -H zone; SLO
Chinatown, LLC, applicant. (Pam Ricci) ((To be continued to 11-19-07)
This item was continued without discussion to the meeting of November 19, 2007, due
to a notification error.
COMMENT & DISCUSSION:
3. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
A. Minutes of October 15, 2007
The minutes of October 15, 2007 were approved as submitted.
i� B. Recent Project Review — Lessons Learned
ARC Minutes
November 5, 2007
Page 3
The Commission directed staff to add a discussion item to the December 3rd agenda
regarding a report on the recent Seaside Institute conference in Carmel that Commrs.
Kambitsis and Howard and staff liaison Ricci attended.
ADJOURNMENT:
With no further business the meeting adjourned at 5:30 p.m. to the regular meeting of
the ARC scheduled for November 11, 2007 at 5:00 p.m., in the Council Hearing Room
of City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on November 19, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
_. ARCHITECTURAL REVIEW COMMISSION MINUTES
November 19, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen
Root, Greg Wilhelm, Anthony Palazzo, Steven Hopkins
Absent: None
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Principal
Transportation Planner Peggy Mandeville and 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. 390 Lawrence Drive. ARC/MOD 128-01; Review of a modification to an ARC -
approved residence; R-1 zone; Carl and Robin Meissner, applicants. (Phil
Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending the
Commission grant final approval to the modified project, based on findings and subject
to conditions and code requirements.
Carl Meissner, applicant, spoke in support of his project and indicated support for the
staffs recommendation.
Richard Breska, project architect, was available for questions and supported staffs
recommendation.
PUBLIC COMMENTS:
Richard Stephens, a neighbor of the project, voiced concerns with the proposal to limit
access to Meadow Street and the potential for increased traffic
Principal Transportation Planner Peggy Mandeville from the City's Public Work
Department explained that the Meadow Street connection to Lawrence Drive would
remain open until the cul-de-sac is completed.
There were no further comments made from the public.
ARC Minutes
November 19, 2007
Page 2
�COMMISSION COMMENTS:
The Commission supported the revised design as it protects the sensitive site features
and the overall building height was lower.
Commr. Root wanted clarification regarding how the removable bollards added to
Meadow Street at Lawrence Drive would work, and asked about the concrete roof
material.
Wilhelm.
AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Palazzo, Kambitsis
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
2. 861, 840, 842, 844, 848, 868, 870 & 886 Monterey Street, 984 8 986 Chorro
- Street 847, 863 & 877 Palm and 955 Morro Street. ARC 69-05; Review of
Chinatown mixed-use project; C -D -H zone; SLO Chinatown LLC, applicant.
(Continued from November 5, 2007) (Pam Ricci)
Commr. Howard recused herself because of a potential conflict of interest.
Senior Planner Pam Ricci presented the staff report, recommending continuance of the
project to a date uncertain with direction on design issues and identification of additional
information required for final review of the overall project design. She described the key
elements of the revised, reduced -scale project and noted changes made in response to
previous ARC comments and direction. She noted that the Cultural Heritage Committee
had continued their discussion regarding the disposition of the Blackstone Hotel and
Sauer Bakery buildings to November 26, 2007, but that they had supported demolition
of Bello's, Shanghai Low and 955 Morro, and were generally supportive of the mass
and scale of the revised plans in the context of the historical district setting.
Mark Rawson, project architect and applicant's representative, presented a 3D visual
model and gave a detailed presentation of the revised project plans.
Principal Transportation Planner Peggy Mandeville answered questions about walkways
within the project and how they interacted with pedestrian movements onto adjacent
City sidewalks.
PUBLIC COMMENTS:
Alex Gough, San Luis Obispo, indicated his concern with the demolition of the historic
ARC Minutes
November 19, 2007
Page 3
buildings on the site and felt that adaptive reuse of the buildings was important. He felt
that retention of the Sauer Bakery building was essential and questioned how the ovens
could be reused in the project effectively because of their large size. He supported the
lower height of project buildings and more public open space in the site design.
Elizabeth Abrahams, San Luis Obispo, agreed with Alex Gough's comments and noted
that the Sauer Bakery ovens should be creatively used in the project.
David Brodie, San Luis Obispo, disliked the pitched tile roofs shown on some project
buildings, finding them overused in current architecture. He questioned how accurately
the 3-D video depicted the scale of the streets and voiced concerns with the viability of
the proposed retail uses, servicing buildings (trash and deliveries), the appearance of
the rooftop pool, and the Monterey Street stairwells. He suggested that the project
incorporate an escalator from Monterey Street to the upper plaza area..
Craig Smith, San Luis Obispo, expressed concern with the blocking of the windows on
the second floor of the adjacent Feliciano Building with project development and noted
that skylights may be a viable option.
Peter Danciart, San Luis Obispo, complimented the architects on their complex plaza
design and suggested that the building architecture should respect the current time and
place of construction and that replication of Chinese architecture here was not
�. appropriate. He noted that the design should take advantage of views, and that uses
established in the center of the site should be ones that draw people in via the
stairwells, rather than hotel meeting rooms and a spa.
There were no further comments from the public.
COMMISSION COMMENTS:
The Commission used the discussion points included in the staff report to guide their
discussion of project components and issues. Some of the key points covered were:
• The ARC's preference for the proposed central paseo design from Palm Street as
opposed to an alternative diagonal paseo that linked the interior of the site with the
intersection of Palm and Mono Streets;
• The architecture of the hotel was discussed, but no consensus was reached on
preferred building styles until after further input from the EIR hearings regarding
the disposition of the Sauer Bakery and Blackstone Hotel buildings;
• The ARC was generally pleased with the applicant's plan for solid waste access
and servicing, but wanted further details to return to them;
• The preference was for a subtle approach to incorporating a Chinese motif into the
architecture and design details of the Palm portion of the project;
ARC Minutes
November 19, 2007
Page 4
�� • The ARC encouraged cooperation with the owner of the adjacent Feliciano
Building to look at potential solutions regarding the loss of property line windows
such as the installation of skylights; and
• The ARC supported the incorporation of creative public art proposals into project
plans that build on the project's Chinatown theme.
Commr. Hopkins suggested that the project incorporate a range of sizes of residential
units.
Commr. Boudreau felt the main focus for the ARC should be the mass of the buildings,
and circulation including pedestrian access. He noted that design details would be
important to see when the project returned for final review. He felt that there were
solutions to the issue with blocking the property line windows of the Feliciano Building
(Bladerunner and Full Circle) such as the skylight idea. He liked the brick veneer on the
building adjacent to Muzio's and thought that the project could benefit by maximizing
ground floor openings.
Commr. Wilhelm mentioned that the comer buildings opposite the Mission should have
more window opening details. He suggested that the entrance to the project off of Palm
Street make a statement, including the possibility of incorporating a Chinese motif.
Commr. Root liked the proposed staircases in the project off of Monterey Street, wanted
to see more information return on solid waste service for the project, and thought it
would be a nice feature to have the rebuilt Sauer Bakery ovens be operational.
Commr. Kambitsis also liked the proposed stairwells and felt that it was important to
have more active uses in the center of the project.
On a motion by Commr: Root to continue the project to a date uncertain with additional
information required for final review. Seconded by Commr. Hopkins.
AYES: Commrs. Wilhelm, Root, Boudreau, Hopkins, Palazzo, and Kambitsis
NOES: None
RECUSED: Commr. Howard
ABSENT: None
The motion carried on a 6:0 vote
3. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
A. Minutes of November 5, 2007
ARC Minutes
November 19, 2007
Page 5
The minutes of November 5, 2007 were approved as submitted.
B. Recent Project Review - Lessons Learned
ADJOURNMENT:
With no further business the meeting adjourned at 8:30 p.m. to the regular meeting of
the ARC scheduled for December 3, 2007, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Jill Francis
Recording Secretary
Approved by the Architectural Review Commission on December 17, 2007.
Diane R. Stuart, CM
Management Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
December 3, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen
Root, and Anthony Palazzo
Absent: Commrs. Steven Hopkins and Greg Wilhelm
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille,
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. 3212 Rockview Place. ARC 107-03; Review of three new residential units and a
pedestrian bridge within the creek setback; R -2-S zone; Larry Downing, applicant.
(Brian Leveille)
Associate Planner Brian Leveille presented the staff report, recommending final
approval of the project, based on findings, and subject to conditions.
Tim Becher, applicant's representative, reviewed the changes to the project in response
to the ARC's prior direction.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
The Commission was pleased with the changes in window styles, materials, and other
building detailing to respond to their previous concerns. The only lingering concern was
that the proposed roof colors appeared too bold. In response to this concern, a
condition was recommended calling for roof colors in tones that are more muted and
natural -looking.
more muted and natural -looking. Seconded by Commr. Root
ARC Minutes
December 3, 2007
Page 2
AYES: Commrs. Howard, Root, Boudreau, Palazzo, Kambitsis
NOES: None
RECUSED: None
ABSENT: Commrs. Hopkins, Wilhelm
The motion passed on a 5:0 vote.
2. 225 No. Chorro Street. ARC 135-07; Review of a new 12 -unit residential
development; R-4 zone; Tim and Mary Ann Riley, applicants. (Brian Leveille)
Associate Planner Brian Leveille presented the staff report recommending final
approval, based on findings, and subject to conditions and code requirements.
Truitt Vance, applicant's representative, noted: that the courtyard design provides a nice
amenity for the residents; that the angled siting of the buildings and stepped
landscaping in the street yard softens the streetscape elevations of the project; and that
grading might be modified to minimize the need for fence height exceptions.
Corey Goodwin, project designer, explained how the angled site plan helps to maximize
views of the surrounding peaks and that the trash enclosure was oriented to the north
where it would be less visible to passing motorists.
PUBLIC COMMENTS:
Wedad Nelson, San Luis Obispo, a neighbor of the project, voiced concern with the
project in terms of increased traffic and attracting students.
There were no further comments from the public.
COMMISSION COMMENTS:
The Commission liked the site design with a central courtyard and perimeter driveways.
They also appreciated the angled orientation of the units in terms of maximizing views
and creating more interest and articulation to the long building facades.
Commr. Boudreau appreciated the raised patio design and felt that it created a unique
sense of place.
Commr. Root supported the use of pervious pavers in the courtyard and driveway if they
could be efficiently installed.
Commr. Howard initially voiced concerns regarding the orientation of the bedroom and
living room spaces in units facing the driveway instead of the courtyard, but understood
the applicant's explanation that the main living spaces were oriented to take advantage
of the view corridors to the Morros.
ARC Minutes
December 3, 2007
Page 3
On a motion by Commr. Palazzo to grant final approval of the groiect, based on
findings, and subject to conditions and code requirements.. Seconded by Commr.
Howard..
AYES: Commrs. Howard, Root, Boudreau, Palazzo, and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commrs. Hopkins and Wilhelm
The motion carried on a 5:0 vote.
3. 956 Monterey Street. ARC 131-06; Review of new mixed-use building; C -D -H
zone; Copeland Properties, applicant. (Pam Ricci)
Commr. Howard recused herself because of a potential conflict of interest.
Senior Planner Pam Ricci presented the staff report, recommending final approval,
based on findings and subject to conditions and code requirements. She noted that the
Cultural Heritage Committee reviewed the design and recommended approval, and
explained the need for a sign exception and a change to the condition regarding
parking.
Mark Rawson, applicant's representative, discussed the width of the proposed sidewalk
and loss of parking. A colors and materials board was presented for review.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
The Commission was supportive of the building architecture and detailing and felt that it
took good advantage of the long, narrow corner site. They offered a compromise
solution to the requirement of widening the sidewalk along Morro Street. In order to
retain some on -street parking and the existing under sidewalk storm drain structure,
they suggested that the sidewalk could remain narrower near the street intersection.
Commr. Boudreau agreed with proposed conditions that window, door, and other
building details would return to staff, and suggested a compromise with the partial
widening of the Morro Street sidewalk while keeping some on -street parking.
Commr. Kambitsis expressed concern with the depth of the cornices at the roof level
r.
ARC Minutes
December 3, 2007
Page 4
AYES: Commrs. Root, Boudreau, Palazzo, and Kambitsis
NOES: None
RECUSED: Commr. Howard
ABSENT: Commrs. Hopkins and Wilhelm
The motion carried on a 4:0 vote.
4. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
5. Commission:
A. Recent Project Review — Lessons Learned
ADJOURNMENT:
With no further business the meeting adjourned at 7:30 p.m. to the regular meeting of
the ARC scheduled for December 17, 2007, 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 17, 2007
ROLL CALL:
Present: Commissioners Michael Boudreau, Greg Wilhelm; Stephen Hopkins,
Jason Kambitsis, Allen Root, and Anthony Palazzo
Absent: Commr. Howard
Staff: Senior Planner Pam Ricci, and Associate Planners Brian Leveil_le and
Tyler Corey.
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. 785 & 783 High Street and 2015 Santa Barbara Avenue. ARC 100-07; Review
of a mixed-use project with eight dwellings and ground floor commercial space; C-
S -H zone, Sally Quaglino, applicant. (Tyler Corey)
Associate Planner Tyler Corey presented the staff report, recommending final approval
of the project, based on findings, and subject to conditions.
'Mike Peachey, applicant's representative, indicated his support for staff's
recommendation including the recommendation of the Cultural Heritage Committee
(CHC). He noted concerns with the amount of the calculated traffic impact fees and the
requirement to include a boardwalk sidewalk treatment along the project's street
frontages.
Pam Ricci noted that the applicant's concerns with impact fees were an issue not within
the ARC's purview. Tyler Corey clarified that the boardwalk sidewalk is required
throughout the Railroad Historic District per the Railroad District Plan. He noted that
boardwalk had been installed on the west side of Santa Barbara Street near the traffic
signal at Morro Street. Jeff Hook, Senior Planner, reinforced the applicability of the
boardwalk sidewalk requirement at the project location.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Draft ARC Minutes
December 17, 2007
Page 2
The Commission liked the project's site layout and Spanish Revival architectural style
and found it to be consistent with the Railroad District Plan.
Chairperson Boudreau supported the proposed smooth plaster finish finding it to be
more attractive and authentic to the selected architecture of the building. He had some.
concerns about the ability to find windows with true divided lights.
Commr. Wilhelm stated that the project was really attractive and would be an
improvement to the corner site.
Vice Chair Root noted his support for the project design and suggested that there be a
"graceful" transition between the concrete and boardwalk portions of the public
sidewalk.
Commr: Hopkins agreed with the previous comments and found that the project was
consistent with the design guidelines included in the Railroad District Plan.
On motion by Commr. Wilhelm to grant final approval to the project, based on findings,
and subiect to conditions as recommended by staff. Seconded by Commr. Hopkins.
AYES: Commrs. Hopkins, Wilhelm, Root, Boudreau, Palazzo, and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commr. Howard
The motion passed on a 6:0 vote.
2. 1292 Foothill Boulevard. ARC 109-05; Conceptual review of new fraternity
building; R-3 zone; Kevin Hauber, applicant. (Brian Leveille)
Associate Planner Brian Leveille presented the staff report. He noted that the project
was scheduled for a conceptual review to gather comments on the overall site and
building design prior to the Planning Commission's review of the required use permit
and request for a General Plan Amendment and Rezoning. He recommended that the
project be continued to a date uncertain with the Commission providing direction on
noted issues included in the staff report.
Kevin Hauber, applicant, described the project history and noted the acquisition by the
fraternity of the adjacent property on Crandall Way. He reinforced the fraternity's long-
term commitment to being on the site and to creating a sustainable project. He pointed
out that lowering the building into the site would help to attenuate noise impacts.
Jim Duffy, applicant's representative, presented a slide show with photos of existing
buildings in the vicinity of the site, a building massing model, colors and materials
board, project features providing energy efficiency, examples of wall designs, and the
proposed designs of the solid waste enclosure and stair tower. He noted that the solid
waste enclosure was proposed close to the street for better access and that they
Draft ARC Minutes
December 17, 2007
Page 3
planned on using drought -tolerant. landscaping. He responded to questions regarding
the elimination of the accessible ramp in the street yard, noting that the raised front
entry feature and plaza would be retained and that there would be terraced landscaping
in the street yard.
PUBLIC COMMENTS:
Neighbors of the project, John & Opal Rich, expressed concerns with construction
impacts and the durability of proposed property line walls.
There were no further comments from the public.
COMMISSION COMMENTS:
The ARC was very supportive of the attractive, modern building and its efforts to be at
the forefront in terms of energy conservation and sustainability. They also appreciated
the applicant's efforts to keep the building lower in profile. Most of the remaining
concerns with the project design focused on the following: techniques to minimize the
height and scale of combined walls and fences along the property lines; provide a
screened and functional trash enclosure; and details of the parking lot gate.
Commr. Wilhelm liked the project design and applauded the applicant on its energy
efficiency. He felt that "in -plane" solar panels would be more aesthetically pleasing and
would not significantly affect solar gain.
Vice Chair Root supported the applicant's goal of becoming LEED-certified. He liked
the idea of incorporating battered walls to minimize the scale of the proposed property
line walls and suggested that both elevations and sections of the walls return at the time
of final review.
Commr. Hopkins stated that the project was appropriately located so close to Cal Poly
and that it would be a positive addition to the neighborhood.
Commr. Palazzo expressed concerns with the proposed location of the trash enclosure
so close to the street in terms of unsightliness and potential impacts to the storm drain
system. He mentioned that the building architecture appeared a bit too avant-garde for
its traditional neighborhood setting. He appreciated the authentic quality of the
proposed materials.
Commr. Kambitsis liked the 21St -century architecture and wanted to see a more
appropriate location for the trash enclosure and details of the gate design when the
project returned for final approval.
Chairperson Boudreau also supported the modern architectural style of the building. He
wanted to see the trash enclosure design coordinate with the architecture of the
building. He liked the curved patio design expressing that it added nice usable space
and provided a softening affect to the project appearance.
Draft ARC Minutes
December 17, 2007
Page 4
On a motion by Commr. Root, the groiect was continued to a date uncertain with
direction. Seconded by Commr. Kambitsis.
AYES: Commrs., Root, Boudreau, Palazzo, Hopkins, Wilhelm and Kambitsis
NOES: None
RECUSED: None
ABSENT: Commrs. Howard
The motion carried on a 6:0 vote.
4. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
5. Commission:
A. Recent Project Review — Lessons Learned
ADJOURNMENT:
With no further business, the meeting adjourned at 6:35 p.m. to the regular meeting of
the ARC scheduled for January 7, 2008, at 5:00 p.m., in the Council Hearing Room of
City Hall, 990 Palm Street.
Respectfully submitted by
Pam Ricci,
Recording Secretary