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HomeMy WebLinkAboutARCHITECTURAL REVIEW COMMISSION MINUTES 2008ARCHITECTURAL REVIEW COMMISSION MINUTES 2008 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES January 28, 2008 ROLL CALL: Present: Commissioners Zeljka Howard, Allen Root, Greg Wilhelm, Anthony Palazzo, Steven Hopkins Absent: Commissioners Michael Boudreau and Jason Kambitsis 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. 179 Cross Street (formerly 174 Suburban Road). MOD/ARC 5-05; Modification to approved ARC plans to allow transit facility (RTA); C -S -S zone; KDS Enterprises, applicant. (Phil Dunsmore) Associate Planner Phil Dunsmore presented the staff report, recommending that the Commission grant final approval to site plan modifications to an approved project design to accommodate the Regional Transit Facility bus storage and maintenance yard, based on findings, and subject to recommended conditions and code requirements. Steve Devencenzi, Planning Director, San Luis Obispo Council of Governments, noted that he supported the staff's recommendation for approval and responded to questions brought up by the Commission regarding fencing and landscaping. He clarified that the existing fencing at the site was galvanized steel, rather than wrought iron. He noted that the on-site detention basin was intended to function like a bio-swale to filter run-off. He added that it will be necessary to install some additional signage to direct site users from Suburban Road. Jim Hoffman, Hoffman Associates, introduced himself and noted that he was also available to answer questions from the Commission. PUBLIC COMMENTS: There were no comments made from the public. ARC Minutes January 28, 2008 Page 2 COMMISSION COMMENTS: Commission discussion focused on clarifying the proposed fencing and gate design and the amount and types of screening landscaping proposed along the perimeter of the fencing. Commr. Hopkins supported the fence height exception for this facility given the unique circumstances. Commr. Wilhelm asked staff and the applicant to describe in more detail the proposed landscaping plan. requirements. Seconded by Commr. Wilhelm. AYES: Commrs. Wilhelm, Howard, Root, Hopkins, Palazzo NOES: None RECUSED: None ABSENT: Commrs. Boudreau & Kambitsis The motion passed on a 5:0 vote. 2. 730 & 748 Foothill Blvd. ARC 108-07; Review of six -unit residential condominium development; R-4 zone; Foothill Courtyard, LLC, applicant. (Brian Leveille) Senior Planner Pam Ricci presented the staff report, recommending that the Commission grant final approval to the proposed six -unit, multi -family residential project, based on findings, and subject to conditions. Rick Rengel, applicant, clarified the proposed wall combined with vertical trellis design for the street yard areas along Foothill Boulevard. He noted his support of the proposed street yard setback reduction to increase the amount of common open space at the rear of the site and to help with the maneuverability of parking spaces. He mentioned how he was continuing to work with the City Utilities Department on a solid waste service solution that did not require the installation of a large trash enclosure in the street yard. He stated that he would like to see on-site fixtures utilized to provide more light to the sidewalk area, rather than a separate City street light standard. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: The ARC was very complementary of the Craftsman architectural design of the buildings and recommended that the Planning Commission approve the proposed street ARC Minutes January 28, 2008 Page 3 yard setback exception and fence height exception when the tentative map for the proposed condominium units comes before them. Commr. Howard noted her support for a solid waste service plan that either eliminated the requirement for the proposed trash enclosure or relied on fewer or shared receptacles. She recommended that the roof shingles not be a dark color. After clarification from staff on the specifics of the request, Commr. Wilhelm supported the proposed street yard setback exceptions. He also recommended that the Public Works Department consider the elimination of the requirement for a street light. On a motion by Commr. Wilhelm to grant final approval of the project, based on findings, and subject to conditions (change to conditions 6 &13 and adding #18 all rain AYES: Commrs. Wilhelm, Howard, Root, Hopkins, Palazzo NOES: None RECUSED: None ABSENT: Commrs. Boudreau & Kambitsis The motion carried on a 5-0 vote. COMMENT & DISCUSSION: 1. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. 2. Commission: A. Minutes of December 3 & December 17, 2007 The minutes of December 3 & 17, 2007, were approved as submitted. ADJOURNMENT: The meeting adjourned at 6:27 p.m. Respectfully submitted by Jill Francis Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES February 4, 2008 ROLL CALL: Present: Commissioners Zeljka Howard, Jason Kambitsis, Greg Wilhelm, Anthony Palazzo, Steven Hopkins, Vice -Chair Allen Root, and Chairperson Michael Boudreau. Staff: Senior Planner Pam Ricci and Associate Planner Brian Leveille. 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. 2456 Santa Clara Street. ARCMI 172-07; Review of a two-story addition to a J' single-family residence; R-1 zone; Steve Barasch, applicant. (Brian Leveille) Associate Planner Brian Leveille presented the staff report, recommending that the Commission deny the addition to the house based on findings of inconsistency with policies of the General Plan and guidelines contained in the Community Design Guidelines. Steve Barasch, property owner and project representative, provided a presentation outlining the site constraints that led him to the proposed site configuration for the addition; and why he believed that the design and detailing of the addition complemented the existing house. He noted that the garage conversion occurred prior to his purchase of the property and that his current request did not involve any exceptions to property development standards. He added that it was not practical to pursue a second -story addition over the existing building footprint and that he would have to ask for a parking space in the street yard if he pursued a single -story addition in order to get the desired amount of floor area. PUBLIC COMMENTS: Leslie Halls supported the project as being integrated. with. the main house. She noted Mr. Barasch's track record of good work and pointed out how the project meets the zoning requirements. ARC Minutes February 4, 2008 Page 2 Terry Mohan supported staffs recommendation for denial. He noted that the structure does not fit in with the neighborhood and is not designed as a single-family home. Tome Weinscenk mentioned that the proposed house with additions would be about twice the size of the original house and will impact views and create privacy issues for the adjacent property owner. He added that because this site is central to the neighborhood, the addition will be very visible. Peter Meertens agreed with the conclusions in the staff report and submitted a photo montage of the streetscape including the site for the ARC's review. Paul Neel noted that the neighborhood was originally designed as Cal Poly faculty housing and was unique for the time in that the main living areas opened up to the backyards. He stated that the project raises issues of impacts to neighborhood character. Lance Cornwall indicated that neighborhood character and community "soul" could be adversely affected if the addition was approved. He mentioned concerns about the house with the addition being rented out to a large group of students. Caroline Botwin mentioned the letter that she submitted and the number of views into the rear of her yard from the new structure. She was very concerned about the project negatively affecting the neighborhood character. Jane Shoemaker noted that she lived next door to the project site and that the addition most significantly affects her, especially since her property is lower in elevation. She supported the staff recommendation in the agenda report for denial of the request. Bret Cross, a representative of Residents for Quality Neighborhoods (RQN) was concerned with the precedent that this project would create. He noted that the addition is not integrated with the house and resembles more of a separate freestanding structure. He added that the external access could raise safety issues and that the floor plan is not efficiently laid out. Warren Acor described that the addition looks like the back end of an apartment. building. He supported staffs recommendation for denial. Malia Johnson agreed with the prior comments; she also supported denial of the project. Sandra Rowley, RQN, pointed out concerns with the disconnected second story such as it having no convenient access to the house's kitchen. There were no further comments from the public. ARC Minutes February 4, 2008 Page 3 Steve Barasch mentioned that he would like to meet with the neighbors and appreciated their testimony. COMMISSION COMMENTS: The ARC appreciated the input from the neighborhood and found that the concerns expressed during the public hearing reinforced staffs recommendation for denial. They also took into account the comments from the two representatives from RQN who had expressed concerns with the potential negative precedent that approval of the proposed addition would create. Commr. Howard reiterated the project's inconsistency with the General Plan and design guidelines. She noted that the proposed addition is incompatible with the neighborhood character and that its site location exacerbates concerns. Commr. Wilhelm stated that the project is out of character with the neighborhood in spite of its compliance with property development standards. He advised the applicant to meet with the neighborhood in terms of devising other alternatives. Chairperson Boudreau mentioned that the attached addition creates a bold statement that is not in character with other nearby homes. On motion by Commr. Howard to deny the project with staff -recommended findings Seconded by Commr. Wilhelm. AYES: Commrs. Howard, Wilhelm, Root, Hopkins, Palazzo, Boudreau & Kambitsis NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT & DISCUSSION: 1. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. B. 2007 ARC accomplishments In anticipation of the upcoming advisory body dinner, the ARC approved a list of projects that they reviewed in 2007 as their annual accomplishments. ARC Minutes February 4, 2008 Page 4 2. Commission: A. Minutes of January 28, 2008 The minutes of January 28, 2008, were approved as submitted. ADJOURNMENT: The meeting adjourned at 6:45 p.m. Respectfully submitted by Pam Ricci, Recording Secretary SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES February 19, 2008 ROLL CALL: Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen Root, Greg Wilhelm, Steven Hopkins and Anthony Palazzo Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and Recording Secretary Michelle Lakey ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Jan Howell Marx noted that the proper environmental review process needed to be followed for the proposed parking lot at Mitchell Park. She mentioned that the CHC's action to find the project inconsistent with the park master plan because of impacts to a historic resource created the circumstances requiring a more extensive environmental review process. Pamela Ricci mentioned that staff had initially determined that the addition of the parking lot to Mitchell Park was categorically exempt under CEQA. She noted that the issue as to whether further environmental review was necessary was being reviewed by Community Development Department staff. PUBLIC HEARINGS: 1. 11980 Los Osos Valley Road. ARC 7-07; Conceptual review of a new commercial retail center of the GAP property known as Prefumo Creek Commons; Irish Hills Plaza East, LLC, applicant. (Phil Dunsmore) Phil. Dunsmore, Associate Planner, provided a summary of the project components and issues contained in the staff report including compatibility with the residential neighborhood to the north and incorporation of the creek as a project amenity. He noted that an Environmental Impact Report (EIR) was in progress and that this was a conceptual review by the ARC early in the process. He mentioned that the proposed architectural style was similar to the Irish Hills Plaza across the street and that the project should be evaluated for its consistency with the Large Scale Retail section of the Community Design Guidelines. He recommended that the Commission continue action to a date uncertain with direction on major design issues outlined in the report. He ARC Minutes February 19, 2008 Page 2 distributed a letter that was received earlier in the day from Citizen for Planning Responsibly. Carol Florence with Oasis Associates, applicant's representative, provided background on the development of project plans and introduced the applicant team. She pointed out that the arrangement of buildings would be similar to that of Irish Hills Plaza across the street, that there would be a substantial landscape buffer between the project and the residential area to the north, and that a service road was planned on the car lot side, not the residential side. In response to questions from the ARC, she noted that residential units on the site were not feasible because of restrictions from the Airport Land Use Plan. Pete Miller with the Wallace Group, applicant's civil engineer, described the plan for handling drainage utilizing both above and below ground detention and including vegetative strips to filter and treat the water before it goes into Prefumo Creek. He noted that a widening of Prefumo Creek was proposed to address flooding issues and that street grades increase to the east to accommodate a possible bridge. Clint Pearce, Madonna Properties, applicant, mentioned that the parking planned now is driven by tenant requirements. He stated his commitment to the community and desire to build a quality development. Steve Rigor, project architect, Arris Studio, noted that tenants typically demand 5 parking spaces per 1000 square feet in their leases. He pointed out the similarities between the proposed architectural details and those in the Irish Hills Plaza. He described the architecture as a morph of Spanish/Santa Barbara/Tuscan styles and pedestrian elements to the buildings, i.e. fountains, low windows, columns, landscaping etc. PUBLIC COMMENTS: Theodora Jones, San Luis Obispo, noted that she was not in favor of the development of the project as currently proposed. She was concerned with the proposed bridge and noise and traffic impacts to the neighborhood. She objected to pedestrian access because of transient problems and wanted to see gates installed at night to the parking lot. She voiced her disapproval for the pink and blue buildings across the street and objected to having deciduous trees in the development for maintenance concerns. Rosemary Wilbert, Citizens Planning Responsibly (CPR) President, voiced concerns with the project meeting open space requirements consistent with the General Plan and the proposed realignment of the creek. She took offense with the idea of a tenant - driven project. Jan Howell Marx, member of CPR, reinforced the General Plan requirement that 50% of the project site be left in open space and noted her opposition to any off-site mitigation to compensate for the loss of open space. She wanted to see porous paving used ARC Minutes February 19, 2008 Page 3 where possible in the parking lots and was opposed to an automobile bridge over the creek. Dave Gibson noted his appreciation for the proposed landscaped buffer between the project and neighborhood, but felt that it was not enough to make the project neighborhood friendly. He expressed concerns with traffic in the area, privacy issues with views into peoples' backyards, and increases in the number of transients in the areas if the project is developed. No further public comment. COMMISSION COMMENTS: Commr. Boudreau suggested that the ARC follow the directional items included in the staff report under the recommendation. He noted his support of a sound wall for the adjacent neighborhood and the consolidation of the loading being close to Rancho Grande Motors. He agreed with the locations of Pads A & B, but felt that Pad C could be made smaller and that Pad F appeared too big. He supported adding a seventh recommendation about including usable and protected outdoor spaces in the project. Commr. Palazzo recommended that more details of the proposed sound wall be submitted with future plans, and that if proposed, a food court would be more appropriate on the north side of the property. Commr. Hopkins recommended that the applicant pursue some changes to the layout of proposed buildings to address issues with neighborhood protection and viewsheds to the creek. Commr. Wilhelm noted his support of a masonry wall in the buffer area to protect the neighborhood. He liked the design of Building C, but had concerns with Pad I. He agreed with the public comment about building colors not being pinks and blues. He suggested that a more open design allowing visual access to the creek would improve the project. Commr. Howard supported a masonry wall as long as it was made aesthetically pleasing. She suggested that some of the pads get moved around to break up the massive appearance of the parking lot areas with direction to move some of the pads closer to Froom Ranch Road. She requested that special attention be given to the design of awnings and that utilities in the street yard areas are screened if necessary. Commr. Kambitsis suggested that the anchor stores could be in back of the property and felt that good pedestrian connections form the neighborhood to the shopping center was important to the design of the project. Commr. Root agreed that some of the pads could be moved to reduce the impacts of the parking lot areas and supported increasing pedestrian access along the creek. . ARC Minutes February 19, 2008 Page 4 On motion by Commr. Wilhelm Seconded by Commr. Root to continue the item to a date uncertain to allow the applicant to prepare a comprehensive set of plans incorporating the directional items included in the staff and the added directional item#7 to create protected usable outdoor spaces in the development for adioining businesses: AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Palazzo, Kambitsis NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 5. Staff A. Pamela Ricci passed out notices of availability for the Garden Street Terraces Project EIR. She mentioned there would be a public hearing about the Draft EIR before the Planning Commission on March 26, 2008. B. Pam Ricci, provide an agenda forecast for the March 3, 2008 ARC Meeting noting that the parking lot at Mitchell Park was on the agenda as of tonight, but that it may be rescheduled. 6. Commission: A. Minutes of February 4, 2008 The minutes of February 4, 2008 were approved as amended. ADJOURNMENT: The meeting adjourned at 7:30 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on March 3, 2008_ Ryan Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 3, 2008 ROLL CALL: Present: Commissioners Michael Boudreau, Zeljka Howard, Jason Kambitsis, Allen Root, Greg Wilhelm, Anthony Palazzo, and Steven Hopkins. Absent: None Staff: Senior Planner Pam Ricci and Recording Secretary Michelle Lakey 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. 399 Foothill Blvd. ARC 55-07; Review of a mixed-use project in the C -N -S zone, including 1,532 s.f. of commercial space of 4 residential units; David Lopez, 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. She explained that the proposed project would involve demolition of an existing commercial building, associated site improvements, and the construction of about 1,500 square feet of commercial space and four one -bedroom residential units. She also noted that the proposed project would include 10 parking spaces, that there are separate residential entrances from the commercial entrances, and that the roof line .is broken up by the gaps between the loft spaces of the units. She briefly summarized some of the use restrictions covered under the approved administrative use permit and applicable property development standards for the C -N zone. She also addressed each of the six concerns regarding the project brought out in a letter submitted by Brett Cross on behalf of Residents for Quality neighborhoods (RQN). Thom Brajkovich, project architect and representative of the applicant, discussed how potential types of businesses that would fill the commercial space(s), i.e. barber shops, coffee shops, would help the neighborhood. He explained that although the project was eligible for up to a 30 percent parking reduction, they only requested a 10 percent parking reduction, which the Hearing Officer approved as part of the required use permit. He pointed out that the upper level decks were designed to prevent overlook Draft ARC Minutes March 3, 2008 Page 2 issues. He noted that the applicant was working with the City on the dedication of portion of the comer near the street intersection to accommodate a twenty-five. foot radius to allow for easier maneuvering for buses and other large vehicles in adjacent travel lanes. Dave Lopez, applicant, explained the complexities in the design to respond to site constraints and to protect neighbors. He noted that the ground floor apartment would be ADA accessible. He pointed out that the angles of the roof are for energy efficiency and proper shading, that the site plan allows pedestrians to walk through the corner of the property, and that there is a six-foot high fence proposed that would block the street view to the laundry area on the property. PUBLIC COMMENTS: Steve Hilstein, 19 S. Tassajara, SLO, expressed concerns that construction of the proposed development would result in the site being overbuilt and that proposed parking was insufficient. He was opposed to the bus route being rerouted through the neighborhood and proposed tree removals along the south property line. John Magee, 23 S. Tassajara, SLO, mentioned that the number of parking spaces allocated for the project was not realistic. He felt that having a restaurant in one of the commercial units would not be a good idea and wanted to see a limit on the size of the commercial units to prevent an excessively large business from being established. He emphasized that the drainage system should not cause flooding to the other properties in the neighborhood. He did not feel that the proposed building design would be compatible with the other homes in the neighborhood. He was opposed to any businesses being established at the site that would cause a lot of noise at night. Brett Cross, RQN president, expressed concern that the proposed project did not fit well in the predominately R-1 neighborhood and that the parking is inadequate. He felt that the viewshed corridor is not protected with only a 10 -foot street yard setback. He acknowledged that the project is well designed, but is not consistent. with the S -overlay zoning that applies to the property regarding neighborhood compatibility. Stephanie Hilstain, 19 S Tassajara, SLO, expressed concern that the proposed project is too large for the lot and pointed out that the loft spaces would be utilized as second bedrooms. COMMISSION COMMENTS: The Commission concluded that the mixed-use project was consistent with the City's General Plan and Community Design Guidelines. They liked the building detailing and quality of materials, and supported the site design to separate the residential and commercial uses on-site and to buffer the development from adjacent properties. Commr. Wilhelm. supported the mixed-use project as being consistent with the General Plan, C -N zoning, and City goals to create more work -force housing. He felt that the Draft ARC Minutes March 3, 2008 Page 3 parking reduction granted was minimal and that the attractively designed project was far superior to past uses on the site. Commr. Root supported the project and noted that there were sometimes parallels between increased enrollment at Cal Poly and impacts to neighborhoods in the City. Commr. Howard felt that the project was well-designed and would be a positive aesthetic improvement to the neighborhood. Commr. Kambitsis supported the project and the affordability of the housing being proposed. Commr. Hopkins noted that many of the issues brought up by the neighbors at the meeting are experienced in residential neighborhoods throughout the City. Chairperson Boudreau felt that the placement and roof forms of the lofts kept the building from looking like it had three stories. He noted that the project would be a success if the same type of quality and attention to detail goes into the. execution of construction as it has gone into the design. Commr. Palazzo had concerns with the design because of potential solar shading and overlook issues. He suggested that the railing could be raised higher on west -facing decks to further prevent overlook. On motion by Commr. Wilhelm, seconded by Commr. Howard the ARC granted approval to the project, based on findings, and subject to conditions as included in the staff report. AYES: Commrs. Wilhem, Howard, Root, Chair Boudreau, Hopkins, and Kambitsis NOES: Commr. Palazzo RECUSED: None ABSENT: None The motion passed on a 6:1 vote. 2. Staff A. Agenda Forecast- Pam Ricci gave an agenda forecast of upcoming projects. 3. Commission: A. Minutes of February 19, 2008 �', The minutes of February 19, 2008 were approved as submitted. Draft ARC Minutes March 3, 2008 Page 4 B. Recent Project Review- Lessons Learned ADJOURNMENT: The meeting adjourned at 6:40 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on March 17, 2008_ Ryan Betz V SupervisirA Administrative - San Luis Obispo ARCHITECTURAL REVIEW COMMISION MINUTES March 17, 2008 ROLL CALL: Present: Commissioners Zeljka Howard, Jason Kambitsis, Greg Wilhelm, Steven Hopkins, Vice -Chair Allen Root, and Chairperson Michael Boudreau. Absent: Comm. Anthony Palazzo Staff: Senior Planner Pam Ricci and Associate Planner Phil Dunsmore. ACCEPTANCE OF AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 888 Ricardo Street ARCPA 190-03. Review of public art for a previously approved project; M zone, Quaglino Properties, applicant. (Phil Dunsmore) Vice Chair Root recused himself as the designer of the piece. Phil Dunsmore, Associate Planner, presented the staff report recommending that the Commision find that the proposed artwork meets the City's Guidelines for Public Art in Private Projects, based on findings, and subject to conditions. Dave Curry, Ferromobius, noted that the proposed piece could become a prototype for a public improvement that doubles as a public art piece. He clarified that the piece would have more openings that depicted on the maquette. Matt Quaglino, applicant noted that the same concept of a combined art piece and public improvement (bridge railing) could be used at other locations in the City with modifications to the content of the motif. Shannon Bates, Public Art Coordinator with the City Parks and Recreation Department, praised the developer for his commitment to the public art piece since it will cost more than his in -lieu public art fee would have been. ARC Minutes March 17, 2008 Page 2 PUBLIC COMMENTS: There was no public comment. COMMISSION COMMENTS: The commission applauded the applicant's commitment to the project and found that the riparian motif of the art piece was both beautiful and pertinent to its creek setting. the staff report. Seconded by Commr. Hopkins AYES: Commrs. Howard, Hopkins, Wilhelm, Boudreau, Kambitsis NOES: None RECUSED: Root ABSENT: Palazzo The motion was passed on a 5:0 vote. Vice Chair Root rejoined the meeting. 2. 1310 Foothill Boulevard. ARC 200-07. Demolition of existing apartments and a conceptual review of 16 new two bedroom residential units; R-3 zone, SLO Investments, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report recommending that the Commission continue the item to a date uncertain with direction to incorporate specific modifications into the project to provide for compliance with the Community Design Guidelines and the City's Subdivision Regulations. Carol Florence, project representative, described the rationale for the request for R-4 zoning here and the other similar requests to up -zone in the near vicinity. She noted that access to Campus Way from the site would likely not be permitted by Cal Poly. She felt that all of the areas indicated as common open on plans legitimately qualified as such per City regulations. Steve Puglisi, project architect, responded to the points raised in the staff report regarding the project design. He noted that variety could be added to the architecture through changes in colors and roof heights, but that he would like to keep the materials proposed. He mentioned that the proposed two-bedroom town -homes were not arbitrarily selected and were proven to be more marketable than flats. He added that the rooflines of units could potentially be varied with the introduction of hipped forms where the topography would allow for that style and still comply with height regulations. ARC Minutes March 17, 2008 Page 3 PUBLIC COMMENTS: Nicholas Leoni, resident at the site, indicated that he was impressed by the proposed site plan given the many site constraints. He felt that some of the proposed open space areas were too narrow to be particularly usable. He described how the current residents at the site interact with one another through congregating in the driveway or meeting in each other's units. Rose Shapley, agreed with the idea of more variety in the architecture of the units. There was no further public comment. COMMISSION COMMENTS: The ARC discussion focused on ways to improve the streetscape appearance of the project, add more interest to the repetitive design of the buildings, and soften the appearance of the long, central project driveway. Vice Chair Root recommended that the trash enclosures be relocated so that the two units facing the street could have clear paths to their entries from the street. Commr. Kambitsis supported the idea of reducing the street yard and combining open space areas to make them larger and more functional. Chairperson Boudreau stated that the paving for the driveway needs to be of quality materials throughout to give it a softer and more appealing appearance and have it function well for both vehicles and pedestrians. Commr. Howard agreed that there did not need to be a separate pedestrian path in the driveway and supported a uniform material. Commr. Wilhelm suggested that the architectural design for all of the end units be varied. Commr. Hopkins concurred with the previous comments and the idea of creating variety in the architecture through changes in the orientation and detailing of the end units. extent. 3. Modify building elevations to add variety in color. 4 Modify the orientation and massing on all of the end units of buildings to create additional interest and diversity in the project design 5. Consider pursuing a street yard reduction in order to maximize the size of the open space enclosure shall be designed so that it does not interfere with walkways leading to front entries or interfere with the views of the entries from the street. Seconded by Commr. Howard. ARC Minutes March 17, 2008 Page 4 AYES: Commrs. Wilhelm, Howard, Root, Boudreau, Hopkins, Kambitsis NOES: None RECUSED: None ABSENT: Palazzo The motion passed on a 6:0 vote. COMMENT & DISCUSSION: 2. Staff: A. Agenda Forecast Pam Ricci provided an agenda forecast for the 4-7-08 meeting noting that the meeting would be held in the Council Chamber to accommodate the larger public audience expected for the Mitchell.Park parking lot item. 3. Commission: A. Minutes: March 3, 2008. The minutes were approved as submitted. B. Recent Project Review- Lessons Learned Commr. Howard questioned the amount of vibrant red used in the elevations of recently -built projects. She asked staff for confirmation that the project planner inspects projects for compliance with the colors boards approved by the ARC, which Pam Ricci affirmed was the case. ADJOURNMENT The meeting adjourned at 7:00 p.m. Respectfully submitted by Pam Ricci, Recording Secretary ARC Minutes March 17, 2008 Page 5 Approved by the Architectural Review Commission on April 7, 2008_ Ryan Betz Supervising Administrative Assistant C SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 7, 2008 OATH OF OFFICE: Swearing in new Commissioner Jim Duffy Deputy City Clerk Julie O'Connor administered the oath of office to new Commissioner Jim Duffy. ROLL CALL: Present: Commissioners Zeljka Howard, Jason Kambitsis, Allen Root, Greg Wilhelm, Steven Hopkins, and Jim Duffy. Absent: Anthony Palazzo Staff: Senior Planner Pam Ricci, Planning Technician James David, Supervising Civil Engineer Matt Horn, Engineer I Manuel Guzman, and Recording Secretary Michelle Lakey ELECTION: Election of Chairperson and Vice -Chairperson Commr. Howard nominated Vice -Chair Root to serve as Chairperson and Commr. Wilhelm to serve as Vice Chair. Commr. Hopkins seconded the motions. The motions passed on a 6:0 vote. 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. 1885 Monterey Street. ARC 71-07; Architectural review of a hotel remodel project with a new 2,280 s.f. building proposed; C -T -S zone; Yatin Naran, applicant. (Brian Leveille) (Continued to April 17, 2008) This item was continued to a date certain, April 21, 2008, without discussion. 2. 1445 Santa Rosa Street. ARC/ER 166-07; Review of a modification to the Mitchell Park Master Plan to construct a parking lot for the Senior Center; PF -H zone; City of San Luis Obispo -Public Works, applicant. (James David) ARC Minutes April 7, 2008 Page 2 Pam Ricci, Senior Planner, introduced James David to the Commission and audience and described what the ARC's main purview was with the review of the amendment to the park master plan. James David, Planning Technician, presented the staff report, recommending that the Commission determine that the proposed Master Plan amendment to accommodate a parking lot is consistent with the Community Design Guidelines and forward a recommendation to the City Council to approve the amendment to the Mitchell Park Master Plan, based on findings, and subject to conditions. He provided detailed information regarding the adopted park master plan and the consistency of the request with the Community Design Guidelines. He described the Council directive to pursue the development of an on-site parking lot and the demonstrated need of the seniors for convenient parking. He also noted the proposed schedule for review of the request. Manny Guzman, Engineer I, stated that the size of the parking lot was determined based on the site constraints of the area around the Senior Center. PUBLIC COMMENTS: Gini Griffin, Obispo Beautiful Association (OBA), San Luis Obispo, read a letter into the record regarding OBA's position on the request. She noted that OBA did not support the request based on concerns for aesthetics and retaining parkland. Dennis Wheeler, San Luis Obispo, stated that he felt that the proposed parking lot would be a good idea to increase access to the Senior Center. He stated that he would like to see additional accessible spaces provided. Eric Meyer, San Luis Obispo, provided the Commission with a more detailed history of Mitchell Park and the area. He felt developing the parking lot would compromise use of the park and supported developing a community garden per the approved master plan rather than amending the plan to accommodate the proposed parking lot. Suzanne Heitzman, San Luis Obispo, stated that building a parking lot would not solve the parking problems of the Senior Center. She believed that other solutions should be pursued prior to amending the park master plan. She expressed concerns that more people did not receive notification about the project and was concerned with the loss of the parkland in terms of health impacts. Carmie Casella, San Luis Obispo, noted that the park serves as an extended yard for many in the neighborhood because of the tight development pattern. She was concerned that the proposed parking lot and boulders would create a safety issue for children. She suggested the ARC not amend the master plan. ARC Minutes April 7, 2008 Page 3 Lou Carpine, San Luis Obispo, expressed building a parking lot in this area will only delay the building of a new Senior Center, which is badly needed. He asked the ARC to not amend the plan and keep it as is. Mary Ellen Gibson, San Luis Obispo, agreed that the space where the parking lot is proposed is currently under-utilized, but did not support the park master plan amendment to allow the parking lot. She felt that the open space should be preserved and was concerned with safety issues related to vehicles exiting the site.. Stephan Lamb, Chair of Human Relations Commission, noted his opposition to amending the park master plan, but supported allocating money to fulfill the plan. He felt that the park should be designated as a historic resource and will suggest that it be added to the list. He stated that 723 people have signed an online petition opposing the building of a parking lot. Ursula Bishop, San Luis Obispo, was opposed to the proposed amendment to the master plan, noting that it would only be a stop -gap measure. She stated that the current senior center does not meet long-term needs, and alternatives to a parking lot, such as reserving on -street parking spaces for senior use, should be explored. She mentioned that in the past, the City Council and advisory bodies have voted against this proposed parking lot. Charles Oldham, San Luis Obispo, board member of the Senior Center, stated that the needs of seniors have been unmet since 1988. He noted that the current City Council had provided a viable solution to install the parking lot. Dave Kuykendall presented the ARC with a map showing the distribution of residents that are opposed to the proposed parking lot. He also presented the findings from surveys given to the surrounding residents and Senior Center members. He felt that the proposed parking lot is nota long-term solution to the problem. Margaret Kuykendall, San Luis Obispo, supported denial of the proposed amendment to allow the installation of the parking lot, but recommended moving forward with a long- term solution to meet the needs of the seniors. She agreed with implementation of the community garden shown on the current master plan. She suggested that the funds allocated for the parking lot be used to finance ride -share arrangements for seniors. Mark Johnson, San Luis Obispo, opposed the proposed parking lot and stated that it would not be an aesthetically -pleasing addition to the site. He supported the current master plan of putting in a community garden. Willow Walking Turtle, San Luis Obispo, opposed the building of a parking lot adjacent to the Senior Center and supported the idea of having a community garden in the same place as already listed on the master plan for Mitchell Park. ARC Minutes April 7, 2008 Page 4 Agatha Reardon, San Luis Obispo, President of the Board of the Senior Center, supported the building of a parking lot adjacent to the Senior Center. She pointed out the pitfalls with some of the alternatives because of their high costs and the mobility limitations of the seniors that use the center. She mentioned how the parking lot was made a part of the Major City Goals by the Council and why an amendment to the master plan was appropriate. Danielle Castle, San Luis Obispo, noted her research for the Women's Shelter on how community gardens benefit people. From her research, she believed that a community garden would be more beneficial than building a parking lot. She mentioned that the number of parking spaces that would be gained in the proposed lot was not worth the effort and recommended that the park master plan be adhered to. Stew Jenkins, San Luis Obispo, explained that a parking lot would adversely compromise the available park space for the public in Mitchell Park. He suggested adding more handicap parking spaces on the street by the Senior Center. Shawn Temple, San Luis Obispo, proposed adding parking meters for the current street parking spaces to decrease demand and encourage car pooling. He suggested that the money from the meters could go to a Mitchell Park fund to build the community garden. He opposed the amendment to the master plan.. Bill Casella, San Luis Obispo, supported the current master plan as adopted and opposed the proposal of building a parking lot. Judith Seibert, San Luis Obispo, suggested the idea of angled parking on the street to create additional spaces. Andrea Apodaca, San Luis Obispo, suggested that the money being proposed for this parking lot should be used for building a better center for local seniors. There were no further comments from the public. COMMISSION COMMENTS: Commissioner Howard characterized the parking lot as incompatible in use and character. She stated that the proposed parking lot would detract from the character of the park. She suggested that funding for the parking lot be used to find other solutions to this current problem that would not adversely affect the beauty and functionality of the park. Vice -Chair Wilhelm opposed the amendment of the master plan because he felt that this solution is not in the best long-term interest of the seniors and that the park needs to serve citizens of all ages. He would like to see Mitchell Park preserved and maintained, and supported the pursuit of a new senior center. He suggested using funds allocated for the parking lot to look at off-site parking solutions. ARC Minutes April 7, 2008 Page 5 Commissioner Hopkins stated that he is not in favor of amending the Master Plan. He suggested that this is a transportation issue more than a parking issue and would like to see the community garden put into place and would strongly urge City Council to direct staff to alleviate transportation issues for senior citizens. Commissioner Kambitsis opposed amending the master plan and supported the idea of installing a community garden. He stated that the parking lot would only be a temporary solution to a long-term problem. He suggested the pursuit of various parking alternatives such as putting meters on the street for the current free parking spots around the park, designating spaces in the nearby parking structure for park users, and providing direct transportation services for seniors. Commissioner Duffy opposed amending the current master plan and thought that the City should consider a new senior center at an alternative location. He stated that this is not the best use for this current piece of property and would like to see the City look at ideas for off-site parking for members of the Senior Center. Chairperson Root stated that we need to focus on moving people and not accommodating cars and would like to see the current handicap spaces on the street be changed to comply with ADA regulations. He opposed amending the master plan. On a motion by Commr. Howard, the ARC determined that the proposed project is not appropriate as an amendment to the Mitchell Park Master Plan, recommending to the City Council that alternative solutions to an on-site parking lot be explored to meet the transportation demands of seniors, based on the following findings: 1) The project is not that contributes to the community's quality of life for its residents: 3) The proposed need that is appropriate in the park setting. Seconded by Vice -Chair Wilhelm. AYES: Commrs. Howard, Wilhelm, Hopkins, Kambitsis, Duffy, and Root. NOES: None RECUSED: None ABSENT: Commr. Palazzo The motion passed on a 6:0 vote. (� COMMENT & DISCUSSION ARC Minutes April 7, 2008 Page 6 5. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects for the April 21, 2008, meeting. 6. Commission: A. Minutes of March 17, 2008 The minutes of March 17, 2008, were approved as submitted. B. Recent Project Review - Lessons Learned ADJOURNMENT: The meeting adjourned at 7:15 pm. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on April 21, 2008_ Ryan Betz Supervising Administrative Assistant C� SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 21, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Zeljka Howard, Jason Kambitsis, Chairperson Allen Root, Vice -Chair Greg Wilhelm, Anthony Palazzo, and Steven Hopkins. Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille and Recording Secretary Michelle Lakey 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. 1885 Monterey: Street. ARC 71-07; Architectural review of a hotel remodel project with a new 2,280 s.f. building proposed; C -T -S zone; Yatin Naran, applicant. (Brian Leveille) (To be continued to a date uncertain) Pam Ricci, Senior Planner, recommended continuing the item to a date uncertain to allow the applicant time to provide additional information required by staff so the project can be evaluated for final approval. PUBLIC COMMENTS: There were no comments made by the public. COMMISSION COMMENTS: On motion by Commr.. Howard, seconded by Commr. Palazzo, to continue the item to a date uncertain. AYES: Commrs: Howard, Duffy, Palazzo, Vice -Chair Wilhelm, and Chairperson Root. NOES: None RECUSED: None ABSENT: Commrs. Hopkins and Kambitsis.. The motion passed on a 5:0 vote. 2. 1204 Niaomo Street. ARC 1-07; Conceptual architectural review of a new mixed- use building with 2,836 s.f. of ground floor commercial space and four residential units; C -D zone; Jules Rogoff, applicant. (Brian Leveille) ARC Minutes April 21, 2008 Page 2 Brian Leveille, Associate Planner, presented the staff report recommending continuing the item to a date uncertain with direction to incorporate the following items into the project: 1. Revise the building design to provide a more compatible architectural style appropriate for its prominent location in the Downtown -Commercial Zone (C -D). 2. Include sufficient articulation, architectural detailing, and finish materials to create visual interest on all sides of the building. 3. The roof design shall be redesigned to appear more consistent with its downtown setting. If a flat roof with parapets is utilized, the design could be appropriate with attention to the wall -to -parapet juncture and to cornice details. 4. Building fenestration should be revised to create a more transparent, pedestrian -oriented ground floor and upper floor windows on Marsh Street that create a more traditional symmetry and rhythm that evoke a more residential character. Randy Dettmer, representative for the applicant, explained that this property is just outside of the historic district and that his design goal was to create a more individual statement with a contemporary look given adjacent development. He explained that the owner felt that this project would be ideal for the site and compatible with its downtown setting. He noted that the upper living units were designed to have a more modem motif with large windows giving it less of a traditional residential feeling. He pointed out that the downtown contains a variety of architectural styles and that the applicant is interested in receiving input from the ARC on various design aspects of the project. He stated that there is not enough space on the lot to provide any parking spaces for the residents and that the owner had considered a project involving electric vehicles. He noted that the trash facilities outside the building would be for the residential units and that the two commercial spaces would have trash receptacles inside of their properties. He further stated that they plan to use a standing metal awning and not one made of canvas. Jules Rogoff, property owner, explained his interest in the project came from the City's desire to promote more residential units in the Downtown. He believed that these properties would be purchased by single professionals. PUBLIC COMMENTS: There were no public comments made. COMMISSION COMMENTS: The ARC's discussion focused on the modern architectural style of the building and its consistency with Chapter 4, Downtown Design Guidelines, of the Community Design Guidelines. Commission direction included general ways that the building design could be modified to better fit its downtown location such as a more compatible architectural design, greater architectural detailing, a more transparent ground floor, and more compatible symmetry and rhythm for upper -floor windows. Individual comments included a range of different techniques to improve the design such as a greater variety in building colors, a more substantial comer entry, more horizontal divisions to upper ARC Minutes April 21, 2008 Page 3 floor windows, a different rhythm to upper floor decks, and a greater focus on the building's horizontal articulation. Commr. Duffy supported the concept of the mixed-use building, but was concerned that the applicant was trying to do too much with the building. He felt that the ground floor windows should be larger and that the upper windows should be more proportionate to fit in better with the other buildings in the area. He would like to see more horizontal articulation on the proposed building. Commr. Howard felt the building is attractive but had a difficult time seeing it in the downtown. She felt that the applicant should use colors that are warmer and happier; rather than the proposed colors which are more appropriate for commercial buildings. She stated that there is a lack of transparency on the first floor of the building. Vice -Chair Wilhelm commended the architect on creating a handsome building, but suggested that the north end of the building should be more articulated. He agreed with the goal of the tall, second -story windows to provide more light into the residential spaces, but felt that there were ways to modify them to better comply with the guidelines. He questioned to what degree the gateway location of the building affected the Commission's review of the project. Commr. Palazzo expressed concern that the project design did not fit well in the downtown and that it didn't match any of the prevalent styles in the area. Chairperson Root, stated that he liked the project but would like to see more articulation in the building and a greater variety in the building's color palette. He recommended that the awnings be more box -like, rather than shed style. AYES: Commrs. Duffy, Howard, Vice -Chair Wilhelm, and Chairperson Root. NOES: Commr. Palazzo RECUSED: None ABSENT: Commrs. Hopkins & Kambitsis. Commr. Palazzo noted that he did not support the motion, because he felt that more significant changes in the building design needed to occur for the building to fit into its downtown setting. The motion passed on a 4:1 vote. 3. 1321 & 1327 Osos Street. ARC 102-07; Conceptual architectural review of a new mixed-use project with about 8,800 s.f. of office space and 11 residential units; O & R-3 zones; Mission Medical Partners, applicant. (Pam Ricci) ARC Minutes April 21, 2008 Page 4 Pam Ricci, Senior Planner, presented the staff report, recommending to continue the item to a date uncertain with direction to incorporate the following items into the project: 1.. Create a suitable turnaround area at the end of the parking garage. 2. Provide additional documentation for how the tandem parking is envisioned to work within the project with oversight provided to insure that it functions properly. 3. Eliminate the proposed compact spaces proposed within the ground level auto court. 4. Modify the design of the elevator tower to be more in keeping with the roof forms of the building. 5. Submit refined building elevations for final architectural review that clearly call out all materials on plans and include details of windows, railings, and other ornamental features, including dimensions to indicate their size and depth. 6. Modify the window styles to be more in scale with building walls and more characteristic in form and details to the Victorian architectural style. 7. Submit a plan for solid waste service that has been approved by the City Utilities Department and San Luis Garbage. 8. Review proposed tree removals and plans for protection of trees on adjacent properties in the field with the City Arborist and reflect any specific recommendations from the Arborist on revised plans. Pam explained that there would not be enough clearance beneath the building bridge off of Osos Street to allow a garbage truck to enter. Therefore, the trash bins would have to be wheeled out to the street on trash day. She explained that the project has been reduced in size from a four-story building over parking to a three-story building with underground parking. She stated that all of the trees currently on the property would be removed except for those that lined Osos Street. Carol Florence, Principal Planner of Oasis Associates, stated that the parking spot just to the right of the elevator has been revised to be a turnaround spot. She stated that she has met with the City Utilities Department and San Luis Garbage to work out a plan for solid waste service. She mentioned that the applicant has been working with the Seventh Day Adventist Church on this project to keep them in the loop and presented a letter of support to the ARC from Brian Stan- as a representative of the church. Jonathan Watts, architect; explained that the use of tandem parking spaces is being used a lot more in larger cities and that surveys have shown a positive reaction to tandem parking spaces. He admitted that the elevator tower does not need to be as tall as it is drawn and the roof form will be changed. He stated that this project would be as green as possible and that the amount of glazing for windows was intentionally shown as taking up more of wall planes (not true Victorian style) for energy efficiency. He stated that two of the tandem spaces will be designated for the commercial spaces and that the one -bedroom units will be assigned one parking spot each. He explained the setbacks on the project range from 5 feet to 13 feet. He stated that the subterranean parking would be secured with a lift gate and entrance would be granted with a key card. ARC Minutes April 21, 2008 Page 5 PUBLIC COMMENTS: Stew Jenkins, San Luis Obispo, stated that he will be seeing the south -facing elevation and is pleased with the design of the project. He had.concems with construction noise and vibration. He suggested that the roof form of the elevator tower try to match the Seventh Day Adventist Church. He would like the overhead electrical wires over his backyard placed underground and more use of wood siding on the Pacific Street elevation. There were no further comments made by the public. COMMISSION COMMENTS: The ARC was enthusiastic about the new Victorian architecture of the building finding it in keeping with its location in the Old Town Historical District and compatible with the adjacent Seventh Day Adventist Church at 1301 Osos, a master list historical structure. The ARC discussed the issues in the staff report including tandem parking for the residential units and the elevator design. Overall, the Commission was pleased with the project design, including the use of tandem parking in the underground garage and felt that it was generally headed in the right direction. Chairperson Root supported the project with the recommendations from staff. Commr. Duffy supported the project with a recommendation to pay particular attention to the articulation of the south building elevation. Commr. Howard stated that tandem parking would be appropriate for this project given its downtown setting. She stated that she would like to see more of the brick material used on the elevations. Vice -Chair Wilhelm mentioned that slate or a material with a slate appearance would be appropriate for the roofing. On motion by Commr. Howard to continue the item to a date uncertain with the eight recommendations in the staff report. Seconded by Commr. Palazzo AYES: Commrs. Duffy, Howard, Palazzo, Vice -Chair Wilhelm, and Chairperson Root. NOES: None RECUSED: None ABSENT: Commrs. Hopkins & Kambitsis. The motion passed on a 5:0 vote. 4. Staff A. ARenda Forecast - Pam Ricci provided an agenda forecast for the upcoming May 5 meeting. She handed out copies of a memo prepared by Associate Planner ARC Minutes April 21, 2008 Page 6 Michael Codron along with a copy of the design review chapter from the Draft Orcutt Area Speck Plan. She noted that this information was being distributed ahead of time to give the Commission additional time to review the chapter. B. 399 Foothill Boulevard appeals — Pam Ricci reported on the City Council's action on April 15th to uphold the appeals filed on the ARC's approval of the project and deny the project without prejudice. She noted the conditions that a new development application would need to abide by, which were to eliminate the lofts, maintain a maximum building height of 25 feet, and provide a 15 -foot building setback along Foothill. 5. Commission: A. Minutes of April 7, 2008 The minutes of April 7, 2008, were approved as amended. B. Recent Project Review- Lessons Learned The ARC asked that, in the future, staff put any appeals of their decisions on the agenda under "Comment and Discussion" for a debriefing discussion prior to the Council's consideration of the appeal. They asked that a copy of the minutes from the meeting where the project was discussed be supplied to them for the debriefing discussion. ADJOURNMENT: The meeting adjourned at 8:15 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on May 5, 2008_ Ryan Betz ministrative Assistant SAN LUIS OBISPO Q ARCHITECTURAL REVIEW COMMISSION MINUTES May 5, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Zeljka Howard, Vice -Chair Greg Wilhelm, Chairperson Allen Root, Steven Hopkins, Jason Kambitsis, and Anthony Palazzo. Absent: Commissioner Duffy was absent. Staff: Senior Planner Pam Ricci, Deputy Director, Kim Murry, Associate Planner, Michael Codron and Recording Secretary Michelle Lakey 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. Orcutt Area Specific Plan. SP 209-98; Review and discussion of Chapter 4, Community Design of the Draft Orcutt Area Specific Plan; Barbara Parsons, applicant. (Michael Codron) Michael Codron, Associate Planner, presented the staff report, and asked the Commission to receive public comment and provide direction to staff on changes to be incorporated into Chapter Four of the Draft GASP. He stated that the General Plan requires adoption of a specific plan before any portion of the Orcutt Area can be annexed and developed. He discussed the project Draft EIR, which says that the proposed development would affect the aesthetic character of the Specific Plan area and impede views of Righetti Hill. He stated the OASP also includes a change in the Urban Reserve Line. He further stated that the school site has been approved by the State Department of Aeronautics, but the San Luis Obispo Airport Land Use Commission does not support the proposed site. He stated that 15 percent of the housing in the Orcutt Area would be affordable housing. He further discussed the components of Chapter Four. Andrew Merriam, applicant's representative, provided the ARC with an overview of. Chapter 4. He explained the residential design would be pedestrian friendly and the homes would be smaller and on smaller lots than is typical for the City. He stressed that there would be a large amount of open space and views of Righetti Hill. He stated ARC Minutes May 5, 2008 Page 2 that the commercial core and park would be the main focus in the development. He stated that the Righetti farm house will be retained as well as the surrounding land bordered by Orcutt Road and Tank Farm Road. He stated that the owners are willing to add into the OASP a statement saying that there will be no Orcutt Area houses visible from the Orcutt Road/Tank Farm Road intersection. He stated that there will be approximately 140-160 foot setbacks to new homes from certain portions of Tank Farm Road. PUBLIC COMMENTS: Janice Kissel, San Luis Obispo, asked if there would be an access off of Orcutt Road entering the development. She expressed concern about the speed limit on Orcutt Road and the dangers from the increase in traffic. She also was concerned regarding the height of the homes closest to the hill. She would like to see all the houses mitigated by landscaping so the area would retain its rural and natural feel. She was also concerned with light pollution caused by the development. There was no further public comment. COMMISSION COMMENTS: Vice -Chair Wilhelm stated that he would like to not see the proposed commercial area have the same design as the Downtown. He supported the southwestern and craftsman style designs. He stated that the design with the cul-de-sacs on the western side of Righetti Hill would favor a better home design. He recommended having some options since the majority of the lots most likely will not be flat and many of the designs presented would only work on flat lots. He suggested split-level homes for the sloping lots. He would want the guidelines to emphasize respecting the contours (not grading). He stated that the lighting in the commercial area should not replicate the Downtown. He agreed with Chairperson Root that public art should be integrated into the GASP. Chairperson Root supported the proposed three-story commercial buildings. He stated that the renderings of the commercial area appear to be brick and stated that if no homes in the development are brick then the commercial buildings should not be. He expressed concern regarding the continuity with the types of lighting used in the proposed development. He would like to see public art integrated into the OASP. Commr. Hopkins stated that he would not like the proposed development to mimic the Arbors neighborhood across the street. He stated he would like to see a transition with the landscaping that will fit in with the area. Commr. Howard stated that she does not want to see grey roofs along hillsides in this new development. ARC Minutes May 5, 2008 Page 3 Commr. Palazzo stated that the State might cause the applicant to implement some unsightly mitigation measures at a later time with development of the school site adjacent to the railroad tracks. Overall, the ARC achieved consensus on the following items of direction: 1. Discussion should be added into Section 4.1 to reference the City's existing Hillside Design Guidelines and to emphasize respect for existing contours in the design of new residential buildings. 2. Discussion should be added into Section 4.2 that the design of the Community Commercial Center should not replicate downtown, but should key off of themes used in the surrounding residential neighborhood and reflect the design and materials of the site's agrarian context. 3. Section 4.4 should indicate that pedestrian scale lighting is appropriate for the Community Commercial Center, but the design should be different than the City's Downtown lighting standard. 4. Section 4.6 should be amended to include language that public art should be integrated into the Orcutt Area, as opposed to only being allowed in designated locations. Staff indicated to the ARC that these items of direction will be reported to the Planning Commission and recommended for inclusion in the final draft of the Orcutt Area Specific Plan. 2. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. The next ARC meeting will be Monday, May 19, 2008. The Commission reviewed their previous discussions about Mitchell Park to prepare their comments for tomorrow's City Council meeting. 3. Commission: A. Minutes of April 21, 2008 The minutes of April 21, 2008, were approved as amended. See minutes at back of staff report for changes on page 3. B. Recent Project Review- Lessons Learned ARC Minutes May 5, 2008 Page 4 ADJOURNMENT: The meeting adjourned at 7:15 pm. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on May 19, 2008_ Ryan B Supervi nq Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 19, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Zeljka Howard, Jason Kambitsis, Chairperson Allen Root, Anthony Palazzo, and Steven Hopkins. Absent: Vice -Chair Wilhelm Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Associate Planner Phil Dunsmore, and Recording Secretary Michelle Lakey 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. 1292 Foothill Boulevard and 123 Crandall Avenue. ARC 109-05; Review demolition of fraternity and construction of new fraternity house including exceptions to allow combined retaining wall and fence heights in excess of 6 feet and the trash enclosure within the required street yard; R-3 zone; Kevin Hauber, applicant. (Brian Leveille) Commissioner Duffy recused himself from this item because he is the project architect. Brian Leveille, Associate Planner presented the staff report, recommending that the ARC grant final approval to the project based on findings and conditions of approval. He noted that the applicant is pursuing what would be the first Leadership in Energy and Environmental Design (LEED) certified building within the City limits, and that the applicant has provided a LEED-NC checklist demonstrating the project has been designed to attain LEED Gold Status. He stated that the garbage company has approved the location of the proposed trash enclosure and that staff recommends excluding condition 7 and a portion or all of condition 8. PUBLIC COMMENTS: John Knight, RRM Design Group, and applicant's representative, stated that the parking area surface and the patio will have permeable pavers. He mentioned that staff has been very helpful during this project and noted his support for staffs proposal to exclude conditions 7 and 8. ARC Minutes May 19, 2008 Page 2 Kevin Hauber, applicant, stated he is pleased with the project design and stressed the importance of its long-term sustainability. He explained that the stairs at the back of the building are for a secondary access to the parent's apartment. Shawn Ridenhour, architectural designer, added that the main purpose of the stairs in back was to conform to code requirements. COMMISSION COMMENTS: On motion by Commr. Howard, to _grant approval of the project, based on findings, and subiect to conditions eliminating conditions 7 and 8. Seconded by Commr. Hopkins AYES: Commrs. Howard, Hopkins, Palazzo, Kambitsis, and Chairperson Root NOES: None RECUSED: Commr. Jim Duffy ABSENT: Vice -Chair Wilhelm The motion passed on a 5:0 vote. 2. 1885 Monterey Street. ARC 71-07; Review of hotel remodel project and new hotel building with 19 suites; C -T -S zone; Yatin Naran, applicant. (Brian Leveille) Commr. Duffy returned to the meeting. Brian Leveille, Associate Planner, presented the staff report, recommending final approval of the project, based on findings, and subject to conditions. PUBLIC COMMENTS: Ernest Kim, project architect and applicant's representative, stated that a remodel of both the inside and outside is planned and the existing buildings will be significantly enhanced. He stated that the hotel will have colors and textures to fit more with the San Luis Obispo downtown style. He explained that since the diner has never done well at that location that it will be demolished and three executive suites will be built in its place. He stated that on the east elevation he is considering adding windows with decorative trim around them. He stated that he feels that the conditions by staff are acceptable. Yatin Naran, property owner, explained that the railings proposed are to help keep the balcony dry and prevent water from entering the rooms when it rains. Rose Shapley, SLO, stated a concern about the trash collection and the noise associated with it. She explained that she would like to see the trash enclosure closer to the street. Jo Edmondson, SLO, stated that she wanted to know what change would occur to the J' back of the hotel that backs up to the creek. She also asked if there would be new vegetation along the creek following tree removals. Associate Planner, Brian Leveille ARC Minutes May 19, 2008 Page 3 responded that the small trees within the project area would be removed as necessary to build the 19 suites, but that the vegetation within the creek area will be unaffected and the site would remain screened from properties across San Luis Creek. He also stated that there would only be one window that would face the creek and no balconies would face the creek area. Brian Leveille also discussed Ordinance 1130 and requirements that apply to the project for lighting and increased setbacks from the creek area which the project is in compliance with. There were no further comments from the public. COMMISSION COMMENTS: Commr. Duffy, wished to see the archways narrowed with thinner columns. He stated a concern about the railing detail on the second floor and would like to see it come all the way down and remove the solid lower panels shown in the current proposal. He stated that he likes the project and feels it is a huge improvement to the existing buildings. Project architect, Ernie Kim stated that he would consider changing the width of the columns to make them more proportionate. Commr. Hopkins, stated he liked the project and feels it is a big improvement with good curb appeal. He agreed with Commr. Duffy's suggestion about the archways. He noted that he would like to see a real clay roof to coordinate with the new Spanish architectural style, but understood that a new roof had recently been installed. Commr. Palazzo, supported the tile roofing on the front fagade and suggested a copper finish for the cupola. to be more in proportion with other building features. Seconded by Commr. Howard. AYES: Commrs. Howard, Root NOES: None RECUSED: None ABSENT: Vice -Chair Wilhelm The motion carried on a 6-0 vote. Hopkins, Palazzo, Kambitsis, Duffy and Chairperson 3. 1486 Foothill Boulevard. ARC 192-07; Review of group housing project with 7 apartment units, a caretaker's unit, and a recreation room; R-3 zone; Presbytery of Santa Barbara, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending final approval be granted to the project, based on findings and subject to conditions and ARC Minutes May 19, 2008 Page 4 code requirements. He stated that the large Ash tree in the center of the property will be removed. He stated that Condition No. 4 be modified to provide a better presentation to the street for Building 4 as depicted in the drawing presented at the meeting. Mike Peachey, MW Architecture, stated the ramp -way and exterior stairway would link Front Porch to Cal Poly. He agreed to all the conditions made by staff. He presented alternatives to meet condition 4 in the staff report. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Commr. Kambitsis, said he liked the Mission style of the building and approved of the overall design of the project. Commr. Palazzo, would like to see Spanish tile used for the roof. Seconded by Commr. Kambitsis. AYES: Commrs. Howard, Root NOES: None RECUSED: None ABSENT: Vice -Chair Wilhelm The motion carried on a 6-0 vote. 5. Staff A. Agenda Forecast Hopkins, Palazzo, Kambitsis, Duffy and Chairperson Pam Ricci gave an agenda forecast of upcoming projects for the June 2, 2008 meeting. 6. Commission: A. Minutes of May 5, 2008 The minutes of May 5, 2008 were approved as submitted. B. Recent project review- Lessons learned ARC Minutes May 19, 2008 Page 5 Commr. Hopkins inquired about the changes to the Tartaglia Building at 968 Monterey Street. He commented that the new brick veneer was attractive but wondered to what extent the existing brick might have been exposed. He also commented on the vertical extension of the bulkhead between storefront windows. ADJOURNMENT: The meeting adjourned at 7:15 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on _June 2, 2008 Ryan ministrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 2, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Zeljka Howard, Steven Hopkins, Jason Kambitsis, Anthony Palazzo and Vice -Chair Greg Wilhelm, Chairperson Allen Root. Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille and Recording Secretary Michelle Lakey 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. 3229 Broad Street ARC 173-07; Review of mixed-use project with 4,000 square feet of commercial space and 8 residential units; C -S -S zone; Hamrick Assoc., applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending final approval of the project, based on findings, and subject to conditions. He explained that the project design relied on modifying the site to direct runoff from the back of the property to the front. Warren Hamrick, Hamrick Associates, agreed with the staffs recommendation on the project including conditions. He stated that he could be flexible with the color of the roof that is proposed. He noted that the commercial building is slightly set back from the northern property line. Scott Stokes, SLO, explained the rationale for the proposed drainage plan for the site. He noted that runoff would be drained towards the street. PUBLIC COMMENTS: There was no public comment. COMMISSION COMMENTS: The Commission liked the modem design and was comfortable with the applicant's explanation regarding grading and drainage strategies. They considered a letter from Alex De Leon, the ARC Minutes June 2, 2008 Page 2 property owner to the south, but felt that his massing concerns with the proposed project buildings were overstated. Commr. Howard suggested that the roof be another color rather than black. Commr. Duffy recommended that some additional articulation be added to the blank building walls. On motion by Vice -Chair Wilhelm, to grant final approval to the project, based on findings, and are AYES: Commrs. Duffy, Howard, Hopkins, Palazzo, Kambitsis, Vice -Chair Wilhelm, Chairperson Root. NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 5. Staff A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. 6. Commission: A. Minutes of May 19, 2008 The minutes of May 19, 2008 were approved as submitted. B. Recent Project Review — Lessons Learned ARC Minutes June 2, 2008 Page 3 ADJOURNMENT: The meeting adjourned at 6:00 pm. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on _June 16, 2008_ Ryan Betz Supervisi Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 16, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Zeljka Howard, Vice -Chair Greg Wilhelm, Chairperson Allen Root, Steven Hopkins, Jason Kambitsis, and Anthony Palazzo. Absent: None Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and Recording Secretary Michelle Lakey 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. 590 Marsh Street. ARC 53-08; Conceptual review of a mixed-use project with 7,400 sq. ft. of commercial space and 13 residential units; C -D zone; Dave Bjerre, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending staff continue the item to a date uncertain with direction. The applicant is proposing to demolish the Foster's Freeze building at the northwest comer of Marsh and Nipomo Streets to construct a mixed-use project with approximately 7,400 square feet of commercial space and 13 residential units. Chairperson Allen Root arrived at the meeting at 5:10 p.m., after the staff report and questions of the commissioners to staff. Craig Smith, Architect with CRSA Architecture, explained that they are proposing to use photovoltaic panels on the roof. He stated that the one commercial designated parking space would be for the owner of the commercial space. He explained that the subterranean parking lot would be controlled by a gate with a keypad which should eliminate problems with the public trying to park in it. He clarified that there will be three units set aside as affordable housing. He indicated that he was seeking the ARC's input on a type and style of entry gate to the residential portion of the property. He stated that they would like the project to be LEED-certified, and that he plans to return to the ARC with a water collection strategy with plans submitted for final review. ARC Minutes June 16, 2008 Page 2 Peter Danciart, CRSA Architecture, stated they are proposing glass awnings over the commercial windows on the lower level. PUBLIC COMMENTS: Rose Shapley, San Luis Obispo, asked the applicant to better explain the open areas on the second and third residential levels. She expressed concern that a tall building like this would block the views to the public and asked if there has been any consideration to having a commercial space on the top floor of the building. Doug Worley, San Luis Obispo, expressed concern that the solid brick wall would block the view for drivers exiting the underground parking lot. There were no further public comments. COMMISSION COMMENTS: Overall, the Commission was very impressed with the modem design and its sustainable features. They really appreciated the very detailed and professional presentation made by the applicant team regarding the project including motivations for their design, proposed massing, site context and energy efficiency, and other sustainable features. Vice -Chair Wilhelm suggested a curved element to the first level of the building at the corner of Nipomo and Marsh Streets, and mentioned that a "planted bowl" with some planters hanging down from the upper levels would add a good look to the comer of the building. He preferred a flowing, vine -like look (Gaudi-like design) for the residential gate. He recommended looking at thicker 8 -inch walls with recessed windows for the residential levels. He would like to see the downspouts shown on the elevations if they are not internal. He suggested adding a lighting element to the building from the commercial level facing upward. Commr. Kambitsis agreed that the appearance of the building would be improved by some modifications to the design of the comer and suggested using planters on the lower levels of the building to soften the appearance. Commr. Hopkins stated that he likes the strength and rhythm of the lower commercial level of the proposed building. Commr. Duffy stated that he likes the proposed building design and appreciated the applicant's presentation, including the information on the context. He suggested looking at the redesign of the emergency exit staircase to help recover some of the open storefront area along Marsh Street. He also mentioned that adding tandem parking in the garage might provide some opportunities to create some additional space to accommodate design options. Commr. Palazzo asked that the applicant come back with definitive colors that work together and more information on storefront articulation, mentioning the idea of a modem twist on the ARC Minutes June 16, 2008 Page 3 Frank Lloyd Wright -inspired architecture. He suggested that the applicant add awnings to the windows on the south side to add shading and articulation. Commr. Howard voiced her support for the proposed project, but agreed with the other Commissioners that something needs to be done with the corner of the building at Nipomo and Marsh Streets. She stated she would like the applicant to re-evaluate the depth of the columns from the face to the window line. She would like to see a change to the southwest comer of the building on the first floor outside the emergency staircase. She mentioned that landscaping can be a project amenity, but should not be relied on as a tool to mask a weak design element. Chairperson Root stated that he feels this project will be a great addition to the downtown area. He agreed that the residential entry needs a gate that will stand out. He suggested having a repeated detail from the canopies and other metal elements that would tie in with the rest of the building. He suggested a canopy coming out from the residential entrance with a brick column in the middle of it. the AYES: Commrs. Duffy, Howard, Chairperson Root. NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 5. Staff a. Agenda Forecast Hopkins, Palazzo, Kambitsis, Vice -Chair Wilhelm, and Pam Ricci provided an agenda forecast for the upcoming July 7t' meeting noting that both the Art Center and the Broad Street Corridor project were on the tentative agenda. Commrs. Howard and Palazzo both noted that they would not be able to make the July 7t' meeting. Commr. Hopkins also mentioned that he might not be able to attend. Because of potential quorum issues, the possibility of rescheduling the meeting to July 14th was discussed. ARC Minutes June 16, 2008 Page 4 6. Commission: a. Minutes of June 2, 2008 The minutes of June 2, 2008, were approved as submitted. b. Recent Project Review - Lessons Learned Chairperson Root mentioned that he ran into architect Randy Dettmer who appreciated the feedback from the ARC on the proposed project he designed at the comer of Marsh and Nipomo Streets that was recently conceptually reviewed by the Commission. Mr. Dettmer noted that he made changes to the plans to respond to the ARC's direction and feels that it improved the project. ADJOURNMENT: The meeting adjourned at 7:20 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectyral Review Commission on _July 14, 2008 n Supervisihd Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 14, 2008 OATH OF OFFICE: Swearing in new Commissioner Chris Weber City Clerk Audrey Hooper administered the oath of office to- new Commissioner Chris Weber. Present: Commissioners Jim Duffy, Steven Hopkins, Zeljka Howard, Anthony Palazzo, Chris Weber, Vice -Chair Greg Wilhelm, and Chairperson Allen Root. Absent: Commr. Steven Hopkins Staff: Senior Planner Pam Ricci, Senior Planner Jeff Hook, Deputy Director Kim Murry, Community Development Director John Mandeville, Associate Planner Philip Dunsmore, and Recording Secretary Michelle Lakey ACEPTANCE OF THE AGENDA: The Comment & Discussion items were handled in between Public Hearing Items 1 & 2. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1010 Broad Street. ARC 111-02; Review of a new Art Center building at the comer of Broad and Monterey Streets; C -D -H -S zone; San Luis Obispo Art Center, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the ARC continue the item to a date uncertain with direction to incorporate speck modifications into the project to provide for compliance with the General Plan and Community Design Guidelines. Mr. Dunsmore presented the history of the proposed project to the Commission. He stated that the Art Center is located in the Downtown Historic District and that General Plan policies, architectural guidelines, and ordinances require new buildings in this location, such as the proposed Art Center, to complement historical architectural features and materials. He provided the Commission with photos of nearby existing buildings to show how they complement each other. He referenced Conservation and Open Space Element Policy 3.3.4, which states 'New buildings in historical districts, or on historically significant sites, should reflect the form, spacing and materials of nearby historic structures'. He explained that staff and the ARC are charged with interpreting policy rather than interpreting what good design is. ARC Minutes July 14, 2008 Page 2 John Mandeville, Community Development Director, reinforced the importance of the ARC reviewing the proposed building in terms of existing General Plan policies. He explained the use of "should" vs. "shall" in City policy documents and how it affects the Commission's review of the project. He noted that "should" statements are intended to be followed unless there is another prevailing goal that would be achieved if the policy was not strictly followed. He stressed the importance of making findings to document any deviation from established policies as part of the decision-making process with the review of a project. Wayne Barcelon, project architect, pointed out why he believed that the proposed building does not encroach over the property line. He explained the purposes of the art center are to be inviting, to be made for the people of today and the future, to enrich and inspire the community, and to provide a memorable building for the public. He stated the property would provide more opportunities to engage the public with the park -like setting that is around the creek. He explained that the proposed materials for the project were taken from some of the historical buildings in the neighborhood, but with a modem style to them. He stated there would be a five-foot setback from the sidewalk with landscaping in between. He explained that the building's large windows would allow for expansive views of the immediate setting and the mountains beyond. He stated that the cut stone on the upper part of the building would not consist of large pieces, the windows would be insulated glass, and the frame of the building would primarily be steel. Bruce Frasier, Art Center, mentioned they have had a unanimous vote in favor of this project from the Art Center's Board of Directors. He disagreed with some of the analysis included in the staff report. He stated that the proposed plan is not radical and would fit in well with the surrounding buildings in the downtown district. PUBLIC COMMENTS: Ken Schwartz, San Luis Obispo, liked the proposed project presented by the Art Center and felt that they needed a new building. He stated that the project was consistent with the Downtown Concept Plan in that the project is adjacent to Mission Plaza which is the cultural center of the downtown. Chuck Crotser, member of the CHC, stated when the CHC reviewed this project they considered its compatibility, while not relaxing the guidelines. He stated that more clarity is needed where the building meets the ground. He indicated his support of the project pointing out that the context here is different than on Higuera Street and that complementary character was somewhat of a judgment call. Wendy George, Morro Bay, stated she sees this building as a large piece of art. She felt it would be a building that will be looked upon for years to come as a landmark in the community. ARC Minutes July 14, 2008 Page 3 Jack Biesek, San Luis Obispo, supported the project. He felt it can echo some history and provide some history in the future. He felt that by restricting the applicant on the design of this building would be a bad idea. He read an excerpt from a letter to the editor published in the Tribune from a local resident about the proposed project. Deborah Cash, Downtown Association, felt the proposed Art Center building would be a great addition to the Downtown Historic District. Karen Kile, Executive Director of the Art Center, stated that this would be the first modem building to be designed to fit the surrounding creek and park -like area. She fully supported the proposed Art Center building. Nixson Borah, San Luis Obispo, felt the building is very modest and not a radical statement. He felt that the building should complement its surrounding area, but be of its own time. James Lopes, San Luis Obispo, supported the Cultural Heritage Committee's and the staffs recommendations for this proposed project. He stated that a modem design could be crafted that would better fit the historic nature of the setting than the proposed project. There were no further comments made by the public. COMMISSION COMMENTS: Commr. Howard stated that the ARC could justify deviation from the guidelines and policies that govem the construction of new buildings given the civic nature of the proposed building. She felt that strict adherence to the guidelines would prevent this project as presented from moving forward. She would like to re-examine how the building meets the ground on the creek side of the building. Vice -Chair Wilhelm felt that the site of the Art Center is very unique and special as it is surrounded by open space. He supported the building as proposed and felt that it complemented its setting. He would like all the renderings developed in as much detail as the Broad Street rendering presented tonight. He felt the setback proposed is fine on both Broad and Monterey Streets. Commr. Palazzo expressed that the tools had not been presented to properly portray the building design and indicated that the renderings needed to include more detail. He stated he feels the building looks a bit busy and that its design could be simplified. He would like to see much more detailed plans and a complete materials board. He would also like to see some simplicity to the design. He felt there is a lack of rhythm between the Broad Street and Monterey Street elevations. ARC Minutes July 14, 2008 Page 4 Commr. Weber agreed with Commr. Palazzo that the drawings and renderings were lacking in detail and simplicity. He felt that more information including a model would help to evaluate the design. Commr. Duffy stated it would be a shame to have a historical prototype building at this location, but felt there were a lot of missed opportunities with the building presented. He challenged the applicant to come back with some changes. He indicated that the building was not very inviting and seemed to tum its back on the street. He suggested that the vertical circulation within the building could be featured through the design. He stated that some angles and curves of the building seemed contrived, quirky, and a bit chaotic. He felt the pedestrian level windows were a token response to the guidelines to complement the nearby buildings and more effort could be taken into account. He felt that the building should have a natural edge and exhibit more restraint. He felt the projections seemed arbitrary and the public entry should be celebrated. Chairperson Root felt a contemporary response at this location was perfect, but did agree that the design was busy and that he would like to see more detail. He stated the entrances could be heralded a little more. He would like to see more information on colors and materials presented the next time the applicant brings the project back to the ARC. On motion by Vice -Chair Wilhelm to continue the item to a date uncertain with the Monterey Street elevations. A specific historical style need not be applied however components of the proposed building design such as rhythm massing fenestration colors and materials should be complement the site's historic setting. Seconded by Commr. Howard. AYES: Commrs. Duffy, Howard, Palazzo, Weber, Vice -Chair Wilhelm, and Chairperson Root. NOES: None RECUSED: None ABSENT: Commr. Hopkins. The motion passed on a 6:0 vote. The Commission took a break at 7:58 pm. Vice -Chair Greg Wilhelm recused himself from Item 2. 2. City -Wide. ARC 49-06; Review form -based codes for the South Broad Street. Corridor Plan; City of San Luis Obispo, applicant. (Jeff Hook) ARC Minutes July 14, 2008 Page 5 Jeff Hook, Senior Planner, provided a staff report to summarize the changes made to the draft plan in response to advisory body, focus group, and citizen input. He reviewed the organization of the draft plan and focused the Commission's attention on the form - based codes. He mentioned that staff is expecting a detailed traffic analysis and engineering studies are being done on the cost of "mission critical" public infrastructure such as the pedestrian/bicycle bridge over the railroad. He stated there is also an environmental review pending completion of the traffic analysis. He explained staff anticipates six to eight months of public review and that an EIR may be required. Commr. Howard expressed support for the revisions and thanked staff for listening to the ARC's direction. Commr. Duffy indicated that the draft needs more annotated photos and graphics to illustrate the design concepts, with both desirable and undesirable examples. Commr. Weber asked whether the ARC had directed staff to provide just three architectural styles and expressed concern that it may result in contrived styles of development. However, he supported the ARC's previous actions. PUBLIC COMMENTS: Carl Lea, SLO, expressed concern that this is only the second opportunity to be involved in development of the plan and felt that staff has not done a good job of outreaching to the businesses that are in operation in the area. He mentioned that he is the owner of a manufacturing use that operates 24/7 and his operation needs to be in a location where it can stay. He was concerned that proposed changes to the zoning could force him to relocate and that an unknown future is not a healthy way to operate a business. Chuck Crotser, San Luis Obispo and member of the CHC, noted that he has participated in many community meetings and is a member of the focus group and that there has been a variety of input and many positive and constructive discussions. He expressed that the draft plan product so far is a vast improvement and that he supports the eclectic and contemporary designs featured in the plan and would like to see sustainable development occurring in the plan area. There were no further comments from the public. COMMISSION COMMENTS: Chairperson Root asked staff to comment on the public process. Staff responded with the details of the many public hearings, notices, and newsletters that have been part of the process and committed to follow up with Mr. Lea. Chairperson Root indicated that the architectural standards seem to be going in the right direction and that a forced vernacular never works. ARC Minutes July 14, 2008 Page 6 Commr. Duffy indicated that the plan needs to provide the image of what the City wants to see in the area without asking developments to duplicate an Italianate bungalow, for example, in a way that wouldn't be authentic. Staff indicated that the graphics were intended to provide examples of elements to be extracted and used in the design of new buildings in the area. The Commission continued the discussion to the August 18, 2008, ARC meeting. 5. Staff A. Agenda Forecast Pam Ricci provided an agenda forecast for the upcoming July 21St and August 4th meetings. Zeljka Howard noted that she would be absent from the 7/21, 8/4 & 8/18 meetings. Both Jim Duffy & Greg Wilhelm noted that they would not be at the 8/4 meeting. 6. Commission: A. Minutes of June 16, 2008 The minutes of June 16, 2008 were approved as submitted. ADJOURNMENT: The meeting adjourned at 8:45 pm. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Arcpitectural Review Commission on _August 4, 2008 Superyising Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES July 21, 2008 ROLL CALL: Present, Commissioners Jim Duffy, Steven Hopkins, Jason Kambitsis, Anthony Palazzo, Vice -Chair Greg Wilhelm, and Chairperson Allen Root Absent: Commissioner Zeljka Howard Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Associate Planner Brian Leveille, and Recording Secretary Michelle Lakey 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. 2747 Broad Street. ARC 62-08; Review of a seismic retrofit and building remodel in the R-2 zone; Springfield Missionary Baptist, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Commission grant final approval to the project based on findings, and subject. to conditions. He noted that the seismic retrofitting would only pertain to the inside of the building, but that the applicant would like to update the Broad Street facade concurrent with the seismic work. He pointed out the pertinent General Plan policies and Community Design Guidelines that encourage building designs that complement the surrounding neighborhood, noting the deficiencies staff perceived with the applicant's design in terms of meeting these objectives. Commissioner Anthony Palazzo arrived at the meeting at 5:13 p.m. Steve Barasch, applicant, explained that the proposed fagade would wrap around the front of the building to the sides without completely covering the sides. He noted that the seismic retrofitting is needed primarily because the walls were built with hollow clay tiles that are dry stacked. He stated the plan would be to build sheer walls on the first and second floors. He added that some of the existing windows will be covered up due to the sheer walls that will be installed. He explained that the proposed front of the building includes numerous windows and glass to help bring in natural light into the building. He did not think that it made sense to bring in residential types of materials ARC Minutes July 21, 2008 Page 2 because they want it to look like a church and not a big house. He stated that the trees in front of the church will stay. He proposed adding cypress trees along the sides of the church. Senior Pastor Henry Ford explained that presently the church does not look like a church, but like a warehouse. He noted that the goal of the remodel is for the building to look like a church. He stated that this church was organized in 1947 at a different location and has been at this site since 1963. PUBLIC COMMENTS: Sandy Jordan, San Luis Obispo, shares a property line with the church. She asked if there is a plan to see if there is asbestos in the building. She expressed her concern with seeing an elevator on the back of the building. There were no further comments made from the public. COMMISSION COMMENTS: The Commission had numerous questions of the architect regarding details included on the plans. The focus of discussion was how proposed materials, colors, and detailing of the facade remodel could be simplified to appear less busy and more in keeping with the building's streamlined architectural style. Conditions were added for certain details to be modified and reviewed by Planning staff as part of working drawings. A large contingent of church supporters was in attendance. Vice -Chair Wilhelm liked the design but was concerned with the magnitude of metal being proposed. Commr. Hopkins did not feel there is a need for horizontal siding. He felt there are a lot of things going on with this building, and it is a bit complex. He liked the proposed plan in general. Commr. Duffy agreed with Commr. Hopkins that horizontal siding is not needed. He felt the proposed building is too busy and would propose a much more muted color scheme. He agreed with conditions seven and eight. Commr. Palazzo stated he would like the colors to tie in better with the neighborhood.. He felt the copper roof above the cross could be a lighter architectural element. He stated he would like the panels around the elevator to match the color of the building. Commr. Weber felt that the applicant should be allowed to come back with a new color scheme. He felt that there is too much metal being proposed and that the reglets should be painted. ARC Minutes July 21, 2008 Page 3 A motion was made by Vice -Chair Wilhelm, recommending approval with elimination of conditions 4, 5, 8, 9, & 10 clarifying that the clear anodized be limited to the windows and reglets, dark anodized cross, and roof and coping being copper. There was not a second on the motion; therefore, it failed. A second motion was then made by Commr. Duffy recommending continuation to a date certain based on staff recommendations 1, 2, 3, 5, 6, 7, & 8. There was not a second on the motion; therefore, it failed. A motion was made by Vice -Chair Wilhelm, seconded by Commr. Weber, recommending approval with elimination of Conditions 4, 5, & 8 (as numbered in the staff report) and the following added conditions: 1) The allowed types of metal to be Paint color. AYES: Commissioners Wilhelm, Weber, Duffy, Hopkins, Palazzo, and Root NOES: None RECUSED: None ABSENT: Commissioner Howard The motion passed on a 6:0 vote. 2. 3380 S. Hinuera Street. ARC 40-08; Review of proposed 13,000 square -foot bank building in the O -PD zone; Walter Brothers Properties, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the Commission grant final approval to the project, based on findings, and subject to conditions. Bruce Fraser, Fraser Seiple Architects, stated he supported staffs recommendation including the proposed conditions and was available to answer questions. Donny Walter, property owner, noted that this building would finish out the center and would improve the appearance of the comer. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: After a brief discussion, the ARC concluded that the high-quality architectural design was appropriate for the visually -prominent corner location. ARC Minutes July 21, 2008 Page 4 Vice -Chair Wilhlem described the building as handsome and felt that it would class up the comer. He mentioned that the design harkened back to 1930-1940s era Santa Barbara Spanish Colonial buildings. Commr. Duffy suggested that the applicant consider adding something unique to the design of the northern building tower. A motion. was made by_ Commr. Palazzo, seconded by Vice -Chair Wilhelm, recommending granting final approval to the proiect, based on findings, and subiect to staffs conditions. AYES: Commissioners Palazzo, Wilhelm, Duffy, Hopkins, Weber, and Root NOES: None RECUSED: None ABSENT: Commissioner Howard The motion passed on a 6:0 vote. The Commission took a break from 6:40 p.m. to 6:45 p.m. Commissioner Jim Duffy recused himself from item 3. 3. 2238 Broad Street. ARC 70-08; Conceptual review of a revised version of a previously -approved mixed-use project; C -N -H, C -S -H, & C -S -S -H zones; Rick Moses, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending continuation to a date uncertain providing preliminary comments to the applicant and staff on the conceptual project. She explained some notable differences between the current project and the previously -approved one. Debbie Rudd, RRM Design, stated that all the residential units would be apartments and not condos anymore. She explained that the commercial buildings closest to Broad street will be low, single -story buildings and, as the property goes back to the mixed-use building and residential buildings, the height increases to three stories. She described the architecture as being inspired by turn -of -the -century brick warehouses. Rick Moses, Developer, stated they have made changes to the project design based on the feedback they received after their initial outreach to representatives from advisory bodies, the Council, South Broad Street Corridor Working Group, and City staff. He explained that the changes really connect the project to Broad Street. Jeff Dillon, architect, explained that the original Roundhouse structure inspired the proposed design of the proposed Building E, known as the "Signature Building." He spoke in detail about proposed colors, materials, and other building details as well as responded to Commission questions. ARC Minutes July 21, 2008 Page 5 PUBLIC COMMENTS: Terry Mohan, San Luis Obispo, said he is disappointed that the residential units have decreased in number but was pleased to see that the units would be rental apartments rather than condominiums as previously proposed. He noted that this project will increase traffic substantially and make turning onto Broad more difficult and wanted to see a traffic light installed at one of the project entrances. He felt that the proposed materials will make the residential units very expensive and difficult to sell. There were no further comments from the public. COMMISSION COMMENTS: The ARC was very impressed with the caliber of the presentation and the thought and detail that had gone into the revised design. Generally, the reaction to the project changes was positive, especially the reconfiguration of the main street which allows for more open views into the project from Broad Street and eliminates the backs of buildings facing Broad. Commr. Weber appreciated the presentation and felt that it was a beautiful project. He noted that his main concern was with the authenticity of the 'one-story" commercial buildings near Broad Street. He did not support false windows on the commercial buildings that created the illusion of two-story buildings for one-story spaces. Commr. Palazzo stated he liked the previous design of Building B, which he described as the "funky" building and would like the applicant to consider adding it back in. Commr. Hopkins felt that this is a nice project at the right place and time. He appreciated how the design is based on historical buildings but wanted to see some modem elements introduced into some of the rear buildings. He felt that alternating brick and plaster on the commercial buildings seemed almost too intentional. Vice -Chair Wilhelm felt that the northernmost entrance is awkward being so close to a large intersection and would prefer that it was closed off and strictly for pedestrian use only. He felt there was too much brick proposed in this project. He would like to see more variations between the storefronts. He suggested having a functional railroad car to help tie the project to the Railroad District. He stated to increase authenticity in the commercial buildings that the inside should match the outside in height. He would like to see more cornice details used. Chairperson Root felt that making the architecture authentic is really important and liked the idea of tumbled brick. He supported the contemporary look of buildings I and J. He felt that a traffic signal at Alphonso Street would help with traffic flow. He felt that the curved face of Building E is a nice touch. He agreed with Vice -Chair Wilhelm about the northern most entrance being closed and used for pedestrians only. He felt that it would ARC Minutes July 21, 2008 Page 6 be an awkward entrance and difficult for all the traffic on Broad Street. He felt the forms and surfaces need to be well thought out. not match the internal use of space was discouraged; 2) Increase the variety of the materials, roof forms, and storefront details of the tenant spaces within the Main Street buildings to make them more distinctive from one another: 3) Utilize more AYES: Commissioners Weber, Hopkins, Palazzo, Wilhelm, and Root NOES: None RECUSED: Commr. Duffy ABSENT: Commissioner Howard The motion passed on a 5:0 vote. 5. Staff A. Agenda Forecast Pam Ricci provided an agenda forecast for the upcoming August 4t' meeting. She noted that three commissioners, Zeljka Howard, Jim Duffy, and Greg Wilhelm would be absent from that meeting and stressed the importance that the remaining four commissioners commit to attending the meeting to allow for a quorum of members to be present for the review of the two projects included on that agenda. 6. Commission: A. Recent Project Review - Lessons Learned Commr. Palazzo expressed concern with the quality of the plans submitted for the review of Item No. 1, pointing out the difficulty of reading them because of the amount of clutter they included and their inaccuracies. Commr. Hopkins questioned whether the colors of the new metal buildings on the south side of Tank Farm Road were consistent with what the ARC had reviewed and approved. ARC Minutes July 21, 2008 Page 7 ADJOURNMENT: The meeting adjourned at 9:00 p.m. Respectfully submitted by Michelle Lakey Recording Secretary Approved by the Architectural Review Commission on _August 4, 2008_ Ryan Betz Supervising dministrative SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES August 4, 2008 ROLL CALL: Present: Commissioners Steven Hopkins, Chris Weber, Anthony Palazzo, Vice -Chair Greg Wilhelm, and Chairperson Allen Root Absent: Commr. Zeljka Howard and Jim Duffy Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and Recording Secretary Michelle Lakey ACCEPTANCE OF THE AGENDA: The agenda was accepted as amended. Agenda item #2 was considered first. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 22 Chorro Street. ARC 68-08; Conceptual review of a proposed book store and coffee house with 11,221 square feet of floor area; C -N zone; Larry D. Hensley, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending continuation to a date uncertain with the directional items included in the staff report. Charles Cebulla stated he was trying to make a bold statement with his proposed architectural style of the proposed building. He asked the ARC for direction. He stated that the owner of the property would accept any of the designs that they have proposed. He explained that the owner owns other book stores and planned to use the proposed upstairs storage space for his other locations as well. PUBLIC COMMENTS: Arlene Zanchuck, San Luis Obispo, adjacent property owner, invited the applicants to come to her house to see the perspective of the site from her property. She mentioned grading and fill issues related to the site and noted concerns with the impacts of car lights. She felt that the building appeared stark and noted that palm trees were not included on the City's approved street tree list. Felton Ferrini, San Luis Obispo, owner of the shopping center across the street from the project, indicated his support for the idea of development of the site and the planned uses but was concerned with the size of the proposed space and the amount of storage area included on the second floor. He suggested that the development of a right -tum only on-Chorro Street adjacent ARC Minutes August 4, 2008 Page 2 to the site onto Foothill be pursued to address concerns with drivers using the proposed parking lot on the site as a cut-off. Dan Harper, San Luis Obispo, adjacent business owner, expressed concerns with the impacts of the bookstore customers on adjacent sites during peak demand times. He mentioned that cars would not be able to get into his properties because of an increase of traffic that would occur on Foothill Blvd. He noted that the proposed number of parking spaces and building size would not work and stated that the proposed project would be better on another site in town. Dan Carpenter, San Luis Obispo, noted the high levels of transactions with the bookstore use during peak demand times and that the proposed parking may not be sufficient to handle that demand There were no further comments by the public. COMMISSION COMMENTS: Commr. Hopkins mentioned that the proposed outdoor patio was a nice project feature. Commr. Palazzo noted that the canopy above the main entry of the optional plan with rounded roof forms is rather high and would like to see it lowered to be more human scale. Commr. Weber supported the idea of the building occupying more of the comer area and questioned the functionality of an outdoor patio given noise levels from the adjacent streets. Vice -Chair Wilhelm suggested that the applicant meet with people in the neighborhood, sit down with Public Works to discuss traffic problems, and refine the design alternative presented with the rounded roof forms. He also recommended that the business owner meet with City Staff to discuss his intentions with the use of the proposed storage space. He suggested putting in a right -tum lane from Chorro Street turning east onto Foothill Blvd. Chairperson Root recommended that another street tree selection instead of palm trees be considered. He stated that the applicant also be present the next time this project comes before the ARC. it for ntin terms or aggressing design concerns 1-5 as stated in the staff report: address light spillage into the neighborhood and screening of automobile lights in the parking lot: and provide further documentation about characteristics of proposed bookstore use and its storage needs due to concerns over the adequacy of parking spaces provided for the use. AYES: Vice -Chair Wilhelm, Commrs. Hopkins, Palazzo, and Weber, and Chairperson Root NOES: None RECUSED: None ARC Minutes August 4, 2008 Page 3 ABSENT: Commr. Howard and Duffy. The motion passed on a 5:0 vote. 2. 1308 Monterey Street. ARC 20-08; Review of a mixed use project with 5 residential units and 8,400 square feet of commercial space and request for 30% mixed and shared -use parking reduction; C-R zone; George Garcia, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the ARC grant final approval to the project, based on findings, and subject to conditions. George Garcia, applicant, explained that this project would be an extension of the downtown core and that energy conservation was an important goal with the project design. He stated thermal mass walls are proposed, photovoltaic solar panels, and vegetated -rooftop patios as well. He explained that the ground floor would be for commercial retail spaces, second floor to be class "A" professional office spaces, and the third floor to be residential units. He mentioned that the proposed parking reduction addressed the worst-case scenario of at least three restaurants on the first floor in terms of overall parking demand, and that the parking provided would be even more plentiful if there were less than three restaurants as ground floor tenants. PUBLIC COMMENTS: Ann Hodges, San Luis Obispo, was concerned with the request for a 30% shared and mixed- use parking reduction for the project because of the: limited amount of available on -street parking and the concern that residential tenants would likely have multiple vehicles. Betty Aten, San Luis Obispo, noted her full support for the project but shared some of the prior speaker's concerns with the amount of parking provided in the project. She mentioned that bike parking should be convenient for the residents so that it becomes fully utilized. She hoped that there will be some landscaping on the north side of the building to improve her view from her property. Steve Mann, San Luis Obispo, submitted a letter stating that he applauded the applicant's design for the project with the exception of the lot line setback for the parking structure on the north side of the site. He particularly appreciated the sustainability of the project. He challenged the applicant and encouraged the City and ARC to have all the residential units certified as LEED for Homes residences. He submitted a copy of his letter to the members of the ARC and Staff. There were no further comments from the public. COMMISSION COMMENTS: On a motion by Commr. Palazzo. seconded by Commr. Weber, to grant final approval to project, based on findings and subject to conditions included in the staff report AYES: Commrs. Palazzo, Weber, Hopkins, Vice -Chair Wilhelm and Chairperson Root ARC Minutes August 4, 2008 Page 4 NOES: None RECUSED: None ABSENT: Commrs. Duffy and Howard. The motion carried on a 5:0 vote. 5. Staff a. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects. The next regular meeting is scheduled for August 18, 2008. She stated the items on the next agenda include the parking lot at Mitchell Park and the continued discussion of the South Broad Street Corridor Plan. 6. Commission: a. Minutes of July 14 and July 21, 2008 (amend or approve) The minutes of July 14 and July 21, 2008, were approved as amended. b. Recent Project Review - Lessons Learned Commr. Palazzo would like to receive more information distributed electronically instead of always getting hard copies of plans. He felt it was a waste of paper. He would like staff to stop providing the Commission with bottles of water and be more environmentally friendly. ADJOURNMENT: The meeting adjourned at 7:40 p.m. Respectfully submitted by Michelle Lakey, Recording Secretary Approved by the Architectural Review Commission on _August 18, 2008 Ryan RAtz SupeWising Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES August 18, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Anthony Palazzo, Chris Weber, Vice -Chair Greg Wilhelm and Chairperson Allen Root. Absent: Commissioners Zeljka Howard and Steven Hopkins. Staff: Senior Planner Pam Ricci, Senior Planner Jeff Hook, Deputy Director Kim Murry, Planning Technician James David and Recording Secretary Michelle Lakey ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Paul Nagy expressed concerns with the extent of City fees and improvements that applied to his condominium project at the corner of Laurel Lane and Southwood Drive. He noted that he installed asphalt rather than colored, stamped concrete called for on his approved architectural and building permit plans because of cost concerns, and that he planned to return to the Commission at a future date for their consideration of a modification to the approved plans. There were no further comments made from the public. PUBLIC HEARINGS: 1. 1445 Santa Rosa Street. ARC 166-07; Review of Mitchell Park Senior Center parking lot design; PF -H zone; City of San Luis Obispo — Public Works Dept., applicant. (James David James David, Planning Technician, presented the staff report, recommending the ARC determine that the project is consistent with the Community Design Guidelines and forward a recommendation to the City Council to approve the plans, based on findings, and subject to, conditions. He provided the ARC with a history of the site and explained the site changes would include removal of three trees, relocation of BBQ area, elimination of horseshoe pits and shuffleboard court, and loss of four on -street parking spaces. He noted that the parking lot would be paved with asphalt and that the proposed fence would be in place for safety reasons. Manny Guzman, Public Works Department, explained why asphalt had been chosen over pavers, noting that pavers would require excavation of at least 18 inches and would be harmful to the surrounding plants. He stated that the estimated cost of this project is now $225,000 and noted that the existing loading zone on the street would remain. He clarified ARC Minutes August 18, 2008 Page 2 that a loading zone is not proposed in the parking lot for delivery trucks, and that the proposed pedestrian walkway across the exiting driveway was to provide access to the park by seniors. PUBLIC COMMENTS: Stefan Lamb, San Luis Obispo, stated that the relocation of the BBQ area concerned him because he wanted to see the grassy area along Buchon Street preserved. He proposed relocating the BBQ area to the children's area where there are already existing benches.. He proposed planting hedges along the fence, not trees, to help block the view of the cars. He did not like the proposed location of the trash enclosure. Dan Carpenter, San Luis Obispo, expressed safety concerns with the pedestrian walkway proposed on the north end of the exiting driveway because children from the adjacent playground could enter the driveway there. Jim Kelleher, San Luis Obispo, felt that. Sycamore trees should not be planted along the parking lot since they are messy trees. Sheri Fonten, San Luis Obispo, expressed concerns with the ability of large delivery trucks to use the parking lot driveway and questioned whether a .proposed loading zone for delivery trucks and seniors was planned. She agreed with Mr. Lamb's comments about relocation of the BBQ pit. She stated that she does not want to see a trash dumpster when she first gets to the park and asked about the estimated cost of the parking lot. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Duffy stated he would prefer to see plants used for screening parking instead of the proposed chain-link fence. He felt the trash enclosure should be relocated to be closer to the senior center. He recommended that the drainage be changed to a bio-swale and that the lighting standards be reduced to the minimum required. Vice -Chair Wilhelm agreed with the other commissioners that the trash enclosure should be relocated. He did not support the proposed asphalt paving and preferred to see permeable joining pavers, which would allow Public Works to get rid of the retention basin. He stated that having a gate where the pedestrian crosswalk would be located could make the area safer. Commr. Weber agreed with retaining as much of the grassy area as possible with parking lot development. He agreed with the public that the BBQ pit could be relocated elsewhere and also supported relocating the trash enclosure. He expressed support for the proposed Sycamore trees. ARC Minutes August 18, 2008 Page 3 Chairperson Root proposed relocating the BBQ area to the Veterans area at the comer of Pismo and Santa Rosa Street to preserve the grassy area of the park. AYES: Commrs. Duffy, Palazzo, Weber, Vice -Chair Wilhelm, and Chairperson Root NOES: None RECUSED: None ABSENT: Commrs. Howard and Hopkins The motion passed on a 5:0 vote. Commr. Wilhelm recused himself from agenda item #2. 2. City-wide. ARC 49-06; Review form -based codes for the South Broad Street Corridor Plan; City of San Luis Obispo, applicant. (Jeff Hook) Jeff Hook, Senior Planner, presented the staff report, recommending to review the Draft South Broad Street Corridor Plan's streetscape and architectural standards, Chapters 4 and 5, provide direction to staff and continue the item to a date uncertain. This is the second Architectural Review Commission (ARC) meeting to review the June 18, 2008, Draft Plan.. Once the ARC and Planning Commission (PC) complete their review, staff will prepare a final draft ad and bring it back to the Commissioners for a final recommendation to the City Council, who will take final action on the Plan. No final action is anticipated at this meeting. He explained that there are five land use districts instead of seven: CR -V, CN -V, CS -V, PF, and existing uses. He explained that the previously proposed cul-de-sacs have been removed and more streets connected. He explained that having more streets connected to one another would help keep people off of Broad Street if they had other options. He stated that two pocket parks are proposed. He explained that heavy industrial businesses would not be permitted in this area. He stated that many of the heavy industrial businesses currently in the area are already relocating. He stated that there are eight building types proposed — covering types of buildings in districts based on street types. He said there are three types of architectural styles allowed: Railroad/Little Italy, Broad Street Village Contemporary, and Railroad Vernacular. He stated that all of these styles are already in the neighborhoods. He explained that a traffic analysis report is expected in two weeks. He stated that engineering studies are being done on cost of "mission critical" public infrastructure and on optimum location for a pedestrian/bicycle bridge over railroad. He stated that redevelopment would most likely not be feasible in this area. ARC Minutes August 18, 2008 Page 4 PUBLIC COMMENTS:. There were no comments from the public. COMMISSION COMMENTS: The Commission emphasized the need to provide many images or graphics showing the different architectural styles. Commissioners supported the approach of having three basic architectural styles and felt these styles reflected the area's character and sense of place and wanted to encourage a variety of exterior expressions and materials within each. style. They agreed that the architectural standards should call for "real" architectural materials and detailing and to avoid the use of "faux" materials like brick veneer. Commissioners asked staff to restudy standards dealing with the window height not exceeding two stories, requirement for factory -based painting, and the use of cementitious exterior siding. After discussion, the Commission continued the item to a date uncertain to allow Commission comments to be included in the final draft. COMMENT & DISCUSSION: 1. Staff: a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects. She stated that the next regular scheduled meeting on September 2, 2008, will likely be cancelled. b. Communication from Community Development Director John Mandeville regarding the interpretation of "should" policies and guidelines. The Commission appreciated the input from the Director included in the memo and indicated that the background would be helpful for future project deliberations. 2. Commission: a. The minutes of August 4, 2008, were approved as submitted. ADJOURNMENT: The meeting adjourned at 7:50 p.m. Respectfully submitted by Michelle Lakey, Recording Secretary Approved by the Architectural Review Commission on _September 15, 2008_ Ryan Betz Supervising Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 15, 2008 ROLL CALL: Present: Commissioners Zeljka Howard, Chris Weber, Anthony Palazzo, Steven Hopkins, and Jim Duffy Absent: Vice Chair Greg Wilhelm and Chairperson Allen Root Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and Recording Secretary Janet Miller Commr. Howard took over the chairperson responsibilities for the meeting. 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. 1401 Chorro Street. ARC 95-08; Review of four new condominiums on vacant property; R -4-H zone; Chorro Street Partners LLC, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending that the ARC grant final approval to the project, based on findings, and subject to conditions and code requirements. He noted that a similar 4 -unit residential project on this site was approved by the ARC on May 2, 2005, but was never constructed and its architectural approval has expired. He mentioned that the current project proposes to develop the site in a similar fashion to the previously -approved design with a Mission/Spanish architectural theme. He emphasized that the site's steep slope presented a constraint that limited project density and made adding more parking challenging. PUBLIC COMMENTS: Scott Choppin, Long Beach, Urban Pacific Group, introduced himself as the owner and project applicant. He supported staffs recommendation for final approval and indicated that he was available to answer questions. Jeff Schneidereit, applicant's representative, described the site design as stepping with the hillside and hiding parking by placing it below grade. He noted that the four individual units �. were targeted for a luxury market and fit in with the custom feel of the surrounding neighborhood. He felt that the proposed design provided a good transition between the ARC Minutes September 15, 2008 Page 2 downtown core and the Old Town historic neighborhood, and added that they had attempted to minimize the heights of needed retaining walls. Commr. Weber inquired as to the rationale for the choice of a Mission, rather than a Victorian or Craftsman, style at this location. Scott Choppin replied that he liked the style and felt that it responded appropriately to the most prominent view corridor which is Pismo rather than Buchon Street. Commr. Howard inquired about the intended use of some of the more unique rooms like the studies, libraries, and recreation rooms. Scott Choppin responded that the units were targeted to boomers looking to downsize and that these types of spaces are desired by empty -nesters. Commr. Duffy inquired about the stucco finish, trash service, and eave materials. Phil Dunsmore explained that they had been approved to use waste wheelers that would be stored in the garage because of the small size of the project. Scott Choppin confirmed that a smooth toweled plaster would be used for the exterior finish. Doug Brown of the applicant team noted that the rafter tails would be either a tongue and groove wood or eves. Commr. Weber stated that the project was a poor use of an R-4 lot. He also stated that the applicant's change of bedrooms from the previous plan into "studies", represented possible deception to avoid the parking requirements. He further stated that the Pismo Street pedestrian access was ignored. Catherine Baker, San Luis Obispo, expressed concerns regarding the structural integrity of the stone wall on the adjacent property with project development and questioned how her views might be affected. Linnaea Phillips, San Luis Obispo, was concerned that the project looked more like an office building and preferred to see a Craftsman architectural style to fit in better with the historic neighborhood. COMMENT AND DISCUSSION: Commr. Duffy felt that the project was very nice in aggregate but had some minor recommendations on design enhancements. He suggested that some of the elevations facing the interior property lines could use some further articulation. He noted that the proportions of some of the windows, such as the turret feature of Unit 3, could be improved. He liked the variations in the project rooflines except for Unit 3 where it appeared awkwardly cut off. He mentioned that it may be desirable to have a primary garage door at the main entry. On a motion by Commr. Palazzo seconded by Commr. Hopkins to -grant final approval to selected that are of a quality appearance and have true divided lights to be consistent with ARC Minutes September 15, 2008 Page 3 the project's setting in the Old Town Historical District; the rafter tails in the eaves of buildings `- shall be tongue and groove wood; and the roof form of Unit 3 shall be revised to eliminate the clipped appearance. AYES: Commrs. Palazzo, Hopkins, Duffy, and Howard NOES: Commr. Weber RECUSED: None ABSENT: Commrs. Wilhelm and Root The motion passed on a 4:1 vote. COMMENT & DISCUSSION: 1. Staff: a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects. 2. Commission: a. The minutes of August 18, 2008, were continued as there was not a quorum of members present who attended the August 18th meeting to vote on the minutes. b. Recent Project Review — Lessons Learned Commr. Palazzo suggested that correspondence related to projects, if received far enough in advance, could be e-mailed to Commissioners, rather than individual copies made, to save paper. Commr. Duffy suggested that preliminary ARC agendas and Planning Commission agendas be e-mailed rather than distributed as hard copies. Commr. Hopkins mentioned that the rafter tails in the eaves of the new industrial buildings located closer to Suburban Road looked more in keeping with what he anticipated than some of the buildings built closer to Tank Farm Road. ADJOURNMENT: The meeting adjourned at 6:35 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Architectural Review Commission on _October 6, 2008_ Ryan tz �. Sup ising Administrative Assistant SAN LUIS OBISPO ' ARCHITECTURAL REVIEW COMMISSION MINUTES October 6, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Steven Hopkins, Zeljka Howard, Anthony Palazzo, Chris Weber, Vice -Chair Greg Wilhelm, and Chairperson Allen Root. Absent: None Staff: Senior Planner Pam Ricci, Finance Director Bill Statler, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: Pierre Rademaker suggested that Camphor trees be allowed as street trees in the Mill Street Historical District area to tie in with the established pattern of tree planting. He noted that the City Arborist had indicated that these trees have maintenance issues and were not on the City's approved Street Tree List. PUBLIC HEARINGS: 1. 1075 Court Street ARCS 119-08; Review of a painted "antique mural" sign on the west elevation of the building; C -D -H zone; Quaglino Properties LLC, applicant. (Brian Leveille) Pam Ricci, Senior Planner, presented the staff report recommending that the ARC grant final approval to the project, based on findings, and subject to conditions. She noted that staff found the mural design and its proposed location on the building as being appropriate and in context with the site's historical district setting. PUBLIC COMMENTS: Pierre Rademaker, project representative, noted that the proposed mural is not intended to be vehicular oriented and is intended to look like an old sign. He clarified that the mural will be an original art work applied directly to the wall and that it would not have lighting. ARC Minutes October 6, 2008 Page 2 COMMISSION COMMENTS: The ARC supported the idea of the sign and felt that it was appropriate for the site's historical district setting. On motion by Commr. Howard, seconded by Commr. Palazzo, to approve the sign per staffs recommendation. AYES: Commrs. Duffy, Howard, Palazzo, Hopkins, Weber, Wilhelm, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. PRESENTATION: Dave Garth, President/CEO of the San Luis Obispo Chamber of Commerce, provided a PowerPoint presentation that depicted street furniture and landscape improvements in other communities including local cities Atascadero, Paso Robles, and Arroyo Grande, and Boulder, Colorado. These images were intended to show good examples of installations of a variety of public facilities and improvements including tree wells, news racks, sidewalks, lighting fixtures, trash containers, and signage. In contrast, images of installations of similar improvements in San Luis Obispo were shown that showed maintenance concerns and a lack of consistency from one installation to another. COMMENT & DISCUSSION: 3. Staff a. Budget Goals — Presentation by Bill Statler followed by ARC discussion of goals. Bill Statler, IT/Finance Director, explained the City's upcoming 2009-2011 budget review and the ARC's role in the process. The ARC discussed the status of the goals that were submitted for the 2007-2009 budget and provided some ideas on items that they would like to modify and add for the next budget cycle's goals. Pam Ricci noted that she would provide a working draft of the ARC's budget goals that they could edit and finalize at their next meeting. b. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects for the October 20th meeting. �, c. Tree Committee ARC Minutes October 6, 2008 Page 3 Allen Root indicated that he would continue to serve as the ARC's representative on the Committee at least until the end of next March. 4. Commission: a. Minutes: The minutes of August 18th were approved as submitted and the minutes of September 15th were approved with minor amendments. b. Recent Project Review — Lessons Learned ADJOURNMENT: The meeting adjourned at 7:30 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Architectural Review Commission on _October 22, 2008_ SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 20, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Steven Hopkins, Zeljka Howard, Anthony Palazzo, Chris Weber, Vice -Chair Greg Wilhelm and Chairperson Allen Root. Absent: None Staff: Senior Planner Pam Ricci, Assistant Planner James David, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no public comments. PUBLIC HEARINGS: 1. City -Wide GPI 47-08; Review of the draft Night Sky Ordinance to mitigate light pollution at night; City of San Luis Obispo, applicant (James David) James David, Assistant Planner, presented the staff report, recommending that the ARC recommend approval of the draft ordinance to both the Planning Commission and City Council. He explained that the proposed ordinance supported the City's General Plan policies, specifically, the City's Conservation and Open Space Element (COSE). He noted that the reference to lighting in the current version of the Zoning Regulations is very generic and that the proposed ordinance will provide specific standards to ensure that the night sky is protected as a valuable environmental resource for all residents to enjoy. He added that the ordinance defines light intensity thresholds for residential and commercial properties that align with data collected. Pam Ricci, Senior Planner, suggested that there should be a process for the ARC to approve exceptions to allow taller lighting fixtures based on extenuating circumstances consistent with the process outlined in the Community Design Guidelines. PUBLIC COMMENTS: There were no public comments ARC Minutes October 20, 2008 Page 2 COMMISSION COMMENTS: Commr. Hopkins asked for clarification from staff on how Section F, Nonconforming Fixtures, would work and assist in getting non-compliant fixtures replaced sooner. James David pointed out that the language in the proposed ordinance has a narrow focus to only support modifications to nonconforming fixtures if they are made to conform. Commr. Howard felt that applicants proposing higher light features to match existing ones should not be encouraged. She was also concerned that there should be careful review of lighting with the review of parking structures given their scale and prominence along streets. Commr. Duffy explained that lighting thresholds for sport fields should be different than other commercial uses. He suggested specific illumination thresholds for sports fields (50 footcandles), auto sales lots (20 footcandles), and commercial parking lots (10 footcandles). He also recommended that when the Community Design Guidelines are updated that the reference to metal halide lights as the preferred type of light becomes more generic to refer to a preferred color temperature range to take into account other energy-efficient alternatives that cast a light in the white range. Chairman Root addressed that language in Section C.1. regarding exemptions should be expanded to include other types of low -intensity accent lighting beyond neon. Commr. Wilhelm agreed with Chairman Root about the modification to Section C.1. to exempt other decorative, low -intensity sculptural lighting elements. Commr. Palazzo discussed how measuring lighting pole heights for parking structures can be challenging because of the sloping levels. He suggested that the wording of Standard B.2.d. be reworded to clarify that the total height of a pole light would be measured from the finished grade "at its base" to the top of the fixture. Commr. Howard questioned whether there was any reference to maintaining certain distances between light poles in parking lots, which staff noted was not a component of the proposed ordinance. Pam Ricci noted that in Section B.2.c. there should be a distinction between height limits for pole lights (20 feet) and wall mounted lights (14 feet) to be consistent with the language in the Community Design Guidelines. night sky ordinance standards. ARC Minutes October 20, 2008 Page 3 AYES: Commrs. Duffy, Howard, Palazzo, Hopkins, Weber, Wilhelm, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. 1310 Foothill Boulevard. ARC 200-07; Final review of a new 16 -unit residential condominium project; R-3 zone; SLO Investments, applicant. (To be continued to a date uncertain) (Phil Dunsmore) PUBLIC COMMENTS: There were no public comments. On motion by Commr. Hopkins, seconded by Commr. Palazzo, the item was continued to a date uncertain without discussion. AYES: Commrs. Duffy, Howard, Palazzo, Hopkins, Weber, Wilhelm, and Root NOES: None RECUSED: None ABSENT: None 3. Staff a. Agenda Forecast - Pam Ricci provided an agenda forecast for the upcoming November 3`d meeting. She noted that the meeting would be held in the Council Chamber because the Council Hearing Room would be unavailable since it would be used as a polling place for Election Day. b. Budget Goals — Review and discuss working draft based on ARC discussion of 10-06-08. The Commission reviewed a draft of the budget goals based on direction provided at the October 6th meeting. They ranked the goals in order of priority and directed staff to make some minor edits. Based on an extended discussion, the Downtown Urban Design Element moved up to the top priority with many of the issues related to streetscape furniture and improvements that were brought up by the October 6th presentation by Dave Garth being included as components of the desired plan. Similarly, downtown maintenance was ranked as the second priority in terms of the ARC's recommended goals.. The Commission also added improved trash and recycling facilities for major downtown remodels to the list of updates to the Community Design Guidelines. As recommended by Commr. Weber, additional criteria for infill residential development was added as one of the desired updates to the Community Design Guidelines. ARC Minutes October 20, 2008 Page 4 5. Commission The minutes of October 6, 2008, were approved as submitted. ADJOURNMENT The meeting adjourned at 7:15 p.m. Respectfully submitted by Janet Miller Recording Secretary Approved by the Architectural Review Commission on _November 3, 2008_ Ryan Betz Supervising Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 3, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Steven Hopkins, Zeljka Howard, Anthony Palazzo, Chris Weber, Vice -Chair Greg Wilhelm, and Chairperson Allen Root. Absent: None Staff: Senior Planner Pam Ricci, and Associate Planner Phil Dunsmore. 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. 2963 S. Hiauera Street. ARC 103-07; Review of a new two-story, approximately 3,500 square feet, commercial building (veterinary office); C -S zone; Dean and Linda Powers, applicants. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report recommending that the ARC grant final approval to the project, based on findings, and subject to conditions and noting code requirements. He explained the review by the CHC of the potential historical significance of the existing building and noted that Condition No. 4 provided guidance regarding additional information to be included on the landscaping plan. He read into the record a letter submitted by the Chumash Village Homeowners Association regarding concerns with the proposed veterinary clinic use related to noise, odors, and the potential for a crematorium. Commr. Wilhelm asked about use of the upper floor as storage and questioned if it could potentially be used for something else in the future. Phil Dunsmore responded that the upper floor was originally designed for residential use but that the current Airport Land Use Plan (ALUP) would not permit residential uses here. He added that there may be a possibility of establishing residential uses at the site in the future with changes to the ALUP. ARC Minutes November 3, 2008 Page 2 Commr. Hopkins mentioned that the north elevation looks rather stark and questioned whether additional embellishments could be added to the elevation before it turns the comer to the west. Phil Dunsmore responded that would be a good point to discuss further with the applicant. PUBLIC COMMENTS: Sarah Thompson, project representative with Studio Design Group, noted that the applicant supports the staffs recommendation including the proposed conditions of approval. She briefly described the rationale for the project design and indicated that she was available for questions. There were no further comments from the public. COMMENT AND DISCUSSION: Commr. Wilhelm asked if it would be possible to create a shallow recess on the north elevation with the proportions of other windows and sills to match. Sarah Thompson responded that they could take a look at a detail like that. Commr. Duffy suggested the idea of a faux colonnade to match the column on the west elevation. Sarah Thompson mentioned that this idea was also a possibility. She also pointed out that there is a window that may not be visible on the north side of the west elevation that will provide some additional articulation to the wall. Commr. Howard suggested using an alternative color to the proposed black awnings. Commr. Weber inquired as to whether another building might be constructed along the property line which would conceal the potential embellishments to the north elevation being discussed. Phil Dunsmore noted that it was possible but not likely since there was a driveway access on the adjacent property. Chairperson Root asked about why the trash was proposed at the very rear of the property. Sarah Thompson responded that it was the most efficient and least visible location and had been approved by San Luis Garbage Company. On a motion by Vice Chair Wilhelm, seconded by Commr. Weber, to grant final approval Street to the satisfaction of the Community Development Director. Some potential ideas anodized windows to the satisfaction of the Community Development Director with the final selection to be called out on working drawings. ARC Minutes November 3, 2008 Page 3 AYES: Commrs. Wilhelm, Weber, Palazzo, Hopkins, Duffy, Howard, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. 2. 3600 S. Hiquera Street ARC 116-08; Review of office for moving company and mini -storage; C -S zone; Steve Saldo, applicant. (Phil Dunsmore) AYES: Commrs. Weber, Howard, Palazzo, Hopkins, Duffy, Wilhelm, and Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Commissioner Jim Duffy recused himself from item 3. 3. 2238 Broad Street ARC 70-08; Final review of a mixed-use development project located in the Railroad Historic District; C -N -H zone; Rick Moses, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report recommending that the ARC grant final approval to the project, based on findings, and subject to conditions. PUBLIC COMMENTS: Debbie Rudd, applicant's representative, gave an overview of the site plan. Jeff Dillon, project architect, highlighted the changes in elevations between conceptual and final review and provided examples of the details for railings, storefront systems, and lighting. COMMENT AND DISCUSSION: Commr. Howard mentioned that she thought the project was beautiful and that she liked the proposed colors. On a motion by Commr. Howard seconded by Commr. Hopkins to grant final approval to the project, based on findings, and subject to the conditions included in the staff report. ARC Minutes November 3, 2008 Page 4 AYES: Commrs. Howard, Hopkins, Palazzo, Weber, Wilhelm, and Root NOES: None RECUSED: Commr. Duffy ABSENT: None The motion passed on a 6:0 vote. COMMENT & DISCUSSION: 1. Staff: a. Agenda Forecast - Pam Ricci provided an agenda forecast for the upcoming November 17th meeting. b. Budget Goals — The Commission endorsed the revised goals reviewed at the October 20"' meeting as presented. 2. Commission: a. Minutes: October 20, 2008 - The minutes were approved with a minor amendment. b. Recent Project Review — Lessons Learned Commr. Hopkins mentioned that the seismic retrofit and remodel done to Forden's on Monterey Street was a nice improvement. ADJOURNMENT The meeting adjourned at 6:10 p.m. Respectfully submitted by, Pam Ricci, Recording Secretary Approved by the Architectural Review Commission on _November 17, 2008_ Ryan Betz \� Supervising A inistrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 17, 2008 ROLL CALL: Present: Commissioners Zeljka Howard, Chris Weber, Steven Hopkins, Greg Wilhelm, Chairperson Allen Root Absent: Commissioner Anthony Palazzo Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Housing Programs Manager Michael Codron and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no further comments made from the public. PRESENTATION: 1. Introduction of plan revisions proposed for the Laurel Creek Project, affecting the design of 112 units at 861 and 953 Orcutt Road; R -4 -PD zone; Watt Communities, applicant (Michael Codron) Michael Codron provided a detailed presentation to the Commission on proposed revisions to the project that were necessary to comply with the new International Building Code. He noted that the revised project would result in less overall grading and lower building heights. He clarified that the site plan was generally the same with the same density but that fewer buildings were proposed (19 instead of 30). He went over the detailed colored elevations noting that there were two proposed building styles, Craftsman and Mission/Spanish Revival. He concluded by noting that a staff report with an analysis of the changes, including needed minor creek setback exceptions, would be prepared for a public hearing at the ARC's next meeting scheduled for December 1 st The applicant followed with their own presentation of some of the key changes and responded to questions from the Commission. PUBLIC HEARINGS: 2. 1310 Foothill Boulevard. ARC 200-07; Final review of a new 16 -unit residential condominium project; R-3 zone; SLO Investments, applicant (Phil Dunsmore) ARC Minutes November 17, 2008 Page 2 Phil Dunsmore, Associate Planner, presented the staff report, recommending that the Commission grant the project final approval, based on findings, and subject to conditions and code requirements. He focused on the changes made by the applicant to project plans since the project's conceptual review on March 17, 2008 to respond to the ARC's direction. He noted that the project had been to both the Planning and City Council for approval of the rezoning from R-3 to R-4 and a tentative tract map to allow individual ownership of the 16 units. Commr. Howard asked what happened to the previously proposed access from the rear of the site to Cal Poly. Phil Dunsmore noted that the applicant had attempted to provide it, but that Cal Poly would not allow it because of liability issues. PUBLIC COMMENTS: Carol. Florence, Oasis Associates, confirmed that access to Cal Poly from the site will not be allowed, which is why they have worked with the adjoining property owner to provide an alternative access. Ms. Florence stated that she appreciated the ARC's input and also thanked staff for their assistance with processing the project. Steven Puglisi, applicant, summarized the changes that had been made to the plans and also noted that the ARC's suggestions had resulted in a better project design. Commr. Duffy asked about the proposed applicant's intent was for their application. would use the same colors scheme for between units in the same structure. COMMENT AND DISCUSSION: color palettes for the buildings and what the Steven Puglisi mentioned that the proposal an entire building, rather than vary them Commr. Weber suggested the possible elimination of the brackets under the eaves. Commr. Duffy recommended that the details of the building colors be worked out with staff at a later time. Vice Chair Wilhelm mentioned that he would like the different color schemes to be more homogeneous, and that the colors should be complementary, rather than contrasting. On motion by Vice -Chair Wilhelm. seconded by Commr. Hopkins. to arant final aooroval to the project based on staffs recommended findings, conditions, and code requirements, and with an amendment to Condition No. 7 to require the applicants to work with staff on a final color scheme, encouraging them to produce colored building elevations and to use complementary, rather than contrasting, colors. AYES: Commrs. Wilhelm, Hopkins, Duffy, Howard, Weber and Chairperson Root NOES: None RECUSED: None ARC Minutes November 17, 2008 Page 3 ABSENT: Palazzo The motion passed on a 6:0 vote. 2. 11980 Los Osos Vallev Road. ARC 7-07; Conceptual review of a new commercial retail center on the GAP property known as Perfumo Creek Commons. Phil Dunsmore, Associate Planner, presented the staff report, recommending that the project be continued to a date uncertain with direction. He presented the revised site plan and building elevations and discussed the Commission's previous comments highlighting applicable sections of the Community Design Guidelines. He noted how revised plans have responded to some of the ARC's prior direction but that significant changes to the project, especially the addition of a 140,000 square -foot. tenant, create potential challenges in complying with the Community Design Guidelines. PUBLIC COMMENTS: Steve Rigor, project architect with Ams Studio, provided a summary of the major changes to the project design since the ARC's first conceptual review of the project on February 11, 1008. He noted that the Anchor E was now proposed as a Target store and that the overall size of the building had increased substantially. He mentioned that the location of this largest anchor was farther away from the residential neighborhood and that there were about 100 fewer parking spaces now proposed. He highlighted the facts that the landscaped buffer between the project site and the neighborhood was about 40-50 feet deep and that there would be no vehicular access to Oceanaire from Froom Ranch Way. He explained that the building design had been revised to be more contemporary and stressed that articulation was provided on al four sides of buildings where they are visible. Commr Howard asked why Target was not positioned closer to Los Osos Valley Road. Mr. Rigor responded that the anchors operational criteria required that they provide a "parking bubble" in front of the store, meaning that their field of parking is visible to their front door. He added that the parking, as proposed, helped to avoid dead space at back. Commr. Weber asked if Target could have more than entrance to the building. Jay Richardson, representative from Target, responded why Target operates with a single entrance because of security and safety reasons. He added that an entrance on the north side would not be workable. He confirmed the need for parking to be available to customers between the building entrance and the street. Patti Whelen, Whelen Consulting, summarized the changes made to address the ARC's previous concerns with architectural style, landscaping, and the parking lot design. ARC Minutes November 17, 2008 Page 4 Theodora Jones, noted that the loading dock for Anchor C was located too close to the neighborhood and that she would prefer to see the restaurants more accessible to the neighborhood. She suggested moving Anchor C closer to the street and having berms added to landscaped buffer area. She stressed that building architecture should not be "cutesy" and that buildings and parking lots need to be functional to insure that the businesses survive. Marie Dixon, adjacent resident, was not supportive of a pedestrian connection between the project and the Oceanaire neighborhood. Clint Pearce, representative of the property owner, has no problem with incorporating berms into the buffer design and will address the delivery times with tenants that residents are concerned with. He noted that they will provide on-site security that will respond to some of the concerns with loitering and that the shopping center management is equipped to respond to noise complaints. COMMENT AND DISCUSSION: Chairperson Root recommended that the delivery times be controlled to minimize the impacts to nearby residents. He supported retaining the pedestrian connection between the site and the neighborhood. Pam Ricci noted that delivery times can be restricted as part of the required use permit and conditions followed up on through code enforcement. Phil Dunsmore mentioned the many benefits of the pedestrian access and the General Plan policies and Community Design Guidelines that support providing these types of accesses. Vice Chair Wilhelm, noted that he supports the site plan as submitted because it works better for the scale of the proposed Anchor C to have it set back farther from the street. Commr. Howard stressed that her issues with the site plan design were related to consistency with the Community Design Guidelines, but acknowledged that many of the changes had responded well to previous ARC direction. Phil Dunsmore pointed out how interpreting the applicable guidelines pertaining to the site plan design become a balancing act between maintaining views and minimizing the visual impacts of the parking lots Commr. Duffy supported the site plan in general, but suggested the idea of adding another building pad near Los Osos Valley Road to the parking field in front of Anchor E. He noted that the left elevation of Anchor E was not articulated as well as some of the smaller pads and that there should be harmony, rather than competition between the various building designs. Commr. Weber supported the proposed site plan given the ambiguity of the Community Design Guidelines regarding setbacks of large anchors from the street. ARC Minutes November 17, 2008 Page 5 In summary, Commissioners felt that the proposed site plan was justified but could be improved by the addition of another commercial pad adjacent to Los Osos Valley Road and by the incorporation of additional landscape and other treatment between the main anchor and the street. They supported the revised plan circulated by the applicants showing a trellis feature at the edge of the parking area, and the verbal proposal to reconfigure the loading dock for Anchor C. They confirmed the need for minor changes to the north elevation of Anchor E and expressed the desire for the architecture of the anchor and pad buildings to be complementary to one another in terms of quality, details, and finish materials. On a motion by Commr. Duffy, seconded by Commr. Weber, to continue the item to a date uncertain with the recommended direction provided by staff and with the following changes and amendments: Explore the possibility of an additional building pad near Los Oss Valley Road at the central entry driveway: Plans submitted for final architectural review shall include elevations that create harmony between the architectural design of the anchors and pads in terms of quality, details, and finish materials: Include undulating berms to create variation and interest in the landscape buffer proposed to the north of Froom Ranch Way and provide additional screening for the residential neighborhood to the north: and Revise the truck loadino dock for Anchor C so that it is oriented 90 denrees from its orientation shown on plans submitted for the 11-17-08 ARC meeting so that itis facing south. Ayes: Commrs. Duffy, Weber, Howard, Hopkins, Vice Chair Wilhelm, and Chairperson Root Noes: None Recused: None Absent: Cmmr Palazzo The motion passed on a 6:0 vote. 3. Staff: A. Agenda Forecast Pam Ricci gave an agenda forecast of upcoming projects for the December 1, 2008 meeting. 4. Commission: A. Minutes of November 3, 2008 were approved as submitted. B. Recent Project Review - Lessons Learned The Commission asked staff to insure that colored elevations depicting proposed color palettes for buildings accompany plans submitted for final architectural review approval. They also mentioned that actual material samples of proposed brick and ARC Minutes November 17, 2008 Page 6 cultured stone be submitted and that adequate information is presented to determine how mortar joints will be finished. ADJOURNMENT: The meeting adjourned at 8:00 pm. Respectfully submitted by Janet Miller Recording Secretary Approved by the Architectural Review Commission on _December 1, 2008. Ryan Betz V �� Supervising Aministrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 1, 2008 ROLL CALL: Present: Commissioners Jim Duffy, Steven Hopkins, Zeljka Howard, Anthony Palazzo, Chris Weber, Vice -Chair Greg Wilhelm, and Chairperson Allen Root. Absent: None Staff: Senior Planner Pam Ricci, Associate Planners Brian Leveille and Tyler Corey, Housing Programs Manager Michael Codron, and Recording Secretary Janet Miller 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: 861 and 953 Orcutt Road. ARCPR 151-03; Review proposal for the Laurel Creek project affecting the design of 112 units and request for creek setback exceptions for a perimeter for a trail and three residential buildings; R -4 -PD zone; Watt communities, applicant. (Michael Codron) Michael Codron, Associate Planner, presented the staff report with a recommendation to grant final approval to the project, based on findings and subject to conditions of approval. PUBLIC COMMENTS: Gary Politte, applicant for the project, indicated that he was available to answer questions and supported staffs recommendation. COMMISSION COMMENTS: Based on the presentation provided by staff and the applicant team at the previous meeting and staffs summary of the Commission's purview at this meeting, the ARC was supportive of the changes that provided more functional floor plans, lower building heights, and attractive building elevations. ARC Minutes December 1, 2008 Page 2 ii AYES: Commrs. Duffy, Hopkins, and Chairperson Root NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Howard, Palazzo, Weber, Vice -Chair Wilhelm, 2. 399 Foothill Boulevard. ARC 106-08; Review of a mixed -used building in the CN- S zone; David Lopez, applicant. (Tyler Corey) Tyler Corey, Associate Planner, presented the staff report and recommended final approval of the project, based on findings, and subject to conditions. He provided an overview of the project history, including the City Council's review of a previous version of the project that was appealed by neighbors and Residents for Quality Neighborhoods after its approval by the ARC. He went over the three items of Council direction from the appeal hearing related to parameters for site development that would apply to the submittal of revised project plans. He noted that the current project complied with all of the Council's directed parameters. PUBLIC COMMENTS: Thom Brajkovich, Architect, representing the owner of the property, indicated that he generally supported staffs recommendation. He explained the changes to the project that were made based on Council direction. He addressed how the project's architectural style and footprint related to the lowered height, new building code requirements, and other site constraints. He described the restroom access, color scheme, and parking requirements. Vice Chair Wihelm asked Mr. Brajkovich if he was comfortable with the staffs recommendations. He replied that he wanted to have flexibility to allow west -facing decks to cantilever into side yard areas if the building code could be interpreted to allow it. Vice Chair Wilhelm then asked staff if part of the motion on this project could include a condition related to the design of decks to provide some additional flexibility for the final design. Staff replied that it could be included in the motion. Tyler Corey pointed out how the delay in the processing of the project had forced the architect to comply with a new International Building Code, which forced him to make further changes to plans. He noted that one of these changes affected the design of the decks where the side yard was increased from five to ten feet forcing the elimination of the decks. ARC Minutes December 1, 2008 Page 3 Commr. Weber asked for clarification on the proposed material for the solid railing of the west elevation. Mr. Brajkovich clarified that the sold railing would be plaster and the open railings wrought iron. Commr. Duffy asked for clarification on the proposed stucco finish and the reason for the solid railings. Mr. Brajkovich noted that he was looking at using a slightly textured steel -troweled plaster for main building surfaces and that the solid balconies were to provide privacy. Meg Evans, San Luis Obispo, noted her support for the revised project design in terms of the elimination of the loft areas and lowered building height. She expressed concern with the commercial space potentially being utilized by as many as three businesses because of its adverse impact on parking in the area. She did not support the removal of the eucalyptus trees along the south property line and felt that the proposed architecture is incompatible with the neighborhood. Pam Ricci noted that specific tenants for the commercial spaces were still not known and that the spaces may be reconfigured or consolidated depending on the tenants that were ultimately secured. She stressed that selected tenants would need to comply with parking requirements. Tyler Corey pointed out that the Tree Committee had already approved the removal of the eucalyptus trees and noted that the increased street yard setback affected components of the site design including the size of the property line planter on the south side that might accommodate replacement trees. Keith Evans, San Luis Obispo, expressed concerns with the removal of trees and lack of available parking. John Magee, San Luis Obispo, appreciated the lowered building height and thought that the building colors were improved, but stated that the architectural style does not fit in with the neighborhood. He expressed concern with the intensity of the project and the fact that up to three businesses might locate here further exacerbating the lack of parking in the neighborhood Brett Cross, San Luis Obispo, prepared written comments through an e-mail that Pam Ricci summarized. Mr. Cross felt that the architectural style of the project was inconsistent with the neighborhood and pointed out that the floor plans were awkward. Vice Chair Wilhelm asked for clarification regarding the project's parking reduction. Tyler Corey replied that a 10% shared parking reduction had previously been approved for the project through an administrative use permit. He noted that the project qualified for up to a 30% shared and mixed-use reduction, but that only the 10% reduction had been requested. Pam Ricci pointed out the types of uses expected to be established at the site would be more geared to support the neighborhood which would reduce parking \_. impacts and encourage people to walk or ride bikes to the site. ARC Minutes December 1, 2008 Page 4 Mr. Brajkovich stated that the drainage issues have not changed presentation. He reinforced that the design takes into consideration constraints and that proposed parking complies with City requirements. There were no further comments from the public. COMMISSION COMMENTS: since the prior the many site Commr. Duffy stated that he agreed with the public testimony about the architectural style not fitting in with the neighborhood. He felt that the modified rooflines of the revised project were no longer compatible with the neighborhood or the overall building design. Commr. Weber agreed with Commr. Duffy regarding the architectural incompatibility of the project and the awkwardness of the rooflines. He thought that the project appears cluttered and recommended that the foam plant -ons for window surrounds be eliminated. Vice Chair Wilhelm stated that the restrictions on the project prevent different architectural solutions. He pointed out that some of the busyness with the design is a result of the proposed color scheme. He stated that the 25 -foot building height limitation would not allow the Craftsman -style solution with pitched roofs. Commr. Hopkins was sensitive to the applicant's position and felt that the architectural style was appropriate given the eclectic nature of the setting. He appreciated the more muted colors proposed. Commr. Howard liked the original design better, but agreed that the architectural style was not out of place given the eclectic nature of the neighborhood. Commr. Palazzo pointed out the recent homes constructed across the street as an example of a project that fits in with the neighborhood. Chairperson Root noted that the applicant's options have been limited by the actions taken on the project to date. On a motion by Vice Chair Wilhelm, seconded by Commr. Howard to grant final approval to the project as recommended by staff with the following modifications 11 Modifv the color Dalette to have a darker lower level anti linhter iinnar IPVPI• 91 FYnlnrp south property line by the use of bulbed-out curbs to create expanded planters; 3) side yard along the west property line. ARC Minutes December 1, 2008 Page 5 AYES: Vice Chair Wilhelm, Commr. Hopkins, Chair Root NOES: Commrs. Duffy, Howard, Palazzo, Weber RECUSED: None ABSENT: None The motion failed on a 3:4 vote. On a motion by Commr. Weber, seconded by Commr. Duffy, to continue the project to a date uncertain with direction to modify the roof forms and other architectural details to be more compatible with the neighborhood and includina the other conditions or000sed AYES: Commrs. Duffy, Howard, Weber NOES: Commrs. Hopkins, Palazzo, Vice Chair Wilhelm, Chair Root RECUSED: None ABSENT: None The motion failed on a 3:4 vote. After the two failed motions, there was discussion regarding the best course of action for the review of the project and resolution of the remaining design issues. The two alternatives under consideration were a continuance to a date certain, January 5, 2008, and final approval with conditions to deal with the remaining design details. The Commission was ultimately persuaded that the project could be conditioned to address the architectural compatibility concerns raised by neighborhood residents who spoke at the hearing through added conditions with the Community Development Director's review of modified elevations. Dave Lopez, applicant, expressed his frustration with the lengthy and expensive process that the project has been subjected to. He urged the ARC to take an action on the project rather than continue it. applicant shall modify the roof forms and architectural details of the building to be more 3) If determined to be consistent with the current Building Code explore the possibility of allowing proposed decks to cantilever into the side yard along the west property line AYES: Vice -Chair Wilhelm, Commrs. Howard, Duffy, Hopkins, Palazzo, Weber, `—' and Chairperson Root ARC Minutes December 1, 2008.. Page 6 NOES: None RECUSED: None ABSENT: None The motion carried on a 7:0 vote. 3. 590 Marsh Street. ARC 53-08; Review of a mixed-use project with 7,400 square feet of commercial space and 13 residential units; C -D zone; Dave Bjerre, applicant (Brian Leveille) Commr. Weber recused himself from the discussion because of a potential conflict of interest. Brian Leveille, Associate Planner, presented the staff report, recommending final approval of the project, based on findings, and subject to conditions which he outlined. He highlighted the changes made by the applicant to respond to respond to ARC directional items provided with their conceptual review of plans on June 16, 2008 PUBLIC COMMENTS: Craig Smith, CRSA Architecture, represented applicant Dave Bjerre and provided a detailed presentation in support of the project. He highlighted all of the design revisions made to the project since the ARC's conceptual review of plans and showed fly -through videos of the project from the pedestrian and elevated levels. He noted that the applicant voluntarily prepared a historical study which is attached to the staff report and is open to input and direction from the Commission. He thanked staff for their work on this project. Commr. Duffy questioned the transition in paint colors at certain comer locations. Craig Smith responded on the rationale as providing a definition for spaces and not adding clutter to the appearance. Commr. Palazzo asked what would be happening to the Foster's Freeze sign with redevelopment of the site. Dave Bjerre noted that the sign was the property of the business owner and that the business planned to retain the sign and would be reopening at another location. Commr. Duffy asked for clarification on signage. Craig Smith explained that he was sensitive to this subject and open to have specific direction on signage included in the motion. Pam Ricci replied that signage would need to comply with City standards and that if there were issues with a particular tenant sign being compatible with the building's architectural style, then it would be referred to the Director or potentially to the ARC. ARC Minutes December 1, 2008 Page 7 Chairperson Root recommended that the tile bulkhead at the Marsh and Nipomo corner of the building be eliminated to make more of a statement here. Craig Smith agreed with his suggestion and thought it.was a good idea. There were no further comments from the public. COMMISSION COMMENTS: The ARC was very impressed with the applicant's presentation and the changes made to respond to their prior direction. They found the modern design of the building to be very attractive and compatible with its downtown setting and were impressed with the significant efforts to make it energy efficient On a motion by Commr. Howard, seconded by Commr. Hopkins, to grant final approval of the proiect, based on findings, and subject to conditions as recommended by staff. AYES: Commrs. Howard, Hopkins, Duffy, Palazzo, Vice Chair. Wilhelm, and Chair Root NOES: None RECUSED: Commr. Weber ABSENT: None The motion carried on a 6:0 vote. COMMENT & DISCUSSION: 1. Staff: a. Agenda Forecast - Pam Ricci provided an agenda forecast for the upcoming December 15th meeting. b. Budget Goals — After reviewing the consolidated goals of the various advisory bodies, the Commission had no further changes to their previously submitted goals. c. Ethics training — Pam Ricci reminded the ARC of the need to complete two hours of on-line training by December 31St and to submit the certificate of completion to the City Clerk. 2. Commission: a. Minutes: November 17, 2008 -The minutes were approved as submitted. b. Recent Project Review — Lessons Learned Commr. Hopkins mentioned that the surf store at the corner of Higuera and Morro Streets had blocked their windows by posters and set up shelves behind the windows. ARC Minutes December 1, 2008 Page 8 ADJOURNMENT The meeting adjourned at 8:10 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on _December 15, 2008_ Ryan Br \I) Sur)ensbinq Administrative Assistant SAN LUIS OBISPO _. ARCHITECTURAL REVIEW COMMISSION MINUTES December 15, 2008 ROLL CALL: Present: Commissioners Steven Hopkins, Anthony Palazzo, Chris Weber, Vice - Chair Greg Wilhelm, and Chairperson Allen Root. Absent: Commrs. Zeljka Howard & Jim Duffy Staff: Senior Planner Pam Ricci, Associate Planners Phil Dunsmore & Tyler Corey, and Recording Secretary Janet Miller 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: L 1. 3600 S. Higuera Street. ARC/ER 116-08; Environmental review and design review of a moving company office and mini -storage facility; C -S zone; Steve Saldo, applicant. (Continued from November 3, 2008, meeting) (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, based on findings, and subject to conditions and code requirements which he outlined. PUBLIC COMMENTS: Carol Florence, Oasis Associates, applicant representative, expressed appreciation for staffs work on the project. She stated that the applicants are in agreement with the staff -recommended mitigation measures, conditions, and code requirements. Vice -Chair Wilhelm questioned the mitigation measure for a median in the center tum lane to restrict left turns into and out of the project. Ms. Florence stated that she understood the requirement came about because of the driveway access to the site being in close proximity to the intersection of South Higuera and Granada and that she will continue to work with Public Works on a design that will address the concern. There were no further comments made from the public. COMMISSION COMMENTS: ARC Minutes December 15, 2008 Page 2 The Commission felt that the proposed project would really enhance the appearance of the site and thought that the clean, modem design was appropriate at this location. On motion by Vice -Chair Wilhelm, seconded by Commr. Hopkins, to grant final approval to the project as recommended by staff, based on findings, and subject to mitigation measures, including the amendment to Mitigation Measure No. 9 presented by staff, conditions, and code requirements. AYES: Commrs. Hopkins, Palazzo, Weber, Wilhelm, and Root NOES: None RECUSED: None ABSENT: Commrs. Duffy and Howard The motion passed on a 5:0 vote. 2. 1118 Palm Street. ARC 36-08; Review plans to add an approximately 2,400 square -foot addition to accommodate a 15 -bed elderly care facility; O zone; Richard & Jan Carsel, applicants. (Tyler Corey) Tyler Corey, Associate Planner, presented the staff report, recommending the Commission grant final approval to the project, based on findings, and subject to conditions and code requirements which he outlined. PUBLIC COMMENTS: Steven Puglisi, the applicant's representative, stated that the proposed design for the addition is both compatible with the historic house but also distinctive from it in keeping with direction from the Cultural Heritage Committee and applicable historic preservation guidelines. There were no further comments from the public. COMMISSION COMMENTS: Vice -Chair Wilhelm noted that the project was a great example of an appropriate type of addition to a historic building and appreciated the architect's efforts to work with the recommendations of the Cultural Heritage Committee. AYES: Commrs. Hopkins, Palazzo, Weber, Wilhelm, and Root NOES: None RECUSED: None ARC Minutes December 15, 2008 Page 3 ABSENT: Commrs. Duffy and Howard The motion carried on a 5:0 vote. 3. 1120 Morro Street. ARC 77-08; Review of new, four-story mixed-use building in the C -D -H zone; SLO Investments, LLC, applicant (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Commission grant final approval to the project, based on findings, and subject to conditions and code requirements which she outlined. She presented a revised Condition No. 15 related to the sight distance issue at the proposed driveway. Vice -Chair Wilhelm questioned if the balconies projecting over the street right-of-way complied with code. Pam Ricci looked up the review comments from the Building Division and noted the applicable code requirements. Commr. Weber asked if staff and the applicant had discussed the lack of a bulkhead in the proposed facade. Pam Ricci indicated that the issue had been discussed but that staff concluded that the storefronts, as designed, complemented the architectural style. PUBLIC COMMENTS: Carol Florence, Oasis Associates, representative of the applicant, explained that a higher building was originally contemplated for the site. She noted that the applicant was willing to donate the existing sign to the County Historical Society. Steven Puglisi, project architect, explained the evolution of his design and the importance of the building details. Vice -Chair Wilhelm questioned if the materials proposed on the pilasters adjacent to storefronts were marble. Mr. Puglisi stated that they were but that he was still uncertain of the color to be used. Vice -Chair Wilhelm asked for clarification on where wrought iron versus pre -cast concrete would be used on balconies. Mr. Puglisi stated that it was his intention that the railings would be wrought iron and the balustrades pre -cast concrete. Commr. Weber understood why the pre -cast material was proposed for balustrades but expressed concern with its heavy appearance and noted a preference for use of the wrought iron throughout. Commr. Palazzo asked about what type of roof tiles would be used. Mr. Puglisi noted that they would be true barrel tiles. Chair. Root asked about whether cast stone materials would be painted and the general �, proposal for building colors, which Mr. Puglisi explained. ARC Minutes December 15, 2008 Page 4 Mark Rawson addressed the ARC on behalf of Copeland Properties who own the adjacent property to the north, noting that he agreed that the building was attractive but questioned how it might impact the ability of the adjacent property to redevelop. There were no further comments from the public. COMMISSION COMMENTS: In response to Mr. Rawson's comment regarding the potential of a property line building on the adjacent property, Vice -Chair Wilhelm asked staff about whether the proposed project complied with all applicable property development standards, which Pam Ricci indicated was the case. Commr. Weber questioned the large sizes of the units and how the project complied with density requirements. Pam Ricci responded by explaining how the project complied with both applicable density and parking requirements. Pa to the project as recommended by staff, based on findings, and subject to conditions and code requirements, and with the following added condition: 1) Explore alternative - materials to pre -cast concrete to provide a lighter appearance to proposed balustrades. l AYES: Commrs. Weber, Palazzo, Hopkins, Wilhelm, and Root NOES: None RECUSED: None ABSENT: Commrs. Duffy and Howard The motion carried on a 5:0 vote. COMMENT & DISCUSSION: 4. Staff: a. Agenda Forecast - Pam Ricci gave an agenda forecast of upcoming projects. b. 399 Foothill - Pam Ricci noted that an appeal by neighbors had been filed on the ARC's decision to grant final approval to the revised project design. 5. Commission: a. Minutes of December 1, 2008 — The minutes of December 1, 2008, were approved as submitted. b. Recent Project Review— Lessons Learned ARC Minutes December 15, 2008 Page 5 The Commission had a brief, general discussion about size thresholds for different types of residential units, various techniques to harvest storm water on sites, and treatment of property line buildings in the downtown. ADJOURNMENT: The meeting adjourned at 6:45 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on _February 2, 2009_ Ryan P]etz \\/ Sup icing Administrative Assistant