HomeMy WebLinkAboutARCHITECTURAL REVIEW COMMISSION MINUTES 2009ARCHITECTURAL
REVIEW
COMMISSION
MINUTES
2009
SAN LUIS OBISPO
_ ARCHITECTURAL REVIEW COMMISSION MINUTES
January 21, 2009
ROLL CALL:
Present: Commissioners Steven Hopkins, Zeljka Howard, Chris Weber, Vice -Chair
Greg Wilhelm, and Chairperson Allen Root.
Absent: Commissioners Jim Duffy & Anthony Palazzo
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Contract
Planner Jamie Hill, and Recording Secretary Janet Miller
ACEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Bob Vessely spoke about the sensitivity of development proposed in the vicinity of the
Mission. He suggested looking at possible changes to the intersection of Monterey and
Chorro Streets to make it more of an extension of Mission Plaza..
PUBLIC HEARINGS:
1. 1323 Garden Street. ARC 59-08; Review of four new residential units; O zone;
Leroy Bren, applicant (Phil Dunsmore)
Philip 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:
Thom Brajkovich, project architect, described the range of challenges to make a project
work given the various site constraints. He noted that his client supported staffs
recommendation including proposed conditions. He clarified that the large trees at the
rear of the site would be retained, but that other more interior trees would need to be
removed because of required over -excavation. He explained the many meetings had
been held to wine up with a suitable alternative for providing solid waste and that on-
site pick-up was planned with a smaller vehicle. He stated that quality materials would
be used in the project and that it was a sustainable design.
ARC Minutes
January 21, 2009
Page 2
Leroy Bren, owner, thanked staff for their assistance through the application process
and also noted the various local professionals working on the project. He added that he
planned on living at the site once it was constructed.
Dr. Margaret Carman, San Luis Obispo, expressed concern with the scale of the
buildings at three stories and questioned the project's compatibility with the
neighborhood. She took issue with the proposed residential land use in an Office zone
and noted that parking is an issue along the street.
Richard Stephenson, San Luis Obispo, also expressed concern with the project scale
and compatibility with the neighborhood. He raised the possibility of overlook issues
from the proposed development.
Carol Stein, San Luis Obispo, expressed concern with the scale of the building setting a
precedent for the neighborhood, which would adversely change its character.
Pam Ricci responded to the public comments by noting that the Office zone allowed
both commercial and residential land uses, but that policies favored residential uses
when a site is equally suited for commercial or residential uses. She mentioned that the
project had a surplus of parking which could potentially accommodate office uses in the
future if desired. She also mentioned that the proposed building height meets property
development standards.
Phil Dunsmore responded to the concern with overlook by showing on an aerial
photograph how the proposed building was located closer to the former fire station
building of a similar height and that driveway areas created suitable separations
between units on adjacent sites.
There were no further comments made from the public.
COMMISSION COMMENTS:
While appreciative of the public's input, the Commission felt that the infill project had a
superior design, that its scale was consistent with applicable standards and appropriate
in its setting, and that it provided needed housing in the downtown.
Commr. Howard noted that the project was an appropriate design in scale with its
surroundings and that it meets applicable property development standards with only
very minor exceptions.
Vice -Chair Wilhelm appreciated the public's comments, but agreed that the mass and
scale of the project worked because of it superior design.
Commr. Weber felt that the proposed buildings were handsome, but had reservations
with the use of foam products for certain details. The Commission discussed the range
ARC Minutes
January 21, 2009
Page 3
of different architectural details available with foam cores and clarified that the applicant
planned to use a more substantial, sturdier product that is manufactured locally.
Chairperson Root mentioned that the project is a good example of infill intensification
that supports City policies for a compact urban design.
On motion by Commr. Howard, seconded by Vice Chair Wilhelm, to grant final approval
to the Droiect. based on findinas. and subiect to conditions and code reouirements
AYES:
Commrs. Howard, Wilhelm, Hopkins, Weber, and Root
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Duffy and Palazzo
The motion passed on a 5:0 vote.
2. 1804 & 1804 & 1814 Osos Street. ARC 45-07; Review of a new mixed-use
building in the Railroad Historic District, modifications to two structures, and
associated site improvements; C -R -S -H zone; Michael Hodge, applicant (Jamie Hill)
Jaime Hill, Contract Planner, presented the staff report, recommending final approval of
the project, based on findings, and subject to conditions which she outlined.
PUBLIC COMMENTS:
Ricky Mason, Garrick Mason Architects, explained that the proposed siding would be
lap siding and that it would be approximately twice the width of the siding on the nearby
Park Hotel. He noted that the intent of the project was to accommodate a mix of uses
that are consistent with the Railroad District Plan and to respect the two existing
buildings on the site. He mentioned that plans had been updated to respond to the
comments of the Cultural Heritage Committee (CHC) including the removal of the fourth
story. He responded to various questions from the Commission regarding colors and
materials and other building details.
Jeff Loring, San Luis Obispo, indicated that he liked the design of the project, but was
concerned over loss of parking near the street corner. He also questioned how the
height of the proposed building related to that of the existing Park Hotel.
Jaime Hill responded that parking spaces along the street near the intersection of Osos
and Church could not be provided because of planned accessibility improvements. She
pointed out on a slide that the new building and the Park Hotel were of similar heights to
one another.
Michael Hodge, owner, explained how the parking calculation for the project was
derived and the variables that could affect the final number of required spaces.
ARC Minutes
January 21, 2009
Page 4
Bob Lombardi, San Luis Obispo, owner of adjacent property, acknowledged that the
ARC is not the appropriate forum to discuss area -wide parking, but that it is an issue
that needs to be re -addressed.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Weber mentioned that there should be more of a distinction between the
existing Cafe Luna building and new construction.
Commr. Hopkins agreed that a color change for the Cafe Luna building would be
appropriate.
On a motion by Vice Chair Wilhelm, seconded by Commr. Howard, to grant final
approval to the project, based on findings, and subiect to conditions and code
requirements included in the staff report, with an added condition to darken the color of
the existing Cafe Luna building to distinguish it more from the new structure.
AYES: Commrs. Wilhelm, Howard, Hopkins, Weber, and Root
NOES: None
RECUSED: None
ABSENT: Commrs. Duffy and Palazzo
The motion carried on a 5:0 vote.
3. 851 & 860 Humbert. ARC 27-06; Review of an 80 -unit residential condominium
project, with one mixed-use building containing one apartment and 1,000 square
feet of commercial space, with 15 buildings and associated right-of-way and site
improvements; R-3 zone, Housing Authority of SLO, applicant. (Jaime Hill)
Jaime Hill, Contract Planner, provided a detailed presentation on the proposed project
design including other requested entitlements. She noted that the project was before
the ARC for the first time for a conceptual review, and that staffs recommendation was
to continue the project to a date uncertain with direction from the Commission.
Pam Ricci noted that five letters had been received concerning the project and would be
discussed following the public hearing.
PUBLIC COMMENTS:
Carol Hatley, HASLO, thanked staff for their work on the project and explained their
efforts to provide both affordable housing and workforce units housing as well as to
respond to the concerns of the neighbors. She noted that they would be preparing a
Trip Reduction Plan to maximize use of alternative modes of transportation and to
address concerns with the effective use of the amount ofarkin
p g provided.
ARC Minutes
January 21, 2009
Page 5
Lenny Grant, Architect, outlined the purposes of the project and described in detail its
context and design. He mentioned that the auto courts help to effectively screen parking
and that the buildings were designed with entries facing streets. He explained the
range of unit sizes proposed and the green spaces provided in the project.
The applicants responded to a range of questions from the ARC regarding the rationale
for different elements of the design and how open spaces in the project were envisioned
to be used.
William Byars, San Luis Obispo, stated that the project was not well designed and that
he did not support its scale. He noted the density was too intense for the site and that
residents of the area would be adversely affected. He likened the site plan to an army
barracks feel with a canyon effect. He stated that there was a serious safety issue for
the children and the railroad crossing, and referenced a letter he sent to the staff and
the Commission.
Jaime Hill clarified on sectional views of the project how proposed grading would
change elevations of the site and how these grades related to overall building height.
She noted that a future railroad crossing would occur to the north of the project.
Susan Fong, San Luis Obispo, mentioned that she would like to see an architectural
style that is a bridge between the Villa Rosa project and the current modem, industrial
style of the proposed project. She took issue with the height of the structures along
Lawrence Drive and noted that the new development should take into account the
privacy of existing housing.
Monte Allen, San Luis Obispo, found the project to be visually unacceptable and would
like to see fewer units. He felt that the size of the project is overwhelming and not
sustainable.
Greg Wilhelm, San Luis Obispo, referenced the letter he sent staff and the Commission
and noted that the City's concerns with providing workforce housing cannot be resolved
on a single site. He mentioned that the attached units should incorporate significant
wall and roof articulation.
Mary Freeman, San Luis Obispo, expressed concerns with the design of the project,
particularly the proposed density and lack of open spaces.
There were no further comments from the public.
COMMISSION COMMENTS:
Pam Ricci outlined different issues included in the staff report that the Commission
should address including: the appropriateness of building design in the context of the
project's setting; the height and scale of project buildings, especially those along
ARC Minutes
January 21, 2009
Page 6
Lawrence Drive; and the appropriateness of requested exceptions and the use of
tandem parking.
The Commission asked a range of questions to staff mainly regarding proposed grading
and how it affected the building heights in the project closest to Villa Rosa to the south.
Commr Hopkins suggested one solution to the height and scale concerns of the
neighbors might be to relocate the third story buildings to the eastern portion of the site
nearer the railroad tracks.
Commr Howard had concerns with the height of the buildings along Lawrence Drive.
She suggested looking at further recessing the upper floors to diminish the scale and
massing of proposed buildings.
Commr. Weber supported the modem, industrial design, but suggested that using some
wood or wood -like details might help to soften the design.
Commr. Hopkins supported the idea of softer detailing through the use of alternative
materials like wood and recommended a more transitional color palate between this
project and others in the vicinity.
Chair Root asked that future plans include information on proposed improvements to
the open space and that trees with edible fruits be included in the landscaping plan.
Commr Weber suggested that there be a community garden space within the project,
and if a third trash enclosure was required, it should be located in a less obtrusive part
of the site than on Victoria.
On a motion by Commr. Howard, seconded by Commr. Hopkins to continue the project
to a date uncertain with the following direction for information and revisions to be
of the buildings facing Lawrence Drive, consider the following options: a) Look at
recessing the third level of buildings facing the street. b) Locate the taller buildings to
selections for certain building details, and a color palette that provides a smoother
transition from surrounding developments. 3. Provide details of or000sed
the
landscaping plan. 5.If a third trash enclosure is required in the development it should
be placed in a less obtrusive location than the street yard along Victoria. 6. Provide
breaks in the roofline, with the suggestion that it could be an outcome of the recessing
third building.
ARC Minutes
January 21, 2009
Page 7
_. AYES: Commrs. Howard, Hopkins, Weber, and Root
NOES: None
RECUSED: Commr. Wilhelm
ABSENT: Commrs. Duffy and Palazzo
The motion carried on a 4:0 vote.
COMMENT & DISCUSSION:
Staff:
a. Agenda Forecast - Pam Ricci provided an agenda forecast for upcoming
meetings.
b. Revised ARC Bylaws — The ARC approved recommended changes to their
bylaws.
c. 2008 ARC Accomplishments — Pam Ricci provided the Commission with a list
of projects that they had approved and discussed in the last year in
anticipation of the upcoming Advisory Body Recognition Dinner.
d. ARC Recruitment — Pam Ricci noted that there would be an opening on the
ARC with Commr. Howard terming out at the end of March. She noted that
three individuals had submitted applications for the vacant position and that
the deadline to file an application was Friday, January 30tH
2. Commission:
a. Minutes: December 15, 2008 — Consideration of the minutes was continued
due to the lack of a quorum.
b. Recent Project Review — Lessons Learned
ADJOURNMENT
The meeting adjourned at 8:40 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _February 2, 2009
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Ryan etz
�� Su ising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
February 2, 2009
ROLL CALL:
Present: Commissioners Steven Hopkins, Zeljka Howard, Anthony Palazzo, Chris
Weber, Vice -Chair Greg Wilhelm, and Chairperson Allen Root.
Absent: Commissioner Duffy
Staff: Associate Planner Brian Leveille, Senior Traffic Engineer Jake Hudson,
Programs Manager Shannon Bates, 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.
PUBLIC HEARINGS:
1. Buena Vista at Monterey Improvements. ARCPA 140-07; Review of a proposed
public art project and landscaping associated with adjacent street improvements;
City of San Luis Obispo — Public Works Department, applicant (Pam Ricci)
Jake Hudson, Senior Traffic Engineer, presented the staff report, recommending that
the Commission approve the public artwork entitled "Bequest" since the project meets
the City's Guidelines for Public Art, based on findings, and subject to conditions, and
grant final approval to the Option A concept of the landscaping plan.
Shannon Bates, Programs Manager, gave a description of the project and introduced
the artist.
Brian Chessmar, artist of "Bequest," gave a description of the art project.
Commr. Weber asked if it was the intent for the public to touch the artwork. Mr. Hudson
answered it was not the intent, and that no public seating had been incorporated into
the landscaping plan.
Commr. Hopkins asked if grass and lighting had been discussed during the planning
process. Mr. Hudson replied that grass was not proposed, although lighting would be
part of the project, with the exact positioning as yet to be determined.
ARC Minutes
February 2, 2009
Page 2
Vice -Chair Wilhelm questioned if any existing trees would be removed and if there
would be visibility issues with the proposed landscaping. Mr. Hudson replied that trees
would be removed and a sight distance study could be conducted to determine
appropriate plantings to assure proper visibility.
Vice -Chair Wilhelm questioned how the grading would work given the sloping
topography of the site. Mr. Hudson replied that Option A would create a level area
between the back of sidewalk and the retaining wall.
Chair Root requested information on the finish of the artwork. Brian Chessmar, artist,
discussed the finish and composite materials.
Chair Root questioned if there were alternatives to the Mission style concrete. Mr.
Hudson replied that there were alternatives and gave different materials that could be
used.
PUBLIC COMMENTS:
Mr. Wood, owner of La Cuesta Inn, did not support the proposed planting of the trees
due to the potential height of the trees and the fact they would block visibility of his
business. Mr. Hudson replied that other trees could be considered.
Floyd Hitchcock, owner of Peachtree Inn, commented the "Option B" was preferred
since he was concerned that the flat areas proposed for "Option A" would encourage
loitering around the art.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Wilhelm noted Option "B" was preferred since it was more natural, provided a
better setting for the art, and is less expensive.
Commr. Palazzo requested that a modification to the motion would be to provide
direction on landscaping to include a more enhanced plan for the Commission's
preferred "Option B" similar to the border shrubs shown in "Option A."
There were no further comments made from the Commission.
enhance the landscaping with border shrubs similar to those shown in "Option A."
ARC Minutes
February 2, 2009
Page 3
AYES: Commrs. Hopkins, Howard, Palazzo, Weber, Wilhelm, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Duffy
The motion passed on a 6:0 vote.
2. 1957- 1993 Santa Barbara Avenue. ARC 118-08; Review of a proposed mixed-
use project located in the Railroad Historic District; C -S -H zone; Quaglino
Properties LLC, 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. He
noted two additional conditions requested to be incorporated into final conditions of
approval.
Commr. Hopkins requested further information on lighting standards. Mr. Leveille gave
a description of lighting and considerations for the Night Sky Ordinance.
Vice -Chair Wilhelm requested information on the parking reduction proposed and asked
if the project's parking was considered separately from an adjacent mixed -used property
considered by the Commission. Brian Leveille replied that this project met requirements
and had been considered as a stand-alone project.
Chair Root requested further information on sidewalk materials used and mixed-use
parking regulations. He suggested staff review the viability of the material detail and
consider maintenance and alternatives to pressure treated materials. Mr. Leveille
provided sidewalk material information and noted that the project met the City's
requirements.
PUBLIC COMMENTS:
Matt Quaglino, applicant, gave a description of the project. He noted that management
of the property would come from the owner of the site as well the City.
Kim Hatch, property owner representative and architect, provided background on
considerations for the design and a further description of the site.
Chair Root requested clarification on sidewalk materials. Mr. Hatch and Mr. Pults
replied that they were meeting requirements for the project.
Vice -Chair Wilhelm requested further information on location of the trash receptacles.
He noted a letter from a neighbor referencing the subject. Mr. Hatch replied that he had
chosen the site based on direction from the garbage company. Mr. Hatch indicated that
^) he was open to alternatives to the proposed trash enclosure location.
ARC Minutes
February 2, 2009
Page 4
CSteve Pults, property owner representative, gave a description and reasoning
concerning boardwalk construction. Mr. Pults referenced the concerns of meeting both
ADA and City requirements for boardwalks.
Commr. Hopkins noted authenticity of materials with examples of lighting and brick
used. Mr. Hatch replied giving description of brickwork used and globe lighting.
Commr. Weber voiced concern over brick veneer material used in facade. He noted
concerns over the authenticity of the design since traditionally masonry could not
support spans as large as shown in the current design. Kim Hatch noted that large
openings in traditional buildings could be faced with brick over steel bracing. He noted
that the large openings could be considered as authentic design features
Vice -Chair Wilhelm suggested providing more detail on the cornice work and could
support a pre -cast feature.
Commr. Weber questioned the proposed sunshades because of their more residential
character. Mr. Hatch replied that the window shades were proposed to provide
additional window articulation.
Commr. Weber commented on the lack of pedestrian access points and questioned if
multiple pedestrian access sites had been considered, particularly to provide access to
the outside restaurant eating area. Mr. Pults expressed that he was open to
considering the option.
Commr. Weber questioned if other sites had been considered for the garbage and
recycling enclosure. Mr. Hatch replied that this site was approved by the San Luis
Garbage Company and there was minimal flexibility in pursuing other locations but he
would be open to pursuing other locations if possible.
Chair Root requested clarification of underground parking. Mr. Hatch replied that it was
intended for mainly residential use, but that public would be able to utilize it.
Chris Whitby, owner of 762 High Street, referenced his letter concerning the project. He
noted his concerns over aspects of the project including height, density, and parking.
Mr. Whitby noted past issues with parking in the residential area when the hardware
store was open at the project site. Mr. Whitby requested relocation of the trash and
recycling enclosure due to concerns over noise and odors especially since it is designed
for use of a restaurant. Mr. Whitby also recommended limiting hours of operation of -the
restaurant to no later than 10 p.m.
Kim Hatch noted that hours had already been limited through the Planning Commission
use permit approval.
Matt Quaglino, project applicant, provided some background on the past operation of
the hardware store and noted there were over 1,000 transactions a day at that business
ARC Minutes
February 2, 2009
Page 5
and that much more parking would be provided for the proposed project than what is
available for the existing commercial building and previous uses.
There were no further comments from the public.
COMMISSION COMMENTS:
After the extended discussion during the public hearing about project details, the ARC
concluded that the project was well designed and appropriate in its Railroad District setting
with the addition of some new conditions including minor modifications to the facade and
site improvement changes such as adding more pedestrian access points.
On a motion by Vice Chair Wilhelm.. seconded by Commr. Weber, the ARC granted final
such as exposed steel or plaster: 2) Cornice details shall be added along portions of the
roof along Santa Barbara Avenue: 3) Exterior lighting on buildings and parking lot pole
lights shall be adequately shielded to prevent glare on adjacent properties and be
consistent. with. the pending Night Sky Protection Ordinance: 4) The trash enclosure
shall be relocated awav from the adiacent nrnnertv at 762 Hinh Street unless infeasihle
be installed unless a new design standard is approved and/or if the Public Works and
an
AYES:
Commrs. Howard, Hopkins, Palazzo, Weber, Wilhelm, and Root
NOES:
None
RECUSED:
None
ABSENT:
Commr. Duffy
The motion carried on a 6:0 vote.
5. Staff
a. Agenda Forecast - Brian Leveille asked the ARC about cancelling the next
ARC meeting set for Wednesday, February 18th since there were no significant
items pending for that date. The ARC agreed and staff indicated that they
would follow through with cancelling the meeting.
6. Commission:
a. Minutes of December 15, 2008, were approved.
ARC Minutes
February 2, 2009
Page 6
b. Minutes of January 21, 2009, were approved as amended.
c. Boardwalk sidewalk materials — The ARC requested that staff look into
possible alternative materials to the current City detail for durability and safety
concerns.
ADJOURNMENT: The meeting adjourned at 7:20 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _March 2, 2009,
ng Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
March 2, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Zeljka Howard, Anthony Palazzo, Chris Weber,
Vice -Chair Greg Wilhelm, and Chairperson Allen Root.
Absent: Commissioner Hopkins
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, 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:
1. 3000 Broad Street. ARC 174-08; Review of a new multi -tenant sign for an existing
commercial development; C -S -PD zone; 3030 Inc., applicant (Brian Leveille)
Vice -Chair Wilhelm recused himself because he owns nearby property.
Pam Ricci, Senior Planner, presented the staff report, recommending that the ARC
approve the proposed shopping center identification, based on findings, and subject to
one condition.
Commr. Duffy asked for clarification on lighting for the sign.
Steve Pults, applicant representative, supported staffs recommendation for approval of
the sign and confirmed that existing ground -mounted lights would be utilized for external
illumination of the sign.
PUBLIC COMMENTS:
There were no comments made from the public.
Dasea on timings, ano SUDiect to a conanion.
J AYES: Commrs. Howard, Palazzo, Duffy, Weber, and Root
ARC Minutes
March 2, 2009
Page 2
NOES: None
RECUSED: Commr. Wilhelm
ABSENT: Commr. Hopkins
The motion passed on a 5:0 vote.
2. 2959 Broad Street. ARC 139-08; Review of a mixed-use project with eight
residential units and retail/office space and a request to allow a street yard
reduction; C -S -S zone; WestPac/Hamish Marshall, applicant (Phil Dunsmore)
Vice -Chair Wilhelm recused himself because he owns nearby property.
Phil Dunsmore, Associate Planner, presented the staff report, recommending that the
ARC grant final approval to the project, based on findings including requested street
yard setback exceptions, and subject to conditions and code requirements which he
outlined.
Commr. Howard requested clarification on the location of the trash site. Phil Dunsmore
replied that the location was visually acceptable and worked with the parking layout, but
that the Commission could discuss possible alternative locations.
PUBLIC COMMENTS:
Carol Florence, applicant representative, noted a concern regarding potential
transportation impact fees for a new traffic signal but supported staffs recommendation
for approval, including the proposed conditions of approval. She mentioned that
allowing reduced street yards along the site's two frontages was consistent with the
Draft Broad Street Corridor Plan.
George Garcia, architect of the project, provided a detailed PowerPoint presentation
along with a 3-D fly -though to illustrate various components of the site and building
design, including its sustainable features. He noted that the trash enclosure location
was carefully selected as a central place between the residential and commercial
components that maximized efficiency. He explained that the proposed solution to the
Planning Commission's direction to expand the sizes of the outdoor decks was to have
the ability to open the wall to the deck to provide a more spacious feel and to give more
flexibility to residents for use of the space.
Commr. Weber requested clarification on how potential noise impacts to residents
would be handled. Mr. Garcia responded that there were fewer openings in walls along
the property line, dual -paned windows, insulated walls, and that there would be a noise
disclosure for potential tenants and buyers.
Comms. Duffy asked about plans for signage. Mr. Garcia indicted that a formal sign
program had not yet been developed, but it would return for review later once they had
more information on prospective tenants and their signage needs.
ARC Minutes
March 2, 2009
Page 3
Commr. Duffy mentioned that the overhang of the photovoltaic roofing was fairly
extensive. Mr. Garcia responded that it was intentional to express and emphasize the
overhangs.
Erik Rheinisch, representing Alpha Fire, located on the adjacent property to the west,
expressed concern about the noise impacts to the residents from their existing
business, but acknowledged that the project would be a great addition to the
neighborhood.
Leslie Halls from the nearby Springfield Baptist Church expressed her support for the
project.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Howard noted her support for the project and its clean and elegant building
design. She appreciated its mixed-use character and sustainable features.
Commr. Duffy expressed concerns about the lack of articulation in the design,
especially on the north elevation because of its visibility to Broad Street. He described
the architecture as boxy and mentioned that the rear buildings appeared barrack -like.
He suggested that the materials be used to highlight changes in wall planes so that the
buildings appeared less monolithic. He recommended adding a condition to provide
greater material differentiation between masses.
Commr. Weber appreciated the subtlety and simplicity of the design and mentioned that
further articulation would run contrary to the design intent.
Commr. Palazzo also supported the building design as being consistent with the intent
of the Draft Broad Street Corridor Plan to have more building designs with an industrial
character.
Chair Root suggested the addition of some vibrant colors as accents in the palettes for
buildings.
LU [ne prosect oasea on nnamgs incivaing a ringing supporting approval of the
requested street yard setback reductions, and subject to conditions and code
requirements as recommended by the staff report.
AYES: Commrs. Duffy, Howard, Palazzo, Weber, and Root
NOES: None
RECUSED: Commr. Wilhelm
ABSENT: Commr. Hopkins
ARC Minutes
March 2, 2009
Page 4
The motion passed on a 5:0 vote.
3. 392 Prado Road. ARC 149-08; Conceptual review of a new medical office
development; BP/O zone; Prado Road Development, LLC, applicant (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending that the project be
continued to a date uncertain with direction to modify the design to have a transitional
character to assure consistency with the Margarita Area Specific Plan. She featured
slides of a conceptual site plan and elevation sketches prepared by the project architect
as an illustration of an alternative development plan with five separate buildings which
was consistent with much of the direction provided in the staff report.
PUBLIC COMMENTS:
John French, applicant, mentioned many of the constraints that led to the submitted
design. He explained the need for consolidated medical offices in the community and
noted the difficulties with financing the needed infrastructure and the high -impact fees.
Vice -Chair Wilhelm asked about the range of facilities that would be included in this site.
Mr. French replied that the intent was to have smaller offices with individual ownership.
Mike Peachey, applicant representative, explained how the transitional character
required in the specific plan could be achieved with the alternative conceptual site plan.
He discussed parking ratios and alternative concepts such as tandem parking that could
provide flexibility for the site design.
Commr. Weber asked if there would be a physical barrier between the site and alley.
Mr. French replied that they would prefer to have a vegetative barrier rather than a wall.
There were no further comments from the public.
COMMISSION COMMENTS:
Chair Root asked for clarification regarding what was meant by concealed parking in
directional item #1 of the staff report. Pam Ricci noted that the intent was to have less
open views of the parking areas from the adjacent streets.
Vice -Chair Wilhelm suggested that angled parking and diamond-shaped tree wells
might be considered to conserve site space and maximize parking.
Chair Root requested clarification of the requirements for a visual barrier along the north
property line. Pam Ricci noted the requirement from the Parking & Driveway Standards
for a 6 -foot -high wall, fence, or hedge.
ARC Minutes
March 2, 2009
Page 5
The Commission supported the alternative site plan with five buildings as being superior
in terms of site development standards and Margarita Area Specific Plan and General
Plan policies to create more transitional development at this location.
On a motion by Commr. Howard, seconded by Commr. Weber, to continue the item to a
date uncertain with directional items to assure consistency with the Margarita Area
Specific Plan as presented in the staff reoort. with a modification to Item #5 to
item #10, which reads: "The ARC endorsed the revised site plan prepared by the project
architect for presentation to the Commission at the meeting with five separate buildings
the site."
AYES:
Commrs. Duffy, Howard, Palazzo, Weber, Wilhelm, and Root
NOES:
None
RECUSED:
None
ABSENT:
Commr. Hopkins
The motion passed on a 6:0 vote.
4. Staff
a. Agenda Forecast - Pam Ricci provided information on project scheduled for
upcoming meetings.
5. Commission:
a. Minutes of February 2, 2009 - The minutes of February 2, 2009, were
approved as submitted.
b. Recent Project Review — Lessons Leamed
Chair Root asked staff to look into the large sign installed for the San Luis Obispo
Spa at 4115 Vachell near Trader Joe's. He also asked for more information about
a new project being constructed on Archer Street.
Commr. Duffy mentioned that the new office building constructed near the CHP
office on California had a "klunky" appearance.
ARC Minutes
March 2, 2009
Page 6
ADJOURNMENT: The meeting adjourned at 8:15 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _March 16, 2009
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
March 16, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Steven Hopkins, Zeljka Howard, Anthony
Palazzo, Chris Weber, Vice -Chair Greg Wilhelm, and Chairperson Allen
Root.
Absent: Vice -Chair Wilhelm
Staff: Senior Planner Pam Ricci
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 1177 Fernandez Road and 110 & 100 Madonna Road. ARC 4-09; Construction of
Class 1 bike path from Marsh/101 bridge to Madonna Inn to Madonna Road; C/OS-
20 zone; Madonna Enterprises, applicant. (To be continued to April 20, 2009)
(Phil Dunsmore)
Pam Ricci, Senior Planner, presented the staff report recommending that the project be
continued to a date certain, April 20, 2009, to allow other departments to complete their
review of the project plans including recommendations for conditions of approval.
PUBLIC COMMENTS:
None.
COMMISSION COMMENTS:
There were no comments made from the Commission.
On motion by Commr. Howard, seconded by Commr. Duffy, to contirn
certain, April 20, 2009.
AYES: Commrs. Howard, Duffy, Palazzo, Weber, Hopkins, and Root
NOES: None
RECUSED: None
1
ARC Minutes
March 16, 2009
Page 2
ABSENT: None
The motion passed on a 6:0 vote.
COMMENT & DISCUSSION:
Staff:
a. Agenda Forecast - Pam Ricci provided an agenda forecast for the upcoming
April 6, 2009, hearing.
2. Commission:
a. Minutes of March 2, 2009 The minutes were approved with minor
amendments.
b. Recent Project Review— Lessons Learned
Commr. Howard provided some insights into her past two terms on the ARC. She
stressed that while a project's context is important that the "devil is in the details,"
meaning that without proper oversight to assure that quality materials are used and
authentic detailing is installed that an attractive building design might not be
achieved. She emphasized that landscaping should not be used to hide the "sins"
of a poor building design. She noted that dark roofs are not energy efficient and
should be avoided.
She criticized the design of the Monterosa Building as "turning its back to the
street' and felt that the driveway entrance was too close to the street intersection
at Monterey and Santa Rosa. She felt that the applicant for the Apple Store
downtown was not forthcoming with their remodeling proposal when it was
presented to the ARC. She reiterated a concern that projects were not always
constructed in accordance with approved plans. She mentioned the car wash at
the comer of Los Osos Valley Road and Madonna as an example of this.
ADJOURNMENT: The meeting adjourned at 5:35 p.m.
Respectfully submitted by,
Pam Ricci
Recording Secretary
Approved by the Architectural Review Commission on March 16, 2009
w
Suporyising Administrative Assistant
CSAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 6, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Vice -Chair Greg Wilhelm, and Chairperson Allen Root
Absent: Commissioner Chris Weber
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Planning
Associate James David, and Recording Secretary Janet Miller
OATH OF OFFICE: Swearing in new Commissioner Suzan Ehdaie
ELECTION: Nomination and election of Allen Root as Chairman
Nomination and election of Anthony Palazzo as Vice Chair
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. 4200 S. Hiquera Street. ARCPA 15-09; Review of proposed art piece at
Montessori School along the South Higuera Street frontage; R -1 -PD zone, Mary
Kern applicant. (Brian Leveille — presented by Pamela Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending final approval of
the project, based on findings, and subject to a condition which she outlined.
PUBLIC COMMENTS:
Artist Jim Jacobson presented a maquette of the dove sculpture and described
proposed materials.
Mary Kern of the Montessori Scholl explained how the dove theme representing peace
was selected as a symbol for the school
There were no further comments made from the public.
COMMISSION COMMENTS:
ARC Minutes
April 6, 2009
Page 2
AYES: Commrs. Duffy, Ehdaie, Hopkins, Wilhelm, Palazzo, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Chris Weber
The motion passed on a 6:0 vote.
2. 1865 Monterey Street. ARC 1-09; Conceptual review of new hotel building with
105 rooms in the C -T -S zone; Equinox Hotel Partners, applicant (James David).
James David, Assistant Planner, presented the staff report, recommending that the
project be continued to a date uncertain with direction to assure consistency with the
General Plan, Community Design Guidelines, and all applicable codes and ordinances.
Mr. David explained that the 'initial project submittal does not comply with property
development standards for this location as specified by the Zoning Regulations and
Ordinance1130. He noted that the proposed hotel building is too tall, the scale is out of
context with the neighborhood, and the parking lot encroaches too far into the creek
setback.
PUBLIC COMMENTS:
George Garcia, applicant representative, explained the motivations for the project
design and the corporate requirements. He discussed the challenge of developing a
design that takes into account the various site constraints and still addresses
neighborhood compatibility. He noted that the height and the massing of the building
have evolved through design development, and that the various inconsistencies with
property development standards would be addressed with the submittal of revised
plans. He requested direction from the ARC on the alternative color palettes prepared.
Pam Ricci noted that staff had drafted a list of directional issues to be addressed by the
applicant.
Chair. Root asked Mr. Garcia to respond to the list of directional issues provided by
staff. Mr. Garcia noted that the issues were more general than specific. He questioned
whether a main entrance off of Monterey Street would be appropriate given the grade of
the site and ADA regulations that would likely mandate the creation of a long ramp.
Chair Root questioned if Mr. Garcia had considered shifting the design of massing to
back of the building. Mr. Garcia replied that this option could be considered.
Chair Root supported the use of wood material in design. Mr. Garcia is open to wood
use in the design.
ARC Minutes
April 6, 2009
Page 3
Chair Root asked if there would be street parking. Mr. Garcia noted that there would be
no meters and there would be a loading zone designated.
Hilliard Wood, San Luis Obispo, referenced a prepared letter that he provided to both
the Staff and Commission. Mr. Wood noted that he does not support the current project
design and agrees with staffs concerns regarding the massing and compatibility of the
building as designed. He referenced Ordinance 1130 and the requirement for a use
permit. He mentioned concerns with the proposed retaining walls and impacts to the
creek corridor, and noise and lighting impacts.
Rod Tillley, San Luis Obispo, thanked staff for the report. Mr. Tilley does not support.
the current project design. He expressed concerns with proposed retaining walls,
drainage, and impacts to steelhead trout and frogs residing in the creek. He mentioned
the loss of privacy for the residents across the creek. He suggested solar usage in
design to mitigate the carbon footprint of the project.
Gene Goldschmit, San Luis Obispo, does not support the current design of the project.
He noted issues with lighting, parking availability, and noise impacts
Hannah Novak, San Luis Obispo, does not support the project. Ms. Novak is concerned
with neighborhood compatibility, massing, privacy, the retaining wall design, and
environmental concerns. She noted the differing impact to neighbors according to the
level of their backyard properties to massing of proposed project. Ms. Novak supported
the directional items in the staff recommendation.
Mark Alonzo, San Luis Obispo, does not support the project. He requested flood
impacts be included in environmental study to address community concern.
Maxine Baker, San Luis Obispo, does not support the proposed project.
Kenneth Moore, San Luis Obispo, does not support the project. He requested that
revised plans include a rear elevation showing the project from the San Luis Drive side
of the project. He was concerned with the loss of pines and the impacts to privacy.
There were no further comments from the public.
COMMISSION COMMENTS:
Chair Root supported alternative option "B" which begins to give a pedestrian feel to the
project.
Commr. Duffy supported a patio up front. He would like to see a shift to provide more
transparency at the ground level of the building to create a better pedestrian orientation.
He suggested that the garbage design be further refined and supported a warmer color
scheme for materials.
C
ARC Minutes
April 6, 2009
Page 4
Chair Root supported creating more of a buffer at the back of the project, rather than
shifting the building massing.
Commr. Ehdaie suggested incorporating Mediterranean or Spanish design elements
and the use of glass at the front of the building to add transparency to the building at
street level.
Vice -Chair Palazzo suggested softening the fagade to the neighbors at the back of the
project and noted that massing/height issues still need to be resolved. He supported
the pool location in the middle of the building to minimize noise impacts to neighbors.
Commr. Hopkins noted that the fagade design should take into account that the current
vegetation would diminish over time and that new plant materials should be accordingly
added to promote privacy and screening in the future.
Commr. Wilhelm noted concern for massing and requested that final plans include a
photo simulation of project views from San Luis Drive.
Commr. Duffy suggested revised wording for Directional Item #3 to "incorporate more
pedestrian amenities on Monterey Street with a separated pedestrian path to the
Sidewalk."
Chair Root requested that the wording for #7 or screen headlights" be added to Staff
guidelines.
Vice -Chair Palazzo requested that the mass and scale be represented by the
installation of story poles or other visual representation to demonstrate proposed
building height to neighborhoods. He also requested the addition of a provision for a full
shading and shadow analysis.
There were no further comments made from the Commission.
the addition of Items 11 & 12. Revised Item # 3: "Incorporate more pedestrian
o4_4 ...:1L .-_1L 1_ IE_ ..J.._.. 11_ 11 Tl_
M
analysis."
AYES: Commrs. Duffy, Ehdaie, Hopkins, Wilhelm, Vice -Chair Palazzo, and Root
NOES: None
RECUSED: None
ABSENT: Commr, Chris Weber
ARC Minutes
April 6, 2009
Page 5
The motion carried on a 6:0 vote.
A 10 -minute meeting break was taken 7.05 p.m. - 7.15 p.m.
3. 328 Marsh Street ARC/MOD 230-04; Modify architectural plans for approved
service station remodel for new convenience store; C-R zone; Mission Station, Inc.
applicant. (Phil Dunsmore)
Phil Dunsmore, Associate Planner, presented the staff report, recommending approval
of the design of the new convenience store, based on findings, and subject to conditions
and code requirements which he outlined.
PUBLIC COMMENTS:
Mr. Garcia gave a presentation of the project. He noted the retention of the historic
massing, shapes, proportions while reflecting the new use of site. Mr. Garcia noted the
change in ownership from Chevron Corporation to local ownership which provided a
flexibility of design. He stated the opportunity to use materials that were both retro and
modern.
Commr. Wilhelm requested clarification on how the design and color of the existing
canopy would relate to the proposed new building. Mr. Garcia provided clarification on
materials, fuel pump toppers, and the fact that no changes are proposed to the canopy.
Commr. Wilhelm requested clarification on the fascia color of the canopy and Mr. Garcia
discussed the proposal.
Vice -Chair Palazzo suggested that a vintage design be integrated into the mural.
There were no further comments from the public.
COMMISSION COMMENTS:
On a motion by Vice -Chair Palazzo, seconded by Commr. Wilhelm. the Commission
approved the design of the new convenience store, with the addition of a condition to
AYES:
Commrs. Duffy, Ehdaie, Hopkins, Wilhelm, Palazzo, and Root
NOES:
None
RECUSED:
None
ABSENT:
Commr. Chris Weber
The motion carried on a 6:0 vote.
ARC Minutes
April 6, 2009
Page 6
4. 1321 and 1327 Osos Street. ARC 102-07; Final review of a new mixed-use project
with about 8,800 square feet of office space and 11 residential units; O -H & R -3-H
zones; Mission Medical Partners, applicant (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending final approval of
the project, based on findings, and subject to conditions which she outlined.
PUBLIC COMMENTS:
Carol Florence, Oasis Associates, project representative, noted that the applicant had
objections to recommended Conditions 6, 7 & 8 dealing with the roof material, roof
forms, and window design.
Jonathan Watts, project architect, explained in detail the changes that were necessary
to the roof design because of the need for the finish floor of the residential units to be
raised three feet above the base flood elevation. He provided an example of the
corrugated metal siding noting how the material will coordinate with the metal
equipment screens and produce greater energy efficiency. He indicated that the new
roof material was consistent with the contemporary Victorian architectural style of the
project.
Diane Jenkins, San Luis Obispo, spoke in support of the project, including the revised
elevator tower design and proposed roofing material.
There were no further comments from the public.
COMMISSION COMMENTS:
Commission discussion focused on changes to the rooflines of the building, railing, and
window details, and the proposed corrugated metal roofing. Staff was concerned that
the proposed roofing material was not in keeping with the New Victorian architectural
style, but the Commission supported the change in materials from composition to
corrugated metal as being compatible with the proposed architectural style as well as
the project's historical district setting..
The Commission agreed to continue the meeting past 9:00 p.m. in order to complete
their discussion and provide a final action on this project.
Commr. Duffy indicated that the changes to the rooflines of the north elevation were
acceptable and would not be very visible because of their interior location.
Commr. Wilhelm expressed concern that the exposed rafters of the roof screen would
draw more attention to it. He indicated his support for the revision to the roofing
material.
Chair Root commented that the equipment screen was an inventive solution to deal with
the flood zone requirement and maintain the steeply pitched roofline.
ARC Minutes
April 6, 2009
Page 7
Pam Ricci noted that the project plans from previous project review hearings had shown
composition roofing material. She pointed out that the CHC's direction was to use a
decorative composition material or a slate -appearing shingle to coordinate with the
Victorian architectural style.
recommended with three amendments. Condition No. 5 was changed to read: 'The
roofnq material shall be a factory finish, aluminum corrugated building roof panel in a
matte gray/silver color with 5 -inch amplitude as presented to the ARC at the meeting.
stricken..
AYES: Commrs. Duffy, Ehdaie, Hopkins, Wilhelm, and Root
NOES: Commr. Palazzo
RECUSED: None
ABSENT: Commr. Chris Weber
The motion carried on a 5:1 vote.
5. Staff
a. Agenda Forecast - Pam Ricci gave an agenda forecast of upcoming projects.
6. Commission:
a. Minutes of March 16, 2009 - The minutes of March 16, 2009, were approved as
submitted.
b. Recent Project Review — Lessons Learned
The Commission strongly recommended that staff continue efforts to reduce the
amount of paper delivered to them with packets, agendas, and other mail.
ADJOURNMENT: The meeting adjourned at 9:20 pm.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _April 20, 2009_
SuVer/vising Administrhji�VeAssistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 20, 2009
ROLL CALL:
Present: Commissioners Steven Hopkins, Anthony Palazzo, Chris Weber, Vice -
Chair Greg Wilhelm, and Chairperson Allen Root
Absent: Commissioners Jim Duffy, Suzan Ehdaie @ roll
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, Associate
Planner Brian Leveille, and Recording Secretary Janet Miller
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
Commissioner Jim Duffy arrived at 5:11 p.m.
- Commissioner Suzan Ehdaie arrived at 5:16 p.m.
PUBLIC HEARINGS:
1. 1177 Fernandez. Road and 100 & 110 Madonna Road. ARC -09; Construction of
Class 1 bike path from Marsh/101 bridge to Madonna Road; C/OS-20 zone;
Madonna Enterprises, applicant. (Phil Dunsmore)
Associate Planner Phil Dunsmore, presented the staff report, recommending that the
ARC grant final approval to the project, based on findings, and subject to conditions and
code requirements which he outlined.
Commr. Hopkins requested information on where the slope of the trail exceeded 10%
which Phil Dunsmore clarified.
Commr. Palazzo requested clarification on how this trail might connect to downtown.
Phil Dunsmore explained that Caltrans just completed a new segment of trail near
Marsh and Highway 101 that will connect the proposed trail to the downtown.
PUBLIC COMMENTS:
Carol Florence, applicant's representative, explained the coordination with other
agencies that was worked into the design of the trail. She noted that Clint Pearce came
up with the idea of installing a bike trail, rather than paying air quality mitigation fees for
ARC Minutes
April 20, 2009
Page 2
the Irish Hills Project. She suggested using solar powered lighting for the trail path.
She explained the concem for safety and liability reasons with the trail terminating near
Madonna into oncoming traffic at the entry to the Madonna Inn.
Clint Pearce, applicant, voiced support for the project
Commr. Wilhelm requested information on the ADA compliance for the grading noted on
the trail. Ms. Florence replied that she was working on the documentation to show why
this path does not require ADA compliance.
Chair. Root questioned the use of the vinyl fencing material. Mr. Pierce replied that it
has an attractive appearance and is quite durable.
Glen Matteson, representative of the Bicycle Advisory Committee, spoke in support of
the path noting that most of the design issues had been addressed but suggested that
there be signage or other attention -getting devices to alert people to the location of the
trail off of Madonna.
COMMISSION COMMENTS:
Commr. Duffy noted that this was a great project and that he was excited about it
getting built. He suggested the use of bollards near Madonna Road to warn cyclists of
oncoming vehicles. He thought that trail lighting should be low key and suggested solar
- lights if lighting were installed.
Commr. Wilhelm had a concern with bikes potentially conflicting with vehicles at the
Madonna entry, but was okay with where the grade exceeded 10% since it was short in
length.
shall be incorporated into the bike trail at the trail's most remote locations to illuminate
the edge of the bike path Pavement." New conditions were added per staff: 11) The
applicable." after Public Works Director.
AYES: Commrs. Wilhelm, Palazzo, Duffy, Hopkins, Ehdaie, Weber, and Root
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ARC Minutes
April 20, 2009
Page 3
2. 1204 Nipomo Street and 464 Buchon Street. ARC 1-07; Review of a new mixed-
use project (1204 Nipomo) and street yard reduction to 10 feet for the Parsons
House proposed to be relocated to 464 Buchon Street; C -D zone; Jules Rogoff,
applicant. (Brian Leveille)
Commr. Weber recused himself at 5:48 p.m. due to a potential conflict of interest
Brian Leveille, Associate Planner, presented the staff report, recommending that the
ARC approve the Negative Declaration with Mitigation Measures, and grant final
approval to the project, based on findings, and subject to conditions.
Chair. Root asked what the minimum required setback was for the 464 Buchon Street
location. Staff provided clarification that there was a minimum 5 -foot side -yard setback.
PUBLIC COMMENTS:
Randy Dettmer, project architect, noted that the applicant disagreed with the
recommendation in the staff report to change the awning material from metal to canvas
because metal was superior in terms of maintenance issues and appearance. He also
disagreed with recommended changes to the upper floor window design and explained
the rationale for the faux window feature used.
Commr. Wilhelm questioned if precast sills were a possibility, which Mr. Dettmer
indicated could be considered.
Commr. Palazzo requested clarification on the roof material sample colors. Mr. Dettmer
replied that the color board described the actual color used. Commr. Palazzo noted that
the roof sample seemed a little cool and asked if a more natural color had been
considered. Mr. Dettmer replied that he had a limited color palette available from the
manufacturer.
Commr. Hopkins requested clarification on the railings which Mr. Dettmer indicated
would be square-shaped metal tubing.
Commr. Duffy noted that there were no windows in the kitchen areas. Mr. Dettmer
noted that they could consider windows in the kitchen if direction led that way.
Chair. Root asked if the project contained sustainable features. Mr. Dettmer replied that
there would be solar collectors on the roof and efficient heating systems.
Commr. Wilhelm asked if the applicant would be opposed to setting the metal guardrail
back 6 inches. Mr. Dettmer replied that he thought that the recess of the guardrail was
a good idea.
Allan Cooper, San Luis Obispo, spoke in support of the project indicating that he liked
the stair -stepping massing and agreed with the suggestion to set back the guard rail.
S
ARC Minutes
April 20, 2009
Page 4
David Brodie, San Luis Obispo, encouraged the project to include sustainable features
to combat climatic changes and mentioned that the project would be the "comerstone of
an attitude" because of its prominent location.
Pam Ricci, Senior Planner, noted conditions #13 -15 reflect policies of the Community
Design Guidelines and are not subjective or based on opinion. Pam Ricci noted metal
awnings could set a precedent for downtown buildings if adopted in this particular
project.
COMMISSION COMMENTS:
Commr. Hopkins supported canvas material for awnings here consistent with the
Community Design Guidelines. He also suggested that warmer colors be considered
for the building.
Commr. Duffy suggested that the proposed brick bulkhead be used on all four
elevations to make the building 11ok consistent on all sides.
Commr. Wilhelm suggested a recessed niche rather than a faux window on the side of
the building.
Vice -Chair Palazzo noted that the project design had not changed noticeably in
response to conceptual review direction. He stated that the project was not consistent
with the downtown design guidelines and that he did not support the design as
presented.
Commr. Duffy suggested the following changes to make the project design more
consistent with previous direction and the Community Design Guidelines: highlight the
corner entry, modify rooflines to emphasize parapets, use canvas awnings, include the
four-square articulation at the top of windows, add windows to the kitchen walls, and
modify the guardrails to either recess them back 6 inches or open them up.
W
Mcnens; ana n) moaity the railing aesign by recessing the railings back six inches or
open up the railing design.
AYES: Commrs. Palazzo, Hopkins, Duffy, Ehdaie, and Wilhelm
NOES: Chair. Root
_. RECUSED: Commr. Weber
ABSENT: None
4
ARC Minutes
April 20, 2009
Page 5
The motion carried on a 5:1 vote.
On a motion by Vice -Chair. Palazzo, seconded by Commr. Hopkins to approve the
Negative Declaration with Mitigation Measures; and to approve the relocation of the
Parsons House to 464 Buchon Street.
AYES: Commrs. Palazzo, Hopkins, Duffy, Ehdaie, Wilhelm and Root
NOES: None
RECUSED: Commr. Weber
ABSENT: None
The motion carried on a 6:0 vote.
The Commission took a break from 6:50 p.m. to 7:00 p.m.
0
863. & 877 Palm Street, and 984 & 986 Chorro Street. ARC 69-05; Review of a
revised design for the Chinatown Mixed -Use Project; C -D -H zone; SLO Chinatown
LLC, applicants. (Pam Ricci)
Commr. Weber earlier recused himself due to a potential conflict of interest.
Pam Ricci, Senior Planner, presented the staff report, recommending that the project be
continued to a date uncertain with directional items to be addressed in revised plans
that return to the ARC.
PUBLIC COMMENTS:
Mark Rawson, project representative and architect, explained the revised project plans,
including the adaptive reuse of the Sauer Bakery and Blackstone Hotel buildings and
the influence of Chinese motifs in the site planning and architecture.
Chris Harrelson, Brand Allen Architects,
compatible with surrounding buildings. He
architecture were subtle and not contrived.
noted how the scale of the hotel was
noted that the Chinese influences in the
Commr. Wilhelm asked for clarification on building materials including the terra cotta
screen. Mr. Harrelson provided an example of the terra cotta baguette material
proposed.
Commr. Ehdaie questioned if there was an arched gateway similar to Chinese elements
staff provided in their presentation. Mr. Rawson replied that there was not a traditional
arched gateway, but that the transition under the building bridge to the pedestrian paseo
provided a more abstract gateway feature.
A
ARC Minutes
April 20, 2009
Page 6
Commr. Duffy questioned whether more glazing could be added to the Chorro Street
elevation of the new Quintana Building. Mr. Rawson replied that the current version of
the building has limited openings in this wall.
Commr. Duffy questioned the vehicular oriented entrance to the hotel site on Palm. Mr.
Rawson acknowledged this citing the competing needs of the site.
Chair. Root requested clarification on access to the space between the hotel and the
Palm Theater site from bordering properties. Mr. Rawson replied that formal
connections to adjacent properties that are not apart of the project was not planned but
that access to the new paseo from these properties would not be expressly precluded.
He noted that the theater currently has an exit onto this area.
Commr. Duffy asked about the intent of the V-shaped sod roof form for the hotel
meeting room. Mr. Harrelson replied that it was to provide interest to hotel guests
looking out their windows along with shade and some capture of roof drainage.
Allan Cooper, San Luis Obispo, spoke in support of the applicant's efforts to preserve
more portions of the existing historic buildings in the project beyond the minimum
thresholds established by the City Council. He expressed concerns with the ribbon
windows of the hotel and the mansard roof and other details of Building C.
Joe Abrahams, San Luis Obispo, felt that the project should be more welcoming to the
public given its proximity to Mission Plaza. He suggested that there be a water feature
in one of the outdoor spaces to create a mini Chinese park setting. He mentioned that
the walkway area from Palm Street appeared barren..
David Brodie, San Luis Obispo, expressed concerns with the design of Building C. He
stated that there was not a sympathetic architectural dialogue between the historical
side (Monterey Street) and the contemporary side (hotel on Palm Street) of the project.
He was concerned that a wind tunnel effect would be created along the walkways of the
current design.
Christopher Mechum, San Luis Obispo, noted that he understood the applicant's point
about not having contrived Chinese architecture in the project, but suggested that it may
be important to consider architectural elements that tourists recognize as Chinese. He
felt that the public paseos and plazas were under -scaled and that the green roof was
contrived. He added that he would like to see the project incorporate more sustainable
features.
COMMISSION COMMENTS:
Chair. Root asked for a vote to continue the meeting past 9:00 p.m., with which the
Commission agreed.
Chair. Root noted that he liked the applicant's direction regarding a Chinese expression.
He suggested that additional details such as a glazed the bulkhead and public art would
tw
ARC Minutes
April 20, 2009
Page 7
take the expression farther. He mentioned that more regular windows would assist the
hotel design in being more consistent with the Community Design Guidelines.
Commr. Duffy mentioned that the hotel site was a good corner for contemporary
architecture, but that the entry should be inviting for pedestrians as well as vehicles. He
suggested looking at the proportion and massing of building walls versus glazing. He
noted that the exterior detailing needs refinement and that the terra cotta screen could
be overdone. He added that the outdoor spaces were like rooms and needed to be well
designed. He suggested looking at the gateway concept in terms of the form and
processional nature of entries.
Commr. Wilhelm requested that refined plans include more information on building
detailing and that all elevations of proposed buildings be included. He felt that this
project provided an opportunity for a design connection to the Ah Louis building. He
suggested that there be gateway features on both the Palm and Monterey Street sides
of the project. He felt that the main paseo needed more features to soften the spaces
including benches, public art, and landscaping. He requested that the hotel incorporate
more playful architectural elements into its contemporary design.
Vice -Chair Palazzo agreed that the paseos and plaza areas should be inviting. He felt
that the new design for the Blackstone should recreate more of the original features of
the Quintana Building like the window design. He noted that he liked the juxtaposition in
the project of classic and contemporary architecture.
Chair. Root suggested sustainability be more of a design focus..
Commr. Hopkins expressed that the project design keeps improving and thought the
Monterey Street elevation was incredible. He liked the contemporary architecture for
the hotel but felt that there needed to be further refinements to Building C. He
appreciated the architects' presentations about the project's design motivations and
nods to Chinese motifs.
Commr. Ehdaie felt that the project would be a beautiful addition to the downtown and
attractive to tourists.
Palm Theater."
AYES: Commrs. Hopkins, Ehdaie, Palazzo, Wilhelm, and Root
NOES: None
-- RECUSED: Commr. Weber
ABSENT: None
ARC Minutes
April 20, 2009
Page 8
The motion carried on a 6:0 vote.
4. Staff
a. Agenda Forecast
Pam Ricci noted that the meeting of May 4th would be cancelled.
5. Commission:
a. Minutes of April 6, 2009.
The minutes of April 6, 2009 were approved as amended.
ADJOURNMENT: The meeting adjourned at 9:30 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Arch�itectt
ZZ,
yan B
Supe sing Administrative
Commission on _June 15, 2009_
2
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
.tune 15, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Chris Weber,
Greg Wilhelm, Vice -Chair Anthony Palazzo, and Chairperson Allen Root
Absent: Commr. Wilhelm
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and Recording
Secretary Janet Miller
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. 11980 Los Osos Valley Road. ARC 7-07; Conceptual review of a new commercial
retail center on the "GAP" property known as Perfumo Creek Commons; Irish Hills
Plaza East, LLC, applicant. (Phil Dunsmore)
Phil Dunsmore, Associate Planner, presented the staff report, recommending to continue
the item to a date uncertain, following approval of the Final EIR by the City Council, with
speck direction to the applicant on site planning, building elevations, and landscaping.
Commr. Weber asked if there had been any other businesses in the vicinity that had
approved pole signs. Staff replied that the new Marriott and some car dealerships had
pole signage.
Steve Rigor, applicant representative, explained the major project changes to the site plan
and building elevations that had occurred by comparing boards displaying the prior and
current plans. In response to a question from Commr. Weber about shifting Anchor C
further to the west, Mr. Rigor noted that it would give the center more of a strip mall
appearance by having the anchors more in alignment, rather than staggered.
Chair Root requested information on how the bio-swale along Froom Ranch Way would be
installed and operate. Peter Miller, civil engineer with the Wallace Group, indicated that
the bio-swale would collect drainage along the roadway and would work in conjunction with
the sound wall.
Chair Root requested clarification on the amount of parking shown on plans and how it.
conformed to City standards. Mr. Dunsmore noted that with big box centers there is both a
minimum parking requirement and a maximum threshold of one space for each 200 square
ARC Minutes
June 15, 2009
Page 2
feet of floor area. He pointed out that the parking as shown exceeds minimum
requirements by about 200 spaces. Mr. Rigor explained that the requirements of potential
tenants dictate the large numbers of parking spaces proposed,
Chair Root requested clarification on the number of cart corrals. Mr. Rigor discussed that
the number was a stipulation of the Target Corporation.
Commr. Ehdaie requested the access information from Home Depot to Target. Mr. Rigor.
replied that it was via Froom Ranch Way.
Commr. Duffy asked if there was a bus stop at the location. Mr. Rigor noted that there was
a bus stop next door at Coast Nissan/BMW and that they might upgrade that stop as part
of the project.
Commr. Hopkins asked if the suggestion to have more variation in the parapet heights of
Anchor A was being considered. Mr. Rigor indicated that since the overall height of the
building had been reduced that he did not see an issue to possibly raise portions of the
parapet.
Commr. Duffy asked if the applicant had prepared a photo -simulation of the project from
Highway 101. Mr. Rigor replied that this could be provided for final architectural review..
PUBLIC COMMENTS:
Theodora Jones, San Luis Obispo, noted concern for the design bio-swale and suggested
that a bus stop location be added near Anchor C to better serve the adjacent
neighborhood. She supported shifting Anchor C further to the west where it will be across
from the school and less obtrusive to the neighbors. She was concerned with transients
and homeless camping in the area. She supported an 8 -foot -high wall, but noted concerns
with security behind the wall and the rear of homes and wanted neighbors to be able to
construct fences in this area.
Marie Dixon, San Luis Obispo, was opposed to the proposed pedestrian walkway near
Oceanaire because of the potential for more transients to enter the neighborhood.
Anthony Halderman, San Luis Obispo, supported a wider buffer zone, an 8 -foot wall, and
bicycle facilities.
Clint Pearce, San Luis Obispo, applicant, responded to some of the issues that came out
during the public hearing. He explained how the bio-swale would be installed and would
look attractive similar to the one on use at Home Depot. He felt that there was flexibility to
work out solutions for fencing behind the noise wall. He noted that the center would have
an active security force to address noted concerns with transients and other issues.
Phil Dunsmore explained that there are many General Plan policies that endorse
connectivity through pedestrian connections and pathways. He pointed out that the
proposed pathway near Oceanaire is an example of how the project will be improving
connectivity.
ARC Minutes
June 15, 2009
Page 3
COMMISSION COMMENTS:
The Commission generally followed the directional items included in the staff report with a
few changes. Staff responded to questions regarding restrictions on deliveries and parking
quantities noting that these issues would be specifically addressed by the Planning
Commission and City Council with their reviews of the required use permit. After some
discussion weighing the pros and cons, they decided to eliminate the directional item to
consider shifting the footprint of Anchor C, the building closest to the nearby residential
neighborhood, further to the west. Commr. Duffy noted that a staggered site plan was
visually more pleasing, and Chair Root pointed out that the current plan provided better
sound attenuation and privacy by having a wall, rather than parking area, facing the
neighborhood. The Commission added directional items for a photo -simulation showing
the project from Highway 101 and asked that story -poles be set up to illustrate the height
of the planned noise wall along Froom Ranch Way.
Phil Dunsmore explained the dilemma with tree planting at the site to both provide
screening of the parking lot areas but also maintain views of scenic corridors. Chair Root
supported the clustering of trees as a technique to achieve both goals.
Commr. Ehdaie requested clarification on the storm drainage sites. Mr. Dunsmore noted
the drainage, wetland, and detention areas. The City is still looking at how best to address
the regional concerns of the site plan.
The Commission briefly discussed signage options. A majority indicated that they did not
support pole signage. However, the Commission did not specifically include a prohibition
on pole signage as direction, preferring to await review of a speck sign program before
rendering a final judgment.
Commr. Weber noted that the wall surrounding the loading dock of Anchor C might need to
be increased in height above 8-10 feet to adequately mitigate noise.
eliminate Item #2; modify Item # 3 to read: "Consider further reductions to the proposed
number of parking spaces to provide additional pedestrian amenities or landscaping
including but not limited to a pedestrian path to connect pad H to Anchor E"• and add two
Ranch Way extension."
AYES: Commrs. Duffy, Ehdaie, Hopkins, Weber, Palazzo, and Root.
NOES: None
RECUSED: None
ABSENT: Commr. Wilhelm
ARC Minutes
June 15, 2009
Page 4
The motion passed on a 6:0 vote.
2. Staff
a. Agenda Forecast — Pam Ricci provided an agenda forecast of the July 6"' meeting..
b. Upcoming Joint ARC/CHC training — Review tentative agenda and schedule for
workshop on architectural compatibility and historic preservation.
Pam Ricci provided background on the proposed training including the planned
agenda. The Commission asked staff to send out a follow-up e-mail regarding
attendance at the event once firm dates were selected. Commr. Palazzo mentioned
that it would have been appropriate to use a California consultant for the training,
rather than a firm from Boulder Colorado.
3. Commission:
a. Minutes of April 20. 2009
The minutes of April 20, 2009, were approved as submitted.
b. Recent Proiect Review — Lessons Learned
The ARC questioned changes made to the Frog & Peach Pub on Higuera Street
and their consistency with the Community Design Guidelines and previous
approvals.
Commr. Duffy suggested that if there are no regular agenda items to hear on a
scheduled meeting date, that the ARC might look at a field trip to visit and discuss
various projects. He also asked that staff reiterate the desire for ARC members to
have agendas and other correspondences sent to them by e-mail, rather than hard
copies through the mail.
ADJOURNMENT: The meeting adjourned at 7:30 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Ar ' ctural Review Commission on _July 20, 2009_
AdministratikeA�Otant
SAN LUIS OBISPO
i ARCHITECTURAL REVIEW COMMISSION MINUTES
July 20, 2009
ROLL. CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Chris Weber, Greg Wilhelm,
Vice -Chair Anthony Palazzo, and Chairperson Allen Root
Absent: Commr. Steven Hopkins
Staff: Senior Planner Pam Ricci, Contract Planner Jaime Hill, and Recording
Secretary Janet Miller
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
PUBLIC HEARINGS:
Commr. Wilhelm recused himself due to a conflict of interest, which was the proximity of
his residence to the project site.
1. 851 & 860 Humbert. ARC 27-06; Review of a housing development consisting of
81 residential dwellings and a 1,000 square -foot community room located between
Humbert Avenue and Lawrence Drive, adjacent to the railroad right-of-way; R-3
zone; Housing Authority of SLO, applicant. (Jaime Hill)
Jaime Hill, Contract Planner, presented the staff report, recommending final approval of
the project, based on findings, and subject to conditions and code requirements
previously adopted by the City Council.
PUBLIC COMMENTS:
Marcus des Plantes, LGA Architecture, applicant's representative, focused his
presentation on the changes to plans since the ARC's conceptual review of the project.
He pointed out the sizes and amenities in the open space area, noted the change to the
cul-de-sac design of the eastern end of Humbert Street to capture additional open
space; mentioned how the roof forms of the Lawrence Drive buildings had been
modified to reduce the apparent mass of the buildings, and explained the wood detailing
that had been added to replace previously -proposed metal accents. He noted how
ARC Minutes
July 20, 2009
Page 2
some of the upper decks had been widened to a usable width and reoriented so that a
greater number of them now faced the greenbelt.
Carol Hatley, applicant, pointed out how the revised project plans respond to previous
issues and thanked staff, especially Jaime Hill, for their work on the report.
Commr. Weber requested clarification on the window design including the surrounds.
Mr. des Plantes replied that the window trim was not an exact match to the style in the
neighboring Villa Rosa project but that the design was intended to complement the
other project.
Commr. Ehdaie requested clarification on the issue raised in a letter from Villa Rosa
resident Susan Fong regarding where Moylan Terrace residents would likely cross the
railroad tracks. Ms. Hill explained that given the topography of the area, proposed
retaining walls, and the planned wrought iron fencing along the eastern boundary, that
future residents would more likely attempt to cross the tracks to the north of the project
site, rather than cross directly through the Villa Rosa property.
Commr. Duffy asked for more information on the color palette for buildings. Darin
Cabral, LGA Architecture, replied that the color scheme was amber, sage, and red, and
that they were looking at using a variety of colors for doors to individualize the units.
Vice -Chair Palazzo asked for clarification about proposed changes in grade in the
southeastern comer of the project site. Harry Hamilton, Above Grade Engineering,
discussed the overall grading strategy planned with development including retaining
walls and how it affected the project's relationship to Lawrence Drive and the Villa Rosa
project.
Commr. Ehdaie wanted more information on how storm water drainage would be
handled. Harry Hamilton explained that storm water was directed to the streets, rather
than to the central greenbelt area because that alternative would create an unusable
bog in the open space given the heavy clay soils.
Chair Root asked about storage areas for residents in the project. Mr. des Plantes,
replied that there would be both long-term bicycle storage and general storage areas in
units.
Commr. Ehdaie requested clarification on what was planned for the mixed -use building.
Ms. Hill explained that the building would be a community room for the development
and not a commercial use, which would have required a zone change.
Greg Wilhelm, San Luis Obispo, complimented the architect team on their design given
tho nrnr�nco� r!oncih/ a•+� +ha !V+an.cj+o rnnctraintc No nvnl�incr! that ho `��ac mnct
LI_OUGIGU Uy We 11 ILGi lal;c DULVV6Ui i LIC cAi$UI ig V iva r\J5a Ni ojec;L ai iU U is Nlai li kdU
Moylan Terrace. He requested that all of the units along Lawrence Drive be reduced to
ARC Minutes
July 20, 2009
Page 3
two stories. He submitted a drawing that illustrated his concerns with the differences in
scale of the two projects along Lawrence Drive.
Susan Fong, San Luis Obispo, referenced her correspondence to the Commission. She
agreed with Mr. Wilhelm's comments about reducing the scale of the buildings along
Lawrence Drive. She would like the Villa Rosa Homeowners Association to be actively
a part of the discussion on grading and the border between the properties.
Ms. Hill clarified for the Commission that in addition to Ms. Fong's letter, which she
mentioned as part of her testimony, there was also a letter submitted by Diane Diamond
expressing some concerns with the project. She noted, and the Commission
acknowledged, that both these letters had previously been distributed to the ARC.
Steve Delmartini, San Luis Obispo, supported approval of the project and the Housing
Authority's goal to provide additional workforce housing.
William Byars, San Luis Obispo, expressed his continued opposition to the project. He
suggested that the revised project was a better looking version of what he had dubbed
the "army barracks." He agreed with previous speakers about keeping the units along
Lawrence Drive to two stories. He noted that the proposed fence should be higher and
longer for public safety and had concerns about parking along Lawrence.
Jerry Rioux, San Luis Obispo, supported the project and reinforced the importance of
providing affordable housing.
COMMISSION COMMENTS:
Chair Root requested clarification on Lawrence Drive parking. Jaime Hill replied that
currently there is not parking at the end of Lawrence but that, with project development,
there would be parking on both sides of the street.
Commr. Duffy stated that the appearance of the building elevations would be improved
if there was a change in texture in the wall planes. He suggested that a wood -
appearing type of product such as Hardie -plank could be applied as an accent on some
walls where a color change is now shown.
Chair Root supported toning down the white color shown on the colors and materials
board. He also suggested that a condition be added to require a community garden in
the project to serve residents.
sub
Previously adopted by the City Councilwith the following conditions added: 1) As an
accent: 2) Replace the crystal white exterior color with a less contrasting shade; and
- ` 3) A community garden shall be provided for the benefit of residents.
ARC Minutes
July 20, 2009
Page 4
AYES:
Commrs. Weber, Ehdaie, Duffy, Palazzo, and Root
NOES:
None
RECUSED:
Commr. Wilhelm
ABSENT:
Commr. Hopkins
The motion passed on a 5:0 vote.
2. Staff
a. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
3. Commission:
a. Minutes of June 15, 2009, were approved as submitted.
b. Recent Project Review — Lessons Learned
The Commission briefly discussed the Frog & Peach fagade changes made along
with the URM work. The general consensus was that the changes were an
improvement to what existed before but not as attractive as earlier approved plans
that the ARC had reviewed.
Chairperson Root mentioned that Randy Dettmer, the architect for the Rogoff project
at Marsh & Nipomo, disagreed with the ARC that his revised plans were not
consistent with the Community Design Guidelines and found the second action to
continue the project frustrating.
ADJOURNMENT: The meeting adjourned at 6:45 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectu�l Review Commission on _August 17, 2009_
Ryan, Betz v
SupAvisinq Administrative Assistant
SAN LUIS OBISPO•
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 3, 2009
ROLL CALL:
Present: Commissioners Suzan Ehdaie, Steven Hopkins, Chris Weber, and
Chairperson Allen Root
Absent: Commissioners Jim Duffy, Greg Wilhelm, and Vice -Chair Anthony Palazzo
Staff: Senior Planner Pam Ricci, Housing Programs Manager Michael Codron,
and Recording Secretary Janet Miller
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 4180 Vachell Lane. ARC 166-08; Review of two 9,000 square—foot commercial
buildings in the M -SP zone; Terry Evans, applicant. (To be continued to a date
Uncertain) (Brian Leveille)
COMMISSION COMMENTS:
There were no further comments made from the Commission.
On motion by Commr. Hopkins, seconded by Commr. Weber, the item was continued to
a date uncertain.
AYES:
Commrs. Ehdaie, Hopkins, Weber, and Root
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Duffy, Wilhelm, and Palazzo
The motion passed on a 4:0 vote.
2. 2238 Broad Street. ARC/MOD 70-08; Review of changes to building and site
design features for a portion of the approved Village at Broad Street project; C -S -S-
H -MU zone; ROEM Corporation, applicant (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending that the ARC
�- grant final approval to the modified project, based on findings, and subject to conditions
of approval.
ARC Minutes
August 3, 2009
Page 2
Michael Codron, Housing Programs Manager, discussed the affordability aspects of the
project, its consistency .with General Plan policies and programs, and the applicant's
pending loan and tax credit requests.
PUBLIC COMMENTS:
Jim Rendler, ROEM, spoke on behalf of the applicant in support of the project. He
noted the company's experience developing similar types of projects in other parts of
California.
Keith Labus, KTGY, spoke in support of the project and explained in more detail the
various project revisions proposed.
Commr. Weber requested clarification from staff on how the proposed modifications
would affect the overall project design. Michael .Codron noted that the proposed
modifications would not impact the integrity of the overall project plan including planned
circulation improvements and that all of the original conditions and mitigation measures
still applied.
Commr. Weber requested information on the specific product type(s) for materials and if
it was the applicant's intent to use the same ones that had been previously approved.
Mr.. Rendler noted that the applicant still intends to use the previously approved
materials and to maintain the character and integrity of the design.
Commr. Weber noted that the colors presented in renderings were not representative of
the approved colors. He suggested that the curved entry arches on the ground floor
have a deeper recess for weather protection.
Commr. Hopkins expressed concerns regarding the color palette of the stucco for
Building B, the rear building closest to the railroad tracks. He supported a darker, richer
color palette and the use of distinctive brickwork.
Commr. Ehdaie suggested the use of awnings on the third floor, south -facing side, of
the project. She also asked about the possibility of a more pronounced break in the
massing of Building B.
Mr. Rendler replied that the proposed floor plan was more efficient as designed and
allowed for a greater open space area with amenities like a tot -lot and barbecue area.
The Commission discussed the importance of brick materials to the overall project
design. Some concern was expressed regarding less brick material being shown on
Building B, but ultimately the proposal to use brick to highlight entries was supported.
COMMISSION. COMMENTS:
ARC Minutes
August 3, 2009
Page 3
The applicant shall submit a revised color palette for Building B, which is
complementary to the approved palette for Building A, consisting of darker, richer tones
and including a brick color that is distinct from the adjacent stucco color. 3) The
applicant shall work with Community Development and Public Works Department staff
on a site plan revision to maintain the diagonal parking along the through drive aisle, if
feasible.
AYES: Commrs. Ehdaie, Hopkins, Weber, and Root
NOES: None
RECUSED: None
ABSENT: Commrs. Duffy, Wilhelm, and Palazzo
The motion carried on a 4:0 vote.
3. Staff
a. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects..
4. Commission:
a. Minutes of July 20, 2009.
Approval of the minutes of July 20, 2009, was continued to the next meeting..
b. Recent Project Review — Lessons Learned
ADJOURNMENT: The meeting adjourned at 6:45 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _October 19, 2009_
Ryan Utz (J
SupWVsing Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 17, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Chris Weber, Greg Wilhelm, Vice -
Chair Anthony Palazzo, and Chairperson Allen Root
Absent: Commissioner Steven Hopkins
Staff: Deputy Director Doug Davidson, Senior Planner Pam Ricci, and Recording
Secretary Janet Miller
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Staff noted that there was a change in the fee for filing an appeal which must accompany
the appeal documentation. The fee change will be reflected in future Agenda notices.
There were no further comments made from the public
PUBLIC HEARINGS:
392 Prado Road. ARC 149-08; Review of a new medical office development; BP/O
zone; Prado Road Development, LLC, 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 which she
outlined. Through the slides in her presentation, she emphasized the changes made to
the project design since the ARC's conceptual review of plans to create smaller buildings
with a more village style layout and techniques utilized to provide a transition to the
planned residential units to the north.
Commr. Ehdaie requested clarification on the massing of the various buildings. Ms. Ricci
replied that all five buildings were two stories, but that the rear buildings stepped down to
single -story elements on the north side. She also noted that the ground floors of Buildings
D & E in the center of the project accommodated covered parking.
PUBLIC COMMENTS:
John French, San Luis Obispo, mentioned that he had reservations with Condition No.
24 related to sewer service for the site. He indicated that his preference would be to
modify the condition to delete references to the possibility of the sewer being directed to
the south, rather than the west. Ms. Ricci noted the sewer condition was reflecting a City
ARC Minutes
August 17, 2009 _.
Page 2
infrastructure requirement out of the ARC's purview and should remain as drafted by -
Utilities staff.
Mike Peachey, project architect, agreed -with staffs recommendation for final approval. He
requested that the language in Condition No. 7 be changed to replace the words "in place
of to "in addition to." He noted his concurrence with Commr. Wilhelm's suggestions on
the parapet design.
Commr. Duffy requested clarification on the heights of roof top units to more fully
understand the need for taller parapets. Mr. Peachey explained that the specific units had
not necessarily been selected yet but that they wanted to have the flexibility to screen units
_ with building features..
Commr. Duffy asked about the proposed windows including material, color, and trim. Mr.
Peachey noted that they would be a white vinyl and that sills were proposed.
Commr. Duffy asked if the up -lighting noted in the staff report would comply with the night
sky ordinance. Ms. Ricci replied that Condition No. 8 included wording that all lighting
complies with the ordinance and her recollection was that properly directed up -lights could
comply with the ordinance.
- Chair Root asked about the roof design. Mr. Peachey noted that it was a flat roof beyond
parapets and sloped elements and clarified dimensions.
Chair Root requested clarification on covered drop-off areas for the buildings. Mr.
Peachey noted that the covered drop-off areas were now a requirement for all medical
buildings.
COMMISSION. COMMENTS:
Commr. Wilhelm suggested that the parapets be designed to die into the adjacent sloping
portions of the roof.
Chair Root suggested that the parapet design condition be modified to include language
that parapets continue in a horizontal fashion to intersect the sloping roof.
Commr. Wilhelm suggested that reglat would be preferred for the horizontal bands shown
on elevations and recommended that Condition No. 7 be modified accordingly.
Commr. Weber asked if there was another venue that the applicant can follow to address
concerns with Condition No. 24. Ms. Ricci noted the flexible wording in the condition and
the ability of the Director to make a "substantial compliance" determination with conditions
if questions are later raised.
C -
ARC Minutes
August 17, 2009
Page 3
parking spaces.
AYES: Commrs. Palazzo, Duffy, Ehdaie, Weber, Wilhelm, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Hopkins
The motion passed on a 6:0 vote.
COMMENT & DISCUSSION
2. Staff:
a. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
3. Commission:
a. Minutes of July 20, 2009, were approved as submitted.
Minutes of August 3, 2009, were held to next meeting for approval.
b. Recent Project.Review —Lessons Learned
ADJOURNMENT: The meeting adjourned at 6:27 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _September 8, 2009_
Rya etz
Sup rvising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
September 8, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Greg Wilhelm,
and Chairperson Allen Root
Absent: Vice -Chair Anthony Palazzo, Commissioner Chris Weber
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and
Recording Secretary Janet Miller
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. 4180 Vachell Lane. ARC 166-08; Review of two 9,000 square -foot commercial
buildings in the M -SP zone; Terry Evans, applicant (Brian Leveille).
Brian Leveille, Associate Planner, presented the staff report, recommending that the
ARC grant final approval to the project, based on findings, and subject to conditions
which he outlined.
Commr. Wilhelm requested clarification on the courtyard elevations. Mr. Wilhelm asked
if the areas of the building with the loading doors had the same architectural treatment
as the front elevation. Mr. Leveille replied that it appeared to have similar architectural
treatment. Mr. Leveille noted that the applicant could provide further clarification.
Warren Hamrick spoke in support of the project. He shared his frustration with the
required fees to develop in this part of the Airport Area Specific Plan. He mentioned
that David Foote, Terry Evans, and Scott Stokes from the applicant team were present
and available to answer any questions.
Commr. Ehdaie questioned if there was a place available at the site to serve as a break
area for employees. Mr. Hamrick replied that there was not a designated employee
break area proposed on site but described how benches could be added to landscaping
areas.
ARC Minutes
September 8, 2009
Page 2
Commr. Duffy requested clarification on the parapets presented in the proposed design,
which Mr. Hamrick addressed by drawing a section on the board.
Commr. Wilhelm questioned the dimension of the alternating thickness of the articulated
wall at the back of the site. Mr. Hamrick provided a sketch of the wall along with a
description of the materials. Mr. Wilhelm asked if the applicant had considered using
the same cornice element used at the front of the site in the back of the site as well. Mr.
Hamrick noted that it could be a repeating element.
Commr. Hopkins questioned the project design theme chosen as the Airport Area
Specific Plan (AASP) encourages an agrarian architectural style. Mr. Hamrick
mentioned the alternative designs considered, but noted the applicant's preference for
the selected style and that the design did reference rural agricultural details.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Wilhelm offered a motion to grant final approval with an addition to condition 2
to include projecting cornices similar to those on the front towers on the rear elevation.
However, the motion failed due to the lack of a second.
Commr. Duffy stated that this project as proposed is not consistent with the AASP
design guidelines and recommended continuing it with direction to modify the design to
have a more agrarian character. Commr. Hopkins agreed with Commr. Duffy's
statement.
Commr. Ehdaie suggested that either a motion for a continuance or approval should
provide clear direction to the applicant on desired changes.
Chair Root noted that the agricultural style could be referenced through building forms
and detailing.
On motion by Commr. Duffy, seconded by Commr. Hopkins to continue the project to a
date uncertain with. direction to modify the design to be more consistent with the AASP
guidelines to have an agrarian architectural theme.
The motion failed on a 2:3 vote.
Commr. Wilhelm suggested the use of corrugated materials. Mr. Hamrick noted that a
corrugated material could be incorporated into the design. Terry Evans spoke in
support of the project as presented and noted concern for the use of corrugated
material because of maintenance issues such as rust.
ARC Minutes
September 8, 2009
Page 3
"The applicant shall modify the building design to substitute expansion joints for the
reglets in the towers and use a solid color for the outer wall extension of the towers.
The cornice design shall be replaced with a simple metal cap." & "The applicant shall
use corrugated metal elements in the base of the suspended overhangs and for awning
surfaces."
AYES: Commrs. Duffy, Wilhelm, Ehdaie, Hopkins, and Root
NOES: None
RECUSED: None
ABSENT: Commrs. Palazzo and Weber
The motion passed on a 5:0 vote.
2. 774 Caudill Street. ARC 142-08; Review of a new mixed-use project with 5,000
square feet of commercial space and four residences and a request to allow a street
yard setback reduction from 15 feet to 10 feet; M zone; Caudill Street Partners,
applicant. (Brian Leveille)
Brian Leveille, Associate Planner, presented the staff report, recommending final
approval of the project, based on findings, and subject to conditions which he outlined.
George Garcia, applicant, noted that he did not support the fee for traffic imposed on
the project. Mr. Garcia was open to direction from the Commission. George Garcia
provided a PowerPoint presentation with the design inspirations and background for the
architectural style of the project.
On a request made by Commr. Wilhelm, Mr. Garcia discussed the colors and materials
board and context to the surrounding area.
Commr. Ehdaie asked if the applicant had considered making the proposed carports
enclosed garages, noting a concern with how the areas might be used for inoperable
cars or other storage that would be visible. Mr. Garcia described how the tandem
garage and carport would function. He noted that the Planning Commission use permit
addressed issues related to the use of the site and that CC&R's could address how
parking spaces are used and managed.
PUBLIC COMMENTS:
There were no comments from the public.
ARC Minutes
September 8, 2009
Page 4
COMMISSION COMMENTS:.
The ARC indicated their overall support of the innovative project site design and
contemporary architecture as being consistent with the Draft South Broad Street
Corridor Plan.
On a motion by Commr. Duffy, seconded by Commr. Wilhelm, to grant final approval to
prior to submittal of construction plans.
AYES: Commrs. Duffy, Ehdaie, Hopkins, Weber, Wilhelm, and Root
NOES: None
RECUSED: None
ABSENT: Commrs. Palazzo and Weber
The motion tamed on a 5:0 vote.
3. Staff
a. Agenda Forecast — Ms. Ricci discussed the likely cancellation of upcoming
meetings scheduled for September 21 st and October 5th.
4. Commission:
a. MINUTES:
1) Minutes of August 3, 2009, were continued.
2) Minutes of August 17, 2009, were approved as amended.
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 19, 2009_
Ryan
ng Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
October 19, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Chris Weber,
Greg Wilhelm, Vice -Chair Anthony Palazzo, and Chairperson Allen Root
Absent: None
Staff: Senior Planner Pam Ricci and Recording Secretary Janet Miller
ACCEPTANCE OF THE AGENDA:.
The agenda forecast and minutes were handled prior to Public Hearing Item No. 2.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARING ITEM #1:
1. 21 Casa Street. ARC 8409; Review of changes to an existing parking structure to
accommodate a helipad for the hospital; O zone; Siena Vista Medical Center,
applicant. (This item will. either be continued to a future meeting or handled as
a minor or incidental application) (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the project be -
continued to a date uncertain.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
There were no comments made from the Commission.
On motion by Vice -Chair Palazzo, seconded by Commr. Weber, to continue the proiect
to a date uncertain.
AYES: Commrs. Palazzo, Weber, Duffy, Ehdaie, Hopkins, Wilhelm, and Root
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ARC Minutes
October 19, 2009
Page 2
COMMENT & DISCUSSION:
3. Staff:
a. Agenda Forecast - Pam Ricci provided an agenda forecast for upcoming
meetings.
4. Commission:
a. Minutes: August 3 and September 8, 2009 Both sets of minutes were
approved as submitted..
-- At 5:20 p.m., Commr. Weber recused himself for the rest of the meeting due to a
potential conflict of interest with Public Hearing Item No. 2 because he lives within 500
feet of the project site.
PUBLIC HEARINGS:
2. 955 Morro Street, 840, 842, 844, 848, 868, 870„ & 886 Monterey Street, 847,
861. 863, & 877 Palm Street, and 984 & 986 Chorro Street. ARC 30-0; Review
of a revised design for the Chinatown Mixed -Use Project C -D -H zone; SLO
Chinatown, LLC, applicant.. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending that the
Commission recommend to the City Council final approval of the revised project design,
based on findings, and subject -to conditions.
PUBLIC COMMENTS:
Mark Rawson, applicant representative, provided an overview of plans focusing on
changes that had been made in response to ARC direction.
Commission Questions of the Applicant:
Commr. Duffy asked if a colors and materials board had been submitted. Mark Rawson
replied that the colored elevations, perspectives, and bird's-eye views were included in
plans that accurately represented proposed colors but that he did not prepare a board
with actual color and material samples.
Chris Harrelson, applicant representative, discussed the proposed pedestrian pathways
and plaza areas within the project. He pointed out that the proposed turf block of the
linear park would provide access for emergency vehicles and had the added benefit of
providing noise attenuation..
Commr. Duffy requested clarification on the proposed outdoor lighting fixtures for both
the hotel and .Monterey Street buildings. Mr. Rawson explained that the City's adopted
downtown pedestrian light standard would be used around the perimeter of'the project
ARC Minutes
October 19, 2009
Page 3
and that building fixtures would be selected to coordinate with the historic architectural
styles selected for the Monterey Street buildings. Mr. Harrelson added that the hotel
lighting would utilize soffit and background lighting to create a subtle, soft effect. Staff
noted that Condition No. 10 requires lighting fixture details to be shown on elevations
and included in working drawings for a building permit and that selected lighting needs
to be consistent with the recently -adopted Night Sky Preservation standards.
Vice -Chair Palazzo questioned whether chimneys were proposed for the new building
on Monterey Street next to Muzio's. Mr. Rawson replied that the features were
proposed to house venting and other roof -mounted equipment.
Commr. Hopkins requested clarification on the courtyard layout and its openness to the
sky. Mr. Harrelson described the courtyard layout and hotel experiences envisioned for
the area to maximize flexibility and confirmed that it was open air.
Commr. Ehdaie asked for further information on the design of the hotel entrance. Mr.
Harrelson discussed the cracked ice paving pattern to provide more of a protected area
for pedestrians within the auto court and enhance the guest arrival experience. He
added that in addition to the main entrance facing Palm Street that there were three
other proposed entrances for guests to access the hotel.
Chair Root requested clarification on the bamboo material used in the design. Mr.
Harrelson explained plans to use a bamboo product. Chair Root mentioned some new
products that embedded the bamboo material in glass that may result in a better
appearance and less long-term maintenance.
Chair Root requested clarification on project sustainability. Mr. Harrelson described
plans to incorporate a photovoltaic array on the roof of the hotel, to utilize expanded
green roofs, and to use solar heating for the pool. He noted that all these measures
would substantially reduce energy costs.
Chair Root requested clarification on the terra cotta material used most prominently in
the Palm Street elevation of the hotel. Mr. Harrelson showed a piece of the terra cotta
"baguette" and explained how the spacing would be used to create a more transparent
appearing screen.
There were no comments as part of the public hearing from the general public.
COMMISSION COMMENTS:
Commr. Duffy noted his appreciation to the applicant team in terms of responding to the
ARC's previous direction and including more details in plans. He expressed his support
for the changes made to the Palm Street entry and overall elevation but expressed
concern that the Morro Street elevation does not have the same level of detail. He
suggested that the Morro Street elevation required further articulation. He mentioned
that the pavilion roof still seemed out of context with the adjacent buildings and that a
formal colors and materials board should be provided for the ARC's review.
ARC Minutes
October 19, 2009
Page 4
Commr. Wilhelm noted support for the revised design of the hotel entrance and agreed
with Commr. Duffy that the Morro Street elevation could be further articulated.
Mr. Rawson suggested that the model and a colors and materials board could be
presented with the Council's final design review of the project. Pam Ricci
recommended that the Commission review actual color and material samples prior to
the final Council design review. She suggested that the ARC move forward with their
recommendation on the overall project at this meeting and make a separate motion to
continue project colors and materials to a date certain, November 2, 2009.
Commr. Hopkins supported the project as presented; pointing out that the simplicity of
the Morro Street elevation was appropriate.
Vice -Chair Palazzo agreed with other Commissioners that the ARC needed to review
actual color and material samples.
Commr. Ehdaie suggested incorporating wood on the fagade of the Morro Street
fagade.
Chairperson Root noted the improvement of the design with each successive
presentation to the Commission. He acknowledged the difference in the shape of the
pavilion roof compared to surrounding buildings, but supported it as presented. He
noted that he liked the Morro Street elevation as shown on current plans, but that he
could also support a condition that suggested that there be some subtle refinements
made to better articulate it.
AYES: Commrs. Palazzo, Hopkins, Duffy, Ehdaie, Wilhelm, and Root
NOES: None
RECUSED: Commr. Weber
ABSENT: None
The motion carried on a 6:0 vote.
direction to the applicant to present paint and material samples for all proposed
buildings.
AYES: Commrs. Wilhelm, Duffy, Ehdaie, Hopkins, Palazzo, and Root
NOES: None
AIDC Minutes
October 19, 2009
Page 5
RECUSED: Commr. Weber
ABSENT: None
The motion carried on a 6:0 vote.
4. Commission:
b. Recent Project Review — Lessons Learned
The ARC discussed recent URM upgrades in the downtown and was especially
pleased with the Wineman Hotel and Leon's Books remodels. The issue of
downtown business violating rules for window displays came up. The Commission
suggested that the applicable sign regulations and guidelines be reviewed in the
future to see if stronger language may be desirable.
Joseph Abrahams arrived at 7:00 p.m. after the Chinatown Project hearing was closed.
He was instructed that he could submit written comments and also attend the Council
hearing to consider the final project design.
ADJOURNMENT: The meeting adjourned at 7:10 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _November 2, 2009
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
November 2, 2009.
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Greg Wilhelm,
and Vice -Chair Anthony Palazzo
Absent: Chairperson Allen Root and Commissioner Chris Weber
Staff: Senior Planner Pam Ricci, and Recording Secretary Janet Miller
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. 955 Morro Street, 840, 842, 844.848. 868. 870. & 886 Monterey Street, 847, 861,
863. & 877 Palm Street. and 984 8.986. Chorro Street. ARC 30-09; Continued
Review of colors and materials for the Chinatown Mixed -Use Project; C -D -H zone.;
SLO Chinatown, LLC, applicant. (Continued from October 19, 2009, meeting)
(Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the Commission
recommend to the City Council approval of the proposed colors and materials, based on
a finding of consistency with the architectural design of proposed buildings which she
outlined.
Mark Rawson, applicant representative, provided a series of color boards including
actual paint and material samples for all the buildings within the project.
Commr. Duffy questioned whether the use of a rake joint for brick walls in the project
was possible. Mr. Rawson noted issues such as water intrusion with the use of rake
joints and expressed a preference for flush joints.
Commr. Wilhelm questioned if "V" -joints had been considered in the design. Mr.
Rawson replied that the design could consider "V" joints but noted that many historic
buildings actually had minimal joints. He supported the look of the flush joint in the
project design and noted that the brick blends proposed result in a more natural brick
appearance.
Commr. Wilhelm supported the use of full dimension brick in the design. Mr. Rawson
replied that full dimension brick is used. in certain features such as archways and
window surrounds.
ARC Minutes
November 2, 2009
Page 2
Commr. Duffy expressed some concern for the "green" color chip proposed for the hotel
since it would be used on some large building surfaces. He requested that the applicant
coordinate with staff and field test the color to make sure that it creates the desired
visual impact.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
There were no comments made from the Commission.
AYES: Commrs. Duffy, Ehdaie, Wilhelm, Hopkins, and Palazzo
NOES: None
RECUSED: None
ABSENT: Commrs. Root and Weber
The motion passed on a 5:0 vote.
2. STAFF
a. Running Effective Meetings by Assistant City Attorney Christine Dietrick — Ms.
Dietrick presented a review of parliamentary procedure and a discussion of tips
for improving the flow and discussion of meetings..
Vice -Chair Palazzo requested that the Commission receive copies of the
presentation.
b. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects.
3. COMMISSION:
a. Minutes of October 19, 2009, were approved as submitted.
b. Recent Project Review — Lessons Learned
Vice -Chair Palazzo mentioned that the improvements to Meathead Movers were
an improvement to the site.
Commr. Hopkins noted that the new bank building at the northwest comer of
Prado Road and South Higuera Street was turning out nicely. Other
Commissioners agreed and felt that the simplicity of the design contributed to its
appeal.
ARC Minutes
November 2, 2009
Page 3
ADJOURNMENT: The meeting adjourned at 6:20 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _November 16, 2009,
Ryan Ntz
Superasinq Administrative
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
f
November 16, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Steven Hopkins, Chris Weber, Greg Wilhelm, Vice -
Chair Anthony Palazzo, and Chairperson Allen Root
Absent: Commissioner Suzan Ehdaie
Staff: Senior Planner Pam Ricci, Associate Planner Tyler Corey, Associate Planner
Phil Dunsmore, and Recording Secretary Janet Miller
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:
863 Pacific Street. ARC 51-09; Review of three new dwelling units on a Master List
Historic property; O zone; SLO Investments, Inc., applicant. (Tyler Corey)
Tyler Corey, Associate Planner, presented the staff report, recommending final approval to
the project, based on findings, and subject to conditions and code requirements which he
outlined.
Commr. Wilhelm requested clarification on building setbacks. Staff replied that the proposed
building setbacks meet City standards. Staff noted that the Hearing Officer considered and
approved a building height of 35 feet for the project on November 6"'.
Commr. Weber requested clarification on the language in Condition #3 referencing "be
compatible with." Staff replied that the Cultural Heritage Committee (CHC) had reviewed the
building materials for compatibility with the site and historic buildings and recommended
approval of the proposed condition language.
Commr. Weber questioned the use of vinyl windows on the proposed building. Staff replied
that the CHC reviewed the proposed window materials and found them to be compatible with
the site and historic buildings, given the building's location, visibility, and setback from Pacific
Street.
Commr. Duffy requested a color board and asked if the colors shown were a true
representation of material use. Staff provided a color board and noted that the colors were a
true representation.
ARC Minutes
November 16, 2009
Page 2
PUBLIC COMMENTS:
Carol Florence, applicant representative, requested a change in the language for Condition
#5 from "match" to "be compatible with."
Steve Puglisi, representative, spoke in support of the project.
COMMISSION COMMENTS:
Vice -Chair Palazzo requested the following conditions be added as part of the motion:
1. Proportions of knee braces shall be compatible with the scale of the building;
2. Attic vents shall be added to the gable ends of the building;
3. The tower shall include more traditional Craftsman detailing; and
4. Fenestration shall be provided at the second and third levels of the west side of the
north elevation.
Chair Root noted a concern regarding railing details. The Commission discussed the railings
and Chair Root withdrew his concerns.
On motion by Vice -Chair Palazzo, seconded by Commr.. Hopkins, to add -the following
conditions:
1. Proportions of knee braces shall be compatible with the scale of the buildim
2. Attic vents shall be added to the -gable ends of the building:
3. The tower shall include more traditional Craftsman detailing:
4. Fenestration shall be provided at the second and third levels of the west side of the
north elevation: and
5. Change to language in Condition #5 from "match" to "be compatible with."
AYES: Commrs. Palazzo, Hopkins, Duffy, Weber, Wilhelm, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion passed on a 6:0 vote.
2. 3897 S...Hi4uera Street &. 120 Tank Farm Road. ARC 170-07; Review proposed
commercial development on the historic Long-Bonetti Ranch property; M -SP zone; Long
Street Farm, LLC, Applicant (Phil Dunsmore)
Phil Dunsmore, Associate Planner, presented the staff report, recommending the ARC grant
final approval, based on findings and subject. to conditions he outlined.
Commr. Weber questioned if the project had been to the ARC before. Staff replied that the
project had not been to the ARC before; however, the project had been reviewed by other
City advisory bodies.
PUBLIC COMMENTS:
ARC Minutes
November 16, 2009
Page 3
Carol Florence, applicant representative, spoke in support of the project.
Dennis Mitchum, applicant representative, discussed the design aspects of the project.
Ms. Florence discussed the proposed loading zones and trash enclosures. Ms. Florence
noted that the applicant is responsible to construct a new median on Tank Farm Road.
Commr. Wilhelm requested clarification on the rafter tails and gable roof ends.
Jason Henry, applicant representative, discussed the appropriate use of materials presented
in the design.
Commr. Wilhelm requested clarification on the coping and flashing detail. Staff replied
flashing could be used and that the applicant was willing to look into the issue.
Commr. Wilhelm questioned the materials proposed for the awnings. Mr. Henry provided
clarification with the open mesh screen and a steel frame used in the design.
Commr. Duffy questioned the use of vertical hardy board. Mr. Henry replied that the material
proposed had been the best to meet the site and a tongue and groove could be considered
-- for use in design.
Commr. Duffy requested clarification on the roof materials used. Jason Henry replied that
there would be anodized materials used and the majority of roof would be corrugated with
one roof having a different material to refer to the historical nature of the agrarian site. .
Chair Root requested clarification on reusable material on the site. Mr. Henry noted that the
siding would be the largest reusable material
Chair Root requested clarification on the use of the Water Tower. Mr. Henry replied that the
applicant was looking into making it a functioning Water Tower.
COMMISSION COMMENTS:
Commr. Wilhelm noted concern for the gable ends and vertical lengths of siding with random
lengths that could require flashing to conceal divisions. He noted that vertical metal siding
and coping flashing should be used with the Hardie -plank.
Chair Root suggested the use of tempered glass with the mesh awnings and shaping of the
rafter tail to be in keeping with the agrarian design style.
Commr. Duffy noted concern for the level of detail and compatible nature of the design to
neighbors. He requested details on the awnings and colors and suggested additional
articulation for street -facing elevations. He asked that the project return to the ARC with
further detail prior to final architectural review approval.
ARC Minutes
November 16, 2009
Page 4
Vice -Chair Palazzo noted concern for building colors, materials used in awnings, variation of
materials used in multiple buildings, and noted the canopies did not meet design guidelines.
Commr. Wilhelm requested that the project be continued to address the concerns of the
Commission. Commr. Duffy stated he would be willing to second that motion. The
Commission requested additional detail on colors noting the inconsistency between the
actual colors and the project renderings. The Commission also asked for details on the
support of the cantilevered gable ends, the coping flashing on box elements, additional
elements of the awnings, rafter tail end shaping, and building soffit clarification.
Commr. Duffy requested further detail on architectural massing for street facing elevations of
buildings E, D, and A.
Commr. Weber noted concern for the height of towers on a one-story structure and for the
long length of the building structure.
Commr. Wilhelm asked that details be provided for awnings, gable end supports, and
canopies. He also requested details of materials being proposed and how materials will be
constructed and displayed.
Conimr. Weber requested clarification on roof details, flashing & coping details, awning
details (tension wires), articulation, and color hues.
Commr. Wilhelm recommended that the applicant address color brightness and consistency,
awnings, rafter tail shaping, and articulation of street -facing building elevations.
Commr. Weber suggested recessed relief at doorway entrances.
Vice -Chair Palazzo requested more detail on rain gutters.
On a motion by Commr. Wilhelm, seconded by Commr. Duffy, to continue the project to a
date uncertain with the following direction:
1.
2.
3.
4.
5.
6.
7.
8. Recessed storefronts shall be considered.
awnings.
The rafter tail ends shall be shaped and a detail of these features shall be shown on
the plans.
ARC Minutes
November 16, 2009
Page 5
9. Roof details should include finish elements such as flashing or coping to provide a
AYES: Commrs. Wilhelm, Duffy, Hopkins, Weber, Palazzo, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion carried on a 6:0 vote.
3. Staff
a. Agenda Forecast - Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
a. Minutes of November 2, 2009, were approved as amended
b. Recent Project Review — Lessons Learned
The Commission agreed that 11" x 17" scale plans were sufficient for the review of most
projects as long as the details of building architecture and site features are included. The
Commission suggested that staff prepare a presentation on the process that planners go
through in evaluating a project for an upcoming meeting where the agenda is light..
Commr. Duffy mentioned the importance of building details in making a quality project
mentioning the rigorous review and requirements in Santa Barbara results in superior
projects.
ADJOURNMENT: The meeting adjourned at 7:25 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on _December 7, 2009
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
December 7, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Chris Weber,
Greg Wilhelm, and Vice -Chair Anthony Palazzo
Absent: Chairperson Allen Root
Staff: Senior Planner Pam Ricci, City Public Art Coordinator Shannon Bates,
Public Works Director Jay Walter, Parking Manager Robert Horch, and
Recording Secretary Janet Miller
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. 3600 S. HiQuera Street. ARCPA 94-09; Review of a new sculpture to be installed
at the City -owned property; C -S -S zone; Meathead Movers, applicant. (Continued
to January 20, 2010, meeting) (Brian Leveille)
Pam Ricci, Senior Planner, recommended continuation of the item to the January 20,
2010, meeting.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
There were no comments made from the Commission.
On motion by Commr. Weber, seconded by Commr. Duffy, to continue the item to
January 20, 2010.
AYES: Commrs. Duffy, Ehdaie, Hopkins, Weber, Wilhelm, and Palazzo
NOES: None
RECUSED: None
ABSENT: Commr. Root
The motion passed on a 6:0 vote.
ARC Minutes
December 7, 2009
Page 2
2. 3400 S. Hiquera Street. ARCPA 99-09; Review of a new sculpture to be installed
at the City -owned property; C -S -S zone; City of San Luis Obispo — Parks &
Recreation Department, applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending that the ARC find
the proposed public art entitled Oh Great Spirit, proposed for installation at the
southwest side of the intersection of South Higuera and Prado Road, meets the criteria
for public art and recommend City Council approval of the project, based on findings
and subject to conditions.
Sharon McDaniel, representative of the artist, spoke in support of the project.
Commr. Weber questioned the location that was chosen for the installation of the
sculpture. Shannon Bates mentioned the other locations considered for the piece but
explained that this site was selected as being most appropriate because of its
naturalistic setting and visibility.
Commr. Wilhelm questioned if there would be a walkway to the sculpture. Shannon
Bates indicated that a decomposed granite walkway was envisioned and that a plaque
would also be installed.
Commr. Duffy questioned what hours the lighting for the public art would be illuminated.
Staff replied that the lighting would be on a timer and that the piece would be illuminated
for a portion of the night.
Commr. Wilhelm questioned if the sculpture placement and the entrance to the pathway
could be coordinated. Staff replied that the intent is to have the two elements
complement each other and respect the naturalistic context of the setting.
PUBLIC COMMENTS:
Fred Collins, Tribal Administrator for the Chumash Tribe, suggested a detailed plaque
be a component of the installation to clarify that the sculpture is of a Plains Indian as
opposed to a local Chumash Indian. He noted that he took issue with the use of Native
American mascots in the City such as the wooden Indian outside the tobacco store in
downtown San Luis Obispo.
COMMISSION COMMENTS:
Commr. Wilhelm requested that the Chumash Nation be consulted in determining the
appropriate text to be used on the proposed plaque.
information about the artist and the piece shall be installed near the sculpture The
narrative provided on the plague shall be a collaborative effort with input from the artist
the City, and the Chumash Tribal Council. 8) A landscaping plan shall be submitted
along with plans for a building permit which shows proposed improvements such as a
ARC Minutes
December 7, 2009
Page 3
Pathway around the piece and includes supplemental planting to highlight the piece that
is naturalistic and takes advantage of the site's riparian backdrop.
Commr. Weber noted that he would not support the motion since he was against
installation of the piece at this particular site.
Commr.. Ehdaie requested information on further upgrades to the site. Staff replied that
this would remain an open space. Staff noted that there would be some improvements
with installation of the Bob Jones bike trail.
Commr. Ehdaie suggested that benches be provided for the public to enjoy the artwork
in the area placed. Staff explained that the intent was to minimize improvements at this
site.
AYES:
Commrs. Wilhelm, Duffy, Ehdaie, Hopkins, and Palazzo
NOES:
Commr. Weber
RECUSED:
None
ABSENT:
Chairperson Root
The motion passed on a 5:1 vote.
COMMENT & DISCUSSION:
3. Staff:
a. Downtown Beautification — Staff update on progress made on this City
Council Goal
Pam Ricci provided a brief presentation regarding the evolution of the Council's
"Important Objective" and previous related issues of concern identified by the ARC
when they provided input to the Council on goals for the 2009-2011 budget cycle.
Jay Walter and Robert Horch of the Public Works Department described a planned
demonstration block on Higuera Street in front of the Wineman Hotel where
additional street furniture will be installed to provide an example of street furniture
improvements that the ARC may wish to consider as new or additional City
standards. Staff noted that a target date of March 2010 is planned to review
current downtown standards and guidelines and revise or confirm the public
improvement strategy for the downtown.
The Commission asked about the process vendors go through to install news
racks. Staff noted that there is First Amendment protections related to the ability to
regulate content, but that the only criterion for regulating placements is public
safety. Staff mentioned that communal news rack systems have been effectively
used in other communities, but that potential legal requirements would need to be
further researched.
ARC Minutes
December 7, 2009
Page 4
The Commission questioned if there were proposed options for further landscaping
opportunities such as hanging pots or planters. Staff replied that there was an
opportunity for those types of options.
Commr. Weber noted support for a model block that would showcase the options;
he indicated that this would increase the interest in beautification. Staff noted that
the Downtown Association preferred to have the demonstration options spread
throughout the downtown.
Commr. Wilhelm suggested that the City work together with the business owners
to have incentive programs that would encourage participation in visual upgrades.
b. Agenda Forecast - Pam Ricci provided an agenda forecast for upcoming
meetings. She noted that the ARC would be meeting on December 14, 2009,
but that the December 21, 2009, and the January 4, 2010, meetings would be
cancelled.
4. Commission:
a. Minutes: November 16, 2009 — The minutes were approved with minor
amendments.
b. Recent Project Review — Lessons Learned
Commr. Hopkins mentioned how well the URM upgrade and remodel of the
building located at the southeast corner of Monterey and Chorro Streets across
from Mission Plaza had turned out. He noted that many details such as the entry
signage and tile work really added to the building's overall ambiance and appeal.
There was a general discussion about other successful remodels of historic
buildings in the downtown. Commr. Duffy noted that he was, overall, pleased with
the remodel of the Warden Building but would have preferred more variety in the
height of the building's bulkhead.
ADJOURNMENT: The meeting adjourned at 7:00 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on January 20, 2010.
ng Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
December 14, 2009
ROLL CALL:
Present: Commissioners Jim Duffy, Suzan Ehdaie, Steven Hopkins, Chris Weber,
Vice -Chair Anthony Palazzo, and Chairperson Allen Root
Absent: Commissioner Greg Wilhelm
Staff: Senior Planner Pam Ricci, Associate Planner Phil Dunsmore, and
Recording Secretary Janet Miller
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:
3897 S. Higuera Street & 120 Tank Farm Road. ARC 170-07; Review of
proposed commercial development on the historic Long—Bonetti Ranch property;
M -SP zone; Long Street Farm, 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.
PUBLIC COMMENTS:
Carol Florence, applicant representative, introduced the project team and provided a
brief history regarding the review of the project.
Jason Henry, Main Street Architects, provided a PowerPoint presentation noting how
plans had been modified to respond to previous ARC direction.
COMMISSION COMMENTS:
Vice -Chair Palazzo noted that there had not been a substantial change to the project
design to address previous ARC direction.
Commr. Duffy agreed and stated that the project as presented did not meet the City's
design guidelines.
Commr. Weber stated that the entries were not sufficiently recessed and that proposed
awnings did not provide for adequate weather protection.
ARC Minutes
December 14, 2009
Page 2
Vice -Chair Palazzo did not support the revised color palette because of consistency
issues with the City's design guidelines which encourage the use of more muted colors.
Mr. Palazzo noted that the awnings located near the building entries do not provide for
adequate weather protection or serve as a focal point as called for in the design
guidelines.
Chair Root suggested that the metal awnings and carport roofs be better coordinated.
Commr. Hopkins favored keeping the carport design simple; Commr. Ehdaie indicated
her support for this as well.
On motion by Commr. Duffy, seconded by Commr. Weber, the project be continued to a
date uncertain with the following direction: 1) Modify all building colors to a more muted
tone. Primary colors shall not be used. 2) Redesign the awnings to be consistent with
the building design and to create better weather protection while emphasizing the
building entries. 3) Revise the carport design to be architecturally compatible to the
buildings. 4) Revise building elevations to include additional articulation with more
enhanced changes in the wall planes and recessed entry features.
AYES: Commrs. Duffy, Weber, Hopkins, Ehdaie, Palazzo, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Wilhelm
The motion passed on a 6:0 vote.
2. 11980 Los Osos Valley Road. ARC 7-07; Review of a new commercial retail
center on the "GAP" property known as Prefumo Creek Commons; C-R zone; Irish
Hills Plaza East, 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.
Vice -Chair Palazzo requested clarification regarding the status of the sign program.
Staff replied that a preliminary sign program was now a component of plans and that
Condition #5 on Page 12 summarized staffs recommendations related to changes to
the sign presented in plans.
PUBLIC COMMENTS:
Patti Whelen, applicant's representative, spoke in support of the project. She
introduced the project team and summarized the main changes made to site and
building design in response to prior ARC direction. She clarified that the northern
monument sign would remain in the location shown on plans, but be relocated in the
future if necessary.
ARC Minutes
December 14, 2009
Page 3
Steve Rigor, applicant representative, spoke in support of the project. He described the
parapet change to Major Anchor E and the sign program.
Commr. Duffy requested clarification on the rear elevations of Pads F and G. Mr. Rigor
responded by describing the articulation of the building, pedestrian elements, and
landscape.
COMMISSION COMMENTS:
Based on the presentations made by staff and the applicant team, the Commission
concluded that submitted plans as conditioned responded to their previous direction.
On a motion by Vice -Chair Palazzo, seconded by Commr. Hopkins, to approve the
project with changes to conditions 2, 5, 10, 22, 24, and 26 as follows:
1. Condition #2 — The second sentence was modified to only require those conditions
and code requirements "pertinent to the project construction" be listed in building
lans.
2. Condition # 5 — Item "b" was eliminated.
3. Condition #10 — First sentence modified to note the subdivision map shall be
recorded prior to building occupancy.
4. Condition #22 — Change to read as follows: The final development plans shall show
a building setback from the proposed right-of-way lines along Los Osos Valley Road
and Froom Ranch Way for all buildings and structures located on Parcel 4 to
accommodate future road widening to the approval of the Public Works Director.
5. Condition #26 — Change to read as follows: The on-site left turn pocket accessing
parking for Pads F and G shall be extended into the site to provide for additional
queuing to the satisfaction of the Public Works Director.
6. Conditional #27 — Change to read as follows: The northernmost shopping center
identification sign shall be set back at least five feet from the property line paralleling
Los Osos Valley Road if the street is widened in the future.
AYES: Commrs. Palazzo, Hopkins, Duffy, Weber, Ehdaie, and Root
NOES: None
RECUSED: None
ABSENT: Commr. Wilhelm
The motion carried on a 6:0 vote.
COMMENT & DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided an agenda forecast for upcoming
meetings. She noted that the ARC would next be meeting on Wednesday,
January 20, 2010, and the December 21, 2009, and the January 4, 2010,
meetings would be cancelled.
ARC Minutes
December 14, 2009
Page 4
4. Commission:
a. Recent Project Review — Lessons Learned
Commissioners asked about some on-going projects including the Anholm House on
Chorro Street, the Railroad Square Project on Santa Barbara Avenue, and a new block
wall at Frank's Hot Dogs. Pam Ricci noted that she would follow up with their questions
and have more information at the next meeting.
ADJOURNMENT: The meeting adjourned at 7:45 p.m.
Respectfully submitted by,
Janet Miller
Recording Secretary
Approved by the Architectural Review Commission on January 20, 2010.
Rya
ing Administrative Assistant