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Home My WebLink AboutARCHITECTURAL REVIEW COMMISSION MINUTES 2011ARCHITECTURAL REVIEW COMMISSION MINUTES 2011 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES January 10, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Greg Wynn, and Chairperson Anthony Palazzo Absent: Vice -Chair Jim Duffy Staff: Senior Planner Pam Ricci, City Engineer Barbara Lynch, Senior Civil Engineer Bridget Fraser, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of December 20, 2010, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no'comments. PUBLIC HEARINGS: 1. City -Wide. ARC 128-10; Review alternative sign designs for identification of projects funded by Measure Y sales tax funds; City of San Luis Obispo, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending that the Commission adopt a draft resolution supporting one or multiple sign designs for post - construction signage, based on findings. Barbara Lynch, City Engineer, explained the purpose of the signage and responded to questions from the Commission. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: There were no further comments made from the Commission. On a motion by Commr. Wynn, seconded by Commr. McCovey-Good. the Commission adopted the draft resolution, based on findings. AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, Wynn, and Palazzo NOES: None RECUSED: None .% ABSENT: Commr. Duffy ARC Minutes January 10, 2011 Page 2 The motion passed on a 6:0 vote. 2. City -Wide. ARC 130-10; Review of City's way -finding sign program; City of San Luis Obispo, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, explaining that this meeting was intended as an introduction to the City's way -finding sign program and opportunity for the Commission to provide comments on the preliminary designs. Bridget Fraser, Senior Civil Engineer, explained the background for the development of the program and introduced the design team. Debbie Rudd, project consultant, provided an overview of the work products and project timeline. Pierre Rademaker, project consultant, discussed the evolution of the designs of the various proposed signs. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Wynn and Commr. McCovey-Good supported the concepts of the proposed directional signs. Commr. Wynn indicated that identifying Cal Poly on directional signs was important and suggested that the City seal at the top of directional signs be a bronze color. Commr. Hopkins recommended a darker stain for the support posts' of the rural directional sign. In response to Commission discussion regarding directional signs in outlying areas, Mr. Rademaker noted that outside of the downtown and other historic districts that sign posts could be changed to be less ornate. Commr. Ehdaie suggested the idea of including some type of "Welcome to San Luis Obispo" message on monument signs. She also mentioned adding a signature line, such as a reference slogan or poem for future generations. Commr. Curtis questioned the use of the red the material in the secondary monument style and suggested that simpler design elements be explored. Commr. Ehdaie questioned if the green sign noting entry into the city limits of San Luis Obispo on Santa Rosa Street near Highland Drive would remain with installation of the ARC Minutes January 10, 2011 Page 3 new monument sign nearby. Mr. Rademaker stated they could work with Caltrans to consider moving their green sign. Commr. Wynn suggested using the same engaged capital that appears on the conceptual arch drawing on the large monument sign as a detail. Bridget Fraser, Senior Civil Engineer, asked the ARC if they supported the idea of consolidating directional signs on existing lamp posts on sites in the downtown. The Commission did not support this idea preferring that the directional signs and light standards should be kept as discrete elements. There was no motion from the Commission with the minutes reflecting preliminary comments. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast: Pam Ricci gave an agenda forecast of upcoming projects. 4. Commission: ADJOURNMENT: The meeting adjourned at 6:40 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on February 7, 2011. Ryan Bet2/1 Suvervisig Administrative SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES February 7, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Michelle McCovey-Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: Commissioner Steven Hopkins Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Assistant Planner James David, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of January 10, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 1175 Murray Avenue. ARCMI 136-10; Review of condo project on R-3 lot immediately adjacent to Santa Rosa Park; Ken Hayes, applicant. (James David) James David, Assistant Planner, presented the staff report, recommending the ARC adopt a resolution, which grants final approval to the project design, based on findings and subject to conditions which he outlined. Ken Hayes, applicant/owner and architect of the property, spoke in support of the proposed development and provided a detailed presentation. Mr. Hayes asked for further clarification and direction concerning conditions 8 & 9. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Duffy questioned if the applicant was working toward LEED certification. Mr. Hayes replied that he was not seeking LEED certification but that the project was designed to include energy efficient features. Commr. Duffy recommended that vinyl windows not be used in the project. He also noted that the project was a great piece of architecture that picks up on the finer elements of surrounding buildings. Commr. Ehdaie questioned whether the project designer evaluated privacy impacts to neighboring properties. Mr. Hayes noted that the new building was located at the back ARC Minutes February 7, 2011 Page 2 of the site and that this provided a substantial distance between his project and the existing house on the adjacent property to the west. Commr. Curtis inquired about colors and window treatment, which the applicant clarified. Commr. Wynn requested clarification on the treatment of the pedestrian walkway. The applicant noted the walkway would continue to be available and was an amenity to the project but that proposed improvements to the easement area were not part of the project scope. Commr. Ehdaie questioned if there would be affordable housing on site. Staff commented that inclusionary housing is not required because of the project's small scale. Chair Palazzo requested clarification on security for the tenants. The applicant discussed lighting and fencing details to optimize the safety of tenants. On motion by Commr. Duffy, seconded by Commr. Ehdaie, the Commission adopts the draft resolution, without conditions 8 and 9 which grants final approval to the project design, based on findings and subiect to conditions. AYES: Commrs., Curtis, Ehdaie, McCovey-Good, Wynn, Duffy, and Palazzo NOES: None RECUSED: None ABSENT: Commr. Hopkins The motion passed on a 6:0 vote. Commissioner Michelle McCovey-Good recused herself from item #2 due to a potential conflict of interest. 2. 1029 Chorro Street. ARC/ER 30-10; Architectural and environmental review of demolition of non -historic building; relocation and rooftop additions to historic building; and new, two story commercial building; C -D -H zone; Naman Family Trust, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending the ARC adopt a resolution, which grants final approval to the project design and adopts the Mitigated Negative Declaration, based on findings and subject to conditions and mitigation measures which he outlined. Carol Florence, applicant representative, spoke in support of the proposed project and provided a brief presentation. ARC Minutes February 7, 2011 Page 3 Tim Ronda, project architect, provided further information on the proposed relocation aspects of the project and architecture for the new commercial building. Pierre Rademaker, project representative, spoke in support of the project and provided background on the design of the new commercial building modeled after the French Hotel. PUBLIC COMMENTS: Allan Cooper, San Luis Obispo, noted a variety of concerns with the project including identifying an appropriate location for public art, using a more graffiti -resistant material than stucco on the facade, and making sure that lighting proposals were studied. He suggested that an opening to the creek be considered as part of the project design. David Brodie, San Luis Obispo, strongly voiced the need to address pedestrian traffic, specifically clear and safe handicap access on the site. He noted that the project should include open and obvious elevator access for safety. COMMISSION COMMENTS: Commr. Wynn questioned if the Commission could grant anything other than final approval of the project. Staff replied that the item could be continued if the Commission found there was not adequate information available to grant final approval. Commr. Wynn noted there should be more detail provided on lighting, site furniture, and that materials and colors should be more clearly called out on elevations. Commr. Curtis noted concern for lighting and safety, requesting that these items return at a later date for further review by the Commission. Commr. Duffy stated he felt the minor details could be worked out between staff and the applicant and he supported final approval of the project. Associate Planner Brian Leveille noted that if the ARC was supportive of the major aspects of the project and only minor details required further review, that it may be an acceptable course of action to approve the project and adopt the mitigated negative declaration at this time and review site details such as lighting and site furniture at a later time prior to the applicant finalizing construction documents. Commr. Hopkins arrived at 7:05 p.m. There were no further comments made from the Commission. ARC Minutes February 7, 2011 Page 4 after the word "elevator." An additional condition was added that the applicant shall return to the ARC with details of lighting, colors and materials, site furniture, security features, and storefront and window treatments prior to the submittal of construction drawings. AYES: Commrs. Curtis, Ehdaie, Wynn, Hopkins, Duffy, and Palazzo NOES: None RECUSED: Commr. McCovey-Good ABSENT: None The motion carried on a 6:0 vote. Commr. McCovey-Good resumed attendance at the meeting. 3. Staff: a. Agenda Forecast: Pam Ricci gave an agenda forecast of upcoming projects. 4. Commission: ADJOURNMENT: The meeting adjourned at 7:30 p.m. (` Respectfully Submitted By, Janet Miller Recording Secretary Approved by the Architectural Review Commission on March 7, 2011. SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 7, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: None Staff: Senior Planner Pam Ricci and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of February 7, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 190 Santa Rosa Street ARC 14-10; Review of a new skate park expansion project at Santa Rosa Park; PF zone; City of San Luis Obispo — Public Works Department, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending that the Commission adopt a draft resolution, which grants final approval to the project design, based on findings and subject to mitigation measures and conditions which she outlined. Lief McKay, City design consultant, spoke in support of the project. He provided a detailed presentation regarding the design of the skate park and associated improvements. Commr. Ehdaie questioned if the project would include a sound system. Christine Wallace, Community Services and Events Supervisor, stated there would not be a sound system. Mr. McKay noted that there may be temporary sound systems at events. Commr. Curtis asked if a passive gravity system versus a sump pump had been considered for drainage to help lower maintenance costs. Mr. McKay noted that the site included sump pumps in certain areas because the depth of some of the pool features precluded use of storm drain improvements. C�� ARC Minutes March 7, 2011 Page 2 Hal Hannula, Supervising Civil Engineer, discussed the elements required for a passive system. Commr. McCovey-Good asked about the concrete surfaces and any concerns with graffiti. Mr. McKay replied that they have found that the skateboarding community itself provides oversight of the facilities. He noted that painting concrete surfaces was not a possibility to cover up graffiti because of the slickness it adds. Bridget Fraser, Civil Engineer, explained photometric plans to the Commission. Commr. Wynn questioned if water fountains were included in the project. Mr. McKay noted the locations of nearby water fountains. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Vice -Chair Duffy described the project as a great community amenity. He suggested that the City pursue a custom design for the proposed shade structures. Commr. Wynn recommended that a truss system be considered for the shade structures to allow for additional flexibility on how they are used at the site. Commr. Hopkins agreed with the idea of a unique shade structure. Commr. Ehdaie supported the opportunity for incorporating art in the project design. Shannon Bates, Acting Parks & Recreation Director and Public Art Manager, noted there was an opportunity to pursue public art funding to help offset costs of some of the custom features discussed. There were no further comments made from the Commission. with the addition of one condition. The added condition was: "The Citv shall investigate AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, Wynn, Duffy, and Palazzo NOES: None RECUSED: None ARC Minutes March 7, 2011 Page 3 ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Pam Ricci gave a forecast of upcoming projects. 3. Commission: Chairperson Palazzo mentioned that the installation of "Oh Great Spirit' at the intersection of Prado and South Higuera was a nice addition to the area. Commr. McCovey-Good agreed but mentioned that the lighting might need some further adjustment to be less bright and better focused. Commr. Wynn was concerned with the fencing around the new outdoor seating area at 1028 Chorro Street for the Nautical Bean. He reiterated his prior suggestion that ropes or another type of barricade that could be brought in every night might be preferred so the sidewalk was more open after business hours. ADJOURNMENT: The meeting adjourned at 6:30 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on March 21, 2011. n Supdr,,Vising Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES March 21, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Steven Hopkins, Michelle McCovey-Good, and Vice -Chair Jim Duffy Absent: Commissioners Suzan Ehdaie, Greg Wynn, and Chairperson Anthony Palazzo Staff: Senior Planner Pam Ricci, Assistant Planner James David, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of March 7, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. Chairperson Anthony Palazzo arrived at 5:12 p.m. PUBLIC HEARINGS: 1. 1472 Foothill Blvd. ARC 139-10; Review of addition and remodel for the Newman Catholic Center with reduced property line setbacks; R-4 zone; Newman Catholic Center, applicant. (James David) James David, Assistant Planner, presented the staff report, recommending adoption of a draft resolution, which grants final approval to the project design, based on findings and subject to conditions which he outlined. Greg Wilhelm, applicant representative, spoke in support of the project. He explained the rationale for the unique design of maintaining the existing structure within the new "Skin" of the proposed building was to allow the old structure to be braced by the new and permit on-going use of the building during construction. He clarified that new windows would be vinyl and that storefront systems would be aluminum. Commr. Hopkins questioned if the site would host special events during the week that might increase parking demand. Mr. Wilhelm noted that during the week the project serves the students of Cal Poly who walk there and that adequate parking is provided off site on Sundays when larger assemblies are held. PUBLIC COMMENTS: . Elaine Gardiner, San Luis Obispo, spoke in support of the project ARC Minutes March 21, 2011 Page 2 Dan Biezad, San Luis Obispo, spoke in support of the project, noting that the center helps students deal with stress by providing counseling services and spiritual advice. COMMISSION COMMENTS: Vice -Chair Duffy expressed his support for the project mentioning that it was cost- effective and provided for a cohesive building design. On motion by Vice -Chair Duffy, seconded by Commr.. Hopkins, to adopt the draft southwest corner of the building shall be the less reflective granite tile (DAL Absolute Black), a sample of which was presented at the hearing, instead of the black glass the shown on the color and materials board. A note shall be made to the colors and materials board on file to reflect this change." Condition No. 5 was amended as follows: residential neighbor." The added condition was: "Window systems for the proiect shall all AYES: Commrs. Curtis, Hopkins, McCovey-Good, Duffy, and Palazzo NOES: None RECUSED: None ABSENT: Commrs. Ehdaie and Wynn The motion passed on a 5:0 vote. The Commission took a break between 6:00 p.m. and 6:05 p.m. 2. 313 South Street. ARC 35-10; Final review of a new 43 -unit housing development; M zone; ROEM Development Corp., applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending adoption of the draft resolution, which grants final approval to the project, based on findings and subject to conditions which she outlined. Jonathan Emami, applicant representative, spoke in support of the project. He asked that the building facing South Street not have a physical break in the center as losing units would be a huge impact and jeopardize the project's ability to obtain tax credit financing. Keith Labus, applicant representative, spoke in support of the project. He explained the proposed colors and materials and noted that the South Street elevation contained a great deal of articulation as designed. ARC Minutes March 21, 2011 Page 3 The Commission discussed possible modifications to break up the building wall facing South Street in order to visually diminish the impact of the long elevation including different approaches to the application of colors and materials. Mr. Labus suggested landscaping placement could be utilized to further diminish the visual length of the building rather than a physical break in the structure. He mentioned that the two proposed stairwells created physical and visual breaks in the building. Commr. Curtis suggested changing the color and materials in addition to landscaping would reduce the visual length of the wall facing South Street. Commr. Curtis questioned if the project intended to keep the play structure in the landscape plan. Mr. Labus and Mr. Emami stated it would be kept in the plan. Vice -Chair Duffy recommended more variation in the size and pattern of windows. Mr. Labus noted that the width of the lower windows could be reduced. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no further comments made from the Commission. On a motion by Chair Palazzo, seconded by Commr. Hopkins to adopt the draft resolution granting final approval to the project as recommended by staff with amendments to Conditions No. 2. 3, & 11. Condition No. 2 was amended to delete the word `Physical' and add the word "visual." The first sentence of Condition No 3 was amended as follows: "Plans submitted for a building permit shall include a change in the configuration or size of third -floor windows to create added architectural interest in elevations." The following was added as a second sentence to Condition No 11 • "The intent of this requirement is to free up site area for a larger courtyard space and create additional separation between buildings." AYES: Commrs. Curtis, Hopkins, McCovey-Good, Duffy, and Palazzo NOES: None RECUSED: None ABSENT: Commrs. Ehdaie and Wynn The motion carried on a 5:0 vote. COMMENT AND DISCUSSION: 3. Staff: a. Agenda Forecast: Pam Ricci discussed upcoming projects. ARC Minutes March 21, 2011 Page 4 . 4. Commission: a. Vice -Chair Duffy suggested that the Commission plan for field trips to review previously -approved projects as a group when there was an open meeting available. b. The Commission discussed a letter that was forwarded by the City Council from a citizen who lives on Peach Street that was concerned with the visual impact of the new "Mix" project at the corner of Monterey and Johnson which is currently under construction. The ARC acknowledged the citizen's concerns but concluded that the approved project complied with property development standards, including height, and also was consistent with the General Plan. ADJOURNMENT: The meeting adjourned at 7:20 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Review Commission on April 4, 2011. Ryan BeVI Supervisind Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 4, 2011 OATH OF OFFICE: Conducted swearing in of re -appointed Commissioner Michelle McCovey-Good. ROLL CALL: a� Present: Commissioners Suzan Ehdaie, Michelle McCovey-Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: Commissioners Ken Curtis and Steven Hopkins Staff: Senior Planner Phil Dunsmore, Associate Planner Brian Leveille, and Recording Secretary Janet Miller ELECTION: Election of Chairperson and Vice -Chairperson Anthony Palazzo was re-elected as Chair and Jim Duffy was re-elected as Vice Chair. Both votes were unanimous. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of March 21, 2011, were approved as presented. Commrs Ehdaie and Wynn abstained from the vote because they were not present for meeting's motions. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 11966 Los Osos Valley Road. ARC 82-10; Review of new restaurant and site improvements within the Prefumo Creek Commons shopping center; C-R zone; Olive Garden, applicant. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending adoption of a draft resolution granting final approval to the modified project design, based on findings and subject to conditions which he outlined. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: John Keene, applicant, spoke in support of the project noting how Olive Garden had already made substantial changes in response to the prior ARC hearing. ARC Minutes April 4, 2011 Page 2 Robert Hornacek, applicant representative, spoke in support of the project. He discussed how the current design is consistent with many elements of authentic Tuscan architecture. Steve Rigor, applicant representative, spoke in support of the project. He discussed the collaboration with Target to address the site design for the area around the restaurant. Commr. Wynn noted concern for the design of the North elevation facing Froom Ranch Way and the West elevation facing Los Osos Valley Road. He supported the requirement for two-piece clay tile roofing. Commr. Ehdaie questioned if the applicant would be willing to make further changes to the design of the North elevation facing Froom Ranch Way. Mr. Keene stated that the applicant was unwilling to make further design changes. Commr. McCovey-Good discussed removing condition 3 and retaining condition 4. Commr. Wynn did not support removing condition 3. He noted the awkward vertical design articulation. He supported consist treatment of wall planes and roof lines. Commr. McCovey-Good amended her motion to include modifications to the rooflines on the West Elevation facing Los Osos Valley Road so that each elevation of the building would appear to have a consistent treatment. Commr. Duffy was satisfied with the applicant's substantial revisions but agreed with Commr. Wynn that some additional work on the rooflines was necessary. Chair. Palazzo noted he did not desire to send the applicant back for another redesign for the rooflines. Mr. Keene noted that the applicant would include the two-piece clay tile in condition 4 but was not open to the suggested changes in condition 3. On motion by Commr. McCovey-Good, seconded by Commr. Ehdaie to adopt a draft resolution approving the project based upon removing condition 3 and retaining condition 4. AYES: Commrs. Ehdaie, McCovey-Good, and Palazzo NOES: Commrs Wynn and Duffy RECUSED: None ABSENT: Commrs. Curtis and Hopkins The motion passed on a 3:2 vote. COMMENT AND DISCUSSION: 2. Staff: ARC Minutes April 4, 2011 Page 3 a. Agenda Forecast: Phil Dunsmore, Senior Planner, provided a forecast of upcoming projects. 3. Commission: ADJOURNMENT: The meeting adjourned at 6:10 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on May 2, 2011. Suoervibida Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES April 18, 2011 ROLL CALL: Present: Commissioners Hopkins, Wynn, Vice -Chair Duffy, and Chairperson Palazzo Absent: Commissioners McCovey-Good, Ehdaie, and Curtis Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Supervising Administrative Assistant Ryan Betz, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of April 4, 2011 were continued to allow for a quorum of Commissioners that were present at the meeting. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 710 Higuera Street. ARCM 26-11; Review of remodel to existing store fronts in the downtown historic; C -D -H zone, Jerry & Peggy Martin, applicants. Brian Leveille, Associate Planner recommended that the ARC adopt the draft resolution, which would grant final approval to the project design, based on findings, and subject to conditions, which he outlined. Tim Ronda, applicant representative, spoke in support of the item. He clarified specific aspects of the proposal as part of his presentation. Jerry Martin, applicant, spoke in support of the item. He was open to the addition of further divisions in the transom, but opposed to breaks in the canopy. He explained that the purpose of the continuous canopy was for pedestrian protection from the elements. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Chairperson Palazzo supported the item. He suggested a break in the canopy at the proposed central pilaster along Higuera Street. ARC Minutes April 18, 2011 Page 2 Commr. Wynn agreed that the canopy should be split into two sections to be more in keeping with the specific design guidelines for the downtown highlighted in the staff report. Commr. Hopkins suggested a continuous canopy along Higuera Street and the use of a canvas awning along Broad Street to match the awning style of the other tenant spaces along Broad. Vice -Chair Duffy voiced concern for the maintenance of the proposed translucent material and drainage of the horizontal canopy. There were no further comments made from the Commission. On a motion by Commr. Wynn, seconded by Vice -Chair Duffy, to adopt the draft resolution granting final approval to the proiect as recommended by staff with the elimination of Condition No. 2 and a modification to Condition No. 3. The modification Higuera Street shall break on either side of the central 4 -foot wide pilaster. AYES: Commrs. Hopkins, Wynn, Vice -Chair Duffy, and Chairperson Palazzo NOES: None RECUSED: None ABSENT: Commrs. McCovey-Good, Ehdaie, and Curtis The motion passed on a 4:0 vote. 2. Staff: a. Agenda Forecast: Ms Ricci provided a forecast of upcoming projects. b. Budget Update: Mr. Betz presented an updated on the budget goals submitted by the ARC and their relation to the City Council's Major City Goals and Other Important Objectives. c. By -Laws — Biennial Review: Ms. Ricci provided a presentation. On a motion by Commr. Wynn, seconded by Vice Chair Duffy, the suggestion was made to forward the by-laws as presented to the City Council. AYES: Commrs. Hopkins, Wynn, Vice -Chair Duffy, and Chairperson Palazzo NOES: None RECUSED: None ABSENT: Commrs. McCovey-Good, Ehdaie, and Curtis The motion passed on a 4:0 vote. ARC Minutes April 18, 2011 Page 3 3. Commission: Commr. Hopkins mentioned that he liked the outdoor seating that has been created for the new Nautical Bean on Chorro Street across from the Mission. He mentioned that the seating for Enzo's on Higuera Street did not appear as complete. Commr. Wynn added that the seating at Enzo's felt more confining. Commr. Hopkins and others mentioned that the revised building colors for the Forum on Marsh Street markedly improved the appearance of the building. ADJOURNMENT: The meeting adjourned at 6:25 p.m Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on May 2, 2011. Ryan Beth Supervis' g Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 2, 2011 ROLL CALL: Present: Commissioners Curtis, Hopkins, McCovey-Good, Wynn, Vice -Chair Duffy, and Chairperson Palazzo Absent: Commissioner Ehdaie Staff: Senior Planner Pam Ricci and Associate Planner Brian Leveille ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of April 4 and 18, 2011, were approved as prepared. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 11970 Los Osos Valley Road. ARC 37-11; Architectural review of a 36,000 square foot commercial building in the Prefumo Creek Commons development; C-R zone; Clint Pearce, applicant. Brian Leveille, Associate Planner, provided the project's background, described design issues, and recommended that the ARC adopt the draft resolution, which would grant final approval to the retail commercial building, based on findings, and subject to conditions, which he outlined. Steve Rigor, applicant representative, spoke in support of the item. He mentioned that both City staff and Dick's Sporting Goods were great to work with. He showed an exhibit on how the building prototype has been modified for SLO including the addition of pilasters and false clerestories. In response to earlier Commission questions, he clarified that opaque glass would be used for the clerestory windows, and that the doors to the display windows were for access for employees to change displays, not for public access. Clint Pearce, applicant, spoke in support of the item. He explained about Target's requirements for the shopping center design, including those of other tenants. He noted that Anchor C will be set far back from Los Osos Valley Road and that they are looking for ways to be visible from the street. Aaron Henderson, Dick's Sporting Goods representative, spoke in support of the item. He noted that the company committed to lower the building scale to meet San Luis ARC Minutes May 2, 2011 Page 2 Obispo requirements. He added that it is a good-looking store and that Dick's Sporting Goods supports the design as presented. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Curtis asked Brian Leveille to review parking lot changes. Brian Leveille stated that the changes accommodated the revised building footprint; and that the number of parking spaces remains adequate and overall the development has excess parking. Commr. Curtis supported the reconfigured site plan because of its orientation toward the street. Commr. Hopkins agreed with the. idea of scaling back the metal entry feature and supported the size of the main sign because it would be located far back from the street and there would be fewer overall signs than previously proposed. Commr. Wynn stated that the building fagade was overly large for the size of the store. He suggested that the project be continued to a future date so that the ARC could review a modified elevation. Vice -Chair Duffy voiced concern that the metal background feature over the entry may act as a billboard. He suggested reducing the width of the metal feature by pulling in the stone pilasters. Commr. McCovey-Good supported the building height as presented mentioning that it was in scale with other buildings in the center. Chair Palazzo supported the project with some minor modifications to either the height or size of the background metal entry feature. Commr. Wynn noted that the monument sign located at Los Osos Valley Road would provide Dick's with identification along the street; he added that the fagade will also be visible from the street. There were no further comments made from the Commission. On a motion by Vice -Chair Duffy, seconded by Commr. Hopkins to adopt the draft resolution granting final approval to the project as recommended by staff with the modification of Condition No. 2 and an added condition. Condition No 2 was modified to read: "The width of the metal accent entry feature shall be revised to reduce its nvernll chole +n +he of +k, /`...........:a . Il .., l _ _a n:___a__ It Tom_ residential properties." ARC Minutes May 2., 2011 Page 3 AYES: Commrs. McCovey-Good, Hopkins, Duffy, and Palazzo NOES: Commr. Curtis and Wynn RECUSED: None ABSENT: Commr. Ehdaie The motion passed on a 4:2 vote. 2. Staff: a. Agenda Forecast: Ms. Ricci provided a forecast of upcoming projects. 3. Commission: Commr. Hopkins mentioned how the facade of Enzo's had been repainted from white to an adobe red color which noticeably improved its appearance. Commr. Wynn observed that some cheaper materials were being used for signage in the downtown core that detracted from the quality of the appearance of buildings. He suggested that the Commission discuss the existing sign requirements on a light agenda to address the quality concern. ADJOURNMENT: The meeting adjourned at 6:25 p.m. Respectfully submitted by, Pam Ricci Recording Secretary Approved by the Architectural Review Commission on May 16, 2011. Ryan -BV Supery,iting Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 16, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Greg Wynn, and Chairperson Anthony Palazzo Absent: Vice -Chair Jim Duffy Staff: Senior Planner Pam Ricci and Recording Secretary Janet Miller MINUTES: The minutes of May 2, 2011, were approved as presented. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. City -Wide. ARC 130-10; Review of City's way -finding sign program including specific plans for an entry monument sign at the southwest corner of Highland Drive and Santa Rosa Street (Highway 1); City of San Luis Obispo — Public Works Department, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending that the ARC adopt a Draft Resolution, which recommends that the City Council approve the City's Wayfinding Program, based on findings, and subject to conditions, and grants final approval to the primary monument sign. Bridget Fraser, Senior Civil Engineer, provided additional background information on the City's way -finding sign program and introduced the design team. Pierre Rademaker, project consultant, provided a presentation highlighting the changes made to the sign designs since the conceptual review of the program and providing more details about the scale and siting of the primary monument sign at Highland Drive and Highway 1. Debbie Rudd, project consultant, explained where various types of signs were proposed and indicated that installations would be prioritized. Lief McKay, project consultant, discussed the proposed planting scheme for the corner of Highland Drive and Highway 1 in conjunction with the installation of the sign. ARC Minutes May 16, 2011 Page 2 PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: Commr. Wynn commented that it was difficult to evaluate the brown color with the small sample included on the colors and materials board. He suggested purchasing the pre- cast bells that Caltrans uses on Highway 101 for the bell in the primary monument sign. Commr. Hopkins mentioned that a dark brown color would be the best choice to coordinate with other sign elements such as the bronze emblem. Commr. Curtis preferred the single -pole pedestrian sign where feasible. He noted that the directional signs should be the highest priority because of their need in the community. He supported the idea of an archway along Marsh Street but had concerns with the preliminary concept included in plans. Staff assured the Commission that an archway design would need to be thoroughly reviewed to make sure that it meets all technical requirements and that the design would need to be refined and ultimately approved by the ARC in the future. There were no further comments made from the Commission. On a motion by Commr. Curtis, seconded by Commr. Ehdaie, to adopt the resolution as recommended by staff with the substitution of the word "emblem" for the word AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, Wynn, and Palazzo NOES: None RECUSED: None ABSENT: Duffy The motion passed on a vote 6:0 COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Pam Ricci provided information on upcoming projects. ARC Minutes May 16, 2011 Page 3 3. Commission: The Commission briefly discussed some new projects in the downtown and talked about other corridors of the City that may be considered for future field trips such as Monterey Street and Foothill Boulevard. ADJOURNMENT: The meeting adjourned at 6:15 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on June 20, 2011. Supervisir)b Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES June 20, 2011 ROLL CALL: Present: Commrs. Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle McCovey- Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: Commrs. Hopkins, Wynn, and Ehdaie Staff: Pam Ricci, Senior Planner MINUTES: The minutes of May 16, 2011, were approved as presented. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. STAFF: Pam Ricci provided a forecast for upcoming agendas, noting that the July 11th meeting would be cancelled and that a regular meeting would be held on July 18cn PUBLIC HEARINGS: 1. Downtown. Projects Field Trip — Walking tour in downtown core to review some completed projects in the field including recent URM upgrades. (Pam Ricci) NOTE: The Commission will not conduct a formal meeting, will not deliberate, and will take no action during the field trip. The Commission walked around the downtown core and looked at a variety of recent projects, URM remodels, and upcoming project sites. ADJOURNMENT The meeting adjourned at 6:30 p.m. Approved by the Archite tural Review Commission on July 18, 2011. Ryan Supe isinca Administrative Assistant SAN LUIS OBISPO `. ARCHITECTURAL REVIEW COMMISSION MINUTES July 18, 2011 ROLL CALL: Present: Commissioners Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: Commissioner Ken Curtis Staff: Associate Planner James David and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of June 20, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: �,. 1. 3825 S. Higuera. ARC 146-10; Review of new AT&T wireless communication facility (monopine) at SLO Tribune headquarters; Tricia Knight, applicant. (James David) James David, Associate Planner, presented the staff report, recommending final approval to the project, based on findings and subject to conditions which he outlined. Tricia Knight, applicant, spoke in support of the project. Ms. Knight discussed the decision to use a monopine rather than a flagpole on the site. Ms. Knight noted the proposed project would match the color of mature trees on the site. PUBLIC COMMENTS: There were no comments. COMMISSION COMMENTS: Commr. Ehdaie requested that the bark should extend the full length of the trunk and be added to condition #3. Chairperson Palazzo discussed the need for a full branch sample of material in order to match the trees on the site. He requested that condition #5 include submittal of the material to field match with a large-scale sample that was submitted prior to installation. There were no further comments made from the Commission. ARC Minutes July 18, 2011 Page 2 7 AYES: Commrs. Ehdaie, Hopkins, McCovey-Good, Wynn, Duffy, and Palazzo NOES: None RECUSED: None ABSENT: Commr. Curtis The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast — Associate Planner James David provided a forecast for upcoming agendas, noting the August 1st meeting will be cancelled and the Garden Street Terraces project will likely be before the Commission on August 151'. 3. Commission: Chair Palazzo requested the City Manager provide a presentation on Measure Y at an upcoming meeting. ADJOURNMENT: The meeting adjourned at 5:40 p.m.. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on August 8, 2011. Ryan !z v Sup fvising Administrative Assistant SAN LUIS OBISPO �.' ARCHITECTURAL REVIEW COMMISSION MINUTES August 8, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Acting Chairperson Greg Wynn Absent: Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Staff: Senior Planner Pam Ricci and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: Accepted as presented. MINUTES: The minutes of July 18, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 392 and 408 Prado Road. ARC -C 79-11; Conceptual review of nine different housing types and office buildings for Tracts 2342 and 2353; BP/O, R -1 -SP, R2 - SP, & R -3 -SP zone; MD2 Communities, Inc. applicant. (Pam Ricci) Pam Ricci, Senior Planner,P resented the report,9 recommending the item be continued to a date uncertain with the direction provided by the ARC's discussion at the meeting and reflected in the meeting minutes. Scott Dinovitz, applicant, emphasized how the proposed building designs were inspired from old San Luis Obispo neighborhoods. He noted the importance of specific features in the designs to create a livable neighborhood such as large windows, covered entries, daylighting, and connections to the outdoors. Leonard Grant, applicant representative, discussed the site analysis process. He noted how the project would include walkable pedestrian features, open space, and would fit in with adjacent development. Scott Martin, applicant representative, discussed the quintessential San Luis Obispo design features of homes that they used as a basis for project designs. He described the different elevation, color, and lot types included in submitted plans to provide for flexibility and variety within the project. He noted "lotting and variety rules" to ensure a quality mix of home designs and a diverse project. He mentioned the importance of light and ventilation in their design plans. Mr. Martin noted how they would like to locate work/live units within 157 feet of the centerline of Prado Road which is a noise contour in which the specific plan prohibits ARC Minutes August 8, 2011 Page 2 residential units. He stated that, through the placement and construction, the units with noise levels could be kept at a level within the intent of the City's General Plan. Commr. Curtis questioned if the final map had been recorded and what the typical lot sizes were. Staff noted that the final map had not yet been recorded and that most lots were in the 4,000-6,000 square -feet range. Commr. Curtis questioned if there would be a sequence of identical homes constructed in a row. Mr. Dinovitz noted that the mix would be partially market driven, but would rely on the "lotting and variety" rules. Commr. Curtis requested clarification on the noise mitigation which would potentially affect the location of the work/live units. Staff provided background information, requested Commission feedback, and noted that it would be a decision that the Planning Commission would act on. Commr. Ehdaie questioned the decision to proceed with seven different plan types. She noted that she supported a simpler design of related styles. Staff noted that the Margarita Area Specific Plan supported variety in selected architectural styles. Commr.. Hopkins appreciated the alley designs and hoped that the development would not become auto -centric. Scott Martin described the different ways that garage spaces would be provided to avoid long rows of garage doors facing streets. Acting -Chair Wynn questioned the phasing of the project. Mr. Dinovitz responded that the phasing would be market driven and that the available variety in styles would address concerns with designs being too repetitive. Commr. McCovey-Good questioned if there was a possibility that since the design process was market driven, would all of the designs be built. Mr. Dinovitz noted that there was the possibility that not all designs would be built in the current market. PUBLIC COMMENTS: Judith Tyner, San Luis Obispo, mentioned concerns regarding the lack of green space in the plan and for private small planes that fly low over the area. Pierre Rademaker, San Luis Obispo, spoke in support of the project. He noted that he prefers that the project provides for a variety of architectural styles, rather than a unified design theme, and mentioned he thought that the alleys and work/live units were positive project components. Sterling Van De Mortell, San Luis Obispo, spoke in support of the project's architectural diversity. He noted the importance of open space and preferred the current proposal for the lower -height work/live units over the earlier approved project for an office park. ARC Minutes August 8, 2011 Page 3 Mr. Martin noted there was a height of 30 feet or less proposed in the development. Acting -Chair Wynn questioned visitor parking. Mr. Martin noted there was on -street parking. COMMISSION COMMENTS: Architectural Diversity Commr. McCovey-Good supported the variety with the elevations. Commr. Hopkins supported the diversity of the designs and felt that the project was proceeding on the right track to create a good neighborhood. Commr. Ehdaie supported the proposed designs. Commr. Curtis supported diversity of styles in a single tract. He noted noise concerns for the work/live units on Prado Road and that, if approved, buyers should understand the constraints. He suggested that some rules be established to prevent repetitive designs on adjoining lots but to also provide for flexibility. Acting -Chair Wynn overall supported the project designs. He suggested greater wall offsets to create shadow patterns on front elevations, more variety in street yard setbacks, and additional variety in base treatments. He reinforced a commitment to high-quality design. Architectural Style Comments & Details Commr. McCovey-Good mentioned the importance of seeing four-sided architecture with submittal of final plans. Commr. Curtis supported a diversity of materials and colors in the designs. He would like to see additional attention to the detailing of the Spanish designs and barrel -style roof materials. He did not support a large amount of stucco use. Commr. McCovey-Good noted the Bungalow and Spanish designs can look repetitive if too many are placed together in one area. Commr. Curtis suggested the applicant offer buyers partial wrap-around porches. Commr. Hopkins noted the elevation for bungalow in plan 3 appeared a little flat. Commr. Ehdaie requested further articulation in the Spanish design for plan 3's left elevation. Commr. Curtis supported the pergola in the Spanish design for plan 3. He requested diversity and changes in materials in the Craftsman design of plan 4. ARC Minutes August 8, 2011 Page 4 Acting -Chair Wynn questioned the setback rules for the Spanish and Craftsman plan 5 designs. Staff discussed setback specifications from the specific plan and how they varied from typical standards of the zoning regulations. Acting -Chair Wynn suggested that a Dutch Gable might be used on the Craftsman plan 5 to help address side yard setback requirements. Commr. Ehdaie noted that plan 6 appeared somewhat bulky in design. Mr. Dinovitz noted the design included stepped back upper floors to meet setback requirements. Commr. Curtis did not support a third garage option for plan 6. If the garage option was maintained, then he suggested it be accessed with a permeable surface. Acting -Chair Wynn requested full elevations of each plan for options when the project returns for final ARC review. Commr. Curtis questioned the use of the name Mission Revival rather than Spanish in Plan 7. The applicant noted that the descriptions come from the specific plan architectural styles definitions. Work/Live Elevations Acting -Chair Wynn suggested that the work/live units be phased or considered when individual tenants were known. Staff noted that the applicant was looking for preliminary feedback on the conceptual forms and designs, noting that further land use analysis by the Planning Commission was necessary. Commr. Hopkins feels that the architecture is heading in the right direction; he suggested looking at more clustering of buildings within the development area. Commr. Curtis noted that a detailed design layout for the work/live units was needed that showed how customers, delivery vehicles, and residents interact on sites. He. noted concern for access and parking in the work/live areas especially for certain uses like cafes. Acting -Chair Wynn noted that plans should clarify how the development would operate and connect to other adjacent sites. Commr. McCovey-Good supported the overall concept for this area but wanted more information on how entries would be oriented. The Commission thanked the applicants for their proposal and look forward to the requested details. On motion by Commr. Wynn, seconded by Commr. Hopkins to continue the item to a Udate uncertain with direction provided through discussion at the meeting. ARC Minutes August 8, 2011 Page 5 AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, and Wynn NOES: None RECUSED: None ABSENT: Vice -Chair Duffy and Chairperson Palazzo The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas, noting that the Garden Street Terraces Project would be reviewed at the next meeting on August 15th. She also mentioned that the September 12th meeting would be cancelled and that a regular meeting would be held on September 19th. 3. Commission: ADJOURNMENT: The meeting adjourned at 8:15 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on September 19, 2011. Ryan Beef Supervi ing Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES August 15, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn, and Vice -Chair Jim Duffy Absent: Commissioner Michelle McCovey-Good and Chairperson Anthony Palazzo Staff: Senior Planner Pam Ricci, Housing Programs Manager Tyler Corey, Principal Transportation Planner Peggy Mandeville, Supervising Civil Engineer Hal Hannula, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: None PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: i1 Marsh Street. ARC 124-06; Review project redesign for the Garden Street Terraces project; C -D -H zone; Garden Street SLO Partners, LP, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Commission adopt a resolution to recommend that the City Council approve the revised project design, based on findings and subject to conditions which she outlined. Commissioner Curtis questioned if Garden Alley would be open for service vehicles as well as pedestrians. Staff noted the alley would be open for vehicles; however, if pedestrian activity increased in the future, then delivery hours could be limited along with bollard placement for pedestrian safety. Commissioner Curtis questioned if there would be any special treatment, such as landscape, to indicate the opening from Garden Alley and Garden Street. Staff noted that improvements such as pavers, lighting and planting were proposed along the alley to make it more inviting to pedestrians. Commissioner Curtis questioned if the proposed canopy for the Union Hardware Building had a historical background. Staff noted the proposed metal awning replacing C; the canopy was consistent with an old photo of the building found by the applicant. ARC Minutes August 15, 2011 Page 2 �- Commissioner Wynn questioned if alternative meter choices had been considered other than the proposed parking meters. Staff noted they had not considered pay stations or alternatives for the area. Carol Florence, applicant representative, requested that conditions 6 and 7 be left to the approval of the Director rather than requiring the project return to the Commission for approval. Ms. Florence noted the solid waste would be collected in a centralized area on Garden Alley to improve its character and appearance for pedestrians. George Garcia, applicant architect, provided a presentation on the project, noting the proposed canopy on the Union Hardware Building would allow for the original transom windows to be exposed. Mr. Garcia further requested conditions 6 and 7 be left to the approval of the Director. Hamish Marshall, applicant, noted that, through the improvements that have already been made to the proposed project, they have worked with the other businesses operating on Garden Street Alley. Staff noted the purpose behind conditions 6, 7, and 11 were to have the details and materials provided by the applicant prior to the ARC's approval due to the Master List properties involved. Commissioner Hopkins questioned if the pool area would be shared by the hotel and the condominium. Mr. Marshall noted it would be shared. Vice -Chair Duffy asked about the proposed canopy for the Union Hardware Building. Mr. Garcia discussed the goal of the canopy design to further open the front view of the building. PUBLIC COMMENTS: David Brodie, San Luis Obispo, did not support the location of the loading bay on Garden Street and questioned the impacts of the project on the adjacent Verizon Building. He supported an increase in natural lighting for the project. He expressed concern with the contrast of the black and white colors and suggested that the ARC should clearly examine this with their review of the project. Bob Carpenter, San Luis Obispo, expressed excitement about the new structure being pulled back away from Garden Street but did not support the loading zone location on Garden Street and suggested moving it to Marsh Street. Joseph Abrahams, San Luis Obispo, encouraged the applicant to come up with a creative solution to the development of Garden Alley and that its surface materials should be inviting. He suggested the use of garden materials in the project. �J Sara McEre, San Luis Obispo, noted concern with the architectural treatment of the comer of the new building at Marsh and Broad. She requested the Commission tour the streets with the public before a final decision is made. ARC Minutes August 15, 2011 Page 3 Chuck Crotser, San Luis Obispo, noted that the applicant had done a great job in responding to concerns but expressed disappointment for the reduction in density to the project with the project's redesign. He supported the project and moving it on to the City Council for final approval. Elizabeth Thyne, San Luis Obispo, did not support the use of the dark gray color finding it stark and depressing. She suggested street lights for night lighting in the Garden Alley and asked staff to note in notices when the project model would be made available for further public viewing. Linda Groover, San Luis Obispo, supported the project but suggested changing the dark gray color and increasing the pavers on Garden Street. She recommended the use of Brazilian hardwoods for balcony materials. Sandra Lakeman, San Luis Obispo, indicated that there was a lack of identity to the elevations. She did not support the dark gray or the dove white color choices and noted that the materials should be high quality. She requested the Commission take a tour of the area with the public. Kathleen Ruiz, San Luis Obispo, does not support the proposed gray color. There were no further comments made from the public. Staff responded to concerns with the location of the loading zone on Garden Street by noting that Condition 25 included reference to the final loading zone design and placement. Staff noted mitigation measures addressed concerns with the protection of existing buildings during construction and pointed out the lighting proposals for the project. Vice -Chair Duffy questioned the phasing of the project. Mr. Marshall noted the new section would be built as one and the historical section retrofitted. Staff discussed working with the City Clerk to notify the public of the model's availability through additional advertisement and extended viewing hours. Vice -Chair Duffy questioned if there was a capital improvement project to pave Garden Street. Staff noted a request could be made to add it, but it was not currently included on the list of pending projects. Vice -Chair Duffy questioned condition 27 regarding street furniture. Staff noted the City standard at the time of the permits would dictate the furniture used. The Commission took a 10 minute break at 7 p.m. Staff reiterated the history of the project's review by the Cultural Heritage Committee and the purview of the ARC. ARC Minutes August 15, 2011 Page 4 In response to comments from the public for a walking tour with the ARC, Vice -Chair Duffy stated the Commission previously walked the site two months ago and individually from time to time. COMMISSION COMMENTS: Commissioner Ehdaie agreed with the public's concerns with the use of the dark gray color on the new building and that it had a boxy appearance. She suggested the use of more Mission -style colors. Commissioner Curtis noted that the scale and bulk of the current version of the project was more compatible with its immediate surroundings and included a good variety in building heights and setbacks. He did not support the dark gray color proposed and would like to see alternatives provided. He agreed with members of the public that the comer of the new building at Marsh and Broad would stand out more with some enhancements. He felt that the designs of the pedestrian paseos were uninviting. He further noted concern for the Garden Street improvement plan calling its partial pedestrian orientation a "half way" solution. He noted Garden Alley should have more landscaping. Staff mentioned that the alley had proposed planter boxes. Commissioner Hopkins did not support the dark gray color being proposed. He supported more vine planting and lighting along the paseos. Commissioner Wynn supported the scale of the project; however, he questioned the proposed dark gray for the brick material. He supported the new building's design but noted he would have liked to see more variety above the podium level with details on awnings and other sun -control elements. Vice -Chair Duffy supported the scale and density of the project but had concern with the dark colors and thin brick finding them inconsistent with the Community Design Guidelines that recommend use of the best quality materials. He noted the new building lacked defining character, and there was an opportunity to provide more of a statement with the corner at Marsh and Broad. He pointed out that some of the finer building elements were not apparent in the project plans. He suggested that the applicant could finesse the mass and details of the storefronts of the ground floor spaces to better reflect the desired rhythm required in the Downtown. Commissioner Wynn noted that conditions could be added to provide a level of detail documentation for a downtown project. He referenced the level of detail provided by the Chinatown project. Staff noted that the ARC granted the Chinatown project final approval and then had a follow-up meeting to review additional details of project colors and materials. Commissioner Wynn noted that either the Commission could continue the item to gather further information or include additional conditions to move forward with final approval. ARC Minutes August 15, 2011 Page 5 Staff noted that conditions could be included to address upper-level articulation, information on bulkheads and pilasters, with additional information on the paseos. Staff noted that September 19th was the earliest the Commission could review the project again. On .motion by Commr. Wynn, seconded by Commr. Curtis, to continue the project to a date certain. of September 19. 2011, with the following items to be further addressed in Ip ans: 1. Provide more information on or000sed colors_ materials- and tPXturPB ucPri nn the charcoal color currently proposed. 2. Consider an alternative treatment for the portion of building directly located at the comer of Marsh and Broad Streets that respects the prominence of views at the intersection. 3. Provide more information on pedestrian features in the nroiect such as awninns AYES: Commrs. Curtis, Ehdaie; Hopkins, Wynn, and Duffy NOES: None RECUSED: None ABSENT: Coinmrs. McCovey-Good and Palazzo The motion passed on a 5:0 vote. 2. Staff: a. Agenda Forecast: Pam Ricci gave an agenda forecast noting that the September 12th meeting would be cancelled and that the next meeting would be held on September 19th. 3. Commission: Commr. Hopkins mentioned that the new fence installed in the outdoor foyer of the new location for Kreuzberg Coffee at 685 Higuera (the old Golden China) was a big improvement over the temporary white picket fence that was removed. ADJOURNMENT: The meeting adjourned at 8:05 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Archite ural Review Commission on September 1.9, 2011. G Xe4//, - Ryan ng Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES September 19, 2011 ROLL CALL: Present: Commissioners Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: Commissioner Ken Curtis Staff: Senior Planner Pam Ricci and Planning Technician Marcus Carloni ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of August 8 & 15, 2011 were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 779.781, 785, and 787 Hiquera Street. ARCMI 82-11; Review of corrugated metal awning additions to building facade; C -D -H zone; Beverly Maytag, applicant. (Marcus Carloni) Marcus Carloni, Planning Technician, presented the staff report, recommending the Commission adopt a resolution to approve the project design, based on findings and subject to conditions which he outlined. Jeff Bague, applicant's representative, explained the design intent behind Corten steel awnings. Beverly Maytag, applicant, noted her pride of ownership of the subject property and its connection to the history of downtown San Luis Obispo. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: There were brief comments from the Commission and consensus that the project was a great addition to the downtown. C. ARC Minutes September 19, 2011 Page 2 COn motion by Commr. Duffy, seconded by Commr. Ehdaie, to grant final approval to the proiect design based on findings and subiect to conditions of approval included in the draft resolution. AYES: Commrs. Ehdaie, Hopkins, McCovey-Good, Wynn, Duffy and Palazzo NOES: None RECUSED: None ABSENT: Commr. Curtis The motion passed on a 6:0 vote. 1119, 1123-1127, 1129-1137 Garden Street and 712, 720, 722, 728, 736, 748 Marsh Street. ARC 124-06; Review project redesign for the Garden Street Terraces project; C -D -H zone; Garden Street SLO Partners LP, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report recommending that the Commission adopt the Draft Resolution which recommends to the City Council that the revised project design be approved, based on findings and subject to conditions which she outlined. Carol Florence, applicant representative, described that 25 public outreach meetings have been conducted with residents, business owners, and the Downtown Association in attendance. She expressed some concern with condition #26 in the draft resolution regarding extending pavers the full length of Garden Alley and who would have maintenance responsibility. George Garcia, applicant's representative and project architect, provided a project overview, and stated that 95% of Downtown is plaster, brick, and mortar. He discussed the evolution of the project's design through the Environmental Impact Report, public hearings, and outreach. Regarding directional item #1, Mr. Garcia showed brick patterns and colors. In terms of directional item #2, he noted that the corner building at Marsh and Broad was designed as a strong element that.gives a sense of anchor to the comer and will be given a Flemish bond brick treatment. Mr. Garcia addressed directional item #3 by using perspectives to show canopy and bulkhead details. PUBLIC COMMENTS: Vicente Del Rio, San Luis Obispo, provided a PowerPoint presentation and noted that his time before the Commission also represented the interests of other Save Our Downtown (SOD) members who would not be speaking. He stated concerns with the relationship of the new building with the sidewalk and its proposed colors and materials. Sara McEre, expressed that she had concerns regarding the project elements and what was presented at the last hearing. ARG Minutes September 19, 2011 Page 3 Judy Lang, requested changes to make the project more warm and inviting in relation to pedestrians and also wanted to eliminate the use of grey colors in the project. Mike McNamara, San Luis Obispo, called attention to a project wall proposed at the rear of their adjoining property at 742 Marsh that will block their access to the pedestrian walkway. Jon Seitz, San Luis Obispo, stated there is a wall separating his building at 742 Marsh from the alleyway and has concerns about access to the rear of the building and parking. Sandra Lakeman maintained that changes to building color treatments are not satisfactory as they are still dark grey and white. She noted that the General Plan has principles that require a transitional building and wanted the project to relate more to the architecture of historic buildings. Diane Duenow, San Luis Obispo, appreciated the model of the project. She would like the design to respect the architecture of historic buildings, especially the Mission. Jim Duenow, San Luis Obispo, opposed the project, and stated that it is insensitive to the history of Downtown. COMMISSION COMMENTS: Commr. Duffy was still concerned with colors and details. He would like to hear more positive comments from the public. Commr. Wynn supported the project as designed finding that it provided a strong statement and included architecture of the current time and place. He did not have any objections to the colors or materials. Commr. McCovey-Good agreed with Commr. Wynn's statements regarding colors and materials, but agrees with the idea of using different colors for the central part of the Marsh Street elevation to differentiate it from adjacent storefronts and maintain a regular downtown rhythm. She also noted that the changes made to eliminate some of the grey brick and lighten up the project's appearance were an improvement. Commr. Hopkins supported the project. Commr. Ehdaie supported the project with the added condition about modifying the color of the central portion of the Marsh Street elevation. Commr. Wynn stated that the proposed variety of colors and materials in the project adds excitement and diversity, and is a benefit. ARC Minutes September 19, 2011 Page 4 On motion by Commr. Wynn, seconded by Commr. Ehdaie, to recommend that the revised project design be approved, based on findings and subject to conditions included in the draft resolution with one added condition, which read: "The central AYES: Commrs. Ehdaie, Hopkins, McCovey-Good, Wynn, and Palazzo NOES: Commr. Duffy RECUSED: None ABSENT: Commr. Curtis The motion passed on a 5:1 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast Pam Ricci provided a forecast for upcoming agendas. b. Awning Discussion — Staff discussed with the ARC that metal as an awning material was cited in the Community Design Guidelines as not being appropriate in the downtown. Based on the review of recent proposals for metal awnings in the downtown by the ARC including Item #1 on tonight's agenda, the Commission suggested that staff could make decisions to allow metal awnings that were compatible with the architectural style of the building and respected the locations of windows and other details. Staff mentioned that metal awning designs found not to be compatible with a building's architectural style would continue to be forwarded to the Commission for their review. Staff also noted that modifications to the language in the guidelines regarding downtown awnings would be drafted and reviewed by the ARC at a later date for consideration when the guidelines are updated. 3. Commission Commr. Wynn brought up the concern with the barriers for outdoor dining being left in place within the sidewalk area after restaurants are closed. Staff pointed out the reasons for this including keeping the area properly demarcated, having a more refined and attractive barrier design, and convenience to the business owners. Staff suggested that a Public Works representative could attend an upcoming meeting and provide some insights into how these types of projects are reviewed. Vice -Chair Duffy mentioned the recent remodel of the Applebee's Restaurant on Madonna Road. He noted that the style, material, and color of the awnings were very bright and did not relate to building features. 0 ARC Minutes September 19, 2011 Page 5 ADJOURNMENT: The meeting adjourned at 7:35 p.m. Respectfully submitted by, Pam Ricci Recording Secretary Approved by the Architectural Review Commission on October 3, 2011. Ryan BjAz Supevilsinq Administrative Assistant SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 3, 2011 ROLL CALL: Present: Commissioners Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, and Vice -Chair Jim Duffy Absent: Commissioners Ken Curtis, Greg Wynn, and Chairperson Anthony Palazzo Staff: Senior Planner Pam Ricci, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of September 19, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 1443 Calle Joaquin. ARC 70-10; Review of new tire store in the C -S -S zone; America's Tire Company, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Commission adopt a draft resolution which grants final approval to the project design, based on findings and subject to conditions and code requirements. Jeremy Freund, applicant representative, spoke in support of the project. Chris Pederson, applicant representative, spoke in support of the project. Mr. Freund voiced concerns for the following recommended conditions: 1. Condition No. 4 requiring that 3 parking spaces at the rear of the site be eliminated. 2. Condition No. 8 which would require that a bulkhead be added to the street - facing (east) elevation. He noted that a bulkhead here would interfere with the visibility of tire displays. 3. Condition No. 16, requiring that the website address be eliminated from the monument sign. PUBLIC COMMENTS: There were no comments made from the public. ARC Minutes October 3, 2011 Page 2 COMMISSION COMMENTS: Commissioner Ehdaie requested clarification on the location of the bicycle storage areas. Mr. Freund noted that there were 4 short-term and 2 long-term bicycle storage locations. Commissioner Ehdaie suggested that the applicant could lose an auto parking space by providing additional bicycle parking. Mr. Pedersen noted the auto - oriented nature of the applicant's business required the proposed spaces. Staff suggested that Condition No. 4 could be modified to require that planting around the parking spaces be maximized instead of eliminating the three parking spaces. Staff reiterated that in order to support an exception to allow three signs at the site that the signage approved needs to be of a superior design. Mr. Pederson noted that their preference would be to have the larger wall sign on the east elevation because of its visibility. He noted the sign facing the parking lot would be the secondary wall sign and the face of the monument sign reduced to comply with the ordinance requirement of 24 square feet. Commissioner Hopkins voiced support for retention of the parking spaces and modification of Condition No. 4 to maximize landscaping and screening around the spaces. He noted that he thought that the storefronts without the bulkheads was preferred giving the appearance of old grange doors in keeping with the type of use. The Commission supported the deletion of Condition No. 8. On motion by Commissioner McCovey-Good, seconded by Commissioner Hopkins, to adopt the draft resolution, which grants final approval to the project design, based on findings and subject to conditions and code requirements with the following modifications: a. Modify Finding No. 3 to read: "Approval of an exception to typical C -S sign standards to allow a total of three signs for the business is not contrary to the purpose and intent of the sign regulations included in SLO Municipal Code Section 15.40.110 provided that the performance standards contained in Condition No. 16 can be satisfied." b. Modify Condition No 4 to read: "Maximize the amount of landscaping and plant screening behind the three parking spaces at the rear of the property near the trash and recycling enclosure." c. Delete Condition No. 8. d. Modify Condition No. 16 (new Condition No. 15) as follows: 1) Add a second sentence to part a. that reads: "If two wall signs are installed, one of the signs shall be of a smaller scale and a public entry will be required on the east elevation." 2) Add a new sentence as b.1) that reads: "Modify the face of the sign to be a maximum of 24 square feet." ARC Minutes October 3, 2011 Page 3 AYES: Commrs. Ehdaie, Hopkins, McCovey-Good, and Duffy NOES: None RECUSED: None ABSENT: Commrs. Curtis, Wynn, and Palazzo The motion passed on a 4:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Pam Ricci provided an update concerning upcoming projects. 3. Commission: Commr. Hopkins noted how nicely the Prefumo Creek Commons Shopping Center was developing out mentioning how the landscaping already had the appearance of being well established. He asked about the elimination of photo -voltaic panels on the Mix at Monterey and Johnson, which staff indicated they would report back on. ADJOURNMENT: The meeting adjourned at 6:20 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on October 17, 2011. SupervisiA Administrative Assistant O SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 17, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn, and Vice -Chair Jim Duffy Absent: Commissioner Michelle McCovey-Good and Chairperson Anthony Palazzo Staff: Senior Planner Pam Ricci, Recreation Manager & Public Art Coordinator Shannon Bates, Supervising Civil Engineer Hal Hannula, and Recording Secretary Janet Miller ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of October 3, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments. PUBLIC HEARINGS: 1. 2333 Meadow Street. ARCPA 113-11; Review of public art proposed to be installed at the community gardens in Meadow Park; PF zone; City of San Luis Obispo — Parks and Recreation Department, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the Commission adopt the draft resolution, which finds that the public artwork proposed for the community gardens in Meadow Park, entitled Roots of Community, meets the City's Guidelines for Public Art. Shannon Bates, Recreation Manager and Public Arts Coordinator, presented some background information on the RFQ and public art jury selection process. She provided more information about the proposed art pieces and introduced the project artist. Joshua Weiner, artist, provided information on his experience with other similar public art projects and described the evolution of the design of the proposed art pieces. He showed the ARC a maquette of the proposed pieces. Hal Hannula, Supervising Civil Engineer, noted that the location of the large ring outside the entry to the public gardens would need to shift slightly to accommodate continued truck access for maintenance. Mr. Weiner noted that shifting the large ring would not be an issue. PUBLIC COMMENTS: N ARC Minutes October 17, 2011 Page 2 OBetty Kulp, San Luis Obispo, noted concern with the design of the script to be attached to the benches in terms of it being "fussy" and questioning its structural strength. Marilyn Forselles, San Luis Obispo, did not support the project and found the proposed design was inappropriate for the site. She noted the area had issues with graffiti. Annie Malak, San Luis Obispo, supported the use of the proposed marble material. She requested the public be provided with the specific words being proposed in the public art piece. Staff replied the specific wording had not been finalized. Frank Libble, San Luis Obispo, noted safety concerns for the height of the proposed lettering due to the heavy winds in the area. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Wynn questioned if the proposed artwork was an intentional depiction of the Rotary insignia. Mr. Weiner replied that the statue was not a depiction of the insignia. Commr. Curtis requested information on the lighting placement. Staff noted that lighting would be ground -mounted lights directed to illuminate the art pieces and avoid off-site glare consistent with the City's Night Sky Preservation Ordinance. The Commission and staff discussed the possibility of having the lights on timers to limit lighting hours. Commr. Curtis asked if the pieces needed to be in alignment as part of the design and questioned the size and style of script. Mr. Wiener indicated that it was not essential for the rings of the pieces to be in direct alignment. He noted the details of the text were open to dialog with the community. Commr. Wynn recommended the script be of substantial construction and have structural integrity. Staff noted that Condition 5 reinforced the intention. Commr. Curtis suggested alternatives to the proposed open vertical mounting_ of the script to benches such as enclosing the script within Plexiglas or locating script horizontally on benches. Vice -Chair Duffy suggested the script be engraved on the sculpture. Staff suggested a condition be added to address alternatives to the script design as proposed in order to better integrate script and meet safety measures while retaining integrity of the art. Commr. Wynn recommended approving the project as proposed and suggested that final details take into account a balance of safety and flexibility. Staff noted the details of the final 01 installation were to the review and approval of the Community Development Director. ARC Minutes October 17, 2011 Page 3 OOn motion by Commr. Wynn seconded by Commr. Ehdaie, to adopt the draft resolution which finds that the public artwork proposed for the community gardens in Meadow Park entitled Roots of Community, meets the City's Guidelines for Public Art. The Commission added a new Condition No. 9 which reads: "Consider alternatives to the script design as proposed to better integrate commemorative elements into the interior art pieces and address safety concerns." AYES: Commrs. Curtis, Ehdaie, Hopkins, Wynn, and Duffy NOES: None RECUSED: None ABSENT: Commrs. McCovey-Good and Palazzo The motion passed on a 5:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Pam Ricci provided an agenda forecast of upcoming projects. She noted that the Advisory Body Member Training Workshop was scheduled for Tuesday, November 8t', at the Ludwig Community Center, and a joint session with the Planning Commission to hear a presentation on workforce housing was planned for November 9t'. n She also recommended that the ARC hold a single meeting in December on the 12"' which the ARC supported. She noted that the regular meetings on December 5t' & 19th would then be cancelled. 3. Commission: Vice -Chair Duffy mentioned that the Fresh & Easy market was quickly being constructed. He noted that it will be interesting to see the final building detailing and how the street elevation without windows appears. ADJOURNMENT. The meeting adjourned at 6:25 p.m. Respectfully submitted by, Janet Miller Recording Secretary Approved by the Architectural Review Commission on November 7, 2011. Ryan Oekv SuDeprvisina Administrative Assistant O SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 7, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle McCovey-Good, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: None Staff: Senior Planner Pam Ricci, Supervising Civil Engineer Hal Hannula, and Recording Secretary Anu Dhaliwal ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of October 17, 2011, were approved as presented. PUBLIC COMMENTS ON NON -AGENDA. ITEMS: There were no comments. PUBLIC HEARINGS: 1. 392 and 408 Prado Road. ARC -C 79-11; Final review of different housing types for Tracts 2342 and 2353; R -1 -SP, R -2 -SP, & R -3 -SP zones; MD2 Communities, Inc., applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of a resolution, which grants final approval to the house designs, based on findings and subject to conditions. She explained remaining issues and provided some suggested amendments to conditions in the draft resolution as well as some additional conditions. Commr. Wynn asked staff to clarify the exception request for the second -story setback for Plan 5 properties. Staff explained that the ARC with their review of plans could consider exceptions to yard standards. She pointed out that staff supported the 8 -foot setback because it met standards included in the zoning regulations and would provide for interest and articulation of the building elevations. Hal Hannula, Supervising Civil Engineer, clarified for the Commission that the applicant's proposed pedestrian lighting was not a City standard so that it would need to be privately maintained by the Homeowners' Association if used. Staff assured the Commission that specifications for all lighting in the development would be checked for compliance with the City's Night Sky Preservation standards. Leonard Grant, applicant, spoke in support of the project. He explained the survey of various housing types in the City of San Luis Obispo that provided the motivation for the selected architectural styles in the project. He provided an overview of changes to project plans to address comments made by the ARC with their conceptual review of the project in August. ARC Minutes November 7, 2011 Page 2 OScott Dinovitz, applicant representative, spoke in support of the project noting how the selected architectural styles were representative of San Luis Obispo and consistent with the guidelines included in the Margarita Area Specific Plan. Shawn Ridenour, applicant representative, asked that Condition No. 5 regarding the locations of the mailbox kiosks be modified. He explained that relocation of all kiosks to be out of the right-of-way may not be feasible. Staff noted that, if resolution of this issue could not be decided tonight, it could be brought back in December with the review of the work/live units in the project. Commr. Hopkins, questioned whether front yard fences were optional. Mr. Dinovitz clarified that front yard fences were optional for the consumer and that different styles of fencing would be available to complement the particular architectural style of houses. Vice -Chair Duffy questioned residential window types, colors, and materials. Mr. Dinovitz affirmed that white vinyl Milgard windows would be used and that custom mullions would be ordered to accommodate the unique details of styles. Commr. Curtis asked about wainscoting for Spanish -style housing and rear and front - yard fencing. Mr. Grant clarified that Spanish -style and Mission -Revival residences would not have wainscoting. Mr. Grant affirmed that front yard fencing was optional; however, rear yard fencing is provided in the plan. Commr. Wynn questioned the proposed number of porch steps for residences and the extent of wainscoting. Mr. Dinovitz confirmed a minimum of one to two steps for front porches and elaborated that wainscoting would extend on side elevations to fence locations. Commr. Ehdaie asked for clarification on the condition limiting lot development to single -story homes near the adjacent mobile home park. Staff noted that the proposed condition affected Lots 17, 50, & 51. PUBLIC COMMENTS: Sterling Van de Moortel, San Luis Obispo, noted that the tract grading had raised the level of the land. He requested that the homes along the west side of Tract 2342 be limited to single -story development. Roberta Dengate, San Luis Obispo, noted that her house would be surrounded on two sides by proposed development. She requested that the new houses selected for those adjacent lots take her house location into consideration to minimize impacts. O Staff affirmed there is a twenty -foot setback required for houses and buildings over 13 feet in height on lots within the tracts that back up to properties in EI Camino Estates. COMMISSION COMMENTS: ARC Minutes November 7, 2011 Page 3 C' Vice -Chair Duffy questioned the proposed acom pedestrian lights and if the lighting was consistent with the City's Night Sky Preservation standards. Mr. Grant affirmed that the lighting fixtures would have shielding to be consistent with City standards. Chairperson Palazzo asked staff to again reiterate proposed changes to findings and conditions and added conditions. On a motion by Vice -Chair Duffy, seconded by Commr. McCovey-Good, to adopt a resolution -granting final approval to the house designs, based on findings and with conditions, including the following modifications: New wording for Finding No. 6: A minor exception to the Margarita Specific Plan Area's 10 -foot side yard setback for a two-story building to allow an 8 -foot setback for the second story of Plan 5 on 40 -foot lots, and for the second -story of Plan 1 on 40 -foot lots and also on 60 -foot lots with a rear garage accessed from the street, is supported since it is consistent with setback standards in the Zoning Regulations and adds to the interest and articulation of building elevations. New wording for Condition No. 3: The repetition of any elevation type shall not occur more than twice in any four lots. When two of the same elevations are used within a four -lot range, they shall vary in color palette. The developer shall maintain an exhibit which is updated each time a particular plan and elevation is selected for a lot to insure that this requirement is satisfied. New wording for Condition No. 5: Mailbox kiosks shall be placed in an easement outside of the street right-of-way unless otherwise approved by the City Community Development and Public Works Directors. The final number of kiosks needed and their locations shall be approved by the United States Postal Service and the City Community Development and Public Works Departments. A separate building permit shall be obtained for the kiosks prior to installation and shall include structural analysis, details, and complete site/utility plan. Any features of the kiosks that extend over the public sidewalk shall be at least 8 feet above the walking surface. New wording for Condition No. 7: Based on Finding No. 6, an 8 -foot setback for the second story of Plan 5 on 40 -foot lots, and for the second story for Plan 1 on 40 -foot lots, and also on 60 -foot lots with a rear garage accessed from the street, is approved. The following are new conditions: The development of new homes on Lots 17, 50, & 51 shall be limited to single -story development. The development of new homes on Lots 7 & 8 shall take into account the location of the Olarge, mature tree on the adjacent property at 375 Margarita Avenue. As called for in the Margarita Area Specific Plan, any occupied structure over 13 -feet tall shall be set back at least 20 feet from the property lines of lots in EI Camino Estates. C 0 ARC Minutes November 7, 2011 Page 4 Development of lots in VTM #2353 adjacent to EI Camino Estates or the proposed VTM #2428 where pad elevations differ by 4 or more feet shall be limited to single -story development and increased rear yard setbacks as called for in the Margarita Area Specific Plan or equivalent design techniques that maximize privacy protection for the adjacent lot as approved by the Architectural Review Commission. AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, Wynn, Duffy, and Palazzo NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast: Pam Ricci provided an agenda forecast on the upcoming project for the ARC meeting on November 21, 2011. She confirmed that there would be one ARC meeting for the month of December on the 12th and noted the Advisory Body Member Training Workshop was scheduled for Tuesday November 8th, at 5:30 p.m., at the Ludwig Community Center, and that the workforce housing presentation at the Planning Commission would start at 6:00 p.m. on November gtn 3. Commission: The Commission had a general discussion about changes in the tenants within buildings in the downtown. Steve Hopkins mentioned that he was disappointed with the signage installed for Eureka Burger at the corner of Marsh and Chorro Streets finding that its design did not coordinate that well with the building architecture. ADJOURNMENT: The meeting adjourned at 7:15 p.m. Respectfully submitted by, Anu Dhaliwal Recording Secretary Approved by the Architectural Review Commission on November 21, 2011. Administrative Assistant O SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES November 21, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn, Vice -Chair Jim Duffy, and Chairperson Anthony Palazzo Absent: Commissioner McCovey-Good Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and Recording Secretary Allison Zike ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of November 7, 2011 were approved as presented. PUBLIC COMMENTS ON NON -AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 577,. 579 & 595 Marsh Street and 1213 &1221 Nioomo Street ARC 98-11; Review of mixed-use project with 12 residential units and 8,000 square feet of commercial space at the southwest comer of Marsh and Nipomo Streets; and, review of setback reduction along Nipomo Street to allow a 10 -foot setback where 1.5 feet is the standard minimum; C -D zone; Mangano Homes and Heritage Oaks Bank, applicants. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report; recommending adoption of a draft resolution, which grants final approval to the project, based on findings, and subject to conditions of approval. Staff outlined the discussion items for the Commission including: appropriateness of Contemporary Craftsman architectural style in Downtown area; whether an additional storefront window is needed at Nipomo Street elevation; modified upper floor window sizes and styles that vary from ground floor windows; appropriateness of stacked ledger stone veneer at the proposed location; and, the desired action for staff regarding the project's proposed sign program. O ARC Minutes November 21, 2011 Page 2 CCommr. Curtis inquired what type of subdivision was required for the project, and what level of review would be required for the project's tentative map. Staff stated the. subdivision is a condo subdivision which is reviewed by the Director. Commr. Hopkins asked for staffs reasoning behind listing the ledger stone material as a discussion item. Staff suggested discussion of the material because it has not been utilized in the Downtown area. Commr. Duffy clarified with staff that the driveway meets City standards for visual clearance. Pam Ricci, Senior Planner, stated that a citizen of the Old Town Historic District has stated concern with the height of walls in the project and noted that the Public Works Division had previously required line -of -sight diagrams and verified there is adequate visibility for vehicles to see pedestrians when leaving the project site Commr. Wynn questioned if the project's vertical walls had a visual break in them. Steven Peck, applicant representative, spoke in support of the project as a good transition between the commercial Downtown and neighboring residential district. He summarized site constraints which include the change in grade of the project site and the need to remain above flood elevations which influenced the project's design. Steven Gaffney, project architect, stated the project's attempt to blend uses in the U Downtown area. He described the central, 2"d floor, courtyard as a component that creates unity in the project as a whole. He explained the wall height in the project as a result of complying with flood plains on the project site. The architectural style was discussed by Mr. Gaffney as a contemporary take on high quality materials such as masonry, and split -faced ledger stone to create interest for the pedestrian. He explained the upper story window style as part of a unitized system that is refined and appropriate for a residential. setting. He stated that commercial uses do not continue, or wrap-up, Nipomo Street because of site constraints such as grade -level change and also because there is a bus stop at that area of the project. Mr. Peck. added the commercial comer at Marsh and Nipomo is solid without fenestration for structural purposes and interior storage placement. Commr. Duffy asked for clarification on whether there would be a change in colors to add variation to the front elevation. Mr. Gaffney stated the recessed portions of the front elevation are set back six to eight feet from storefronts. He also explained the front elevation will utilize variation in color of materials. Commr. Hopkins spoke in support of the project and expressed that the project had appropriate mass and appreciated the different color shades in the project. O ARC Minutes November 21, 2011 Page 3 OCommr. Ehdaie requested that the applicant further describe the interior courtyard, and made an inquiry regarding the privacy of the residences across the courtyard. Mr. Gaffney stated the project will utilize walls and level differences to lend privacy to individual residences. Commr. Curtis inquired as to the reason that the original proposed project was significantly downsized. Mr. Peck stated the reasons were largely financial, and that the current proposal is more of a buying program targeted to a family demographic, versus the original proposal that was primarily a rental program. He also included that the original program was downsized in light of community feedback regarding desirable features for the project. Mr. Gaffney stated the chimney material is stucco in response to a request for clarification from Commr. Duffy. Chair Palazzo asked the applicant for an explanation of residential patios in the project. Mr. Gaffney explained many porches are enclosed for privacy reasons. Commr. Ehdaie inquired about the project lighting, specifically at project entryways. �1 Mr. Gaffney showed that the majority of project lighting is placed directly on buildings, and that sconces are used in driveways opposed to using light poles. PUBLIC COMMENTS: Tom Swem, San Luis Obispo, spoke in support of the project. There were no further comments made from the public. COMMISSION COMMENTS: Chairperson Palazzo stated concern with the proposed exception to maximum wall height to allow a seven to eight foot wall where a 5 foot wall is allowed by right.. He expressed the wall height may detract from the interactive character of the Downtown. Commr. Wynn stated the exception to the wall height is necessary to give residents privacy. Commr. Wynn asked if the driveway off of Nipomo Street was ADA compatible. Mr. Gaffney stated the driveway is not strictly ADA compliant but there is an adjacent Cpedestrian walkway that can be utilized for access. ARC Minutes November 21, 2011 Page 4 OCommr. Duffy spoke in support of the proposed architectural style in the Downtown. Commr. Wynn stated that he supported the massing of the project, but the Marsh Street elevation is monotonous. He explained the upper floor does not seem residential, and it is too commercial and does not fit the uniqueness of San Luis Obispo. Commr. Hopkins and Commr. Ehdaie concurred with Commr. Wynn's comments regarding the upper floor. Commr. Ehdaie stated the second story looks like an office and that it does not catch the pedestrian eye. Commr. Curtis supported the project's massing. He agreed with previous comments the upper floor needs to show more differentiation to give a more residential appearance. Chair Palazzo expressed concern with the proposed material of ledger stone because it has not been used in Downtown before and it may be overused in the project. He also stated that the Marsh Street elevation should have more vertical variation to comply with Community Design Guidelines. Commr. Wynn suggested the applicant make modifications to building material and type to provide variation in the Marsh Street elevation and break down the scale of the building. He agreed with Chair Palazzo the ledger stone is not the most appropriate material for the project. Commr. Duffy stated support for the ledger stone material. Commr. Hopkins expressed that he was pleased with the ledger stone material. There was Commission consensus that the Marsh Street elevation should show more variation. Andy Mangano, applicant, stated he is willing to revise the project in order to gain approval at the present time in order to facilitate the acquisition of the property. Mr. Mangano stated he was willing to return to the ARC with any changes required on final elevations. There was Commission discussion regarding whether or not the present proposal could be approved conditionally. Staff explained the correct procedure would be to add a condition of approval that prior to issuance of building permit, the applicant would return to the Commission for final approval of the Marsh Street elevation. ARC Minutes November 21, 2011 Page 5 OCommr. Wynn stated the Commission should take action to assist in moving the project forward. There was Commission consensus that a condition of approval be added to allow the project to be approved with a final review pending. Commr. Wynn discussed the window characteristics that should be included in the added condition of approval. Staff stated the additional condition of approval should be stated in a general fashion. She proposed the new language should state: The applicantshall return to the ARC with final details of the marsh street elevation including colors, materials, and fenestration in compliance with design guidelines prior to the submittal of a building permit application. Commr. Wynn stated that he would like to include a condition regarding the submittal of a sign program. Commr. Hopkins stated that it was appropriate for the sign program review to be completed at the Director level. There was Commission consensus that the sign program could be approved by the Director rather than reviewed by the Commission. There were no further comments made from the Commission. AYES: Commrs. Wynn, Hopkins, Ehdaie, Curtis and Vice -Chair Duffy NOES: Chair Palazzo RECUSED: None ABSENT: None The motion passed on a 5:1 vote. COMMENT AND DISCUSSION: 2. Staff: Oa. Agenda Forecast N U N ARC Minutes November 21, 2011 Page 6 Staff announced that Commission meetings on December 5th and December 19th have been cancelled in lieu of one meeting on December 12th. The item discussed will be a review of the MD2 project. 3. Commission: The Commission reiterated their preference to conceptually review large projects on visible locations to provide early input on the design. The conclusion was that this approach results in a more productive review process for the applicant, staff, and theARC. ADJOURNMENT: The meeting adjourned at 7:11 p.m. Respectfully submitted by, Allison Zike Recording Secretary Approved by the Architectural Ryan Betr Supervi ' q Administrative Assistant Commission on January 9, 2012. O SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 12, 2011 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn, and Vice -Chair Jim Duffy Absent: Commissioner Michelle McCovey-Good and Chairperson Anthony Palazzo Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and Recording Secretary Anu Dhaliwal 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. 577 579, & 595 Marsh Street and 1213 & 1221 Nipomo Street. ARC 98-11; Review of revised elevations for storefronts and loft units along Marsh Street; C -D zone; Mangano Homes and Heritage Oaks, applicants. (Brian Leveille) Brian Leveille, Associate Planner, presented the staff report, recommending adoption of a draft resolution, which grants final approval to the revised elevations, based on findings, and subject to conditions which he outlined. Stephen Peck, applicant representative, described the changes made to the Marsh Street elevation in response to direction provided by the ARC at their last meeting to further refine colors, materials and fenestration to be more in keeping with the Community Design Guidelines. He noted that windows had been reduced in scale and more varied in style, the use of the ledger stone had been eliminated, and that different colors and patterns of brick, and pre -cast and tile bulkheads were now proposed. He also described how changes had been carried over to the Nipomo Street elevation including the residential units. Steve Gaffney, project architect, reiterated how the modified elevations were consistent with the City's Community Design Guidelines and existing downtown architecture. He discussed the change from the ledger stone to face brick which is more consistent with downtown exterior materials.. He noted the variety created by the differences in design ARC Minutes December 12, 2011 Page 2 U details of the individual tenant spaces within the building. He stressed the importance of incorporating authentic Mission architectural style elements in the design such as two- piece clay the roofing. He added that the revised elevations were more in keeping with traditional downtown storefronts. Commr. Ehdaie questioned the elimination of ledger stone from the revised design of project and indicated that the change to have a taller solid wall around the residential porch along Nipomo Street felt uninviting and could be a safety concern. Mr. Gaffney stated that the ledger stone was changed in response to ARC feedback at the last meeting, and that the height of porch was.changed for privacy. Commr. Curtis questioned the lack of an arch for the far right second -story window on the Mission Revival portion of the Marsh Street elevation and the accuracy in depiction of the color of the brick material in elevation. Mr. Gaffney stated the far right window was not arched to provide variation in the fagade. He stated that the brick is terracotta red; however, there will be a mixture of colors that will be blended at final mockup for staffs final review. Commr. Wynn asked for clarification on the stucco finish used in elevations and asked whether it had been considered to step the slope base along Nipomo Street vs. having C' the base slope along with the grade Mr. Gaffney affirmed the stucco finish is called "cheesecake" and is a smooth material. He also acknowledged Commissioner Wynn's comment on potentially stepping the base on the Nipomo Street elevation. PUBLIC COMMENTS: The applicant, Andy Mangano, thanked the ARC for previous direction on the project and stated that he felt the project was much improved with the revisions. COMMISSION COMMENTS: Commr. Wynn supported an arched, rather than rectilinear soffit for the balcony above the Mission storefront, restoration of the cable element for the upper portion of the privacy wall of the central residential unit on the Nipomo Street elevation, and stepping, rather than sloping the bulkhead along Nipomo Street. He stated he was pleased with the applicant's response from the previous meeting and was in support of the project. Commr. Ehdaie noted that she preferred the ledger stone from the previous review. Commr. Curtis stated his appreciation on the revisions made to the plan. He agreed with Commr. Wynn regarding reinstating the cable rail and modifying the bulkhead on ARC Minutes December 12, 2011 Page 3 Othe Nipomo Street elevation. He supported the change to the brick material with varied colors. Commr. Hopkins felt that the proposed changes resulted in an excellent project. He supported the change to reinstate the cable rail on Nipomo Street elevation and liked the brick choices. Vice -Chair Duffy supported the revisions made and the applicants being attuned to public and Commission member comments and to the City's Design Guidelines. He stated that the change should be made to reinstate the cable rail on the Nipomo Street elevation and that he was okay with the rectilinear balcony above the Mission storefront. There were no further comments made from the Commission. On motion by Commr. Wynn, seconded by Commr. Hopkins to adopt the Draft shown on Sheet A-2.0 reviewed by the ARC on November 21, 2011." AYES: Commrs. Curtis, Ehdaie, Hopkins, Wynn, and Vice -Chair Duffy NOES: None RECUSED: None ABSENT: Commr. McCovey-Good and Chairperson Palazzo The motion passed on a 4:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast Pam Ricci announced meetings on January 9t' 2012 and February 13`h 2012. The item discussed on January 9th 2012 will be a review of a sign for Chipotle Restaurant facing Madonna Road. The Commission noted that they had not yet received the 2012 calendars. 3. Commission: Commr. Wynn noted that he would be teaching a class at Cal Poly on Monday nights this coming winter quarter. He indicated that the number of meetings he would miss would be minimal because the ARC meeting schedule has only one meeting in January Cl. and February given the Monday holidays in those months. He reported that the Palm- Nipomo Parking Structure Task Force would be having a study session on January 3, ARC Minutes December 12, 2011 Page 4 2012. The Commission had a general discussion about the construction of the Fresh & Easy store at the Village at Broad Street. The issue of the switch box mounted against the building wall facing Broad Street was mentioned. The ARC asked that the approved plans for the project be brought to the January 9`h meeting. ADJOURNMENT: The meeting adjourned at 6:01 p.m. Respectfully submitted by, Anu Dhaliwal Recording Secretary Approved by the Architectural Review Commission on January 9, 2012. Ryan Betz Supervise Administrative Assistant ,0 N