HomeMy WebLinkAboutARCHITECTURAL REVIEW COMMISSION MINUTES 2013ARCHITECTURAL
REVIEW
COMMISSION
MINUTES
2013
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
January 14, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn,
Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Wynn
Staff: Senior Planner Pam Ricci
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of December 3, 2012, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
�.' There were no comments made from the public.
PUBLIC HEARINGS:
1. 12350 Los Osos Valley Road. ARC 124-12; Review of fagade upgrades, including
an illuminated entry feature, for the Toyota dealership; C -S -S zone; John Frangie,
applicant. (Continued to a date uncertain) (Marcus Carloni)
There was no discussion or public input on the item.
On motion by Commr. Palazzo, seconded by Commr. Hopkins, to continue the project
to a date uncertain.
AYES: Commrs. Palazzo, Hopkins, McCovey-Good, Ehdaie, Curtis, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Wynn
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
noted that the February 4th ARC meeting would be cancelled.
ARC Minutes
January 14, 2013
Page 2
b. Mission Plaza Master Plan — Pam Ricci provided an update on the pending
grant application.
c. Checklist — Building Details
The Commission provided direction to staff to add the following items to the
checklist:
1) Add a building details category which highlights typical information that is
requested with projects.
2) Clarify that section views adequately show how roof -mounted equipment will
be screened.
3) Add a requirement that building elevations be provided in color.
3. Commission:
Staff briefly responded to questions about on-going projects.
ADJOURNMENT: The meeting adjourned at 6:15 p.m.
Respectfully submitted by,
Pam Ricci
Recording Secretary
�,. Approved by the Architectural Review Commission on February 11, 2013.
SupervAinq Administrative Assistant
�`. SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
February 11, 2013
ROLL CALL:
Present: Commissioners Anthony Palazzo, Ken Curtis, Steven Hopkins, Greg
Wynn, Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Suzan Ehdaie
Staff: Senior Planner Pam Ricci and Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of January 14, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 75 HiQuera Street.. ARC 108-12; Review of new storefront windows along the
Higuera frontage of the Pacific Coast Center; C -S -MU zone; SLOP CC, LP,
applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution, which approves the project, based on findings and subject to
conditions which she outlined.
Commr. Curtis questioned the historic status of the structure as it exists now because of
all the modern elements that were added to the front structure with redevelopment in
the late 1980's. Ms. Ricci stated that the building was added to the National Registry
after the reconstruction and explained that the character -defining features were: the
building's form, placement, and scale; the brick foundation; and the original interior
wood trusses.
Commr. Wynn questioned if the application included added signage. Ms. Ricci stated it
was not part of the request.
Commr. Curtis questioned if the windows were clear or tinted. Mr. Rossi, applicant,
stated they were clear.
ARC Minutes
February 11, 2013
Page 2
Rob Rossi, owner, stated the site was placed on the National Registry based on its
history and relationship to the Pacific Coast Railway and reiterated the character -design
features of the front building.
PUBLIC COMMENTS:
Luke Soules, San Luis Obispo, spoke in support of the modified windows stating that
they would improve visibility for the retail spaces.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Wynn supported the project based on the revised window proportions
compared to the original design. He expressed concern that the windows will become
advertisement for the retail stores.
Ms. Ricci indicated that the project has an approved sign program and that the City's
Sign Regulations have restrictions on temporary signage, which can be enforced. She
added that the Commission can also add a condition in their approval to prohibit or limit
the signs placed in the windows.
There were no further comments made from the Commission.
additional conditions:
2) Any additional mechanical equipment needed with future tenant improvements shall
be appropriately screened.
3) The transparent plass of the new storefront windows shall be retained and not
AYES: Commrs. Palazzo, Curtis, Hopkins, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion passed on a 6:0 vote
2. 1423 Calle Joaquin. ARC 153-12; Review of a remodel and additions to an auto
dealership building; C -S zone; Charles Alfano, Mercedes Benz, applicant. (Pam
Ricci)
ARC Minutes
February 11, 2013
Page 3
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution, which approves the project (changes to the northern auto
dealership building including a showroom addition, front entry canopy, and service
canopy), based on findings and subject to conditions which she outlined.
Commr. Curtis asked staff to elaborate on what the exterior changes to the service
building were. Ms. Ricci pointed out that the focus was on the northern dealership
building because there weren't significant changes that affected the exterior of the
service building.
Commr. Wynn questioned the timeframe for the proposed modifications.
Commr. Curtis asked about the service canopy details and how it would harmonize with
the other buildings.
Jeffrey Carlile, applicant's architect, responded to the questions from Commissioners
that arose after staffs presentation. He indicated that two rollup doors would be added
to the service building and that the restrooms will be revised to be ADA accessible. He
added that the exterior of the service building will be painted to match the remodeled
showroom and that there was not a specific timeframe for remodeling the southern
showroom. He mentioned that the front entry details were dictated by Mercedes
requirements.
Commr. Wynn questioned if the stucco will be smooth or sand finish. Mr. Carlile
indicated it was in the plans as a sand finish but it would not be a problem to go back to
Mercedes to let them know that the City required a smooth finish.
PUBLIC COMMENTS: There were no comments from the public.
COMMISSION COMMENTS:
Commr. Curtis commented that the proposed modifications were positive and, with the
further discussion and clarification, he found the southerly service canopy design
acceptable.
Commr. Hopkins supported the project as a vast improvement and appreciated the
simplicity of the design.
There were no further comments made from the Commission.
On a motion by Commr. Wvnn, seconded by Commr. McCovev-Good to adopt the draft
all stucco surfaces are not a sprayed -on product and have a smooth hand -finish
ARC Minutes
February 11, 2013
Page 4
(steel -troweled) to the satisfaction of the. Community Development Director. A
sample of the finish shall be submitted prior to issuance of a building permit."
• Combine Conditions #5 & #6 to require that a comprehensive sign program
return to the ARC for approval of all building and site signage.
• Modify Condition #12 (renumbered 11) to clarify the map requirement to correct
the issue with the new canopy's encroachment over an existing property line.
AYES: Commrs. Palazzo, Curtis, Hopkins, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
The Commission discussed concerns that additional unpermitted signs and
structures had been added to the new location for Daylight Gardens at 1701
Monterey Street.
Commr. Hopkins asked staff to check with the City Arborist regarding recent tree
planting along Broad Street with the concern that other varieties of trees that had
more open canopies were preferred.
ADJOURNMENT: The meeting adjourned at 7:10 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on March 4, 2013.
Ryan
Supe
Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
March 4, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn
and Chairperson Jim Duffy
Absent: Commissioner Anthony Palazzo and Vice -Chair Michelle McCovey-Good
Staff: Senior Planner Pam Ricci and Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of February 11, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Rob Rossi, San Luis Obispo, commented on the tree planting along Broad Street in the
downtown stating that the trees have started to encroach into the sewers. He pointed
out that the root system should be monitored so they don't become invasive.
PUBLIC HEARINGS:
1. 1330 Monterey Street. ARC 21-13; Review of a model and additions to a former
auto dealership building including a request for a parking reduction for the use
based on automotive trip -reduction features; C-R zone; IFixit/Kyle Wiens, applicant.
(Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution which approves the project and parking exception, based on
findings, and subject to conditions which she outlined.
Commr. Curtis questioned if there was any proposed landscaping in the project. Ms.
Ricci indicated that the existing landscaping along the street and in front of the building
will be retained.
Commr. Wynn questioned the viability of the large number of motorcycle spaces
proposed. Ms. Ricci pointed out that the applicant would prefer to have a greater
number of bicycle spaces for employees and that Condition 27 acknowledges this and
Draft ARC Minutes
March 4, 2013
Page 2
allows for some of the motorcycle paces shown to be converted to bicycle spaces and
still qualify for a parking reduction.
Commr. Curtis questioned if the parking exception will be specific to the applicant's use
of the building or run with the land. Ms. Ricci responded that the Condition 28 explicitly
states that the parking exception is for this particular tenant and use.
Rob Rossi, San Luis Obispo, noted as the former owner of the building that he is
supportive of the proposed business as a creative organization that fits the building.
Kyle Wiens, applicant representative, presented a scope of their business and the ideas
they have for expansion. He also stated that all employees are encouraged to use
alternative modes of transportation.
Thom Jess, applicant architect, presented an in depth review of plans and pictures of
the proposed building. He indicated that a landscape plan will be submitted that shows
existing planters improved and augmented. He pointed out that the fixed windows will
be replaced with operable windows and a new canopy will be created over the entry.
He noted that the plan is to seek Gold LEED certification.
Commr. Curtis asked about the condition and color of the corrugated roof material to be
�. salvaged and reused for the front patio fence. Mr. Jess responded that the roofing is in
good condition and fairly new. He added that the roofing has a natural patina and a
matte finish.
Commr. Ehdaie stated that the front patio fence seems uninviting and was concemed
that it would not add value to downtown vitality.
Commr. Wynn asked what the hours of operation would be and if there was any security
considered. The applicant responded that employees are there from 6:00 a.m. until
midnight and security will be considered.
Commr. Wynn questioned how often deliveries were expected. The applicant answered
four to five times a day and will be directed to the back of building.
Chairperson Duffy asked about the storage of furniture and other items in the front patio
and roof decks. Ms. Ricci stated that specific projects have had restrictions placed on
them through conditions of approval and that a condition could be crafted for this project
as well to limit the items that could be stored in the outdoor use areas.
PUBLIC COMMENTS:
Ann Hodges, San Luis Obispo, spoke against the proposed business. She expressed
specific concerns with the limited parking, the proposed patio fence, and the staircase to
the rooftop patio. She also stated the delivery trucks will not have enough room for
deliveries especially if trucks come at the same time.
Draft ARC Minutes
March 4, 2013
Page 3
COMMISSION COMMENTS:
Comms. Curtis supported the overall aesthetic of the building, but was concerned that
the design of the proposed front patio fence was not consistent with the building's Art
Deco style. He noted that for the proposed parking to work that the applicant will need
to provide oversight and the City will need to monitor the situation.
Commr: Ehdaie noted that she did not support the proposed front patio fence.
Commr. Hopkins supported the proposed building remodel and additions and the
culture the business is creating; he felt that the project was refreshing and raises the bar
for other developments. He agreed with the parking reduction with the applicant's trip
reduction plan and proposed conditions. He found the proposed patio fence as an
acceptable design solution.
Commr. Wynn complimented the applicant and architect on the project design. He
concluded that project conditions covered the concerns raised about parking,
Chairperson Duffy agreed that the project was a positive addition to this corridor and
that the City's monitoring would address parking concerns. He concurred with
comments on an alternative design for patio fencing. He also supported an added
condition to maintain outdoor use areas in an orderly manner.
Commr. Wynn questioned whether a comprehensive sign program will come back to the
Commission. Ms. Ricci pointed out that Condition No. 7 requires that the signs be
reviewed and approved by the Community Development Director, but that the Director
could refer signs to the ARC if there were design issues.
There was general agreement that the comprehensive sign program did not have to
come back to the Commission.
1. Add second sentence to Condition No. 4 which reads: "The applicant shall revise
the fence and gate design for the front patio area to be more in keeping with the
building's Art Deco architectural style utilizing a combination of opaque and.
transparent materials to the satisfaction of the Community Development Director.
2. Add new Condition No. 10 which reads• "The city shall him maintainaei in a neat nnri
shall not be utilized for general storage needs. However, outdoor patio furniture
potted plants, and small barbecues may be placed in these areas."
AYES: Commrs. Curtis, Hopkins, Wynn and Duffy
C NOES: Commr. Ehdaie
RECUSED: None
Draft ARC Minutes
March 4, 2013
Page 4
ABSENT: Commrs. Palazzo and McCovey-Good
The motion passed on a 4:1 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Pam Ricci gave an agenda forecast of upcoming projects. The Commission
agreed to change the date for the second meeting in April from the 15th to the
22nd
b. Review Standard Conditions of Approval for Architectural Review Projects —
This item was continued to a later date.
3. Commission:
Commr. Wynn noted that a fire riser was installed in the street yard at 1220 Osos Street
that is very visible and not properly screened. Pam Ricci noted that a permit was issued
for this installation without Planning staffs review of the plans.
Chairperson Duffy mentioned that locating trash enclosures in street yards raises
aesthetic concerns. He noted some recent installations in the Foothill area near Cal
_. Poly.
Commr. Wynn expressed concern that the Planning Commission with their review of the
Monterey Place Project was looking at design elements that the ARC would typically
take the lead with. Pam Ricci noted that the underlying zoning in this case specifically
directed certain design features to be in the Planning Commission's purview. With the
understanding of this unique situation, Comr. Wynn believed that the project should still
return for ARC review if there were fundamental changes with the proportions,
materials, and elements of the design.
ADJOURNMENT: The meeting adjourned at 7:36 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on March 18, 2013.
Suorvising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
March 18, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
Absent: None
Staff: Senior Planner Pam Ricci, Assistant. Planner Marcus Carloni, and
Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of March 4, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 736 HiQuera Street. ARC 57-12; Review of a remodel to the Master List Carrisa
building as part of the approved SLO Brewing Company relocation project; C -D -H
zone; San Luis Downtown Management, applicant. (Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report recommending the
adoption of the Draft Resolution which approves the project, based on findings and
subject to conditions which he outlined.
Commr. Wynn asked about the use of the rear stairwell. Mr. Carloni stated that it will be
used as the secondary fire exit required by code and primarily used on Thursday nights.
Commr. Curtis questioned what the character -defining features of the building were.
Mr. Carloni responded that they were the two-tone brick and the detailing of front
facade.
Carol Florence, applicant representative, made a presentation of the proposed project,
highlighting how conditions of the CHC and use permit were reflected in the ARC plans.
Brian Ridley, applicant architect, provided on overview on the project design and
clarified concerns regarding the rear stairwell facing the creek walk area.
Commr. Wynn questioned if the back patio will be fenced and how access to the rear
stairs will be monitored. Mr. Ridley commented that planters will be used to define the
ARC Minutes
March 18, 2013
Page 2
Cpatio area and that the access to the rear stairwell will be monitored as an operational
matter by the business.
Chairperson Duffy questioned the purpose of the wall sconces on the front elevation
and if the windows on the second floor would be operable and transparent. Mr. Ridley
indicated the lighting on the front elevation was to light the face of the building and that
a portion of the second floor windows will be transparent.
PUBLIC COMMENTS:
Allan Cooper, San Luis Obispo, raised concerns that the ground floor glazing of the
storefronts was inconsistent with the Secretary of the Interior Standards. He pointed out
that a pilaster down the center of the front fagade would break up the long expanse of
glass. He also suggested the use of a heavy timber material for the rear stairwell..
David Brodie, San Luis Obispo, noted issues with the project's impacts to the ambience
of the creek area and the front facade's design inconsistency with surrounding
buildings.
Dixie Cliff, San Luis Obispo, took issue with the projection of the rear stairwell toward
the creek walk and suggested that it pivot the opposite direction. She also
recommended that the stairwell color blend with the color of the building to camouflage
it more.
Elizabeth Abrahams, San Luis Obispo, was concerned with the stairwell and the doors
which will be removed on the rear elevation. She concurred with Allan Cooper's
comments.
Linda Groover, San Luis Obispo, concurred with Allan Cooper's comments. She noted
concerns with the doorways being removed on the rear elevation, safety issues with the
wrought iron railing, and noise levels to the creek area.
Marcus Carloni addressed concerns by the public stating the City Council and
consultant have rigorously reviewed the noise concerns and noise consultant. He also
stated the stairwell and associated safety concerns have been reviewed by the Building
Division and Fire Department.
COMMISSION COMMENTS:
Commr. Palazzo recommended that a central pilaster be added to the front fagade for a
more traditional downtown appearance and to break up the long expanse of storefront
glass.
Commr. Wynn raised concerns with the monotony of windows on the front fagade and
also agreed with the idea of a central pilaster. He mentioned that security of the rear
stairwell would be important. He stated that he was overall in support of the project.
ARC Minutes
March 18, 2013
Page 3
Vice -Chair McCovey-Good agreed with the addition of a central pilaster to the front
fagade. She supported the proposed project, but stated that the transom windows
appeared a bit monotonous.
Commr. Hopkins supported the project as designed including the front storefront and
rear stairwell. He questioned the functionality of the second -floor windows.
Commr. Ehdaie supported the project and recommended that timber or wood siding be
used on the rear stairwell.
Commr. Curtis noted concerns with the front fagade appearing too modern with the
continuity of the transom. He supported retaining a steel material for the rear stairwell
to have more open views of the brick walls. He suggested that the proposed rooftop
additions be set back further.
Chairperson Duffy asked for clarification regarding the design of the rooftop glass
barrier. Brian Ridley answered that there would be a slim metal rail across the top and
a handrail on the inset.
Chairperson Duffy supported the proposed project with the addition of a central pilaster
on the front facade and a picketed metal railing for the rear stairwell in a darker color.
He recommended translucent glass for the transoms and second -floor windows.
Commr. Wynn stated the windows should be functional per design guidelines and
recommended the project be continued and return to the ARC.
Chairperson Duffy agreed with Commr. Wynn regarding continuing the project.
1. Add a pilaster to the front elevation through the transom windows in the location
2.
building) for the transom windows and second -floor windows (front elevation) in
plan and section views.
3.
way and Mission Plaza views.
4. Provide additional detail for the storefront bulkhead (tile vs precast concrete)
5. Consider an alternate color to help reduce the visual prominence of the
staircase.
6. Show lighting method for the rear staircase.
AYES: Commrs. Wynn, McCovey-Good, Curtis, Ehdaie, Hopkins, Palazzo, and
Duffy
NOES: None
RECUSED: None
ABSENT: None
ARC Minutes
March 18, 2013
Page 4
The motion passed on a 7:0 vote.
2. 892 Aerovista Place. ARC 142-12; Review of 37,000 -square foot office building;
BP -SP zone; Quaglino Properties, applicant. (Brian Leveille)
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution which approves the project, based on findings and subject to
conditions which she outlined. She highlighted the main project concerns which were
the heights of roof parapets, the central protruding cornices on the north and south
elevations as backdrops for signage, and the lack of pedestrian pathways in the western
parking lot.
Dustin Pires, applicant architect, provided an overview of the project design. He
indicated the parapet height is for screening of mechanical units and the upper cornice
area was tying into the neighboring buildings. He noted that they submitted an
alternative elevation to address concerns included in the staff report that raised the
header height of the second floor and lowered the parapet height.
Commr. Curtis asked if the front courtyard is excavated or if there is a retaining wall
around the edge. Mr. Pires indicated the plaza area is flat with a retaining wall.
Commr. Curtis questioned the location of required bicycle parking. Mr. Pires pointed
out that there is internal bike parking and also an exterior short-term rack as per the City
requirement.
PUBLIC COMMENTS:
There were no comments from the public.
COMMISSION COMMENTS:
Commrs. Curtis, Ehdaie, Hopkins, and McCovey-Good noted their support for approval
of the project with staffs recommended conditions.
Commr. Wynn stated his support of the proposed project but wanted some items
addressed before final approval. He asked that a sectional drawing be prepared to
illustrate how mechanical equipment would be screened and stated that the Broad
Street elevation be further articulated to add interest and character.
Commr. Palazzo concurred with Commr. Wynn and noted that inconsistencies between
plan sheets be corrected.
Chairperson Duffy stated the Broad Street elevation doesn't have the same level of
articulation as the other sides of the building. He added that the building appeared
overly boxy and had an applied, rather than integrated, design. He concurred with the
continuance of the project and asked that more information be submitted on the quality
of the Broad Street elevation, parapet heights, mechanical screening, exterior lighting,
and awnings.
ARC Minutes
March 18, 2013
Page 5
1. Provide a more articulated Broad Street elevation given the visibility and
2. Explore ways to reduce the boxy appearance of the building.
3. Include a sectional view that clearly demonstrates how roof -mounted
equipment will be screened taking into account the lower level of the site in
relationship to the street.
4. Provide more information on awnings, other building details, and lighting.
5. Modify colors to have amore vibrant palette.
6. Address directional items included in the staff report related to pedestrian
7. Make sure that various plan sheets are reconciled with one another in ten
path location, utility equipment, etc.
AYES: Commrs. Curtis, Hopkins, Palazzo, Wynn, McCovey-Good, and Duffy
NOES: Commr. Ehdaie
RECUSED: None
ABSENT: None
The motion passed on a 6:1 vote.
Commr. Ehdaie voiced her support of the project with staffs recommendations and did
not see a reason for this to be continued and return to the ARC.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forcast — Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
In response to a question from Commr. Wynn, Pam Ricci explained that City regulations
do not require a formal review for repainting a building. She noted that there may be
situations where a formal architectural review of a particular project specifically
restricted colors. In those cases, changes would need to be approved by the
Community Development Director for consistency with the original approval. She
mentioned that staff suggests, when receiving inquiries from individuals about repainting
buildings, that they submit samples for the City to review, but this is voluntary. She
added that there is guidance in the Community Design Guidelines that bright colors be
used as accents, rather than for main building walls.
Commr. Hopkins mentioned how attractive many of the recently -installed blade
(projecting) signs in the downtown core were. He noted that they add to the pedestrian
U experience and create a nice ambience to the downtown.
ADJOURNMENT: The meeting adjourned at 8:20 p.m.
ARC Minutes
March 18, 2013
Page 6
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Archite*ral Review Commission on April 1, 2013.
Ryan Betz
Supervising dministrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 1, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Anthony Palazzo, Steven Hopkins, Greg
Wynn, Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Suzan Ehdaie
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, and
Recording Secretary Dawn Rudder
ELECTION: Election of Chairperson and Vice -Chairperson: Chairperson Duffy and
Vice -Chair McCovey-Good were re-elected to their respective positions.
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of March 18, 2013, were approved as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
120 Tank Farm Road. ARC -C 18-13; Conceptual review of site and building
design changes to the previously -approved Long-Bonetti Ranch project; M -SP
zone; PB Companies, applicant. (Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report, recommending the ARC
continue the project to a date uncertain with direction to staff and the applicant on items
to be addressed in plans submitted for final approval, based on findings and subject to
conditions which he outlined.
Commr. Curtis questioned if the proposed project was subject to specific plans or
Community Design Guidelines. Mr. Carloni stated the project will be subject to the
Higuera Commerce Park Specific Plan and the Community Design Guidelines.
Commr. Wynn questioned if the project had enough parking. Mr. Carloni stated
insufficient information was provided to determine required parking but a directional item
requires the information be submitted.
ARC Minutes
April 1, 2013
Page 2
Steve Rigor, applicant architect, made a presentation and detailed the specks of the
proposed project. He noted that the pedestrian link to the building could be moved to
be direct from the entrance of the proposed Tractor Supply to the historical barn.
Commr. Curtis questioned whether the entire project will be developed as a whole or in
increments and in which phase the parking would be done. Mr. Rigor indicated that the
project will be developed in increments with the parking being completed in the initial
phase.
PUBLIC COMMENTS:
Dean Miller, San Luis Obispo, voiced concern about the originally -approved design of
Building B and its inclusion of the granary building.
Mr. Carloni stated that the design of Building B was previously approved by the ARC
and the proposed modification to the originally -approved plans does not include
modification of Building B.
There were no further comments made from the public.
COMMISSION COMMENTS:
!, Commr. Palazzo is concemed with the aesthetics of the Tractor Supply building and
encouraged a cohesive design and less of a box -like structure.
Commr. Wynn suggested several points: 1) There be more glazing at the pedestrian
level; 2) Increased material variety; 3) Transparent windows; 4) Pedestrian access be
centered with the historical barn; 5) Screen or heavily landscape the area between the
storage yard and Long Street. He would not be opposed to redesign the site, however,
the applicant would have to start the process over and return to the CHC. He is
supportive of the reorientation of the parking area.
Vice -Chair McCovey-Good concurred with Commr. Wynn regarding added glazing. She
is concerned with the storage area being too visible. She was in favor of the features
on the previous design which are not incorporated on the new design.
Commr. Curtis supported the suggestions and direction of staff, but stated the applicant
should consider reorienting the outdoor sales area parallel to the Tractor Supply
building to reduce its visibility.
Chairperson Duffy agreed with staff recommendations except for #16. He also agreed
with Commr. Wynn regarding added glazing, and he supported the idea for the
pedestrian walk to be lined up with the barn. He suggested the applicant explore
options to reposition building F so the storage area is not viewed from the street.
There were no further comments made from the Commission.
ARC Minutes
April 1, 2013
Page 3
�. On motion by Commr. Palazzo, seconded by Commr. Curtis, to continue the project to a
date uncertain with the directional items recommended by staff in addition to the
following:
a. Modify Item # 11 to read: "Consider an alternative which reorients proposed
Building F to parallel Long Street with the storage yard internal to the site and
screened by the building."
b. Modify Item # 14 to read: "Move the pedestrian access across the central
parking lot to align with the entry to the historic barn."
c. Eliminate Item # 16.
d. Modify Item # 17 to read "Revise the design of exterior elements of the building
to appear as integral to the structure rather than "tacked on" features."
e. Modify Item # 18 to read "On the proposed Tractor Supply building, add
articulation to the north (side) and the east (Long Street) elevations of the
building."
f. Modify Item # 19 to read: "Use a variety of materials within the project to
articulate buildings. A combination of smooth and precision block, along with
other materials, is considered acceptable."
g. Add new directional Item: "Consider an alternative to the proposed site plan
which retains the historic assemblage of buildings without juxtaposing the new
Building B."
AYES: Commrs. Curtis, Palazzo, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commrs. Hopkins and Ehdaie
The motion passed on a 5:0 vote.
Commr. Wynn and Vice -Chair McCovey-Good recused themselves from item #2 and
asked staff to present the agenda forecast.
2. 651 Tank Farm Road. ARC -C 26-13; Conceptual review of building and site
development plans including a four -level parking structure for MindBody; BP -SP
zone; Tank Farm Office Park LLC, applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending continuance of
the project to a date certain, May 20, 2013, with direction to staff and the applicant on
items to be addressed in plans submitted for final approval.
Commr. Curtis asked if the access road to the north will be a requirement and if a traffic
signal will be required at the project driveway with Tank Farm Road. Ms. Ricci indicated
the access road will be a requirement when the property to the north comes forward
with a development plan, although the exact alignment may differ from the graphic
included in the traffic study as it is very conceptual. She noted that a new traffic study
would be required for final ARC review to take into account the addition of the proposed
ARC Minutes
April 1, 2013
Page 4
parking structure. That study will ultimately provide more guidance on what type of
traffic control will be required at the intersection.
Rick Stollmeyer, owner of Mindbody, explained the company's growth and vision and
reasons for selecting San Luis Obispo as the company's headquarters. He noted that
the new building would include a cafeteria and dining facility, large meeting room, and a
daycare facility.
Scott Martin, applicant architect, went over the proposed project in detail including the
rationale for the main entry from the plaza. He explained that the trellis at the northwest
comer of the building would be modified to be more horizontal. He noted that the
architecture had a variety of influences including Asian, Railroad, and Industrial. He
added that the parking structure will be compatible yet subordinate to the main building.
Lief McKay, landscape architect, went over the landscaping plan of the plaza in detail.
Commr. Curtis questioned if there was an entrance for pedestrians along the Tank Farm
Road. Mr. Martin indicated that there were required exits but no entry element on the
street side for pedestrians.
Commr. Hopkins questioned if all the proposed windows were true. Mr. Martin stated
they were real and some were operable.
Commr. Palazzo questioned what the finish on the parking structure was. Mr. Martin
stated it would be concrete.
PUBLIC COMMENTS:
Hilding Larson, San Luis Obispo, voiced concern with the intersection and urged the
Commission to require a traffic signal as part of the approval of this project. He also
pointed out that plans should analyze delivery truck needs.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Palazzo voiced his overall support of the proposed project. He recommended
the parking structure include more texture to complement the architecture of the
adjacent building.
Commr. Hopkins supported the proposed project and building architecture. He stated
that this project design was synergistic with SESLOC and other projects in the vicinity.
Commr. Curtis supported the architectural design of the main building and
Crecommended that delivery needs should be studied further. He stated that the parking
ARC Minutes
April 1, 2013
Page 5
structure needs additional detail to soften the appearance, to conceal cars, and the
colors should harmonize with the main building.
Chairperson Duffy recommended that additional details be submitted regarding the
parking structure and building features such as eaves and canopies.
There were no further comments made from the Commission.
On a motion by Commr. Palazzo, seconded by Commr. Hopkins, to continue the project
to a date certain, May 20, 2013, with direction to staff and the applicant on items to be
addressed in plans submitted for final approval as recommended in the staff report with
the following changes (4:0): 1) Eliminate the third sentence of Item # 5; and 2) add a
directional item to provide more information on how site deliveries would be handled.
AYES: Commrs. Curtis, Palazzo, Hopkins, and Duffy
NOES: None
RECUSED: Commrs. Wynn and McCovey-Good
ABSENT: Commr. Ehdaie
The motion passed on a 4:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
reminded the ARC that the next regularly -scheduled meeting would be held on
April 22nd rather than April 15tH
Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 8:00 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on April 22, 2013.
Ryatz
Sup (sing Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
April 22, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good and
Chairperson Jim Duffy
Absent: None
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni and
Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of April 1, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 736 Higuera Street. ARC 57-12; Continued review of a remodel to the Master List
Carrisa building as part of the approved SLO Brewing Company relocation project;
C -D -H zone; San Luis Downtown Management, applicant. (Continued from
March 18, 2013, ARC meeting) (Marcus Carloni)
Marcus Carloni, assistant planner, presented the staff report, recommending the
adoption of the draft resolution which approves the project, based on findings and
subject to conditions which he outlined.
Commr. Curtis questioned if there has been exploration to determine if the existing
second -floor support pillar originally continued through the transom window. Mr. Carloni
indicated photographic evidence had not been found but deferred the exploration
question to the applicant's architect.
Carol Florence, applicant representative, addressed requested items from the last ARC
meeting. She concurred with the recommendations of the staff report.
Commr. Wynn questioned functionality of the transom and second -floor windows
Brian Ridley, applicant architect, indicated it appeared the original transom window was
opaque and did not provide light to the indoors. He noted structural exploration
indicated the second -floor support pillar was behind the main fagade of the building
indicating a low likelihood that the support pillar originally bisected the transom
windows.
ARC Minutes
April 22, 2013
Page 2
PUBLIC COMMENTS:
David Brodie, San Luis Obispo, voiced concern over the number of people that will be
frequenting the area and felt it was a safety concern.
Joe. Abrahams, San Luis Obispo, indicated that he did not notice a rooftop sound barrier
and expressed concern with safety and noise from the rooftop.
Allan Cooper, San Luis Obispo, indicated the existing second -floor support pillar should
continue through the transom window. He was concerned with security at the rear
staircase.
Dixie Cliff, San Luis Obispo, liked the new rear staircase color but voiced concern with
the projection of the stairway toward the creek and stated it should be parallel to the
building instead.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Curtis indicated the second floor support pillar should continue through the
transom window and felt it consistent with the Secretary of the Interior's Standards. He
was concerned with the rooftop patio addition due to the two-story nature of the building
being noted as a character -defining feature and felt a solution may be to set the rooftop
patio further back from the building's existing fagade.
Commr. Ehdaie indicated the second -floor support pillar should continue through the
transom window. She felt the rear staircase may present a security issue.
Commr. Hopkins was in favor of the project as proposed by the applicant.
Commr. Wynn supported the center column continuing through the transom window, the
rear staircase, and the rooftop canopy. He questioned why the transom windows aren't.
being used functionally.
Commr. Palazzo concurred with Commr. Wynn on the transom windows.
Vice -Chair McCovey-Good supported the center column continuing through the transom
window, the stair color, and the rooftop canopy. She concurred with Commr. Wynn that
the transom windows should be functional.
Chairperson Duffy concurred with the comments of Commissioner Wynn and Vice -Chair
McCovey-Good.
There were no further comments made from the Commission.
ARC Minutes
April 22, 2013
Page 3
� OATH OF OFFICE:
City Clerk Maeve Kennedy Grimes administered the oath of office to Commissioner
Suzan Ehdaie.
modifications to conditions (6:1):
the first -floor storefront, creating the appearance of consistent illumination.
• Add a new Sentence No. 1 to Condition No. 11 to read: "The second -floor
windows shall be made functional to the extent feasible." Modify the beginning
of Sentence No. 2 to read: 'The intensity of any backlighting...".
• Add the wording "Proposed and future" to the beginning of Condition No. 15.
AYES: Commrs. Ehdaie, Hopkins, McCovey-Good, Wynn, Duffy, and Palazzo
NOES: Commr. Curtis
RECUSED: None
�J ABSENT: None
Commr. Curtis noted that he voted against the motion because he still had concerns
that the proposed third -floor rooftop deck compromised the character -defining feature of
a two-story building per the Secretary of the Interior Standards.
The motion passed on a 6:1 vote.
Commr. Palazzo recused himself from Item #2 due to personal reasons.
2. 1911 Johnson Avenue. ARC 140-11; Architectural review of a new 18,000
square -foot office building behind the hospital and a 5,000 square -foot urgent care
center in the front parking lot of the French Hospital campus; O -S zone; French
Hospital, 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.
Commr. Curtis questioned if alternatives to surface parking fields had been considered.
Ms. Ricci stated that the original master plan included the newer fields of parking at the
rear of the site and that a multi-level parking structure had not been proposed since
parking requirements were met through surface parking.
Chairperson Duffy asked about the updated traffic study and whether it took into
account recently approved and proposed development in the area. Ms. Ricci noted that
ARC Minutes
April 22, 2013
Page 4
the traffic study took into account changed circumstances in terms of both the street
network and new development, and that it concluded that the conclusions of the original
study were found to still be valid.
Chairperson Duffy questioned why there are only five replacement trees proposed if
eight trees are being removed. Ms. Ricci indicated that there is not sufficient space to
plant more trees in the area where the new building is proposed, but that the ARC could
require additional tree planting elsewhere on the site to compensate for the tree
removals.
Brian Starr, applicant architect, indicated that he was in agreement with the staff report
and responded to specific questions raised by the Commission. He stated that a
parking structure is not proposed, that additional trees could be planted, and that the
temporary building will serve the public for three years and then be removed.
Commr. Wynn asked about the extent of fencing. Mr. Starr indicated the entire property
has been fenced due to transient activity, but there are controlled access points.
PUBLIC COMMENTS:
Laurie Cabrera, San Luis Obispo, noted concerns with parking congestion in the area,
- . glare from site lighting, and noise from the mechanical equipment.
Susan Audino, San Luis Obispo, stated that the neighbors have a cooperative
relationship with the hospital, but voiced concerns with the lighting, noise from trash
pick-ups, and the lack of landscape maintenance.
There were no further comments from the public.
COMMISSION COMMENTS:
Ms. Ricci noted relevant conditions of the approved use permit for the project that
addressed lighting and parking concerns. She indicated that the applicant might be
able to coordinate with the garbage company about adjusting trash pick-up times and
that a condition could be added to address concerns with the noise from, and visibility
of, existing roof -mounted mechanical equipment.
Commr. Wynn indicated support for the project, but felt more information on some of the
stated issues was needed before the project could be granted final approval. He
expressed concerns with the screening of existing and proposed mechanical equipment
and the longer-term status of temporary and/or modular buildings. He supported the
new building designs proposed but had concerns with how they coordinated with
existing and future buildings and recommended a master plan to address a unified
architectural theme.
Vice -Chair McCovey-Good concurred with Commr. Wynn. She agreed that a master
plan would help provide more design continuity.
ARC Minutes
April 22, 2013
Page 5
Commrs. Hopkins and Ehdaie concurred with the previous comments.
Commr. Curtis also concurred with the idea of an overall architectural concept plan to
achieve a unified, cohesive project appearance. He expressed concerns with the
efficiency of circulation and parking, the functionality of entries, and the appearance of
the landscaping along Johnson Avenue.
Chairperson Duffy supported the direction of the proposed building designs, but agreed
with the recommendation for a holistic architectural master plan and continuing action
on the project. He recommended that revised plans for final review include details of
exterior lighting and awnings, screening of existing hospital mechanical equipment,
more information on long-term modular structures, emergency clinic signage, and
replacement trees on a one-to-one ratio for all trees removed.
There were no further comments made from the Commission.
uncertain. with the following directional items: 1. Provide a holistic architectural master
plan that provides direction for unifying the campus aesthetic. 2. Review cumulative site
impacts and address neighbor and public comments regarding site lighting (trespass &
night sky), trash pickup frequency and times, and mechanical screening for both visual
purposed as a future construction office and screened yard with the goal of eliminating
the modular units on site.
AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, Wynn, and Duffy
NOES: None
RECUSED: Commr. Palazzo
ABSENT: None
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects.
b. Architectural Review Commission Bylaws Review — Chairperson Duffy
recommended that a new Item E. be added to Section 5. Voting that states:
"Commissioners not supporting a motion for project approval shall summarize
the reason for their vote."
On a motion by Commr. Wynn, seconded by Vice -Chair McCovey-Good, the
stated modification to the ARC Bylaws was approved.
c. Discussion regarding ARC representative on Tree Committee — Commr. Ehdaie
indicated that she would continue on the Tree Committee for the short term but
was interested in finding another Commissioner to take over duties. Pam Ricci
ARC Minutes
April 22, 2013
Page 6
said she would follow up and find out more from Ron Combs regarding the
practice of having an ARC member on the Tree Committee.
4. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 8:00 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on May 6, 2013.
Ryan Botz
Supepiisinq Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
May 6, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn,
Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Anthony Palazzo
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and
Recording Secretary Dawn Rudder
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of April 22, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 892 Aerovista Place. ARC 142-12; Review of 37,000 -square foot office building;
BP -SP zone; Quaglino Properties, applicant. (Continued from March 18, 2013,
ARC meeting) (Brian Leveille)
Brian Leveille, Associate Planner, presented the staff report, recommending the
adoption of the resolution which grants final approval to the project, based on findings
and subject to conditions.
Commr. Curtis questioned if Condition #14 on the resolution should remain in the
conditions. Mr. Leveille indicated it is no longer relevant and should be removed.
Commr. Curtis questioned staff if they were convinced the rooftop equipment is no
longer visible. Mr. Leveille indicated it was a standard requirement to show screening at
submittal of construction documents and that a sectional view had been provided in
plans demonstrating the rooftop equipment will be sufficiently screened with the parapet
heights shown.
Commr. Wynn questioned if they were also approving the future building expansion.
Mr. Leveille stated yes the intent would be to not have to bring the proposed future
building expansion back to the ARC.
ARC Minutes
May 6, 2013
Page 2
Vice -Chair McCovey-Good asked for further explanation about thepossible future
addition. Dustin Pires, applicant architect, stated that three-dimensional plans for the
addition have not been developed yet, but that it would be two stories and integrated
into the same design as the proposed building.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Wynn stated he would vote in support of the proposed project but mentioned a
missed opportunity to add more variety through bold offsets in keeping with design
guidelines of the Airport Area Specific Plan.
Commr. Hopkins stated the proposed project is an improvement from the previous
design.
Vice -Chair McCovey-Good concurred with Commr. Hopkins. She stated the offsets
could be bolder and more differentiated.
Commr. Ehdaie supported the proposed project and noted the revisions were a big
improvement.
Commr. Curtis supported the proposed project. He indicated he shares the concerns of
the other Commissioners but that, even though there may be missed opportunities, the
issues were not significant enough to delay approval.
There were no further comments made from the Commission.
On motion by Commr. Ehdaie, seconded by Commr. McCovey-Good to recommend
final approval of the proposed project deleting condition #14 and adding the noted.
Utilities Dept. condition shown in the staff presentation.
AYES: Commrs. Curtis, Ehdaie, Hopkins, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Palazzo
The motion passed on a 6:0 vote.
2. 3725 Orcutt Road. ARC 137-11; Introduction to project design for a new
residential development in the Orcutt Area Specific Plan; Terence Orton, applicant.
(Pam Ricci)
ARC Minutes
May 6, 2013
Page 3
Pam Ricci, Senior Planner, presented the staff report, recommending continuance of
the project to a date uncertain and providing preliminary comments to the applicant and
staff regarding the overall project design.
Vice -Chair McCovey-Good questioned how the site will be accessed from Orcutt. Ms.
Ricci indicated that there is currently access to the site from Orcutt Road and that it will
be maintained with early development phases until a third access point is created in the
future. She noted that the long-term plan is for general vehicular access to Orcutt to be
closed.
Commr. Wynn questioned if the zero lot line is a requirement of subdivision. Ms. Ricci
stated it was the applicant's choice.
Terry Orton, Orton Engineering, provided a summary of plans highlighting access
points, grading, and drainage. He stated the zero property line is intended to provide
solar access and will protect adjacent property units.
Eric Grunigan; applicant architect, provided an overview of the project including density,
types of housing units, site amenities including a park and convenience store,
streetscapes, material selections, and entry landscaping.
Vice -Chair McCovey-Good questioned how the homes will avoid replication per lot. Mr.
Grunigan stated that specific and varied designs will be fixed on certain lots.
Commr. Wynn asked about the zero lot line choice and visitor parking. Mr. Orton
indicated the one side of home not articulated will be less visible with the adjacent
building placement. He also stated there will be parking at the park site and additional
parking spread throughout the subdivision.
Commr. Curtis asked about when the design of Atelier building would be submitted.
Ms. Ricci indicated that it would be a later phase, but did not know the specific timing for
its submittal.
Commr. Curtis asked if there will be parking on any internal streets and how large
vehicles will access the smaller streets. Mr. Orton stated the widest street is Mont
Azure Drive which will have parking on the street. He also indicated the garbage
company has signed off on the street access.
Commr. Hopkins questioned the detail of building and color variation. Mr. Grunigan
stated the proposed homes have various elevations, materials on facades, window
openings, and placements.
ARC Minutes
May 6, 2013
Page 4
PUBLIC COMMENTS:
Phillip Gray, San Luis Obispo, was pleased to see development start in Orcutt area;
however, he noted concerns with the architectural design. He indicated the proposed
plans ignore specific plan recommendations that home styles be bungalow or mission.
David Gray, San Luis Obispo, expressed concerns with the contemporary architecture.
John Evans, San Luis Obispo, spoke against the proposed architecture varying from
specific plan style recommendations. He suggested a reduction in the massing and
appropriate levels of ornamentation. He also stated that the neighboring properties
would like to have the opportunity to discuss where the access points will be when the
project is completed, as they will directly affect their properties.
Dia Heard, San Luis Obispo, raised concerns with the traffic impact of this project as
well as surrounding development. She also stated she is not in support of the proposed
architecture.
Patti Taylor, San Luis Obispo, was appreciative of the public comments and expressed
that this meeting is a great start for this upcoming project.
There were no further comments from the public.
COMMISSION COMMENTS:
Commissioners utilized the outline on Page 9 of the staff report and discussed three of
the main topics.
Pedestrian Linkages
Commr. Wynn stated that the size and layout of the project did not warrant additional
pedestrian linkages.
Commr. Curtis stated that it would be useful to get a continuous pedestrian linkage
through the center of the project.
Commr. Ehdaie concurred with Commr. Curtis and would propose more than one to
promote walkability.
Vice -Chair McCovey-Good agreed with Commr. Curtis.
Chairperson Duffy concurred with including an additional pedestrian linkage.
Guest/shared Parking
Vice -Chair McCovey-Good noted concern with the lack of parking for guests.
ARC Minutes
May 6, 2013
Page 5
Commr. Wynn concurred with Vice -Chair McCovey-Good.
Commr. Curtis stated that guest parking should be provided throughout the subdivision.
Building Design
Commr. Hopkins agreed with the public comments regarding the proposed architectural
styles and stated that the contemporary design does not appear to be consistent with
the specific plan.
Commr. Ehdaie concurred with Commr. Hopkins. She also stated the design is boxy
and would like to see additional roofline articulation.
Commr. Curtis stated the row houses seemed monotonous and that the overall
appearance is the same even with the variations.
Vice -Chair McCovey-Good appreciated the contemporary architecture, but was not in
agreement that this design is a good fit for the site. She encouraged adjusting the
homes on lots to allow for better four-sided architecture.
Commr. Wynn concurred with Commr. Curtis indicating he doesn't feel the modernism
is appropriate in this subdivision. He also agreed with the four-sided architecture
comment.
Chairperson Duffy stated that the contemporary architecture can be successful on this
property and has potential if additional articulation is added. He also encouraged four-
sided architecture and suggested that the applicant revisit the porch concept.
There were no further comments made from the Commission.
On a motion by Commr. Wynn, seconded by Commr. Curtis to continue the proiect to a
date uncertain with the following direction:
1. Explore the Possibility of adding a central pedestrian link between Mondrian
Plaza and Mont Azure Drive.
2. Work with the adjacent property owners regarding the proposed locations of
street and pedestrian linkages.
3. Provide building designs within the proiect that provide greater articulation and
four-sided architecture.
4. Include information on future plans that address guest parking needs within the
romect.
5. Provide floor plans and elevations for the Atelier Building
6. Recommend that a digital model of the proiect be provided to better understand
the massing of structures and relationship to topography.
ARC Minutes
May 6, 2013
Page 6
AYES: Commrs. Curtis, Ehdaie, Hopkins, Wynn, McCovey-Good, and Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Palazzo
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
noted that final design review of MindBody was scheduled for the next meeting
on May 20th. Because Commissioners McCovey-Good and Wynn would need
to recuse themselves because of potential conflicts of interest, and
Commissioner Curtis would be on vacation, she emphasized that the remaining
four commissioners would need to be present to have a quorum.
4. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 7:52 p.m.
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on June 19, 2013.
SupervisirA Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
May 20, 2013
ROLL CALL:
Present: Commissioners Suzan Ehdaie, Steven Hopkins, Anthony Palazzo, and
Chairperson Jim Duffy
Absent: Commissioners Greg Wynn and Ken Curtis and Vice -Chair Michelle
McCovey-Good
Staff: Senior Planner Pam Ricci, Deputy Director of Public Works Tim Bochum,
Supervising Civil Engineer Hal Hannula, and Recording Secretary Dawn
Rudder
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:
651 Tank Farm Road. ARC 26-13; Review of an approximately 60,000 -square foot
building and site development plans including a four -level parking structure for
MindBody; BP -SP zone; Tank Farm Office Park LLC, applicant. (Continued from
April 1, 2013, ARC meeting) (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the Draft Resolution which grants final approval to the project, based on findings and
subject to conditions which she outlined.
Tim Bochum, Deputy Director of Public Works, provided an overview of area -wide
circulation and traffic issues and discussed related conditions proposed with the project.
Carol Florence, applicant representative, agreed with staffs recommendation for final
project approval. She asked for consideration of a modification to Condition #3 to allow
for more flexibility with the type of stucco finish and asked for further clarification to the
wording of Condition #44c related to the "dry" recycled water main in Tank Farm Road
across the parcel frontage.
Scott Martin, applicant architect, highlighted changes made to plans and added
information to address direction provided with the conceptual review of the project on
April 1St, which were:
ARC Minutes
May 20, 2013
Page 2
• How the parking lot could accommodate the turning movements of trucks for
loading;
• More detailed elevations and floor plans for the parking structure;
• Reasons for compact spaces to add efficiency to the layout of the parking
structure;
• Actual paint and material samples shown on the colors & materials board; and
• An overview of the public art concept for parking structure walls.
He added the reason for the requested modification of Condition #3 from a smooth
stucco finish to a medium stipple or heavy sand effect was to provide more texture on
both the office building and parking structures.
Commr. Hopkins questioned the reason for the modification. Mr. Martin indicated it was
to further distinguish the vertical elements and to create more variety in the surfaces of
the structures.
PUBLIC COMMENTS:.
Hilding Larson, San Luis Obispo, noted concerns with: the project's impacts to safety
and traffic flow in the area; the timing for the installation of a traffic signal at the project's
main entry driveway off of Tank Farm Road; and the potential that left -turn movements
would be restricted from neighboring properties to the west.
Matt Tacket, San Luis Obispo, mentioned the importance of maintaining traffic safety
with the eventual intensification of the area. He explained that he was in favor of the
MindBody project, but wanted to make sure that traffic impact issues were addressed.
Doug Hoffman, San Luis Obispo, concurred with Mr. Larson about the need for traffic
signal installation with the development of the project. He indicated that there are
issues with truck access and turning movements because of the traffic levels on Tank
Farm Road. He questioned the applicant's plan for accommodating food truck
deliveries.
Tim Bochum acknowledged the public comments and noted that the City would provide
outreach to property owners in the area to involve them in future decisions regarding
right-of-way improvements. In response to Commission questions, he noted the
complexities and unknowns with the traffic signal installation and reasons for the
wording of Condition #24.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Ehdaie supported the proposed project as designed.
ARC Minutes
May 20, 2013
Page 3
Commr. Hopkins spoke in support of the changes made to the project design since the
last meeting and expressed that project conditions should address traffic concerns
raised by the public as summarized by staff.
Commr. Palazzo also indicated support for the project and asked staff to clarify some of
the proposed conditions related to traffic issues.
Chairperson Duffy also voiced support of this project and is optimistic that the traffic
issues will be dealt with by the City appropriately.
There were no further comments made from the Commission.
On motion by Commr. Ehdaie, seconded by Commr. Hopkins, to adopt the draft
resolution granting final approval to the project as recommended with the following
modifications to conditions:
1. Modify the third sentence of Condition No. 7 to read: "Roof light fixtures shall be
located to minimize visibility from any off-site location."
2. Move Conditions 40 & 42 to the Transportation section of the resolution.
3. Modify Condition No. 44c to read: "The applicant shall install a "dry" recycled
of construction of said main shall be approved by the City."
AYES: Commrs. Palazzo, Hopkins, Ehdaie, and Duffy
NOES: None
RECUSED: None
ABSENT: Commrs. Wynn, McCovey-Good, and Curtis
The motion passed on a 4:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast
Pam Ricci provided a forecast for upcoming agendas. She noted that the June 3'd
meeting would be cancelled.
3. Commission:
There was general discussion between Commissioners and staff regarding the ARC's
role in reviewing traffic impact studies.
ADJOURNMENT: The meeting adjourned at 7:00 p.m.
ARC Minutes
May 20, 2013
Page 4
Respectfully submitted by,
Dawn Rudder
Recording Secretary
Approved by the Architectural Review Commission on June 19, 2013.
Ryan Betz -
Supervising 4ministrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
June 19, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Anthony Palazzo, Greg Wynn, and Vice -Chair
Michelle McCovey-Good
Absent: Commissioners Steven Hopkins and Suzan Ehdaie and Chairperson Jim
Duffy
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and
Administrative Assistant Donre Wright
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of May 6, 2013, and May 20, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 12350 Los Osos Valley Road. ARC 124-12; Review of a 26 -foot tall illuminated
entry feature, 1,200 square foot addition, new signage, and facade upgrades for
the Toyota dealership; C -S -S zone; John Frangie, applicant. (Continued to a
date uncertain) (Marcus Carioni)
There was no discussion or public input on the item.
On motion by Commr: Palazzo, seconded by Commr. Curtis to continue the project to a
date uncertain, as requested by the applicant.
AYES:
Commrs. Palazzo, Curtis, Wynn, and McCovey-Good
NOES:
None
RECUSED:
None
ABSENT:
Commr. Hopkins, Ehdaie, and Duffy
The motion passed on a 4:0 vote.
ARC Minutes
June 19, 2013
Page 2
2. 720 Foothill Boulevard. ARC 56-13; Review of a proposal to construct 7,100
square foot structure for a fraternity use; R-4 zone; Alpha Upsilon Alumni Corp.,
applicant. (Brian Leveille)
Brian Leveille, Associate Planner, presented the staff report, recommending the
adoption of the draft resolution which approves the project, based on findings and
subject to conditions which he outlined.
Lou Smith, project architect, indicated her support for staffs recommendation for final
approval and her concurrence with project conditions. She noted that the project took
its design motivations from the recently -built Craftsman -style project to the immediate
north.
Commr. Wynn asked for clarification on the proposed occupancy and related parking
requirement. Ms. Smith indicated that the proposed parking was sufficient for the
occupancy of 14 planned. She noted that the parking total of 18 was the more
conservative number of the two parking calculation options and was derived by
multiplying the 12 bedrooms by 1.5 per the formula in the Zoning Regulations. She
added that the parking requirement was lowered to 17 through the allowed reduction of
one space for additional bicycle/motorcycle parking. Brian Leveille confirmed that the
parking calculation that Ms. Smith described was accurate.
Commr. Wynn asked a number of technical questions related to the planned structural
system, the potential need for an elevator, and the parking layout. Ms. Smith described
the structural plans in general and indicated that the team has been in active discussion
with the City's Building Division about the details.
PUBLIC COMMENTS:
Edward Chelini, San Jose, thanked staff for their assistance in processing the project
and noted that it had been planned for several years. He emphasized that there was an
active alumni presence and that the project goal was to create a compatible design.
Dave Reinhart, Ladera Beach, stated that the fraternity wanted to maintain the
occupancy at 14 and that the proposed design was a cost-effective solution for the
residents.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Wynn mentioned that the internal deck was a good design solution for this use
and that he would like to see further articulation on the east and west elevations. He
stressed the importance of four-sided architecture and noted concerns with the
transition from siding to stucco not being consistent with this goal. He noted that he had
ARC Minutes
June 19, 2013
Page 3
concerns with granting approval to the project because of some of the unresolved code
issues with exiting and structural requirements.
Commr. Curtis agreed with wrapping the siding on all four building elevations. He
asked whether a visitor could enter the building from the front porches. Brian Leveille
responded that the porches provided some shading and articulation but did not cover
entries into the building.
Commr. Palazzo noted the project did a good job of breaking up the building mass,
especially at the front. He suggested making the windows on the third floor more
symmetrical and adding more detailing to the porches to be more in keeping with the
Craftsman style. He agreed that siding should wrap the back of the building and
recommended that the stucco should have a finish with some texture.
Vice -Chair McCovey-Good agreed with requirements to have the siding wrap the rear
elevation and to have the vents and rafter tails on the gable end of the rear elevation as
well.
There were no further comments made from the Commission.
On a motion by Commr. Palazzo, seconded by Vice -Chair McCovey-Good, to adopt the
draft resolution -granting final approval to the project as recommended with the following
modifications. to conditions:
1.
and/or exiting issues shall return to the ARC for review and approval."
2. Modify the second sentence of Condition No. 2 to read: "Plans shall clearly
note that a0 stucco surfaces are not a sprayed -on product and have a finish
similar to the adiacent.Proiect to the east to the satisfaction of the Community
3.
approvals shall show the siding wrapped on all four sides of the building so as
4. Add a new condition, which reads: "The required fire riser shall be located
internal to the building and have complying access to the approval of the Fire
Marshal and the Community Development Director."
5. Modify the second sentence of Condition No. 12 to read: "The current City
on
m
fence to the approval of the Community Development Director."
ARC Minutes
June 19, 2013
Page 4
AYES: Commrs. Palazzo, McCovey-Good, and Curtis
NOES: Commr. Wynn
RECUSED: None
ABSENT: Hopkins Ehdaie, and Duffy
The motion passed on a 3:1 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
brought up the idea of having a Commission field trip in the near future to look
at some recently -constructed residential projects, which the ARC supported.
4. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 6:45 p.m.
Respectfully submitted by,
Pam Ricci
Recording Secretary
Approved b the Architectural Review Commission on July 1, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
July 1, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
Absent: None
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, and
Recording Secretary Rachel Cohen
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of June 19, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Eric Meyer, San Luis Obispo: addressed the ARC regarding an email he sent regarding
traffic impacts related to Item # 2 (French Hospital). He noted that he did not have all
the background about the review of the project in terms of the past traffic study, the new
traffic analysis required with the current project, and the installation of the traffic signal
at Ella Street being a mitigation requirement with the original master plan, prior to
sending his email. He requested that the ARC be sensitive to the traffic impacts to
neighborhoods when reviewing new projects.
There were no further comments made from the public.
PUBLIC HEARINGS:
75 Prado Road. ARC 64-13; Review of a new two-story office building adjacent to
an existing office; C -S -S zone; J. B. Dewar, Inc., applicant. (Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report, recommending the
adoption of the Draft Resolution which approves the project, based on findings and
subject to conditions, which he outlined.
George Garcia, project architect and representative, noted that he had been working
closely with staff on the project and had no issues with the proposed conditions of
approval. He went over the floor plans and the connections between buildings and
explained that the paint colors of the existing buildings would be refreshed to coordinate
with the new construction.
PUBLIC COMMENTS: There were no comments made from the public.
ARC Minutes
July 1, 2013
Page 2
COMMISSION COMMENTS:
There were no further comments made from the Commission.
On motion by Commr. Palazzo, seconded by Commr. Hopkins, to adopt the draft
resolution granting final approval to the project as recommended with no changes.
AYES: Commrs. Curtis, Ehdaie, Hopkins, Palazzo, Wynn, Vice -Chair McCovey-
Good, and Chairperson Duffy
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote
Commr. Palazzo recused himself from Item # 2 due to personal reasons.
2. 1911 Johnson Avenue. ARC 140-11; Architectural review of a new 18,000
square -foot office building behind the hospital, a 5,000 square -foot urgent care
center in the front parking lot, and a 2,130 square -foot temporary auditorium on the
north side of the main Lizzie Street driveway of the French Hospital campus; O -S
zone; French Hospital, 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.
Commr. Wynn questioned the parking count for the new office building and whether
staff is comfortable with the proposed 1:300 square feet parking ratio. Ms. Ricci
described the layers to the parking calculation, noting that parking as currently
developed exceeded ordinance requirements. She stated that parking for hospitals is
based on the number of beds provided by the facility and indicated that the 1:300
parking ratio is the appropriate ratio for administrative offices, noting that doctor offices
have a higher requirement of 1:200. She stressed that changes will compromise some
of the most convenient parking and that it will be essential for hospital administration to
be diligent in monitoring on-site parking use by patients, visitors, and staff. She noted
that the approved use permit required a parking and trip reduction management
program.
Commr. Curtis questioned how many parcels and ownerships there were and what the
assumed property line is. Ms. Ricci stated that there were several separate parcels and
that most of these were owned by the hospital, but there were also two additional
parcels that were separately owned, which she pointed out on the master plan slide.
She stated that the assumed property lines were used to determine compliance with
code requirements and not new proposed property lines. She suggested that the
project architect could speak further on the topic.
ARC Minutes
July 1, 2013
Page 3
Commr. Ehdaie questioned whether ownership was part of the ARC purview. Ms.. Ricci
stated that knowing the ownership of the parcels was important because the Master
Plan covers the whole site but does not come into play for the current buildings before
the ARC.
Commr. Curtis questioned what parcels are subject to this proposal. Ms. Ricci stated
that the proposed buildings were all on property that French Hospital owns. She
acknowledged that some of the lighting and parking is shared between different
property owners and that the architect may be able to provide further clarification on any
agreements between the property owners regarding maintenance and improvements to
joint facilities.
Commr. Curtis questioned if Building E was still on the approved Master Plan. Ms. Ricci
commented that it was. Commr. Curtis further questioned the location of an assumed
property line, and Commr. Wynn clarified that the line was provided to show code
compliance by the architect.
Commr. Hopkins questioned what kind of fixture would replace the globe lighting. Ms.
Ricci stated that most likely it would be replaced with shoebox-style lighting. Commr.
Hopkins asked about the response to Directional Item #1 as to how to blend the old and
the new architecture. Ms. Ricci commented that the architect has indicated that future
construction will be designed to coordinate with the architecture and detailing of the two
new buildings before the ARC. She added that the new buildings, in terms of form,
massing, and colors, would be compatible with the existing structures.
Brian Starr, applicant architect, indicated that he was in agreement with the staff report
and responded to specific questions raised by the Commission. He stated that the
hospital would be following up on ways to better manage the parking and that the two
new buildings will be the pacesetters for the future. He described the benefits of the
project including replacing non-compliant lighting fixtures, managing trash service
issues, providing a consolidated service yard, constructing a bike path, and installing
new equipment that meets noise requirements.
Dan Farnum, Vice -President of Facilities, French Hospital, indicated that he was in
agreement with the staff report and responded to specific questions raised by the
Commission.
Commr. Curtis questioned how the conditions relating to lighting upgrades on the
campus would be coordinated with the various property owners. Mr. Farnum stated that
the applicant would work with all parties involved to come up with a solution.
Commr. Curtis questioned if the new exterior paint color on the proposed structures was
the same as the older structures or chosen to contrast. Mr. Starr commented that the
colors were chosen to be complementary.
Commr. Curtis questioned what the exterior (new courtyards) were intended for. Mr.
Starr stated that it was space for the employees to use. He also confirmed the
ARC Minutes
July 1, 2013
Page 4
assumed property line on the site plan was for building codes and not for the future
intent of a new parcel line.
Commr. Curtis questioned the timing of construction and was it the intent of the
applicant to construct all three buildings concurrently or sequentially. Mr. Farnum stated
that they would begin building the pavilion building and would also install the temporary
auditorium.
Commr. Curtis questioned if the temporary auditorium will be removed once the new
pavilion building is constructed and how long will it remain. Mr. Farnum stated that the
intent was for the structure to be temporary and remain for a maximum of three years.
Commr. Ehdaie complimented the design and questioned if there was bike parking. Mr.
Farnum stated that there would be spaces provided for the new building and that they
were continuing to work out the bike path details and security.
PUBLIC COMMENTS:
Lorene Cabrera, San Luis Obispo, commented on the good communication provided by
the staff planner Pam Ricci on the project. She expressed concern about the noise
from the HVAC units and was pleased that the new HVAC were screened and would
like to make sure that the old systems are also being checked for noise as well. She
commented that it was an exciting project and is happy to see all the improvements that
French Hospital is proposing and how they are integrating community input.
Bob Canepa, San Luis Obispo, stated that lighting is an issue that impacts the adjacent
neighbors and the proposed project lighting modifications were appreciated. He had
concerns with the trash at the back entrance parallel to Ella and would like to see
French Hospital manage this trash better. He added that parking is an issue and the
employees of both French and Pacific Medical are parking on Ella and Sierra Way
which does not leave street parking for residents and inhibits street cleaners from
cleaning the street. He complimented the action French Hospital has taken to have
security guards monitor the parking lot. He mentioned that additional vegetation will be
needed when building E is built as a buffer to the neighborhood.
There were no further comments from the public.
COMMISSION COMMENTS:
Chairperson Duffy asked staff to speak to Building E, even though it was not relevant to
the current proposal. Ms. Ricci stated that, 20 years ago, it was supposed to be the first
building constructed but that did not happen. Ms. Ricci indicated that she did not know
of any other shorter -range plans for the other buildings shown in the site plan.
Chairperson Duffy confirmed that lighting, parking, trash, and HVAC noise were being
addressed in the conditions. Ms. Ricci stated that they were to the greatest extent
possible with the current proposal.
ARC Minutes
July 1, 2013
Page 5
Commr. Wynn questioned if there was a condition to provide screening of the HVAC
from the back. Ms. Ricci stated that there was not currently a condition that covered
that.
Commr. Wynn questioned parking provided for the auditorium. Ms. Ricci commented
that the auditorium is currently inside the main hospital, so it has been a component of
the hospital and that the parking calculations shown on plans were accepted when the
use permit was approved for the project.
Commr Wynn requested that the trash compactor be screened or walled to minimize
noise. Ms. Ricci stated that she would speak to San Luis Garbage and Ron Munds
from Utilities to make sure it gets the right equipment and bafflingly to reduce the noise.
Commr. Curtis complimented the applicant in investing in keeping the campus
architecturally current and did not think the ARC has the latitude to require the
architectural review of the entire property, including buildings not currently proposed.
He expressed interest in modifying Condition 8 to make sure that lighting upgrades be
addressed on all the master plan properties. Ms. Ricci commented the intent of
Condition 8 was to address the non-compliant pole lighting in the shared parking lots
and the roof lighting on the hospital building.
Chairperson Duffy commented that he felt comfortable leaving condition 8 as was.
Commr. Ehdaie concurred with the previous comment.
Commr. Curtis commented on the screening of the new roof -top equipment and how the
existing rooftop equipment is exposed from certain views. He asked about the
possibility of planting more trees along Johnson Avenue to provide more screening.
Ms. Ricci stated that more trees did mask more of the roof -top and that additional tree
planting along that part of the site would be beneficial.
Commr. Curtis commented that the proposal appeared to be consistent with the
Community Design Guidelines.
Commr. Wynn complimented the architect and was pleased that the hospital is
proceeding with the project.
Chairperson Duffy concurred with Commr. Wynn and thanked the applicant for all they
have done and that it is a fantastic project.
There were no further comments made from the Commission.
On motion by Commr. Ehdaie, seconded by Commr. Wvnn to adopt the draft resolution
granting final approval to the project as recommended with the following modifications
to Condition No. 12: Change the reference in the first sentence to Condition No 11 and
modify the last sentence to require 1:1 compensatory planting for trees removed to
accommodate construction.
ARC Minutes
July 1, 2013
Page 6
AYES: Commrs. Ehdaie, Wynn, Curtis, Hopkins, McCovey-Good, and Duffy
NOES: None
RECUSED: Commr. Palazzo
ABSENT: None
The motion carried on a 6:0 vote
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects.
4. Commission:
Commr. Hopkins complimented the recent repainting of the Maino building at the
corner of Higuera & Garden.
Chairperson Duffy noted some concerns with the quality of the building details on
recent residential projects including Moylan Terrace and the Village at Broad.
Commr. Wynn reiterated his reservations with the action to approve the fraternity
on Foothill Boulevard at the last meeting because of potential code compliance
issues that might alter the final building design.
ADJOURNMENT: The meeting adjourned at 7:10 p.m.
Respectfully submitted by,
Rachel Cohen
Recording Secretary
Approved by the Architectural Review Commission on July 15, 2013.
- &(/�
Ryo Betz
Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
July 15, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Steven Hopkins, Anthony Palazzo, Greg
Wynn, Vice -Chair Michelle McCovey-Good, and Chairperson Jim Duffy
Absent: Commissioner Suzan Ehdaie
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, Assistant
Planner Marcus Carloni, and Recording Secretary Donre Wright
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of July 1, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
3601 Sacramento Drive. ARC 65-13; Review of parking lot expansion to provide
additional parking for UPS; M -S zone; United Parcel Service, Inc., applicant..
(Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report, recommending the
adoption of the Draft Resolution which approves the project, based on findings, and
subject to conditions which he outlined.
Commr. Wynn questioned the trees shown along Sacramento Drive adjacent to the
entries, because of the requirement that no plantings should be over three feet in this
area. Mr. Carloni stated that the requirement is only for low shrubbery and not specific
to trees.
Commr. Wynn questioned if there was still intention for a drive around facility and raised
a concern with the dimension of the backup area behind the main building because it
appeared to be only twenty feet. Mr. Carloni responded that the current access around
the building would be maintained and that the back-up area standard is 23 feet. Mr.
Carloni noted that it was felt that the back-up area could still be provided with the minor
ARC Minutes
July 15, 2013
Page 2
encroachment but that staff would continue to work with the applicant on the parking
design in the area where it is constricted.
Commr. Wynn questioned if there is proposed new lighting on the public access side of
the building for nighttime. Mr. Carloni answered that there is nothing proposed on the
new plan and would have to defer the question to the applicant.
Commr. Wynn questioned if the fuel loading dock and the bio-swale retention plan was
in the ARC's purview. He expressed concern regarding spill containment getting into
the bio-swale. Mr. Carloni stated that the Fire Marshal reviewed the application and
completed a site inspection which proved compliant and did not condition the project
any further. Commr. Wynn clarified that his question was more from a water quality
standpoint. Mr. Carloni answered that if there was an issue, it would be covered
through the Building permit submittal as a code requirement.
Commr. Curtis questioned if the 1:1 ratio is the usual replacement standard for trees.
Mr. Carloni responded that the City Arborist determined the ratio per the site review and
the proposal is complaint with standards. He also questioned if inspections would be
made to make sure the new plantings are surviving. Ms. Ricci stated that the
landscaping is inspected at the end of the construction process, but that later
inspections would only be made if there was a concern from the public.
Commr. Covey -Good questioned what the minimum amount of spaces is for parking
onsite. Mr. Carloni answered approximately 19 and noted that the calculation is based
on a wholesale distribution type of use and proposed parking is well above the minimum
requirement. Ms. Ricci stated that, since this is a unique operation with a large fleet and
with the amount of employees, the current parking standards do not reflect the
operation's needs.
Jerry Michael, project representative, from RRM Design Group, thanked the
Commission for their thoughtful questions. He stated that there are over 100
employees at UPS and the purpose for the parking lot is to accommodate the trucks
and cars that are now forced to park on Sacramento Drive adjacent to the project site.
He explained that the Ione planter in the center of the parking lot was to make up for the
fact that there are usually planter islands in commercial parking lots. However, he
noted that they were worried that the trees would be destroyed from the trucks possibly
backing into them. He stated that the City Arborist had asked to try to get close to a one
to one ratio, so they are meeting the standard that the City Arborist had asked for. He
added that the existing lighting on the site is not part of this project, but that the new
lighting proposed for the parking spaces meets both the UPS and City's lighting
standards.
Michael Jern, an employee from UPS stated that there are 102 employees during the
morning shift; however, it is more of a priority at night because of the overlap, for the
need of additional parking spaces.
ARC Minutes
July 15, 2013
Page 3
Mr. Michael commented that their team discovered the proposed railing on top of the
wall to not be a code requirement, and that condition #4 does not clarify that they do not
need to add the railing.
Commr. Wynn questioned the slope of the new parking lot. Mr. Michael answered five
percent from the cross gutter.
Chairperson Duffy questioned if the applicant is proposing to eliminate the street
parking in front of the property. Mr. Michael answered that the street parking would be
maintained.
Commr. McCovey-Good commented that the code does not require the lighting on the
customer side to conform to standards and asked if the applicant would consider
changing out the lights to better conform to the standards. Mr. Jern commented that
they could consider changing them out.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Ms. Ricci commented on the safety issue of the cars backing into the wall and that it is a
code issue, and it will be addressed in the plan check. She thought it could be handled
by making a few of the spaces wider. Commr. Wynn questioned for clarification that it
could be worked out at the review level and not made a condition. Ms. Ricci answered
yes.
Commr. Curtis agreed that the unique characteristics of the use warranted providing
less parking lot landscaping and was okay with the 1:1 ratio for compensatory planting
for trees removed since the available locations for new planting were limited.
Commr. Wynn suggested that the Ione planter in the middle of the parking lot be
removed.
There were no further comments made from the Commission.
On motion by Commr. Palazzao, seconded by Commr. Wynn, to adopt the draft
resolution granting final approval to the project as recommended with the following
modifications to Condition No. 2: add a new sentence which reads: "The Ione planter in
the center of the parking lot on the south side of the building may be removed at the
discretion of the applicant. Add the words "If required" to the beginning of Condition No
4.
AYES: Commrs. Palazzo, Wynn, Curtis, Hopkins, McCovey-Good, and Duffy
NOES: None
ARC Minutes
July 15, 2013
Page 4
RECUSED: None
ABSENT: Commr. Ehdaie
The motion passed on a 6:0 vote.
The Commission took a recess at 5:50 p.m.
The Commission resumed at 5:55 p.m.
2. 1404 Chorro St. ARC 76-12; Review of four -unit condominium project in the Old
Town District; R -4-H zone, Koru Trust, applicant. (Brian Leveille)
Brian Leveille, Associate Planner, presented the staff report, recommending the
adoption of the Draft Resolution which grants final approval to the project based on
findings and subject to conditions which he outlined.
Commr. Curtis questioned if the grade of the project site matched the adjacent property
to the east and if a retaining wall was needed. Mr. Leveille answered that there is a
landscape easement on the project site for the adjacent property and that there does
not appear to be much of a grade differential that would require a retaining wall.
Chairperson Duffy questioned the CHC direction regarding the design of the retaining
wall along Pismo Street and if the gabion wall was preferred. Mr. Leveille answered
that the CHC's direction was to have a more rectilinear wall instead of having a curving
retaining wall, but the CHC did not specifically require a gabion wall or see the details of
this solution. Mr. Leveille clarified that the proposed inset windows were vinyl and that
the roofing would be two-piece clay at the edges and the remainder of the roof would be
an S -tile, which is similar to the Irish Hills Shopping Center buildings.
Commr. Hopkins questioned if the walls would have a smooth plaster finish. Mr.
Leveille answered yes.
Commr. Curtis questioned if the exterior walls of the upper levels are pure white or a
muted white. Mr. Leveille answered that it appears whiter on the screen, but that it
would be a muted white.
Jeff Schneidereit, project architect and representative, explained the evolution of the
project design indicating that the intent was to be more in keeping with the Spanish
styles seen in San Luis Obispo. He noted how the current project included more
porches and roof articulation than the previous version. He emphasized the importance
of the central courtyard as a project common area and clarified that the project was well
under the maximum allowed density and parking was provided underground. He added
that the site buildings themselves retained site soil eliminating the need for property line
retaining walls.
ARC Minutes
July 15, 2013
Page 5
Commr. Hopkins asked Mr. Schneidereit to describe the landscape that will be used to
camouflage the podium. Mr. Schneidereit showed the variety of plant materials
proposed on the landscaping plan including trees, shrubs, and trailing vines that would
provide podium screening.
Commr. Wynn questioned the material proposed to screen the garage openings. Mr.
Schneidereit answered it would be wrought iron.
Commr. Palazzo questioned if the roof tiles were clay two-piece or an S -tile. Mr.
Schneidereit answered it is intended to use the two-piece clay where it is visible on the
edges and then continue with the use of the S -tiles. Commr. Palazzo questioned if the
wrought iron railing on the final design per owner was actual wrought iron or metal
tubing. Mr. Schneidereit answered that it was wrought iron.
Commr. Curtis questioned how many parking spaces would be provided by each unit
and if there was any guest parking provided.
Mr. Schneidereit answered that two parking spaces per unit were provided and that
there is no requirement for guest parking.
PUBLIC COMMENTS:
Carlyn Christianson, San Luis Obispo, expressed concern about the stability of the
Pismo Street slope and its potential impact on the Vista Grande development including
the pool. She supported staffs proposed Condition No. 9 requiring an update to the
geotechnical report and that project grading incorporate the report's recommendations.
David Dawson, San Luis Obispo, expressed concern about the project looming and
affecting their privacy. He took issue with the project not including guest parking
because there is already not enough parking on the street in the area.
Blake Irving, San Luis Obispo, expressed concern with the size of the proposed
development and its potential impact on the soil and planting in the landscape
easement between the properties
There were no further comments from the public.
Mr. Leveille clarified that the site is zoned R-4 and that the project is well below the
maximum allowed density.
Chairperson Duffy questioned if there was a parking reduction request. Mr. Leveille
answered no.
Commr. Curtis asked which decision-making body would review the airspace
subdivision. Mr. Leveille responded that the four -unit subdivision is a minor subdivision
that is handled by the Hearing Officer at the Director's subdivision hearing
ARC Minutes
July 15, 2013
Page 6
COMMISSION COMMENTS:
Commr. Wynn expressed concerns with the project massing and thought it was a large
project for the neighborhood. He added that he would like to see more details on the
windows and other building elements.
Chairperson Duffy felt comfortable with the level of details that were included in the
plans.
Commr. Curtis expressed concern with the lack of off-street parking for guests in the
Project, but understood the restrictions to adding extra parking because of the slope
stability.
Mr. Gallagher commented that the street parking is not heavily utilized at night, and that
day parking is more frequent. He noted that there is a parking garage a block away. He
also stated that there have been numerous geological studies done over the past ten
years and was quite comfortable that if the recommendations of these studies were
followed that the site would be secure.
Commr. Hopkins liked the project scale and thought it was a nice fit.
Commr. Curtis was comfortable that the project is consistent with the Community
_ Design Guidelines and the landscaping plan does conceal the podium as much as
possible.
Vice -Chair McCovey-Good was comfortable with the massing. Chairperson Duffy
agreed.
Commr. Wynn liked the gabion wall. Commr. Curtis agreed.
There were no further comments made from the Commission.
On a motion by Commr. Wynn, seconded by Commr. Palazzo to continue the project to
a date certain. August 5. 2013, with direction to: refine the colors board (roof tiles)
modify windows to be inset and use a high-quality material (no vinyl): provide details of
dimensions of key interior spaces
AYES: Commrs. Wynn, Palazzo, Curtis, Hopkins, McCovey-Good, Duffy
NOES: None
RECUSED: None
ABSENT: Commr. Ehdaie
The motion carried on a 6:0 vote
ARC Minutes
July 15, 2013
Page 7
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas
4. Commission:
Commr. Wynn suggested that the language on the agenda be updated to properly
instruct speakers to state their City of residence, rather than their street address.
He also suggested that the first page of the resolution be printed on a different color
page to be easier to locate in the packet.
Commr. Hopkins mentioned that the historic house at the comer of Palm and
Nipomo had recently been painted and looks beautiful.
ADJOURNMENT: The meeting adjourned at 8:05 p.m.
Respectfully submitted by,
Donre Wright
Recording Secretary
Approve he Architectural Review Commission on August 5, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 5, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
Staff: Senior Planner Pam Ricci and Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of July 15, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Kitch Barnicale was concerned with the review process for Item #1. She believed that
new notices should have been sent out for the hearing tonight and she expressed
concerns for the quality of the PDFs posted on-line. She also noted that it would be
helpful to have plans that were to scale.
Pam Ricci noted that it was not required to re -notice an agenda item that was continued
to a date certain as was the case with Item #1 on tonight's agenda. She added that the
continuance was to allow the ARC to further review project details, and the big picture
issues with the project's scale, siting, and design had been resolved at the July 15th
hearing. She mentioned that the City is continuing to work on improving the quality of
the reports and attachments posted on-line and appreciated the feedback.
PUBLIC HEARINGS:
1. 1404 Chorro Street. ARC 76-12. Applicant Devin Gallagher and Representative
Jeff Schneidereit, Architect.
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
the draft resolution (Attachment 1) which grants final approval to the project, based on
findings, and subject to conditions which she outlined.
The project architect Jeff Schneidereit and applicant Devin Gallagher described the
proposed project materials in detail showing samples of the roofing tiles and gabions
rocks and responded to Commission questions.
Commr. Hopkins questioned how the dry -stacking technique worked with the gabion
wall. Jeff Schneidereit responded that stacking helps to avoid voids that can be created
ARC Minutes
August 5, 2013
Page 2
by random rock placement. Devin Gallagher added that the dry -stacked gabion wall
looks more like a natural rock wall.
PUBLIC COMMENTS:
Kitch Barnicale noted concerns regarding the construction process and potential
impacts to the adjacent Vista Grande project where she lives.
Pam Ricci noted that Condition No. 10 was added to be very explicit about the
requirements for an updated geotechnical report and that the recommendations of that
report would be reflected in construction drawings.
COMMISSION COMMENTS:
The Commission found that the applicant's proposals for fiberglass windows and two-
piece roof tiles on the edges with S -tile fields were acceptable; their discussion focused
on the gabion wall details.
Chair Duffy was uncomfortable approving the proposed gabion wall in a historical
district. He indicated that he could support a continuation of the stucco wall including a
curvilinear form.
Commr. Curtis supported the gabion wall and noted that it might be a benefit in
accommodating site moisture flow.
The Commission agreed to add wording to the landscaping condition to have the final
wall design along Pismo Street approved by the Community Development Director.
On a motion by Commr. Palazzo, seconded by Commr. Ehdaie, to adopt the draft
resolution granting final approval to the proiect as recommended with the following
the Community Development Director and have a stacked stone appearance."
2. Delete Condition No. 4.
3. Modifv the third sentence of Condition No. 10 to read: "The Geotechnical
existing site improvements, or structures of the adjacent properties."
AYES: Commrs. Palazzo, Ehdaie, Wynn, McCovey-Good, Hopkins, Curtis, and
Duffy
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
ARC Minutes
August 5, 2013
Page 3
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast
Pam Ricci gave an agenda forecast for the August 19th meeting noting that the
Long-Bonetti Ranch project was scheduled. Commrs. Palazzo and Duffy noted
that they would be absent. Ms. Ricci indicated that the September 9th meeting
would be cancelled but that there would be a meeting on the following Monday,
September 16tH
3. Commission:
Vice -Chair McCovey-Good mentioned that a new Measure Y committee was being
formed. Pam Ricci noted that she would be sending out more information to the
Commission via e-mail regarding this committee and suggested that ARC
members send it out to others that might be interested in being involved.
The Commission further discussed the issue brought up under public comment of
not re -noticing for items continued to a date certain. The Commission agreed that
this situation comes up rarely, but that it may be best to either re -notice or send out
an email to those who participated in the initial meeting.
ADJOURNMENT: The meeting adjourned at 6:20 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary
Approved by the Architectural Review Commission on August 19, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
August 19, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn,
and Vice -Chair Michelle McCovey-Good
Absent: Commissioner Palazzo and Chairperson Duffy
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, Supervising
Civil Engineer Hal Hannula, and Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of August 5, 3013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
PUBLIC HEARINGS:
120 Tank Farm Road. ARC/MOD 18-13; Review of site and building design
changes to the previously -approved Long Bonetti Ranch project including a new
building for Tractor Supply and consideration of an addendum to update the
previously -adopted Mitigated Negative Declaration; M -SP zone; PB Companies,
applicant. (Marcus Carloni)
Marcus Carloni, presented the staff report, recommending the Commission adopt the
Draft Resolution which grants final approval of the project, based on findings, and
subject to conditions.
Thom Jess, applicant's architect, discussed the design and site changes from the
original design.
John Belsher, applicant, concurred with Thom Jess on design changes. Mr. Belsher
discussed signage needs and requested the ARC allow the Community Development
Director to review/approve the final sign program. Mr. Belsher also requested flexibility
from the minimum 24 -inch box tree size condition.
Vice -Chair McCovey-Good discussed updating the site's previously -approved buildings
with the revised architectural style used for Buildings E and F.
PUBLIC COMMENTS:
Brett Weaver of Kennedy Club Fitness stated that the project would be a great asset to
the area, but that traffic is an on-going concern.
ARC Minutes
August 19, 2013
Page 2
COMMISSION COMMENTS:
The ARC discussed the proposed sign program and supported staffs conditions of
approval providing direction on modifications to the sign program..
Commr. Wynn questioned truck circulation at the loading area and screening of the
outdoor sales area.
Hal Hannula, Supervising Civil Engineer, noted truck circulation has been reviewed by
the Public Works Department, and the building plan check process will ensure
adequacy of the final circulation design.
The ARC discussed their support for the revised design.
modifications to conditions:
Split condition #5 into conditions #5 and #6.
a. Updated condition #5 to read "a final sian program for the remaining buildings
(for Buildings E and F. see condition #6 below) shall return for review by the
n
C.
following items;"
Removed the wording "the westernmost secondary" and "removing the sign. from
the south elevation" and updated condition #6.5.b to read "removing signage
from the north elevation."
2. Removed the wording "equally spaced" and added the wording "(approximately 20-
3.
"nursery stock size of trees shall be 24 -inch box size or as approved by the City
Arborist."
AYES:
Commrs. Wynn, Hopkins, Curtis, Ehdaie, and McCovey-Good
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Palazzo and Duffy
The motion passed on a 5:0 vote.
ARC Minutes
August 19, 2013
Page 3
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
noted that the September 9th meeting would be cancelled.
3. Commission:
The Commission had a general conversation regarding contemporary architecture
in historical zones and commented on a recent example on Santa Rosa Street that
elicited the comments. Staff noted that they would do some research regarding
the review process that was followed and report back to them.
ADJOURNMENT: The meeting adjourned at 6:20 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary
Approved Architectural Review Commission on September 16, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
September 16, 2013
ROLL CALL:
Present: Commissioners Anthony Palazzo, Greg Wynn, Vice -Chair Michelle
McCovey-Good, and Chairperson Jim Duffy.
Absent: Commissioners Hopkins, Ehdaie, and Curtis.
Staff: Senior Planner Pam Ricci, Planning Technician Rachel Cohen, and
Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of September 9, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 460 Marsh Street ARC -109-13; Review of a new three-story residential building
and a remodel of existing structure; C-R zone; Michael Hodge, applicant. (Rachel
Cohen)
Planning Technician Rachel Cohen presented the staff report recommending that the
Commission adopt the Draft Resolution which grants final approval of the project, based
on findings and subject to conditions which she outlined.
Thom Jess, project representative, explained the overall project design noting that the
existing house, now used as an office, was preserved because of its street presence
and character. He clarified that the stucco surfaces on the addition would be eliminated
and the stained wood shingles would be the main body surface material. He went over
the revised plans distributed to the Commission at the meeting which responded to the
directional items included in the staff report. He emphasized that the project as
modified had four-sided architecture and was well under the allowed building height..
Mike Hodge, applicant, explained that the intermediate gable that extended over the
roof of the existing house would probably need to be eliminated for the project to comply
ARC Minutes
September 16, 2013
Page 2
with flood zone requirements. Thom Jess went over the changes to the building
architecture to comply with the flood zone requirements.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Wynn had concerns that project parking with the proposed reductions would
not fully meet the demands of the residents and office tenant.
Commr. Palazzo pointed out that the shared garage design would guarantee that the
area was reserved for parking rather than used for storage as often occurs with
individual garages for units.
Commr. Wynn noted that there was usually street parking available in the vicinity of the
site.
Vice -Chair McCovey-Good mentioned that, without the intermediate gable roof, the new
building looked less integrated with the existing house. She suggested that the
architect and staff continue to refine the details of the design to have the two buildings
visually tied together.
plans reviewed by the Commission at the meeting, and with the following modifications
(4-O):
1. Add a reference in the second "Whereas" statement- "n reviserl nlan nackanp
2.
3.
pointed out in the staff report."
AYES:
Commrs. Wynn, Palazzo, McCovey-Good, and Duffy
NOES:
None
RECUSED:
None
ABSENT:
Commrs. Curtis, Ehdaie, and Hopkins.
The motion passed on a 4:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
ARC Minutes
September 16, 2013
Page 3
a. Agenda Forecast
Pam Ricci provided a forecast for upcoming agendas. She noted that the October
7th meeting would likely be cancelled.
3. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 6:03 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary
Approved by the Architectural Review Commission on October 21, 2013.
ed Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
October 21, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
Absent: Commisioners Hopkins, Palazzo, and Wynn
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, and
Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: September 16, 2013, as presented were approved..
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
Jennifer Kan Martinez, co-owner of Bello Mundo Cafe, addressed the Commission
regarding the idea of creating a parklet in front of the business at 980 Monterey Street.
She provided a brief informational handout and introduced her business partner
Jonathan. Bryan Ridley, Bracket Architecture Office, stated that the group would return
to the ARC at a future date with detailed plans.
PUBLIC HEARINGS:
1. 862 Aerovista Place. ARC 105-13; Review of two new commercial buldings
totaling 37,000 square feet on an undeveloped property; BP -SP zone; Volny
Investment Company, applicant. (Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report, recommending that the
Commission adopt the Draft Resolution which grants final approval to the project based
on findings and subject to conditions which he outlined.
Commr. Curtis inquired as to whether the proposed amount of landscaping met City
standards and if the diamond-shaped planters worked with the adjacent parking spaces.
Marcus Carloni responded that the amount of landscaping complied with applicable
standards and that the diamond-shaped planters had been successfully used in other
projects. He added that there were no compact spaces proposed. Pam Ricci noted
that the diamond planters are oriented so that they do not interfere with vehicles parking
in the spaces.
ARC Minutes
October 21, 2013
Page 2
In response to a question from Commr. Ehdaie regarding bicycle parking, Marcus
Carloni pointed out the locations for bicycle racks and lockers on the site plan.
Steve Pults, project architect, introduced the project landscape architect, Steve
Caminiti, and the property owner's representative. He clarified that project parking
spaces would be a full 9 feet in width which is larger than the City standard of 8.6 feet.
He mentioned that Building B had benches at the front as well as the larger open space
area at the rear. He added that employees in the front Building (Building A) could also
have access to the facilities around Building B. He provided an overview of the site's
wetland and how it was incorporated into the project design.
Commr. McCovey-Good asked about the height of proposed building parapets. Steve
Pults replied there was 3.5 feet to 4 feet of parapet height.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. McCovey-Good suggested that the roof heights be maintained to allow for
screening of mechanical equipment.
Commr. Curtis was comfortable with the design of the secondary entrance fagade
projections as proposed in terms of their proportions finding that the offset in heights
from the central canopies was desirable. He suggested that the fagade projections
utilize a softer color finding the white to be too bright.
Commr. Ehdaie supported staffs recommendation to adjust the height of the secondary
entrance fagade projections to allow for additional windows and day lighting.
Commr. Curtis supported the site plan and staffs analysis. He supported creation of an
outdoor use area near Building A stating that employees would likely use an area closer
to the building they worked in.
Commr. McCovey-Good found the project buildings to be very nicely articulated.
Chairperson Duffy agreed with the previous comments and complimented the design
team. He stated that the secondary entrance fagade projections were acceptable as
designed.
ARC Minutes
October 21, 2013
Page 3
on product and have a smooth hand -troweled or sand finish appearance to the
satisfaction of the Community Development Director."
AYES:
Commrs. McCovey-Good, Ehdaie, Curtis, and Duffy.
NOES:
None
RECUSED:
None
ABSENT:
Palazzo, Wynn, and Hopkins.
The motion passed on a 4:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast: Pam Ricci provided a forecast for upcoming agendas.
Chairperson Duffy indicated that he would not be able to attend the November
4, 2013 meeting. Ms. Ricci also mentioned the status of several projects
currently being processed.
3. Commission:
Vice -Chair McCovey-Good noted that she attended the Mayor's Quarterly Meeting
on October 10th. She mentioned that the City's website had a useful link to
Measure Y information.
ADJOURNMENT: The meeting adjourned at 6:05 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary
Approve a Architectural Review Commission on November 4, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
November 4, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn,
Vice -Chair Michelle McCovey-Good..
Absent: Chairman Duffy and Commissioner Palazzo
Staff: Senior Planner Pam Ricci, Planning Technician Rachel Cohen, and
Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of October 21, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 1423 Calle Joaquin. ARC -S 153-12; Review of sign program for Alfano Motors;
C -S zone; Charles Alfano, Mercedes Benz, applicant. (Rachel Cohen)
Planning Technician Rachel Cohen presented the staff report, recommending that the
Commission adopt the draft resolution approving modifications to the proposed sign
program, based on findings and subject to conditions which she outlined.
Timothy Ball, project representative from Santa Maria Neon, expressed that they
supported the removal of the roof sign from the project. He explained that the
monument sign faces had already been purchased and thus could not be changed, but
the bases that supported the signs could be modified and made to be lower.
Larry Desario, from Santa Maria Neon, disputed the fact that the roof sign was actually
a roof sign since it was attached to what he described was an architectural element and
not a roof.
Staff Pam Ricci clarified that the location of the proposed roof sign was indeed situated
onto what has been defined previously as a roof.
PUBLIC COMMENTS:
There were no further comments made from the public
ARC Minutes
November 4, 2013
Page 2
COMMISSION COMMENTS:
Commissioner Wynn was supportive of removing roof sign. He also commented that he
was not opposed to keeping the all the wall signs as proposed by the applicant and
moving two of them closer together on the north side of the building. Commissioner
Wynn brought up his concerns with the proportion of the base with the proposed sign
face. He proposed that modifications be made to the bases that more aptly fit the large
sign faces. Commissioner Wynn also supported staff's recommendation to reduce the
height of the directional signs.
Commissioner Curtis supported all the comments made by Commissioner Wynn, but
voiced specific concern about the proportion of monument signs to their bases. He
commented that the bases of the monument signs should be lowered and made to be
compatible and in proportion with the existing sign faces. Additionally, he supported
staff's recommendation to reduce the illumination of the monument signs.
Commissioner Hopkins also asked questions of the number of total signs to be installed.
On motion by Commr. Ehdaie, seconded by Commr Wynn to adopt the draft resolution
approving the modification of the proposed sign program, with the following changes
(5:0):
1. Delete Condition No. 2.
2. Modify Condition No. 3 to read, "The applicant shall submit plans for new
freestanding signage to the approval of the Community Development Director, which
have a coordinated base design, include proportional elements, and are reduced in
height."
3. Modify Condition No. 4 to read, "Freestanding signs shall be designed to restrict full
face illumination to the approval of the Community Development Director."
AYES: Commrs. Curtis, Ehdaie, Hopkins, Wynn, and Vice -Chair McCovey-Good.
NOES: None
RECUSED: None
ABSENT: Chairman Duffy and Commr. 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 shared that the
next meeting would be scheduled for November 18 projects.
include reports on the
Garden Street Terraces and Missions Elementary Prep.
ARC Minutes
November 4, 2013
Page 3
The following meeting will be on December 2"d when modifications to the Bridge
Street Project would be presented..
The last meeting of the year will be scheduled for December 16th. Reports would
be presented on the Pacific Courtyards, Laurel Lane Shopping Center, and Foothill
Shopping Center.
3. Commission:
ADJOURNMENT: The meeting adjourned at 6:50 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary
Approved Architectural Review Commission on November 18, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
November 18, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins,
Commissioner Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good,
and Chairperson Jim Duffy
Absent: None
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and
Recording Secretary Shelly Mattocks
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of November 4, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
Chairperson Duffy recused himself from Item #1 and left the room, because he
prepared the project plans. Vice -Chair McCovey-Good assumed the role of
Chairperson for this item.
1. 772 and 774 Palm Street. ARC 131-13; Review of proposed classroom building
and administrative office for Old Mission School in the Downtown Historic Distract
and CEQA exemption (Class 32, Infill Development Projects:; R -4-H zone; Tina
Ballantyne, Old Mission School, applicant. (Brian Leveille)
Associate Planner Brian Leveille, presented the staff report, recommending the
adoption of the Draft Resolution, which grants final approval to the project, based on
findings and subject to conditions.
Commr. Curtis asked for clarification on the administrative use permit appeal. Brian
Leveille responded that the appeal was withdrawn. Brian Leveille noted that the
modifications which were made to satisfy the appellant's concerns were minor and did
not result in modifications to the use permit conditions of approval. Commr. Ehdaie
questioned the lack of windows on the north elevation. Brian Leveille acknowledged
that there were not windows given the location at the back of the site.
ARC Minutes
November 18, 2013
Page 2
Commr. Wynn asked if the parapet design had changed from the review at the
administrative hearing. Brian Leveille noted that, at the administrative hearing, a 15 -foot
height was maintained, but the parapet height had increased on the east elevation of
the classroom building.
Commr. Palazzo asked about the grade level of the students. Brian Leveille responded
that they were 7th and 8th graders.
Commr. Palazzo questioned if there were any outside activities at the project site. Brian
Leveille responded no, noting that all physical education classes took place on the main
campus and that the design of the site would not allow for any significant outdoor
activities.
Rachel Kovesdi, project representative, provided some background on the need for the
classrooms. She noted that bell shown on plans is decorative and non-operative. She
explained that the design kept the building height at 15 feet even though the zoning
allowed up to 35 feet. She described the campus as very pedestrian oriented and
added that students and staff are already used to moving around the area and crossing
streets at designated crosswalks and are escorted between sites.
Commr. Palazzo asked if language arts were the primary focus of classes at the project
site. Ms. Kovesdi replied yes.
Commr. Palazzo questioned if there would be a need to expand the capacity of planned
facilities. Ms. Kovesdi replied that school needs will be met with the facilities proposed.
Commr. Ehdaie asked about the blank wall on the north elevation. Ms. Kovesdi
responded that this elevation faced an apartment project and the goal was to contain
students more to the interior of the site.
Commr. Palazzo asked about the reason for the doors on the east elevation. Ms.
Kovesdi replied that they were intended for emergency access only.
PUBLIC COMMENTS:
Allan Cooper noted his affiliations with the Mission Orchard Neighborhood Association
(MONA) and Save Our Downtown (SOD). He suggested that more detailing be added
to the blank property line wall abutting 873 Chorro, that the media room be eliminated,
and that street calming was needed in the neighborhood (bulb -outs and crosswalks).
Jim Johnson raised concerns that there was not sufficient notification of project
meetings. He thought the proposed building was beautiful but had concern with its
potential capacity and the possibility of increased enrollment in the future, which would
impact parking and drop-offs.
ARC Minutes
November 18, 2013
Page 3
Michelle Gordon submitted a letter from the Mission Orchard Neighborhood Association
(MONA); she noted that the project should limit students to 56 and outlined other
concerns noted in her letter regarding parking, traffic, and concerns that residents were
not properly noticed from the main campus location.
David Brodie stated that the changes will be a huge impact and urged the ARC not to
sweep the concerns of the neighbors under the rug.
Kurt Friedman concurred with the previous MONA comments and shared concerns with
the impacts of the project.
Terry Paige noted that she was not anti -school but was pro -neighborhood.
David Drake was concerned with the industrial look of the east elevation and roofline
features.
Dr. Schumacher voiced his support for the project and the importance of education. He
noted that he did not think traffic was an issue in comparison to other parts of the world.
Dixie Cliff raised concerns with the safety of children.
Mark Anderson mentioned that many of his original concerns had been addressed, but
he still wanted to see the parapet height of the roof lowered.
James Lopes supported MONA concerns. He did not feel that this was the right
location.
COMMISSION COMMENTS:
After the close of the public hearing, Senior Planner Ricci summarized the ARC's
purview with the project, noting that the following items raised during public comments
were appropriate items for the Commission to discuss and act on:
1. The appropriateness of the architectural style;
2. The relationship of the project to adjacent sites;
3. Roof design and equipment screening; and
4. Locations of buildings and other site features; and window treatment and other
building detailing.
She noted that the use permit was approved and that the appeal had been withdrawn
so that the land use entitlement was in place. She clarified that the use permit could be
reviewed in the future at a review hearing if there were violations of project conditions.
She added that there may be a possibility to seek improvements to area circulation
through a Neighborhood Traffic Management plan.
Commr. Wynn expressed concern with the limited notice for the use permit hearing and
that impacts were not clearly described to the neighborhood. He suggested that the
neighbors voice their concerns to the City Council. He indicated his support for the
ARC Minutes
November 18, 2013
Page 4
architectural style. He suggested further refinements to soften the sloped portion of the
east elevation and stated that the blank wall on the north side was acceptable. He
recommended that alternatives to the proposed roof -mounted equipment be explored.
Commr. Hopkins stated that the design needs some improvement but that he was okay
with the basic architecture. He noted concerns with the blank walls and blocking of
sunlight.
Commr. Curtis voiced frustration with the ARC's lack of ability to deal with a number of
the issues raised by the public during the hearing. He supported the Mission Revival
architecture as suitable for the institutional use. He suggested more articulation for the
east elevation (more offsets) and that the media room be moved internally more. He
added that roof -top equipment needs to be totally screened.
Commr. McCovey-Good noted that project lighting needs to be shielded and the
parapet height resolved on the east elevation.
articulation to the west side of the administration building.
2.
3.
4. Move the computer/media room farther from property line.
5. Recommend that the school meet with neighbors to resolve parkinq and pick-up/
drop-off issues.
6. Expand notices for future hearings to 500 feet from the project site.
AYES:. Commrs. Wynn, Curtis, Palazzo, Ehdaie, McCovey-Good, and Hopkins
NOES: None
RECUSED: Commr. Duffy
ABSENT: None
The motion passed on a 6:0:1 vote.
Chairperson Duffy returned to the meeting and re -assumed the role as meeting Chair.
2. 1119 Garden Street. ARC 129-13; Review of modifications to the approved
project design for Garden Street Terraces whch was approved with an Addendum
to the certified EIR; C -D -H zone; Garden Street SLO Partners, LP, applicant. (Pam
Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending the adoption of
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.
ARC Minutes
November 18, 2013
Page 5
Carol Florence, project representative, introduced the project team and explained the
City agreement terms. To address Commr. Curtis's questions, she clarified how the
retail space in the project was calculated.
Jonathan Watts, project architect, noted that the color of brick had been lightened from
the darker shades previously proposed. He explained that the green wall would be
created by trailing plants on the interior plaza that will cascade down over the outside
wall visible from the street. He noted that the brick areas of the visible wall were fairly
small in scope and that the solution presented in plans was to leave it unadorned. He
explained that the elimination of 32,000 square feet in the former basement makes the
biggest change in overall project square footage. He went over the various floor levels
of the building in detail, noting that some hotel rooms were now proposed on the 2nd
floor of the SLO Brew building.
Commr. Wynn mentioned the reduced scale of the residential units. Jonathan Watts
responded that the units were planned for residential use for now but could be modified
to hotel units.
Commr. Curtis asked if the parking was reduced for economics or other considerations.
He expressed concern that the provided parking would not be sufficient for the demand
of all the hotel rooms. Carol Florence noted that the applicant would be required to pay
in -lieu parking fees to address the increased demands of the project.
Chair Duffy asked about the wood products proposed. Jonathan Watts responded that
it was a product called Resista which is a synthetic wood product that doesn't have
same maintenance concerns as real wood.
PUBLIC COMMENTS:
Allan Cooper was delighted with the financial realities that resulted in the reduced scale
of the project. He expressed concern with the exit corridors becoming new gum alleys;
he suggested illumination and interest be added and possibly some type of cover for
both aesthetics and security.
James Lopes complimented the architect on the project design changes and added that
the revised project was a better fit for SLO. He supported the Broad Street elevation as
designed but questioned the central brick of the Marsh Street elevation. He agreed with
the staff recommendation for additional articulation of the property line wall.
Victor Montgomery expressed his support for the project and clarified the 44" exit
corridor between properties.
ARC Minutes
November 18, 2013
Page 6
Richard Stephens indicated that his main concern with the project related to parking
because there were more hotel rooms and less onsite parking. He recommended that
the valets not be allowed to utilize nearby street parking spaces for the hotel use.
COMMISSION COMMENTS:
Commr. Steven Hopkins supported the revised design as presented.
Commr. Ken Curtis expressed concern that the mix of materials was busy and that he
preferred simplicity.
Commr. Michelle McCovey-Good supported the treatment as presented for the visible
property line walls.
Commr. Ken Curtis expressed disappointment that the substantial component of the
new project building at the corner of Marsh and Broad Streets had been eliminated. He
continued to have concerns that the on-site parking was not sufficient to meet the
demands of the hotel.
Commr. Wynn noted concerns with the proposed composite panels. He indicated that
he would not support the project because of the reduction in scale.
irrigation to create the vegetated wall shall be included on working drawings
2. Eliminate Condition No. 9.
3. Correct the date in Condition No. 23 to January 1, 2014.
AYES: Commrs. Palazzo, Hopkins, McCovey-Good, Ehdaie, Curtis, and Duffy
NOES: Commr. Wynn
RECUSED: None
ABSENT: None
The motion carried on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects.
ARC Minutes
November 18, 2013
Page 7
4. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 8:45 p.m.
Respectfully submitted by,
Shelly Mattocks
Recording Secretary
74rovhLArchitectural Review Commission on December 16, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
December 2, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Anthony Palazzo, and Vice -
Chair Michelle McCovey-Good
Absent: Commissioners Greg Wynn, Steve Hopkins, and Chairperson Jim Duffy
Staff: Senior Planner Pam Ricci, Parks and Recreation Manager Melissa
Mudgett, and Recording Secretary Rachel Cohen
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. 190 Santa Rosa Street. ARCPA 181-13; Review of sculptural elements
associated with the skate park project; PF zone; City of San Luis Obispo — Parks
and Recreation Department applicant. (Pam Ricci)
Pam Ricci, Senior Planner, and Melissa Mudgett, Parks and Recreation Manager,
presented the staff report, recommending the adoption of the draft Resolution, which
finds that the public artwork proposed for the SLO skate park in Santa Rosa Park meets
the City's Guidelines for Public Art, based on findings and subject to conditions which
were outlined.
John Jones and Jed Joyce, the artists of the proposed public art, spoke on their
inspiration for the design of the concrete and steel "shade structure" trees. They noted
that their goal was to create a design that captured and simulated the skater
environment and was a functional component of the park.
PUBLIC COMMENTS:
There were no public comments on the project.
COMMISSION COMMENTS:
Several questions were raised by the Commissioners and answered by the artists and
staff.
Commr. Curtis asked if all four of the trees would be identical.
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December 2, 2013
Page 2
Artist John answered that yes they would be but each would be oriented in different
positions.
Commr. Curtis asked where the lights for the trees were located.
Artist John answered that the lights would be up -lighting under the canopies of the tree.
Commr. Palazzo asked if they were night sky compliant.
Staff Pam Ricci pointed out that Condition #2 would ensure that the lighting on the
sculptures would be night sky compliant.
Commr. Curtis asked what was the height of the first platform.
Artist Jed responded that the base was eight feet in height and that the first platform
was at approximately twelve feet.
Commr. Curtis questioned if these structures would be an invitation for kids, pigeons,
and other creatures to climb and hang out on.
Staff Melissa Mudgeft mentioned that the trees were designed with safety in mind.
Commr. Palazzo asked if there were any deterrents that could be added to the base to
keep children from climbing; i.e. steeper inclines, slippery surfaces.
Artist Jed answered that the original design sought to incorporate "seating" at the base
of the shade tree structure. He added that this design can be revised to incorporate
steeper inclines to deter climbing.
Commr Curtis asked about the color of the concrete.
Artist John answered that the concrete would be natural gray and matches the rest of
the concrete at the park. The steel branches would be made of Corten steel which
would rust naturally and would also help reduce ongoing maintenance costs.
Commr Curtis asked the artists if there was only funding for three trees, did they like the
idea of spreading them out.
Artist John responded that they supported the PRC's recommendation from the
11/6/2013 meeting to pour all four (4) concrete tree trunk bases at the same time of the
park construction and add the steel branches as funding becomes available. The PRC
further recommended that the three (3) shade structure trees proposed at the skate
park "entrance" be the first to be built if funding is limited.
There were no further comments made from the Commission.
On motion by Commr. Ehdaie, seconded by Commr. Curtis, to adopt the draft
Resolution with the addition of Condition #5 stating: "Details of the base and supporting
ARC Minutes
December 2, 2013
Page 3
limbs of the "trees" shall take into account the possibility of subtle modifications to
address safety concerns."
AYES: Commrs. Palazzo, McCovey-Good, Ehdaie, and Curtis
NOES: None
RECUSED: None
ABSENT: Commissioners Wynn, Duffy, and Hopkins
The motion passed on a 4:0 vote
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
Next meeting, December 16th includes:
Revised Pacific Courtyards Project
Rachel Street Home Design for 17 Lots
January 6"
Laurel Lane Project — conceptual review
January 13th
Bridge Street Project
3. Commission: No additional comments.
ADJOURNMENT: The meeting adjourned at 6:00 p.m.
Respectfully submitted by,
Rachel Cohen
Recording Secretary
Approved by the Architectural Review Commission on December 16, 2013.
Ted Green
Acting Supervising Administrative Assistant
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
December 16, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn,
Anthony Palazzo, Vice -Chair Michelle McCovey-Good, Chair Jim Duffy
Absent: None
Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, Supervising
Civil Engineer Hal Hannula, and Recording Secretary Kyle Bell
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: Minutes of November 18 and December 2, 2013, were approved as
presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1327 Osos Street. ARC -C 96-13; Conceptual review of plans for a mixed-use
project including nine (9) condominium units and 8,000 -square feet of office space
in the Old Town Historic District; R -3-H and 0-H zones; Mission Medical, LLC,
applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, pointing out that it was a
conceptual review and recommending that the project be continued to a date uncertain,
with directional items.
Commr. Curtis asked if the 2009 ARC approval of the architectural design had expired.
Ms. Ricci responded that it had.
Commr. Curtis asked if staff or the applicant knew why the subterranean parking had
been eliminated from the current version of the project. Ms. Ricci commented that it had
to do with economics and that the applicant could further elaborate.
Commr. Wynn asked if the other City departments had reviewed the plans. Ms. Ricci
responded that the plans had been routed to the other departments twice; she noted
that the Fire Department indicated that the buildings in the middle of the site need to
accommodate qualifying access to upper floors.
Commr. Curtis asked if staff had looked at the parking arrangement on Morro Street to
see if the geometries work. Ms. Ricci stated that staff had carefully reviewed the
ARC Minutes
December 16, 2013
Page 2
parking. She noted that earlier plans for the Morro side of the development included
garages facing the street. She acknowledged that the current parking off of Morro
Street was tight, but met City standards.
Carol Florence, project representative, introduced the applicant team and provided
some background on the project. She commented on the tandem parking increase and
how the project has changed due to comments from staff.
Hamish Marshall, applicant, explained that the underground parking had become very
expensive and had to be removed from the project. He added that the current parking
arrangement works with the project redesign that flips the commercial and residential
uses on the site.
Jonathan Watts, project representative, commented on how the office tandem parking
would work at the site with spaces allocated to tenants, and how tandem parking has
worked in other office development that he is familiar with.
Ms. Florence commented on the proposals to remove most of the existing trees on the
site because they did not coordinate with proposed development plans or were near the
end of their life spans.
Mr. Marshall mentioned that recently a tree fell on a car, and that he consulted with the
City Arborist after this incident. He indicated that the Arborist stated that some of the
existing on-site trees are on the decline.
Mr. Watts commented on the architectural design of the project and how it has changed
since the 2009 version of the project.
Ms. Florence commented on the landscaping parts of the project, and that they include
spaces for tenants to grow food, and enhanced pavement that is great for block parties.
She also commented that Mitchell Park is a block away and that the park provides
plenty of open space for the tenants to use.
Commr. Wynn asked if the office space in the project would be used for administrative
or medical uses. Mr. Marshall stated that it could be used for either. Ms. Ricci noted
that medical offices had a higher parking requirement.
Commr. Ehdaie asked about the change in the architectural style between the previous
and current versions of the project and the reason not to use the Neo -Victorian. Mr.
Watts responded that the desire was not to mimic the adjacent church.
PUBLIC COMMENTS:
Stew Jenkins noted that the project is located in Old Town historical district and that he
preferred the previous architectural style of the project. He went on to explain how the
contemporary design doesn't belong in this area of town, and that it clashes with the
historic structures around it. He indicated that the architect had made attempts to
ARC Minutes
December 16, 2013
Page 3
improve the street views of the project with the latest elevations, but that the project is
still not a good enough fit for the neighborhood.
Pete Peterson stated that the current design of the project does not blend with the
neighborhood and detracts from the historical district. He also expressed concerns with
drainage impacts and that proposed parking was inadequate.
Grant Robbins expressed his support of the project and how it promotes walkability. He
felt that the current parking arrangement was better than the previous proposal which
added more cars to Morro Street. He commented that the best way to pay homage to
historic architecture is to not mimic it, but contrast it with diversity.
Aaryn Abbott supported the project as it promotes walkability and density. He added
that the tandem parking might be a worthwhile tradeoff even with the inconvenience.
Diane Jenkins expressed concern with the modern designs in the neighborhood and
how they are not the best fit.
Alice Davis commented that the discussion on the project architecture should be
focused on if it is a good fit for the neighborhood.
Chairperson Jim Duffy recommended a short break at 6:35 p.m.; the break ended at
6:45 p.m.
COMMISSION COMMENTS:
Pam Ricci summarized the concerns with the tandem parking as proposed was that the
arrangement and layout was not efficient, that the proposal created conflicts with turning
movements in a tight space, and that the number of tandem spaces exceeded City
requirements for an office use.
Mr. Marshall commented that the tandem parking could work at this site given the
project's close proximity to the parking garage, which provides additional convenient
parking. He explained that the goal is to encourage people to walk and to utilize the
land to increase its urban feel.
Vice -Chair McCovey-Good supported the land use flip and commented the new design
presented at the meeting by the applicant is heading in the right direction with the varied
roof lines. She stated that a contemporary design could work here, and that the project
should complement, but not mimic the historic designs of the church or neighboring
structures.
Commr. Hopkins mentioned his support of infill projects and that the density and
massing of the project was good. He noted that the current design would fit better in the
Railroad District, but does not meet the needs of the historical district. He indicated that
the proposed changes to the materials palette was a positive step.
ARC Minutes
December 16, 2013
Page 4
Commr. Ehdaie explained how she likes the contemporary design, and that the pitched
roof adds more character and complements the church; however, she stated that it is
important to separate the project architecture from the church style
Commr. Curtis supported the land use flip. He commented that he was skeptical about
the viability of the access from Morro Street and would like to see more detailed plans
depicting the cantilevered building. He noted that full parking reductions may not be
warranted here since the amount of viable shared spaces was very limited with the
amount of tandem parking shown. He asked that more information be presented in the
future about the types of office uses planned to determine if the parking was sufficient.
He expressed that a variety of building styles could work at this site as long as the
materials and detailing was properly executed.
Commr. Palazzo stated that some tandem parking could work if an efficient layout is
provided. He commented that the contemporary design may not be appropriate at this
site.
Commr. Wynn commented that the design of the residential side of the project appears
better than the commercial side. He expressed concerns regarding the site massing,
not being consistent with the surrounding area. He agreed that moving the office use to
Osos seemed right, but may create more access issues because of the heavier
amounts of traffic on that street. He noted that the Contemporary architecture style
does not fit the area; "matchy-matchy is bad, but clashy-clashy is also bad."
Chairperson Jim Duffy commented that the project should push the 35 -foot height limit,
and that he supports less parking downtown; however, he added that the project
parking shown does not reflect mixed-use needs. He supported the possibility of a
contemporary design if it was respectful of the historic architecture.
On motion by Commr. Ehdaie, seconded by Commr. Palazzo to continue the project to
a date uncertain with the following directional items:
1. Modify the parking design to better meet City standards and allow for safe and
efficient project ingress and egress.
2. Provide additional horizontal and vertical articulation to the Osos Street elevation of
the proiect to create a building massing and roof design that is more compatible
with surrounding structures.
3. The proiect materials palette shall be simplified in terms of the number of different
materials proposed.
4. Eliminate the corrugated galvanized metal siding from the proposed proiect
materials palette for building walls..
5. Use a different material for the walls of the new building immediately adiacent to the
Seventh Day Adventist Church and visible from Osos Street.
6. Incorporate windows which are symmetrical and proportional to building walls
7. Reconsider trees proposals to possibly save some of the trees in the project's street
ay rds.
8. Incorporate features into the proiect design to improve the pedestrian experience
on both Morro and Osos Streets.
ARC Minutes
December 16, 2013
Page 5
AYES: Commrs. Ehdaie, Palazzo, Curtis, Hopkins, Wynn, McCovey-Good, and
Duffy
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 7:0 vote.
Chairperson Duffy recused himself from Item #2 and left the meeting, because he
shares an office with the architect who prepared the project plans. Vice -Chair
McCovey-Good assumed the role of Chairperson for this item.
2. 907 Rachel Court. ARC 74-13; Architectural review of plans for 17 single-family
residences on a vacant property with adoption of a Mitigated Negative Declaration;
R -2-S zone; MI SLO TERRACE, applicant. (Marcus Carloni)
Marcus Carloni, Assistant Planner, presented the staff report; recommending approval
of the project, based on findings and subject to conditions of approval.
Commr. Curtis asked who was to approve the Mitigated Negative Declaration. Mr.
Cadoni stated staff prepared the Mitigated Negative Declaration for the final approval of
the ARC.
Commr. Curtis asked about unit floor plans for the lots that would have Secondary
Dwelling Units (SDU) questioning if owners who opted out of a Secondary Dwelling Unit
could turn the SDU space into another bedroom. He also asked if parking was provided
for the SDUs. Mr. Carloni stated slope/density standards would only allow a two-
bedroom residence on the lots with optional Secondary Dwelling Units and that a SDU
does not count towards maximum density. He also stated a third parking space will be
provided in the driveway of properties with a SDU, per City standards.
Joel Snyder, applicant's architect, stated the project's goal was to limit grading and
provide modest -sized homes that are suitable for this type of hillside development and
the designs are compatible with surrounding home styles. He indicated the developer
has volunteered to provide a trailhead east of the cul-de-sac retaining wall and
discussed the design of the retaining wall and how a portion of the length of the wall
exceeds maximum retaining wall height per the Community Design Guidelines but the
remaining portions of the wall taper downward to meet grade.
Commr: Palazzo asked if there is any landscaping plan provided for the lot to remain
vacant. Mr. Snyder indicated a landscape plan was provided for individual lots but not
specifically for the lot to remain vacant. Mr. Carloni added that condition #14 identifies
landscaping requirements for the project site.
Commr. Curtis asked what portions of the cul-de-sac retaining wall would exceed the
six-foot height limit. Truitt Vance, applicant's engineer, indicated about twelve feet of
the wall will exceed six feet in height.
ARC Minutes
December 16, 2013
Page 6
Commr. Curtis asked if the plans .included home styles to be placed on specific lots. Mr.
Snyder indicated the plans provide two architectural styles with five unit types and the
plans indicate which home styles are to be placed on each lot.
Commr. Wynn asked about noise from the adjacent railroad. Mr. Snyder explained a
noise report concluded the site is outside the noise level requiring specific noise
mitigations for exterior noise and current construction requirements ensure interior noise
is compliant with City standards.
PUBLIC COMMENTS:
Vanessa Wigton, SLO, expressed concern about the trailhead location adjacent to her
home and ongoing maintenance. She questioned the height of proposed street trees
and potential view impacts.
Don Wigton, SLO, stated that he likes the project, but is concerned with maintenance of
the proposed trailhead. He expressed his appreciation of the low building heights
proposed by the developer for protecting views.
LeeAnn Miller, SLO, stated that a neighboring home has been having soil trouble, and
the home is experiencing some sliding. She added a concern about the Secondary
Dwelling Units becoming rental units and asked about the number of years the low
income housing unit would remain an affordable unit.
Eve Drew, SLO, expressed concerns about the site's soil condition and increased
parking on Florence Street.
Ric Paul, SLO, supported the design of the project and felt that it is a great fit for the
area. He had concerns about soils and the drainage and felt there needs to be
maintenance agreements for the site's drainage infrastructure.
Eric Daniels, SLO, noted concerns with the site drainage due to the present soil
instability issues in the neighboring Leland Terrace development, the proposed trailhead
location, and lighting affecting the viewsheds of the neighbors.
Mr. Carloni addressed a few of the questions and concerns of the public. First, he
indicated lots with optional Secondary Dwelling Units (SDU) could not become rental
properties due to an owner occupancy requirement placed on properties with SDUs and
that proposed parking for SDU properties is consistent with City standards. He indicated
that the deed restriction on affordable units is for approximately 30 years. He noted the
project's proposed exterior lighting will need to conform to the City's Night Sky
Preservation Ordinance.
Commr. Curtis asked how the project will maintain the proposed drainage system,
without a Homeowners Association and asked if any drainage easements are proposed.
Hal Hannula, Supervising Civil Engineer, responded that staff has a long list of
conditions about maintenance agreements. Mr. Hannula addressed other questions
ARC Minutes
December 16, 2013
Page 7
that had been asked relating to grading and drainage. He mentioned the City has
lighting standards that require LED lighting of the lowest wattage possible for residential
neighborhoods. He addressed the concern about the street trees indicating all street
trees have to be selected from a pre -approved City list of trees that are height restricted.
Commr. Curtis asked about the location of the trailhead. Mr. Carloni pointed out a
general trailhead location and indicated the applicant would need to provide a final
trailhead design to the final approval of the Parks and Recreation Commission.
Commr. Palazzo asked if there is anything preventing the trail head from being between
lots 17N and 18N. Mr. Carloni indicated Planning Department regulations would not
prevent a trailhead in that location.
COMMISSION COMMENTS:
Commr. Wynn indicated support for the project, because it provides housing that fits
with the neighborhood. He would like the applicant to provide a little more individuality
between units.
Commr. Hopkins stated that he is in support of the project, because the project will be a
great improvement to the neighborhood. He also expressed his concerns about the soil
and drainage within and around the site, but was content with conditions of approval
requiring the applicant to follow the recommendations of the soils reports.
Commr. Ehdaie supported the project noting particular support of the affordable aspects
to the project. She supported a change to the trailhead location.
Commr. Curtis recommended that any future development of the lot to remain vacant be
reviewed by the ARC. He stated that the presented architectural styles are very
appropriate for the area and existing neighborhood.
On a motion by Commr. Wynn, seconded by Commr. Palazzo to adopt the draft
resolution granting final approval of the proiect design as recommended with the
following modifications to conditions:
1. Modify Condition 3.a. to require that the ARC review the design of a house built on
Lots 17N & 18N.
2. Modify Condition 6 to add a sentence at the end of the paragraph which reads:
"For the Farmhouse style homes on Lots 2, 4 & 7, there shall be a materials change
as presented at the meeting with board and batten siding on the upper portion of
the wall and stucco below."
3. Modify Condition 14 to add a sentence at the end of the paragraph which reads:
"Street tree species shall comply with City standards."
4. Change the first sentence of Condition 28 to read: "A water meter may be required
to serve Lot 18N."
5.
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December 16, 2013
Page 8
38: "Upon final acceptance of the public trail easement and trail improvements, the
City shall be responsible for ongoing maintenance and liability thereof. The ARC
recommends that the trailhead be relocated internal to the project site, between
Lots 16N & 17N."
AYES: Commrs. Wynn, Palazzo, Curtis, Ehdaie, Hopkins, McCovey-Good
NOES: None
RECUSED: Commr. Duffy
ABSENT: None
The motion carried on a 6:0 vote
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas.
4. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 9:45 p.m.
Respectfully submitted by,
Kyle Bell,
Recording Secretary
Approved by the Archite9tyral Review Commission on January 6, 2014.
Ryan Betz
Supervising ministrative Assistant