Architectural Review Commission Meeting Update
Regular Meeting

October 2, 2006                            Monday                                 5:00 p.m.

ROLL CALL:      Commrs. Zeljka Howard, Jim Lopes, Anthony Palazzo, Greg Wilhelm, Steven Hopkins, Vice-Chair Allen Root, and Chairperson Michael Boudreau 

Commr. Hopkins was absent. 

ACCEPTANCE OF AGENDA:  

The order of the agenda was not modified. 

PUBLIC COMMENT:   

There was no public comment other than on regular agenda items. 

PUBLIC HEARINGS: 

1.   892 Aerovista Place.   ARC 73-06; Conceptual review of a new auto dealership; BP-SP zone; Smith Volvo, applicant.  (Phil Dunsmore) 

Staff presented the item and discussed the unique circumstances involved with this site due to the Airport Area Specific Plan (AASP) requirements and the Planned Development (PD) adopted by the City Council to allow an auto sales use. Commissioners discussed the PD requirements and the project design and offered feedback to the applicant on refinements that will be needed in order to comply with the AASP. On a motion by Commissioner Lopes and seconded by Commissioner Wilhelm the Commission voted 6-0 to continue the item to a date uncertain recommending the refinements to adjust the location and design of the buildings to comply with the AASP. 

2.   Downtown Core Area. GPA 50-06; Discussion of possible General Plan amendments to revise policies and programs relating to downtown building height and intensity limits; City of San Luis Obispo, applicant.  (Michael Codron) 

By consensus, the ARC provided the following direction and feedback to staff: 

1.  The ARC supports increasing the base height limit for new buildings downtown to between 55 and 60 feet. 

2.  The ARC supports increasing the Floor Area Ratio limit to 3.75, with limiting factors.  The maximum FAR should be limited to maintain appropriate building height to street width ratios, to maintain consistency with the context of the site, and to maintain an appropriate relationship to adjacent buildings. 

3.  The ARC supports the following revised definition for Floor Area Ratio: 

         "The floor area of a building or buildings on a lot divided by the lot area.  In calculating FAR, floor area shall mean the conditioned floor area of the building(s) (as defined by Title 24 of the California Code of Regulations), excluding parking garages and basements, provided the finish floor elevation of the first floor is less than 30" above sidewalk grade." 

4.  The ARC provided direction to staff to consider the current definition of building height as it applies downtown, and consider its effect on sloped sites. 

5.  The ARC supports a use permit process for buildings above the base height.  A tall building use permit process should be used to encourage design amenities and features in tall buildings, such as: 

•  The project is designed to exceed Title 24 requirements by a minimum of 5% and meets the solar access standards provided in Table 2 of the Conservation and Open Space Element

•  The project provides for an adaptive reuse of a historical resource in a manner consistent with the Secretary of the Interior's Standards for Rehabilitation

•  The project provides a public viewing deck or similar feature to provide public access to views of surrounding natural features such as Cerro San Luis

•  Minimum residential component of 18-units per acre

•  Inclusionary housing requirement is met on-site

•  Project provides public plaza, with seating and public art

•  Project provides major pedestrian connection between Higuera Street and the Creekwalk, Monterey Street and the Creekwalk, or between Higuera Street and Marsh Street at a mid-block location

•  Project plans are certified to meet Silver LEED or equivalent

•  Project meets the City's definition of "affordable by design"

•  The project involves a public/private partnership with the purpose of providing affordable housing 

6.  The ARC supports view protection from public spaces, and recommended that the City pursue a study of important views downtown that should be protected. 

7.  The ARC established a sub-committee made up of Chairman Michael Boudreau, Jim Lopes and Anthony Palazzo to work with staff on an update to the Community Design Guidelines to include guidelines on architectural transitions between existing and new development. 

COMMENT & DISCUSSION: 

3.        Staff: 

A.   Agenda Forecast – Pam Ricci provided a forecast of items expected on the next meeting agenda.

B.   Revised ARC Goals for 2007-2009 – Pam Ricci reviewed changes that were made to the draft goals since the discussion of them at the last meeting.  The ARC eliminated a form-based development code that would apply citywide from its list based on it being a more appropriate goal to come from the Planning Commission. 

4.        Commission: 

       A.    Minutes: September 18, 2006 (amend or approve) The minutes were approved with minor amendments. 

       B.    Recent Project Review – Lessons Learned

The meeting adjourned at 9:10 p.m. to a regular meeting scheduled for Monday, October 16, 2006, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm Street.