Note: Attach Robert’s letter.
Meeting Minutes
Design Review Board
June 6, 2007
State College Borough – Room 241
12:00 Noon
The Design Review Board met on Wednesday, June 6, 2007 in Room 241 of the State College
Borough Office Building. Chairman Gombotz called the meeting to order at 12:07 p.m.
Present:
Kevin Gombotz
Zoe Boniface
Robert Keal
Lara Kauffman
Also present:
Herman L. Slaybaugh, Planner/Zoning Officer
Debbie Lang, Recording Secretary
Chris Force, Hawbaker Construction
Al Drobka, representing Faccia Luna
Paul Newfeld, Paul & Tony’s Stereo
Ed Olsen, representing Jeramar Plaza
Dan Jones, representing Schlow Centre Region Library
Joe Westrick, representing PSU Ceramic Arts
III.
Approval of Minutes
On a motion by Ms. Boniface, second by Ms. Kauffman, the minutes of the April 30, 2007
and the May 2, 2007 meeting were unanimously approved as submitted.
IV.
Public Hour - Hearing of Citizens
There were no citizens present to discuss items not on the agenda.
V.
Sign
Paul and Tony’s Stereo, Two New Signs, 1321 South Atherton Street, CP-2 Zoning,
Victorian Signs, Paul Newfeld Applicant
Mr. Newfeld was present to discuss this application. He explained the proposal for the
wall-mounted sign cosmetically matches what has previously been approved for signage
at this site. He stated the second sign on the proposal is for an internally illuminated pole
sign with blue and white letters.
Ms. Boniface stated she was concerned with the amount of writing on the street sign and
did not think it would be very visible to motorists. She suggested abbreviating high
definition televisions to HDTV or just skipping all the writing and just adding the address
of the business instead. She also suggested “bulleting” the words and making the letters
a little smaller.
Mr. Newfeld stated the words “sales and installation” could be dropped from the sign but
he did not see the need for the address on this sign. Mr. Keal suggested using upper
and lower case letters on the sign for ease of reading. Ms. Kauffman suggested the
address should be somewhere on the property and suggested maybe on the awning. Mr.
Newfeld advised they have been in contact with the adjacent property owner about
cutting some of the branches on their tree to provide more visibility to his business.
Following these discussions, Ms. Kauffman moved to approved the request based on
removing the words “sales and installation” from the pole sign. Ms. Boniface seconded
the motion and the motion passed 4-0-0.
VI.
Development Plans
A. Building Addition on Faccia Luna Restaurant, 1229 South Atherton Street, CP2
Zoning, William McFadden Proprietor & Developer, Albert Drobka Architect,
Preliminary/Final Plan
Mr. Drobka was present to discuss this plan. The owners wish to remove a small deck
and add more dining room space and a uni-sex handicapped restroom. The space is
crowded and has difficult angles to deal with. The proposal is to use split-face block on
the addition, a flat roof with a HVAC unit in the center of the roof and a screened in
parapet wall.
The group discussed ADA and fire code requirements. Ms. Kauffman asked if there was
any consideration for natural lighting. She suggested a glass block strip be considered to
allow for some natural lighting. Mr. Drobka sated this could be considered. He
discussed the agreement for additional off-street parking at 1333 South Atherton Street.
Following these discussions, Ms. Boniface moved to approve the proposal with the
consideration that some arrangements be made to allow natural light into the addition.
Ms. Kauffman seconded the motion. The motion passed 4-0-0.
B. Parking Lot Expansion at the Albright-Bethune United Methodist Church, 306
West Beaver Avenue, CID Zoning, Albright-Bethune Owner & Developer,
Hawbaker Construction Services (Chris Force Designer), Preliminary/Final Plan
Mr. Force explained this project. He noted the location of the site is at Beaver and
Burrowes and the proposal is to add additional church parking in the area that is currently
grass/lawn space. The proposal will add 11 additional spaces. He also noted one light
pole will be added and he discussed the stormwater plan and the landscaping plan.
Mr. Keal stated he felt the proposal would be destroying greenspace in this area where
there was already too little greenspace. Ms. Kauffman suggested the angled parking
spaces be pulled out to be parallel to the existing spaces to allow for more greenspace.
Mr. Slaybaugh noted they may be required to have screening plants along the building if
there are windows on that side. Ms. Boniface noted the church may want to consider a
tree and/or undershrubs that are suitable to shade. Mr. Keal stated he felt the proposal
was a detriment to the church and they would be better off using this area as greenspace
or a playground.
Mr. Gombotz suggested when Mr. Force talks to the people at the church that they would
consider renting out these spaces during the week to help satisfy the parking demand in
the downtown. Mr. Force noted other on-site parking spaces are currently being rented
out now.
Mr. Gombotz asked if the 24” hdpe complies with the best management practices of the
Borough’s stormwater ordinance. Mr. Force stated it did.
Mr. Slaybaugh recapped the comments of the Board, thus far, regarding this plan. He
stated what he is hearing from the Board is that they recommend not using cherry trees
but use serviceberries instead; that they recommend pulling the angled parking spaces
out from the building to provide more greenspace; they recommend adding landscaping
along the building and planting shrubs in addition to the trees.
Mr. Keal again stated he felt the greenspace is more valuable than the parking.
Following these discussions, Mr. Gombotz moved that it is the opinion of the Board that
the community values churches in its downtown and views them as a sanctuary to high
density and the Board would encourage the church to develop the site with less
additional parking and maintain some greenspace. However, if they wish to pursue this
plan, the Board would like them to consider 1) screening in compliance with the
ordinance; 2) shrubs planted along Beaver and the apartment building and 3) increasing
the size of the planting strip. Ms. Boniface seconded the motion. The motion passed 40-0.
C.
230 South Allen Street, Jeramar Plaza, Commercial Incentive District, Ralph
nd
Heimer Owner & Developer, Ed Olsen Architect, Final Plan 2 Rendition
Because of a financial conflict of interest, Mr. Keal will abstain from reviewing and voting
on this plan. A written copy of this conflict of interest is attached to and made a part of
these minutes.
Mr. Olsen advised the Board that because the easement with the Borough was
withdrawn by the Borough, an impact was made on the previous plan the Board reviewed
with regard to the parking on this plan. Therefore, the plans have been changed and the
building has now been turned into 12 units rather than 18 as previously reviewed. The
parking lot has been reconfigured and contains more spaces than are required by the
ordinance. He noted all the setbacks are now on their land and all previously
recommended suggestions of the Board have been incorporated into the plan they are
reviewing today. He stated they are looking for approval on the reconfigured parking lot
plan.
Ms. Boniface asked about the design change and asked if Mr. Heimer is still looking to
rent to higher end renters. Mr. Olsen responded that he is and that the design has
improved to 12 2-bedroom units and that they are now better units.
Ms. Kauffman noted, with regard to the landscape plan, some evergreens be added in
different areas. Mr. Slaybaugh suggested not paving the vehicle overhang area but using
river stone, etc in that 2½’ area to increase the pervious area.
It was noted the dumpster location will be as it is currently located and the building is
th
scheduled for demolition on June 7 .
Following these discussions, Ms. Boniface moved to recommend approval of this plan
with the design suggestions that more evergreens be planted on the site; that the vehicle
overhang be covered with river stone or similar material rather than macadam and
eliminate vinyl as a siding material. Ms. Kauffman seconded the motion. The motion
passed 3-0-1 with Mr. Keal abstaining due to a financial conflict of interest.
Ms. Boniface also moved the recommend that the Borough and the developer try to come
to terms to allow the plaza, with its associated retaining wall and pedestrian amenities, to
extend onto the Borough’s lot. In return, the developer should use high quality siding and
exterior materials including brick pavers in the public sidewalk and plaza areas. Ms.
Kauffman seconded the motion. The motion passed 3-0-1, with Mr. Keal again
abstaining.
D. Beaver Avenue Street Scape in front of Schlow Centre Region Library
Mr. Jones explained the plan and showed the Board preliminary sketches. He stated the
hope is to improve the visual appeal of this corner; improve the CATA site location and
bus stop; and capture more of the social identity of this corner.
He noted items people involved in this project saw as the most valuable core items they
would like to see implemented. These items included:
• Planting 5 trees instead of the 3 that are currently there.
• Changing the bench location.
• A smaller version of the same bench in the middle strip of pavers.
• Changing the streetlights to match those on Allen Street or a similar fixture.
• A sign for CATA near the door or changing the canopy to make it more of an
artistic sign.
Some of the more flexible items they would like to see are:
• Planters in front of the trees.
• A street clock or other piece of art.
• The words “CATA bus” in the paver bricks.
• The word “library” on the Beaver Avenue side of the building.
• Screens in the windows showing bus schedules, etc.
Mr. Slaybaugh talked about pedestrian movement in this area and felt planters would
compromise the free movement pedestrians now have in this area. Those present
discussed a movable planter.
Mr. Jones noted any “Master Plan” for this site would be done in phases and schemed in
as funding is available. Mr. Keal suggested bollards along Beaver Avenue for pedestrian
safety.
Since this presentation is for information and feedback purposes, the Board advised Mr.
Jones that they liked the direction this project was going and asked to be kept inform of
any other progress on this project.
E. Ceramic Arts Building Addition, Curtin Road on Campus, UPD Zoning,
Subdistrict 5, Penn State Owner & Developer, Ryan Secrest Project Manager,
Preliminary/final Plan
Mr. Westrick was present and explained this plan. He noted the proposal would blend
with the existing building as much as possible. He noted the only visible change would
be if you were walking past the building and looking through the driveway, you would no
longer see the plastic curtain but would see the plank-type material.
Ms. Boniface asked if he considered extending the roof over 1 doorway into the
classroom. Mr. Westrick responded they did not and that it was a good idea and “doable”. Ms. Boniface asked if there would be any soundproofing between the classroom
and the storage area. Mr. Westrick stated because the wall is concrete block, there is no
need for soundproofing.
Mr. Gombotz suggested louvers be replaced with windows to allow natural light in.
On a motion by Ms. Kauffman, second by Mr. Gombotz, the Board voted 4-0-0 to
recommend approval of this plan with the recommendation that the roof is extended as
discussed and windows be added in place of the louvers to allow for natural lighting.
VII.
Reports of Interest
A.
B.
Planning Commission
Zoning Hearing Board
Neither of these groups presented reports at this time.
VIII.
Any Other Matter
Mr. Slaybaugh presented a proposed work plan for 2007-2008. He noted the time of the
meeting schedule on the presentation should be noon instead of 11:30 and asked the
members to review the work plan and e-mail any changes to him.
Mr. Gombotz stated he would like to advise Borough Council that the Board likes the FIZ
ordinance. The Board members agreed and stated he could mention this to Council at
the next meeting he attends with them.
Mr. Slaybaugh reminded the Board that the next meeting will be July 18th. Ms. Boniface
stated she would not be at that meeting. Mr. Keal stated this is his last meeting as he will
be moving out of the Borough.
IX.
Adjournment
There being no further business, the meeting adjourned at 2:14 p.m.
Respectfully Submitted by:
__________________________________
Herman L. Slaybaugh
Planner/Zoning Officer
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