HomeMy WebLinkAbout09-11-2017 ARC Correspondence - Item 2 (Cooper)To: SLO Architectural Review Commission
Re: 1135 Santa Rosa Street
From: Allan Cooper, Secretary Save Our Downtown
Date: September 11, 2017
Honorable Chair Wynn and Commissioners -
We endorse staff’s recommendation regarding the 1135 Santa Rosa Street project denying the
requested changes to approved building colors and design, based on findings of inconsistency
with applicable General Plan policies and Community Design Guidelines.
In response to your direction last July 7th, the applicant has concluded that no such solution
can be reached, stating in subsequent communication that, among other points, the building
is, on the whole, consistent with applicable Community Design Guidelines, and that no
applicable guideline requires or suggests multiple colors for buildings, or covers articulation
and detail of wall surfaces.
I have included below the “applicable guidelines” excerpted from both the Community Design
Guidelines and the Downtown Design Guidelines to prove that there are, indeed, requirements
for multiple colors (i.e., “Use color to visually reduce the size, bulk and scale of the building”),
and that articulation of the wall surfaces at street level is required (i.e., “Constructing the
facade with small human scale materials such as brick or decorative tile along bulkheads…
Bulkheads should be designed as prominent and visible elements of building facades…”).
The applicant needs to know that where the Guidelines contain the word “should”, this
guideline will be followed unless not doing so will result in better implementation of other
guidelines or General Plan policies. Therefore, your findings for approving this project as
modified must include reference to the overriding considerations (if indeed there are any) of
“other guidelines” or General Plan policies.
In summary, there are four “should’s” contained within the Guidelines and none of them have
been addressed by this applicant:
1.“…compatibility of new projects with the existing built environment should be a priority.”
2. “Colors should be compatible with the existing colors of the surrounding area…”
3.“Color should not be used as an attention getting device.”
4.“Bulkheads should be designed as prominent and visible elements of building facades…”
The Chapter 4 Downtown Design Guidelines discuss in further detail how color can be used to
reduce the size of the building and to enhance reflected light in public spaces. It is clear that a
dark charcoal building will do little to enhance reflected light into the surrounding public spaces.
Last July 7th, the applicant described the proposed color (dark charcoal) as accurately reflecting
colors of neighboring properties. As you can see from the photos of neighboring properties
below, this statement cannot be substantiated. Thank you!
______________________________________
Applicable Guidelines
SLO Community Design Guidelines
Guidelines that contain “should” language will be followed unless not doing so will result in
better implementation of other guidelines or General Plan policies.
While variety in design is generally encouraged, the compatibility of new projects with the
existing built environment should be a priority.
Design factors that contribute to neighborhood compatibility include:
a. Appropriate design theme;
b. Proportional building scale/size;
c. Appropriate building setbacks and massing; and
d. Appropriate colors, textures, and building materials.
Colors. The exterior colors of a building are as important as the materials in determining how
people think about the building and its surroundings. Colors should be compatible with the
existing colors of the surrounding area but need not duplicate existing colors.
a. The use of muted tones for the structure's base color is recommended. Color should not be
used as an attention getting device.
Chapter 4 - Downtown Design Guidelines
Use color to visually reduce the size, bulk and scale of the building;
Consider the quality of natural and reflected light in public spaces within and around the
project site and choose materials and colors to enhance lighting effects with respect to
available solar exposure.
Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting,
rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This
can be achieved in a number of ways including:
a. Dividing the facade into a series of display windows with smaller panes of glass;
b. Constructing the facade with small human scale materials such as brick or decorative tile
along bulkheads.
Bulkheads should be designed as prominent and visible elements of building facades, and
should be treated sensitively to ensure compatibility with the overall appearance of the building.