HomeMy WebLinkAbout07/02/1991, 1 - ARC 88-104: APPEAL OF ARCHITECTURAL REVIEW COMMISSION'S DECISION TO DENY CHANGES TO APPROVED PLANS, FOR A CARWASH REMODEL ON THE SOUTH SIDE OF MARSH STREET, EAST OF OSOS STREET. 41111 Original agenda re, t from the meeting of E/_ 31,
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BIW u I I I�III city of san lugs oBIspo &-��-
fiffieffibmda COUNCIL AGENDA REPORT ITEM NUMBER: 1.4
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FROM: Arnold Jonas, Community Deve opment Director AO
BY: Judith Lautner, Associate Planner ct
SUBJECT: ARC 88-104: Appeal of Archite ural Review Commission's
decision to deny changes to approved plans, for a carwash
remodel on the south side of Marsh Street, east of Osos
Street.
CAO RECOMMENDATION
Adopt a . resolution denying the appeal and upholding the
commission's action.
DISCUSSION
Background
The applicant received Architectural Review Commission (ARC)
approval of plans to remodel a carwash on September 19, 1988, with
items to return to the commission. The commission approved
revisions to the project on November 21, 1988, and approved a
monument sign and colors and materials on December 19, 1988.
During the building permit process, the applicant made several
minor changes in the plans. Each change was reviewed and approved
by staff. Additional changes were made during construction, which
were not approved. After receiving a list of items to be
corrected from the planning division, the applicant requested
approval of revisions to the project as built.
The ARC reviewed the requested changes on May 13, 1991, denied some
of the changes, and allowed some modifications to others. The
applicant has agreed to make some of the changes required by the
commission, but does not want to make others. He has therefore i
appealed part of the commission's action.
Data summary
Address: 1023 Marsh Street
Applicant: Joe Ramirez
Representative: Rick Ramirez
Property owner: Joe Ramirez
Zoning: C-C
General plan: Retail commercial - civic center
Environmental status: Categorically exempt
Project action deadline: None - project approved
Site description
The site consists of two lots under common ownership, containing
a carwash building, a cashier's booth, and a detail shop. The
majority of the site is paved.
,;,�������u�illilll�� ���II'►I city of San _ AS OBISp0
COUNCIL AGENDA REPORT
"C Bd-IU4 : 1023 marsh street
Page 2
Project description
I
The applicant/appellant requested changes to the monument sign, the
front planter, the fascia finish, rear planters, equipment
enclosure, and pedestrian pathway pattern. These changes were
among twelve items listed on a correction notice given to the
representative, and attached to this report.
I
The ARC required that tilework be completed and lettering centered
on the monument sign, that "menu" signing be removed, that the sign
planter have a smooth finish with a tile band, that the building
fascias have a smooth finish and be painted, that the vacuum
equipment be enclosed, and that a distinct pavement pattern be
provided for the pedestrian walkway across the front of the site.
The commission also allowed. the required rear planters to be
replaced with a larger planter box near the cashier booth.
The applicant indicated that he wanted to provide a smooth finish
on the sign planter, and that he would be happy to install a larger
planter near the cashier booth. He objected to the requirements
to eliminate the "menu" signing, to install an equipment enclosure,
to provide a textured walkway, and to provide smooth finishes for
the fascias. He has therefore appealed these items to the council.
Evaluation
1. Plans are available in the Community Development Department.
The applicant no longer has access to the plans created to
obtain a building permit. Therefore, staff has attached a
reduced copy of the site plan for reference, and will have the
building department set of plans available at the meeting.
Staff will also have photographs illustrating the areas of
concern. We suggest that the councilmembers visit the site,
if possible.
2 . Fascias. According to building plans, the fascias of the
buildings were to be painted, smooth-finish stucco. The
applied finish is rough, looks something like bubbles, and is
not painted. The ARC required that the fascias be finished
in accordance with approved plans. The applicant (see
applicant's letter of appeal and letter of response to
correction list) feels the decision was "subjective" and that
the existing finish will "not be offensive to the general
public and (will) , aid sound absorption" . Staff recommends
this as-built detail not be approved, and that this finish be
redone, consistent with approved building plans.
3. Enclosure for equipment. Equipment near the vacuums was to
be enclosed. No enclosure was built. Mr. Ramirez feels the
equipment is adequately protected by the existing building,
ilild!�m►�i!Ilillpi' IIUIN City Of San .AIS 051SPO
wMins COUNCIL AGENDA REPORT
ARC 88-104: 1023 Marsh Street
Page 3
and is not visible to the general public. The ARC required
that the enclosure be built. Staff feels the equipment is
unsightly and should be screened, and no revision approved.
4 . Pedestrian walkway. A grid-pattern walkway was required to
be installed, to lead customers from their cars on the east
to the waiting area on the west side of the site. Instead,
smooth concrete crosses to the center of the site, where it
connects with a concrete driveway. Mr. Ramirez feels the
grid pattern was impractical for some groups of persons, such
as the elderly, handicapped, and those wearing high heels.
The ARC and staff don't object to some other pattern or
material, but feel it should be distinguishable from the
asphalt, concrete drive, and other materials on site, to
identify it as a walkway.
5. Menu signing. Currently, menu signing is provided on the
monument sign. The ARC required that it be removed from that
sign, and indicated that the commission would consider
alternative methods of providing this information near the
entrance. The applicant indicates that he will be happy to
consider suggestions for alternative signing, but has so far
not been able to devise any himself. The commission is not
obligated to propose alternatives when it denies a proposal,
and chose not to do so in this case. Again, staff supports
the ARC position.
OTHER DEPARTMENT COMMENTS
Other departments have no opinion on these issues.
FISCAL IMPACTS
I
Either an approval or a denial of the appeal would have no
significant fiscal impact on the city. Staff anticipates an
undetermined amount of follow-up time will be required of planning
staff to assure compliance with building plans. .
RECOMMENDATION
Adopt a resolution denying the appeal and upholding the
Architectural Review Commission's action in requiring conformance
with approved building plans, with changes allowed only to the rear
planters.
3
ii�{Illil�il' IIIIIII city Of San , AS OBISPO
WiN COUNCIL AGENDA REPORT
ARC 88-104 : 1023 Marsh Street
Page 4
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Attached: Draft resolutions
Vicinity map
Site plan
Correction notice
jApplicant's response to correction notice
1 Approved sign design (from building plans)
Applicant's letter of appeal
Available at meeting: photographs of site, building plans
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RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION' S ACTION,
THEREBY DENYING CHANGES TO APPROVED PLANS FOR REMODELLING A
CARWASH AT 1023 MARSH STREET (ARC 88-104)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the applicant's request to
modify approved plans ARC 88-104, the Architectural Review
Commission's action, staff recommendations and reports thereon,
makes the following findings:
1. The proposed changes are not consistent with the adopted
Architectural Guidelines, as the different elements and
materials are not compatible with each other and do not
present a pleasing appearance.
2. The project as built is not consistent with approved
building plans.
SECTION 2 . Anneal denied. The appeal of the Architectural
Review Commission' s action is hereby denied, and the following is
required:
1. The tilework and lettering on the monument sign must be
corrected to be consistent with approved building plans.
2 . The "menu" signing must be removed.
3 . The sign planter must be finished in a smooth finish, with
a tile band, in accordance with approved building plans.
4. A smooth finish and paint must -be applied to the building
fascias.
5. The rear planters may be replaced with a larger planter box
near the cashier booth.
6. The equipment enclosure must be installed for the vacuum
equipment, in accordance with approved building plans.
7. A distinct pavement pattern must be provided for the
Resolution no. (1991 Series)
ARC 88-104 : 1023 Marsh Street
pedestrian walkway across the front of the site.
8. All of the above must be completed within ninety days
(September 18, 1991) .
on motion of ,
seconded by , and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor
ATTEST:
City Clerk
APPROVED:
City Administr tive Off cer
i At or
ar
Community Deveopment Director
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING AN APPEAL OF THE ARCHITECTURAL REVIEW
COMMISSION'S ACTION DENYING CHANGES TO APPROVED BUILDING PLANS
FOR REMODELLING A CARWASH AT 1023 MARSH STREET (ARC 88-104)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the applicant's request to
modify ARC 88-104, and the Architectural Review Commission's
action, staff recommendations and reports thereon, makes the
following finding:
1. The proposed changes to the building fascias, addition of
menu signing to the monument sign, elimination of texture
or distinct pattern to the walkway, and elimination of
equipment enclosure are consistent with the city's adopted
architectural guidelines and will not harm the environment
or persons in the vicinity.
SECTION 2. The appeal is hereby approved and the following
changes to the project are approved:
1. The monument sign as built, with off-center lettering and
menu signing.
2 . The existing finish on the fascias.
3 . The elimination of an equipment enclosure for vacuum
equipment.
4. The elimination of a distinct pavement pattern for the
pedestrian walkway across the front of the site.
The following changes are required to be made by the applicant
within 90 days (September 18, 1991) :
1. A smooth finish and tile band shall be provided on the sign
planter.
2. The approved rear planters shall be replaced with a larger
planter box near the cashier booth.
Resolution no. (1991 Series)
ARC 88-104: 1023 Marsh Street
On motion of
seconded by , and on the following roll call
vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor
ATTEST:
City Clerk
APPROVED:
City drain t ve 0 icer
it orn
Community Devel went Director
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Date: 4/12/91
To: Architectural Review Board
c/o: J. Lautner
990 Palm St. nt�t,vc�
P.O. Box 8100
S.L.O. CA 93403-8100 APR 1 g 1991
Gry.of�n Cws obso,
From: Sunset North Carwash
1023 Marsh Street
S.L.O. CA 93401
Subject: Corrections Notice, 2/11/91
J. Lautner
Prior to commenting regarding the specific corrections. I want to
point out the following:
1.) Plans were prepared by an architect who was making
assumptions as to optimum location of equipment and buildings to
insure customer and car safety and optimum traffic flow. As
building and remodeling progressed, changes were made to assure
viable safety, and smooth traffic control.
2.) Certain aesthetic changes were initiated by owner assuming not
to be offensive to the customer and public in general, but make for a
pleasant and attractive appearance. I would hope the board can
indulge the owner some if his subjective preference as to color and
finish changes.
CORRECTIONS NOTED:
1 a.) Monument location- jutted excessively into driveway. Took
away 5-6 feet of immediate 12 foot entrance and looked incongruous
with property outline. We are dealing with a good many elderly
clients that require maximum entrance clearance.
b.) lettering - personal preference of owner.
c.) white menu or pricing signs - see no other viable alternative
for customer to decide if price and services are to their liking,
otherwise dangerous bottlenecks would develop.
2.) planter - reduced in size for safety (see above) and water
conservation.
3.) overhang - soffit finish done in unique finish that appealed to
owners subjective taste. . . hopefully not offensive to general
public's taste. Favorable comments have been made by customers.
4.) banner removed
5.) Rear planter impractical for both safety and draught reasons,
principally the former.
6.) Enclosure for equipment - all equipment adequately enclosed by
existing structure.
7.) Paint on stucco wall incomplete - corrected
8.) Rear carwash soffits not completed - corrected
9.) Detail building stucco repair and paint - corrected
10.) drums on roof - removed
11.) Pedestrian walkway "grid" pattern - considered impractical for
elderly. handicapped, women's high heels, etc.
12.) Dow•nlites rims - corrected
Please advise when I can discuss the above. I want to quite candidly
hope you are aware we are only using 40-50% of our water
allocation for the past 18 months and in general , I feel my
considerable investment has eliminated an " eyesore". from San Luis
Obispo. i have a file of appreciative customer testimonials for your
review.
ank You:
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city of san luisOBISPO
® 990 Palm StreetlPost Office Box 8100 • San Luis Obispo, CA 93403.8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title 1 . Chapter
1 . 20 of the San Luis Obispo Municipal Code. the undersigned hereby appeals
from the decision of Ar('_RR_104 rendered
on — 5:1 -4491 which decision consisted of the following ( i .e .
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) :
SEE ATTACHED STATEMENT
The undersigned discussed the decision being appealed f om with:
011
DATE & TIME APPEAL RECEIVED: A la t :
RECEIVED
N tie
141—
MAY 2 d 1991 Re `A'
Representative
CITY CBISP 1 933 MARGI= S""
6£ Sia" EA'
3AtV1UIS+061SRh.CA Address
543-6943
Phone
Orlginal for City Clerk
Copy to City Attorney
Calendared .for: 1 � !' Copy to City Administrative Officer
Cop tq the follo ing department(s) :
1 City Cle k
PLAN REVISIONS DENIED FOR:
1) A non-smooth finish on building fascias . Appellant requests
reconsideration of this subjective decision against either
leaving "as is" or merely painting . The revision was made
with the sincere assumption that it would not be offensive
to the general public and aid sound absorption because of
its porous and irregular composition .
2 ) Equipment enclosure, for the vacuum equipment was a dratr=fflan
error that had inadvertently not been deleted from initially
approved plans dated 9/1.9/88 and subsequently revamped to
accommodate a women' s handicap bathroom incorporated into
completely revised plans approved six months later on
3/23/89 . Equipment currently is behind a sound wall and out
of customer view.
mr
DA1 a VG 2-9 AGENDA �
.ITEM #
CONESTO:
June 20, 1991 ❑'D�wlvsAdion D
_ +d1 ❑ CDDDR
lLA 11 FMCFW
RN.DRTO: Council Colleagues o13G.R ❑ FW DIR
L`T CLERK/NO�RI11POLICEL
CF
FROM: Bill Roalman ❑ MGMT.MW ❑ RECDIR SD
�R DD FILE
=
SUBJ: JULY 4th CELEBRATION. N AMENDMENT
In order to seek a broader concensus on this issue, I offer the following
resolution for your consideration at the July 2nd meeting:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO SUPPORTING AN "INDEPENDENCE DAY" FOURTH OF JULY
1991 CELEBRATION
WHEREAS. we want to show our support for all the men and women who
have served in America's armed services during conflicts in the World Wars,
Korea and Vietnam, and Desert Storm:
WHEREAS. San Luis Obispo salutes the guardians of our independence,
recognizes the men and women who have served their country and
welcomes home the veterans of Desert Storm and their families:
WHEREAS, we wish to express our sorrow for the innocent vftr victims from
all nations who died during the Iraqi invasion of Kuwait and subsequent
Desert Storm;
WHEREAS, all groups in San Luis Obispo that either supported or opposed
Desert Storm are invited to participate in the welcoming home parade
celebrating the safe return of U.S. soldiers;
NOW. THEREFORE. BE IT RESOLVED that the City Council of the City of San
Luis Obispo does support an "Independence Day" parade- on the Fourth of
July 1991 honoring the veterans of our armed services;;particularly those
who served in Desert Storm.