HomeMy WebLinkAbout07/16/1991, 6 - APPEAL OF THE DECISION OF THE ARCHITECTURAL REVIEW COMMISSION TO ALLOW MODIFICATIONS TO THE DESIGN FOR REMODELING THE FACADE OF THE NETWORK MALL, SUBJECT TO MAKING MODIFICATIONS TO THE PAINT SCHEME FOR THE FACADE. THE BUILDING IS LOCATED O ARC 88-15
Page 3
a light green (see No. 1.13 above).
B. The yellow ocher accent band on the curved, projecting marquee structure, was
to be painted dark green (see No. lA above). Staff would note that this accent
band will need to be repainted in any case, due to discoloration from the
underlying plaster.
CONCURRENCES
The changes noted above do not affect the structure's compliance with Building Code or Fire
Code Requirements.
FISCAL IMPACT
No significant effect on city revenues or expenditures will occur.
ALTERNATIVES
1. The council may uphold the appeal, and approve the proposed modifications, without
requiring changes to the painting.
2. The council may require other changes than those required by the ARC.
3. The council may also deny the proposed modifications, and require the applicant to
rebuild the facade in accordance with the originally-approved details.
RECOMMENDATION
Adopt the attached resolution denying the appeal, and upholding the action of the commission
to approve various changes to the approved plans for ARC 88-115, subject to modifying the
paint scheme to mitigate the visual impacts of the changes.
Attachments:
Draft Resolutions for approval, denial
Vicinity Map
Appeal Letter
ARC Minutes
Enclosure:
Blueprint plans (council packets)
gtsd:AR88115C.wp
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL FROM THE ACTION OF THE ARCHITECTURAL REVIEW
COMMISSION TO APPROVE REVISIONS TO PLANS FOR A REMODELED
STOREFRONT AT 798 HIGUERA STREET (ARC 88-115)
WHEREAS, the Architectural Review Commission conducted
a public hearing on a request. to approve revisions to plans for
remodeling a storefront a 798 Higuera Street (ARC 88-115) on June
3 , 1991, and approved the changes subject to modifying the color
scheme for the columns and marquee; and
WHEREAS, the applicant has appealed that decision to
the City Council; and
WHEREAS, the City council has conducted a public
hearing to consider the appeal on July 2, 1991; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and other interested parties,
and the records of the Architectural Review Commission hearing
and action, and the evaluation and recommendation of staff;
NOW, THEREFORE, the council resolves to uphold the
appeal and approve the modifications as proposed by the
applicant, -and without requiring modifications to the color
scheme of the columns and marquee, based on the following
findings:
SECTION 1. Findings.
1. The modified design for the proposed project is consistent
with the original design concept approved by the ARC.
On motion of
seconded by and on the
,.
following roll call vote:
Resolution No. (1991 Series)
ARC 88-115
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
City Administrative Officer
t At or
P)V,
Community Develoymnt Director
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE ARCHITECTURAL REVIEW
COMMISSION TO APPROVE REVISIONS TO PLANS FOR A REMODELED
STOREFRONT AT 798 HIGUERA STREET (ARC 88-115)
WHEREAS, the Architectural Review Commission conducted
a public hearing on a request to approve revisions to plans for
remodeling a storefront a 798 Higuera Street (ARC 88-115) on June
3 , 1991, and approved the changes subject to modifying the color
scheme for the columns and marquee; and
WHEREAS, the applicant has appealed that decision to
the City Council; and
WHEREAS, the City council has conducted a public
hearing to consider the appeal on July 2, 1991; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and other interested parties,
and the records of the Architectural Review Commission hearing
and action, and the evaluation and recommendation of staff;
NOW, THEREFORE, the council finds that the action of
the Architectural Review Commission is appropriate, and resolves
to deny the appeal.
On motion of ,
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
V
Resolution No. (1991 Series)
ARC 88-115
Page 2
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
City Administrative Officer
tt ne
Community Develo me t Director
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CItY Of San hugs OBISPO
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I , Chapter
1 .20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals
from the decision of P-E&j(,J / .4 -rendered
on (of3� which decision consisted of the following ( i .e.
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) :
A. 1?c. �4EQ,vi ,o RE��7 G' 778 1*6u51" 67 N>E"PW&'!4
PR&JECT.- 64C ATMP AW c�,� to Xa N 6411eO.
7W IfApl�lre /P6'/�4'iriln�a /s avi gsalv.�dcfr uaw��n r�
4j 10 /l XP`FEGT71Jr,
The undersigned discussed the decision being appealed from witli:
Oil
DATE 6 TIME APPEAL RECEIVED: Appellant:
Name/Title
RECEIVED Representative
JUN 1 41991 5w *f. 93 l
Address
CITY CLERK
IS
SA &J• 57413 'r 79 SAN Oi31SP0,CA
Phone
'T Original for City Clerk
�_/G Copy to City Attorney
Calendsred for: Copy to City Administrative Officer
Copy .to the following department(s) :
City Clerk
R RM DESIGN GROUP
=,rd:it.cr,ur•Phruti�a 6r,^nr:gin•;• i'�:r,.;rnr, L,:d:caoe .',rri':-c:-::;,•
June 14, 1991
Mr. Ken Bruce
Community Development Department
City of San Luis Obispo
P.O. Box 8100
San Luis Obispo, CA 93403-8100
Re: Appeal of ARC Conditions for the Network Project
from June 3, 1991 ARC Meeting
Dear Ken:
Please consider this letter RRM's appeal of the ARC conditions imposed on this project
as a result of the June 3, 1991 ARC meeting.
We do not believe the conditions imposed are reasonable, warranted, or effective. In 17
years of architectural practice in the City of San Luis Obispo, RRM has not, to my
recollection, ever appealed an ARC decision but this decision by ARC is unreasonable and
warrants this appeal. RRM's many awards from Obispo Beautiful speak for themselves
as testament to our effort to provide quality design services in cooperation with ARC
review.
The Higuera Street frontage of the Network building is painted as proposed to the ARC
and as approved by the ARC. RRM did use judgement during the construction process
and modified the diameter of the double steel columns at the front of the building. This
modification has both technical and aesthetic background. The original column diameter
specified was 10". In reviewing sample pipe in the field, our judgement was that it was
preferable to reduce the pipe diameter for two reasons:
1. The actual pipe diameter available was 10h", which caused the double pipe
columns to be too close together if kept on the original size column base.
2. The 10k" pipe, if used, would have caused the bases at the bottom of the
double columns to be both wider and deeper than the original design in
order to accommodate the larger pipe diameter with the same spacing
proportion. RRM's decision in the field was to use 8Y" columns.
.iozo 1outn Hiquera Street, pan Luis Ohtspu. Glicorma '0ci;4 1-17ns I
:ma-nth street—Modesro.Qornrnta,;c;;.i :oa/;y{-rya
1 Ldu r•ne l",,,%I.,..... ..... ..I:,.u. .ie.. C,):
rr
Mr. Ken Bruce
Page 2
June 14, 1991
With regard to repainting the marquee, we disagree with the notion that painting out the
yellow orchre band on the marquee will somehow compensate for irregularities in the
cornice moulding or flashing.
As architects for the building, we believe the completed project has achieved what was
drawn and presented to the ARC. The pipe column change, which occurred during
construction, is clearly very minor and certainly must be within the architect's prerogative
as the responsible professional for the building design. We do not agree that the
irregularities of the cornice moulding at the marquee are sufficient to warrant repainting.
Sincerely,
RRM DESIGN GROUP
Victor M ome
Chie ecu ti ffice
cc E. . Na
J.W Desi
R. Racouillat
L Lundberg
p/vm-bruc6.14
R R M D E S I G N G R O U P
�rcLerY: n' Plounin� Eiieineering inreRurs•LancL-cape.-Irihirecnire
May 31, 1991
Mr. Greg Smith
Associate Planner
City of San Luis Obispo
Planning Department
P.O. Box 8100
San Luis Obispo, CA 93403-8100
Re: The Network Mall
Dear Greg:
In response to your concerns about some deviation in design from the design approved by
ARC, I address the items previously discussed:
1. CORNICE MOLDING AT EXTERIOR: FOAM VS. CONCRETE
This decision was made not only as a cost saving issue but also in response to the
modification of material for the base of the double columns. Going with the smooth
granite facing at the base of the building introduced a cleaner crisper design
element. To go with the concrete section of cornice molding would not have been
consistent with the clean crisp detailing at the base.
2. DETAIL AT DOUBLE COLUMN CAPITAL TO ARCHED BAND
This was a design decision made in response to material changes, its proportion,
and construction application procedures. The horizontal relief was intentional and,
I feel, appropriate.
3. DOUBLE CAST IRON COLUMNS: 10" DIA VS. 8" DIA
We went with the smaller pipe column because the actual outside diameter of the
10" pipe was 104". The detailing of two 10h" diameter pipes on a 12" x 24" base
was just not acceptable as a good solution. By using the 8h" diameter pipes, we
were able to maintain very desirable overall design proportions and reveal more of
the granite material on the horizontal plain of the bases.
RECElYr-w
ir:::rra ....:. )ac LU e n.110,
., ... , : - �...;:;:-;_ MAY 311991
cdy o1 Sao Luu OG
Mr. Greg Smith
Page 2
May 31, 1991
4. DOUBLE COLUMN PAINT FINISH: GREEN VS. VERDIGRIS
Although the texture does not match that of "marshall jewelers" iron work (per
ARC design approval) the color does. We had a column painted with the black
streaks and the overall opinion was that it looked unfinished. It is our feeling that
they look beautiful as they are.
S. COLOR OF FURR-OUT AT PATIO ENTRY- X-97 VS 5403M
After actual application of the Frazee 5403M (grey) color, it was our and the
owner's opinion that it was just too bland for the patio area. We feel that the La
Habra Stucco color X-97 is a bit lighter, warmer, and far more appropriate than the
previous selection.
6. PATIO MASONRY WALL: EXCEEDING THE APPROVED HEIGHT
From my discussion with the project superintendent, the masonry contractor just got
carried away. I hope to have a representative of J.W. Design and Construction at
the Monday meeting.
7. UtREGULARIIUS OF CRAFTSMANSHIP AND QUALITY
Again, J.W. Design and Construction will be at the meeting to address your
concerns.
I think I've covered all of the items we discussed. We do make design decisions on an
ongoing basis during the actual construction of any renovation project. As architects, our
attitude towards any modification is to respect the intent of the design approved by the
commission. I feel that we did, in fact, maintain this attitude throughout the entire
construction phase.
We certainly appreciate and are strongly supportive of the Planning Department's concern
and desire to maintain quality design in the downtown area. It is our opinion that the
Network Mall is a building that the owner's and design / construction team can be very
proud of. We also believe that it is a beautiful addition to the downtown area.
Mr. Greg Smith
Page 3
May 31, 1991
Thank you for sharing your concerns with me and I appreciate the opportunity to respond
and share my views.
Sincerely,
SIGN GROUP
ose Mejia Le
Architect
cc: Mr. and Mrs. Evins Naman, Owners
Mr. Victor Montgomery, CEO, RRM Design Group
Mr. Chris Ford, V.P., Architecture Division, RRM
Mr. Jerry Williams, J.W. Design and Construction
Mr. Lon Lundberg, Lundberg and Company
p/jl-smit5.31
ARC Minutes
June 3, 1991
Page 2
Commr. Combrink wanted to see the roject redesigned. He felt the building needed
more details. He supported the colo and liked the brick paving. His parking
preference was for a two-car garag hich had a more residential look. He supported a
continuance, but not schematic app oval.
Commr. Illingworth stated that buil 'ngs needed to be more in character with the
neighborhood if they were to be site proposed. He felt the buildings needed to
better address the street.
Commr. Underwood felt the architectural le and materials were more compatible with
the neighborhood, but felt the buildings ne ed better street detailing. He wanted to
see more refined and detailed architectural lans. He liked the choices for colors and
materials.
Commr. Illingworth noted the project a e corner of Chorro and Mill Streets was a
good example of desirable building d iling.
Commr. Gates wanted the bui gs made to look more like a residence.
Commr. Cooper moved t ontinue action on the project with direction to pursue a
parking scheme where v icles can exit in a forward direction; add a carport.over
parking to recall neighb hood character; design entries to face the street; provide more
detailing on building elev ions at fascia and windows; maintain landscaping along the
driveway to preserve sight nces; and consider downsizing of the project (number of
units and/or size of units).
Commr. Illingworth seconded the motion.
AYES: Cooper, Illingworth, Bradford, Combrink, Unde ood, Gates
NOES: None
ABSENT: Morris
The motion passes.
2. ARC 88-115: 778 Higuera Street; remodel Network Mall; C-C-H zone; more
signage plan revisions (banners and fascia detail revisions).
Pamela Ricci, Associate Planner, presented the staff report recommending the
commission determine whether the revisions are consistent with the intent of the
previous approvals and give direction to staff regarding appropriate followup action.
♦ I �
ARC Minutes
June 3, 1991
Page 3
Jose Lemus, architect, responded to the staff report and distributed colored elevations
with photographs superimposed over them. He discussed the reasons for use of foam
moldings. He felt the changes were minor and was proud of the project.
Vic Montgomery, architect, indicated the colored streaks in the columns were attempted
but was felt not to be attractive.
Commr. Underwood asked Mr. Lemus if a marbleized finish on the columns was
possible. Mr. Lemus said it was not really feasible because the columns were made of a
cast iron material.
Commr. Cooper felt the craftsmanship was remarkably good. He thought the signage on
the marquee would have been desirable. He felt a higher wall in the rear would be
better for screening noise. He approved of the columns.
Commr. Bradford thought the stucco color at the back was acceptable. She indicated
that the irregular molding at the top of the marquee and column width was noticeable.
Commr. Combrink thought the back wall and stucco color were acceptable. He felt the
marquees without the sign and the columns painted the same color as the building made
the poor workmanship stand out. He could not support the revisions because of the
lack of detailing.
Commr. Illingworth felt that changes were inevitable because of the good architecture
with the complicated design. He felt the changes were minor and supported approval.
Commr. Gates indicated she would have preferred the use of smooth 10-inch columns.
She indicated that the irregularity in the crown of the marquee was the most noticeable.
She suggested dropping out the gold accent on the marquee to de-emphasize it
Commr. Underwood indicated he was concerned with the columns and thought they
should be heavier. He felt other issues were not as critical.
Commr. Illingworth moved to approved the changes based on the finding that the
changes were consistent with the original approval.
Commr. Cooper seconded the motion.
AYES: Illingworth, Cooper
NOES: Bradford, Combrink, Gates, Underwood
ABSENT: Morris
' I T
ARC Minutes
June 3, 1991
Page 4
The motion fails.
Commr. Cooper moved to approved the changes with the gold trim color on the cornice
painted dark green.
Commr. Gates seconded the motion.
AYES:. Cooper, Gates, Illingworth
NOES: Bradford, Combrink, Underwood
ABSENT: Morris
The motion fails.
Commr. Cooper moved to approved the changes with the gold trim color on the cornice
painted dark green and the columns painted'a lighter green.
Commr. Gates seconded the motion.
AYES: Cooper, Gates, Illingworth, Underwood
NOES: Bradford, Combrink
ABSENT: Morris
The motion passes.
3.' ARC 91-06: ��ouse to site with existing house; R-2 zone;
final review.
Pamela Ricci, Associate Planner, presented theff report recommending the
commission grant final approval to the ab project.
Henry Toebes, designer, responde o the staff report and described changes made. He
indicated the Ella Street yard w d be a more useable open space now as it related
better to the floor plan.
Commr. Bradford indicated she d no major problems with the project. She noted that
the sidewalk did not link up with a driveway. She would prefer wood railings but felt
the knee bracing was acceptable.