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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 r� r L� IPA �e� a a = l' •.•�evo,d•\ i co"Aalf _ f T ` O a y`• 0'1 L' ON { J qu 5 �}\ `•..�. .P klx O d O o 3Tft oaf . 1 � p✓\ O 1 � C un an 10IMI c s SAO � ► O ,9� 'Q 61t�P nF�L I$.1 ��t` SP� •a±, 6+.�+ Z J \1 °tt� �o ^\✓ 1024 7 S. Vol o �< n ./ �O • udp' p!� ic)VIL 14 iot9 :oS<• JE 1� '-^O t S1m Vik. It r `�fS L j' • r m ri" O _ ++ r_ IS 'L PF— H •rte •��ei:ii " H �11(1L n,45 1119 4�a O � L��mai S yS, T*�o �" ` � ~ S `y `te' 'ri'�'•� • y .1` v O\'I t% 6i W sr i 141 b C µa W. 110 � or��Ea 1 1 f•. �,•p' ,1 �� V� 119 La tti� �\ R�` \� te •' ..��`.r. 11�! � " i7.. a' 1' �GQ-'?I�e� `�1 J�i� '9 • 1, .70 7 �.t � •�� CItY Of San hugs OBISPO p 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.