HomeMy WebLinkAbout04/15/1997, 3 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION'S DENIAL OF PROJECT APPLICATION NO. ARC 24-97 - A REQUEST TO REVISE COLORS FOR AN EXISTING RESTAURANT LOCATED ON THE NORTHWEST SIDE OF MADONNA ROAD NEAR LAGUNA LAKE PARK (290 MADONNA ROAD). council ""°"'°' 4-15-97
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C I TY O F SAN L U IS O B 1 S P 0
FROM: Arnold B. Jonas, Community Development Director
Prepared By: Pam Ricci, Associate Planner {�
SUBJECT:
Appeal of Architectural Review Commission's denial of Project Application No. ARC 2497 - a
request to revise colors for an existing restaurant located on the northwest side of Madonna
Road near Laguna Lake Park(290 Madonna Road).
CAO RECOMMENDATION
Adopt Draft Resolution A, denying the appeal, and upholding the Architectural Review
Commission's action to deny the revised colors, based on inconsistency with the restaurant's
original design theme approved by the ARC and the City's Architectural Guidelines.
DISCUSSION
Situation/Previous Review
Carl's Junior wants to paint the building at 290 Madonna Road as part of a national corporate
update of its restaurants. The existing restaurant was approved by the ARC at the end of 1980
(ARC 8043) and the building's colors and materials were an important component of that
original review. This particular restaurant sets itself apart from many fast-food emporiums with
its understated colors and materials, innovative building siting and well-kept landscaping. The
restaurant is often cited as an example of how a fast food restaurant can be developed to fit in
with the site, rather than simply use a stock company design. A photograph of the restaurant is
included in the City's Architectural Guidelines as an illustration of a project which exhibits good
design principles.
On March 17, 1997, the ARC voted 7 to 0 to deny the applicant's request to paint the existing
restaurant building light gray and white with a white fascia and blue parapet cap (modified from
the original submittal). The Commission cited inconsistency with the restaurant's original design
theme and the City's Architectural Guidelines as findings for the denial. The ARC felt that the
original colors and materials were important to the success of the restaurant design at this
location adjacent to Laguna Lake Park. The applicant's representative was not present at the
meeting and there was no public testimony.
On March 21,1997 an appeal of the denial of the colors was filed on behalf of the applicant. The
applicant wishes to proceed with painting the building as requested.
3' 1
Carl's Junior Appeal (ARC.2497)
Page 2
ALTERNATIVES
1: Adopt Draft Resolution B, upholding the appeal and approving the requested color changes,
based.on findings.
2. Continue:with direction to the staff and appellant.
Attached:
Draft Resolutions
Appeal to City Council received 3=21.97
ARC approval letter dated 3=26-97
Draft 3-17-97 ARC minutes
3=.17-97 ARC report and.attachments
Enclosed:
Project plans& colored elevations
EW62447(00's Jia
. . 3 - a
Draft Resolution "A"
RESOLUTION NO. (1997 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 THE REVISED COLORS FOR THE
CARL'S JUNIOR RESTAURANT AT 290 MADONNA ROAD (ARC 24-97)
WHEREAS, the City Council conducted a public hearing on April 15, 1997, and has
considered testimony of interested parties including the appellants, the records of the
Architectural Review Commission hearing and action, and the evaluation and recommendation
of staff; and
WHEREAS, the City Council has determined that the project is categorically exempt
under Section 15301. (a) of the CEQA Guidelines.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findines. That this Council, after consideration of the proposed color
revisions (ARC 24-97) and the Architectural Review Commission's recommendations, public
testimony, the appellant's statements, staff recommendations and reports thereof, makes the
following fording:
1. The project is inconsistent with the restaurant's original design theme and the City's
Architectural Guidelines, specifically:
■ Project designs should reflect the City's unique, open character and be
suitable for their proposed locations.
■ The project's appearance should go with its surroundings in a pleasing way,
and should be designed as a whole.
■ Exterior treatment should be restrained, not harsh or garish, and should be
selected for durability, weathering characteristics and ease of maintenance
as well as for initial beauty.
3-3
Resolution No. (1997 Series)
Page 2
SECTION 2. Denial. The appeal is hereby denied, and the request for revised
building colors is denied.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 15th day of April, 1997.
Mayor Allen Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED:
�Iig(kttor#eyol
Jokfensen
Bra%erc 2447(Cad's Jr.Appeal•deay)
3-S
Draft Resolution "B"
RESOLUTION NO. (1997 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S
ACTION, THEREBY APPROVING THE REVISED COLORS FOR THE
CARL'S JUNIOR RESTAURANT AT 290 MADONNA ROAD (ARC 24-97)
WHEREAS, the City Council conducted a public hearing on April 15, 1997, and has
considered testimony of interested parties including the appellants, the records of the
Architectural Review Commission hearing and action, and the evaluation and recommendation
of staff, and
WHEREAS, the City Council has determined that the project is categorically exempt
under Section 15301. (a) of the CEQA Guidelines.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Finding. That this Council, after consideration of the proposed color
revisions (ARC 24-97) and the Architectural Review Commission's recommendations, public
testimony, the appellant's statements, staff recommendations and reports thereof, makes the
following finding:
1. The revised colors are consistent with the restaurant's original design theme approved by the
ARC and the City's Architectural Guidelines.
SECTION 2. Approval. The request for revised building colors is hereby approved.
On motion of , seconded by
and on the following roll call vote:
3-s
City Council Resolution No.. (1997 Series)
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 15th diy of. April, 1997,
Mayor Allen Settle
ATTEST:
City clerk Bonnie Gawf
APPROVED:
City Attorney J -. Jor _risen
Mni%mic U-97(CvPe Jr.i-cal.upWo) .
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j. City Of lllS 01318PO
APPEAL TO THE CITY COUNCIL
In accordance with the appeals procedures as authorized by.Title, 1, Chapter 1.20 of the
San Luis Obispo Municipal Code, the undersigned.hereby appeals from the decision of
rendered on q
which consisted of the following (i.e.. explain what you are appew!iny and the grounds
for submitting the appeal. Use additional sheets as needed.)
The undersigned discussed the decision being appealed with:
on
Narn epartment (Date)
Appellant: Zeo 3�9
Namefrcie Mailing Address (& Zip ode) r '
Q2805 4-1
Home Phone Work, Phone
Representative: t`'l�r�uw►s 2sGD
NamelTitle Mailing Address {&Zip Code)
For Mial Use Only:
Calendared for Date B Time Received:
a .City AHomey
City AdminWaadn Oftl W
Copy to the.following departrnerd(s):
Original M My Clerk's Offloe CITY Ci MK
ayr• 11. :y SAN LUIS OBISPO•CA
3-7
CURBAN
PLANNING
CONCEPTS9 INC.
P�U�R:BA::N::DESIGN • LAND PLANNING • ENVIRONMENTAL ANALYSIS
March 19,1997
City Clerk's Office
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA. 93401-3249
Re: March 17, 1997 Architectural Review Commission Appeal Request
Dear City Clerk,
We are appealing the ARC March 17, 1997 decision of denial for a color change that is
proposed for the Carl's Jr. located at 290 Madonna Road. This restaurant was
originally built in 1981 and has not been updated in the last sixteen years.
Carl's Jr. proposes to modify the colors of their building as part of a national corporate
update program known as Image 2000. This program involves updating the interior
and exterior appearance of existing buildings without changing the existing landscaping
or parking.
Carl's Jr. Corporation is conducting an upgrade of all their restaurants in California.
This program is called Image 2000 and includes both interior and exterior upgrades.
The exterior upgrades normally include adding 4' high parapet, new signage and new
exterior painting.
Based on City Staffs input, the parapet has been removed from this request However
we are still requesting approval of the new colors for this building. These colors have
been approved throughout California- and are -compatible with the surrounding
commercial area. They are proposing a color change that consists of whites, stone
grays and monet blue accents as shown in the color rendering that is provided. This
color change is consistent with the surrounding commercial projects. For instance,
McDonald's is white with an accent trim, Best Western Hotel is white and IHOP is white
with blue trim.
We look forward to presenting this request to the Council. If you have any questions
please contact us at 9345760.
Sincerely,
Peter M. Simmons
Assistant Planner
2450 PROFESSIONAL PARKWAY,SUITE 130•SANTA MARIA,CALIFORNIA 934555. 805/934-5760 FAX 805/934-3448
181111 f
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I
• city of sAn tuis oBispo
990 Palm Street, San Luis Obispo, CA 93401.3249
March 26, 1997
Carl Karcher Enterprises
P.O. Box 4349
Anaheim, CA 92803-4349
SUBJECT: 209 Madonna Road: ARC 24-97
Review of change to exterior colors, roof details and sign details for
existing restaurant.
• Dear Applicant:
The Architectural Review Commission, at its March 17, 1997 meeting, denied your
request to paint the existing restaurant building light gray and white with a blue fascia and
white parapet cap, based on findings. The findings for denial cited inconsistency with the
restaurant's original design theme and the City's Architectural Guidelines, specifically:
■ Project designs should reflect the City's unique, open character and
be suitable for their proposed locations.
■ The project's appearance should go with its surroundings in a
pleasing way, and should be designed as a whole.
■ Exterior treatment should be restrained, not harsh or garish, and
should be selected for durability, weathering characteristics and ease
of maintenance as well as for initial beauty.
The Community Development Department has received your request to appeal this
decision. The appeal has been tentatively scheduled to be reviewed by the City Council on
April 15, 1997, however this date should be verified with the City Clerk's office at (805)
781-7102.
3 -S
FI I The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
i
ARC 24-97
Page 2
If you.have aqy questions, please contact Pamela Ricci.at 7814168.
Sincerely,
Ronal senand
Development Review Manager
RWsmk
cc: Urban:Planning Concepts
Albert Etchandy TR-.
E_TAL
I fKAAR024-97-let
. 3=�0
. Draft
ARCHITECTURAL REVIEW COMMISSION
Regular Meeting -March 17, 1997
PRESENT: Commrs. James Aiken, Woody Combrink, Linda Day, Curtis Illingworth, Peggy
Mandeville, Laura Joines-Novotny and Ron Regier
ABSENT: None
OTHERS
PRESENT: Pam Ricci, Associate Planner, Whitney McUvaine and Ron Whisenand,
Development Review Manager
PROJECTS:
1. ARC 24-97: 290 Madonna Road: Review of change to exterior colors, roof details, and
sign details for existing restaurant; C-T zone; Carl Karcher Enterprises, applicant.
Pam Ricci, Associate Planner, presented the staff report, recommending denial of the revised
colors, based on inconsistency with the restaurant's original design theme approved by the ARC
and the City's Architectural Guidelines.
The applicant was not present.
Commission Comments:
Commr. Mandeville stated that she agreed with the staff's recommendation.
Commr. Aiken said that he was concerned with grey paint on masonry, but felt the blue fascia was
fine.
Commr. Joines-Novotny also agreed with staffs recommendation. She noted that she liked the
block the way it was.
Commr. Day felt that it wasn't necessary to reflect national corporate identity.
Commrs. Regier, Illingworth, and Combrink concurred with the previous comments.
ARC Minutes
March 17, 1997
Page 2
Commr. Illingworth moved to deny the applicant's request to paint the existing restaurant
building light gray and white with a blue fascia and white parapet cap. He cited inconsistency
with the restaurant's original design theme and the City's Architectural Guidelines as findings for
the denial.
Commr. Joines-Novotny seconded the motion.
AYES: Illingworth, Joines-Novotny, Combrink, Aiken, Regier, Mandeville
NOES: None
ABSENT: None
The motion passed.
1-4z
CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION STAFF REPORT rrEM a t
BY: Pam Ricci, Associate Planner �, MEETING DATE: March 17, 1997
FROM: Ron Whisenand, Development Review Manage
FILE NUMBER: ARC 24-97
PROJECT ADDRESS: 290 Madonna Road
SUBJECT: Review of revised colors for an existing restaurant located on the northwest side of
Madonna Road near Laguna Lake Park.
SUMMARY RECOMMENDATION:
Deny the revised colors, based on inconsistency with the restaurant's original design theme
approved by the ARC and the City's Architectural Guidelines.
BACKGROUND:
Situation
The existing restaurant was approved by the ARC at the end of 1980 (ARC 8043) and
construction was completed near the end of 1981. With the original submittal to the ARC, the
building was shown to have slumpstone walls and tile roofing. After plans were revised, the
ARC eventually approved the taupe.split-face block and bronze standing-seam metal roofing that
exists today. Although the applicant was initially reluctant to revise plans, the restaurant
corporation eventually looked to this restaurant as an award-winning example of a fast-food
prototype. In fact, a photograph of the restaurant is even included in the City's Architectural
Guidelines as an illustration of a project which exhibits good design principles.
Despite the design accolades that this restaurant has received, the applicant has now applied to
paint the block light gray and white. The existing fascia would be painted blue and the parapet
cap would be white. The applicant wants ARC approval of these proposed color changes. No
other changes to the building or signage are planned.
Data Summary
Address: 290 Madonna Road
Applicant: Carl Karcher Enterprises, Inc.
Representative: Urban Planning Concepts, Inc.
Zoning: C-T, Tourist Commercial
General Plan: Tourist Commercial
Environmental Status: Categorically exempt under Class 1, Section 15301. of the CEQA
3-�3
ARC 24-97
Page 2
Guidelines.
Project Action Deadline: June 6, 1997
Site Description
The 1.5-acre site is currently developed with the 5,600 square-foot restaurant building, parking
lot, landscaping and children's play equipment. The site slopes moderately from rear to street
and backs up to Laguna Lake Community Park. Retail uses are located across Madonna Road
from the site and other tourist-related uses are located on the same side of Madonna Road.
EVALUATION
The applicant wants to modify the colors of the building as part of a corporate update of Carl's
Junior restaurants. Staff understands the motivation to make the proposed changes, but is
disappointed with the planned color scheme. This particular restaurant sets itself apart from so
many stock fast-food emporiums with its understated colors and materials, innovative building
siting and well-kept landscaping. The natural colors of the existing materials tend to blend with
the adjacent hillsides giving the restaurant a tasteful and distinctive look. The existing colors and
materials seem particularly well-suited to the sites' location next to a community park.
Staff feels that the proposed colors will cheapen the appearance of the building. Also there will
likely be increased maintenance necessary to keep the very light surfaces looking clean and new. _
This will be especially relevant because of the rougher texture and the darker colors of the
existing split-face block surfaces.
The ARC Guidelines contain general criteria that the proposed revisions seem to be in conflict
with, specifically:
Project designs should reflect the City's unique, open character and be suitable for their
proposed locations.
The guidelines go on to say that stock building plans might not always be acceptable, even if
they represent a national or corporate image.
The project's appearance should go with its surroundings in a pleasing way, and should be
designed as a whole.
In the project's case, the existing colors coordinate well with the adjacent open spaces of
Laguna Lake Park
Exterior treatment should be restrained, not harsh or garish, and should be selected for
durability,weathering characteristics and ease of maintenance as well as for initial beauty.
As pointed out, staff has some maintenance concerns with painting the darker rough block
surfaces white mid light gray.
3-i�{
ARC 24-97
Page 3
ALTERNATIVES
1. Approve the revised building colors as proposed.
2. Continue review of the project. Direction should be given to the applicant regarding desired
information or needed revisions to plans.
RECOMMENDATION
Deny the proposed color revisions, based on inconsistency with the restaurant's original design
theme and the City's Architectural Guidelines.
Attached: Vicinity map
Enclosed: Large-scale site plan & elevations, colored elevations
Available at meeting: Color samples
pricciAarc\24-97(Carl's Jr.)
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